THE GEORGE HOTEL AND RESIDENCES GIBSONS BC

Transcription

THE GEORGE HOTEL
AND RESIDENCES
GIBSONS BC
Issued for Rezoning/DP
DATE
Nov. 12, 2013
SUBMITTED BY
Omicron Architecture
Engineering Inc.
CLIENT
Klaus Fuerniss Enterprises Inc.
CONTENTS
History of Site and Project 1
Response to Town of Gibsons’ May 1, 2013 Letter 2
Landscape Design 6
Sustainability Strategy 7
Economic and Community Benefits 8
Technical Studies 10
Conclusion 10
APPENDIX
A: Architectural Set—Issued for Rezoning /
DP October 18, 2013
B: Landscape Set—Issued for Rezoning /
DP October 18, 2013
HISTORY OF SITE
AND PROJECT
In July 2013, Omicron Architecture Engineering Construction Ltd. (Omicron) was
contracted by Klaus Fuerniss Enterprises Inc., to work on The George Hotel and Residences project and respond to the May 1, 2013 Letter from the Town of Gibsons in
regards to the original design produced by DA Architects & Planners (DA). The DA
design worked through many issues and was a great base for the team to pick up on
and respond to items related to the Town of Gibsons’ Official Community Plan (OCP)
and, more specifically, the Harbour Area Plan. A response to the letter was submitted on October 18, 2013 and a public open house was held the morning of November 2, 2013. With an approximate turnout of 300 members of the community to view
the project and have an opportunity to provide comments, this further solidifies the
importance of the George development in the community. The development of the site
is consistent with goals of the OCP and land use designation of “Residential / Tourist
Accommodation”. This next stage of development in the community is showing a
transition to providing for a new tourism and residential community with very positive
economic spin-offs.
The existing Hyak Marine Services site, refuelling dock and Winn Road access have
long been a part of the working harbour. The Owner, Klaus Fuerniss Enterprises Inc.,
with the help of the original consultant, looked at the redevelopment of the Hyak site,
Winn Road and the parcel of land on the south side of Winn Road with the intent of
achieving a higher and better use for the site in light of the changing fabric of the
harbour area from primarily working harbour to mixed-use / tourism uses.
The response to the original letter brought about change in the size of the site with the
purchase of an additional property on the south side, resulting in a less dense site with
a greater area dedicated to public access across the site to the waterfront.
THE GEORGE HOTEL AND RESIDENCES
The George Hotel and Residences / Project #10-10-075 / Nov. 12, 2013
P1
RESPONSE TO TOWN OF
GIBSONS’ MAY 1, 2013
LETTER
File No: 3320-20-Gowerpoint 377-385
Overview of Response to Comments for the
Rezoning / DP Application
Part of any successful development considers not only its outward face to the community but its ability to integrate successfully with those intangible qualities such as
interconnectedness to the town and surrounding nature, permeability of space and
the blurring of the lines between public and private space and economic vitality. These
qualities contribute our most liveable communities and it is the intent of the submission to incorporate these principles into the planning and delivery of this important
waterfront project.
The goals of the Town of Gibsons’ Harbour Area Plan are as follows:
ffPreserve
ffMake
the waterfront fully accessible, physically and visually, retaining the sense of
proximity to nature.
ffEnsure
environmentally responsible and sustainable planning and development.
ffSupport
and enhance social and cultural activity in the harbour area.
ffEnsure
the economic viability of the Harbour Area, recognizing the unique role that the
Harbour plays in the local economy and the economic history of the area.
Fit with Official Community Plan
This submission represents a response to points brought up in the Town of Gibsons’
letter dated May 1st 2013. The response and form of development is a departure from
the original submission with several key factors related to answering to goals outlined
in the Harbour Area Plan (HA).
P2
the scale and character of the Harbour Area.
Response to OCP Goal—“Preserve the scale and character of the Harbour
Area” and “Make the waterfront fully accessible, physically and visually,
retaining the sense of proximity to nature”
Rezoning Design Permit / Project #10-10-075 / Nov. 12, 2013
Form and Character
The Town of Gibsons has several key areas ranging from Upper Gibsons service centre
and the Harbour Area Village. The Harbour Area village is a special place with a variety of uses and cultural significance ranging from being an important working and
recreational harbour / service centre to a full-time local community of shops, homes
and services. The proposed development responds to “Scale and Character” through
the one major design move of creating two buildings with significant open space and
access to the waterfront rather than the previous single large complex. The residential building placed along the southern edge of Winegarden Park is smaller in scale and
height than the hotel building. The form of the building is broken down into discrete
elements from ground-oriented residential units facing the park and ‘internal street’, to
the upper floors characteristic of large ocean view balconies and podium-level gardens.
The front of the residential building facing the water is terraced from the seawalk up
to the top floor, providing smaller scale building elements with different scale windows
and varied exterior materials to create a village seaside feel. Large landscaped roof
decks and balconies overlook the park and seawalk creating year-round animation by
new residents in the area.
The hotel is situated on the south side of the site flanking the internal plaza and
follows a similar principle of terracing from the seawalk up to the terraced upper levels
of the hotel. Large, engaging roof decks and gardens step back from the harbour with
active uses supporting the restaurant lounge, bistro and the spa’s ‘Healing Pools’,
overlooking the waterfront walk below. Large decks and animated spaces add to
the character of the area and make for vibrant ‘people places’ along Gibsons
well‑established waterfront.
walk is a transition area between the quieter end of town to the George gateway to the
Village Seawalk. The seawalk at this end fronts the ocean directly with a natural edge
of reeds and rocks creating habitat transition at the pier area. Strategically-located
bike racks provide opportunity for the public to arrive by bike to enjoy the amenities,
and a 4-storey glass pedestrian elevator at the hotel allows for direct access from the
seawalk and the underground parkade to the upper levels—featuring lounge dining,
the spa, and yoga facilities.
The scale and quality of the materials for both hotel and residential emphasize a
detailed pedestrian realm characteristic of wood, glass and steel canopies, heavy
timber accents, detailed front entry walks and generous planting and street furniture.
The upper floors are a mix of punched and floor to ceiling glass windows with large
outdoor spaces finished with wood accents. Both the hotel and residential building
maintain a simple roof line punctuated by angled roof accents highlighting doubleheight units -this creates a varied, village-like roofscape without the unnecessary
height of a monolithic pitched roof. The materials range from board and batten siding,
horizontal and vertical siding, shingle siding and corrugated metal further emphasizing
varied building patterns through mixing of materials.
The landscape design is in keeping with creating richly detailed people places ranging
from private ground-oriented residential entrances featuring reeds, small shrubs, and
a water feature—to the more formal edge of the hotel street-front interface. A blurring of public and private space at the hotel conference space at grade through the
use of similar floor and open space materials in the form of ‘water-worn’ bands extends
into the lobby and pre-function areas of the hotel creating a seamless ground plane
treatment. Unique bench areas located along the northern edge of the walk create
quiet pockets across from the timber colonnade of the hotel pre-function area. The
landscape design at the seawalk is smaller scale in nature with a combination of more
formal landscape treatments to the north with planters and pots to the more naturalistic interface of planted rocks / rip rap on the south. Varied paving patterns and materials demarking café space and a clear waterfront walk define this public edge and are
selected to encourage comfortable public cycling and walking.
The scale and character of the development, both from the seawalk and from Gower
Point Road, has the dual purpose of responding to the upland character of the village
and the seawall interface. The quality of the pedestrian experience through the site is
carefully considered to encourage active public use and also serves as the aesthetic
connection between the two ‘street fronts’. Together, the buildings frame the waterfront view from Gower Point Road with landscape design that draws people into the
site—creating a meaningful and park-like promenade down to the water, accessible
by both the public and hotel guests. The Gower Point Road elevation has two narrow
building faces: the 5-storey residential expression set back from the street and the
6-storey hotel elevation with a clearly articulated 2-storey expression directly facing
Gower Point Road. This stepping down to the street front is more ‘urban’ in character than the waterfront terraced facade. A featured 2-storey circular entry lobby at the
hotel provides a unique architectural accent which is set back from the street but can
be seen from both Gower Point Road and Winn Road.
The seawalk experience emphasizes a creation of vibrant outdoor areas with
programmed spaces such as a Seawalk Café, chapel / meeting room, retail and marina
uses. The continuation of the waterfront path is clearly marked through a change
in paving material and a slight grade change, marking it as important public amenity space. The east side of the waterfront walk is the beginning of the pier structure
and Waterfront Restaurant area. The character of this space references the quality
of adjacent amenities of Gibsons Harbour through the provision of benches, warm
wood materials and multi-purpose open space that lends itself to concerts and other
summer activities. The Waterfront Restaurant will stand alone as a smaller expression of the larger project with warm wood canopy details and generous decks taking
in the views of the mountains and waterfront. The southwest side of the waterfront
Loss of Public Parking
It was noted that the loss of parking on Winn Road in the previous submission conflicts
with the HA plan policy 5.8. In the new proposal, the public can access the stalls dedicated to the hotel, dining and retail uses underground as pay parking to mitigate the
loss of on-street parking along Winn Road and Gower Point Road.
Natural Environment
It was noted that a number of project elements in the last submission did not fit with
the natural environment policies. The intent of the new proposal is to enhance the
natural environment and not detract from it with such measures as mitigation of environmental contamination on the Hyak site, addition of habitat on the southeast side of
the waterfront walk and promotion of clean economies focused around tourist related
economic generators. Our response to the letter includes the following:
1. Dredging of the foreshore to accommodate new marina requirements
Response: Further work to be done by Balance Environmental in regards to
regulatory requirements needed to achieve a useable Marina in the context of the
OCP. As with the original marina development in 1986, dredging is a requirement
for the continued use of the Harbour and mitigation work is part of the overall
development.
2. Alteration of marine habitat along the foreshore
Density
It was noted in the May 1st letter that an FSR of 3.1 (without parking) was too dense
for the site. The previous submission had +/- 175,000 sq.ft. Gross Floor Area (3.0) on a
smaller +/- 57,000 sq.ft. site. This summer the Owner purchased the adjacent property
(407 and 409 Gower Point Road) at considerable cost, bringing the site area up to
+/- 73,000 sq.ft. and a reduction of the FSR to 2.57 overall. The property was purchased
to allow for additional ‘breathing room’ between the two buildings in an effort to create
meaningful shared public / private space with generous access to the waterfront. FSR
can be a difficult term for the community at large to grasp; we are therefore choosing to
frame this submission around the Official Community Plan by speaking about setbacks,
storeys, heights, building volume and uses. These qualitative aspects contribute positively to the FSR number and should be discussed in the context of the FSR number.
We think our new proposal addresses the concern with density on the site by virtue of
the form of development, generous waterfront walk and larger site.
Closure of Winn Road
It was noted that the closure of Winn Road conflicts with 5.19 Pedestrian Circulation
Plan of the Harbour Area Plan. We responded to this by splitting the form of development into two buildings and providing an enhanced experience and access through the
site to the waterfront. The continuous waterfront access and completion of this public
amenity on the waterfront upholds the tenets of the Official Community Plan.
Response: The revised plan reduces the amount of shaded hardscape pier over the
high water line. The addition of habitat, the raising of the seawall walk to 1m above
king tide and the reinforcing of the waterfront walk through the addition of the
benched rip rap and planted habitat to mitigate the effects of ocean rise and storm
surge represents a difference between this proposal and the last proposal.
3. The small run-off swale on the Hyak site
Response: Further work and verification by our Civil Consultant, Landscape and
Environmental consultant is required. The current proposal redirects existing
storm run-off through the park and provides a bioswale that functions as both a
stormwater run-off and a visual amenity in the park.
4. The purchase of Crown fill areas in the area located between the waterfront PL and the
new pier
Response: The intent is not to purchase the Crown fill land but to improve it and
leave it in the ownership / jurisdiction of the Town and / or Crown. The hotel Owner
will maintain the waterfront walk and pier areas that fall both inside and outside of
private property but limited to the north and south property lines where it ties into
the existing seawalk path.
P3
Implications on Public Space
5. Definition of the 15m linear park
Response: A 15m linear park has been provided, leaving at least 15m of seawalk, open
deck, planters and benches between the land-based buildings and the Waterfront
Restaurant. Discussions between DFO and our Environmental Consultant will be
required.
View Protection
It was noted that HA plan objective 2.4, “to create and protect public and private
views through to the water”, was not satisfied by the previous submission. We propose
that the provision of a visual and physical access from Gower Point Road through the
project site to the waterfront protects the private and public views to the water. The
project in addition to being a public plaza with access to a continuous waterfront walk,
also frames the view at the foot of Winn Road with buildings and active uses such as
residential front doors, gardens, benches and roll up overhead doors to the hotel flanking the walk.
1. Use of Town’s Recreation Water Lease
Waterfront Walkway
The previous proposal was unclear regarding the tenure and width of the waterfront
walkway as per policies 5.1 and 5.8 of the HA plan. The intent is for the owner of the
hotel to improve and maintain the pier, public walk and waterfront interface with ownership retained by the Town or other Authority Having Jurisdiction (AHJ). A 15m linear
park has been noted on the drawings, no buildings protrude into this area. Further work
with environmental in regards to this park, the interface with the working harbour and
the feasibility of providing a 15m setback will be required.
P4
The May 1 letter referenced numerous impacts on public space and on the public
realm with particular focus on the ambiguity of what constitutes public and private
space. One of the goals of this project, as it pertains to the urban realm is to identify connections and provide real utility of space between private users / owners and
the general public. This gradation of space results in friendlier `fenceless` developments that embrace community. A clearly-defined hierarchy of space ranging between
the newly-formed internal promenade providing public right of passage down to the
harbour is perhaps the most significant impact to defining this transition between
public access (the street and the seawalk) and private space (the hotel and residences). The area of Winn Road is currently +/- 10,000 SF. The area of the newly
formed public plaza is +/- 20,000sf representing a significant increase in useable
outdoor space. The expansion of the marina and use of Gibsons’ waterlot is in keeping
with the OCP has a sizable effect on the economic viability of the development. The
economic and cultural benefits and spinoffs will enhance other OCP principles.
st
Response: The waterlot in front of Winegarden Park is required in order to support
the hotel Conference Centre.
2. Use of a portion of Gibsons Marina
Response: Expansion with the Gibsons Marina area is needed to accommodate the
fuel dock and to keep operations viable.
3. Use of unsurveyed foreshore
Response: The intent is to provide for maintenance of lands and pier area that fall
outside of public property with ownership maintained by the town and or other AHJ.
4. Winn Road waterfront access
Response: A ‘right of passage’ will be established on the internal plaza through the
center of the development to allow for waterfront access in perpetuity. Further work
between the town, surveyor and legal is required.
5. Winn Road view corridor
Response: A view corridor is now maintained through splitting of the project into two
buildings and maintaining views through to the water.
6. Pedestrian “Street Edge” on Gower Point Road
Response: The retail unit on the corner has been moved down to the waterfront
walk. The loading bay entrance has been relocated to the south side of the site,
under the Main Level, and a generous pedestrian-friendly open space that blurs
the line between public and private has been established along Gower Point Road
to maintain a more urban / village street edge. In addition, the scaling down of the
Gower Point Road hotel façade to smaller 2-storey elements provides for a scale
that is in keeping with the village. A circular entry lobby for the hotel is set back
from the street edge, accessed from the interior pedestrian court.
7. Loss of public parking
Response: The loss of 17 parking spaces will be mitigated by the access to hotel and
dining spaces below grade as pay parking if they are not in use.
8. Winegarden Park
Response: At grade there is a 0’ setback to the park with a 7’-0” setback for the
residential above and a further 4’ setback at level 5. The park will be regraded and
terraced up against the building, providing a natural amphitheatre down towards
the new bandshell to be provided by the developer ( $100,000 will be put towards
the new bandshell and park improvements). Trellises over the parking ramp, and
planters stepping down between the residential building and the park at the
waterside front, create a soft vegetated transition.
9. Winegarden Park stormwater management
Response: The park will be regraded and terraced up against the building providing
a natural amphitheatre down towards the new bandshell to be provided by the
developer. A storm bioswale with in-ground infiltration that redirects storm run-off
from the Hyak site through the park will be provided. It provides natural in-ground
percolation as well as a visual amenity in the form of a landscaped bioswale. Further
work from Civil and Landscape will be required.
10.Public Right of Assembly
Response: A covenant will be placed on the title, and a clause will be provided in the
disclosure agreement to future owners, to allow for right of assembly, music and
other potential noise-generating activities. The proponent will retain the right to
close the plaza between the hours of 10 pm and 6 am to provide a quiet period for
residents and guests.
11.Shading of public lands
Response: Some shading of public lands will occur. The intent is to move the
bandshell and angled landscape seating to accommodate summer concerts. Use of
the park is primarily in the summer months.
12.Seating area on public lands
Response: Seating areas associated with private hotel and residential use will be
supplied within the public lands. A land use agreement or between the Town and
the developer to use public land for café or recreation use shall be established
as part of the agreement, similar to agreements for demountable canopies and
sidewalk cafés in other jurisdictions.
Additional information supplied
well as a visual amenity in the form of a landscaped bioswale. Further work from Civil
and Landscape will be required.
1. Site survey
Response: A site survey is provided with the submission. Building setbacks, existing
natural grade, site coverage, spot elevations, natural boundaries and waterlots will
be labelled on all relevant plans.
2. Natural grade line and elevations at building corners
Response: Natural grade lines and elevations at building corners are provided.
3. Clarification on the number of units
Response: Number of units has been provided 40 residential units {includes 4
Affordable Units}, 118 hotel units)
4. Clarification of the number of parking spaces
Response: Number of parking spaces has been provided (228 stalls)
11.View analysis looking at key public use areas (Gower Point Road and Winegarden Park)
and need to provide shadow analysis.
These have been provided October 7, 2013 to append to October 18th, 2013
submission.
12.Provision of 15m `green setback´
Response: A 15m linear park at the waterfront has been upheld, with a minimum of
15m between the land-based buildings and the Waterfront Restaurant—includes a
new seawalk for pedestrians and cycling raised above the high-water mark, planters,
benches, open multi-use deck space, bicycle racks and sloped, benched vegetated
rip-rap for marine life.
13.Sea-level rise in accordance with Ministry Guidelines and OCP Policy
Response: Top of Slab elevations are noted at 12.95’ above geodetic king high tide
(5.1 m high tide from tables – 2.15m geodetic high tide = 2.95m or 9.67’) Ministry
Guidelines indicate for structures with a lifespan of 100 years + should be 1m above
king high tide. While the lifespan of the residential building and hotel has not been
determined, we are planning to be 1m over king tide. Sea level rise and storm surge
are important considerations even for a building less than 100 years life span.
5. Building Elevations not showing true size
Response: N/A see revised submittal
6. Project Data corrections
Response: N/A see revised submittal
7. Provision of affordable housing
Response: Four affordable units have been provided and will be established for
employee housing as modeled by Whistler Employee Housing Program.
8. Effects on Winegarden Park by Geotechnical Engineers
Response: The intent is to have no impact on the usability of Winegarden Park
either during or after construction. We will however, need to remove the existing
alders along the south PL of Winegarden Park. There will be $100,000 towards
improvements to the park including bandshell. This should improve the usability of
the park amenity.
9. Need to clearly indicate areas proposed to be developed that are not owned by the
applicant
Response: The survey provided clearly indicates lands which are owned or under
water lease by the owner.
10.Clarification on the non-fish bearing watercourse located on the Hyak property
Response: The park will be regraded and terraced up against the building providing
a natural amphitheatre towards the new bandshell provided by the developer. A
storm bioswale with in-ground infiltration that redirects storm run-off from the Hyak
site through the park will be provided. It provides natural in-ground percolation as
14.Transient moorage
Response: The area in front of Winegarden Park will be used for transient moorage
for a maximum of 7 days per period.
15.Marine retail
Response: A CRU has been provided on the seawall walk and could be used
for marina retail and showers. The marina fuel dock will maintain some retail
convenience for boaters.
16.Loss of public parking on Winn Road and Gower Point Road
Response: Pay parking will be offered below-grade in the hotel parking area to the
public if available.
17.Economic Impacts
Response: See section “Economic & Community Benefits”
18.Archaeological values
Response: The site has been occupied by Hyak Marine and single-family homes
and is not a greenfield site. If, during excavation, material of archaeological value is
found, an archaeologist will be called upon.
P5
LANDSCAPE DESIGN
The George is to have a high quality of site development. Site planning serves to
integrate the hotel into this sloped site and provide for a quality hotel aesthetic that
is sympathetic to its context in Gibsons Landing. The George is defined by its main
street, waterfront location, adjacent to Winegarden Park and close to Gibsons Marina.
Plans for the George emphasize waterside access along its eastern face. The hotel
will be an extension of the dynamic waterfront of Lower Gibsons. The plan foresees
an uninterrupted extension of the seawalk, currently broken by the redundant industrial former boat repair shop. A four-metre wide path will connect pedestrian and bike
routes, providing a continuous path from the Marina to the south and north through
the entire waterfront of the town center. Many of the hotel amenities, such as café,
restaurant and perhaps meeting rooms or small hotel-related retail use at the seawalk
level will provide greater opportunity and reason for the public to use and enjoy the
Gibson’s waterfront. The hotel will also provide marina space, adding sixty or so new
slips for residents and boating visitors.
Site development recognizes The George as part of the Gibsons Landing town center
experience. The plan provides for integration of landscape of similar species and character to the street-side landscape on Gower Point Road to an animated arrival plaza
and public walkway. Landscape emphasizes the waterside location with decorative
pebbled paving, beach features of rock and plantings, integrated seating, large pots
and seasonal flower displays for year-round interest.
The central public walk connects Gower Point Road with the hotel and residential
P6
building lobbies and to the conference room forecourt, with potential display space
to a lookout and stairs and elevator to the waterfront walk below. This central public
walkway provides a continuation of the Winn Road right of way. The central open space
respects a central view corridor through to the water and Keats Island beyond the residential and hotel buildings.
The George provides dynamic public spaces along the two public faces, water and
street. The landscape on the side yards will provide access and also buffer the view
of the building from adjacent sites. The transition of building and landscape provide
other opportunities for quality spaces in the plan. Each level will provide for functional
outdoor spaces in relationship to hotel services and private outdoor spaces.
The George will provide a West Coast Waterfront palette of plants to the planting beds.
Such plantings include broad-leaved evergreen shrubs, flowering perennials, ornamental grasses, and rock and boulder groupings. Plantings will include native species
to emphasize the Sunshine Coast location, colour and texture will be provided to the
entrance through the furnishing of strategically placed large pots with shrubs and
seasonal flower displays.
The entry experience off Gower Point Road emphasizes pedestrian scale and character inspired by its adjacency to this small town center. Light standards will match
those on the high street. Walks and drive extend into the site off the street to allow
for a courtyard entry experience. Decorative paving expresses the waterside location
with `waves’ in the decorative paving pattern. Street trees are provided in sustaina-
ble large planting areas. Large planting beds provide layered landscape at the street
edge. A mix of ornamental plantings will provide year-round colour and texture. The
rich and diverse landscape will be maintained by the hotel, rivaling the individual beds
elsewhere along Gower Point Road. The streetscape detailing signals hotel access
to an entry courtyard. The George’s entry court provides weather protection along a
canopied edge and the access is organized to a central walk. The courtyard affords a
view through glazing to the hotel reception and provides seating integrated within an
attractive landscaping that includes water features. Water features are designed to
collect site-generated stormwater. The water feature will add to the character of the
space, providing a pleasant and serene `white noise’ for the public walkway experience. Access to the water can be achieved by walking through the central court, using
stairs or elevator or directly from the lower parking levels.
Buffering of the side-yard views of the hotel is provided with continuous landscape
beds. A mix of deciduous and coniferous trees is provided around the site’s land side
edges. Green roof edges are provided on roof levels adjacent to hotel common spaces
and private outdoor patios. Landscape at Winegarden Park will be re-established along
the north side. The George shows the bandshell at the Park schematically relocated.
The focus of site development is to provide for a landscape that enriches the experience of the town and the hotel. The landscape provides a sympathetic and easily-understood arrival sequence. This development will add to the public amenity and
commercial activity on this Gibsons Landing harbour location.
SUSTAINABILITY STRATEGY
Response to: “Ensure environmentally responsible and
sustainable planning and development.”
Sustainability
Sustainability is an overarching goal of The George project; strategies have been developed which are specific to the Harbour Area (HA). As per the HA plan policy, stormwater management and erosion will be mitigated. The hotel as well as the seawalk will
be built on piers and a habitat compensation project will be established in consultation
with the Department of Fisheries and Oceans (DFO) and the Town of Gibsons, including benched vegetated rip rap along the seawalk to promote marine life. In addition,
we have accounted for sea-rise by creating our base slab elevation to 1m above king
tide. We will work with the Town of Gibsons and consult and ongoing study referencing sea-rise and storm surge where practical. The project takes heed of the HA plan’s
green design strategy for a set of guidelines to ensure the project’s sustainability. The
architecture and public realm will combine ecological performance with active, accessible, responsible, beautiful, people-oriented design. The project incorporates extensive
natural and man-made green features, such as operable windows, landscaped planters
and water features, roof gardens and patios, and daylighting skylights, in creative ways
to maintain connections with nature and mitigate greenhouse gases.
The social planning and development strategy includes the following:
ffOpportunities
of art, culture and creativity will be incorporated in the hotel (i.e. art feature
in glass or other site specific work).
Construction waste for the project will be responsibly managed to divert materials from
landfills and into recycling facilities or reuse opportunities.
ffCrime
Careful consideration of site-specific features—such as the interface between the
seawalk and the water line, the site’s stormwater management and the underground
natural aquifer—have all been given careful attention and further coordination with
authorities will be upheld.
ffOpportunities
Alternate transportation is encouraged on the site through provision of cycling and
pedestrian infrastructure, a reduced number of vehicle spaces due to an overlap of
uses and a bicycle-sharing program at the hotel. It is anticipated that many users will
arrive by foot, bicycle, public or chartered bus, shuttle service or boat. The majority of
Hotel users will arrive via water transportation.
Prevention through Environmental Design principles will be applied throughout
the project to promote safety and comfort of guests, residents and the public. By virtue
of the increased number of ‘eyes on the street’, site lighting and residents living full time
on the site, the park, waterfront walk and surrounding community will be a safe place to
be during non- daylight hours.
for social engagement are created through public spaces such as the
waterfront seawalk, interior pedestrian plaza and the boardwalk pier and linear park.
ffLocal
neighbourhood values, context, character and identity will be applied to the
project.
Materials for the project were carefully selected with sustainability in mind. Regionally
extracted and manufactured materials such as concrete and timber elements support
local economies and reduce the environmental impact of transportation. The total
life-cycle of products takes into account the materials’ regionality, embodied energy,
durability and replacement impacts, and disposal, recycling, or re-use potential.
P7
ECONOMIC AND
COMMUNITY BENEFITS
Response to “Ensure the economic viability of the Harbour Area,
recognizing the unique role the Harbour plays in the local economy
and the economic history of the area” and “Support and enhance
social and cultural activity in the harbour area”
Economic Benefits
The proposed development fits many objectives outlined in the Town of Gibsons
Smartplan in regards to bringing a mix of tourists, commercial, higher-density residential and marine facilities for boaters. The newly-proposed George Hotel and Residences
fits with the intent of the OCP to bring multi-family units and services to town centers,
thereby creating active pedestrian-oriented neighbourhoods with walkable access to
services. Approximately 46% of the market-value residence units have three bedrooms
and 51% have two bedrooms; these units accommodate families of various sizes. In
addition, four units of the total 40 will be designated as affordable with the intent of
earmarking them for employee housing based on a similar successful program in the
Resort Municipality of Whistler. The intent with the George Hotel and Residences is to
create opportunity for local economic growth through construction and employment,
provide a much-needed range of housing types in existing centers, and contribute to
the natural and cultural life of the village through built form, the waterfront walkway
and the provision of services.
In 2008, G.P. Rollo & Associates Land Economists prepared a Project Overview entitled
“Tug Boat Landing, 2008 Project Overview”. This report provided the basis of analysis
for The George Hotel & Residences.
Those that have been identified by the design team, the hotel proponent, consultants
and the business community include the following:
ffDiversifies
and stabilizes Gibsons’ economy through increased taxes, retail / wholesale
sales, increased visitors to the area and increased spending in the local community
ffProvides
housing in the core of Lower Gibsons generating property taxes and resident
spending in the area
ffProvides
retail and cultural opportunities generating increased sales revenues, taxes and
exposure in a central location
ffIncreases
employment on the Sunshine Coast by direct hires for the hotel, convention
centre, spa / wellness centre, marina, food / beverage and indirect employment through
our many suppliers required to meet the operational needs
ffMajor
P8
tourism, convention business, local resident support and supplier usage
Convention Centre Economic and Community Benefits
ffFocal
ffMeetings
ffOpens
ffConvention
point in the community, a new community hub socially, culturally for local artisans
and meeting place for the spa, health and wellness sector
up and improves the waterfront with continuing the Seawalk, adding value to
other businesses in the area
ffSupports
major upgrade of waterfront amenities including new marina and docks
ffMarine
tourism will increase as boaters stop over at the hotel and marine facilities
ffMarine
tourism will support nearby marine industries
ffDevelopment
cost charges will go towards Town infrastructure works and improvements
In addition to the above-noted items, the financial benefits have been estimated as
follows:
ffAnnual
Property Tax (at build out) approximately $1 million over 50 years over $87
million
ffNumber
of employees approximately 157
ffAnnualized
salaried wages over $6.2 million, averaging annual income of $39,298
projection (without gratuities)
ffConstruction
ffAnnual
employment benefits 245 man years over $23,800,000
conference and tourism $7.9 million related spending in Gibsons
ffAll
of the above will result in benefits to the residents of the Sunshine Coast and can be
considered to be beneficial not only in the short term, but more importantly to the longterm wellbeing of the community.
The Hotel / Conference Centre, Spa / Wellness Centre and food and beverage facilities will have a significant impact on employment in the local area as well as provide for
the right conditions for growth in the Health and Wellness arena through promotion of
events both within the conference centre. The scale and size of the conference facility
including prefunction areas for buffets and luncheons (approximately 14,000 sq.ft.) is
an offering that does not exist in the Gibsons area. The facility will attract convention
partners and events that, in the past, could not have chosen Gibsons as a destination.
This will benefit existing accommodation facilities through an increase in the business
community awareness and spill-over business.
contributor to stimulate the economy through new development, increased
and convention business has a significant economic impact in revenues but
also other benefits to the community through increases in employment, sales and taxes
events attract visitors that would not otherwise travel to our town
ffNon-resident
delegates typically spend more than four times what tourists do daily and
many extend their stay with pre-and-post-conference travel
ffRecent
surveys reveal that more than 40% of non-resident delegates intend to return
within a year
ffEvents
require a wide range of services and supplies, providing business for local
companies
ffVisiting
delegates boost spending in transportation, accommodation, retail, restaurants,
entertainment and attractions. This in turn helps fuel tax revenues used for local schools,
roads and hospitals
The size of the conference and spa facilities is larger in capacity than the 118 room
hotel could accommodate thereby providing off-shoot potential visitor occupancy to
the Town of Gibsons’ B & Bs, Motels and other housing options. In addition, the plaza,
waterfront walk and pier area will provide varied spaces to hold festivals, displays, art
fairs and other summer festivals that bolster the reputation of the Town of Gibsons and
the Sunshine Coast for arts, culture and agri-tourism.
Other range of services included in the list below, promote overflow business, employment and a healthy lifestyle that is a hallmark of Sunshine Coast living.
Suppliers to Hotel / Convention Centre
Listed is an example of the type of contracted services that would be required from
businesses throughout the community. These companies / individuals will benefit from
a large organization building on the Coast:
ffAudio-visual
ffSecurity
ffComputer
ffMaintenance
ffCustoms
rental and repair
and immigration
ffLandscaping
ffTransportation
ffFood
ffElectrical
ffLaundry
/ Mechanical Engineers
and beverage products
services
ffGeneral
Contractors
ffLocal
tourism companies
ffNursing
services
ffConstruction
building suppliers
ffInsurance
ffBicycle
ffKayak
company
repair and rental
and canoe rental
ffDinner
cruises
ffAgri-tours
and other bus tours and
excursions
Community Support
ffDonations
people. The accommodation and food services industry accounts for half of all tourism
employment in BC with salaries at $4.4 billion and average compensation of $35,000
not including benefits or gratuities.
ffScholarships
/ Bursaries
PROJECTIONS FOR GIBSONS
shuttle service
ffWinegarden
Park and Bandshell upgrade through $100,000 contribution
The project meets economic development goals by creating jobs that contribute to
clean industries such as eco and cultural tourism. From inception of the design, the
project has always considered its important place in the economic and cultural landscape of Gibsons. The legacy of this building project as a tourist and cultural landmark
will spur off-shoot economic and cultural enterprises such as potential for hospitality
training and venues for arts and culture festivals that benefit the town as a whole. In
addition, the Owner will make a $100,000 contribution towards the replacement of the
Bandshell and improvements to Winegarden Park. This contribution will benefit the
town from a community culture point of view in that the current set up for Bandshell
location is less than optimal for festivals and events.
ffConstruction
ffUnable
BC Conventioneers / Visitors—Average Spend
ffFerry
delegates in first two years of opening
ffStandalone
funding for community events and organizations
and wellness Initiatives
ff35,000
In 2010, there were 15.7 million overnight visitors in BC, who spent $7.9 billion with
Vancouver, Coast and Mountain region generating the highest return from visitors.
ffSponsorship
ffHealth
VANCOUVER ISLAND CONFERENCE CENTRE (NANAIMO)
ffParticipants
ffPer
ffPer
ffPer
attendee spending – $ 58.00
& tourism related spending $ 4.5million
USA Conventioneers / Visitors—Average Spend including
accommodation
to convention / trade shows $108,014
attendee spending $50 maximum per day
ffOverall
spending $12.5 million, special events $7.5 million, convention $2.3 million and
consumer shows $1.8 million
Key 2011 Highlights from BC Tourism:
Visitors to the Okanagan Valley spend an average of $167 per day with winery visitors
spending significantly more ($188 per day) than the average (Source: Tourism BC).
The tourism industry generates provincial taxes, revenue, gross domestic product
(GDP), export revenue and added value to the economy.
VICTORIA CONVENTION CENTRE—2012
There are 18,000 tourism-related businesses in operation in BC employing 126,700
ffOverall
spending $8.8 million
of delegates 7301
ffConvention
diem projected spending for non-local attendees $275/night for overnight stays
ffLocal
to project overall spending and economic stimulus to City of Nanaimo
diem spending for delegates $ 305.00/night for overnight stays
ffLocal
and tourism related spending $7.9 million per year
PENTICTON—2012 STATISTICS
ffParticipants
diem projected spending for non-local attendees $190/night for overnight stays
ffNumber
attendee spending – not considered
ffConvention
building – no hotel
PRINCE GEORGE CIVIC CENTRE
and tourists 32,000
diem spending for delegates $250/night for overnight stays
ffLocal
ffPer
budget $72.5 million
The average spend in USA is significantly higher than in Canada:
San Francisco
$462.28
Chicago$392.32
Los Angeles
$374.59
New Orleans
$319.12
Denver$305.25
Dallas$305.20
Las Vegas
$1,273.00
St. Louis
$278.94
Milwaukee$275.50
P9
TECHNICAL STUDIES
CONCLUSION
No new technical studies were conducted for the response to the May 1st, 2013 letter.
The new building arrangement proposal was developed by using the following studies:
The revised proposed development provides a land use that is consistent with OCP
policies and goals and encourage tourist accommodation, higher density housing
close to existing shops and services, an improvement of marina facilities and improved
connections to the community and waterfront beyond. The design team has addressed
all the comments outlined in the Town of Gibsons May 1, 2013 Letter and in particular
addresses the scale and character concerns generated by a previous version primarily
through the bisecting of residential and hotel use, creating a meaningful open space
through the project and stepping back the building on the waterfront.
ffHorizon
Engineering Inc. Geotechnical Investigation Report—November 26th, 2012*
ffCreative
Transportation Solutions Traffic and Parking Study—December 2012
ffBalance
Environmental—Environmental Assessment—December 31, 2012
ffLB
Petroleum and Environmental Consulting – September 2012
ffAplin
& Martin – Engineering Servicing Feasibility Study May 2013
*the new parcel to the south of the original site was secured in August 2013. To date,
no new test pits were drilled on the new site. Prior to moving onto more detailed design
and design of foundations, we will require a geotechnical report for this new parcel of
land.
ffAplin
ffCreative
ffLarry
ffLB
Petrol-Petroleum and Environmental Consulting
ffG.P.
Rollo & Associates Land Economists
ffOmicron
ffThe
ffArt
Phillips—Developer’s Representative
ffPMG
Landscape Architects
International Real Estate
ffBalanced
Environmental
Transportation Systems
Penonzek BC Land Surveyor
ffCayuga
Architecture Engineering Construction Ltd.
Engineering
& Martin
The following world class team of consultants have participated in creating the conditions for success for the George Hotel and Residences:
ffColliers
P 10
ffHorizon
Hospitality (Stephen Darling Hospitality)
ffSchletterer
International Group Spa Consultants
New You Spa
ffHVS
Global Hospitality Services
Considerations as wide ranging as community planning, economic development, real
estate risk analysis, construction phasing and public realm design have been taken on
to create a proposal that will have a long lasting and positive impact on the physical
and economic climate of the Town of Gibsons.
APPENDIX
A: Architectural Set—Issued for Rezoning /
DP October 18, 2013
The George Hotel and Residences / Project #10-10-075 / Appendix
APPENDIX
B: Landscape Set—Issued for Rezoning /
DP October 18, 2013
The George Hotel and Residences / Project #10-10-075 / Appendix

THE GEORGE HOTEL AND RESIDENCES GIBSONS BC

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