Presentation to Town of Gibson’s COW - June 16, 2015 The George Hotel & Residences Gibsons BC
Summary of Building Height Changes -Key Dates Purpose: The purpose of today’s presentation is to review the changes to building height design in response to Geotechnical Investigations and other issues. Key Dates: Issued for Rezoning – September 2013 Response to ADP - December 2013 & February 2014 Response to Geotechnical Investigation #1 – September 2014 Response to Geotechnical Investigation #2 – May 2015 The George Hotel & Residences Gibsons BC
Original Submission- Issued for Rezoning September, 2013 Height: September 2013 Requested Building Height Residential: 100’-2-1/2” (96’-2 ½”) • Hotel: 124’-4” (120’-4”) • 5 storey residential facing GP Road • 6 storey Hotel facing GP Road • Original Rendering The George Hotel & Residences Gibsons BC
Response to ADP- Issued for December 2013 & February 2014 Height: September 2013 Requested Building Height • Residential: 100’-2-1/2” (96’-2 ½”) Hotel: 124’-4” (120’-4”) December 2013 & February 2014 Revised requested building massing in • response to ADP Residential: 100’-2-1/2” (96’-2 ½”) Hotel: 124’-4” (120’-4”) Key Features: Stepping of Gower Point Road façade (6 storeys to stepped 5 storey) • Stepping of Hotel Roof line ( to break up horizontal line) • Improved form and character on the waterfront walk ( revised canopies, clock • tower, off line, signage, seating, public space etc.) Addition of habitat pockets on waterfront • Revised form and character on waterfront restaurant ( to match Gibson’s • vernacular) Waterfront Walk rendering post ADP The George Hotel & Residences Gibsons BC
Response to ADP- Issued for December 2013 & February 2014 Original Section Revised Section showing stepped roof line & hotel units moved from Gower Point Road elevation The George Hotel & Residences Gibsons BC
Response to ADP- Issued for December 2013 & February 2014 Landscaped roof deck & 5 storeys on GP Road New roof plan showing stepped roof and 5 storey landscaped roof deck on GP Road Stepped roof line The George Hotel & Residences Gibsons BC
Response to ADP- Issued for December 2013 & February 2014 Post ADP submission with 4 Original submission showing hotel units occupying the space Storage and double height space The George Hotel & Residences Gibsons BC
Response to Geotechnical #1- September 2014 Height: September 2013 Requested Building Height • Residential: 100’-2-1/2” (96’-2 ½”) Hotel: 124’-4” (120’-4”) December 2013 & February 2014 Revised requested building massing in response to ADP • Residential: 100’-2-1/2” (96’-2 ½”) Hotel: 124’-4” (120’-4”) September 2014 Revised requested building height based on June 2014 Horizon Report • Residential: 100’-5” Hotel: 124’-4” (121’-11”) Key Changes: Flood construction level, parkade spot elevations to respond to Geotechnical report June 2014, revised building heights as a result of raised FCL The George Hotel & Residences Gibsons BC
Response to Geotechnical #1- September 2014 Raised sea walk • from 12.70’ to 17.48’ to accommodate FCL ( + 4.78’) Re-adjusted • parkade elevations to accommodate geotechnical investigations (various heights ) The George Hotel & Residences Gibsons BC
Response to Geotechnical #1- September 2014 In order to keep building height down and accommodate a raise in the FCL from 12.7’ to 17.48’, we had to compress P1 and P2, adjust ground plane and 28.48’ reduce some floor to floor heights in parking and level 1 and 2 Original 22.96’ The George Hotel & Residences Gibsons BC
Response to Geotechnical #1- September 2014 Original ground • floor = 34.5’ New ground floor • reduced to 37.7’ 1’8” taken out of • level 1 and 2 to minimize building height for a net increase of approx. 1’7” of roofline to accommodate new below grade conditions and FCL 37.7’ Level 1 height 34.5’ Level 1 height Sept 2014 Sept 2013 The George Hotel & Residences Gibsons BC
Response to Geotechnical #2- May 2015 Height: September 2013 Requested Building Height • Residential: 100’-2-1/2” (96’-2 ½”) Hotel: 124’-4” (120’-4”) December 2013 & February 2014 Revised requested building massing in response to ADP • Residential: 100’-2-1/2” (96’-2 ½”) Hotel: 124’-4” (120’-4”) September 2014 Revised requested building height based on June 2014 Horizon Report • Residential: 100’-5” Hotel: 124’-4” (121’-11”) May 2015 Revised requested building height based on December 2014 Horizon Report • Residential: 103’-4” Hotel: 124’-4” Height difference • Residential- Increase of 3’-1-1/2” feet from Sept 2013 Submittal Hotel – No net increase 0’-0” feet from Sept 2013 Submittal (4’0” increase of highest roof within the ‘ask’ envelope) Key Changes: Parkade spot elevations & building height in response to Geotechnical report # 2 December 2014 ( presented to COW May 2015) The George Hotel & Residences Gibsons BC
Response to Geotechnical #2- May 2015 The Town of Gibson’s tasked the design team to do further investigative work related to the sub surface conditions and aquifer elevations. The work performed by Horizon Engineering in December 2014 determined maximum lowest excavation level across the site for the design team to plan parkade and parkade levels. The George Hotel & Residences Gibsons BC
Response to Geotechnical #2- May 2015 The design team in response to raising the lowest level of excavation responded in taking flr to flr height out of P1 and P2, an additional 4” out of Level 1 and a redesign of the parkade layout to respond to ground conditions. Removed parking Net height increase over original highest roof submission = 4’0” ( no net increase within 124’4” • envelope height request 8’0” total if we did not 12.75’ original 20.83’ new P2 • redesign parking and take flr P2 height height to flr height out) The George Hotel & Residences Gibsons BC
Response to Geotechnical #2- May 2015 Rendering The George Hotel & Residences Gibsons BC
Response to Geotechnical #2- May 2015 Geotechnical sub-surface investigation & maximum lowest excavation Other key changes and how we responded: Reassessment of lowest parkade elevations working with Geotechnical recommendations for • lowest excavation points. Worked with the predominate slope of the land to minimize cut and fill and maintain • seawalk elevation height to respond to climate change and ocean rise. Re-planned parkade entrances, plaza height, height of buildings and transition from public • spaces to plaza. Reviewed and confirmed statistics, height, floor elevations and parking count. • Defined existing road elevation interface to property. • Improved urban design at street edge to respond to road elevation, drop off entry sequence, • provision of stepped landscape and ‘finer grained’ details at street level. The George Hotel & Residences Gibsons BC
Conclusion Summary Reduced massing height on Gower Point Road from 6 to 5 storeys • Reduced floor to floor height above grade and below grade to minimize increase in height • due to FCL and lowest excavation level for June 2014 Geotechnical Report #1 Additional changes to parkade design and reduction in height of building to accommodate • new lowest excavation level for December 2014 Geotechnical Report #2 Net reduction of height for buildings from original submission while raising the building due • to ground conditions = 4’-0” (net increase of 4’-0” over original submission height) Hotel has NO NET increase and is 124’-4” Residential has 3’1-1/2” increase all working • within the narrow parameters of raising the lowest flood construction level The design team has worked to respond to the below grade conditions, minimize height where possible and maintain the technical and market standards that dictate flr to flr heights for buildings of this type. The George Hotel & Residences Gibsons BC
Thank You The George Hotel & Residences Gibsons BC
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