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The George Hotel & Residences Gibsons BC Summary of Building - - PowerPoint PPT Presentation
The George Hotel & Residences Gibsons BC Summary of Building - - PowerPoint PPT Presentation
Presentation to Town of Gibsons COW - June 16, 2015 The George Hotel & Residences Gibsons BC Summary of Building Height Changes -Key Dates Purpose: The purpose of todays presentation is to review the changes to building height
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Original Submission- Issued for Rezoning September, 2013
The George Hotel & Residences Gibsons BC
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
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Response to ADP- Issued for December 2013 & February 2014
The George Hotel & Residences Gibsons BC
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
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Response to ADP- Issued for December 2013 & February 2014
The George Hotel & Residences Gibsons BC
Original Section Revised Section showing stepped roof line & hotel units moved from Gower Point Road elevation
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Response to ADP- Issued for December 2013 & February 2014
The George Hotel & Residences Gibsons BC
New roof plan showing stepped roof and 5 storey landscaped roof deck on GP Road Stepped roof line Landscaped roof deck & 5 storeys on GP Road
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Response to ADP- Issued for December 2013 & February 2014
The George Hotel & Residences Gibsons BC
Post ADP submission with 4 hotel units occupying the space Original submission showing Storage and double height space
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Response to Geotechnical #1- September 2014
The George Hotel & Residences Gibsons BC
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
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Response to Geotechnical #1- September 2014
The George Hotel & Residences Gibsons BC
- Raised sea walk
from 12.70’ to 17.48’ to accommodate FCL ( + 4.78’)
- Re-adjusted
parkade elevations to accommodate geotechnical investigations (various heights)
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Response to Geotechnical #1- September 2014
The George Hotel & Residences Gibsons BC
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 reduce some floor to floor heights in parking and level 1 and 2 28.48’ Original 22.96’
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Response to Geotechnical #1- September 2014
The George Hotel & Residences Gibsons BC
- 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 Sept 2014 34.5’ Level 1 height Sept 2013
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Response to Geotechnical #2- May 2015
The George Hotel & Residences Gibsons BC
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)
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Response to Geotechnical #2- May 2015
The George Hotel & Residences Gibsons BC
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.
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Response to Geotechnical #2- May 2015
The George Hotel & Residences Gibsons BC
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”
- ut of Level 1 and a
redesign of the parkade layout to respond to ground conditions. Net height increase
- ver original highest
roof submission = 4’0”
- ( no net increase within 124’4”
envelope height request
- 8’0” total if we did not
redesign parking and take flr to flr height out)
12.75’ original P2 height 20.83’ new P2 height
Removed parking
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Response to Geotechnical #2- May 2015 Rendering
The George Hotel & Residences Gibsons BC
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Response to Geotechnical #2- May 2015 Geotechnical sub-surface investigation & maximum lowest excavation
The George Hotel & Residences Gibsons BC
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.
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Conclusion
The George Hotel & Residences Gibsons BC
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.
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