DESIGN RATIONALE

Qualicum Heritage Inn Redevelopment Proposal Sustainable Features: The buildings will be designed to a LEED Silver standard. Some of the sustainable and energy eff icient features The existing 71 unit Qualicum Heritage Inn site is being proposed for redevelopment as an exclusive residential development with strata titled included: ownership. The existing Qualicum College heritage building will be preserved and maintained. The hotel wings and dining room, which had • the existing site did not have a storm water system and on-site water inf iltration is not recommended therefore a new been added to the heritage structure over the years, have been demolished and up to 40 new high-end, residential condominiums will be added stormwater system will be installed along Burnham Road. This will also give residents the opportunity to tie into a housed in three new buildings. The College building will serve as the focal point for the new development. storm system. Storm retention will also be reviewed for feasibility. • permeable paving for all surface areas at the front including patios. Different patterns and colours will be used to Heritage Designation: highlight areas As a component of this overall development the owners have agreed to designate the existing college building and upgrade the building. The • low f low faucets and showers, dual f lush toilets exterior of the building has had substantial deterioration over time and we will be replacing/restoring sections of the façade and roof. Also, we • low VOC emitting materials including paints, carpet, composite woods. will be updating the interior and structure of the building to meet current Building Codes for reuse including relocating on new foundations. • 'green' or LEED rated f inish products. The Township's Heritage consultant has supported the approach to have separation between the existing building and new development. The • energystar rated appliances new development shouldn't compete with the College building nor replicate heritage 'Tudor' features. As part of the designation the exterior • energy eff icient light f ixtures, occupancy sensors in some common areas circular drive will be reinstated. • high eff iciency heating and cooling systems, heat recovery systems under review • higher performing glazing, double glazed, low-e, argon f illed Project Site • higher insulation levels for walls and roof The Qualicum Heritage Inn site is a spectacular 2.81 acres or 11,386 square meters of site area overlooking the beaches of Qualicum, the • solar shading to majority of south, west and east facing windows Georgia Strait and the Sunshine Coast beyond. There is an existing break in the topography at the building with the main f loor south side at the • light coloured roof materials for higher ref lectance College Road level, and the basement level at grade on the north side. The north boundary of the site is at the edge of a cliff. The cliff falls down a steep slope which is a protected City owned greenbelt. At the Comparative Analysis of Zoning Data: bottom of the cliff are residential properties fronting on a small street running along the beach. On the west boundary of the site is an existing The previous Qualicum Inn complex had: easement which allows for future public access down to the lower properties and the public beach access beyond. • 71 hotel units • 300-350 people allowed in the various pubs, lounges and dining rooms Proposed Redevelopment • 120 potential onsite surface parking stalls The central Qualicum College Tudor Heritage Building will be renovated to provide 5-2 storey units on the 2nd and 3rd f loors. This building • 2 and 2 1/2 storey building scale from College Road has the dual function as the main amenity space for the residents. There will also be meeting rooms for resident and public use. The front • building height was 12.1 meters at front driveway entrance at the main building will act as the formal arrival point for visitors with surface parking areas adjacent. The basement of • Basements are at grade on the north side, therefore 3 1/2 storey scale from the north side this building will contain services spaces as well as the main amenity space for residents including a f itness room, multipurpose, sauna, change rooms and tenant storage. The current C2 zoning Resort Condominium: • allowable density/site area would be approximately 191sm per apartment unit, assuming partial underground The general arrangement of the new buildings are in linear in a north-south axis. The units are arranged in a 45 degree orientation. This parking. This would be approximately 67 units per hectare, therefore 76 units. layout accomplishes a number of planning objectives: • parcel coverage of 40% • The buildings on either side of the College building have a 20 foot clearance so the historic building has prominence and is now visible and • 2.5 storey building scale, 7.5 meter height identif iable. Previous additions had connected to either end therefore the original building wasn't distinguishable. There is a bridge on the east • setbacks 4.5m front, 4.5m rear, 3m side side to provide required f ire exits and elevator access to the College building without compromising interior space. • Each of the four building entrances has close proximity to street and driveways for the required f iref ighters access. Adjacent Residential uses: • There isn't a monolithic presence along College Road. There is separation between the buildings and some views through the buildings. • building heights of 9.0 meters • The majority of units get the benef it of view and some direct sunlight. • parcel coverage 35% • Engineering studies have been undertaken to ensure that locations of buildings or site elements will not effect the stability of the slope. • setbacks 8m front, 3m rear, 1.5m side • no maximum area The scale and articulation of the new residential buildings respects the College Building but doesn't attempt to replicated or compete with the Tudor style. The new buildings incorporate many natural materials on the exterior and interior. This proposal: • Gable feature roofs and dormers in similar scale to the College building. Steep sloping roofs at all locations • 40 condominiums, including the 5 units in the existing building • All new buildings are a maximum of 2 storeys facing the street, compared to the 3 storey College Building. • density/site area of 285sm per unit, 35 units per hectare • Heavy timber features at the entryways, balcony and roof areas • 26% parcel coverage • Heavy timber construction for exterior arbors and trellises • 61 underground parking stalls required, 80 provided plus 6 surface stalls. • Ground f loor with stone facing • 2 storey scale from College Road, stepping down as the buildings go north • Upper f loors with siding (hardiplank), some horizontal, some shingle style. • Building heights vary across the site. The existing building is 12 meters and new buildings are under 9 meters at the • Concealed gutter detail, accentuate the horizontal front facing the street. • Setbacks minimum distances of 16m front, 4.72m west side, 5.67m east side, 10m rear Building Height: The new buildings are 2 storeys in height facing the street and lower than the College Building by 4 to 7 meters . Block B and C step down one storey as they move north, following the natural grade. In general we have removed 1-2 meters from the existing site and lowered all buildings as much as is feasible. Building heights are shown from the 'Natural Grade' as established by the surveyor. Particular attention has been paid to the buildings on the perimeter. Building A on the west side is limited to 2 storeys siting on the underground parkade. Building C on the east side is 2 storeys at the south end, and with the stepping of the grade to 3 storeys at the north end. The building is stepped and articulated along the east side to have a 2 1/2 storey appearance. Setbacks on the perimeter vary from 4.7 to 6.5 meters BONI • MADDISON Bank Stability: A r c h i t e c t s Geotechnical engineers have recommended a minimum 10 meter setback from the top of bank to the buildings. The lowering of the site grade, buildings and parkade have increased the setback to approximately 14 to 19 meters and removed weight and height to the bank. The control of 3732 West Broadway surface water and perimeter groundwater has a positive impact on slope stability. Vancouver, B.C., V6R 2C1 T: 604 688 5894 F: 604 688 5899 Parking: E: [email protected]

Parking for residents is in secured underground locations accessed from the west side for all buildings. There is one contiguous parkade that PROJECT: connects all buildings including the College building, and have elevator access up into the buildings. Scooter and bicycle parking will be QUALICUM HERITAGE located in the parkade. The parking bylaw requires 61 stalls, we have provided 80 stalls for residents and 6 surface parking spaces for visitors. INN CONDOMINIUM The boulevard is upgrade to provide some street trees, a landscaped boulevard and parking. DEVELOPMENT TITLE: Landscaping: DESIGN RATIONALE The landscaping design incorporates some formal features centred around the College building. A new f lagpole plaza is developed at the front of the building. At the lower north side a terrace connected to the amenity space extends out towards a formally planned walk, water feature and landscaping. This walk terminates at a promontory with a plaza and arbor. DRAWN: DRAWING Nº: There are various walks, seating areas and look-outs along the north side. Hedges, trees and arbors are used along the east side to retain some SCALE: privacy with neighbouring properties. A wood fence along the east side will be retained and upgraded as required. JOB Nº: A0 The landscape materials are primarily natural incorporating stone, heavy timber edging and structures, and a variety of permeable paving 06-19 DATE: REV. Nº: surfaces. A beach access trail will be developed along the western side of our site. APR 27, 2010