STATEMENT OF SIGNIFICANCE QUALICUM COLLEGE INN

Transcription

1 STATEMENT OF SIGNIFICANCE QUALICUM COLLEGE INN Description of Historic Place The Qualicum College Inn is a two and one-half storey Tudor Revival style building located just outside the town core and overlooking Georgia Strait. The historic place comprises the building, mature trees, and front grounds. Heritage Value Built in 1937, the original portion of the Qualicum College Inn is an excellent example of a Tudor Revival style institutional building. While residential Tudor-style buildings were typically asymmetrical in form with an overall whimsical or 'storybook' character, the Qualicum College Inn's symmetrical appearance projects formalism and authority, more appropriate symbols for a private boy's school. In addition to its value as a significant example of a Tudor-Revival style institutional building, the Qualicum College Inn is also important for its association with two wellknown Vancouver Island architects: Karl Branwhite Spurgin and Studley Patrick Birley. The former designed the building and the latter, after Spurgin's death, completed it. Spurgin is best known for his work at the Prince of Wales Fairbridge Farm School in Duncan, Fairfield United Church in Victoria and Margaret Jenkins School in Victoria. Birley's work includes the strikingly modern Sussex Apartment-Hotel and Athlone Apartments, both in Victoria. The Qualicum College Inn building represents a particular style of education, rooted in English public school tradition that holds an important place in provincial education history. The school's educational philosophy, "Christianity, Classics, Cricket, Cadet Corps, Cold Baths, Courtesy and Corporal Punishment" typified the pedagogical approach of many private boys schools of the era. By the late 1960s, the "Seven Cs" approach was out of step with the times and the school closed in The closure marked a definitive shift to a different, more liberal, approach to education. The Qualicum College Inn's park-like setting on a large property reinforces Qualicum Beach's genteel quality. As part of a larger group of similar buildings, the Qualicum College Inn speaks to the overall ambience and heritage of the community. The Qualicum College Inn is one of several Tudor Revival style buildings in the Qualicum Beach area. The style's local popularity, its roots in medieval British architecture and its comparatively expensive construction costs reveal the ethnic and socio-economic composition of early Qualicum Beach residents. The Qualicum College Inn's large scale, visibility from both the water and the road, and striking architecture make it a highly visible community landmark. Character-Defining Elements The character-defining elements of the Qualicum College Inn include: the formal massing, symmetrical façade and balanced composition of the original building the steeply pitched side gable roof with steep, front facing central gables. the projecting centre bay with inset doorway on the front facade the original configuration of the windows and doors and the original remaining windows the front and rear dormers

2 the oriel window on the front façade the inset porch on the third floor of the rear façade the decorative wood banding with stylized Tudor Rose cut-outs and supporting corbels above the front entry the decorative half-timbering the stucco cladding the oak double entry doors with cast metal hardware the gable drops on the front and rear centre gables. the building's location overlooking the ocean the original front yard configuration including the semi-circular driveway and flagpole the mature trees to the left of the main entry and the large specimen tree in the centre of the front yard.

3 Qualicum Heritiage Inn Redevelopment Chronology of Design Modifications April : Initial Rezoning Proposal Units: 63 residential units, 18 hotel suites, 50 seat restaurant Density: 27% site coverage, 180sm/unit density Format: 3 storey buildings on College Road, 4 Storey at north end Single large parking structure at west end of property July 4, 2007 APC Meeting Units: Revised from 63 residential units to 56, from 18 to 15 hotel suites, 50 seat restaurant Density: 26% site coverage, decreased density to 203 sm/unit from 180sm/unit Format: 3 storey buildings on College Road, revised to 3 storeys as it stepped down the bank from 4 Storey Two parking areas on each side of the site College building connected on each side to adjacent buildings More surface parking August 22, 2007 APC Meeting Units: Revised from 56 residential units to 51, from 15 to 11 hotel suites, 50 seat restaurant Density: 26% site coverage, density 184 sm/unit Format: 3 storey buildings on College Road, 3 storeys as it stepped down Revised third floor to create dormers (roof shape) similar to College Building Decreased amount of units on the 3 rd floor at the north end of Blocks B and C. Stepped block C down at north end Increased setbacks on east and west side Added more common amenity spaces to each building October 3, 2007 APC Meeting and Neighbourhood Meeting Units: Revised from 51 residential units to 47, from 15 to 11 hotel suites, 58 units all together, 50 seat restaurant Density: 26% site coverage, decreased density from 184 to 196 sm/unit Format: Revised buildings treatment to have a 2 storey appearance, 1 storey appearance at north east side Revised third floor to create dormers (roof shape) similar to College Building, decreased roof eave further Increased setbacks on east and west side Deleted 3 rd floor on Building A, west side, setback top floor Third floor on Block B & C smaller Increased landscaping and features throughout, upgraded boulevard Boni-Maddison Architects Chronology Page 1 of 2 Qualicum Heritage Inn Redevelopment

4 March 5, 2008 Rezoning Application Units: Reduced form 58 to 47 units, deleted 11 hotel suites, deleted restaurant Density: 26% site coverage, decreased density from 196 sm/unit to 242. Format: Articulated 2 storey appearance further, lowered eave lines Reduced height of Building C and increased setback at north end from property line, reduce size of 3 rd floor unit at front Moved building A south by 16 feet, and modified deck locations to reduce overlook to neighbour Removed physical connection to College building on west side to increase transparency Relocated water features away from edge of bank, landscaped boulevard, more landscaped features at each building Residential units now in 2 nd and 3 rd floor of College building May 4, 2010 Public Meeting and Rezoning Application Units: Reduced from 47 to 40 units Density: 28% site coverage, decreased density from 196 sm/unit to 285 Format: Eliminate 3rd floor units on College Road, blocks B & C Lowered overall grade up to 2 meters, reduces building heights from Natural Grade Increase setback from new top of bank, now 13.6 to 16.5m Articulated north end of buildings Introduce a storm control system One parking entrance from College Road, eliminate ramp on east side Increase parking from the required 61 to 86 stalls Maintain public uses on ground floor of College Building Design to a LEED silver stanadard Incorporate adaptable guidelines Develop a beach access trail Articulate Building C at east side, created more roof shape and setback at the northern end. Boni-Maddison Architects Chronology Page 2 of 2 Qualicum Heritage Inn Redevelopment

5 Minutes of the Advisory Planning Commission Meeting held Wednesday, July 4, 2007 at 3:00 p.m. at the Town of Qualicum Beach Council Chamber Primrose St., Qualicum Beach, BC Present: Members: Council: Staff: Gary Carniato Robert Duncan Bruce Flemming-Smith Andrew Brown Councillor Avis Councillor Maurer Councillor Wilson Paul Butler, Director of Planning Luke Sales, Special Projects Planner Dick Stubbs, Building Inspector Heather Svensen, Corporate Admin. Assistant APPROVAL OF THE MINUTES: MOVED Gary Carniato SECONDED Andrew Brown that the minutes of the May 30, 2007 meeting be approved as presented. NEW BUSINESS 1. Qualicum College Inn Development Proposal - Anthony Boni appeared before the Advisory Planning Commission to review the proposal for the development of the Qualicum College Inn. The following points were conveyed through Mr. Boni: Developer wishes to save the existing building (centre portion) and repair it to current building standards to comply with the Heritage Designation Geotechnical studies indicate that the building is required to be a 10 metre setback from the top of the bank Parking will be on site and underground 56 units proposed three storey building handicap access will be utilized through the new building Extensive landscaping will be incorporated into the plan Suites are designed to maximize the ocean views Units are proposed to be an average of 1,200 sq. feet Scale of the building and height is in keeping with the existing building

6 Page 2 of 2 APC Minutes The Commission members provided the following comments: Not satisfied with the unit mix and preferred to see a building designed for use by a mix of age groups with consideration for provision of affordable housing Common amenities need to be addressed further (general space for bicycle storage and power carts) Scale and massing - building seems too large for the site Height issue concerned with the proposed height of the building No common meeting place proposed for the building Environmental measures are missing from the proposal Attached as a schedule to the minutes are the comments provided at the meeting by Commission members Bruce Flemming-Smith and Andrew Brown. The Commission members agreed to review the recommendations further without the proponents in attendance in an attempt to reach a consensus and condense the comments presented at this meeting. Meeting Adjourned: 4:25 p.m. Certified Correct Secretary Confirmed this day of, Chairman n:\committees\apc\07\ min.hs

7 Minutes of the Advisory Planning Commission Meeting held Wednesday, August 22, 2007, at 2:00 p.m. at the Town of Qualicum Beach Council Chamber Primrose St., Qualicum Beach, BC Present: Members: Council: Staff: Robert Duncan Gary Carniato Bruce Flemming-Smith Andrew Brown Mayor Westbroek Councillor Maurer Paul Butler, Director of Planning Luke Sales, Special Projects Planner APPROVAL OF THE AGENDA MOVED Bruce Flemming-Smith, SECONDED Gary Carniato, that the Commission adopts the August 22, 2007 agenda. APPROVAL OF THE MINUTES MOVED Gary Carniato SECONDED Andrew Brown that the minutes of the August 15, 2007 meeting be approved as presented. OLD BUSINESS 1. Qualicum College Inn Development Proposal Anthony Boni appeared before the Advisory Planning Commission to review the revised proposal for the development of the Qualicum College Inn. The following points were conveyed through Mr. Boni: reiterated once again that the developer wishes to save the existing building (centre portion) and repair it to current building standards to comply with the Heritage Designation has supplied further written information about the proposal the restaurant and boutique hotel will be small 11 rooms and will be the hub of the development

8 Advisory Planning Commission Minutes of the Meeting - August 22, 2007 Page 2 of 4 revised drawings are more clearly articulated layout and size of wings have not changed 51 units now proposed; ie., number of units have been reduced from previous plans more interest in terms of wood/stone/shingles/gable references given to the new structures south side is slightly smaller than the existing building street frontage north side has a slope set of steps on the east side is lower than the last set of plans landscaping stays as before; however nature walks and gathering places for residents are improved developer has a desire to create environmentally-friendly features such as collecting storm water from roofs; surface water pavers; mansard roof may possibly be a green roof trellis work has been added to lessen the impact of the ramp site coverage is 26% turning the connective walkways between buildings into more of an uncovered breezeway is a possibility in summary, the main revisions to the last set of plans are: fewer units; bigger lobby; trellis and arbour work to soften the edges The Commission members provided the following comments, generally echoing the statements made at the July 7, 2007 meeting: members still very concerned with the large proportions of the proposed buildings and maintain their desire to see a development more in keeping with, and sympathetic to the harmony of, the established character and scale of the residential area would like to explore the possibilities of eliminating either one or both of the connective breezeways Not satisfied with the unit mix and preferred to see a building designed for use by a mix of age groups with consideration for provision of attainable housing Heritage Inn component not enough of a symbol and highlight of the complex; however moving in the right direction Common amenities need to be addressed further (general space for bicycle storage and power carts) Scale and massing - buildings seem too large for the site Parking and pavement is a misuse of the south side; perhaps Town could relax the parking requirements as there is existing parking on the street Eaves level could be brought down to the second storey a comment from the Heritage consultant might help determine whether the flag pole remains pedestrian entrance has been lost

9 Advisory Planning Commission Minutes of the Meeting - August 22, 2007 Page 3 of 4 No common meeting place proposed for the building would like to see the gables blending more into the roof line sidewalks require buffers and green space concerns about vehicular traffic on to the site on both sides where this should be more of a people space bank stability concerns (ie., pond, brick pavers and drainage) appears as a flat roof with decorative gables only units are larger than those generally being built (ie., compared to similar projects in Victoria) The Commission members agreed to review the minutes of the meeting and forward a copy to the proponents Fern Rd. E. Development Permit The Commission reviewed the revised plans for the renovation at 124 Fern Rd. E. and agreed that this development permit application be forwarded to Council for their consideration at their next regular meeting. The modifications consisted of eliminating a parking stall and turning the remaining 2 stalls 90 degrees and landscape (hedge) treatment. MOVED Andrew Brown, SECONDED Bruce Flemming-Smith that the application for development permit for 124 Fern Rd. E. be forwarded to Council for approval. NEW BUSINESS 2751 Island Hwy. W. Sand Pebbles, Angela Quek, Architect The proponents for the proposed development located at 2751 Island Hwy. W., where the Chesapeakes Restaurant burned down in November 2006, appeared before the Commission to review the revised illustrations and provide more details on the character of the development. The Commission made the following comments: in general, were impressed with the design and layout of the proposal including the contemporary and nautical components would like to see a more pedestrian designated zone on the highway side and, to aid this, an easement agreement could possibly be entered into with the Town environmental elements such as a rain catchment would be welcome

10 Advisory Planning Commission Minutes of the Meeting - August 22, 2007 Page 4 of 4 spatial separation issues have to be addressed (public access across the deck might help in this regard) MOVED, Gary Carniato, SECONDED Andrew Brown, that the Commission approve of the design but realize there are technical issues regarding building code and geotechnical requirements that need to be addressed before proceeding to Council for approval of a development permit. Certified Correct Secretary Confirmed this 29 th day of August, Chairman n:\committees\apc\07\ min.

11 DRAFT Minutes of the Advisory Planning Commission Meeting held Wednesday, August 15, 2007 at 2:00 p.m. at the Town of Qualicum Beach Committee Room, Primrose St., Qualicum Beach, BC Present: Members: Staff: Absent: Gary Carniato Robert Duncan Bruce Flemming-Smith Jamie Turnbull Paul Butler, Director of Planning Andrew Brown ADOPTION OF THE AGENDA MOVED Jamie Turnbull and SECONDED Bruce Fleming-Smith that the Commission adopts the August 15, 2007 agenda. APPROVAL OF THE MINUTES: MOVED Gary Carniato SECONDED Jamie Turnbull, that the minutes of the July 4, 2007, meeting be adopted with the following revision: replace the word affordable in the first paragraph of the second page with the word attainable. NEW BUSINESS 124 Fern Rd. E. Development Permit MOVED Bruce Fleming-Smith and SECONDED Jamie Turnbull that the planning package, as presented, be recommended for development permit approval pending modifications to the parking arrangement and appropriate improvements to landscaping, screening and signage. BUSINESS ARISING FROM THE MINUTES The Commission members provided the following comments: concerns that the proposed 4 stories is too hight and lack of architectural character it was agreed that it is imperative that any building proposal fit in with the surrounding residential neighbourhood and that it enhance the existing structure

12 Adviosry Planning Commission Draft Minutes August 15, 2007 Page 2 of 2 Paul informed the APC members that the Heritage Designation Bylaw, Rezoning and Development Permit could possibly be completed simultaneously RECOMMENDATION: In consideration that the owners have produced a new set of plans to be forwarded to the Commission in PDF format this week, members decided to reserve submitting a list of recommendations until such a time as the new plans have been reviewed. Meeting Adjourned: 3:10 p.m. Certified Correct Secretary Confirmed this day of, Chairman n:\committees\apc\07\ min

13 Minutes of the Advisory Planning Commission Meeting held Wednesday, October 3, 2007, at 10:00 a.m. at the Town of Qualicum Beach, Council Chamber, Primrose St., Qualicum Beach, BC MEMBERS PRESENT: ABSENT: Robert Duncan, Chair Andrew Brown Gary Carniato Bruce Flemming-Smith Jamie Turnbull ALSO PRESENT: Council Liaison to APC: Councillor Barry Avis Staff: Paul Butler, Director of Planning Luke Sales, Planning Assistant Trudy Coates, Corporate Administrator Susan Hamilton, Office Assistant ADOPTION OF THE AGENDA Gary Carniato MOVED and Andrew Brown SECONDED, THAT the Commission adopts the October 3, 2007 meeting agenda. APPROVAL OF THE MINUTES Bruce Flemming-Smith MOVED and Andrew Brown SECONDED, THAT the Commission approves the minutes of the September 26, 2007 meeting of the Advisory Planning Commission. BUSINESS ARISING FROM THE MINUTES Qualicum College Inn Rezoning Owner representatives Ainsley Foster, Pomeroy Restoration and Construction Ltd., Anthony Boni, Boni-Maddison Architects and Landscape Architect Gerry Erkhart were in attendance for their third presentation to the APC on the development which would be proposed if Town of Qualicum Beach Land Use and Subdivision Bylaw No. 580, 1999, Amendment Bylaw No , 2007 is adopted by Council. Anthony Boni noted the applicant is hosting a public information meeting October 3, 2007 at the Qualicum College Inn at 4:30 p.m. Architect Anthony Boni reviewed the updated project plans proposed for 431 College Road. The Chair called for members of the public in attendance to provide comment.

14 Town of Qualicum Beach October 3, 2007 Advisory Planning Commission Meeting Minutes Page 2 of 4 Joan Greaves, Knight Terrace, expressed concern about the lack of: green shown on the plans and plans to deal with run-off and recommended a focus on storm-water collection. John Moore, Judges Row, noted the reference to the bio-filter, questioned how the developer will deal with storm water, and expressed concern that no information was presented on geo-technical data and the challenge of returning run-off to the ground. Carsten Jensen, College Road, expressed concern about landscaping noting the development will result in only one view corridor and encouraged the developer to choose plant material that will retain a view corridor not only for his property but the area in general. Colm Harty, Palm Dr., questioned the form of ownership of the individual units. Dick Butler, Knight Terrace, questioned what the zoning is, what the application requests and whether there will be further applications later. Also, questioned reference to stratatype ownership and, lastly, parking access. Jack Menzies, Judges Row, lives below proposed pond, expressed concern with risk for failure of the bank and asked what the process is for water removal. Bruce Huxtable, Elizabeth Avenue, expressed concern about the density created by the project creating access to Hwy. 19A. Beverli Rasaiah, Burnham Road, noted that she appreciates the scaling down of the project. P. Butler reviewed the rezoning application summarizing currently Commercial 2 which would allow convenience store, resort condos, hotel/motel but only 1 residential unit. The rezoning would be for a comprehensive development zone to allow for 47 permanent residential and a boutique hotel and the question is whether it would also allow those uses permitted in Commercial 2. Under current zoning there could be 70 resort units if 100% underground parking or 140 hotel units. Architect Anthony Boni reiterated what could be allowed under current zoning noting the existing hotel is 71 units with 120 parking stalls. P. Butler reported the current height limit is 7.5 meters and responded to questions regarding the OCP. Architect Anthony Boni reported on the geo-technical study and the engineer s response about the bank stability, storm water and testing on the bank. Architect Anthony Boni stated the ownership structure is planned to be 100% ownership.

15 Town of Qualicum Beach October 3, 2007 Advisory Planning Commission Meeting Minutes Page 3 of 4 The Architect and staff responded to questions and statements from the Commission members. Mayor Westbroek gave examples of other developments that used neighbourhood focus groups, eg., Qualicum Gardens, to provide input on development plans. Gary Carniato MOVED and Bruce Fleming-Smith SECONDED, THAT the Advisory Planning Commission recommends THAT Council encourages the developer for the Qualicum College Inn to amend the plans to: - Reflect the Tudor character on southern exposed building faces - Eliminate walkway between the hotel and the middle building - Retain the view corridor between the two western most buildings. Ainsley Foster, owner with business partner, commented on the Town s intent for heritage designation for the building, the heritage consultant s recommendations and the owner s desire to follow those recommendations. Andrew Brown MOVED and Gary Carniato SECONDED, THAT the Advisory Planning Commission recommends THAT Council encourages the developer to engage a citizen focus group to work with the Qualicum College Inn design team and the Town s Planning Department in order to ensure the maximum community support when the development comes to Council. The Advisory Planning Commission called a recess. Meeting recessed: 11:25 a.m. Meeting resumed: 11:40 a.m. with APC members in attendance: Chair Robert Duncan, Gary Carniato, Bruce Flemming-Smith and Andrew Brown. Also: Council Liaison Councillor Avis and Staff: P. Butler, L.Sales, T. Coates and S. Hamilton CORRESPONDENCE - Nil NEW BUSINESS 673 Fir Street Multi-unit residential/accessory Commercial Stuart Howard, Architect, reviewed the development plans to rezone and redevelop 673 Fir St., currently zoned Industrial 1, to a mixed use zone that permitted multi-residential with commercial in conformance with the Official Community Plan. Robert Duncan left the meeting at 12:00 Noon P. Butler reported the intent is to rezone for a Comprehensive Development Zone. He reviewed the OCP and Design Guidelines for Downtown.

16 Town of Qualicum Beach October 3, 2007 Advisory Planning Commission Meeting Minutes Page 4 of 4 Robert Duncan returned to the meeting at 12:02 p.m. Gary Carniato MOVED and Flemming-Smith SECONDED, THAT the Advisory Planning Commission supports the rezoning to a Comprehensive Development Zone for Multi-unit residential/accessory Commercial at 673 Fir Street, subject to the developer: Exploring the opportunity on the corner of Fir Street and Second Avenue for increased light and space and appropriate pedestrian access/egress from the building Bruce Flemming-Smith MOVED and Gary Carniato SECONDED, THAT the Advisory Planning Commission supports the rezoning to a Comprehensive Development Zone for Multi-unit residential/accessory Commercial at 673 Fir Street, subject to the developer: Exploring the possibility of reducing the continuous massing on the Second Avenue façade and breaking up the continuity of the mass to introduce more light into the north garden space and more articulation between the western block and the eastern block. Bruce Flemming-Smith MOVED and Gary Carniato SECONDED, THAT the Advisory Planning Commission supports the rezoning to a Comprehensive Development Zone for Multi-unit residential/accessory Commercial at 673 Fir Street, subject to the developer: investigating the introduction of a broader range of unit sizes and types of units within the complex. ADJOURNMENT Gary Carniato MOVED and Bruce Flemming-Smith SECONDED, THAT the Advisory Planning Commission adjourns the meeting. Meeting Adjourned: 12:50 p.m. Certified Correct Secretary Confirmed this 14 th day of May, Chairman n:\committees\apc\07\minutes.oct3.2007