Facilities Master Plan for The Haven

THE HAVEN

F A C I L I T I E S M A S T E R P L A N

F U L L R E P O R T

PREPARED FOR THE HAVEN

BY ARCHITRAVE ARCHITECTURE + TOPOGRAPHICS LANDSCAPE ARCHITECTURE

NOVEMBER 2014

table of contentsPART 1 FOUNDATIONS FOREWORD 5

INTRODUCTION 6

GUIDING PRINCIPLES 7

PART 2 FACILITIES MASTERPLAN VISION PLAN 10

PHASING PLANS 12

PREPARED FOR THE HAVEN

BY ARCHITRAVE ARCHITECTURE + TOPOGRAPHICS LANDSCAPE ARCHITECTURE

NOVEMBER 2014

PART 3 APPENDICES

A SCENARIOS 20

B SITE INVENTORY AND ANALYSIS 21

C DEVELOPMENT PROGRAMME 32

D BUILDING FRAMEWORK 35

E OPEN SPACE FRAMEWORK 42

F INFRASTRUCTURE FRAMEWORK 44

G MASTERPLAN DIAGRAMS 48

H PHASING (tourist accommodation units) 51

I MASTERPLAN STATISTICS 53

J FIRE RISK MANAGEMENT 55

K CLIMATE CHANGE RESILIENCY 58

L IMPLEMENTATION + COST ESTIMATES 60

M EXISTING BUILDING ANALYSIS 67

O COST REVIEW 96

P FLOOD CONSTRUCTION LEVEL REVIEW 102

Q REFERENCES 104

Part 1

Foundations

T H E H A V E N F A C I L I T I E S M A S T E R P L A N 5

The Haven Facilities Masterplan is the most comprehensive planning project ever undertaken in our 30-year history. The intention of the Masterplan is simple: to have the facilities at The Haven match the high quality of the programs and faculty who lead them. The Haven’s founders, Bennet Wong and Jock McKeen, created an organizational structure which ensured that The Haven and its important work would continue after they had retired. The Masterplan ensures that the buildings that house and contain this work, as well as the beautiful open space which surrounds them, also have a plan for the future.

Underpinning the Masterplan are the Guiding Principles, which can be found on page 7 of this report. The Guiding Principles capture the broad intentions for the ongoing development of The Haven and were developed from input received during the planning process. There exists a strong connection between the Masterplan Guiding Principles and the decision making process that our founders used as The Haven was growing. Ben and Jock chose locations for buildings which required as little tree removal as possible: the Guiding Principles include the objective “design to minimize the removal of healthy trees”. Even during the 10 year period when the majority of the new buildings at The Haven were constructed, programs continued to be offered: one of the Guiding Principles is that the Masterplan should be ‘Phase-able’ and “undertake development projects in a manner that minimizes disruption and builds momentum”.

The Masterplan has required us to learn everything we need to know about the property and its infrastructure. The Haven grew organically, with buildings constructed when there were sufficient funds available. In order to continue to be sustainable, a needs-based, facilities Masterplan is now required to provide a larger context by which to better guide strategic investments in site infrastructure and selected existing buildings, as well as identifying needs best accomplished through new construction. The Masterplan represents the best collective wisdom and vision for the institution and will serve as a road map for site development, infrastructure, landscape, building renovation and new construction.

Any plan of this kind needs to be supported and delivered by an exemplary team. I have been very fortunate to be joined by Bryan Croeni (M.Arch, MA) as Project Manager for the Masterplan. During his tenure as a Director of the Haven Foundation Board and beyond, Bryan has generously offered his many years of experience and his deep understanding of The Haven in service of this most important project.

Whenever possible at The Haven, we try to work with Gabriola businesses, as part of our support for the local economy. Architrave and Topographics are two Gabriola companies with expertise and skill far beyond what might be expected to be found on a small Gulf Island. Bryan and I interviewed them separately and were delighted to discover that their preference was to work together as a team. In true Haven fashion, Vince Iameo, Cameron

Murray and Megan Walker have used open communication as a way to navigate through a complicated project. The result, which can been seen in this report, is outstanding and far exceeds my initial expectations.

I also appreciate the generous donors who have combined their vision for the future of The Haven with ours and, through their financial support, enabled us to move faster on the Masterplan than originally anticipated. Thank you to David Beckwermert, Chriss Corbett, Mark and Sandy Gunderson, Shana Johnston and Dave Goossen, Laurie Kelley and Scott Poole, Al Schultz and Leona Kolla,and Anna Weiers.

A final thanks to the staff, board and faculty of The Haven, as well as the many people who stepped forward and contributed to during the consultation phases of the Masterplan. You have provided input and enthusiastic support for what is required for The Haven to continue in perpetuity.

Here’s to the future of The Haven!

Rachel Davey,Executive Director

FOREWORD

T H E H A V E N F A C I L I T I E S M A S T E R P L A N6

INTRODUCTION

STRATEGIC MASTER PLANThis Facilities Masterplan was first proposed in The Haven’s 2010-15 Strategic Plan. The Strategic Plan laid the groundwork by including the following assumptions for The Haven’s Gabriola Island property: to operate indefinitely, and in the current location; to be financially and environmentally sustainable; to increase capacity as well as operational efficiency; and to better support participants, staff, and faculty through facility improvements. The Strategic Plan further recognized that a comprehensive Facilities Masterplan was needed to ensure that site improvements were considered holistically and strategically.

SITE PLANNING HISTORYThe Haven’s Gabriola Island property currently reflects its historically incremental approach to site planning. When the property was purchased by Bennett Wong and Jock McKeen in 1983, it came with a number of buildings that had been built during its time as the Taylor Bay Lodge, a fishing and vacation resort. As The Haven’s programs evolved and expanded, the founders rapidly constructed additions, new buildings and infrastructure to meet growing needs. Decisions were generally made one building or one problem-solving effort at a time. While many forward-thinking decisions (such as an investment in foundation cisterns) have served The Haven well, other decisions have proven problematic. Additionally, some 30 years later, the existing facilities are aging and in need of upgrades and improvements. For the past decade,

The Haven was unable to implement any major improvement work due to a lack of clarity with zoning bylaws, which was finally resolved in 2012. The Haven now wishes to move forward with site improvements using a new approach - comprehensive, strategic, reflective of lessons learned, and aspirational for the future.

PURPOSE OF THE FACILITIES MASTER PLANThe Facilities Masterplan represents the best collective wisdom and vision for The Haven. It serves as a road map for site development, infrastructure, landscape, building renovation and new construction. It is grounded in a deep understanding of the beautiful property, and energized by a commitment to best support The Haven’s mission. It captures the intentions for managing and developing the physical site in a manner congruent with The Haven’s vision, mission, values, philosophy, purpose and teaching principles. It considers all aspects of sustainability - environmental stewardship, financial stability, and social vibrancy. It is a vision for the very best physical expression of Haven values, and of an environment that supports its work in the world.

This planning effort was begun with a 25 year horizon mandate. It is likely that the Plan’s full vision may take longer than that to realize. It is also expected that assumptions and realities will change over this long a timeline, and the Plan will need to flex and evolve. This document captures the best thinking at this time, and, as importantly, the

Participants at the Dream Big Workshop

Presentation of 3 alternative scenarios at The Haven’s 30th Birthday Party Celebrations

Dream Big summary diagrams

knowledge, assumptions and values behind these decisions, laying the groundwork for adaptability.

THE PLANNING PROCESSThe Haven also approached the planning process through their values and teachings. The Planning Team strives to engage, listen and integrate the collective wisdom of the broad Haven community - staff, faculty, past and potential participants, the Board of Directors, and the Gabriola Island community.

The process began with a series of “Dream Big” workshops, where the answer to every idea was Yes! The collective positivity and creativity was inspiring. Many common themes and values emerged and have been integrated into the Plan and its Guiding Principles. The full account of this effort can be found in the Dream Big Report, which can be downloaded at www.haven.ca/about-us/facilities-masterplan.html. Three scenarios were then developed to study ideas, and presented for feedback. The scenarios can be found in Appendix A of the Facilities Masterplan Full Report. The final Facilities

Masterplan reflects all that was learned through the feedback, study, and research process.

With the assistance of the Masterplan team, an extensive effort was launched into a site and building inventory and analysis process. More is known now than ever before, which makes the plan more grounded in reality, as well as easier to adapt as needed. The inventory and analysis materials can be found in the Appendices of the full report.


SustainabilitySupport long-term vitality of The Haven on Gabriola Island, by protecting the environment, ensuring financial self-sufficiency, and strengthening community.

Environmental Sustainability Objectives:• Act as stewards of the site and island ecosystems, minimizing disturbance, monitoring health, and

celebrating the natural setting.• Design to minimize the removal of healthy trees, particularly those designated as “Significant” by the

Vegetation Management Plan.• Acknowledge the planet’s changing climate, and that adaptive management strategies are needed.• Strive for Net Zero Water. Design, renovate, and operate to minimize water usage. Maximize

opportunities to collect and store rainwater as the most promising source of reliable, low-cost, low-ecological impact water.

• Incorporate on-site food production, while adopting a Gabriola Island scale approach to increasing local food self-sufficiency.

• Design to minimize energy usage, and increase on-site renewable energy production.

Economic Sustainability Objectives:• Use a life-cycle cost-benefit approach to guide expenditure decisions.• Support the wider Gabriola Island economy by hiring and sourcing locally when possible, minimizing

competition with other local businesses, and encouraging local tourism.• Implement facility improvements that attract participants while improving operational efficiencies.

Community Sustainability Objectives:• Create interior and exterior places for connecting as community.• Strengthen connections with the wider Gabriola Island community by considering the broader

environmental, economic, and cultural implications of decisions.• Acknowledge the value of loyal staff and faculty by providing healthy and comfortable work

environment.

Place Supports ProgramRecognize that the programs are the core of The Haven, and create spaces that support and enhance the experiences people come here for.

Objectives:• Create transitional spaces / walkways between session rooms and communal gathering areas,

supporting that energetic transition. The whole site should support the program experience.• Create both big and small session rooms that allow for visual and auditory privacy, inspire

transformation, and accommodate a variety of exercises.• Create spaces for reflection, solitude, and intimate connection, as well as spaces for gathering,

celebrating, and energizing as a community.• Enhance opportunities for exercise and physical experience.• Create spaces for all ages and abilities, including children, teens, seniors, and less able-bodied. • Include elements that inspire delight, offer comfort, and uplift the spirit.• Situate guest accommodation and services, and program spaces in the most attractive sites.

Phase-ableUndertake development projects in a manner that minimizes disruption and builds momentum.

Objectives:• Create flexible spaces in early phases that can hold a variety of uses on a temporary basis while new

facilities are constructed.• Phase projects so ideally replacement facilities are constructed before any are removed.• Phase and design projects for minimum construction disruption.• Phase and design projects to build excitement, inspire donations, and celebrate transformation. • Implement each phase leaving a complete, functioning facility, in case future phases are delayed.

A Sense of PlaceCapitalize on the spectacular natural setting, enhanced through beautiful design, in creating a setting for memorable & iconic experiences.

Objectives:• Use local materials and design vernacular.• Establish a strong connection to the natural environment, creating building and landscape design that

flows from indoor to outdoor spaces, enhancing pathways and destination spaces, connecting to local trails, and considering the weather and seasons.

• Maximize opportunities for viewing and enjoying both the forest and ocean views.• Honour elements of history.• Encourage and retain a touch of whimsy, and opportunities for creative expression by individuals or

program groups.

Openness and AccessibilityEnsure maximum accessibility to as many people as possible.

Objectives:• Design program spaces, pathways, accommodation, amenities for all age groups & abilities.• Design to create a sense of welcome and openness.• Incorporate openness in the master planning and implementation processes, by clarifying and sharing

the criteria by which decisions are made, and allowing for input by those impacted by decisions• Increase connections with the Gabriola community, by inviting shared use of the grounds and

amenities, where appropriate.• Include a diversity of guest accommodation price-point options.• As an educational facility, incorporate demonstrative and interpretive elements in building and site

design.

GUIDING PRINCIPLES

GUIDING PRINCIPLES

The Guiding Principles for the Facilities Masterplan were developed from input received throughout the planning process. They capture the broad intentions for management and development of the Gabriola Island property. They are a foundation for every site decision, and can provide guidance for any future evolution of the Plan.

Part 2

Facilities MasterplanPart 2

Facilities Masterplan


VISION PLAN

VISION PLANThis plan illustrates the long-term vision for The Haven’s site and facilities. At full build-out the site is transformed into a comprehensive campus, a balanced whole composed of a series of well crafted spaces and experiences.

ORGANIZING FRAMEWORKSThe site reorientates around two central organizing forms - the Circle Meadow and the Sunset Meadow, connected along a central axis that opens the view to the water. Covered pathways, courtyards and dining terraces extend the gathering spaces outside, and allow for year round connection to the spectacular natural setting. Buildings are clustered on the site, increasing operational efficiency and ease of access while retaining larger areas of forest. Drought tolerant gardens, accessible walking paths, green roofs, open meadows, and waterfront restoration further enhance the landscape experience and ecological health of the site. (See Appendix E-Open Space Framework). Oceanview buildings step back and up from the waterfront edge and potential affects of sea-level rise, as well as creating waterfront open spaces that can be shared by all.

TWIN LODGESTwo new Lodge buildings frame the central axis and water view. These two buildings are envisioned as a part of a consolidated “core” of the development programme. With facilities for most essential uses (accommodation, guest amenities, session rooms) included in these two buildings, most other buildings can be shut-down during times of lower capacity. In effect, they act as Facilities Masterplan

6 June 2014 ARCHITRAVE + TOPOGRAPHICS

l e g e n d

a taylor bayb cottages c accommodationd meadow / septic e courtyard / parkingf lodge bg thunderbird dormsh sunset meadowi dining terracej courtyardk circle meadow / septicl labyrinth / septic m faculty buildingn meadow / septic o lodge ap new staff buildingq registration parkingr herons phoenix t guest parkingu storagev arrival circlew davis road

a

b

c

d

e

f

g

h

i

j

k

l

m

n

o

p

q

r

st u

vw

legenda taylor bayb cottagesc accommodationd meadow / septice courtyard / parkingf lodge bg thunderbird dormsh sunset meadowi dining terracej courtyardk circle meadow / septicl labyrinth / septicm faculty buildingn meadow / septico lodge ap new staff buildingq registration parkingr herons phoenixt guest parkingu storagev arrival circle


the “lungs” of The Haven’s facilities, allowing for expansion and contraction in response to seasonal need, and thereby improving operational efficiency (see Appendix G - Masterplan Diagrams). Iconic, sustainable architecture will elevate the facilities to the same level as the programs, and promote the centre as a world-class institution (see Appendix D - Building Framework).

Lodge A replaces many of the facilities in the existing lodge, including a waterfront view dining area, food service, kitchen areas, front desk, and gift shop, Upstairs are a mix of accommodation room types, and a well soundproofed and spatially separated medium size session room with accompanying lounge.

Lodge B replaces many of the facilities in the existing Orca building. On the ground floor, a Bodywork Centre creates a calm and special environment to support The Haven’s bodywork program. A games room and lounge allow for casual, fun interaction. A gym and indoor swimming pool encourages year-round exercise. Situated on its own elevated view deck, the hot-tub shares changing/shower facilities with the gym. Fully soundproofed, a second Heron sized session room would also be on the ground floor, with its own separate entry from the Circle Meadow and covered colonnade. Upstairs offers a variety of accommodation room types and price-points.

The main floor levels of the two lodges are raised to the same level as the circle meadow (the existing central septic field), allowing for open flow to this central gathering space, and improved accessibility. A series of courtyards, accessible ramps, steps, and dining terraces step down to the oceanfront Sunset Meadow.

View of the Arrival Circle from Davis Road

ARRIVAL The guest arrival experience is transformed. From the Arrival Circle drop-off area, guests are welcomed by the main entry of Lodge A, framed by existing trees and gateway gardens. New parking areas move cars out of the central zone. Guests park in short-term parking while registering, then move their car in one of two main lots located on the edges of the site. A Welcome Walk leads guests from the Wong and McKeen Phoenix Auditorium parking lot to the a small terrace at the edge of the Circle Meadow, where a guest will first view the Salish Sea, framed by the twin Lodges.

SESSION ROOMSThe session rooms are the heart and soul of the campus, and the whole site will support those spaces. Existing session rooms in Heron and Phoenix are improved with additional soundproofing, accessibility features, landscaping and entry spaces. New session rooms, fully soundproofed and accessible, and in a variety of sizes, are located in the core buildings of Lodge A, Lodge B, and the Faculty Building. Transitional spaces between the session rooms and the social spaces in the Lodges are carefully considered.

ACCOMMODATIONAccommodation is upgraded and guest capacity increased within the existing zoning restrictions by optimizing a mix of small scale, affordable, private and shared rooms, as well as premium rooms with ocean views. More beds are also available in shared dorm rooms, located in the renovated Thunderbird building as well as in the core building of Lodge B, which offer a very affordable accommodation option. Additional guest capacity is maximized by replacing the Sandpiper and Seagull buildings with optimally designed cottages with a greater number of smaller bedrooms, and upgrading View of Lodge A from the Arrival Circle


The twin lodges frame the ocean view and Centre Courtyard, as seen from the Circle Meadow

family and ocean-view accommodation options. The number of rooms accessible for those of low mobility is increased. Ground floor rooms are available in the cottages and accommodation building (“C” on the Vision Plan). An elevator in Lodge A makes the rooms on its second floor accessible.

FACULTY + STAFF FACILITIES Swallow is replaced by a two storey staff building (administration above maintenance), universally accessible via a bridge to Lodge A’s elevator. A new Faculty Building provides a centre to support the program leaders, assistants, and interns. Ocean view faculty accommodation, accessible and soundproofed meeting rooms and small session rooms, and a 24 hour quiet room/library / meditation space overlooking a quiet garden and Taylor Bay will make this a very special core building.

INFRASTRUCTURENecessary infrastructure upgrades and improvements are carefully integrated into the site plan. The primary septic field is retained, and re-purposed as a central feature, the Circle Meadow. Failing septic fields are replaced with an innovative drip dispersal field, which can wind through the trees in the forest, with no new tree removal. Electrical needs are met by upgrading to Phase 3 power. New and expanded sources of potable water are being explored, with roof rainwater harvesting and foundation cistern storage integrated into all buildings. Stormwater falling on the rest of the site will be channeled into vegetated swales and other bio-engineering features, cleansing the water as it percolates towards the ocean.


PHASING

PHASING PLANOne of the guiding principles of the Plan is that it be “phase-able”, for funding, disruption, and priority reasons. With so many variables to consider, the phasing plan proposed below is only one of many possible build-out sequences. Each project phase will need to consider fundraising, long-term investment versus available funds, interim spaces, infrastructure upgrades, and many other factors in determining project scope.

PHASE 1The proposed Phase 1 begins at the “front door” of the facility, setting the tone for improvements, laying the stage for future phases, and demonstrating The Haven’s commitment to sustainable operations and facility renewal.

A_ Arrival Circle, Parking, Gateway GardensThis series of projects starts the transformation of the site arrival experience. At the terminus of Davis Road, a turn-around circle and drop-off zone welcomes guests. A new parking lot adjacent to the Wong and McKeen Phoenix Auditorium locates vehicles away from the center of the site, and frees up this area for Lodge A. Installation of phase 3 power will also upgrade the electrical system in anticipation of growth and reducing existing risks.

B_ Heron ImprovementsSoundproofing this building improves the proximity of accommodation to session rooms, as well as minimizing the disruptive impacts of future construction phases on programs. Facade improvements make the east facing side of the building an attractive backdrop to the arrival experience.

Phase 1 - The Front Door + Entrance Circle Phase 1 - Development Programme

C_ The Wong and McKeen Phoenix Auditorium ImprovementsAn entry addition to Phoenix from the relocated parking lot emphasizes its community importance, as well as adding storage and circulation improvements.

D_ Thunderbird improvementsThunderbird is renovated as shared rooms with bunk bed facilities, increasing the bed-count on the TCI property and increasing

the accommodation options available at a lower price point Fire suppression improvements will also be required.

E_ Sanitary Disposal FieldThe failing Sandpiper field is replaced with an innovative drip disposal system winding through existing trees. The Swallow field is also decommissioned and consolidated with the new field, reducing maintenance costs. The new field will be built with enough capacity to serve future build-out in this zone of the site.

AB

CDE

A Arrivalcircle,parking,gatewaygardens

B Heronimprovements

C Phoeniximprovements

D Thunderbirdimprovements

E Sanitarydisposalfield

Type Goal Phase Total*Additional Needed

Auditorium 1 1 0Large session (~1200sf) 2 1 1Medium session (~750sf) 3 3 (4) 0Small session (~300sf) 4 0 (3) 4Meeting room (~250sf) 3 1 (3) 2

Red text = below goal

Type Goal (TAU)Phase Total

(TAU)Phase Total (beds****)

Standard* 18 (60%) 13 35

Dorms** 6 (20%) 7 44

Higher-end *** 6 (20%) 10 26

Total Guest Accommodation 30 105

Faculty beds 5 beds NA 5Low-mobility access (no flights of stairs) 15 (50%) 12Family friendly units (connectable rooms, multiple beds, suites) 15 (50%) 13

Current Estimated

Need* (US Gal)

Phase Storage Capacity (US Gal)

Additional Storage needed (US Gal)

Potable Water 300,000

Non-Potable Water 243,750

Cistern Chapel treatment 5,000

Cistern Chapel 40,000

Thunderbird 50,000

Phoenix 100,000

Tank adjacent to Cistern Chapel 1200

Osprey tanks 2200

Heron tanks 6000

Reps tanks 2600

Raven tanks 2200

Eagleview tank 2000

Kingfisher tank 2000

Totals 543,750 213,200 330,550

**Dorms. Existing Heron shared rooms counted as dorms.

*** Higher-end. Existing oceanview units counted as higher-end units.

****Includes sofa-beds.

Cistern Storage

* Current storage needs calculated by Worley Parsons. While the guest capacity on the TCI site will increase over time, Havenhaus and Havenside are assumed to be removed from the TCI system. Therefore, for the purposes of the Masterplan, use needs are assumed constant. However storage needs will change based on use patterns, supply sources, and rates of yield and should be recalculated during project design phases.

*Standard rooms. Existing private basic rooms and forestview rooms counted as standard.

PHASE 1 _ Front Door

Session and Meeting Rooms

* Count of accessible, functional, zoning compliant rooms. (#) includes existing sub-standard rooms.

Accommodation - Tourist Accommodation Units (TAU)


PHASE 2This exciting phase will dramatically transform the facility.

A_ Lodge AThe new lodge is constructed in the existing parking lot, at the same grade as the existing septic fields. Osprey is removed to transition units to the Lodge.

B_ Dining TerraceThe old lodge is removed, in a grand reveal of the expanded oceanfront landscape. The first phase of the dining / waterfront terraces is constructed. The design of these elements will need to carefully consider interim grade transitions to Orca and other buildings.

C_ Swallow / Staff BuildingThe Plan envisions a new staff building to be located in Swallow’s current location, and connected to Lodge A with a bridge, allowing for universal access to the second floor. While it will likely be most cost effective to construct this building in parallel with Lodge A, the Plan also considers an interim renovation to the upstairs of Swallow for administration use.

D_ Circle MeadowThe Lodge A portion of the Circle Meadow and Circle Path is constructed, creating attractive seating and walking spaces that flow from indoors to outdoors. A new ramp is constructed for Heron, transforming the existing 24 room to a more gracious session room entry, while enhancing the gateway garden experience.

E_ Registration / short-term parkingA new parking area is constructed for short-term parking while registering, as well as The Haven shuttle.

Phase 2 Phase 2 - Development Programme

F_ Gateway GardensPreserving existing trees as gateway elements, a native enhanced garden with special entry paving, creates an attractive contemporary west-coast landscape to greet arriving guests.

A LodgeA

B DiningTerrace

C StaffBuilding

D CircleMeadow

E Registration/short-termparking

F GatewayGardens

CE

FAB

D


Auditorium 1 1 0Large session (~1200sf) 2 1 1Medium session (~750sf) 3 3 0Small session (~300sf) 4 2 2Meeting room (~250sf) 3 2 (3) 1




Standard* 18 (60%) 11 34

Dorms** 6 (20%) 7 44

Higher-end *** 6 (20%) 10 26


Faculty beds 5 NA 5Low-mobility access (no flights of stairs)

15 units (50%) 13

Family friendly units (connectable rooms, multiple beds, suites)

15 units (50%) 14

Current Estimated

Need* (US Gal)





Lodge A 250,000



Thunderbird 50,000

Phoenix 100,000


Raven tanks 2200

Eagleview tank 2000


Totals 435,000 452,400 -17,400








Cistern Storage



PHASE 3The timing of this phase will depend on funding priorities, accommodation needs, and further infrastructure studies. It may occur after the Lodge B phase.

A_ Hotel HavenA new accommodation focused building is constructed with 9 Tourist Accommodation Units, with a focus on family housing. Half the units will be on the ground floor, providing access to those with low-mobility.

B_ Parking lotA new parking area, with an allowance for fire-truck access and turn-around, is constructed to serve Hotel Haven, the future cottages, and Lodge B. More parking stalls will likely be required here than currently illustrated in the Plan.

C_ Removal of Kingfisher and RavenThe Plan proposes Kingfisher and Raven be removed to relocate tourist accommodation units to Hotel Haven.


A HotelHaven

B Parkinglot

C RemovalofKingfisherandRaven

AB

C

C


Auditorium 1 1 0Large session (~1200sf) 2 1 1Medium session (~750sf) 3 3 0Small session (~300sf) 4 2 2Meeting room (~250sf) 3 2 (3) 1




Standard/Private Rooms* 18 (60%) 10.5 26

Dorms/Shared Rooms** 6 (20%) 11.5 62

Higher-end *** 6 (20%) 6 14



15 units (50%) 15


15 units (50%) 15

Current Estimated

Need* (US Gal)





Lodge A 250,000



Thunderbird 50,000

Phoenix 100,000

Totals 435,000 445,000 -10,000








Cistern Storage



PHASE 4A_ Lodge B The focus of this phase is the construction of Lodge B. Lodge B replaces Orca as a centre for guest amenities, as well as providing a variety of accommodation options, including a focus on small private basics and shared rooms. Orca and Eagleview are removed for the new building and to free up tourist accommodation units. The Cistern Chapel could be removed at this time, opening the view to the water.

B_ Waterfront TerracesThe terraces are completed, creating grade transitions to the water, with steps, seating walls, ramps, and landscape gardens.

C_ LabyrinthA labyrinth is suggested to be integrated into the gravel bed treatment area.


A LodgeB

B Waterfrontterraces

C Labyrinth

A

B

C


Auditorium 1 1 0Large session (~1200sf) 2 2 0Medium session (~750sf) 3 3 0Small session (~300sf) 4 2 2Meeting room (~250sf) 3 1 2




Standard/Private room* 18 (60%) 11.5 32

Dorms/Shared rooms** 6 (20%) 14.5 72

Higher-end *** 6 (20%) 4 10



15 units (50%) 15

Family friendly units (connectable rooms, multiple beds, suites) 25

Current Estimated

Need* (US Gal)





Lodge A 250,000

Lodge B 200,000

Thunderbird 50,000

Phoenix 100,000

Totals 435,000 600,000 -165,000








Cistern Storage



PHASE 5This phase could occur incrementally throughout the build-out of the Plan, and not necessarily as the final stages. The timing will depend on available funds, tourist accommodation units, and major repair needs for the older Seagull and Sandpiper cottages.

A_ Waterfront CottagesThree or four new cottages are constructed with a focus on higher-end and family orientated accommodation. Sandpiper and Cormorant are removed.

B_ Faculty + BuildingA new building is constructed for faculty accommodation, small session rooms, intern/meeting rooms, and a 24 hour quiet/mediation/library room, all with waterfront views. Faculty accommodation does not count towards Tourist Accommodation Units, and therefore this building could happen anytime in the phasing process.


A

B

A WaterfrontCottages

B Faculty+Building








Higher-end *** 6 (20%) 4 10



15 units (50%) 15


Current Estimated

Need* (US Gal)





Lodge A 250,000

Lodge B 200,000

Thunderbird 50,000

Phoenix 100,000

Totals 435,000 600,000 -165,000








Cistern Storage









Higher-end *** 6 (20%) 4 24


Faculty beds 5 NA 5+Low-mobility access (no flights of stairs)

15 units (50%) 15


15 units (50%) 15

Current Estimated

Need* (US Gal)





Lodge A 250,000

Lodge B 200,000

Thunderbird 50,000

Phoenix 100,000

Totals 435,000 600,000 -165,000






`


Cistern Storage


Part 2

Facilities MasterplanPart 3

Appendices

T H E H A V E N F A C I L I T I E S M A S T E R P L A N - A P P E N D I C E S20

SCENARIO A | The VillageThe Village concept started with the premise of minimal change, re-using and adapting existing facilities. The central concept for the Lodge was to build a new building in the existing parking area, and also to renovate the existing Lodge, as an open dining and flexible gathering space. New dormitory and session room buildings were added, and other buildings were designated as renovated.

In general, this scenario received less support than the others. Elements that were appreciated were a respect for The Haven’s existing facilities and the eclectic, organic layout.

This concept for the Lodge was not preferred, due to the lack of connection to the water for the new building, and the cost and impracticality of renovating the existing Lodge building.

SCENARIO B | The HubThe Hub concept explored the premise of consolidation of the accommodation and amenity program areas into a central “hub”, with the session room buildings as “jewels in the forest”, accessed by a series of pathways, each with its own theme (mind, body, and spirit). The Lodge was envisioned as a two phase construction. Part A would be built where Cormorant currently exists, then the existing Lodge would be removed, and Part B would be constructed. This option also brought the central drop off zone deeper into the site, and with a clear view of the water at the point of arrival. A Living Machine building would treat wastewater and be a demonstrative feature to the site entry.

Positive feedback was received about all of these ideas. Ideas that were questioned included round session room buildings, and lack of vehicular access throughout the site.

In the scenario evaluation process, it was determined that this lodge replacement concept would be too challenging in phasing logistics and capacity. The Living Machine waste treatment system was also ruled out due to the capital and maintenance costs, combined with the current regulatory requirement to retain large areas for dispersal.

SCENARIO C | WaterThe Water scenario envisioned a rainwater harvesting pond as central feature. The pond also created an attractive internal view, especially at the point of arrival. A meditative pathway circled the pond and provided a transitional space between the session room buildings in the forest and the central lodge buildings. The lodge was conceived as a two building center, Phase A and B, framing a central courtyard, with a waterfront terrace/amphitheater stepping down to an open waterfront lawn. Phase A would host the same program as the existing Lodge. Lodge B would hold a bodywork center and guest amenities such as the pool, hot-tub, and gym. A Living Machine building would treat waste. Accommodation was clustered in waterfront cottages.

Feedback was positive on many of these ideas. People also liked the circle forms, as reflective of The Haven’s process and Chinese medicine.

The Masterplan has not carried forward with the rainwater harvesting pond idea due to current regulatory restrictions on its use for potable water, and insufficient need for additional non-potable water supply. The existing central septic fields are also being retained.

SCENARIOS

Appendix A | Scenarios

During the Scenario phase, three different directions were developed to explore alternative concepts for the Masterplan. These were presented for feedback at The Haven’s 30th birthday party celebrations, and lessons learned were consolidated into the Vision Plan.

T H E H A V E N F A C I L I T I E S M A S T E R P L A N - A P P E N D I C E S 21

SITE INVENTORY + ANALYSIS

DISCOVERY PROCESSConsiderable site inventory, research and analysis was done during the planning process to ensure decisions are made with the best information possible. At the same time, data was not always available or cost-effective to obtain, and some assumptions needed to be made. A summary of what was learned is captured in this report. Supporting documents and additional detail files are stored securely at The Haven. Some hardcopy information is also available in the Administration files.

SITE HISTORYThe Haven’s site is part of the traditional territory of the Snuneymuxw First Nation. There is evidence of human settlement on Gabriola for thousands of years. Legend has it that The Haven site was once used for peace-making gatherings.

Cultural + Experiential Landscape

Facilities MasterplanSCENARIO EXPLORATION PHASE4 August 2013 ARCHITRAVE + TOPOGRAPHICS

site analysisecology and landscape

Ecology and Climate

worn footpath amongstHaven Lot's significant trees

Site Planning Considerations

Monotropa uniflora, orIndian Pipe, an indicatorspecies of good soil health

the coastal fir forest the first nations "pathfinderplant" , Adenocaulon

bicolor

eelgrass grows throughoutTaylor Bay

The Cultural & Experiential Landscape

the gnome garden Joann Peterson memorialgarden

the burn area the Mandarin phase garden the shoreline ~ open views, tidepools, & slippery rocks!

many birds feed and nest onthe property and shoreline

deer and other animals movefreely through the property

Significant trees include older specimens or uncommon species, and should ideally be preserved.

Sea level rise may change the shoreline boundary and shift setbacks. Existing structures and vegetation may be impacted by increased flooding risk. Adaptive management strategies will be needed.

Seasonal change impacts how the site is used - wind and rain in the winter, drought and sun in the summer.

The important habitat species, eelgrass (Zostera marina) can be found throughout Taylor Bay, and is easily damaged by boats or shading from marine structures.

The forest remains in overall good health. Most hazard trees identified in 2005 have been removed.

Fire management strategies are important: creating defensible space, fire truck / water access; and reducing highly flammable vegetation/materials around buildings.


The forest, the shoreline, and open lawn/gardens are the three primary landscapes of the site. Each offers a distinct experience.

The impressive ocean views are limited by the placement of the lodge and cistern chapel.

Some may consider memorials, especially those that are "fixed" (such as trees), or locations of ashes, as sacred, and requiring preservation in perpetuity.

Other gardens and fixed features are assumed to be considered with varying degrees of attachment, permanence, significance, and investment.

The central feature of the site is currently the main parking lot. The arrival sequence can be confusing and is blocked from the water view.

Art features can be found throughout the site. The assumption is that most pieces could be sensitively relocated if justified by development goals.

the forest ~ quiet, shaded,enclosed, and protected.

lawn and gardens ~ openness,cared for, colorful, whimsy,

and gathering areas.

Until it was purchased by Ben Wong and Jock McKeen in 1983, the site was used for decades as a fishing and vacation resort, The Taylor Bay Lodge. Seagull, Sandpiper, and parts of The Lodge, Swallow and Raven are original to that era, although most have been expanded and renovated many times over the years.

The 1980’s and 90’s were a time of tremendous growth and construction for The Haven. Heron, Kingfisher, The Wong and McKeen Phoenix Auditorium, Thunderbird, Cormorant, Orca, Osprey and Eagleview were all constructed during this time to support the expanding programs.

Very little major improvement or construction has happened since that period of growth, in part due to a lack of clarity in zoning compliance, which is now resolved.

THE CULTURAL + EXPERIENTIAL LANDSCAPEThis special property offers three primary landscape experiences - the shade and enclosure of the forest, the openness and tended quality of the lawns and gardens, and the dynamic appeal of the water’s edge.

The western facing water view makes The Haven one of the best sunset viewing spots on the island. Unfortunately, the view is blocked from many points on the site by the Lodge and Cistern Chapel buildings, especially from those arriving to the site. Generally, the guest arrival sequence is confusing and the primary experience is of a parking lot.



Ecology and Climate





bicolor
























site analysiscontext

Historic Context

First NationsGabriola Island is part of the traditional territory of the Snuneymuxw First Nation. These Coast Salish people have lived on Gabriola for over 3,000 years and have left more than 100 archaeological sites including shell middens, petroglyphs and burial sites.

Some say The Haven site was once used for peace-making gatherings.

Taylor Bay LodgeA fishing and recreational retreat lodge, built probably in the 1930s and '40s.

The lodge, Raven, and the Seagull and Sandpiper cabins are original to this era. The lodge and Raven have had multiple additions over the years.

Haven by the SeaBen and Jock purchased the property in 1983, and began a very active period of construction that lasted into the early 1990's.

Island ContextSite Planning Considerations

The Haven is accessible by the new Gabriola Island bus service! Many people come to the island without a car, which helps keep parking needs down.

Walking to the Malaspina Galleries is a common activity. It is not, however, very clear how to get there, and sometimes trespassing can occur inadvertently.

The walk along the shoreline is extremely slippery in winter.

Restaurants and services are available at the nearby Twin Beach mall, as well as in the Village. The Haven supports the local economy by striving to minimize competition with local business.

The Phoenix is frequently used for performance events attended by the broader Gabriola Island community. There is interest in expanding community connections through sharing amenties.

petroglyphs can be found throughout Gabriola

an early pioneer Taylor Bay is named after

Ben and Jock, pioneers ofanother kind



Historic Context

















Historic Context















Historic photos from the Taylor Bay Lodge era

The development of The Haven facilities

A Chinese garden, created by participants

The open views, tide pools, and slippery rocks of the shoreline

The quiet, shaded, enclosed and protected environment of the forest

The openness and tended nature of the lawns and gardens

One of Gabriola’s many petroglyphs



Historic Context















Many memorials, special gardens, and ashes are located throughout the property. Known locations are mapped here. The Plan acknowledges that these elements, to varying

degrees, may be considered with attachment, permanence, significance, and investment. Any development that will require relocation of the more sacred elements will be addressed sensitively.

Appendix B | Site Inventory and Analysis


A worn footpath causing compaction of the roots of heritage trees

Monotropa uniflora, or Indian Pipe, an indicator species of good soil health

The coastal fir forest Adenocaulon bicolor, known by First Nations as the “pathfinder plant”

Eelgrass grows throughout Taylor Bay

Many birds feed and nest on the property and shoreline

Deer and other animals move freely through the property

Ecology + Climate



Ecology and Climate





bicolor























ECOLOGY + CLIMATEThe Haven is committed to being a good steward of the property, making site improvements with consideration of the natural environment, and managing the site to improve ecological health. A Vegetation Management Plan was completed in 2005 by Pottinger Gaherty Environmental Consultants, and provides more detail on site ecology and management strategies. An update to the Vegetation Management Plan will be completed in 2015.

SITE ECOLOGYThe Gulf Island landscapes are both unique and under development pressure. All of the local native plant communities are considered “red-listed” - rare and endangered. There are no legal conservation requirements currently in place to be followed, however, best practice is to minimize impact on the native plant communities. In general, The Haven’s native forest landscape is in good overall health. Most of the hazard trees identified in 2005 have been removed, although an updated assessment is needed.

CLIMATE CHANGE + SEA LEVEL RISEThe sensitive Gulf Island environment is particularly vulnerable to climate change. Considerations for The Haven include increasing summer drought, fire risk, forest pests and disease, winter storm intensity, salt water intrusion, and sea level rise. Climate change science is continually evolving - risks can be estimated and prepared for, however on-going awareness and adaptation will be needed.

At this time, the Plan has adopted the sea-level rise estimates outlined by the BC Ministry of Environment for the Nanaimo region (BC Ministry of Environment, 2011). The rocky shoreline found at The Haven is less vulnerable to increasing erosion effects,

however, by the year 2100, some of the existing shoreline structures, landscape, and infrastructure may be impacted by rising sea levels and increasing storm surge intensity and frequency.

A peer review of the Plan’s sea level rise research and recommendations was completed by River and Coastal Engineer Daniel Arnold, P. Eng., and can be found in Appendix P.


Tf

Ap

Sa

Qr

Ps

Ps

Ps

Cd

Ms

884

467.99DF-504

488.04DF-502

498.14DF-503

508.08DF

518.14DF

528.39DF

538.55DF 54

8.64DF

558.97DF-497

569.10DF-496

5710.06CD-485

5810.11DF

599.13PP

608.66DF-501

618.97DF-500

629.08DF-499

639.08DF-498

649.06CD-428

659.73DF-427

669.68CD-429

679.77CD-431

689.69DF-437

698.95DF-433

709.55CD-434

719.91DF

729.90DF-430

7310.72CD/DF-484

7410.34CD-483

7511.22DF

7610.93CD-412

7710.87DF-443

7810.75DF-411

7911.04ARB

8011.16DF

8111.30CD-481

8212.11DF-450

8311.85CD-479

8412.12DF

8512.01CD

8612.05CD

8712.10DF-383

8811.99CD-381

8912.01CD-385

9011.91CD-478

9111.63CD-477

9212.79FC

9313.95DF

9412.49CD

9512.47CD

9612.24CD

9811.78DF

9911.28CD-410

10011.98DF-411

10113.11DF 102

12.91CD

10313.22DF

10413.14DF-404

10512.61CD-412

10611.40CD-416

10711.23CD

10811.16DF-417

10911.04CD-421

11011.77DF-411

11112.24DF-415

11211.50CD-420

11312.25DF-424

11411.00CD-425

11510.34DF-426

11613.08DF-413

11712.46FSC

18.39A

28.52HUB2250

314.74IP

48.38DF

58.18DF-525

68.31CD-526

78.24CD-527

88.39DF-541

98.00DF-542 10

7.96DF-543

117.85CD-544

127.85CD-545

138.03DF

148.26DF

158.53CD

168.54CD-528

178.89CD-530

188.96DF-529

198.99CD

209.18CD-532

219.12CD-533

228.95DF

239.39DF-538

249.08CD-537

259.94DF-535

269.65CD-534

289.91GF-536

2910.01DF

3010.64CD

319.56DF-486

329.83DF-487

339.74BF488 34

9.93DF

3510.19DF

3610.64CD

3710.74DF-415

3810.85DF-494

3910.12DF

4010.32DF-450

4110.67DF-490

4210.06DF

437.76CD-505

4410.82FSB

11912.61DF-391

12012.41CD

12112.87DF-122

12212.60DF-312

12312.65CD-314

12412.57CD-317

12512.70DF-316

12612.83DF-315

12713.03DF-401

12813.28DF-402

12912.98DF-398

13013.06CD-399

13113.11DF-40?

13212.52CD-364

13312.78DF-365

13412.16

13512.20CD

13611.80CD

13712.68DF-362

13812.52CD-363

13912.03DF-360

14012.43CD-361

14111.99DF-358

14212.29DF-359

14312.71DF-366

14412.01BC

14614.49DF-376

14814.47CD-374

14914.36CD-373

15014.38DF-375

15114.50CD

15214.36CD

15314.30CD

15414.16CD

15513.88DF

15613.78CD

15714.05CD-371

15813.19CD

15912.95CD-370

16012.94DF

16112.45DF-390

16212.52CD-388

16312.50CD-389

16411.96WELL

16512.36CD-387

16613.08IP

16712.92DF-369

16812.49DF-367/8

16911.46FSD

17111.39DF-356

17211.73IP

17311.67DF

17411.55DF

17511.40DF-353

17611.37CD-352

17711.66DF-351

17811.23DF-349

17910.67BC

18011.19CD

18111.11DF

18210.95DF-473

18310.51BC

18411.06DF

18510.48DF-465

18610.58DF-464

1889.76CD-460

1899.83WELL

19011.17CD

19111.17CD-472

19211.11HUB-2255

19311.01DF-470

19410.82DF-469

19510.41DF-454

19610.14CD-455

1979.85DF

1989.64CD

1999.92CD

20010.23DF-458

20110.04DF-457

20211.86BC

20311.68BC

20411.67BC

20510.58E

80610.97BC

80811.12ARB

81011.35BF-350

81111.86CD

81211.88DF

81311.09DF

81411.22DF

81511.92DF

81611.96DF

81710.88DF-345

81810.66DF-346

81910.80DF-344

82010.54CD-462

82110.40CD-463

82210.07CD-461

82710.71DF

82810.61DF

82910.94DF

83011.15CD

83110.80CD

83210.73DF

83310.91CD

83410.84DF

83510.63DF

83610.46CD

83710.64CD

83810.33DF

83910.18CD

84010.20CD

84110.13CD

84210.25CD

84311.13YEW

84410.69DF-203

84610.05CD-289

84710.05CD-291

8489.68FSG

84911.06BSF

85010.19HUB-2256

85110.40BC

85210.03CD

8539.88CD-290

8549.84CD-292

8559.85CD

8569.99CD-294

8579.99DF-295

85810.13DF-296

85910.34DF-302

86010.23DF-303

86110.29CD-304

86210.58DF-305

8639.20DF-331

8649.90DF-308

86510.54DF-30786610.48DF-306

86710.85DF-310

86810.03DF-297

8699.88CD-299

8709.74DF-298

8719.97DF-300

8729.87DF-301

8739.82DF-312

8749.63BC

8759.55BC

8769.50BC

87710.19PP

87810.11CD-202

87910.76CD

88010.70DF-200

88111.11DF

88211.32DF

88311.20DF

10.49DF-271

88510.13CD-281

88610.30DF-277

88710.40DF-276

88810.57IP

88910.47CD

89010.42CD

89110.55DF

89211.27DF-584

89310.52DF-581

8949.80CD-165

89510.17CD

89610.19CD897

10.14CD

8989.63DF-164

8999.46CD-163

9019.28CD-247

9029.24CD-245

9039.35CD-244

9049.60DF-249

9059.60DF-246

9089.48CD

9099.57CD-162

9109.42IP

9119.38CD

9129.51CD-250

91310.15DF-257

9149.82CD-271

91510.16DF-270

9169.95CD-268

91710.40CD-269

91810.10CD-229

9199.79CD-228

9209.70CD-227

92110.20DF-238

92210.63DF-231

92310.38DF-232

9249.90CD-234

9259.94DF-235

9269.45FSH

92910.41DF-230

9309.69CD-227

9319.76CD-226

9329.79CD

93310.14DF-224

93410.04CD-223

93510.27DF-225

9369.52HUB2258

9379.82CD-222

9389.69DF-221

9399.60DF-220

9408.56CD-216

9418.67CD-201

9428.55CD-200

9438.68CD-199

9448.96CD-198

9458.88CD-197

9468.23CD-197

9479.25DF-180

9488.67CD-179

9498.93CD-181

9508.07CD-173

9518.26CD-172

9528.26DF-171

9538.87ARB

9548.73DF

9558.68DF

9569.06DF

9579.55DF-178

9589.52ARB

9599.48BC

9609.53BC

9618.44CD-153

9628.19CD-155

9638.44CD-154

9649.44CD

9658.81CD-149

9669.04CD-148

9678.37CD-156

9687.65CD-158

9697.28CD-157

9707.32DF-123

9717.16CD-124

9727.19DF-125

9737.10CD-126

9747.03CD-129

9757.91DF-163

9768.02DF-164

9778.92DF-165

9788.22PP

9796.79FSI

9815.42BC

9826.91CD-87

9836.79CD-869846.73CD-85

9856.52DF-88

9867.14CD-84

9877.23CD-83

9887.04DF-82

9897.72DF-161

9907.67ARB-162

9917.12ARB-166

9927.00ARB

9936.76DF 994

7.00ARB

9959.01CD-144

9968.53CD-143

9979.16CD-146

9988.05CD-142

9997.36DF-140

10007.25CD

10018.04CD-139

10027.23CD-137

10037.43CD-135

10047.11CD-132a

10057.76CD-132b

10067.79CD-187

10077.79LAMP

10087.51CD-184

10097.55DF-185

10108.00DF-188

10117.87CD-190

10128.04CD-189

10176.73CD-114

10186.62CD-113

10196.54CD-111

10205.99CD

10216.61DF-110

10226.22CD-108

10235.80ARB

10246.28DF-104

10255.56CD-103

10265.70DF

10276.11DF

10285.57DF-99

10294.74DF

10305.03ARB

10315.72ARB

10326.77CD-122

10336.72CD-121

10346.70DF-115

10356.91DF-116

10366.60DF-117

10376.46CD

10386.37DF-118

10396.25CD

10406.14DF-119

10416.00CD-90

10425.88CD-92

10435.13FSJ

10455.57DF-93

10464.85ALD

10474.88BF

10484.65YEW

10495.59DF-94

10505.41DF-95

10515.08JM

10523.98CD

10533.92CD

10543.85CD

10553.89CD 10563.88

CD

10573.89DF

10583.92CD 1059

3.84CD

10604.23CD-18

10614.27DF-11

10623.95CD

10643.42BC

10652.74DF

10663.22DF

10673.21DF

10684.30DF-20

10694.49CD

10704.60DF-26

10714.30CD

10724.85CD-27

10734.21CD-24

10744.40CD-23

10754.65DF

10764.51CD-28

10774.44CD-29

10785.15CD-32

10794.70CD-21

10804.84ALD

10815.31DF-30 1082

5.08CD-35

10835.11CD-31

10845.36CD-33

10854.75CD-37

10864.82CD-3810874.84CD-39

10884.94CD-36

10895.02DF

10905.08DF-40

10915.13CD

10925.09CD-43

10935.15CD-44

10955.19CD-45

10964.99ARB-47

10975.19DF-46

10985.21ARB

10995.43DF-49

11004.93BC

11015.24CD-77

11025.36CD

11035.39CD

11045.53CD

11055.81CD

11067.47CD-73

11075.50CD-72

11085.72CD 1109

5.85CD-70

11106.22DF

11115.86ARB

11126.43DF-62?63?

11136.42DF

11146.31DF-65

11156.60DF-66

11166.19DF-68

11176.60DF

11186.10CD

11215.45CD

11225.50DF

11236.24DF

11247.08DF

11256.25DF-78

11266.01DF

11275.65DF-80

11286.02BF-81

11296.01BF

11306.30DF-79

11314.06BC

11334.05K

11364.42CH

11373.04DF

11383.76ARB

11393.35DF

11402.90BC

11413.92BC

11424.78DF-59 1143

4.91WL-60 1144

4.99DF-5811455.08

CD-57

11464.89CD-57

11474.57BC

11484.28FSL

11500.04WL-950

11513.26G

11524.26G

11534.99BC

11543.93DF

11553.64DF

11562.58DF

11573.73DF

11584.34DF

11594.50DF

11602.60CD 1161

3.27DF

11623.74CD

11633.48DF

11643.69DF-562

11662.94CD

11674.12DF

11683.82CD

11694.06ARB

11704.61CD-559?

11714.19DF-572

11724.46DF

11734.28YEW-574

11744.91YEW

11754.86CD-575

11774.42CD-577

11784.69DF

11794.72DF-579

11805.19DF-5811181

5.05DF

11825.56FSM

11845.51DF-556

11854.82DF-557

11864.61ARB

11874.48CD

11884.51CD

11894.71CD

11904.84DF

11915.00DF

11925.09DF

11935.69CD

11945.67DF

11955.63DF

11965.69ARB

11975.80DF

11985.76DF-554

11995.68DF 12005.63

DF

12015.72DF

12026.74DF

12035.56CH

12045.46AP

12055.37GKO

12076.18DF

12097.20BC

12105.88ORN

12117.48FSN

12137.87BC

12149.89BC

12159.64DF

12165.57PALM

12175.94BF

12188.47ARB-443

12199.19DF-442

12209.51DF-440

12219.28DF-441

12229.56DF

12239.81DF

12249.16DF-444

12259.27DF-445

12269.16DF

12279.79DF

12289.60DF

12299.74DF

123010.09DF

123110.12DF

12329.36CD-446

12339.53DF-447

12349.26DF

123510.06PP

123610.63CD

12397.52OAK

12407.42HZ

12417.21ASH

12426.95TRLS

12437.79ARB

12447.71DF

12457.72DF-507

12467.45CD

12478.09DF

12488.10DF

12497.74DF

12507.93DF-506

12517.40DF

12527.08ARB

12537.12ARB-510

12547.43CD-529

12557.56CD-523

12567.59CD-522

12577.66ARB-549

12587.29DF-521

12597.82DF-520

12606.95DF-518

12617.90DF-517

12627.30DF-516

12637.39BF-515

12647.02DF-514

12657.02CD

12666.65CD

12676.30DF-352

12709.44ORN

12719.64DF-323b

12729.59CD-324

12749.29DF

12759.25DF

12769.18DF

12779.11DF

12799.46CD

12809.23DF-323a

12818.87DF

12828.88DF

12838.80DF

12848.81DF-322

12858.76DF-321

12868.34DF-320

12878.34ARB

12888.30DF-319

12898.36DF

12908.50DF-318

12928.26BC

12939.53DF 1294

9.33DF-451

12959.77DF

12968.84DF

12979.02DF-449

12989.07DF-450

12999.35DF-448

13009.74FSO

13029.82BC

130310.11BC

130610.21CD-463

13089.94CD-338

13099.62ARB

131010.04CD-341

13119.92CD-340

13129.94CD

13139.98DF

13149.96CD

13159.80CD

13169.91BF

13179.56DF

13199.37DF

13209.49CD

13219.27CD-332

13239.82DF-308

13248.98CD-329

13258.96CD-330

13269.02DF-315

13278.84DF-313

13288.92CD

13298.95DF-314

13309.10CD1331

9.60DF

13339.96DF-311

13349.83DF-332

133510.08DF-334

133710.79DF

133810.52DF-309

134010.79BC

3019.22Q

3059.89DF-233

3069.75DF-257

3089.28CD-237

3099.45CD-240

3119.44CD-248

3159.38CD

3169.67LP

3219.11CD-243

3229.20DF-242

3239.10DF-219

3248.88CD-217

3259.07DF

3318.95DF-215

3329.27DF-213

3338.84CD-218?

3349.33CD-251

3359.95CL

3369.69CL

3389.36CL

3398.94CL

3408.66CL

3429.49CD-262

3439.90DF

3449.66DF

3459.62DF-261

3469.71DF

3479.50CD-253

3489.43GF-257

3499.50CD

3509.76CD

3519.86CD-251

35210.01CD

3539.64DF

3549.49DF

3559.06CD

35710.02IPOS

3589.47DF-207

3598.88DF

3608.84CD

3618.96DF-206

3628.79CD-211

3638.56CD-212

3648.37CD-205 1

6"

23"

22"

20"

20"

18"

26"

16"

9"

18"

18"

25"

23"

17"

22"

31"

33"

13"

18"

25"

23"

10"

24"

12"

12"

18"

21"

23"

23"

20"

17"

13"

22"

24"

30"

21"

27"

14"

17"

18"

12"

17"

14"14"

20"

23"

14"

12"

23"

20"

13"

12" 9

"

9"

29"

11"

13"

13"

9"

29"

10"

10"

10"

8"

8"

8"

8" 1

0"

24"

8"

11"

9"

24"

13"

11"

10"

12"

24"

15"

13"

18"

13"

14"

7"

10"

24"

10"

18"

23"

16"

22"

10"

4"

12"

21" 18"

12"

24"

15"

9"

10"

8"

14"

15"

22"

15"

16"

24"

7"

11"

12"

15"

24"

16"

22"

18"

18"

20"

15"

12"

12"

18"

10"

12"

20"

20"

24"

16"

16"

9"

5"

11"

10"

15"

13"

9"

9"

12"

18"

9"

21"

17"

10"

16"

10"

19"

9"

8"

7"

16"

10"

15"

13"

20"

16"

19"

13"

8"

14"

24"

18"

10"

17"

11"

25"

30"

10"

14"

16"

16"

21"

9"

14"

15"

12"

14"

18"2

2"

16"

19"

12"

12"

18"

26"

20"

18"

18"

30"

23"

23"

15"

28"

20"

13"

29"

18"

19"

10"

18"

12"

30"

12"

10"

6"

12"

10"

16"

15"

16"

6"

16"

6"

18"

16"

8"

10"

10"

20"

12"

6"

20"

9"

8"

12"

10"

10"

10"

10"

14"

16"

12"

14"

16"

8"

10"

14"

16"

18"

10"

8"

12"

10"

8"

7"

9"

11"

9"

7"

14"

11"

8"

12"

15"

10"

12"

12"

18"

12"1

4"

12"

8"

10"

12"

8"

8"

15"

15"8"

8"

20"

9"

10"

12"

7"

8"

8"

9" 1

0"6"

19"

20"

20"

18"

9"

9"

12"

10"

23"

24"

18"

13"

16"

17"

12"

8"

15"

20"

9"

9"

8"

15"5"

17"

14"13"

10"

10"

12"

12"

14"

13"

13"

13"

12"

18"

11"

24"

24"

14"

36"

16"

15"

16"

16"

15"

20"

18"

16"

36"

10"

15"

9"9

"

20"

16"

18"

18"

18"

28"

19"

14"

16"

18"

12"

8"

18"

16"

18"

12"

22"

20"

17"

16"

9"

17"

18"

17"

19"

19"

15"

17"

14"

9"

8"

10"

12"

4"

16"

9"

6"

4"

7"

7"

12"

6" 8

"

30"

5" 6

"

12"

12"

28"

12"

12"

18"

15"

20"

19"

6"

24"

24"

18"

9"

19"1

0"

17"

14"

22"12"

24"

8"

12"

8"

18"

8"14"

10"

20"

20"

17"

20"

20"

30"

7"

12"

8"10"

10"

10"

6"

12"

16"

6" 1

6"

16"

8"

9"

10"

10"

10"

10"

10"

12"

8"

8"

10"

12"

8"

6"

12"

8"

6"

10"

14"

9"

20"

15"

10"

18"

18"

12"

9" 1

0" 1

2"

12"

12"

12"

11"

13"

16"

18"

19"

6"

9"

5"

12"

28"

11"

30"

5"

17"

28"

22"

25"

18"

15"

27"

28"

17"

11"

17"

22"

18"

20"

6"

18"

16"

12"

15"

14"

20"

10"

6" 7

"

8"

12"

12" 6" 9

"

24"

16"

3"

3"

20"

9"

9"

8"

10"

9"

10"

8"

10"

8"

16"

12"

7"

7"

6"

7"

10"

9"

15"

22"

7"

14"

8"

6"

27"

24"

10"

10"

6"

27"

30"

7"

11"

12"

24"

10"

21"

16"

12"

12"

21"

19"

16"

16"

11"

4"

22"

31"

4"

18"

10"

18"

6"

7"

8"

7"

11"

11"

8"

10"

18"

8"

10" 1

6"

8"

12"

12"

9"

13"

7"

3"

10"

12"

10"

17"

18"

8"

8"

6"

10"

10"

15"

9"

22"

24"

7"

11"

7"1

2"

19"

6"

11"

30"

12"

10"

16"

10"

8"

24"

28"

8"

12"

9"

12"

18"

12"

21"

16"

21"

20"

17"

12"

13"

12"

20"

20"

24"

17"7"

28"

4"

8"

24"

15"

15"

28"

NOT MAPPED

14"

22"

16"

12"

16"

8"

8"

20"

20"

18"

15"

15"

10"

10"

7"

7"

6"

9"

22"

17"

10"

8"9"

10"

NOT MAPPED

NOT MAPPED

8"

8"

12"

12"

12"

24"

12"

11"

16"

10"

10"

16"

12"

28"

33"

21"

14"

10"

14"

10"

14"

13"

16"

22"

10"

10"

16"

12"

10"

12"

33"

17"

10"

14"

11"

13"

16"

12"

6"

20"

12"

12"

14"

QU

EEN

SIZ

E

HW

BARFRIDGE

MW

MEETINGROOM

MEETINGROOM

LIVING

BEDROOM156

WC

WC

DN

SOFA

BED

DECKDECK OVER CISTERN

CISTERN

ACCESS

WC

ENTRY

CHANGE

ROOM

HOT

TUB

DN

DN

RA

MP D

N

FIREPLACE

EP

DN

DN

DN

?

BEDROOM152

LIVING

WC

MW

SOFA

BED

DINING

DINING

DINING

DINING

DINING

DINING DECK

OFFICE

OFFICE

OFFICE

OFFICE

FREEZER

FRIDGEKITCHEN

PREP

WCWC

PANTRY

WCWC

LAUNDRY

GIFT SHOP

RECEPTION

BAR

LOUNGE

ENTRY

SERVICE

BBQ

RAMP DN

DN

DN

DN

DN

RA

MP

DN

DN

DN

DN

DN

RAM

P DN

DN

DN

DN

DN

DN

DN

DN

KITCHENETTE

BEDROOM

BEDROOM

PORCH

SOFA

BED

SIN

GLE

SIZ

E

DOUBLE SIZE

QU

EEN S

IZE

QUEEN SIZE

?

SIN

GLE

SIZ

E

QUEEN SIZE

?

?

SINGLE SIZE

DOUBLE SIZE

BEDROOM104

BEDROOM105

BEDROOM106

EP

HW

DOUBLE SIZE

SINGLE SIZE

BEDROOM109

QUEEN SIZE

SINGLE SIZE

BEDROOM107

HW

BEDROOM108

COMPUTERROOM

MECHANICAL

DN

DN

DN

DN

DN

DN

DN

DN

DN

RAM

P D

N

RAMP DN

SIN

GLE

SIZ

E

TRU

ND

LE B

ED

UP

WC

WC

WC

HW

T

WC

UP

UP

ELEC

T

JAN

IT

CO

NC C

ARPO

RT

DEC

K

UP

DN

DEC

K

BED

ROO

M 1

20

BED

ROO

M 1

21

BED

ROO

M 1

23

BED

ROO

M 1

24

MECH.ROOM

CRAWLSPACE

HWT

HR

V

UP

HW

HW

EP

EP

LOUNGESESSIONROOM

STORAGE

PAYPHONE

RA

MP

DN

DN

DN

RAMP DN

DN

STORAGE

STORAGE

WC

WC

ENTRY HALL

DN

DN

COVEREDDECKCOVEREDDECK

DN

HW

HW

EP

EP

QUEE

N SIZ

E

SINGLE

SIZ

E

BEDROOM

144

DO

UBL

E SIZ

E

DO

UBL

E SIZ

E

??

DO

UBL

E SIZ

E

BEDROOM

143

BEDROOM

142

(not accessed)

BEDROOM

140

BEDROOM

141

(not accessed)

??

DO

UBL

E SIZ

E

??

??

??

BEDROOM

145

DO

UBL

E SIZ

E

HW

??

RAMP D

N

RAMP D

N

DN

DN

UP

UP

UP

WORKSHOP

OFFICE

LAUNDRY

STORAGE

STORAGE

housekeeping

general

STORAGE

confirm

confirm

STO

RAG

E

shop

STORAGE

HWHW

LIVING

BATHRM

KITCHENETTE

BEDROOM

DECK

SOFA

BED

CISTERNEQUIPMENT

ROOMCISTERN

STORAGE

CISTERNACCESS

CISTERNACCESS

WC

POO

L M

ECHAN

ICAL

GAM

ES

LOUN

GE

TEL

STO

R

FP

Tree Mapping TREESTrees considered as significant were mapped during the 2005 Vegetation Management Plan effort, and include large/older trees, wildlife trees, and uncommon species. As part of the Masterplan effort, we undertook a more detailed mapping of the trees on site over 8” (diameter at breast height). Tree preservation was an important value for The Haven’s founders, and remains important to The Haven management and other stakeholders. Underlying the concept of tree preservation are several other values: stewardship and regeneration of the natural environment; preservation of wildlife habitat; guest experience of Gulf Island landscapes; and protection from wind, rain and sun. At the same time, any potential new development of buildings, parking, circulation, infrastructure or even landscapes will likely require removal of some trees. The detailed survey of existing trees allows for site development to be planned to preserve more significant specimens or groupings whenever possible. Trees identified for preservation need protection from disturbance and compaction within the canopy drip-line, and attention to how nearby development will create changes in wind, sun, and hydrology. An arborist assessment is recommended during project design.

T R E E S Botanical Name Common Name Abies grandis Grand Fir Acer palmatum Japanese Maple Alnus rubra Red Alder Arbutus menziesii Arbutus Cedrus deodara Atlas Cedar Gingko biloba Gingko Malus sp. Apple Prunus sp. Cherry Pseudotsuga menziesii Douglas Fir Quercus rubra Red Oak Sorbus aucuparia Mountain ash Taxus brevifolia Western Yew Thuja plicata Western Red Cedar Trachycarpus fortunei Windmill Palm

Ap

Gb

Ms

Ps

Qr

Sa

Tf

Cd


EXISTING WATER SYSTEMA sustainable water supply is The Haven’s biggest infrastructure issue. Water is a particularly precious resource on the Gulf Islands. With no municipal water system on Gabriola, all water is collected on site, either from wells or from rainwater harvesting. Increasingly, water shortages have led to the need to purchase off-island water during the summer drought months. With the prediction of drier summers due to climate change, water supply issues are only going to increase.

WELL WATER SOURCESThere are several operating wells on the property. On Gabriola, wells are drilled to (hopefully) intersect fractures in the sandstone bedrock carrying rain run-off, which can occur at any depth; there is no perched aquifer at a typical depth, and wells are often seasonally affected by summer drought. The Haven is located in an area of the island known to have less water available, and, due to the proximity to the ocean, wells are also vulnerable to salt-water intrusion.

The Haven’s primary potable water source, Well A, is a seasonal well, going dry when there are no rain events for a week or so. Water is pumped and stored in cisterns during the wet winter months. In the summer months, there is little or no production.

Well B has traditionally been The Haven’s primary non-potable water supply (toilets, irrigation, and swimming pool). During the drier summer months, Well B water has also been used as a potable water source by processing the supply through a reverse osmosis system. While this well produces year round, it has high levels of salt water intrusion and sulphur, and these levels are increasing. The Ministry of Environment

Water System(Island Health) has required that use of this well be discontinued.

Well C has not been utilized as a water source for some time. It is reported to be seasonal, and to have a high level of dissolved solids and sulphur, which would require treatment to make the water potable. Additionally, it is marginally within the setback from a septic field (see the Sanitary System Diagram on page 26), although a hydrogeologist has provided a use approval letter to the approving agencies. The Haven is currently reviewing bringing this well back into production.

The other wells on the property, including well “D” drilled in 2013, do not produce.

RAINWATER HARVESTINGRainwater harvesting is a popular water source on Gabriola due to the challenges with well production. The Haven has a long history of harvesting roof rainwater, which is treated for use. Currently, six buildings’ roofs are harvested, with a combined catchment area of 1,338 m2. With the impending shut-down of Well B, The Haven has applied to the Island Health to expand and update its rainwater harvesting system. The Haven’s permit application is still under review.

STORAGEWater storage is a critical component of The Haven’s water system. Water is collected from the wells and rainwater harvesting systems during the wet winter months, treated and stored for use. There are three large concrete foundation cisterns and multiple smaller plastic tank cisterns on the property, with a combined capacity of 213,200 imperial gallons. The current capacity is not sufficient to store the potential production from the wells nor from rainwater harvesting, nor to cover supply needs during drier years.

TREATMENT + DISTRIBUTIONThere is an extensive system in place for treating all sources of water to ensure safety in use. Updates to expand and simplify the system are underway or pending approval of the existing permit application.

CONSERVATIONThe Haven takes water conservation seriously, and educates all guests on the importance of reducing use. Many measures have been implemented to conserve water, including the installation of low-flow fixtures and appliances.


Drainage

0

50

100

150

200

250

300

350

Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec

Wel

l A P

rodu

ctio

n / P

otab

le W

ater

Use

(m3 /m

onth

)

Month

Potable Water Use** Well A Production* Potable Water Use** Well A Production*

A chart illustrating the seasonal cycles of water use vs. Well A production. (chart by Worley Parsons)

Cistern storage- existing and recommended capacity (*calculated by Worley Parsons)

EXISTING STORM DRAINAGEOther than the roof rainwater harvesting system, there are minimal constructed drainage features on site; most stormwater percolates naturally through landscape areas to the sea. There is a remnant trench in the southwest corner of the site that was reportedly built to solve drainage issues in the 1980’s, but does not appear to carry or intersect water today.

The one area of the site that does puddle in the wet winter months is north of the Osprey building. It appears that road drainage coming down Davis Rd. in a swale/ditch on the south side of the road discontinues as it approaches The Haven site. It is possible that it is this drainage that moves through the forested area north of the entry drive, and collects in a low point

north of Osprey. The existing drainage collected in the pipe system is not treated before it daylights in outlets on the shoreline.






Standard* 18 (60%) 13 35

Dorms** 6 (20%) 7 44

Higher-end *** 6 (20%) 10 26



15 units (50%) 12


Current Estimated

Need* (US Gal)







Thunderbird 50,000

Phoenix 100,000


Osprey tanks 2200

Heron tanks 6000

Reps tanks 2600

Raven tanks 2200

Eagleview tank 2000


Totals 543,750 213,200 330,550









Cistern Storage



SANITARY SERVICING SYSTEMAll of The Haven’s wastewater is treated on site. The existing sanitary treatment system consists of seven separate septic fields and associated tanks, each servicing one to three buildings. They vary in age (the oldest thought to be installed in the 1970’s, and the most recent in 1998), treatment capacity, and size. Detailed on-site and documentation reviews of the fields were done in 2010 (Lewkowich Engineering), and 2013 (Van Isle Septic). Most fields were deemed to be in relatively good functioning order, with 5-18 year life spans before repairs and upgrades would be needed. The exceptions are the two Sandpiper fields, which are showing signs of failure, and can not be replaced in situ due to being within the setback from Taylor Bay. The Raven septic field was also not able to be located so its condition is unknown. While not noted in the 2010 and 2013 reports, anecdotally, the Swallow/Cormorant field occasionally has odor issues. Green grass patches, a problem indicator, were also noted by Anita Davey, ROWP, during a site visit in August 2014. The Swallow/Cormorant field may also be within future ocean front setbacks as sea-level rise occurs.

FLOW RATE AND JURISDICTION OF AUTHORITYApart from the conditions of the various fields, the primary concern for the sanitary servicing system is the overall flow rate and the resulting Jurisdiction of Authority. There are two governing bodies concerned with disposal of septic effluent in BC. The Ministry of Health (MoH), represented locally by Island Health, regulates systems of up to 4999 imperial gallons per day. Flows of 5000 or greater are regulated by the Ministry of Environment (MoE). Each has a distinct set of regulations, with different disposal options, monitoring requirements, system designs, approval processes, and monetary requirements. While there are

Sanitary Servicing Systemsome pros and cons to each regulatory system, consultants have recommended The Haven strive to ensure the design flow rate stay below the 5,000 gal/day threshold (Worley Parsons, 2014).

There are various established methods of calculating flow in absence of actual flow meters. The current flow rate has been variously calculated as 10,816 gal/day (Lewkowich, 2010), 3,800 gal/day (OSI, 2013), and 4,780 gal/day (Davey, 2014). In order to more accurately establish the flow rate and document seasonal fluctuations, The Haven has recently installed flow meters on all buildings; better data will be available after at least one annual cycle. Regardless, it is clear that, at least at peak occupancy periods, The Haven may be already approaching the 5000 gal/day, and almost certain to be over that with the additional capacity called for in the Masterplan.


ZONING The Haven’s properties consist of two different zoning types, regulated by Gabriola Island’s Land Use Bylaw. The main property is zoned TC1- Tourist Commercial. The Haven also owns 5 residential lots along Malaspina Drive, zoned as SRR-Small Rural Residential. Each zone relates to a set of bylaws restricting principal and accessory uses, size and type of buildings, lot coverage, and other considerations. The focus of this Plan is the TC1 property.

Land with TC1 Zoning is primarily intended for tourist accommodation. A tourist is defined as “traveling” and “non-resident.” The zoning allows for wide range of other non-residential accessory uses to service the principal Tourist Accommodation use and includes restaurant and recreational facilities.

The amount of TC1 zoned land on Gabriola Island is limited and largely comprised of three prominent facilities: The Haven, The Surf Lodge, and Silva Bay Resort. These facilities all predate the TC1 zoning adopted in 1999. Significant development has not occurred in a TC1 zone since 1999 adoption.

The Haven Facilities Masterplan has not been reviewed with Gabriola Islands Trust. However, it is consistent with requirements set out by the most current Gabriola Island Land Use Bylaw.

Note:There are two TC1 bylaw items that require clarification with Islands Trust:

1. The definition of Floor Area includes cisterns if not for “Domestic” or “Fire-protection”. It is not clear what “domestic” refers to in the case of a Tourist Accommodation facility. The Masterplan has not included cistern floor areas in the Floor Area calculation.

2. Faculty accommodation has not been included in tourist accommodation unit total.

For convenient reference only, the following excerpts are cited in part or whole from the Gabriola Island Land Use Bylaw No. 177 Adopted: November 22, 1999 & Consolidated: October, 2011. For the ultimate confirmation of current Land Use requirements the reader should contact Local Jurisdiction of Authority directly.

D.3.8 Tourist Commercial 1 (TC1)Permitted Principle Uses:• Tourist Accommodation• Restaurant• General Store

Permitted Accessory Uses:• Outdoor and indoor recreation facilities

accessory to tourist accommodation• Licensed liquor establishment accessory

to a principal tourist accommodation use• Campsite

Permitted Buildings and Structures• Hotels, motels, lodges, Inns, cabins, and

campsites to a maximum of 13 tourist accommodation units or campsites per hectare (5.26 units per acre) and a maximum of 30 tourist accommodation units or campsites per lot area in this zone.

• Other non-residential buildings and structures for the permitted uses set out in this zone

Regulations• The maximum height of buildings and

structures is 9.0 metres (29.5 feet).• The minimum setback for buildings or

structures, except for a sign, fence, or pump/utility house is: 6.0 metres (19.7 feet) from any lot line; and 3.0 metres (9.8 feet) from another building sited on the same lot.

• The minimum setback for campsites is 6.0 metres (19.7 feet) from any lot line.

• The maximum combined lot coverage by buildings and structures is 40 percent of the lot area.

• The maximum floor area ratio is 0.20.• The maximum size of a tourist

accommodation unit: in a building containing multiple tourist accommodation units is 37.2 square metres (400.4 square feet) in floor area; and in a detached building containing a single tourist accommodation unit is 65.0 square metres (699.7 square feet) in floor area.

• Cooking facilities are only permitted in tourist accommodation units located in a detached building containing less than three tourist accommodation units.

• No tourist accommodation unit may be occupied by any person continuously or within a year for more than six months; or by a unit owner for more than 45 days in a calendar year and more than 29 continuous days.

• Licensed liquor establishments are allowed only in conjunction with a hotel, motel, inn or lodge having a minimum of four tourist accommodation units.

• Tourist Accommodation: means the use of a tourist accommodation unit on an overnight basis by members of the traveling public who reside elsewhere;

• Tourist Accommodation Unit: means a room or suite of rooms used by a registered party composed of one or more members of the traveling public who reside elsewhere;

• Principal: in relation to use, building, or structure means the main or primary use, building or structure;

• Accessory: in relation to a use, building or structure means ancillary, secondary and exclusively devoted to a principal use, building or structure, expressly permitted by this bylaw on the same lot

or, where the accessory use is located on common property in a bare land strata plan, on a strata lot in the same strata plan;

• Floor Area: means the total area of all floors for each storey of a building measured to the outer surface of the exterior walls and if there are no walls, measured to the outer edge of the drip line, and for purposes of calculating floor area, the following apply: 1. all areas of a building having a floor and ceiling at least one metre apart constitute a storey; 2. the floor area occupied by any cistern used for the collection of rainwater for domestic use or fire protection is excluded; and 3. covered walkways up to 1.8 metres (5.9 feet) in width adjacent to a building’s exterior walls in this bylaw’s


site analysiszoning and buildings

Zoning & Buildings

Originally the "Taylor Bay Lodge", with many additions over the years. This building has been the center of The Haven since 1983, and the site of many memories. However, it is energy ineffecient, layout is awkward, spaces are undersized, and there are safety and accessibility challenges. It also blocks the water view from the rest of the site. It only has a wood pier foundation.

A_The LodgeConstruction: probably 1930sAdditions/renovations: 1984, 1986, 1987Units: 0

Site Planning ConsiderationsThe Haven properties fall under Small Rural Residential (SRR) and Tourist Commercial 1 (TC1) zoning bylaws. These bylaws place controls on development, such as permitted uses, building heights, site coverage, and setbacks.

The SRR zoning restricts the principal uses of The Haven's properties along Malaspina Drive to residential and horticulture. Some of the Dream Big ideas of shifting parking, support services or other uses to these sites would not be possible under current zoning.

The TC1 zoning allows for 30 residential "units". A unit is defined as 1-3 bedrooms, which may share common space. There are currently 30 units on the site.

One of the original cabins, with elements of historic charm. It is one of the higher price point units, and has frequent return visitors. However, its age contributes to frequent maintenance needs. It only has a wood pier foundation.

B_SeagullConstruction: probably 1930sAdditions/renovations: 1986Units: 1 Beds: 2


C_SandpiperConstruction: probably 1930sUnits: 1 Beds: 2

Eagleview contains the 1 truely accessible residential unit on the site. Mirrored glass gives the unit privacy.The meeting rooms are awkward and there are noise conflicts with the residential unit. Its ocean view makes it one of the higher price point units.

D_EagleviewConstruction ?Additions / renovations: 1984Units: 1 Beds: ?

The Raven was originally a 4 or 5 bedroom cottage for the Taylor Bay lodge. Several additions over the years have created an eclectic building to maintain. It now includes the Chapel. It only has a wood pier foundation.

E_RavenConstruction: probably 1930's or 1940'sAdditions / renovations: 1985, 1987Units: 1 Beds: ?

These buildings hold the library and meditation room. They also include a center for The Haven's water distribution system.

F_Reps Library & Meditation RoomConstruction: 1990's?Units: 0

Thunderbird consists of residential units. It is also sited over one of the properties larger foundation cisterns.

G_ThunderbirdConstruction: 1987, 1990Units: 4 Beds:?

The Heron building holds the most commonly used "big group" session room, as well as the Heron's Nest meeting room. Bedrooms are on the second floor, and consist of 2 beds per shared room. This makes it a more affordable option, but limits privacy. There are noise conflicts between the session and residential rooms. The wood decking requires frequent maintenance.

H_HeronConstruction: 1984Additions/renovations: Units: 4 Beds:? Session Rooms: 1

The Phoenix is the largest building on site, and is used for community events as well as Haven programs. It is built above the property's largest cistern. It lacks storage space, and entry/foyer facilities.

I_PhoenixConstruction: 1988-89Additions/renovations: Units: 0 Session Rooms: 3?

The Cistern Chapel is built over the Taylor Bay Lodge's original salt-water swimming pool, which is now a cistern for the Haven's potable water system. The hot-tub and roof structure were built in the 1980's. The deck can be very slippery in winter. The building and deck blocks views to the ocean.

J_Cistern ChapelConstruction: 1984-86 Units: 0

As an ocean view building, Kingfisher contains higher price point rooms. However, it lacks the level of amenties usually associated with such price points.

K_KingfisherConstruction: 1983Units: 5 units Beds: ?

Orca hosts the pool, gym, recreation rooms and residential / bodywork rooms above.

L_OrcaConstruction: 1988Additions/renovations: 1994Units: 3 units Beds: ?

Osprey rooms have 1 bed each. The materials storage behind the building are a source of complaint.

M_OspreyConstruction: 1985Additions/renovations: 1988Units: 5 units Beds: ?

Swallow hosts the maintenance shop and storage on the ground floor, and 3 smaller session rooms above. There are noise conflicts between these two uses.

N_SwallowConstruction: 1988Units: 0 units Session Rooms: 3

Cormorant holds some of the higher price point rooms, with ocean views. However, it lacks the level of amenties usually associated with such price points.

O_CormorantConstruction: 1987Units: 2 units Beds: ?

Zoning and Buildings

Commercial and Institutional zones are excluded;

• Floor Area Ratio: means the figure obtained by dividing the floor area of all buildings on the lot by the lot area;

• Lot Coverage: means the total area covered by buildings and structures measured within the outermost walls, or if there are no walls, measured to the outer edge of the drip- line.


TOURIST ACCOMMODATION UNITSIn 2010-2011, The Haven went through a process to more clearly define tourist accommodation units with the Islands Trust. Given The Haven’s nature as an educational facility, bedrooms can be smaller, and more facilities can be shared than may be true of a typical vacation resort, and therefore there is the potential for more beds per tourist accommodation unit. The Haven commissioned conceptual floor plans from Delinea Design Consultants, as example diagrams that illustrate multiple bedrooms and shared facilities, within the constraints of the existing planning regulations. These were reviewed by the Islands Trust, who issued a ruling by email that these conceptual plans would be permittable as tourist accommodation units under Gabriola’s land use bylaws.

The Facilities Masterplan has continued to explore floor plan typologies that can offer a variety of accommodation choices that would meet the definition of a tourist accommodation unit, and increase the accommodation capacity within the 30 unit maximum.


EXISTING BUILDINGS ANALYSISThere are 15 existing buildings on the site. Swallow, Seagull, Sandpiper, Raven and The Lodge all date back to the 1930’s or 40’s, with many additions and renovations over the years. Other buildings were primarily built in the 1980’s and 90’s in The Haven’s founding years. An important effort of the planning process was to map and analyze the existing buildings with the goal of determining whether a building would be best retained as is, retained but renovated for a different use, or removed and replaced. A full set of this analysis and floor plan maps is contained in Appendix M.

Assessment Summary Diagram

Example of Existing Building Floor Plans

Example of Existing Building Analysis

ASSESSMENT SUMMARYThe results of the existing building analysis process are summarized in this diagram. It is important to note that this process considered each building individually. The Facilities Masterplan considers the site as a whole - and in some cases, recommends a different action than noted here.



4 August 2013 ARCHITRAVE + TOPOGRAPHICS

site analysis

Zoning & Buildings

Originally the "Taylor Bay Lodge", with many additions over the years. This building has been the center of The Haven since 1983, and the site of many memories. However, it is energy ineffecient, layout is awkward, spaces are undersized, and there are safety and accessibility challenges. It also blocks the water view from the rest of the site. It only has a wood pier foundation.

A_The LodgeConstruction: probably 1930sAdditions/renovations: 1984, 1986, 1987Units: 0

Site Planning ConsiderationsThe Haven properties fall under Small Rural Residential (SRR) and Tourist Commercial 1 (TC1) zoning bylaws. These bylaws place controls on development, such as permitted uses, building heights, site coverage, and setbacks.

The SRR zoning restricts the principal uses of The Haven's properties along Malaspina Drive to residential and horticulture. Some of the Dream Big ideas of shifting parking, support services or other uses to these sites would not be possible under current zoning.

The TC1 zoning allows for 30 residential "units". A unit is defined as 1-3 bedrooms, which may share common space. There are currently 30 units on the site.


B_SeagullConstruction: probably 1930sAdditions/renovations: 1986Units: 1 Beds: 2


C_SandpiperConstruction: probably 1930sUnits: 1 Beds: 4

Eagleview contains the 1 universally accessible residential unit on the site. It has an ociean view and is a higher price point unit. Mirrored glass gives the unit privacy.The meeting rooms are awkward. Very small rooms on the second floor are used as faculty housing.

D_EagleviewConstruction: 1984

Units: 1 Beds: 7

The Raven was originally a 4-plex for the Taylor Bay lodge. Several additions over the years have created an eclectic building to maintain. It only has a wood pier foundation. It contains basic and forest view rooms.

E_RavenConstruction: probably 1930's or 1940'sAdditions / renovations: 1985, 1987Units: 1 Beds: 13

These buildings hold the library and meditation room. They also include a center for The Haven's water distribution system.

F_Reps Library & Meditation RoomConstruction: 1990's?Units: 0

Thunderbird consists of residential units. It is also sited over one of the property's larger foundation cisterns.

G_ThunderbirdConstruction: 1987, 1990Units: 4 Beds: 11

The Heron building holds the most commonly used "big group" session room, as well as the Heron's Nest 24 hour room. Bedrooms are on the second floor, and most consist of 2 beds per shared room. This makes it a more affordable option, but limits privacy. There are noise conflicts between the session and residential rooms. The wood decking requires frequent maintenance.

H_HeronConstruction: 1984Additions/renovations: Units: 4 Beds:14 Session Rooms: 1

The Phoenix is the largest building on site, and is used for community events as well as Haven programs. It is built above the property's largest cistern. It lacks storage space, and entry/foyer facilities.

I_PhoenixConstruction: 1988-89Additions/renovations: Units: 0 Session Rooms: 4

The Cistern Chapel is the hot-tub building. The deck is built over the Taylor Bay Lodge's original salt-water swimming pool, which is now a cistern for the Haven's potable water system. The hot-tub and roof structure were built in the 1980's. The deck can be very slippery in winter. The building and deck blocks views to the ocean from elsewhere on the site.

J_Cistern ChapelConstruction: 1984-86 Units: 0

As an ocean view building, Kingfisher contains higher price point rooms. Noise issues between rooms is problematic.

K_KingfisherConstruction: 1983Units: 5 units Beds: 18

Orca hosts the pool, gym, recreation rooms and residential / bodywork rooms, as well as three accommodation units.

L_OrcaConstruction: 1988Additions/renovations: 1994Units: 3 units Beds: 8

Osprey holds a mix of private basic and forest view rooms. The materials storage behind the building is a source of complaint.

M_Osprey Construction: 1985Additions/renovations: 1988Units: 5 units Beds: 10

Swallow hosts the maintenance shop and storage on the ground floor, and 3 smaller session rooms above. There are noise conflicts between these two uses.

N_SwallowConstruction: 1988Units: 0 units Session Rooms: 3

Cormorant holds some of the higher price point rooms, with ocean views.

O_CormorantConstruction: 1987Units: 2 units Beds: 4


ELECTRICAL ANALYSIS

RB Engineering performed a visual site inspection of The Haven electrical power infrastructure on June 18, 2014. The following information is from their report.

The purpose of the assessment was to review the current condition of the site electrical infrastructure and how it relates to the 25 year Masterplan. The accompanying site plan shows general routing of existing building services and the single line diagram shows the general flow of power throughout the site.

The Haven derives its electrical power from a BC Hydro service from Davis Road. This service enters the site with an overhead single phase primary service (12 kV) to a power pole with a 167 kVA transformer. From this pole there are three secondary BC Hydro services (600 amp, 120/240 volt, single phase) demarking in the Osprey, Heron and Phoenix buildings. These low voltage services then feed the remaining buildings throughout the site and are comprised of a mixture of overhead and underground power feeds. The BC Hydro infrastructure (which includes the overhead primary service, the power pole c/w 167 kVA transformer and overhead secondary power cables)is owned and maintained by BC Hydro. The Haven forwarded the past 2 years of BC Hydro billing. This information was used to determine the power loading of the primary and secondary services. The BC Hydro primary service is limited to 167 kVA and the maximum recorded peak demand on February 2014 was 168 kVA, this transformer is the largest available from BC Hydro and is fully loaded. The three BC Hydro secondary services are limited to 115 kVA per service. One service has a peak load 100 kVA, and the other two services have a peak load between 40 and 47 kVA.

The remaining of the electrical infrastructure from the BC Hydro service to point of utilization is owned and maintained by The Haven. The overhead infrastructure mainly feeds Thunderbird, Raven and Kingfisher buildings. The underground infrastructure mainly feeds Osprey, Swallow and Lodge buildings. The review of the interior electrical infrastructure of the buildings was mainly limited to the electrical room and main power panels. Several deficiencies were identified with recommendations for improvement.

It was unclear during the site review how the Sandpiper and Eagle View buildings are being fed.

In summary currently The Haven has a typical electrical infrastructure in which a facility has grown over the years and power connections were added as needed. This method of installation creates an unstable infrastructure due to not understanding the entire site when making changes. The BC Hydro primary service is fully loaded with no room for expansion without adding an additional power pole and transformer. However the BC Hydro secondary services are currently adequate with one service 90% loaded and the other two services 50% loaded but these services are limited to the primary service being fully loaded.


EXISTING ACCOMMODATION

BUILDING UNITS BED

RO

OM

S

AC

CES

SIB

LE

RO

OM

S

SIN

GLE

BED

S

DO

UB

LE/

QU

EEN

BED

S

SIN

GLE

SO

FAB

ED

DO

UB

LE S

OFA

B

ED

TO

TAL

BED

S

Raven 4 6 6 7 0 0 13Heron 4 8 12 2 0 0 14

Kingfisher 5 8 5 6 0 5 16Orca 3 3 4 3 0 1 8

Thunderbird 4 4 6 4 1 0 11Osprey 5 7 3 7 0 0 10Seagull 1 1 0 1 0 1 2

Cormorant 2 2 0 2 0 2 4Sandpiper 1 2 2 1 1 0 4Eagleview

(includes 5 faculty beds)

1 3 1 4 2 0 1 7

SubTotal 30 44 1 42 35 2 10 89Havenside 0 21 3 0 1 25

Havenhaus 0 4 4 0 1 9

TOTAL 123

DEVELOPMENT PROGRAMMEThis Development Programme provides idealized parameters for various types of uses on the site. It represents the best assumptions at this time as to what The Haven needs to operate sustainably and successfully. The research and consultation has only gone as deep as needed for purposes of the Facilities Masterplan. Additional programming will be done as plans and designs are further developed. This Development Programme should not be considered as fixed, and be adapted as needs, feedback, and ideas change over time.

ACCOMMODATIONCurrently, The Haven has about 89 beds available for guest and faculty use on the TC1 zoned property. The average number of guests per night is 32 (2012). However, there are distinct seasonal trends - lowest in the winter months, and at capacity in the summer. About 85% of the time, double/queen beds are single occupancy (important for sizing septic systems, restaurant seating, and other programs). On average, The Haven is booked at 30% capacity; the goal is to increase that to 50%. Meeting that goal is influenced by a complex set of factors including marketing, economy, seasonal draw, and site constraints.

For the purposes of the Plan, we are utilizing a goal of an average 50 people (not including staff) on site per day.

Zoning bylaws restrict accommodation to 30 “Tourist Accommodation Units” on the TC1 property. Through an extensive effort with the Islands Trust, a definition of Tourist

DEVELOPMENT PROGRAMME

Existing Accommodation Rooms Accommodation Development Programme






Standard* 18 (60%) 13 35

Dorms** 6 (20%) 7 44

Higher-end *** 6 (20%) 10 26


Faculty beds 5 beds NA 5Low-mobility access (no flights of stairs) 15 (50%) 12Family friendly units (connectable rooms, multiple beds, suites) 15 (50%) 13

Current Estimated

Need* (US Gal)







Thunderbird 50,000

Phoenix 100,000


Osprey tanks 2200

Heron tanks 6000

Reps tanks 2600

Raven tanks 2200

Eagleview tank 2000


Totals 543,750 213,200 330,550




Cistern Storage







Accommodation Units was developed that acknowledges The Haven’s nature as an educational institution with a need for smaller, denser accommodation than a typical tourist resort (see Tourist Accommodation Unit diagrams in Appendix H). The definition allows for a maximum square footage of bedrooms and bathrooms per unit: 37.2 s.m. (400.4 s.f.) for attached units, and 65.0 s.m. (699.7 s.f.) for detached units. Each unit can also include lounges or other spaces that do not count towards the allowable square footage. The existing accommodation facilities were also defined in numbers of units, currently at the maximum 30 units allowed. Any new accommodation construction will need to be offset by decommissioning existing units.

There are a number of goals for the future development of accommodation: • Increase capacity by planning for smaller

bedroom/bathroom footprints (more beds per unit).

• Increase the number of beds available at lower price points, as dorms, shared rooms and private basic rooms. For planning purposes, the goal is 20% of units as dorms/shared rooms, 40% as standard rooms (private), and 20% as higher-end rooms.

• Increase the number of units that can be accessed by those with low-mobility. The goal is 50% of units to be at ground level, or accessible by ramp or elevator (not stairs). Fully universally accessible bedrooms should be increased to between 5-10.

• Maintain a number of rooms as “family-friendly”. This could mean connectable

rooms, multiple beds per room, or suites with lounge space and/or kitchenettes (detached units only).

• Beds used by faculty or other non-paying guests do not count towards tourist accommodation units. Faculty accommodation could be in its own building or portion of building, or flexibly hosted in available bedrooms.

• Tent camping was determined as not preferable. Yurts or other seasonal buildings were considered, but all still count towards maximum tourist accommodation units, and determined better built as bedrooms.

SESSION + MEETING ROOMSThe existing session room facilities range in functionality, condition and appeal. Issues include a lack of accessibility, zoning bylaw compliance, poor ventilation or access to natural light, sound issues, privacy from adjacent walkways, or awkward layout. Existing session and meeting rooms determined as needing replacement are: Swallow, Swallow’s Nest, Swallow’s View, Peterson B, Havenhaus 361, and Whitaker. Also, additional session and meeting room space is needed.

Goals for session room development: • Add a second Heron sized room of

about 1200 s.f.

• Increase the number of small session rooms (about 300 s.f.) to 4 and replace the non-accessible rooms.

• Make all session and meeting rooms universally accessible.

• Include 3 team meeting rooms for leader team use. Ensure session and meeting rooms are well soundproofed and have appropriate storage, coat/shoe rooms, and restrooms.

• Allow space for an energetic transition between session rooms and the busy communal areas, such as the coffee area in the Lodge.

• Allow for visual connection to the outdoors, while maintaining a sense of privacy.

Appendix C | Development Programme


Existing Session, Meeting, + Bodywork Rooms

Session, Meeting, + Bodywork RoomsDevelopment Programme

Type GoalExisting Total*

Additional Needed

Auditorium 1 1 0

Large session (~1200sf) 2 1 1

Medium session (~750sf) 3 3 (5) 0

Small session (~300sf) 4 0 (2) 4

Meeting room (~250sf) 3 1 (3) 2

Bodywork room 4 0 (4) 4

TypeGoal

(units)Existing Total

(units)Phase Total (beds****)

Standard* 18 (60%) 17 46

Dorms** 6 (20%) 3 12

Higher-end *** 6 (20%) 10 26

30 84

Faculty beds flexible 5Low-mobility access (no flights of stairs)

15 units (50%) 12

Family friendly (connectable rooms, multiple beds, suites) ? 25Havenside and Havenhaus beds replaced on TC1 17 beds 0

Type

Current Estimated

Need* (US Gal)




Cistern 0 (Cistern Chapel treatment) 5,000

Cistern 1 (Cistern Chapel) 40,000

Cistern 2 (Thunderbird) 50,000

Cistern 3 (???) 0

Cistern 4 (Phoenix) 100,000

Total 195,000 45,000



Osprey tanks 2200

Heron tanks 6000

Reps tanks 2600

Raven tanks 2200

Eagleview tank 2000


18,200 176,800

Totals 435,000 213,200 221,800

* This amount will change based on supply sources and rates of yield.




****Includes sofa-beds.Single occupancy/bed.

Cistern Storage

* Count of accessible, functional, zoning compliant rooms. (#) includes sub-standard rooms.

Guest Accommodation

Session, Meeting Rooms + Bodywork Rooms

• Restroom with shower. • Quiet - soundproofing or distance from

noisier uses.• Other ideas include a second hot-tub

and/or sauna, and proximity to a multi-purpose/session room that could be used for meditation, yoga, or movement classes.

PARKINGZoning bylaws require a minimum of 1 parking spot per sleeping unit, plus 1 per 3 seats in a food or beverage area. With the Plan’s 30 units and new 65 seat restaurant, a minimum of 52 spots would be required.

Currently, there are approximately 60 parking spaces on the TC1 site, about 32 in the central lot, and about 28 scattered amongst the forest along Crystal Lane. During busier times, parking spots can be hard to find. The suggested goal for parking is to maintain or slightly increase the available number of spaces to accommodate the increase in bed count and capacity goals.

GUEST AMENITIESThe Haven currently offers many amenities to their guests as part of creating a complete retreat environment. The Plan envisions improving and expanding these over time.

The food/beverage serving and dining areas will always be the social heart of The Haven, where everyone mixes and gathers several times a day. Program, space planning and design goals for these spaces, to also include all the related guest and staff spaces, will be more carefully explored during the design process for the Plan’s Lodge buildings. At this time, the Plan includes an approximately 65 seat dining area (reflecting the goal of average 50+ participants on site per day, plus some contingency). During the summer and other high capacity times, second seatings at meal times can accommodate dining, as well as utilizing outdoor terrace seating options. There is also a continuing need for a small

private dining room (like the current Gomori room) and a staff dining area.

Other guest amenities in the existing Lodge include the bar, lounge, gift shop, coffee and tea area, and reception/front-desk. Again, a more detailed programming and design effort will occur during the planning process for the Plan’s Lodge A building. Noted at this time: the bar needs to be separable from children; the current lounge area is too small; and the multi-tasking performed by front desk staff requires proximity (or alternative operational solution) to the front entry, bar, meal payment, shop, and registration staff.

Other guest amenities are currently located throughout the site. The gym remains an important program to retain and improve - the existing facility is often too hot in summer and cold in winter. The hot-tub is a very favorite element. The Plan does not envision decommissioning the existing location for some time, however, at some point it may be at risk from sea-level rise. Its location also blocks a broader water view. There is also interest in having two hot-tubs on site. The second location could be located adjacent to the pool facility, and/or indoors, and/or related to the Bodywork Centre (and potentially clothing-optional). This will need to be further explored during the design of the Plan’s Lodge B.

The existing lounge and games rooms in Orca are often underutilized, although certainly well used in the summer months by the kids and teens, and important to have. Concepts for improving the programming and design of these spaces should be explored during the design of Lodge B.

Other existing guest amenities include a 24 room, a library, designated smoking area, and guest laundry. The Haven would like to retain all of these programmes on site.

STAFF FACILITIESOptimal sizing and proximity planning of the “back of house” facilities is very important to efficient operations and staff morale. Further planning and design for improvements or replacement facilities will include additional consultation with staff to ensure ideas are incorporated from those who know these needs the best. At this stage of planning, the Plan notes the following points:

• Total existing square footage of kitchen, food storage, and kitchen office areas is about the right size, although some of the current layout is awkward.

• Proximity and access of delivery trucks to food storage is required.

• The existing maintenance shop is about the right size. The addition of an exterior work area would be optimum. Additional covered and screened storage area is needed.

• Housekeeping needs ease of access to supplies, equipment and areas to be cleaned to work efficiently and safely. Upstairs rooms ideally have a closet for storing heavier items (such as vacuums) on-site.

• Avoid uncovered exterior wood decks and stairs.

• Consolidate and increase the central housekeeping storage area.

• Evaluate out-sourcing laundry to save on-site water. If laundry is to stay on site, a better located facility with safe access and good ventilation is needed.

• Plan and design new rooms with a furniture and lighting/electrical/cable layout. Ensure rooms are big enough to pass a standard vacuum between the wall and a double bed.

• The existing administration and registration offices, storage, and meeting space are all generally too small. At this time, the Plan estimates 25-30 percentage larger is needed.

BODYWORKThere are five existing rooms used for bodywork. None of them are universally accessible, and the current proximity to the pool causes noise issues in the summer. The Haven’s bodywork practitioners have a world-class reputation, and bodywork is an important complement to the programs. As such. The Plan envisions creating a special Bodywork Centre, planned and

designed holistically as a healing, restorative environment and iconic Haven experience.

Goals for the Bodywork Centre: • Universal accessibility• 4 bodywork rooms• A waiting area / lounge• Easy access to parking• Easy access to the Lodge - assumed

where booking and payment will still occur.

BUILDING AU

DIT

OR

IUM

LAR

GE

SESS

ION

RO

OM

(~

750+

)

MED

IUM

SES

SIO

N (~

700S

F)

SMA

LL S

ESSI

ON

(~30

0SF)

MEE

TIN

G R

OO

MS

AC

CES

SIB

LE R

OO

MS

BUILDING BO

DY

WO

RK

RO

OM

AC

CES

SIB

LE

Phoenix 1 3 4 Orca 3Heron 1 1 Havenside 1

Swallow 1 2 Raven 1Lodge 1 5 0

Eagleview 2Havenhaus 361 1

Sub-Total 1 1 5 2 3 5Total

SESSION+MEETING ROOMS BODYWORK

9


Functional Relationships Diagram

be used, adapted, and evolve. Therefore, the Functional Relationship Diagram abstracts uses from the existing physical site – and captures what functions require certain adjacencies, and which require physical (or auditory) separation. These lessons can be applied to whatever form The Haven evolves.

Key Lessons: • Noise conflicts are the primary issue

for poorly compatible adjacencies. Noisy uses (maintenance shop, truck deliveries, program sessions, dining room, the pool, etc.) do not work well adjacent or stacked with noise-sensitive uses (accommodation rooms, program sessions, bodywork rooms, etc). Good soundproofing (such as in Eagleview) can make some of these adjacencies acceptable.

• The front desk staff serve many roles simultaneously. Unless there are operational changes, they require some level of adjacency to the bar, gift shop, food serving, guest arrival areas, and body-work booking/payment. The front desk also needs to be easily accessed by administration and registration staff.

• Housekeeping staff need to service almost every building daily. Closer proximities increase efficiency. (This is also true for maintenance staff, although not on a daily access basis).

• When possible, maximize the value of a support space by sharing it between different uses. Parking lots, washrooms, showers/lockers, and service loading areas could all serve multiple operational spaces. Multi-functional spaces are also a more efficient and valuable asset – such as a session room that can also serve as a yoga/movement or meeting room.

• Food serving is the hub where all staff, participants, and faculty mix together.

OPERATIONAL EFFICIENCYOperations refers to how The Haven functions on a day-to-day level, serving the needs of participants as efficiently and effectively as possible. Over the years, staff and management have developed many layers of systems that support the operation of The Haven, and this will continue to evolve. The Facilities Masterplan considers how site planning and design considerations can contribute to smooth work flows, comfortable and efficient environments, reduced costs, and improved staff productivity and morale as ways to increase operational efficiency:

• Consolidate. Program the new lodge buildings so that they contain a complete set of facility uses. During times of lower capacity, close down other buildings to save on energy use and housekeeping time.

• Improve energy efficiency of all buildings.

• Consolidate facilities for ease of access by housekeeping. Improve ease of access for housekeeping by minimizing stairs.

• Reduce maintenance hours needed by investing in durable, reliable, and standardized materials and systems.

• Investigate centralized control or generation systems for heating, cooling, and hot water.

• Document site improvements, keeping maps and as-built documentation up to date.

• Plan for emergencies. Reduce fire, flooding and seismic risk through good design. Build in resiliency and adaptability.


Lodge A Conceptual Program

Section Lodge A

Below Grade Level Main Level Upper LevelBUILDING FRAMEWORK

It is important to note that there will be a consultative design process for each building phased for implementation, when further conceptual study will occur, adaptively building on lessons learned. The floor plan and section diagrams in this section are schematic only.

BUILDING FRAMEWORK OVERVIEWCentral to the site is The Circle Meadow, an open grassy field that takes the perfect shape of a circle and marks the centre of The Haven facility. The Circle Meadow (septic field) takes the necessity of infrastructure and makes it into a main landscape and community feature. The Lodge A and B buildings encircle and enclose The Circle Meadow. These buildings house the main functions of the facility and create the heart and core of The Haven community. The radial building facades of both Lodge A and Lodge B provide a covered colonnade to rain protected space to move through, a place to stop, sit, and socialize.

The courtyard between Lodge A and Lodge B provides a view of The Georgia Strait, Taylor Bay and the mainland mountains. The west coast context is visible from the core of the facility. With approximately one third of The Haven facility program accommodated in Lodge A and Lodge B, the two main buildings are the largest in scale relative to the other buildings on the property.

The following describes the conceptual program, space planning, massing, and character of each new or renovated building.

Lodge A

Appendix D | Master Plan Building Framework

LODGE AThe Lodge A is the main building central to all facilities. It is similar in function and in location to the original Taylor Bay lodge built as a resort in the 1930’s.

recommended flood construction level year 2100 (5m)existing deck removed

existing lodge removed

cistern and services

main floor

second floor

existing hot-tub and cistern chapeldining terraces, ramps and stairslodge A

existing grade


Lodge A + Lodge B

Facilities MasterplanDRAFT MASTERPLAN01 MAY 2014 ARCHITRAVE + TOPOGRAPHICS

SESSION1,388 SQ.FT.

west east

24'-0

"24

'-0"

24'-0"

24'-0"

24'-0"

24'-0"

24'-0"

BUILDING AREAMAIN FLOOR 8,226 sq.ft.UPPER FLOOR 4,330 sq.ft.TOTAL 12,556 sq.ft.

GYM790 SQ.FT.

24'-0

"

Massage 1

Massage 2

RECEPTION

ENTRY

WC

WC

Massage 3

BODYWORKS1,200 SQ.FT.

fire

WC

WC

pool

table

8'-8"

x 4'-

10"

OFFICECHANGE

ROOM

CHANGEROOM

24'-0

"

38'-0"

96'-0"

LOUNGE /GAMES ROOM1,200 SQ.FT.

Pool20' x 48'

8'-0"

44'-0"RECEPTION

40'-0"

ENTRY

INDOOR POOL1,265 SQ.FT.

COVEREDENTRY

LOUNGE

EXISTING BUILDING ANALYSIS + RENEWAL PLANNING MATRIX

Preserve, Maintain

Renovate, Re-program

Replace

Regulatory Building Code Compliance Is it built to current code? NO

Islands Trust Bylaw Compliance Does it meet current land use bylaws? NO APPARENT ISSUES / WILLIAMSON SURVEY

0perational Housekeeping How easy is it to clean? OK. GLASS/SUNROOM IS HIGH MAINTENANCE. CHANGING LEVELS AND CRAMPED SPACES ARE ISSUES.

MaintenanceHow much regular maintenance is required? Are there

major capitol repairs required?

2011 BUILDING INSPECTIONS REPORT ISSUES NOTED / CRAWL SPACE TERRIBLE. ROOF LEAKS. EVERYTHING IN POOR CONDITION. DOORS TOO

SMALL TO MOVE APPLIANCES/DELIVERIES. HEATING ISSUESBEST ADDRESSED BY REPLACEMENT.

FunctionalityHow well does the space meet programmatic needs? Is it

the right size? Does it have the right adjacencies?

GOOD PROXIMITIES FOR STAFF INTERACTION. SPACES ARE CRAMPED. NOISE ISSUES FOR OFFICES. ISSUES WITH BAR + MINORS. LAUNDRY POOR LOCATION.

LACK OF STORAGE. LEVEL CHANGES AWKWARD.BEST ADDRESSED BY REPLACEMENT.

Energy Costsis it an energy efficient building? Can it be cost-effectively

renovated for increased effeciency?NO. IT CANNOT BE COST-EFFECTIVELY RENOVATED BEST ADDRESSED BY REPLACEMENT.

Infrastructure Sanitary Does the septic system need replacement? POTENTIAL ISSUES WITH OVERALL FLOWRATE

Water SystemWill replacing the building have a high-cost impact on the

existing water system? NO FOUNDATION CISTERN / THIS IS A LARGE BLDG AND IF REPLACED COULD

INCLUDE A LARGE CISTERN.

Is it maximizing contributions to rainwater harvesting? LARGE ROOF / NO ROOFWATER COLLECTION. IN PLANNING STAGESINVESTMENT BEST ADDRESSED BY

REPLACEMENT.

Power Is there back-up power during outages? SOME.

Building Age and Condition Where is the building in its lifecycle? END OF LIFECYCLE BEST ADDRESSED BY REPLACEMENT.

Grandfathered ElementsWould a repair or renovation trigger other major upgrades

or replacements? YES, SEPTIC.

Business Donor AppealWould a major renovation or replacement be likely to

appeal to donors? YES. KEYSTONE BUILDING REPLACEMENT

Revenue Are the rooms regularly booked or used? ALL ROOMS IN CONSTANT USE

Do the units maximize the number of beds permitted? NA

Carbon FootprintIs the energy usage higher than necessary? (heating, lighting,

windows, insulation)YES. OLDER BUILDING BEST ADDRESSED BY REPLACEMENT.

Water UsageIs water usage higher than necessary? (fixtures, appliances,

bathtub, laundry)LAUNDRY COULD BE RELOCATED OFF SITE/ISLAND. EVALUATE RELOCATING LAUNDRY.

Climate Change AdaptabilityIs it in danger of sea-level rise, water shortages or

increased wildfire fire danger risks? INCREASING FIRE RISKS. BEST ADDRESSED BY REPLACEMENT.

Air Quality Are materials low emmittance? Good ventilation? Mold? NO COMPLAINTS NOTED.

Hazards Life-safety issues? REQUIRES FURTHER ANALYSIS. FREQUENT SMALL LEVEL CHANGES ARE A HAZARD. FIRE RISKS WITH LAUNDRY AND KITCHEN

BEST ADDRESSED BY REPLACEMENT.

Fire Risk (Wildfire + Internal) BC Firesmart rating? Electrical analysis? POOR FIRESMART RATING. SERIOUS RISK DUE TO CRITICAL NATURE OF BUILDING FUNCTIONS. ELECTRICAL OVERLOADED.


Earthquake and Tsunami Risk Siesmic rating? Proximity to waterfront? 1988 NOT TO CURRENT SEISMIC

Experience Aesthetic Attractive appearance? Attractive views? ECLECTIC CHARM, GREAT OCEAN VIEWS. POOR GUEST ARRIVAL VIEWS.

Noise Proximity of noisy uses to noise sensitive uses? ADMINISTRATION PROXIMITY TO RECEPTION & FOOD SERVICE

ComfortIs the space comfortable? Temperature? Size for use?

Quality for price point? Access to daylight? LACK OF DAYLIGHT. CRAMPED SPACES. AWKWARD LEVEL CHANGES.

SUNROOM TEMPERATURE WITH WEATHER. BEST ADDRESSED BY REPLACEMENT.

Experience How well does the space meet programmatic needs? FUNCTIONAL FOR GUESTS. CRAMPED FOR STAFF. POOR ARRIVAL EXPERIENCE. BEST ADDRESSED BY REPLACEMENT.

Accessibility Proximity to other usesIs the space close enough to commonly required

adjacencies? CENTRAL. LACK OF STORAGE. BEST ADDRESSED BY REPLACEMENT.

Low mobility accessibility Are there stairs or other mobility barriers? INTERIOR STEPS/RAMPS TO ACCOMMODATE TRANSITONS BETWEEN RENOVATIONS/ADDITIONS IN RANDOM LOCATIONS A HAZARD


Significance Historic Should it be preserved for historic reasons? ORIGINAL TAYLOR BAY LODGE AT CORE OF CURRENT BUILDING, BUT FEW HISTORIC ELEMENTS REMAIN.

ELEMENTS COULD BE REUSED

Cultural attachment Level of attachment and resistance to change? HIGH. ELEMENTS COULD BE REUSED. REQUIRES CHANGE

MANAGEMENT

ECO

NO

MIC

0-5 Years

REPLACE.

Embodied Investment

5-10 Years

ENV

IRO

N-

MEN

TAL

SOC

IAL 10-25 Years

LODGE Kitchen + Dining + Registration + Administration + Laundry " Should the building be maintained, reprogrammed/renovated, or replaced ? "

PARAMETERS KEY QUESTIONS NOTESANALYSIS

RECOMMENDED ACTIONSUMMARY

RECOMMENDATION

Health and Safety

ARCHITRAVE + TOPOGRAPHICS THE HAVEN FACILITIES MASTER PLAN October 22 2013 DRAFT

6,140 sq.ft.ground floor lodge

WC

110

sf

WC

110

sf

OF

FIC

ER

EC

EP

TIO

N2

30

sf

DIN

ING

15

25

sf

SE

RV

ICE

33

0 s

f

KIT

CH

EN

51

0 s

f

FR

EE

ZE

R1

20

sf

FR

IDG

E8

5 s

fP

AN

TR

Y1

10

sf

RE

CE

IVIN

G1

20

sf

OF

FIC

EK

ITC

HE

N2

10

sf

GIF

T S

HO

P3

65

sf

RE

CE

PT

ION

63

0 s

f

BA

R4

00

sfLO

UN

GE

59

0 s

f

OU

TDO

OR CO

VERED

2500 sf

OUTDOOR COVERED

2500 sf

Bar

/Cof

fee

18' x

28'

Prep

15' x

10'

4'-0"

12'-0

"

14'-0"14'-0"

open to above

seat

seat

seat

seat

Res

taur

ant

seat

s 90

Fire

plac

eLo

unge

14'-0"14'-0"14'-0"32'-2" 27'-3"

129'-5"

UP

UP

fire

fire

RAMMED EARTH WALL RAMMED EARTH WALL

Elev

ator

5' x

7'

66

6 6 6

6 6 6

66

boot

hse

ats

4-6

boot

hse

ats

4-6

boot

hse

ats

4-6

boot

hse

ats

4-6

boot

hse

ats

4-6

Mal

e12

' x 9

'

Fem

ale

12' x

9'

8'-0

"4'

-0"

6'-0

"8'

-0"

1'-6

"4'

-0"

28'-0

"

Facilities MasterplanDRAFT MASTERPLAN24 January 2014 ARCHITRAVE + TOPOGRAPHICS

Lodge A Siting Scale Comparison: Existing Lodge + Proposed Lodge A

Facilities MasterplanDRAFT MASTERPLAN24 January 2014 ARCHITRAVE + TOPOGRAPHICS

DN

DN

DN

DECK36" higher

DN

SESSIONSWALLOW

SVIEW

SESSION - SWALLOW

SESSION - SWALLOW'S NEST

STORAGE

STORAGE

STOR

EQUIP

EQUIP

WC

WC

WCDECK

FOLD UP BED

QUEEN S

IZE

up

up

SINGLE SIZE

SINGLE SIZE

TRUNDLE BED

SIN

GLE

SIZ

E

SIN

GLE

SIZ

E

SINGLE SIZE

SINGLE SIZE

DN

DN

SINGLE SIZE SINGLE SIZE

ROOM 110

ROOM 111

ROOM 112

ROOM 113

DO

UB

LE S

IZE

DOUBLE SIZE

SINGLE SIZE

SINGLE SIZE

ROOM 115

ROOM 114

SINGLE SIZE

SINGLE SIZE

ROOM 116 ROOM 117

SIN

GLE

SIZ

E

SIN

GLE

SIZ

E

DECK

DN

AU

DIT

OR

IUM

STA

GE

SESS

ION

RO

OM

P3

DR

ESSI

NG

RAMP

DN

DN

MW

CFW

CH

CM

ECH

CH

AIR

S

DIS

PLA

Y

DEC

K

DN

DECK

LIBRARY

LOUNGE

QUEEN SIZE

DNSINGLE SIZE

EP

BEDROOM137

BEDROOM136

BEDROOM135

BEDROOM138

CIST

ERN

ACCE

SS

HW

QUEEN SIZE

SINGLE SIZE

SINGLE SIZE

SINGLE SIZE

QUEEN SIZE

WC

WC

WC

MECH.

WC

QUEEN SIZE

SINGLE SIZE

SINGLE SIZE

STORAGE

WC

BF

MW

DN

DNDN

DN

SOFA

BED

DN

DN

DN

WC

WC

KITCHENETTE

DN

UP

DEC

K

DEC

K

DEC

K

DEC

K

BEDROOM

BEDROOM

LIVING

126

DINING

KITCHEN

STORAGE

BED

ROO

M 1

25

POO

L

OUTDO

OR

LOUN

GE

BODYW

ORK

BODYW

ORK

BODYW

ORK

MECH

WC

WC

WC

GYM

UP

UP

DN UP

UP

LIVING

BEDROOM

155

WC

DECK

DECK

DN

COVERED D

ECK

COVERED D

ECK

BUILDING

OVER

SOFA BED

QUEEN SIZE

DN

DN

QUEEN SIZE

LIVING

BEDROOM153

WC

UNDERROOF

SOFA

BED

DN

MEETING ROOM

OFFICE

OFFICE

OFFICE

OFFICE

DECK

STORAGE

WC

WC

QU

EEN

SIZ

E

SINGLE SIZE

SINGLE SIZE

SINGLE SIZE

SINGLE SIZE

BEDROOM130

BEDROOM132 BEDROOM

131

WC

DN

DECK

DN

BEDROOM

134

DN

BEDRO

OM

133

WC

WC

WC

DN

DN

DECK

attic

acce

ss

LIVI

NG

127

BED

RM

BED

RM

DEC

K

STORAGE

STORAGE

base map - PROPOSED LODGE1"=30'

Tf

Ap

Sa

Qr

Ps

Ps

Ps

Cd

Ms

884

467.99DF-504

488.04DF-502

498.14DF-503

508.08DF

518.14DF

528.39DF

538.55DF 54

8.64DF

558.97DF-497

569.10DF-496

5710.06CD-485

5810.11DF

599.13PP

608.66DF-501

618.97DF-500

629.08DF-499

639.08DF-498

649.06CD-428

659.73DF-427

669.68CD-429

679.77CD-431

689.69DF-437

698.95DF-433

709.55CD-434

719.91DF

729.90DF-430

7310.72CD/DF-484

7410.34CD-483

7511.22DF

7610.93CD-412

7710.87DF-443

7810.75DF-411

7911.04ARB

8011.16DF

8111.30CD-481

8212.11DF-450

8311.85CD-479

8412.12DF

8512.01CD

8612.05CD

8712.10DF-383

8811.99CD-381

8912.01CD-385

9011.91CD-478

9111.63CD-477

9212.79FC

9313.95DF

9412.49CD

9512.47CD

9612.24CD

9811.78DF

9911.28CD-410

10011.98DF-411

10113.11DF 102

12.91CD

10313.22DF104

13.14DF-404

10512.61CD-412

10611.40CD-416

10711.23CD

10811.16DF-417

10911.04CD-421

11011.77DF-411

11112.24DF-415

11211.50CD-420

11312.25DF-424

11411.00CD-425

11510.34DF-426

11613.08DF-413

11712.46FSC

18.39A

28.52HUB2250

314.74IP

48.38DF

58.18DF-525

68.31CD-526

78.24CD-527

88.39DF-541

98.00DF-542

107.96DF-543

117.85CD-544

127.85CD-545

138.03DF

148.26DF

158.53CD

168.54CD-528

178.89CD-530

188.96DF-529

198.99CD

209.18CD-532

219.12CD-533

228.95DF

239.39DF-538

249.08CD-537

259.94DF-535

269.65CD-534

289.91GF-536

2910.01DF

3010.64CD

319.56DF-486

329.83DF-487

339.74BF488 34

9.93DF

3510.19DF

3610.64CD

3710.74DF-415

3810.85DF-494

3910.12DF

4010.32DF-450

4110.67DF-490

4210.06DF

437.76CD-505

4410.82FSB

11912.61DF-391

12012.41CD

12112.87DF-122

12212.60DF-312

12312.65CD-314

12412.57CD-317

12512.70DF-316

12612.83DF-315

12713.03DF-401

12813.28DF-402

12912.98DF-398

13013.06CD-399

13113.11DF-40?

13212.52CD-364

13312.78DF-365

13412.16

13512.20CD

13611.80CD

13712.68DF-362

13812.52CD-363

13912.03DF-360

14012.43CD-361

14111.99DF-358

14212.29DF-359

14312.71DF-366

14412.01BC

14614.49DF-376

14814.47CD-374

14914.36CD-373

15014.38DF-375

15114.50CD

15214.36CD

15314.30CD

15414.16CD

15513.88DF

15613.78CD

15714.05CD-371

15813.19CD

15912.95CD-370

16012.94DF

16112.45DF-390

16212.52CD-388

16312.50CD-389

16411.96WELL

16512.36CD-387

16613.08IP

16712.92DF-369

16812.49DF-367/8

16911.46FSD

17111.39DF-356

17211.73IP

17311.67DF174

11.55DF

17511.40DF-353

17611.37CD-352

17711.66DF-351

17811.23DF-349

17910.67BC

18011.19CD

18111.11DF

18210.95DF-473

18310.51BC

18411.06DF

18510.48DF-465

18610.58DF-464

1889.76CD-460

1899.83WELL

19011.17CD

19111.17CD-472

19211.11HUB-2255

19311.01DF-470

19410.82DF-469

19510.41DF-454

19610.14CD-455

1979.85DF

1989.64CD

1999.92CD

20010.23DF-458

20110.04DF-457

20211.86BC

20311.68BC

20411.67BC

20510.58E

80610.97BC

80811.12ARB

81011.35BF-350

81111.86CD812

11.88DF

81311.09DF

81411.22DF

81511.92DF

81611.96DF

81710.88DF-345

81810.66DF-346

81910.80DF-344

82010.54CD-462

82110.40CD-463

82210.07CD-461

82710.71DF

82810.61DF

82910.94DF

83011.15CD

83110.80CD

83210.73DF

83310.91CD

83410.84DF

83510.63DF

83610.46CD

83710.64CD

83810.33DF

83910.18CD

84010.20CD

84110.13CD

84210.25CD

84311.13YEW

84410.69DF-203

84610.05CD-289

84710.05CD-291

8489.68FSG

84911.06BSF

85010.19HUB-2256

85110.40BC

85210.03CD

8539.88CD-290

8549.84CD-292

8559.85CD

8569.99CD-294

8579.99DF-295

85810.13DF-296

85910.34DF-302

86010.23DF-303

86110.29CD-304

86210.58DF-305

8639.20DF-331

8649.90DF-308

86510.54DF-30786610.48DF-306

86710.85DF-310

86810.03DF-297

8699.88CD-299

8709.74DF-298

8719.97DF-300

8729.87DF-301

8739.82DF-312

8749.63BC

8759.55BC

8769.50BC

87710.19PP

87810.11CD-202

87910.76CD

88010.70DF-200

88111.11DF

88211.32DF

88311.20DF

10.49DF-271

88510.13CD-281

88610.30DF-277

88710.40DF-276

88810.57IP

88910.47CD

89010.42CD

89110.55DF

89211.27DF-584

89310.52DF-581

8949.80CD-165

89510.17CD

89610.19CD

89710.14CD

8989.63DF-164

8999.46CD-163

9019.28CD-247

9029.24CD-245

9039.35CD-244

9049.60DF-249

9059.60DF-246

9089.48CD

9099.57CD-162

9109.42IP

9119.38CD

9129.51CD-250

91310.15DF-257

9149.82CD-271

91510.16DF-270

9169.95CD-268

91710.40CD-269

91810.10CD-229

9199.79CD-228

9209.70CD-227

92110.20DF-238

92210.63DF-231

92310.38DF-232

9249.90CD-234

9259.94DF-235

9269.45FSH

92910.41DF-230

9309.69CD-227

9319.76CD-226

9329.79CD

93310.14DF-224

93410.04CD-223

93510.27DF-225

9369.52HUB2258

9379.82CD-222

9389.69DF-221

9399.60DF-220

9408.56CD-216

9418.67CD-201

9428.55CD-200

9438.68CD-199

9448.96CD-198

9458.88CD-197

9468.23CD-197

9479.25DF-180

9488.67CD-179

9498.93CD-181

9508.07CD-173

9518.26CD-172

9528.26DF-171

9538.87ARB

9548.73DF

9558.68DF

9569.06DF

9579.55DF-178

9589.52ARB

9599.48BC

9609.53BC

9618.44CD-153

9628.19CD-155

9638.44CD-154

9649.44CD

9658.81CD-149

9669.04CD-148

9678.37CD-156

9687.65CD-158

9697.28CD-157

9707.32DF-123

9717.16CD-124

9727.19DF-125

9737.10CD-126

9747.03CD-129

9757.91DF-163

9768.02DF-164

9778.92DF-165

9788.22PP

9796.79FSI

9815.42BC

9826.91CD-87

9836.79CD-869846.73CD-85

9856.52DF-88

9867.14CD-84

9877.23CD-83

9887.04DF-82

9897.72DF-161

9907.67ARB-162

9917.12ARB-166

9927.00ARB

9936.76DF 994

7.00ARB

9959.01CD-144

9968.53CD-143

9979.16CD-146

9988.05CD-142

9997.36DF-140

10007.25CD

10018.04CD-139

10027.23CD-137

10037.43CD-135

10047.11CD-132a

10057.76CD-132b

10067.79CD-187

10077.79LAMP

10087.51CD-184

10097.55DF-185

10108.00DF-188

10117.87CD-190

10128.04CD-189

10176.73CD-114

10186.62CD-113

10196.54CD-111

10205.99CD

10216.61DF-110

10226.22CD-108

10235.80ARB

10246.28DF-104

10255.56CD-103

10265.70DF

10276.11DF

10285.57DF-99

10294.74DF

10305.03ARB

10315.72ARB

10326.77CD-122

10336.72CD-121

10346.70DF-115

10356.91DF-116

10366.60DF-117

10376.46CD

10386.37DF-118

10396.25CD

10406.14DF-119

10416.00CD-90

10425.88CD-92

10435.13FSJ

10455.57DF-93

10464.85ALD

10474.88BF

10484.65YEW

10495.59DF-94

10505.41DF-95

10515.08JM

10523.98CD

10533.92CD

10543.85CD

10553.89CD 1056

3.88CD

10573.89DF

10583.92CD 1059

3.84CD

10604.23CD-18

10614.27DF-11

10623.95CD

10643.42BC

10652.74DF

10663.22DF

10673.21DF

10684.30DF-20

10694.49CD

10704.60DF-26

10714.30CD

10724.85CD-27

10734.21CD-24

10744.40CD-23

10754.65DF

10764.51CD-28

10774.44CD-29

10785.15CD-32

10794.70CD-21

10804.84ALD

10815.31DF-30 1082

5.08CD-35

10835.11CD-31

10845.36CD-33

10854.75CD-37

10864.82CD-3810874.84CD-39

10884.94CD-36

10895.02DF

10905.08DF-40

10915.13CD

10925.09CD-43

10935.15CD-44

10955.19CD-45

10964.99ARB-47

10975.19DF-46

10985.21ARB

10995.43DF-49

11004.93BC

11015.24CD-77

11025.36CD

11035.39CD

11045.53CD

11055.81CD

11067.47CD-73

11075.50CD-72

11085.72CD 1109

5.85CD-70

11106.22DF

11115.86ARB

11126.43DF-62?63?

11136.42DF

11146.31DF-65

11156.60DF-66

11166.19DF-68

11176.60DF

11186.10CD

11215.45CD

11225.50DF

11236.24DF

11247.08DF

11256.25DF-78

11266.01DF

11275.65DF-80

11286.02BF-81

11296.01BF

11306.30DF-79

11314.06BC

11334.05K

11364.42CH

11373.04DF

11383.76ARB

11393.35DF

11402.90BC

11413.92BC

11424.78DF-59

11434.91WL-60 1144

4.99DF-581145

5.08CD-57

11464.89CD-57

11474.57BC

11484.28FSL

11500.04WL-950

11513.26G

11524.26G

11534.99BC

11543.93DF

11553.64DF

11562.58DF

11573.73DF

11584.34DF

11594.50DF

11602.60CD 1161

3.27DF

11623.74CD

11633.48DF

11643.69DF-562

11662.94CD

11674.12DF

11683.82CD

11694.06ARB

11704.61CD-559?

11714.19DF-572

11724.46DF

11734.28YEW-574

11744.91YEW

11754.86CD-575

11774.42CD-577

11784.69DF

11794.72DF-579

11805.19DF-5811181

5.05DF

11825.56FSM

11845.51DF-556

11854.82DF-557

11864.61ARB

11874.48CD

11884.51CD

11894.71CD

11904.84DF

11915.00DF

11925.09DF

11935.69CD

11945.67DF

11955.63DF

11965.69ARB

11975.80DF

11985.76DF-554

11995.68DF 1200

5.63DF

12015.72DF

12026.74DF

12035.56CH

12045.46AP

12055.37GKO

12076.18DF

12097.20BC

12105.88ORN

12117.48FSN

12137.87BC

12149.89BC

12159.64DF

12165.57PALM

12175.94BF

12188.47ARB-443

12199.19DF-442

12209.51DF-440

12219.28DF-441

12229.56DF

12239.81DF

12249.16DF-444

12259.27DF-445

12269.16DF

12279.79DF

12289.60DF

12299.74DF

123010.09DF

123110.12DF

12329.36CD-446

12339.53DF-447

12349.26DF

123510.06PP

123610.63CD

12397.52OAK

12407.42HZ

12417.21ASH

12426.95TRLS

12437.79ARB

12447.71DF

12457.72DF-507

12467.45CD

12478.09DF

12488.10DF

12497.74DF

12507.93DF-506

12517.40DF

12527.08ARB

12537.12ARB-510

12547.43CD-529

12557.56CD-523

12567.59CD-522

12577.66ARB-549

12587.29DF-521

12597.82DF-520

12606.95DF-518

12617.90DF-517

12627.30DF-516

12637.39BF-515

12647.02DF-514

12657.02CD

12666.65CD

12676.30DF-352

12709.44ORN

12719.64DF-323b

12729.59CD-324

12749.29DF

12759.25DF

12769.18DF

12779.11DF

12799.46CD

12809.23DF-323a

12818.87DF

12828.88DF

12838.80DF

12848.81DF-322

12858.76DF-321

12868.34DF-320

12878.34ARB

12888.30DF-319

12898.36DF

12908.50DF-318

12928.26BC

12939.53DF

12949.33DF-451

12959.77DF

12968.84DF

12979.02DF-449

12989.07DF-450

12999.35DF-448

13009.74FSO

13029.82BC

130310.11BC

130610.21CD-463

13089.94CD-338

13099.62ARB

131010.04CD-341

13119.92CD-340

13129.94CD

13139.98DF

13149.96CD

13159.80CD

13169.91BF

13179.56DF

13199.37DF

13209.49CD

13219.27CD-332

13239.82DF-308

13248.98CD-329

13258.96CD-330

13269.02DF-315

13278.84DF-313

13288.92CD

13298.95DF-314

13309.10CD1331

9.60DF

13339.96DF-311

13349.83DF-332

133510.08DF-334

133710.79DF

133810.52DF-309

134010.79BC

3019.22Q

3059.89DF-233

3069.75DF-257

3089.28CD-237

3099.45CD-240

3119.44CD-248

3159.38CD

3169.67LP

3219.11CD-243

3229.20DF-242

3239.10DF-219

3248.88CD-217

3259.07DF

3318.95DF-215

3329.27DF-213

3338.84CD-218?

3349.33CD-251

3359.95CL

3369.69CL

3389.36CL

3398.94CL

3408.66CL

3429.49CD-262

3439.90DF

3449.66DF

3459.62DF-261

3469.71DF

3479.50CD-253

3489.43GF-257

3499.50CD

3509.76CD

3519.86CD-251

35210.01CD

3539.64DF

3549.49DF

3559.06CD

35710.02IPOS

3589.47DF-207

3598.88DF

3608.84CD

3618.96DF-206

3628.79CD-211

3638.56CD-212

3648.37CD-205 1

6"

23"

22"

20"

20"

18"

26"

16"

9"

18"

18"

25"

23"

17"

22"

31"

33"

13"

18"

25"

23"1

0"

24"

12"

12"

18"

21"

23"

23"

20"

17"

13"

22"

24"

30"

21"

27"

14"

17"

18"

12"

17"

14" 14"

20"

23"

14"

12"

23"

20"

13"

12" 9

"

9"

29"

11"

13"

13"

9"

29"

10"

10"

10"

8"

8"

8"

8"

10"

24"

8"

11"

9"

24"

13"

11"

10"

12"

24"

15"

13"

18"

13"

14"

7"

10"

24"

10"

18"

23"

16"

22"

10"

4"

12"

21"18"

12"

24"

15"

9"

10"

8"

14"

15"

22"

15"

16"

24"

7"

11"

12"

15"

24"

16"

22"

18"

18"2

0"

15"

12"

12"

18"

10"

12"

20"

20"

24"

16"

16"

9"

5"

11"

10"

15"

13"

9"

9"

12"

18"

9"

21"

17"

10"

16"

10"

19"

9"

8"

7"

16"

10"

15"

13"

20"

16"

19"

13"

8"

14"

24"

18"

10"

17"

11"

25"

30"

10"

14"

16"

16"

21"

9"

14"

15"

12"

14"

18"

22"

16"

19"

12"

12"

18"

26"

20"

18"

18"

30"

23"

23"

15"

28"

20"

13"

29"

18"

19"

10"

18"

12"

30"

12"

10"

6"

12"

10"

16"

15"

16"

6"

16"

6"

18"

16"

8"

10"

10"

20"

12"

6"

20"

9"

8"

12"

10"

10"

10"

10"

14"

16"

12"

14"

16"

8"

10"

14"

16"

18"

10"

8"

12"

10"

8"

7"

9"

11"

9"

7"

14"

11"

8"

12"

15"

10"

12"

12"

18"

12"

14"

12"

8"

10"

12"

8"

8"

15"

15"8"

8"

20"

9"

10"

12"

7"

8"

8"

9" 1

0"

6"

19"

20"

20"

18"

9"

9"

12"

10"

23"

24"

18"

13"

16"

17"

12"

8"

15"

20"

9"

9"

8"

15"

5"

17"

14" 13"

10"

10"

12"

12"

14"

13"

13"

13"

12"

18"

11"

24"

24"

14"

36"

16"

15"

16"

16"

15"

20"

18"

16"

36"

10"

15"

9"9

"

20"

16"

18"

18"

18"

28"

19"

14"

16"

18"

12"

8"

18"

16"

18"

12"

22"

20"

17"

16"

9"

17"

18"

17"

19"

19"

15"

17"

14"

9"

8"

10"

12"

4"

16"

9"

6"

4"

7"

7"

12"

6" 8

"

30"

5" 6

"

12"

12"

28"

12"

12"

18"

15"

20"

19"

6"

24"

24"

18"

9"

19"

10"

17"

14"

22"12"

24"

8"

12"

8"

18"

8"14"

10"

20"

20"

17"

20"

20"

30"

7"

12"

8"

10"

10"

10"

6"

12"

16"

6"

16"

16"

8"

9"

10"

10"

10"

10"

10"

12"

8"

8"

10"

12"

8"

6"

12"

8"

6"

10"

14"

9"

20"

15"

10"

18"

18"

12"

9" 1

0"

12" 1

2"

12"

12"

11"

13"

16"

18"

19"

6"

9"

5"

12"

28"

11"

30"

5"

17"

28"

22"

25"

18"

15"

27"

28"

17"

11"

17"

22"

18"

20"

6"

18"

16"

12"

15"

14"

20"

10"

6" 7

"

8"

12"

12" 6" 9

"

24"

16"

3"

3"

20"

9"

9"

8"

10"

9"

10"

8"

10"

8"

16"

12"

7"

7"

6"

7"

10"

9"

15"

22"

7"

14"

8"

6"

27"

24"

10"

10"

6"

27"

30"

7"

11"

12"

24"

10"

21"

16"

12"

12"

21"

19"

16"

16"

11"

4"

22"

31"

4"

18"

10"

18"

6"

7"

8"

7"

11"

11"

8"

10"

18"

8"

10"

16"

8"

12"

12"

9"

13"

7"

3"

10"

12"

10"

17"

18"

8"

8"

6"

10"

10"

15"

9"

22"

24"

7"

11"

7"1

2"

19"

6"

11"

30"

12"

10"

16"

10"

8"

24"

28"

8"

12"

9"

12"

18"

12"

21"

16"

21"

20"

17"

12"

13"

12"

20"

20"

24"

17"7"

28"

4"

8"

24"

15"

15"

28"

NOT MAPPED

14"

22"

16"

12"

16"

8"

8"

20"

20"

18"

15"

15"

10"

10"

7"

7"

6"

9"

22"

17"

10"

8" 9"

10"

NOT MAPPED

NOT MAPPED

8"

8"

12"

12"

12"

24"

12"

11"

16"

10"

10"

16"

12"

28"

33"

21"

14"

10"

14"

10"

14"

13"

16"

22"

10"

10"

16"

12"

10"

12"

33"

17"

10"

14"

11"

13"

16"

12"

6"

20"

12"

12"

14"

QU

EEN

SIZ

E

HW

BARFRIDGE

MW

MEETINGROOM

MEETINGROOM

LIVING

BEDROOM156

WC

WC

DN

SOFA

BED

DECKDECK OVER CISTERN

CISTERN

ACCESS

WC

ENTRY

CHANGE

ROOM

HOT

TUB

DN

DN

RAM

P DN

FIREPLACE

E P

QUEEN SIZE

DN

DN

DN

?

BEDROOM152

LIVING

WC

MW

SOFA

BED

DINING

DINING

DINING

DINING

DINING

DINING DECK

OFFICE

OFFICE

OFFICE

OFFICE

FREEZER

FRIDGEKITCHEN

PREP

WCW

C

PANTRY

WC

WC

LAUNDRY

GIFT SHOP

RECEPTION

BAR

LOUNGE

ENTRY

SERVICE

BBQ

RAMP DN

DN

DN

DN

DN

RAMP

DN

DN

DN

DN

DN

RAMP DN

DN

DN

DN

DN

DN

DN

DN

SINGLE SIZE

QUEEN SIZE

SINGLE SIZE

KITCHENETTE

BEDROOM

BEDROOM

PORCH

SOFA

BED

SIN

GLE

SIZ

E

DOUBLE SIZE

QU

EEN

SIZ

E

QUEEN SIZE

?

SIN

GLE

SIZ

E

QUEEN SIZE

?

?

SINGLE SIZE

DOUBLE SIZE

BEDROOM104

BEDROOM105

BEDROOM106

EP

HW

DOUBLE SIZE

SINGLE SIZE

BEDROOM109

QUEEN SIZE

SINGLE SIZE

BEDROOM107

HW

BEDROOM108

COMPUTERROOM

MECHANICAL

DN

DN

DN

DN

DN

DN

DN

DN

DN

RAM

P D

N

RAMP DN

SIN

GLE

SIZ

E

TRU

ND

LE B

ED

UPWC

WC

WC

HW

T

WC

UP

UP

ELEC

T

JAN

IT

CON

C CARP

ORT

DEC

K

UP

DN

DECK

BEDROOM

120

BEDROOM

121

BEDROOM

123

BEDROOM

124

MECH.ROOM

CRAWLSPACE

HWT

HR

V

UP

HW

HW

EP

EP

LOUNGESESSIONROOM

STORAGE

PAYPHONE

RAMP

DN

DN

DN

RAMP DN

DN

STORAGESTORAGE

WC

WC

ENTRY HALL

DN

DN

COVEREDDECKCOVEREDDECK

DN

HW

HW

EP

EP

QUEEN

SIZ

E

SINGLE

SIZE

BEDROOM

144

DOUBLE

SIZE

DOUBLE

SIZE

??

DOUBLE

SIZE

BEDROOM

143

BEDROOM

142

(not accessed)

BEDROOM

140

BEDROOM

141

(not accessed)

??

DOUBLE

SIZE

??

??

??

BEDROOM

145

DOUBLE

SIZE

HW

??

RAMP DN

RAMP DN

DNDN

UP

UP

UP

WORKSHOP

OFFICE

LAUNDRY

STORAGE

STORAGE

housekeeping

general

STORAGE

confirm

confirm

STO

RAG

E

shop

STORAGE

H WH W

LIVING

BATHRM

KITCHENETTE

BEDROOMQUEEN SIZE

DECK

SOFA

BED

CISTERNEQUIPMENTROOM

CISTERN

STORAGE

CISTERNACCESS

CISTERNACCESS

WC

POO

L MEC

HANICAL

GAMES

LOUN

GE

TEL

STO

R

FP

PROPOSED LOCATION

NEW LODGE

HERON SEPTIC

EXIS

TING

ORCA

BU

ILD

ING

the waterproof barrier from UV degradation and provide insulation against heat loss and solar gain. The roof will provide garden views from the upper floor rooms and ground the building with the natural surroundings. The upper floor roof will be sloped and clad in metal for efficient and maximal rainwater collection.

Un-milled timber columns a full 18” in diameter will define the colonnade. They will be reminiscent of the Douglas fir forest nearby and provide a totemic quality to the building.The large, double flue, masonry fireplace in Lodge A will be the social hub of the facility.

The fireplace will be next to the restaurant and café /bar facing the view. The fire will make a cozy conversion area.

The outside fireplace will be roofed to retain warmth and provide protection from the steady, light west coast rain. The outdoor

sitting season can extend to late October and commence in late March.

The siting of Lodge A allows for it to be constructed while the existing lodge is still in use. Once Lodge A is operational, the existing lodge will be removed, creating a grand reveal of its waterfront views.

The main floor Lodge A will house the reception, gift shop, café /bar, restaurant, lounges, kitchen and pantry. An elevator and two stairways provide access to accommodation rooms and session rooms above. A crawlspace for services and utilities access is below with a multi-thousand gallon cistern for rainwater collection.

The Lodge A is a building that is both extroverted and introverted in character. It will be a very public building with the reception, restaurant, lounge and café /bar. A glass wall on the main level will face the colonnade opening the interior to views, weather, seasons and activities outside.

The masonry, rammed earth wall will parallel the curved, glass exterior wall bisecting Lodge A longitudinally down the middle. This massive wall will provide a barrier between the outer, community workings of The Haven facing the Circle Meadow and the private accommodation rooms and session rooms and inner workings of the facility.

The rammed earth wall will be behind the glass wall and will rise the full two storey height. As it faces south it will retain the heat of every minute of sunshine. The thermal mass will radiate the warmth into the evening hours. The wall will be central to the functioning of the building.

The green, lower level roof will be planted with xeriscape plants native to the region. Gravel from the root base will filter rainwater. The dense plant base roof assembly that includes drainage will protect


west east

24'-0

"24

'-0"

24'-0"

24'-0"

24'-0"

24'-0"

24'-0"


24'-0

"

fire

pool

table

8'-8"

x 4

'-10"

24'-0

"

38'-0"

96'-0"

8'-0"

44'-0"

40'-0"

RECEPTION

ENTRY

WC

WC

WC

WC

OFFICECHANGE

ROOM

CHANGEROOM

RECEPTION

COVEREDENTRY

LOUNGE

SESSION1,388 SQ.FT.

BODYWORKS1,200 SQ.FT.

ENTRY

LOUNGE /GAMES ROOM

GYM / POOL

ACCOMMODATION MAIN ENTRY

SESSION

BODYWORKS

Massage 2

Massage 3

Massage 1

LOUNGE /GAMES ROOM1,200 SQ.FT.

Pool20' x 48'

GYM790 SQ.FT.

INDOOR POOL1,265 SQ.FT.

ORCA LODGE- MASTER PLAN PLACE SETTER ONLY-FOR CALCULATION OF ROOM SIZES-SITE COVERAGE & BUILDING MASSING

ORCA LODGE


84'-0"

38'-0"

6'-0"

24'-0"

24'-0"

24'-0"

24'-0"

24'-0"

16'-0"

24'-0

"

18'-0"16'-0"

24'-0

"

PRIVATE BASIC 17'X11'

HOUSEKEEPING

OFFICE








BATH4

BATH3

BATH2

BATH1

SHAREDDORM 112'X16'

STANDARDPRIVATE 1

12'X16'

SHAREDDORM 212'X16'

STANDARDPRIVATE 2

12'X16'

SHAREDDORM 312'X16'

STANDARDPRIVATE 3

12'X16'

SHAREDDORM 412'X16'

STANDARDPRIVATE 4

12'X16'

SHAREDDORM 412'X16'

BATH

BATH5

BATH6

BATH7

BATH8

BATH9

BATH10

BATH11

BATH12

LOUNGE

LOUNGE

GREEN ROOF

WATER CATCHMENT ROOF

ORCA LODGE- MASTER PLAN PLACE SETTER ONLY-FOR CALCULATION OF ROOM SIZES-SITE COVERAGE & BUILDING MASSING

ORCA LODGE

The continuing colonnade connects The Orca Lodge with The Haven Lodge enclosing The Circle Meadow.

The pool, change rooms, a recreational lounge with pool table and fireplace, The Bodyworks and session rooms are on the main floor. Service access and cistern rainwater storage are below. Accommodation units with configurations ranging from large to small both private and shared are on the upper floor. Traversed by wide corridors and bookended by spacious lounges.

The multitudinous and diverse facilities on the main level are accessed separately from individual doors opening onto the colonnade. Hallway circulation space is minimal. Privacy is maintained.

The use of natural building materials is fundamental. Douglas fir timbers, porcelain floor tile, timber slab stair treads, green and metal roofing, cedar and metal siding will be durable, low maintenance and will connect the buildings with the natural surroundings.

A broad overhang will surround both The Haven and Orca lodges. The overhang will shade the building interior in summer when the sun is high in the sky. When the sun is low in winter light will come in under the overhang.

Wood decks will be replaced by on grade concrete patios for ease of access, extended lifespan and low maintenance.

The minimal building form, open layout, glass wall connection to the outside and use of locally sourced, natural materials define a modern, west coast aesthetic. The Haven will lead a tradition of retreat facilities that are located in spectacular, remote and natural settings that include Sea Ranch and The Esalen Institute in northern California and Holly Hock on Cortes Island.

LODGE BThe schematic concept calls for a continuing colonnade connecting Lodge A to Lodge B, enclosing The Circle Meadow.

The pool, change rooms, a recreational lounge with pool table and fireplace, bodywork centre and session rooms are on the main floor. Service access and cistern rainwater storage are below. Accommodation units with configurations ranging from large to small, both private and shared, are on the upper floor, traversed by wide corridors and bookended by spacious lounges.

The diverse facilities on the main level are accessed separately from individual doors opening onto the colonnade. Hallway circulation space is minimal. Privacy and soundproofing is maintained.

The use of natural building materials is fundamental. Douglas fir timbers, porcelain floor tile, timber slab stair treads, green and metal roofing, cedar and metal siding will be durable, low maintenance and will connect the buildings with the natural surroundings.

Lodge B Lodge B Conceptual ProgramMain Level Upper Level

A broad overhang will surround both Lodge A and Lodge B. The overhang will shade the building interior in summer when the sun is high in the sky. When the sun is low in winter light will come in under the overhang.

Wood decks will be replaced by on grade concrete patios for ease of access, extended lifespan and low maintenance.

The minimal building form, open layout, glass wall connection to the outside and use of locally sourced, natural materials define a modern, west coast aesthetic. The Haven

will lead a tradition of centres that are located in spectacular, remote and natural settings that include Sea Ranch and The Esalen Institute in northern California and Hollyhock on Cortes Island.


HOTEL HAVENThe Hotel Haven has an allocation of 9 Tourist Accommodation units, the highest count for a single Haven building. Depending on developed configuration it will have a guest capacity ranging from 36 and up to 72 guests.

With flexible layout and a variety of units it will accommodate shared singles, couples and families. Main & upper floor lounges allows for communal congregation. Shared bathrooms are in keeping with the modest living spaces typified by The Haven philosophy.

Nestled in the forest, it replaces the Raven building, an original accommodation building built as part of the Taylor Bay Resort in the 1930’s. Each main floor unit has access to the outside. Upper floor units get access to a roof top patio with ocean views.

FACULTY+ BUILDINGThe Faculty Building will house faculty and intern accommodation, two small session rooms, two wheelchair accessible meeting rooms and a library reading / meditation room.

Tucked away and private on the water’s edge, with a view of the Georgia Strait, the Faculty Building is to be located in a special spot on the property. This location will provide faculty with a place of retreat. The library reading / meditation / 24 hour room will be a quiet, sanctuary like space suitable for contemplation.

This building replaces the Seagull cabin that was built in the 1930’s as a part of the original Taylor Bay Resort.

Hotel Haven Faculty+ BuildingHotel Haven Conceptual Program Staff Building/Swallow

STAFF BUILDINGThe vision plan includes a new 2 storey staff building, with administration and registration on the upper floor, housekeeping and maintenance headquarters on the ground floor. It will be connected to Lodge A by a bridge element between the upper floors, making the upper floor wheelchair accessible via Lodge A’s elevator. Depending on funding availability, this building would be most cost-efficiently constructed at the same time as Lodge A. If funds do not allow construction at that time, the upper floor of the existing Swallow building could be renovated for administration use, until funds can be raised for the staff building.

The Hotel Haven has an allocation of 9 Tourist Accommodation units. The highest count for a single Haven building. Depending on developed configuration it will have a guest capacity ranging from 36 and up to 72 guests.

With flexible layout and a variety of units it will accommodate shared singles, couples and families. A main & upper floor lounges allows for communal congregation. Shared bathrooms are in keeping with the modest living spaces typified by The Haven philosophy.

Nestled in the forest it replaces The Raven Lodge the original accommodation building built as part of the resort in the 1930's. Each main floor unit has access to the outside. Upper floor units get access to a roof top patio with ocean views.

12'-0"

109'-0"

12'-0"12'-0"12'-0"15'-0" 10'-0"12'-0"

39'-9

"

24'-0

"7'

-9"

8'-0

"

12'-0" 12'-0"

15'-0

"

queen-size bed66"x80"

tub/shower

30x60


tub/shower

30x60


tub/shower

30x60


tub/shower

30x60

quee

n-si

ze b

ed66

"x80

"

tub/shower30x60

4'-6

"4'

-6"

HOTEL HAVEN

LOUNGE ENTRY

MAIN FLOOR

UPPER FLOOR

LOUNGE

ROOMS

ROOMS

BATHRMBATHRM

GREENROOFPATIO

GREENROOFPATIO

80'-0"

29'-0

"

24'-0

"2'

-6"

2'-6

"

34'-0" 24'-0" 24'-0"

12

34

56

78

910

1112

1314

1516

15'-0"4'-6" 4'-6"

34'-0"

2'-6"2'-6" 29'-0"

10'-0" 12'-0" 12'-0" 12'-0" 12'-0"12'-0" 10'-0"

109'-0"

17'-0" 12'-0"

10'-0"12'-0"12'-0"12'-0"12'-0" 12'-0"10'-0"

109'-0"

17'-0"12'-0"



Staff Building/Swallow

exis

ting

reta

inin

g w

all

exis

ting

grad

e


main floor

second floor

4.59

'

maintenance shop

administration offices

lodge A staff building

brid

ge a

llow

s w

heel

chai

r ac

cess

to

2nd

floor

the circle meadow and septic fields

exis

ting

reta

inin

g w

all

the circle path covered walk

Thunderbird Dorms

THUNDERBIRD DORMS

The Thunderbird Dorm building is designed to accommodate approximately 30 - 45 guests. It will be most useful during the peak summer season when the kids and youth programs are running. Built-in bunk beds, (potentially single over double with built-in storage units) and 5 shared bathrooms make for efficient accommodation.

This project is a renovation to the existing Thunderbird building that currently accommodates up to 14 guests. There is value in doing a retrofit to the existing building. The increased capacity and suitability for group housing can be achieved at modest cost. The existing cistern is already a part the facility water system. The existing building currently is in good repair. Alterations would be fairly minor.

Section Through Lodge A and Staff Building

Thunderbird Dorms Conceptual Floor PlanD

ND

N

DN

SIN

GLE

SIZ

E

SIN

GLE

SIZ

E

SINGLE SIZE

SINGLE SIZE SINGLE SIZE SINGLE SIZE

SINGLE SIZESINGLE SIZESINGLE SIZE SINGLE SIZESINGLE SIZESINGLE SIZE

SINGLE SIZESINGLE SIZESINGLE SIZE

6 lockers

WC

WC WC

CISTE

RN

ACCES

S

HW

6 lockers 4 lockers

6 lockers

2 lockers 2 lockers 2 lockers

2 lo

cker

s

6

6 6

12

THUNDERBIRD DORMITORY

new bathrm

5ft diameter

April 19, 2014


19 APRIL 2014 ARCHITRAVE + TOPOGRAPHICS

Bunk bed concepts



UF

3'-0"

12'-0" 12'-0" 8'-0"8'-0"

40'-0"

8'-0

"12

'-0"

14'-0

"

38'-0

"

10'-0" 10'-0"

3'-0" 14'-0"

20'-0"

40'-0"

4'-0

"

king-s

ize

bed

tub/shower30x60

king-s

ize

bed

416 sq.ft.

tub/shower30x60

9'-4" 9'-4"

24'-0"

12'-0

"12

'-0"

24'-0

"

5'-4"

20'-0" 2'-0"2'-0"

tub/shower30x60

Main Floor 850 sq.ft.Upper Floor 528 sq.ft.Total 1,378 sq.ft.

288 sq.ft.

WATERFRONT COTTAGE

WATERFRONT COTTAGE- MASTER PLAN PLACE SETTER ONLY-FOR CALCULATION OF ROOM SIZES-SITE COVERAGE & BUILDING MASSING

Section Through Hotel Haven + Cottage

COTTAGESFour detached Waterfront Cottages each comprised of one Tourist Accommodation Unit. Flexible in layout, shared singles, couples or families can be accommodated. With kitchenettes and living space these units are also suitable for groups or longer term living quarters. Ground floor living space opens onto the waterfront.

Cottages Cottage Floor Plan Conceptual Program


8'-0"

8'-0"

14'-0" 12'-0" 12'-0"

9'-0"

WATERFRONT COTTAGE



UF

3'-0"

12'-0" 12'-0" 8'-0"8'-0"

40'-0"

8'-0

"12

'-0"

14'-0

"

38'-0

"

10'-0" 10'-0"

3'-0" 14'-0"

20'-0"

40'-0"

4'-0

"

king-s

ize

bed

tub/shower30x60

king-s

ize

bed

416 sq.ft.

tub/shower30x60

9'-4" 9'-4"

24'-0"

12'-0

"12

'-0"

24'-0

"

5'-4"

20'-0" 2'-0"2'-0"

tub/shower30x60

Main Floor 850 sq.ft.Upper Floor 528 sq.ft.Total 1,378 sq.ft.

288 sq.ft.

WATERFRONT COTTAGE


Mean Sea Level Yr 2013 (Canadian Geodetic Datum )

exis

ting

proj

ect n

atur

al b

ound

ary

Project Natural Boundary, typical elevation Yr 2013

Flood Construction Level Yr 2013

1 meter Global Sea Level Rise Allowance,with -0.17m regional adjustment, Yr 2100

1.5m

Recommended allowance forFlood Construction Level Yr 2100,

Allowing for high tide, tidal surge, waverun-up, and freeboard.

Estimated "Natural Boundary",or Flood Construction Reference Plane Yr 2100

estim

ated

futu

re n

atur

al b

ound

ary

at y

ear

2100

(14

'6")

+ 16'6" recommended flood construction level year 2100

sandpiperremoved

new cottage1 detached unit

+17'

+27

hotel haven9 attached units

cistern

accessible roomaccessible room

roomroom

parking lot0.83 m (2'8")

0 m

1.7 m (5'6")

3.2 m

4.4m (14'5")

5m (16'6")

exis

ting

buili

ding

set

back

7.5m (24.6')

7.5m (24.6')

estim

ated

futu

re s

etba

ck, y

ear

2100

shoreline protection mitigation zone


THE WONG AND MCKEEN PHOENIX AUDITORIUM IMPROVEMENTS

The Wong and McKeen Phoenix Auditorium is historically significant to The Haven, as well as an important resource for the greater Gabriola community, as a venue for hosting public events. The building also contains the largest existing foundation cistern for water storage. All Dream Big visions for the site retained this iconic building. The Plan recognizes the important community nature of this building with an improved entry sequence, with new adjacent parking, entry gardens, entry vestibule, and covered passageway to the Welcome Walk, leading to the refreshment centre of the Lodge A building. Badly needed storage space is also planned.

RESIDENTIAL ZONED PROPERTIES

In addition to the main TCI zoned property, The Haven also owns 5 lots along Malaspina Avenue, zoned as SRR - small rural residential. While these properties are not part of the formal scope of this plan, they must be considered as part of the bigger picture. Zoning bylaws constrain what uses are allowable on these sites.

Phoenix Improvements

HERON IMPROVEMENTS

A sturdy, large, and culturally important building, with many recent upgrades, Heron remains as a long-term fixture of the Plan. The Plan envisions upgrades to this building as part of the initial “Front Door” phase. The east facing facade becomes a visual backdrop to the new arrival sequence, and will require upgrades and/or screening. The building entry sequence is proposed to be relocated to enter through the current Heron’s nest room, creating a more gracious vestibule for the main session room. The relocated accessible ramp will double as a directional feature for the Gateway Gardens. Soundproofing will improve the adjacencies of accommodation and session rooms space, while also help protect the session room from the noise of future construction phases.

Heron Improvements Residential Properties


recommended flood construction level year 2100 (5m)existing deck removed

existing lodge removed


main floor

second floor

existing hot-tub and cistern chapeldining terraces, ramps and stairsthe bennet wong lodge

existing grade

OPEN SPACE CONCEPTSThe Haven site provides design inspiration with a sublime natural form of seashore, meadow and forest ecosystems. The north view is exceptional with an arrangement of islands and sunsets. A series of open air rooms are shaped between existing trees and by the placement of new structures as gathering places for the Haven community.

OPEN SPACE FRAMEWORK

The Arrival Circle

The Welcome Walk

THE ARRIVAL CIRCLEA forest gateway opens from Davis Road upon an Arrival Circle, surrounded by existing trees and new plantings. A garden courtyard invites visitors westward along a flagstone walkway to the new Lodge A. Southward, vehicles continue to the new Wong and McKeen Phoenix Auditorium parking area.

Sunset Meadow + Waterfront Terraces

SUNSET MEADOW + WATERFRONT TERRACESA sequence of garden terraces, with landings, alcoves, ramps and stairways provide various gathering opportunities between the new lodge and the seashore. This place invites summer sunset viewing, dinner theatre, and musical performances.

View of Lodge A from the Arrival Circle

THE WELCOME WALKThe Welcome Walk between Heron and The Wong and McKeen Phoenix Auditorium guides guests from the new parking area towards the Circle Meadow and Lodge. It also offers the first view of the sea, framed by the Lodge buildings.

Section Through The Sunset Meadow and Waterfront Terraces

Appendix E | Master Plan Open Space Framework


The Circle Meadow

THE CIRCLE MEADOWThe Circle Meadow creates a landscape centre for the internal site. Covered walkways and the Lodge buildings circle the meadow at the same grade as the existing septic field, creating easy flow and making a feature out of this currently underutilized space. New deciduous tree plantings add spatial definition, soften the buildings, and provide summer shading.

Centre Courtyard

CENTRE COURTYARDThe Centre Courtyard is a special gathering place, at the point of connection between the Circle and Sunset Meadows, and the twin Lodge buildings. Special paving and art elements create a symbolic centre for The Haven site.

The twin lodges frame the ocean view and Centre Courtyard, as seen from the Circle Meadow

Section Through The Circle Meadowex

istin

g re

tain

ing

wal

l

exis

ting

grad

e


main floor

second floor

4.59

'

maintenance shop

administration offices

lodge A staff building

brid

ge a

llow

s w

heel

chai

r ac

cess

to

2nd

floor

the circle meadow and septic fields

exis

ting

reta

inin

g w

all

the circle path covered walk


INFRASTRUCTURE FRAMEWORK

Appendix F | Master Plan Infrastructure Framework

WATER Extensive work has been done, and is continuing, on studying the potable and non-potable water supply situation at The Haven, and how to improve its year-round sustainabiity, both now and into the climate uncertain future.

Bob Burgess, of Rainwater Connection, produced a series of reports for The Haven in 2013, focused on rainwater harvesting. The reports note how rainwater harvesting, in conjunction with on site well water, can improve the balance between water supply and demand. The reports also outline how to improve the quality of roof harvested water. They illustrate a plan of adding additional catchment areas from existing buildings, increasing the rooftop catchment area by 9,028 SF (830m2), or a 62% increase. The reports also encourage the application to continue to use Well B water via reverse osmosis to supplement potable water supply. There are additional recommendations for increasing water conservation, adding additional storage, improving water management, improving harvesting efficiency, and improving water quality.

John R. McQuaid, cofounder of Wizards 4 Environmental Technologies Inc, has been assisting The Haven with their rainwater harvesting permit application to the local Jurisdiction of Authority, and developing schematics and construction drawings to improve the health and safety of the system.

Lewkowich Engineering Associates Ltd. carried out a hydrogeological assessment for the property in late 2014. The report

emphasized the challenges the local groundwater conditions create for wells in this area of the island. Several options were outlined for consideration, and several were ruled out. Among those still on the table are: expanding water storage; drilling a new angled well; regularly trucking water from Nanaimo; placing C Well into production with treatment; expanding rainwater harvesting; desalination; hydrofracturing, starting with an already drilled but dry well; and reclaimed water reuse. It is likely to be a combination of some of these options that will solve The Haven’s water supply issues.

WATER IN THE MASTERPLANWhile there are factors currently in active study that keep water supply concepts general for now, there are principles embedded in the Plan. Regardless of water source, increasing water storage capability is a clear priority. Certainly the new buildings envisioned for early phases - such as Lodge A and B - schematically allow for foundation cisterns under both buildings. Design elements are also envisioned to both facilitate rainwater harvesting (metal roofs, green roofs to pre-filter harvested water), and highlight the preciousness of water (perhaps window views into the cisterns, downspout features, demonstrable measurements of the cistern levels, etc.). A new, state of the art water treatment centre, to replace the Reps building, and/or potentially the treatment centre at the Cistern Chapel, could be incorporated into Lodge A or Lodge B. The existing piping and treatment system, developed incrementally over time, could be replaced with a carefully designed system, fully to code and approved by Island Health.

3

64

5

2

7 1

3

8

9

Lodge A 6200 sf2 Lodge B 8200 sf3 Phoenix 4800 sf4 Heron 1900 sf5 Thunderbird 1700 sf6 Accommodation 3400 sf7 Cottages 850 sf each8 Faculty Building 1700 sf9 Staff Building 3900 sf

Total Roof Area ~ 35,200 sf

Roof Rainwater Harvesting Master Plan


SANITARY TREATMENT MASTER PLANAs introduced in Appendix B, Site Inventory and Analysis, an important consideration for the Masterplan is the likely increase in sanitary flow rates to over 5000 gal/day due to the increase in bed capacity, and the corresponding change in Jurisdiction of Authority from the Ministry of Health (MoH) to the Ministry of Environment (MoE). Once the flow monitors have been installed for one annual cycle, more accurate calculations can be made. The flow will be calculated by taking the average daily flow over an entire year and doubling it; an average daily flow of 2500 gallons would trigger the transition to the MoE regulations.

While there are some advantages to transitioning to the MoE system (namely the ability to re-use treated reclaimed/greywater, and reduced disposal field size), there could be significant capital and operational costs associated with the application, system design, and on-going monitoring requirements. Further evaluation will be needed once metered flow rates are established or during the design phase of any projects that will increase bed capacity on the TC1 site, permits for which may trigger the transition process.

One strategy that may avoid or delay the increase in flow rate over the 5000 Ig/day is the use of commercial composting toilet

systems for new buildings. There are systems on the market based on foam flush fixtures, that use almost no water. Treatment occurs in sealed tanks situated in service areas of the buildings, so the “toilet experience” for guests is familiar and odorless. It also could be an educational and high-profile green technology for The Haven to promote. An example product can be found at: http://www.clivusmultrum.com/green-building-bronx.php. More research is needed to determine if such a strategy would indeed result in less operational and capital costs over the long term than more traditional technologies under the MoE regulations, as well as providing a significant reduction in water needs.

TREATMENT + DISPOSAL Allowable treatment and disposal options differ under the MoH or the MoE. The following criteria were also clarified to aid in screening the options: minimal harm to the natural environment; treatment and disposal to occur on site and not piped into the ocean; minimal tree removal; respectful of neighbors (odor, setbacks); adaptable to be allowable under either jurisdiction; demonstrably sustainable, with a potential educational component; reasonable capital, operational and maintenance costs; potential for reclaimed water reuse; and compatibility with ultra low-flow fixtures.

APPENDIX F TABLE 1 Current and Masterplan build-out flow rates, calculated by Anita Davey, ROWP

CRITERIA MINISTRY OF HEALTH MINISTRY OF ENVIRONMENTFlow Rate Up to 4999 Imperial gallons/day 5000 Imperial gallons/day or greaterApplication Process and Cost

Simple. 4 page application form with a scale drawing of proposed system. Approximately hours-week to complete.

More involved and costly process. Environmental impact report, maps, and drawings can take days to months to complete.

Time between Application and Acceptance/ Approval

A day to over one week, depending on time of application and amount of backlog in Health Authority office.

Minimum 90 days from submission of EIS report. Possible for application process to take 6-12 months.

Time between Application and Commencement of Construction

Immediately upon acceptance by Regional Health Authority Office

30 days after emplacement of Construction Bond and development of a Replacement Fund, after approval by MoE Pollution Prevention Officer

Regulations BC Regulation 326/2004. Sewerage System Regulation (SSR).

BC Regulation 87/2012. Municipal Wastewater Regulations (MWR)

Disposal Options (simplified to those being considered by The Haven)

Only disposal to ground methods Disposal to ground methods. A reserve field and standby field are also required.

Reuse as reclaimed water is possible.Disposal Field Size(for Proposed Flow in Table 1) - varies dependent on flow rate and treatment level

Septic tank quality = 10,000 sf

Secondary, Type 2 standard = 5,000 sf

Type 3 = 3335 sf

Septic tank quality, Class D = 4,400 sf

Secondary, Type B or C = 1500 sf

A reserve field and standby field are also required.Setbacks from wells 30m Dependent on level of treatment, minimum of 60m. Treatment

must be to High Secondary Level (Level B) to be within 300M of a potable water source. NOTE: even at treatment levels allowing the minimum 60m requirement, A, B, and C wells could all be within the setbacks from either the Heron field or the new proposed sub-surface drip field.

Financial Requirements $200 filing fee Variable fee calculated by Pollution Prevention Officer + Base fee of $100+ $1400/m3 effluent, in cash or security bonds ($42,000 using the full build-out flow rate from Table 1)+ replacement fund+ land for reserve and standby field (cannot be built on)

Monitoring Requirements Annual monitoring program and reports required (likely ~ $2000/year)

APPENDIX F TABLE 2 Comparison between Ministry of Health and Ministry of Environment Regulatory Requirements


During the early phases of the Masterplan there was significant interest in “living machine” / wetland treatment systems, similar to those at the Esalen Institute in California or the Omega Institute in New York. Both institutions actively promote their systems as demonstrable elements of their commitment to sustainability. These types of systems require up-front pre-treatment, before undergoing polishing treatment in constructed wetland beds. For The Haven, under the MoH’s Sewerage System Regulation (SSR), the treated effluent would still have to be disposed of under ground. Under the MoE’s Municipal Wastewater Regulation (MWR), the highly treated effluent could be reused as non-potable water, disposed of under ground or above ground, or discharged into Taylor Bay. During the Masterplan process, it was determined that if the overall goal was to remain under the MoH’s SSR, the wetland polishing step, while with educational and promotional value, was not worth the additional capital and operational costs when the treated effluent would still need to be disposed under ground. If The Haven does transition to the MoE’s MWR, and the treated effluent can be reused, then there is value in considering constructed wetlands as part of the treatment system. More study and discussion is needed to determine if the extra capital and operational costs can be justified by the educational and marketing opportunity, or if packaged treatment plants would be sufficient.

The current recommendation for disposal is to develop a drip disposal field within the forested southwest region of the property. These fields are acceptable disposal systems by both the MoH and MoE. They are relatively simple to install, and require only minimal groundcover vegetation removal. The flexible pipes can be wound around existing trees, which provides the forest with

some irrigation (mitigating fire risk and the increasing impacts of summer drought due to climate change), while evapotranspiration actually assists in the uptake and distribution of the effluent. Initially, the drip disposal field will replace the Sandpiper fields, the “missing” Raven field, as well as the Swallow/Cormorant field, opening up that valuable waterfront view land for building sites. The new drip field could also be constructed, initially or in stages, to eventually uptake effluent from all facilities; consolidation into a common field is recommended for ease of maintenance. The existing fields can remain as back-up / reserve / standby fields, as required by the MWR, or phased out.

The current recommendation for treatment is to install an aerobic treatment plant to treat the effluent to a quality recognized by both the MWR and SSR to allow a reduced field size. Modular elements can be added at later phases to accommodate increased flow when connecting new facilities, as well as to increase the level of treatment to reclaimed water standards, when/if under the MWR. Alternatively, existing treatment facilities can be incorporated, while still diverting flows to the new drip disposal field.

The treatment and disposal design must consider the likelihood of transition to MWR, and the resulting change in setback requirements from well sources (see the Sanitary Servicing Diagram in Appendix B). At a minimum, all effort should be made to ensure treatment levels and field locations do not impact the ability to use Well A. The Heron field may need to be phased out in that case.

GREYWATER REUSEIn parts of the world with increasing water shortages, greywater reuse is becoming a more common tool for potable water conservation. Greywater is commonly

considered the untreated water from bathroom sinks, washing machines, and showers/baths. Usually, kitchen water, (and obviously toilet flushing) is considered blackwater, due to higher amounts of contaminants. Greywater can be a water source for non-potable uses such as toilet

Sanitary Treatment Master Plan Concept

flushing, irrigation, or fire suppression - the most likely potential uses at The Haven. Treatment requirements and standards for reuse vary by jurisdiction. In Canada, the greywater regulatory environment is complex and evolving. Health Canada has issued the Canadian Guidelines for

Domestic Reclaimed Water for Use in Toilet and Urinal Flushing (Health Canada, 2010), and the Standards Council of Canada has issued standards for packaged residential and light commercial non-potable water treatment and reuse systems. BC is also the first province to begin addressing “reclaimed


water” regulation under the Municipal Wastewater Regulation (MWR) (BC Ministry of Environment,2013). The MWR makes no distinction between a greywater or blackwater source; regulations instead refer to the level of quality a treatment system must produce for certain uses. For toilet flushing, reclaimed water must be clear, odorless, and sufficiently disinfected - a high level of Type B treatment. Up to 50% of wastewater, sufficiently treated, may be recycled. Special coloured piping, signage, and backflow prevention devices are required. Treatment and use measures must be developed in consultation with the MoE regional director and local health officer.

In practice, there are very few permitted greywater systems in BC to date (Balke, 2014). The treatment system and dual piping required can create high up-front costs, and the regulatory approval process can be challenging. It is also possible the additional plumbing complexity and hence potential of cross-contamination may complicate the rainwater harvesting regulatory environment. As the most promising source supply, supporting the approval of the rainwater harvesting system is recommended as the priority.

That said, paradigms and regulations are changing, and more pioneer projects are likely. Additionally, The Haven has been dual plumbed for potable and non-potable water use and is accustomed to treating water for use. However, adding dual “out” plumbing to separate grey and black water would still be recommended, and potentially the non-potable “in” line may need to be replaced with special marked pipes. Greywater / reclaimed water reuse is worth examining more closely in future project planning and design as part of a holistic, sustainable approach to site water management.

ELECTRICAL The 25 year master plan will need a new BC Hydro three phase primary service with one three phase secondary service demarking in a single electrical room and all new power feeders to the buildings. This will provide for a significantly increased power supply. Upgraded service will be brought in along Davis Road from Taylor Bay Road, and connect to a new stand-alone electrical building located in the northeast corner of the property. The current three separate meter services will be consolidated into one. This will allow for direct distribution from a new central system to each building. Initially, it will be directly connected to Heron, Phoenix and Osprey.


FUNCTIONAL AND GUEST EXPERIENCE DIAGRAMS

PLANNING A COMPLETE PLACEThe Masterplan considers all aspects of operations and guest experience holistically. Each space responds to its context, and many layer together multiple functions. Together each space and project moves towards an improved whole.

ARRIVAL EXPERIENCEThe arrival experience of guests to The Haven is choreographed as an easily comprehended sequences of arrival moments. All guests are met by an opening and inviting glimpse of Lodge A at the terminus of Davis Road. Guests arriving by taxi or shuttle are dropped off at the arrival circle, and move through the Gateway Gardens to the Front Desk in Lodge A. Guests arriving by car use the short-term registration parking lot while registering, then move their vehicles to the parking lots. Those parking in The Wong and McKeen Phoenix Auditorium parking lot will follow the Welcome Walk between Phoenix and Heron, and will complete their arrival experience with their first view of the ocean, framed by the two iconic lodge buildings.

CIRCULATIONCars are kept to the periphery of the site. Wheelchair accessible pathways connect all buildings and facilities on the site. Delivery trucks back into the “back of house” zone between the staff building and Lodge A.

GUEST AMENITIESGuest amenities are concentrated in the Lodge A and B buildings, as part of the consolidated core.

Arrival Experience

Circulation

Guest Amenities

Low Capacity Operation“The Core”

Appendix G | Master Plan Diagrams


Session Rooms Transitional Spaces

Gathering Areas Intimate Spaces

LOW CAPACITY OPERATIONCurrently, the average annual occupancy rate is about 30%, but often all buildings are partially occupied. This adds to the housekeeping and energy resource operating costs. By concentrating all essential facilities and a variety of accommodation types in a few key buildings, other buildings can be seasonally closed, saving valuable operating funds.

SESSION ROOMS +TRANSITIONAL SPACESMost session rooms surround the inner Circle Meadow, with two additional small session rooms in the Faculty+ Building. Covered walkways allow for rain-protected circulation to and from the Lodges, and support the transition in experience from the intimacy and transformational nature of sessions to the busy activity of the Lodges.

GATHERING AREASSpaces intended for social gathering in larger groups are concentrated in the core area of the site, creating a vibrant centre. Both indoor areas (dining, lounge spaces, etc.) and outdoor areas are planned.

INTIMATE SPACESSpaces for intimate conversation or private reflection are also envisioned throughout the site. These can be as simple as a bench, a pair of armchairs, or special garden nooks. Indoor areas include the 24 hour room/meditation room / library.


Faculty, Assistants, + InternsStaff

Kids, Youth, + Families

STAFFStaff areas are concentrated to allow for ease of communication and access. A bridge from Lodge A’s elevator to the new staff building will allow for wheelchair access to administration offices. Including housekeeping storage areas in the new buildings will reduce the effort and frequency of transporting supplies.

KIDS, YOUTH, + FAMILIESKids, youth and families are welcomed throughout the site. Family suitable accommodation is provided at all price-points, including bunk-beds, connected standard rooms, and cottage suites. The centre and sunset meadows double as playfields, and a kids play area is viewable from the outdoor dining terraces.

FACULTY, ASSISTANCE + INTERNSThe Plan provides spaces for program leaders and interns to meet, prepare for sessions, and take respite. Faculty accommodation does not count towards the Tourist Accommodation Units, and are clustered together with meeting rooms and session rooms in the Faculty+ Building. Soundproof meeting rooms adjacent to the library create a learning centre for fostering intern training.

FIRE TRUCK ACCESSInitial input from the Gabriola Fire Department indicates the need for 20’ (6m) wide fire-truck access, as well as turn-arounds (or hammerheads), and staging areas at the 2 areas indicated.

Fire Truck Access


TOURIST ACCOMMODATION UNITS

A factor that needs to be considered in the phasing of buildings is the finite cap on Tourist Accommodation Units, set to 30 by local zoning bylaws. Since the existing facility has been deemed to be at the 30 unit limit, any new accommodation construction will require decommissioning of existing units.

The following is one possible scenario of how this exchange could unfold.

The goal is to increase the price diversity and number of beds that can be accommodated within the 30 units. By maximizing the space design within the allowable square footage of each unit, the Plan increases the number of guests that can be accommodated on the TCI site by about 50%, by expanding the number of beds from 84 to 128.

PHASING_TOURIST ACCOMMODATION UNITS

Appendix H | Tourist Accommodation Unit Phasing


MASTERPLAN STATISTICS

Appendix I | Master Plan Statistics


FIRE RISK MANAGEMENT

Most of the existing resort was designed and built with tree preservation as a priority, not fire risk management. Designing to minimize the consequences of wildfire is much more promoted today. Wildfire is a definite concern on Gabriola Island. Indeed, the Gulf Islands’ forests historically burned every 100-300 years (Ministry of Environment, 2013). The longer, drier summers predicted due to climate change are also increasing the risks (Ministry of Environment, 2013).

The risks to be mitigated include the impacts of a wide-spread wildfire to the property and structures, and the risk of a fire starting on the property and spreading through the forest and to nearby properties.

There are existing design and materials factors on site that contribute to fire risk:

BUILDINGSFor buildings, risk elements include wood siding, single-pane windows, open eaves, combustible roofs, a lack of sprinkler systems, and open decks (BC Forest Service, 2013). These are common elements of the existing buildings. Electrical hazards are also being noted for upgrades.

LANDSCAPEResearch indicates that some vegetation is more combustible than others. In addition to seasonal factors, characteristics that contribute to combustibility include fine leaves and branches, accumulated dry dead material, resin content, dense branching structure, or flaking thin bark. In general, coniferous and evergreen vegetation is more combustible, and deciduous vegetation is less.

In the drought of summer, however, even less combustible vegetation can allow a fire to progress.

Highly combustible tree species found on site include cedar, cypress, Douglas fir, yew, arbutus, spruce, and balsam fir. Some of the higher combustibility understory/groundcover includes juniper, bamboo, boxwood, rosemary, dry grasses, broom (Scotch and Spanish), and blackberry.

Ground fires are usually less intense and dangerous than a crown fire. Once a fire has spread to the tree crowns it is very difficult to control. Therefore, a key aspect of risk management involves removal or reduction of “ladder fuels” that will spread a fire to tree crowns. Ladder fuels include shrubs, downed branches, and lower branches.

INFRASTRUCTUREAccess to water during a fire is critical. On Gabriola, the fire trucks carry their own water supply. There is also a hydrant between Heron and Phoenix that gives access to all of the water in the Phoenix cistern in the event of a fire. The fire crews could also tap into The Haven’s pool, in the event of a fire. Water is also accessible for a reload nearby: at the ferry terminal fire hydrant, and at Camp Miriam. If the other on-site cisterns can be accessed by a 6” hose, those would also be back-up water sources.

Currently, while many power lines are underground, some are distributed overhead. Particularly for the high voltage line near the Davis St. entrance, this can be a major

Fire Risk Management Zonesignition hazard, due to the potential for breakage from falling trees, as well as arcing to adjacent vegetation (Pottinger Gaherty, 2005). Underground power lines are typically more fire safe.

Propane tanks are also potential hazards. They should be kept a minimum of 10m from any building, and their surroundings kept clear of vegetation for at least 3m. Relief valves should be regularly maintained, and always point away from buildings.

FIRESMART GUIDELINESThe Gabriola Island Fire Department, as well as the 2005 The Haven Vegetation Management Plan, recommend adherence to the BC Forest Service’s FireSmart Guidelines. These guidelines focus on creating a “defensible space” around a structure, as well as recommending materials and construction details for the structure itself. Defensible space is recommended as a series of zones, radiating from a structure, each with vegetation management strategies.

• Priority 1 Zone (10 meters from a structure) removal of all shrubs, trees, and combustible materials. Recommended groundcover is irrigated lawn.

• Priority 2 Zone (10-30 meters from a structure) remove smaller trees, shrubs and debris. Space trees so crowns are 3-6 metres apart. Remove or reduce coniferous trees.

• Priority 3 Zone (130-100 meters from a structure) Thin the shrubs and smaller trees, and evergreen trees. Thin crowns to 3-6 metres.

BALANCING ECOLOGICAL VALUES WITH SAFETY AND PROPERTY PROTECTION

If the current BC Firesmart Guidelines are directly implemented, the property will look very different than it does today. Given the potential safety, economic, and aesthetic consequences of fire on the property, fire risk management indeed must be carefully considered. However, a blanket adoption of the BC Firesmart Guidelines will conflict with other values, such as tree preservation,

water conservation, landscape experience, and environmental stewardship. The Priority Zone guidelines outlined below offer an alternative balanced approach.

Fire Risk Management Priority Zone 3 (30 -100 m from structures)1. Reduce fuel load, especially “ladder fuels”

which spread fire to tree crowns:2. Remove non-native highly combustible

understory vegetation (i.e.: scotch broom).

Appendix J | Fire Risk Management


Fire Risk Management Priority Zone 2 (10 -30 m from structures)1. As Zone 3, and; 2. Particularly before high fire risk season,

remove deadfall and dead material, especially finer needles and twigs. Chip and return this material as a moisture conserving and organic amendment mulch on the forest floor. Leave larger snags and coarse woody debris (greater than 7cm diameter) as important wildlife habitat.

3. Thin high combustibility trees less than 8” diameter at breast height (DBH). Where possible, space trees to 3-6 metres between crowns. Treat adjacent Significant Trees as groupings, focusing on thinning surrounding trees.

4. Prioritize retention of deciduous trees, and choose deciduous species for new plantings.

5. Remove all high-combustible understory vegetation.

Fire Risk Management Priority Zone 1 (0-10m from structures)1. As Zone 2, and remove fuel load,

especially “ladder fuels” which spread fire to tree crowns:

2. Remove high combustibility trees less than 8” diameter at breast height (DBH). Aim to space trees to 3-6 metres between crowns.

3. Prune all branches overhanging buildings and decks

4. Raise the canopy of all trees to three times the height of the understory (minimum 2-3 metres), OR remove the understory vegetation.

5. Relocate firewood, propane tanks, and other stored combustible materials.

OTHER FIRE RISK MANAGEMENT STRATEGIESFire Detection & SuppressionProperly engineered automatic fire suppression systems will detect, locate, and extinguish fires through a network of sensors. These systems will extinguish fires that start inside a building, minimizing damage and maximizing life safety. These systems must be certified by all applicable North American standards, the B.C. Building Code, and compliant with requirements of the local Fire Authority.

All new, and existing buildings that form part of the final Master Plan including: Thunderbird, Phoenix, and Heron, should be retrofitted with automatic fire suppression.

Consideration must also be given to the network of open-space pathways that form parts of the required exits to safety in the event of fire.

Fire Fighting PlanA Fire Fighting Plan includes a physical plan for both facility occupants and fire fighting authorities displayed and accessible in prominent locations on the property. This plan identifies key components that include location of fire exits, extinguishers, and other pertinent information. It is intended to prevent confusion and facilitate orderly execution of fire fighting / life safety mission, and is to be reviewed on a practice basis prior to an actual fire event.

The Fire Fighting Plan is to be reviewed with local Fire Authority, Registered Professionals, and appropriate authorities of jurisdiction.

The local fire fighting authorities must also review access routes to the various extremities of the property, confirm staging areas, and be provided with sufficient quantities of water to meet requirements

for a specified duration of department hose stream use as outlined in BC Building Code and related documents.

Dedicated water storage in sufficient quantities, and a dry standpipe network with appropriate fire hose connections in locations identified by Fire Plan is recommended.

Annunciator Panel & Communication NetworkTimely notification is integral to both the Automatic Fire Suppression System and the Fire Fighting Plan. A communication system notifies the local Fire Authority and facility occupants through a system of audible sounds, lighting, and signage. At appropriate entry locations, a graphical interface displaying the entire system will advise on fire location and other information pertinent to fire fighting authorities.

In addition to ample water, a reliable electrical power supply is important. The Fire Fighting Plan will need to address the possibility of a facility power outage coinciding with a fire emergency.

Type of ConstructionThe current facility is comprised of combustible construction, with buildings that are set in close proximity to large tracts of woodland areas.

The degree of combustibility for all new construction will be specified by the BC Building Code. It is likely that for the majority of construction combustible construction will be permitted.

It is advisable to employ the use of non-combustible exterior components as much as possible, to reduce the hazards associated with fire spread. In addition, where applicable, consideration must be given to

the substructure, which in combination with finished surfaces, acts to prevent a fire from creating a life-threatening situation.

For both new and retrofit buildings, non-combustible components to consider include roofing, exterior cladding, windows and open decks, such as:

• Metal Roofing Assembly (typically rely on substructure to achieve fire ratings)

• Green Roofs• Non Combustible Cladding (metal,

masonry, concrete panels)• Fire Rated Doors• Tempered Glass

Structural components integral to the support of floors, roofs, and walls are to be fire rated as per the building classifications outlined in BC Building Code.

Maintenance of Building ComponentsThe performance of a building’s exterior in minimizing flame propagation during a fire emergency can be improved by a maintenance regime that includes:

• Keeping the roof clean & free of needles, leaves, and combustible debris

• Cleaning gutters and removing extensive leaf litter

• Roof venting screened and protected from combustible surfaces

• Combustible extensions, protrusions into wooden areas minimized or protected

INFRASTRUCTUREEnsure all propane tanks are located a minimum of 10m from buildings; surroundings are cleared of vegetation for a minimum of 3m; relief valves are functioning and both relief values and longitudinal axis of

the tank are pointed away from buildings and populated areas.

Clear all branches that could fall on the high-voltage power lines within The Haven property. Monitor vegetation encroaching on high-voltage power lines along Davis Street, and request tree trimming by BC Hydro if necessary. Particularly during any new development, underground the power lines.


CLIMATE CHANGE RESILIENCY

The sensitive Gulf Island environment is particularly vulnerable to climate change. Considerations for The Haven include increasing summer drought, fire risk, forest pests and disease, winter storm intensity, salt water intrusion, and sea level rise. Climate change science is continually evolving - risks can be estimated and prepared for, however on-going awareness and adaptation will be needed.

SEA LEVEL RISE + NEW BUILDINGSAt this time, the Plan has adopted the sea-level rise estimates outlined by the BC Ministry of Environment for the East Vancouver Island region for the year 2100 (BC Ministry of Environment, 2011). The rocky shoreline found at The Haven is resilient to increasing erosion effects, however, by the year 2100, some of the existing shoreline structures, landscape, and infrastructure may be impacted by rising sea levels and increasing storm surge intensity and frequency. The Plan responds by incrementally decommissioning or replacing elements at risk, at increased elevation and/or setbacks. Current (2014) regulatory setbacks for buildings are a minimum of 7.5 metres (24.6’) from and a Finish Floor Elevation / Flood Construction Level of 1.5 meters (4.9’) above the Natural Boundary. The Natural Boundary is a position defined by a legal survey along the waterfront, but with a loose technical basis. It does not necessarily directly correspond to a consistent elevation. It is therefore not possible to determine the Natural Boundary for a future higher water level (BC Ministry of Environment, 2011). The Plan sets an estimate for the future Natural Boundary at

Sea Level Rise + New Buildings

the 14’6” contour, based on the BC Ministry of Environment’s recommendation for the Flood Construction Reference Plane (FCRP) for the year 2100, which includes allowances for sea-level rise, maximum high tide, storm surge and wave effects. The recommended further allowance for freeboard, 0.6m or 2’, sets a Flood Construction Level, or minimum Finish Floor Elevation of 16’6”.

It is important to reiterate that sea-level rise planning is not an exact science, and is continually evolving. Sea-level rise will happen incrementally over time, and there is no way to really know how far it might advance and when. Setting back (and up) waterfront buildings so they are less likely to be affected by predicted sea level rise is a wise protection of investment, however it also limits the opportunity to maximize the very valuable and enjoyable

waterfront buildings. An alternative approach is to protect and preserve the land from advancing sea levels with shoreline protection measures such as sea-walls or energy reducing landscape elements such as constructed berms. While such strategies can be problematic on softer shorelines (seawalls can increase erosion), the rocky shoreline of The Haven site should accommodate such elements well. The Plan has chosen to adopt the sea-level prediction for the year 2100

as where to “hold the line”. This assumes a constructed lifespan for the new buildings to at least that time. Sea-level rise beyond that chosen elevation would be responded to either with increased shoreline protection, or replacement/renovation of buildings at increased setback and/or elevation.

Current science and regulatory guidelines should be consulted during the detailed planning and design phase of any shoreline

Appendix K | Climate Change Resiliency

Mean Sea Level Yr 2013 (Canadian Geodetic Datum )

exis

ting

proj

ect n

atur

al b

ound

ary

Project Natural Boundary, typical elevation Yr 2013

Flood Construction Level Yr 2013

1 meter Global Sea Level Rise Allowance,with -0.17m regional adjustment, Yr 2100

1.5m

Recommended allowance forFlood Construction Level Yr 2100,

Allowing for high tide, tidal surge, waverun-up, and freeboard.

Estimated "Natural Boundary",or Flood Construction Reference Plane Yr 2100

estim

ated

futu

re n

atur

al b

ound

ary

at y

ear

2100

(14

'6")

+ 16'6" recommended flood construction level year 2100

sandpiperremoved

new cottage1 detached unit

+17'

+27

hotel haven9 attached units

cistern

accessible roomaccessible room

roomroom

parking lot0.83 m (2'8")

0 m

1.7 m (5'6")

3.2 m

4.4m (14'5")

5m (16'6")

exis

ting

buili

ding

set

back

7.5m (24.6')

7.5m (24.6')

estim

ated

futu

re s

etba

ck, y

ear

2100

shoreline protection mitigation zone


Projected Natural Boundary and Flood Level in 2100buildings and infrastructure. Additionally, the desired building lifespan, an allowance for future shoreline environmental setbacks, risk tolerance, and future adaptation strategies should be discussed and addressed during the design phases of the waterfront buildings.

FRESH WATER SUPPLYClimate change predictions for the Gabriola Island region also indicate increasing summer drought, paired with stronger winter storms. Sea-level rise may increase the risk of salt water intrusion into well water supply. While current regulations are problematic for The Haven harvesting rain-water for potable water, the trend is indicating changes on the horizon. Rainwater harvesting, with increasing volumes of storage to capture water in the winter months, remains the most promising source of sustainable potable water supply. Therefore the Plan has allowed for foundation cistern storage that surpasses even current need, to build in adaptability and resiliency for the future.

SEPTIC FIELDSSeptic fields are also at risk from sea-level rise. The Sandpiper septic field (which serve Sandpiper, Kingfisher, Cistern Chapel, and Eagleview) is already beyond the current shoreline setback, and is failing. The Plan calls for replacing this field in the near-term, with a system much higher in elevation and farther in setback.

The Swallow/Cormorant field (which serves Swallow, Cormorant, Osprey, and Seagull), may also eventually be within a shoreline setback, in the more distant future. The Plan recommends further evaluation before any major repair or investment in that field location. It may be worth going with a more expensive system that reduces the field size requirements, or “holding the line” with shoreline protection elements, or relocating the field.

SITE ECOLOGYThe climate change indicators and predictions for the Gulf Islands include longer, drier, and warmer summers, and wetter winters. Over time, this will impact the ecology of the site. Species that are at the southern limit of their range, or are less drought tolerant, are increasingly likely to show signs of stress. This can also increase their vulnerability to disease, insects, and windthrow. Along the coastal edge, sea-level rise and increasing intensity of storms, may

increase salt content in the soil as well as shoreline erosion, and lead to localized stress or death.

The western red cedar is most likely to become stressed, due to drought. Longer term (post 2050), Douglas-fir trees may become stressed due to insufficient winter chilling. A forest that is diverse in species and age is the most resilient. (Swift and Ran, 2012). The forest should be monitored for increasing signs of stress, with regular arborist assessments for hazard trees. When

making decisions about forest thinning or planting, factor in a species climate resiliency. The increasing risk of fire has already been discussed, and indicates favouring deciduous species in site management.

A peer review of the Plan’s sea level rise research and recommendations was completed by River and Coastal Engineer Daniel Arnold, P. Eng., and can be found in Appendix P.


IMPLEMENTATION

PHASING + ADAPTABILITY

The intention of the Masterplan is to offer a comprehensive vision for renewing the facility with long-term sustainability in mind, while also capturing what we now know as key considerations for site planning and design. There are many variables to consider, and many are likely to continue to evolve and change. As such, the Plan should not be regarded as fixed, but as a guiding vision for future decision making, and allowed to adapt.

FINANCING STRATEGIESOne of the fundamental guiding principles of the Plan is to support the financial sustainability of The Haven. The Plan recommendations ensure wise capital investments. Rather than on-going costly repair of failing individual buildings and infrastructure, each phasing milestone will holistically solve multiple problems at once, and make forward thinking investments. Guest capacity and hence revenue potential is increased. The Plan also consolidates the core site programme into larger buildings that are more cost-effective to construct and operate. Expensive elements such as elevators are optimized. The “bundling” of many programme elements into a single building or phase also broadens the appeal to each potential donor’s interests.

Implementation will also incrementally improve operational efficiencies throughout the site, with increased ease of housekeeping needs, increased energy efficiencies, and reduced and simplified maintenance.

Financing the implementation of the Plan will require a creative, collaborative, and multi-faceted approach. The Haven intends to self-fund projects through capital budgets when possible. Fundraising for contributions from The Haven’s generous and supportive philanthropic community will also be key to realizing the Plan’s vision in a shorter time frame. Grants are another avenue to explore, particularly for innovative sustainability measures, or community shared spaces such as The Wong and McKeen Phoenix Auditorium. The potential of cost-sharing for community shared spaces could also be explored.

The following cost estimate was peer reviewed and an alternative costing was completed by the BTY Group. Their report can be found in Appendix O.

Appendix L | Implementation and Cost Estimates


COST ESTIMATES


Appendix M | Existing Building Analysis


THE LODGE


SEAGULL


SWALLOW


OSPREY


HERON


THE WONG AND MCKEEN PHOENIX AUDITORIUM


REPS


THUNDERBIRD


KINGFISHER


RAVEN


SANDPIPER


ORCA


CORMORANT


CISTERN CHAPEL


COSTING REVIEW

Appendix O | Cost Review

An independent review of the Facilities Masterplan cost estimate (See Appendix L), and alternative costing, was completed by the BTY Group in late 2014. The two efforts produced cost estimates with a 1% variation. BTY’s conclusion was that the cost estimate of Appendix L was within an acceptable cost range.

The complete BTY report is included here as Appendix O.


FLOOD CONSTRUCTION LEVEL REVIEW

Appendix P | Flood Construction Level Review

An independent peer review of the Facilities Masterplan’s recommended flood construction level and sea level rise resiliency recommendations (See Appendix K), was completed by River and Coastal Engineer Daniel Arnold, P. Eng. His report is included here as Appendix P.


REFERENCES

Appendix Q | References

Ausenco Sandwell, (2011). Climate Change Adaption Guidelines for Sea Dikes and Coastal Flood Hazard Land Use. BC Ministry of Environment.

Balke, J. (2014). Wastewater Management Systems, A Review of Sewage Systems for Denman Island, Including an Analysis of Greywater Reuse and Rainwater Collection.. [online] Available at: http://www.denmanaffordablehousing.org/DCLTA/Greywater_files/Feb%2013-14%20DCLTA%20Wastewater%20Management%20Systems%20Final%20Report.pdf [Accessed 11 Nov. 2014].

Environmetal Stewardship Division, M. (2014). Natural History of the Study Area - East Vancouver Island & Gulf Islands - Technical Report - Appendix 10. [online] Env.gov.bc.ca. Available at: http://www.env.gov.bc.ca/sei/van_gulf/technical/appendix10.html [Accessed 11 Nov. 2014].

Firesmart Guide to Landscaping. (2014). 1st ed. Canadian Forest Service.

Hc-sc.gc.ca, (2010). Canadian Guidelines for Domestic Reclaimed Water for Use in Toilet and Urinal Flushing [Health Canada, 2010]. [online] Available at: http://www.hc-sc.gc.ca/ewh-semt/pubs/water-eau/reclaimed_water-eaux_recyclees/index-eng.php#executive. [Accessed 11 Nov. 2014].

Pottinger Gaherty Environmental Consultants, (2005). Vegetation Management Plan for The Haven Foundation.

Reclaimed Water Guideline A Companion Document to the Municipal Wastewater Regulation Made Under the Environmental Management Act. (2013). [online] Available at: http://www2.gov.bc.ca/gov/DownloadAsset?assetId=514F9C184A6C432188E204218468F70F&filename=reclaimedwater.pdf [Accessed 11 Nov. 2014].

Swift, K. and Ran, S. (2014). Successional Responses to Natural Disturbance, Forest Management, and Climate Change in British Columbia’s Forests.. [online] Jem.forrex.org. Available at: http://jem.forrex.org/index.php/jem/article/viewFile/171/113 [Accessed 11 Nov. 2014].

The Home Owners FireSmart Manual, B.C. Edition. (2011). 1st ed. BC Ministry of Environment.

Www2.gov.bc.ca, (2014). Climate Change Impacts - Reports & Data. [online] Available at: http://www2.gov.bc.ca/gov/topic.page?id=BE3D1E436EE14ADE8255FA0AD060659C [Accessed 11 Nov. 2014]

Facilities Master Plan for The Haven

Documents

Transcript of Facilities Master Plan for The Haven