Kelowna Downtown Hotel

Transcription

1 KASIAN ARCHITECTURE INTERIOR DESIGN AND PLANNING LTD 1500 West Georgia Street Suite 1685 British Columbia Canada V6G 2Z6 t f Development, Rezoning and OCP Amendment Application Feb. 4, 2014 covering the following Properties: 235 Queensway Ave., 1470 Water St. and 1476 Water St., Kelowna, BC Legal Address: 235 QUEENSWAY AVE 3 parcels LOT A DL139 PLAN 2180 LOTS 6 AND 7 ODYD PLAN WATER ST. LOTS 1 AND 2 DL139 ODYD PLAN 2698 Kelowna Downtown Hotel Design Rationale Overview In 1928, the Willow Inn Hotel opened to much fanfare and acclaim. It was a high quality building located at the epicentre of the downtown within view of the lake. It was built in the ideal location for a hotel and quickly became a very popular destination for visitors, as well as a popular place for residents to gather and socialize. As a focal point to the downtown, patrons of the Willow Inn were a vital support to the businesses on and surrounding Bernard Ave. The hotel became an important hub linking the downtown to the waterfront and expanded over the years to include a lakeside lodge (The Willow Inn Lodge) and Ferry Dock coffee shop. Since demolition of the building several years ago, the site has been used as a temporary parking lot. Today this very visible and high profile site once again presents great opportunity to locate a world class hotel and conference centre at the epicentre of the downtown waterfront. The new hotel could become part of a great legacy - a uniquely Kelowna experience an experience that truly captures the vibrancy and beauty of Okanagan Lake. This application proposes to return the property to its rightful and meaningful place as a destination and thriving urban hub on Kelowna s waterfront. The uses proposed for the site, together with a very high standard of design excellence and sensitive integration into the downtown waterfront and parklands, will revitalize and animate the entire precinct, creating a lively and cohesive downtown waterfront.

2 Page 2 of 16 Envisioned as a significant community asset and building upon the design and momentum of the recently completed Downtown Marina and Bernard Ave. Streetscape Project, the new Kelowna Downtown Hotel and Conference Centre is intended to be both authentic and transformative; it will establish an iconic, uniquely Kelowna presence on the waterfront that will reinforce a distinct Kelowna identity. This supports one of the key principles that guided the Downtown Plan Charrette process, namely to Enhance Kelowna s identity nationally and internationally and enhance the identity of downtown as Kelowna s Principle Centre. Site Definition The former Willow Inn site is located prominently on Kelowna s picturesque downtown waterfront and is arguably one of the most coveted development sites in the City. Immediately to the west of the site is Kerry Park, a predominately grassy public open park space with maturing shade trees defining places and creating edges gently sloping to the waterfront promenade. To the south is Kelly O Bryan s, and The Sails and the terminus of Bernard. Ave. To the north, across Queensway Ave., is Stuart Park, a long and linear public green space paralleling the waterfront promenade featuring a raised public art piece (the Bear) and a skating rink that is a very popular downtown amenity in winter. At the north end of Stuart Park, is the future home of the new Kelowna Yacht Club, currently under construction. To the east, the site is bounded by the highly active Water Street which is a major north/south connector linking downtown to Kelowna s North End and the Arts District, including the Library, Performing Arts Centre and other important public venues. Kelowna s City Hall is directly adjacent to the development site on the northeast corner of the intersection of Water and Queensway. At grade uses on Water St. between Queensway Ave. and Bernard Ave. include office and retail uses. A service lane from Water St. to Mill St. runs along the entire south side of the site servicing businesses along the north side of Bernard Ave. as well as the parking area and buildings remaining on the Willow Inn site. Further to the south, Kelowna s main street, Bernard Ave., which was recently upgraded by a significant street beautification project, gives way to the Sails Plaza. Businesses located on the south side of Bernard, west of Mill Street, form an active edge to Kerry Park and the Sails Plaza. When design work commenced, it quickly became apparent that adequate parking for the hotel project could not be accommodated and screened using the current site.

3 Page 3 of 16 Expansion of the site to enable sustainable development to proceed would require purchase of Mill Street to the west. This was thought reasonable and logical because this road is largely a short loop of roadway that is not necessary for the connection of Bernard Ave. and Water St., and further, it was not necessary for access to the proposed hotel. The traffic engineering consultant confirmed that the continuation of Mill Street was not required for traffic flow purposes. The parking conundrum, however, proved to have some very positive consequences in terms of urban design and goals for the waterfront because, if the hotel was located directly adjacent to the park, rather than separated from it by a road, the hotel could provide some much needed animation and definition to Kerry Park. A pedestrian realm would be created between the hotel and the waterfront park, and hospitality uses along the edge of the park could provide ideal connections and integration with the park. Purchase of Mill St. would also provide the opportunity to create an interesting and attractive transition between the hotel and Kelly O Bryan s, one that would not include a highly visible service lane. After consulting with the owner of Kelly O Bryan s, a low coffee shop building was designed, with careful attention to preserve and enhance views to the lake from Kelly O Bryan s 2nd floor outdoor patio. The small remnant of road adjacent to Kelly O Bryan s presents a wonderful opportunity for the City to consider a sidewalk patio that could further activate and animate the park edge. City of Kelowna Planning Context With the Kelowna Yacht Club already under construction and the next phase of Stuart Park soon to follow, the proposed Kelowna Downtown Hotel represents the final component of the revitalization of the downtown waterfront. The Mill Street hotel will provide a key connection point along the waterfront - from the wetlands of Brandt s Creek in the north to City Park on the south, while the Queensway terminus will provide connection to the water from the city side. Together with the C7 Zoning By-law, the project is also intended to respond to the City of Kelowna policy context. The proposed hotel supports key initiatives, goals and principles of the Official Community Plan and the Downtown Plan (2012). The Official Community Plan: Some key principles of the OCP which are included within the project are the strong sense of authenticity reflective of the distinct urban design character of Kelowna,

4 Page 4 of 16 coupled with a high quality of design, well integrated with the surrounding existing built form. The architectural materials, finishes and details have been carefully selected and designed to harmonize with the particular Kelowna context, while at the same time raising the benchmark for future development by creating a fresh, vibrant and iconic architectural design. Through the incorporation of stepping forms, creative massing, varying geometry, rich natural materials and an emphasis on human scale, the design creates an interesting, pedestrian-friendly interface with adjacent streetscape and park space. As a catalyst for an enjoyable waterfront experience, the design promotes public safety through active engagement of outdoor patios and walkways with the internal programming of the adjacent hotel lobby, restaurant, coffee shop, and overlook from the layered terraces of the podium, all of which will be highly animated by patrons of the development. The Downtown Plan: To quote from the Downtown Plan, For Kelowna residents, the downtown is the heart and hub of the city. It is the key to Kelowna s unique and authentic identity and to attracting residents, tourist and investment. Comments received from Downtown Plan survey correspondents strongly indicate the importance of a dynamic downtown environment for the citizens of Kelowna. In particular, the waterfront was identified as a major attraction which contributes to the Kelowna Brand. With a striking elliptical form set within a podium massing that steps down and gestures to Kerry Park, Bernard Avenue and the waterfront, together with a material palette that draws from the natural beauty of the Okanagan Valley and builds on the local vernacular, the new Downtown Hotel project will significantly reinforce the identity of the City and contribute to the emerging Kelowna Brand. The proposed Hotel will also contribute significantly to the increase of commercial activity on the waterfront, stimulate year-round use and create a vibrant and energetic public realm which supports both existing and new open spaces. This will have the added benefit of responding to public concern for an increased sense of safety in this area. Through transparency and highly articulated edges, the design seeks to blur the interface between the public and private realm. This will promote a sense of ownership of public space, which will in turn encourage use, mingle activities between public and private, and contribute further to public safety creating a high quality public realm.

5 Page 5 of 16 The design strives to contribute to a sense of place as described by one Downtown Plan Survey respondent: Vibrant downtowns are social hubs that breathe energy and ideas into a place Design Direction The look and feel proposed for the Kelowna Downtown Hotel was designed to achieve a rich and memorable, uniquely Kelowna sense of place by creating the right composition of form, massing, scale, character and program in balance with, and inspired by, the immediate, local and regional context. The design intent builds on the vision for a downtown waterfront city aspired to by the residents of Kelowna. In essence, the design for the proposed Kelowna Downtown Hotel is a place-making strategy that takes full advantage of the program and site attributes to integrate the development into the fabric of the city and best create an authentic, downtown waterfront experience. Building Form, Orientation, Massing and Scale The proposed building consists of two primary elements an articulated and animated podium with a tower integrated into it. The podium is divided into sub-elements that respond to the unique and specific context of each orientation. The tower, expressed as a pure elliptical form set within the podium, comes to grade at the northwest corner of the site adjacent to the new turnabout proposed for Queensway Ave; the main entry to the hotel occurs in this strategic location. The tower consists of 214 unique boutique hotel units distributed over 20 floors with 13 units on a typical floor, approximately the minimum ratio of units per floor to facilitate the operational efficiency of a hotel tower. The tower has also been set within the northwest corner of the podium to maximize structural efficiency necessary to accommodate on-site parking, to best respond to solar orientation as it relates to outdoor terraces, and to manage shadowing of adjacent development. Distributed over four uniquely sculpted and stacked floor plates (five including the rooftop), the podium incorporates all of the essential support and amenity uses required for the hotel including on-site parking and a conference centre with accommodation for small intimate venues and events ranging up to 300+ people. The mass of the podium has been determined by shaping the program to distribute the most active of uses along exterior edges to screen the parking stalls located on 6 levels within

6 Page 6 of 16 the podium mass. It should be noted that the high water table constrains opportunity for parking below grade beyond the half level incorporated into the design. In addition to the context of each orientation, the podium design also responds to several other key drivers including the desire to create a human scale experience and minimizing shadow for pedestrians enjoying the lakefront promenade and park. Another key design driver is to activate and blur the interface between interior and exterior through transparency and highly articulated edges that form great places and spaces for gathering and activity. These include the rounded rotunda envisioned as a lantern on the lake that forms a backdrop to Kerry Park and creates a living room for outdoor activity. As the rotunda transitions south toward Bernard Ave., the scale is reduced to a single storey to accommodate a park edge coffee shop designed to maintain views from existing developments including Kelly O Bryan s. The mass of the podium and tower is further articulated by warm canopies and trellises which add to the comfort and scale experience of pedestrians and patrons while reinforcing integration and enhancement of the emerging character of downtown Kelowna and the adjacent public realm. The strong, elliptical form of the tower is intended to minimize mass, while maximizing views to the lake from the majority of the hotel units. The monolithic, pure form of the tower is accentuated by a shifting pattern of balconies set into the tower softening the ellipse and creating visual interest without compromising the purity of the iconic form. In direct response to OCP guidelines, the tower is oriented such that its longer, east/west axis is perpendicular to the waterfront, presenting the most slender form possible when viewed from the lake, the Queensway view corridor, and downtown buildings to the east. Height and Shadow To reasonably accommodate a sustainable program including 214 hotel units together with necessary support functions, a tall slender elliptical tower form has been proposed. While the proposed development rises to 24 levels and exceeds the height limitations noted in the Downtown Plan, the landmark design has been carefully sculpted to accentuate the skyline of the city, minimize shadowing, and enhance views both to and from the tower.

7 Page 7 of 16 If the tower floor plate were to increase in size, the height of tower could be lower, however, it would be bulky and the elegance of correct proportion would be lost. Similarly, if the shape and size of tower floor plate were to be more rectilinear, the perception of a narrow form achieving an appropriate balance between mass and height would be compromised. Striking the right balance between these various objectives was a key consideration for the design to ensure that it will meet city planning objectives, satisfy the aspirations of the community for this sensitive and important waterfront area, and provide a world-class hotel experience for guests. The Downtown Plan policy on height variances provides that: Council may consider variances from the heights set out in the Zoning Bylaw, provided that the additional height (beyond that provided in the Zoning Bylaw) results in the creation of affordable housing or yields other significant community benefits and is appropriate from the perspective of the following considerations: Contextual fit into the surrounding urban fabric Shadowing of the public realm View impacts Overlook and privacy impacts on neighbouring buildings Impacts on the overall skyline Distance between adjacent tall buildings Impacts on adjacent or nearby heritage structures Building form and massing to mitigate negative impacts of tall buildings As indicated by the shadow analysis, the building will not have any major shadow impact on other buildings, particularly since there are no buildings located on the north side of the proposed development. The majority of the shadow impact will be on the Queensway Ave. turnaround and edge of Stuart Park during hours and seasons of minimum use. The slender form of the tower will ensure that the shadowing that does occur, moves swiftly along its path. Character and Materials The design of the Kelowna Downtown Hotel and Conference centre is intended to draw from the land and culture of the city, Okanagan Lake and the Valley to reinforce a sense of identity unique to Kelowna in essence, the Kelowna brand. Building from the recently completed Bernard Ave. streetscape project that features wood, stone and

8 Page 8 of 16 natural materials, together with the new Downtown Marina that features engineered wood products that reference the wood construction of docks and facilities that once defined the waterfront, the proposed development incorporates a natural palette of materials including significant wood elements together with soft curving forms that create a lantern effect in key locations while referencing the gently sloping terrain and organic form of the surrounding landscape. Contrasted with the smooth white elliptical tower form which has been accentuated by an alternating pattern of balconies, large wood themed elements are featured in key locations throughout the composition. For example, the hotel entrance will not only be defined by the tower coming to grade but also by a generous port cochere cantilevering out from the tower in a radial format. Similarly, the top of the tower will feature a trellis element that will be integrated into the penthouse level, and trellis structures will define outdoor decks, patios, and amenity spaces. Through reflection of the sky and surrounding hillsides, the materiality and colour of the tower and podium will be continuously changing over the course of a day. Coloured glazing panels providing privacy between balconies will catch sunlight and present a constantly changing pattern of reflection as the sun moves around the tower. Together with significant glazing to reinforce transparency and openness, the podium will feature warm, tactile, human scale materials such as stone which will ground the design and reference the older structures on Bernard Avenue and the adjacent Kelly O Bryan s building. Expansive glass will be featured on the second and third levels to maximum transparency and activity, and aluminum panels on the façade of the rooftop conference level fade the building into the background. A durable wood composite material has been proposed for the more residential façade above the Water St. retail uses to add warmth to this street. To accentuate the form and landmark status of the tower, a white composite panel system has been proposed. Balconies are intended to reference warm colours on the underside, and a privacy panel constructed on the east side of balconies will feature a coloured glass panel to focus views towards the valley and waterfront while providing privacy to guests from adjacent balconies. Each elevation is formed in response to its unique context and presence in the urban landscape. Consequently a variety of surface and massing treatments have been employed to articulate each façade:

9 Page 9 of 16 Water Street Facade The podium considers Kelowna s urban location with retail on the ground floor and residential above with window bays and balconies looking over Water Street. The building turns the corner west on Queensway Ave. with a glass rotunda on the corner of Queensway and Water Street, echoing the similar, larger scale rotunda on the Kerry Park facade. A Kaleidoscope art walk has been created on the conference level projecting out over Water Street to create an architectural point of interest. This feature will also create an interesting view-point for conference level users, enabling views up and down Water Street. Queensway Avenue Facade The Queensway Ave. elevation is a formal, linear façade responding to the civic and formal entrance to the conference centre. From the entrance level, feature elevators lead to the expansive conference level and rooftop terraces. A curvilinear façade leads to the lobby located at the base of the tower facing Kerry Park, where the porte cochere features elegant wood beams that reference the Downtown Marina. Entrance to the parkade is located on this northern facade under a covered drop-off. Kerry Park Facade The Kerry Park façade is varied and lively with bars, restaurants and cafes engaging the park and waterfront. The rotunda is the centrepiece of the composition, situated between the café and restaurant. The curved form of the coffee shop steps down in scale to match the neighbouring Kelly O Bryan s Pub and patio. Window facades that can be opened completely, and decks and patios stepping down the podium integrate the inside and outside activities and spaces. A stone fireplace situated on the park edge along the pedestrian path to Bernard Avenue anchors the building to the park by creating an exterior living room and an invitation to proceed around the building. South Lane The South elevation adjacent to the service lane will explore different ways of screening the parkade and providing visual interest given that a portion of this elevation is visible to people travelling north on Water St.

10 Page 10 of 16 Rooftop (the 5 th façade ) The roof of the conference centre is planted with low sedum or ballast with the suites at this level of the tower having walk-out patios onto the roof. The conference level patio will have concrete pavers and wood treatment around the pool and bar area. Heat gain will be mitigated using light colours, landscaping, and green roofs wherever possible. This pragmatic consideration will be leveraged as an advantage to the project to ensure that the large conference room roof is accented by colour and material to provide an enhanced view to guests in the hotel tower as they overlook the podium. Views, Overlook and Privacy Consistent with the Downtown Plan survey, maintaining views of the lake will be of critical importance. With the slim profile of the tower created by the elliptical form, primary view corridors from the city to the lake and vice versa will be preserved. Wood screening elements and trellises have been incorporated where the building comes into close proximity to existing commercial patios and decks. The south side of the building is primarily screened with louvers and potential greenery to provide a screen for the neighbouring buildings. The roof of the conference centre at the top of the podium will feature a landscape pattern that will be viewed by patrons of the hotel looking down. Lighting Lighting is very important in the Kelowna Downtown Hotel to create a safe night-time environment as well as a comfortable park atmosphere. Lighted bollards are utilized in the park to focus on the hardscape and pedestrian environments reducing glare and light pollution in the park. The tower will be accented with gentle indirect lighting from the hotel rooms and balconies, and will be a key element of facade design. The curving form of the rotunda facing Kerry Park will be perceived as a lantern lighting the edge of Kerry Park. Heritage Context The proposed hotel does not negatively impact any existing buildings. The proposed coffee shop complements the Kelly O Bryan s façade by stepping down to the level of its

11 Page 11 of 16 patio, as well as by the use colours and materials that complement the façade of the neighbouring building. A patio space on the roof top of the coffee shop complements the activity on the 2 nd floor deck of the Pub, while not obstructing its views to the lake. The hotel s architectural character has been designed to be a positive community partner that integrates well with adjoining buildings, public open spaces and the Cultural District. Sustainability Attractive green rooftops and passive design are proposed to improve attractiveness and lessen heat island impact. Part of the scope of work for mechanical engineers will be to undertake a study regarding the possibility of connection to the proposed Downtown District Energy System. The project will incorporate sustainable design principles by making efficient use of existing infrastructure, providing a stronger tax base, creating an urban environment that facilitates pedestrian movement, incorporating a mixture of uses at densities that are economically viable, supporting public transit uses by its close proximity to a major transit hub, and incorporating green building technologies wherever possible and feasible.

12 Page 12 of 16 Design Guidelines CPTED- Territoriality- The Kelowna Downtown Hotel has clearly marked demarcation of the hotel area using methods such as alternate paving stone colours, changes in grade and signage. Surveillance- Open lobbies and glazing on ground level allow for unobstructed views of the entrances and drop-off area. Windows and balconies on upper levels ensure eyes on the street and interaction with the street. The ground level and lower level of the parkade is clearly visible from the lane on the south of the building with brightly lit driving lanes and parking spaces. Activity Support- the surrounding public space has signage and clearly marked boundaries to ensure areas are used by the intended users. Hierarchy of Space- The Kelowna Downtown Hotel has a variety of spaces that signify the varying levels of privacy, through roof canopies, privacy hedges and change of paving texture. Access control- The Kelowna Downtown Hotel has controlled access points to ensure safety for its employees and guests. Secure access is provided to the individual hotel floors while rooms have deadbolt locks and peepholes on unit doors. Back of house and employee areas are restricted access areas. The parkade entrance will have surveillance by hotel staff. Environment- The design of the hotel has taken the existing environment and users into consideration by using appropriate scale of building and functions that complement the existing fabric of Kelowna downtown. An active pedestrian environment, with a high quality look and feel will contribute to reducing undesirable activity.

13 Page 13 of 16 Accessibility As outlined in the City of Kelowna Guidelines for Accessibility in Outdoor Spaces The proposed Downtown Hotel is a barrier free environment and ensures the building is accessible to all, no matter their degree of disability. Some of the strategies implemented are: Flat surfaces- The entrance plaza and conference centre entrance is laid with smooth paving and clear circulation around base of building. Room entrances have no or very low threshold to ensure wheel chairs can roll over the door frame. Tactile strips are utilized around tree grates and edges of curbs. Automatic Door openings systems- all major entrances and bathrooms have automatic door openers as well as generous door openings allowing for wheelchair access. Sufficient Lighting The doorways and entrances are well lit to ensure easy visibility at night as well as lighting along the hallways. Passenger loading Zone-Drop-off is located in the close vicinity of the entrance with waiting area visible from the lobby. The plaza in front of the hotel will be graded to a gentle 2% slope. Parking-Handicapped parking and drop-off is located in close vicinity with barrier free access to lobby and elevators. Signage- All Signage is visible, clear and simple to understand properly lit at night.

14 Page 14 of 16 View Analysis View no 1 - Cityscape from Okanagan Lake This dramatic series of views from Okanagan Lake demonstrates how the iconic landmark of the proposed Kelowna Downtown Hotel bookends the Kelowna city skyline, harmonizes with the existing urban scale and context, and provides an urban marker identifying the integration of the downtown city centre with the waterfront. At night, the lit tower form will beautifully illustrate this as it provides a lantern on the horizon. View no 2 - Aerial from Kerry Park/ Foot of Bernard Avenue This view of the project illustrates how the proposed tower and podium interface with Kerry Park with the rotunda lantern form stepping down to create a backdrop and focal point in scale with the park. Viewed from above, primarily by hotel rooms and possibly from a distance by future tower developments, the green roof of the conference centre ensures an attractive view from hotel rooms while conference room patio and pool, with its outside relaxing area and bar adds to the enjoyment of the park and waterfront. The elliptical tower form stands as iconic landmark element visually and actively connecting downtown with the waterfront as a single cohesive urban composition. View no 3 - From Bernard Avenue The proposed hotel tower and podium integrate with the Bernard Ave block and surrounding context while still adding their own distinctive character to the downtown Kelowna experience. This integration is achieved by means of the decreased scale of the podium terraces stepping down towards Bernard Avenue and the adjacent Kelly O Bryan s Pub. The final terrace is scaled so as to be at the same height or lower than the second storey Kelly O Bryan s patio, providing a respectful integration with the adjacent property owner. The variety of form, texture, material and colour of the podium provides an additional level of character to the proposed hotel, and were selected as being in keeping with the Okanagan palette. The rotunda addresses Kerry Park, complementing the form of the tower and providing a landmark on the pedestrian edge, as well as a lantern at night. View no 4 - From Kerry Park This view highlights the variety of hotel scale and form that addresses Kerry Park, from the elegance and slenderness of the tower, to the rotunda which provides the element around which the various hotel forms are composed. The verticality of the fireplace chimney is the anchor point for the scale transition towards Bernard Ave and Kelly O Bryan s. The fireplace itself provides the feeling of an outdoor living room on the

15 Page 15 of 16 park. The reduced scale, as well as the materials used, harmonizes with the existing heritage architecture. The park pedestrian walkway is completely integrated with the podium, creating a vibrant outdoor experience which provides a lively backdrop to the grassy stage area. The activity on the hotel podium terraces overlooking the park enhances this degree of integration. View no 5 - View from the Water Set back from Kerry Park and integrated with the highly activated and transparent podium, the slender, elliptical tower form anchors the development and marks the entry to the hotel at the foot of Queensway Avenue. The pattern of alternating balconies and the top of the tower, articulated by the trellis features, provide visual interest and reinforce the landmark quality of the proposed development. The stepping form of the podium brings the scale of the development down to the park with the lantern rotunda creating a highly visible focal point. The coffee shop to the south, accentuated by the stone fireplace element, forms a living room further integrating the development with Kerry Park. Wood accents, terraces and trellis features create warmth and activate the development with a uniquely Kelowna sense of place. View no 6 Toward the Hotel Lobby This view dramatically highlights the warmth, presence and inviting feel of the hotel and the Kerry Park edge. The extensive hotel lobby glazing, which will open up during summer, blurs the transition between the indoor and outdoor activities of the hotel and park. The wood theme structures of the porte cochere complement the architecture of the marina close by on the waterfront. This view also shows how the scale of the hotel begins to transition down to the park as it turns to corner toward Bernard Avenue. View no 7 - From Stuart Park The textured balcony patterns of the landmark tower rising from the highly activated and transparent podium will form a lively backdrop to the south end of Stuart Park opposite the new Yacht Club under construction to the north. Together, the two projects will reinforce Stuart Park as a significant urban public open space on the waterfront. At grade a dramatic cantilevering port cochere constructed of wood theme beams will mark the entrance to the hotel and create a focal point on the turnabout proposed for the terminus of Queensway Avenue. Midway on the podium a long horizontal balcony with wood finishes will further activate Stuart Park together with a large rooftop terrace serving the conference center. View no 8 - From Queensway and Water Street Viewed from City Hall and the northeast corner of Queensway and Water Street, highly articulated forms and architectural features create an urban presence, extending the commercial core of the City north along Water Street. A strong mixed-use element featuring retail and apartment hotel units creates a highly active and transparent base.

16 Page 16 of 16 Echoing the lantern element facing Kerry Park and the waterfront, a slender rotunda feature gestures towards City Hall at the corner of the intersection and marks the transition to the conference center. The rotunda transforms vertically to create an interesting view point from the conference terrace level on the podium rooftop. A dramatic cantilever feature soars over Water Street, creating a unique point of interest both from the exterior as well as from the interior at the conference level where prefunction spaces will have a kaleidoscope view of the city. Patios and decks animate the façade, while rounded edges and warm materials soften the building, making it part of the landscape and a uniquely Kelowna experience. View no 9 - from Queensway Viewed from the city scale, the slender tower form dramatically terminates the Queensway view corridor. For the pedestrian the podium grounds the tower, providing a warm, interesting, human scale experience as the pedestrian approaches the hotel. The rotunda at the corner of Water and Queensway complements the elliptical tower form seen in the background and at an urban scale is a formal nod towards City Hall. View no 10 - From the Marina Viewed from the lake and the Downtown Marina at dusk and in the evening, the elegant and slender curving form of the tower with the majestic trellis featured at the top, together with the curving from of the rotunda facing Kerry Park will be accentuated by soft light creating a lantern effect similar to the small buildings on the lake supporting the new marina. The soft curves and indirect lighting will complement the Sails sculpture and the gently sloping hills in the distance washed by the setting sun. The composition of form, light and materials together with the fireplace feature anchoring the low form of the coffee house adjacent to Kelly O Bryan s will transform Kerry Park into an outdoor living room. A living room animated by the sounds of music and concerts in the Park on summer evenings.