Reimagining
Reimagining the former Fulford Inn site as a new destination for visitors and islanders alike.
Restoring
Restoring the natural landscape through ecologically-sensitive and responsible development on just 11.5% of the property, leaving the balance as open space and natural habitat.
Revitalizing
Revitalizing the local economy through creative, resilient and sustainable design.
This 17 unit project has been approved by the Islands Trust.
Project Description
Image by Kirsten Reite Architecture
The project includes 17 units of commercial accommodation anchored by a restaurant and three retail use spaces built around an outdoor plaza overlooking Fulford Harbour.
LOCATION:
The property is bounded on two sides by Fulford-Ganges Road. Being proximate to the BC Ferries Fulford Harbour terminal, the location represents the primary commercial entry point onto Salt Spring Island (seeing approximately 30,000 vehicles and 70,000 passengers per month).
ZONING:
The property is zoned for Commercial Accommodation and Accessory Uses.
Image by CRD
The project includes two separate tax lots which combine to create a 4 acre site. 2621 Fulford Ganges Road (where the Fulford Inn was located) is zoned CA2(b), which allows up to 8 units of commercial accommodation, a restaurant and supportive spaces. 2661 is zoned CA2 - Commercial Accommodation, which allows up to 9 units of commercial accommodation. A portion of the property is zoned Rural.
Project Objectives
Image by Derek Ford
To restore an essential amenity to Salt Spring Island, a cherished community and gathering place with cultural and historic importance
To expand the Salt Spring tourism economy through the introduction of a south island visitor experience deeply rooted in the celebration of Island arts, culture, and history while promoting the Gulf Islands’ natural beauty
Image by Kirsten Reite Architecture
Site History
Image by Salt Spring Island Archives
Image by Salt Spring Island Archives
The project is grounded in a shared desire to reimagine the historic Fulford Inn site and return a historically and culturally valuable gathering place to Salt Spring Island. The property has been a key island destination and the heart of the Fulford Harbour community for over 100 years, and has an even longer history of First Nations use and connection.
Planning for Renewal
Kirsten Reite Architecture
The site is rooted in the history and culture of Salt Spring Island, but tarnished by past patterns of use and years of abandonment. We are bringing forward a made-on Salt Spring idea, led by Island residents, that is shaped by the values of our local community to preserve and protect our unique island amenities.
The hand-crafted plan prioritizes the environmental values of the land through restricting the footprint to only 11.5% of the site (when 30% site coverage is allowable under the zoning), and sensitively building a uniquely low-impact guest accommodation venue with boardwalks and structures on pilings to be an outward statement reflecting key Island values of low-impact and future-proofing in this important Island gateway.
New infrastructure that protects the wetlands through responsible management of wastewater and stormwater showcases the site’s natural beauty as the setting of choice for new commercial guest accommodation. Formal review of our application began from the ground up, first with consideration of the design and siting of new infrastructure to manage redevelopment.
Through thoughtful architectural and site design, detailed technical analysis and engineering, and collaboration with stakeholders, the project team has worked to ensure the plans are consistent with the comprehensive development permit guidelines that apply to the property while reflecting the values of the local Salt Spring community
Project Team and Timeline
Image by Kirsten Reite Architecture
Merchant House Capital (MHC) is focused on the renovation and preservation of unique spaces with an intent to reimagine those places in a modern context. MHC believes sustainability is achieved through the preservation and reinvention of our existing buildings and brownfield sites through adaptive reuse and repurpose.
Consulting
Environmental
First Nations
Land Use
Building & Fire Code
Architectural
Design
Landscaping
Cultural and Heritage
Engineering
Civil
Structural
Geotechnical
Surveying
Sewage, irrigation, Soil & Water
Mechanical
Merchant House Capital assembled a team of design and technical consulting professionals to translate the project vision into detailed plans for community and Island Trust review.
Riparian Management and Restoration
Image by Durante Kreuk
Although bounded on two sides by a major transportation roadway and bridge, the site is surrounded by nature as 2621 and 2661 Fulford-Ganges Road are bounded by water bodies on three sides. To the north is the estuary of Fulford Creek, to the east on the other side of the road is Fulford Harbour and to the south is Soule Creek which crosses under Fulford-Ganges Road into a short, channelized section between the road and property and then back through another culvert that flows into Fulford Harbour. A small ditch is a tributary to Soule Creek.
Fulford Creek Estuary:
Fulford Creek in this area is an estuary, featuring an intertidal channel and salt marsh (tidal marine ecosystem). As such, several Island’s Trust regulations apply to Fulford Creek Estuary, each having relation to different potential development impacts (ie. DPA # 7 - Riparian; DPA #3 - Shoreline; DPA #4 - land within 10m of the natural boundary; and Land Use Bylaws - Setbacks from Water Bodies - Flood Protection; Land Use Bylaws - Setbacks from Water Bodies - Water Quality Protection) to include requirements under Fisheries and Oceans Canada Regulations. The Riparian Areas Protection Regulation (RAPR) does not apply to the marine ecosystems of Fulford Creek estuary and Fulford Harbour.
Soule Creek:
Soule Creek in this location is a channelized stream with a tributary ditch which flows into Soule Creek from the east. The open section of channelized creek is very short (approximately 12 metres long) and the ditch is about 20 metres long. The outlet for Soule Creek is into Fulford Harbour through a culvert under Fulford-Ganges Road. This is a shallow, roadside grassed swale, with no headwaters and flows over a vertical drop into Soule Creek. Soule Creek has no fish habitat and is not fish accessible.
Under the Riparian Management, Protection and Restoration Plan for Soule Creek and Fulford Creek Estuary, the following works are proposed:
Establishment of a 15m riparian zone from the Natural Boundary of Fulford Creek Estuary
Establishment of a 10m Streamland Protection and Enhancement Area for Soule Creek
Establishment of a 10m SPEA for the Soule Creek tributary ditch
The Riparian Management and Protection Plan directs environmental protections during construction, to include: reptile and amphibian sweeps, pre-clearing nest surveys, erosion and sediment control, spill prevention and response, environmental monitoring, and setback area restoration (invasive species removal, native species planting and irrigation, split rail fence around Soule SPEA, and interpretive and control signage around Fulford Creek Estuary).
The restoration and planting of the 15m riparian area of the Fulford Creek Estuary as shown in the Landscape Plan (Figure 2), will improve the ecological function and habitat attributes of the riparian area and provide a buffer to the estuary.
Water and Fire
Fulford CRD Water Map
The project proposes connection to the Fulford Water Service Area which has a water license from Weston Lake.
• Weston Lake has a water volume of approximately 1,090,000 m³ (CRD)
• the water license allows for a yearly use of 106,400 m³
• the current maximum yearly water used is 29,500 m³ (CRD)
• the anticipated yearly volume to be used is 34,860 m³
At present the existing fire response within Fulford Village is via water Tender Shuttles as the articulated water supply infrastructure is not available. Upgrades to the Fulford Water Service Area resulting from the project would increase water flow rates to support fire fighting in the Village.
The extension of water service to the property would allow late-comers to connect to the system, including Fulford Community Hall which currently does not have adequate water supply.
The current water licences for the property from Fulford Creek and Soule Creek would not be required to support the project, meaning the water would stay in the creek and estuary ecosystems.
Sewerage System
Modern onsite sewerage systems are planned to result in protection of health and receiving environments through application of science-based standards and guidelines. They are, essentially, systems for sustainable recycling of wastewater back into the watershed.
The local Salt Spring Island Land Use Bylaw establishes in Section 4.5.1 a setback from any water body to a septic field of 30 m. A development variance permit (DVP) was therefore required for dispersal area construction for the 2661 site.
This DVP has been approved by the Local Trust Committee, allowing siting of the dispersal area and other components as shown in the design drawings.
The DVP includes conditions that require adherence to the proposed performance-based water quality design approach and a requirement for monitoring to meet the established performance objectives.
System performance-based water quality design objectives are significantly more protective than the minimums recommended by provincial guidelines and standards.
To provide a robust level of risk management, the onsite sewerage system will include the following steps between wastewater and water in the receiving environment:
Primary treatment in septic tanks
Flow equalization
Advanced secondary treatment with additional nitrogen removal step
Micro dosing to subsurface drip dispersal in engineered sand media
Polishing treatment in the sand media and native or existing fill soils
Risk management will be enhanced by:
Professional design and oversight of construction
Continuous vertical separation monitoring
Monitoring of treated effluent prior to dispersal, and percolate after soil based polishing treatment
Professional oversight of maintenance and monitoring
Archeological Heritage and First Nations
Photo by John Harvey
The site includes a portion of a previously identified heritage archeological area (DeRu-18) which begins at the south-eastern boundary of Drummond Park, across Fulford Ganges Road, traversing the front portion of the 2661 Fulford Ganges Road property.
An Archeological Preliminary Reconnaissance survey for 2661 and 2621 Fulford Ganges Road was completed in 2017, under which a series of investigative test pits were dug and contents examined in accordance with the Heritage Conservation Act, and under archeological observation of local participating First Nations. A Site Alteration Permit was issued by the Provincial Government in May 2018.
Image by Kirsten Reite Architecture
Ongoing First Nations engagement as a result of the requirements of the Site Alteration Permit have resulted in communication with 14 separate First Nations over the course of the project history. More focused engagement has included Tsawout First Nations and Cowichan First Nations.
The project vision includes meaningful site interpretation in a First Peoples’ context. We recognize that Fulford Harbour and its shoreline, creeks and estuary, are important elements of the traditional territories of local First Nations. We seek to bring attention to the First Nation heritage value of Fulford Harbour, and to represent that history in a respectful way. We have sought through our architectural design to reference the site’s deep connection to local First People’s, illustrated in the “village” concept, and more informally in the “long house” design of the one-bedroom duplex units.
Although Development Permits do not require an official First Nations consultation, in February 2020, Tsawout First Nations provided a preliminary letter of support for the application. (see attached.) We commit ourselves to meaningful and on-going connection and dialogue with local First Nations, not only during the planning and construction process but throughout business operations in the future.
Economic Benefits
Pitchfork Social
The Salt Spring Island Official Community Plan (OCP) strives to balance a number of island priorities, focusing on preserving the unique environment, fostering the local community and supporting the island’s economic resiliency.
Specific OCP objectives around tourism aim “to recognize and welcome the economic value of our community of tourism that is compatible with preserving and protecting the island’s natural environment, authentic resident-based sense of community, and the aesthetic values that attract visitors.”
The Fulford Inn site reflects the vision of the OCP as land zoned for Commercial Accommodation. That the property has been occupied for over 100 years for that purpose reflects its significance as a visitor gateway for Salt Spring Island.
The site celebrates the unique beauty of the Southern Gulf Islands through its proximity to key natural attractions of Salt Spring Island, including the Gulf Island National Marine Park, Ruckle and Burgoyne Bay Parks, the hiking of Reginald Hill and Menhinick. The project will help grow the local visitor economy by establishing modern accommodations in proximity to those areas sought by visitors that provide unique island experiences.
The project design and intent through collaboration with island makers and artists provides economic benefits that are shared across the island, while the focus on local creates much sought after authentic experiences. Accommodation extends the stay and economic impact of every visitor, while shaping and enhancing the Salt Spring brand.
Coming out of the global COVID-19 pandemic, we see the importance that tourism serves British Columbians as well as national and international travelers.
Accommodation that meets modern demand is a keystone economic service for the Salt Spring economy and necessary to ensure Salt Spring Island’s natural beauty is shared across the province and preserved for all Canadians.
Alignment with the Official Community Plan
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Image by Kirsten Reite Architecture
In addition to reflecting the economic aspirations of the OCP, the project responds to the foundational principles of sustainability and the need to balance environmental, social and economic considerations.
The OCP presents a series of objectives that are “a commitment to honour the natural integrity of the island, while striving to meet the basic needs of its inhabitants. We commit ourselves to leave the next generation with an environment and with opportunities at least as secure as those that we ourselves have enjoyed.”
The proposal is in alignment with numerous OCP objectives, notably:
Environment and Sustainability
To recognize and protect the fragility and significance of our natural environment as one of our community's greatest and irreplaceable assets.
To retain our island's rural character and peaceful and quiet atmosphere; to guide development so that it complements the outstanding natural beauty that surrounds us and reflects our unique community character. To ensure that the predominant feature of Salt Spring Island remains the natural environment, rather than manmade structures.
To recognize the importance of sustainability in all community decisions. To avoid land use decisions that threaten the integrity or sustainability of natural ecosystems.
The project prioritizes environmental protection and the balancing of environmental, social and economic aspects of sustainability.
Limits to Growth
To accommodate and direct appropriate development so that its location, appearance and impact are in harmony with the natural environment, community resources, character and existing land uses. To ensure that clustered settlements are well designed so that they become and remain acceptable and compatible with existing development.
The project revitalizes a brownfield site that has previously been disturbed, and includes a clustering of small buildings designed to showcase the natural environment.
Sense of Community
To ensure that our community continues to function as an authentic, resident-centred community in the face of internal and external pressures to change and grow; to ensure that growth, including the growth of tourism, is managed in a way that does not displace or detract from our community's important function as a home for its residents.
The project is consistent with existing zoning and locates new commercial accommodation development where it has existed for 100+ years.
Community Health and Safety
To accommodate the community's need to be safe, secure and healthy, physically, mentally and spiritually.
To encourage multiple modes of healthy, active transportation among residents of all ages, such as walking and bicycling.
The project brings back a venue for the South Island that welcomes community gathering and social interaction and supports local, accessible modes of travel.
Island Livelihoods and Economies
To recognize the important role that varied livelihoods and a vibrant economy play in our community's unique character.
To maintain and encourage a diverse and creative community by providing a wide range of opportunities and locations for earning a living that are compatible with and can take advantage of the protection and preservation of the island's beauty and character. In particular, to encourage small, locally owned businesses whose revenues remain on the island, especially those which expand local production and consumption to meet the needs of islanders.
The project supports appropriate-scaled local, island-based economic development and is a made-on Salt Spring Island plan.
