George Hotel application STAFF REVIEW COMMITTEE OF THE WHOLE JANUARY 14, 2014 1
Presentation outline Purpose: to seek Council direction for next steps in the review process Application process to date Fit of rezoning application with Official Community Plan (including Harbour Area Plan) Fit of form and character with design guidelines in OCP’s Harbour Area Plan 2
Process February 2013: application submitted for rezoning and development permits May 2013: staff letter to applicant with suggestions and questions Summer 2013: new architect on applicant’s project team Fall 2013: revised design drawings submitted, additional information provided, review by Advisory Planning Commission Next steps: depending on today’s discussion, further reviews and reports would be presented to Council in the coming months; and before consideration of bylaw changes a Public Hearing would be organised, possibly in spring 2014. 3
Development applications submitted Development Permit for geotechnical hazards under DP area #1 Development Permit for environmental sensitive areas under DP area #2 The proposal includes a portion of Winn Road as part of the development site and seeks to expand water use into adjacent water leases. ( this presentation) Development Permit for form and character under DP area #5 of the OCP’s Harbour Area Plan) (this presentation) Rezoning application from CDA-1, R-2, PRO and M-1 to a Comprehensive Development Zone 4
Rezoning application Council considers Zoning Bylaw Amendment applications under the general policies of Official Community Plan policies, specifically with regards to: Future land use designation and density OCP (including Harbour Area Plan) goals Affordable Housing and Community Amenities Other topics, as identified by Council 5
Rezoning: proposed uses Residential use (40 units) Hotel (118 rooms) Conference centre, including spa, pools, seawall café (level P2), lounge / café (level 1) Waterfront restaurant on a proposed pier in the Gibsons Harbour Marina moorage adjacent to the proposed pier Underground parking stalls (228) and bicycle parking stalls (58 ) New waterfront public walkway, 4 meter (13 ’ 2 ’’) wide 6
Changes to design February version Single building November version Additional site area Two buildings Pedestrian / view corridor Increased marina area 7
Current site plan 8
Current site plan 9
Affordable housing / amenities proposed Four (4) affordable housing units for employee housing based on the Whistler housing model $ 100,000 towards Winegarden Park improvements Further amenities would be explored with the applicant, followed by a report to Council Not reviewed or discussed in detail with the applicant, yet. 10
Economic benefits proposed Increased employment Additional housing and related spending Additional tourism and convention related spending. Improved waterfront access by continuing the sea walk New marina spaces and renewed fuel dock Economic benefits not reviewed or discussed in detail with applicant, yet 11
Fit with Official Community Plan General policies provide direction for Council decisions. With regards to rezoning: future land use designations, density policies; the requirement for a linear waterfront park; protection of Gibsons Aquifer Design guidelines for Development Permit Area #5 in the OCP Harbour Area Plan outline the desired form and character of development, including consideration of height. 12
Use of the “Notwithstanding” guidelines Does the “notwithstanding” guideline in the OCP Harbour Area Plan negate other OCP policies and guidelines? It does not. The “notwithstanding” guideline in the OCP’s Harbour Area Plan’s Development Permit Area #5 outlines an additional guideline for requests for variances to existing height, setback and massing provisions in the Zoning Bylaw. The George Hotel application seeks approval for a new zone with new and custom heights, setbacks and massing provisions. Council must consider the George Hotel under the regular Official Community Plan policies and design guidelines, just like any other project. 13
OCP Harbour Area Plan designations Residential / Tourist Accommodation Park and Recreation Commercial Harbour 14
OCP Harbour Area Plan designations Residential / Tourist Accommodation: “ to permit high density multi-family residential development as defined elsewhere in the Smart Plan, or Tourist Accommodation such as a hotel or inn together with meeting and/or food and beverage facilities customarily associated with such uses, or some combination of these uses.” Park and Recreation: “ To protect areas of recreational significance, and to allow outdoor recreational activities .” Commercial Harbour: “ To support a wide range of marine uses including recreational, visitor-oriented activities such as marinas and associated upland uses, boat sales, charters and marine fuel sales, as well as marine industrial/transportation uses .” The proposed land uses fit well with OCP Harbour Area Plan goals 15
OCP density / floor space ratio Residential density of approximately 59 units / ha is “medium” density (excluding the hotel) No densities specified in the Official Community Plan for commercial uses such as a hotel Floor space ratio for residential only component of approximately 0.9 is “medium” density, overall floor space ratio (including hotel) is approximately 2.6. No specific floor space ratio set for mixed use developments The proposed density of the project can be considered to be consistent with the Official Community Plan. 16
OCP Harbour Area Plan Goals GOALS PROPOSED 1. Retain the scale and character 1. (See later in this presentation) 2. Make the waterfront fully accessible 2. A new public waterfront connection 3. Environmentally responsible development 3. Plans for foreshore habitat improvements 4. Enhance social and cultural activity in the 4. New destination for visitors and residents Area in the Landing. 5. Ensure the economic viability of the area 5. Adds tourism and residential uses to a currently underutilised area, maintains fuel service 17
Gibsons Aquifer protection Usually, geotechnical aspects are reviewed later in the process, not necessarily at time of rezoning The applicant has provided a geotechnical assessment with an outlined approach how to protect the Gibsons Aquifer Based on the recommendations of the Gibsons Aquifer mapping study it is prudent to review aquifer protection in more detail 18
Current zoning: CDA-1, R-2, PRO, M-1 Current zoning: land portion (#377 – 409) limited to single family use Parks, Recreation, and Open Space zone Marine zone Current zoning is not consistent with OCP Harbour Area Plan future land uses 19
Rezoning: conclusions Fits with OCP land use, density Items to review further: Affordable housing details Community amenities review Aquifer protection Other items identified by Council 20
Development Permit form and character (DP) Council’s role is to review the fit of the project with the guidelines Design guidelines are outlined in Development Permit Area #5 Gibsons Landing (OCP Harbour Area Plan) Form and character design is typically considered together with rezoning application The intent of the guidelines is “fostering design that retains, reinforces and enhances the character of the Harbour Area while providing for improvements and change.” 21
DP: Information provided Project rationale Architectural drawings Landscaping plan Physical model View analysis Shadow analysis 22
DP: Building scale and massing 23
View from Harbour 24
View through plaza 25
View from Winn Rd 26
DP: Height provisions requested Height is measured from average natural grade of building corners. The requested height provision for rezoning is: From average grade: 30.67m (100.61 ’) for the hotel, approximately 23.31 m (76.67’) for the residential building. Drawings also reference the following height comparisons: From Gower Point Road: 26.88m (88.19 ft.) From sea level: 30.54m (100’2.5’’) for the residential building, 37.90m (124’4’’) for the hotel 27
DP: Building scale and massing (1/2) POLICY PROPOSAL Pedestrian orientation New waterfront and a central walkway; café, retail; a restaurant on the pier; Building façade to step back from pedestrian Six-storey hotel and a five-storey residential routes building on top of two levels of underground Variation in roof heights parking; On the waterfront the hotel measures eight storeys and the residential Design to address uphill views building seven storeys; the buildings step back as the height increases. Variation in roofs, roof surfacing, and roof height is provided with uphill views in mind 28
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