RZ1144 – 2077 Garibaldi Way Employee Housing Development Council Presentation December 19, 2017
Background • Rezoning application for a private sector employee housing development at 2077 Garibaldi Way. Proposes 74 employee occupancy and price restricted units • Application being brought forward for Council’s consideration consistent with: Mayor’s Task Force on Resident Housing Initiative Guidelines for Evaluating Private Sector Rezoning Proposals for Employee Housing
Subject Lands North Subject Lands – 2077 Garibaldi Drive
Site Photos
Site Photos
Site Photos
Discussion • 2077 Garibaldi Way: Large triangular parcel at the west terminus of Garibaldi Way. Significantly lower and relatively isolated from adjacent properties. • Parcel bounded by: Highway 99 to the northwest, the Aspen Court and Aspen Drive duplexes and triplexes to the south, & the Wayside Condos to the east. The Garibaldi Way approach is primarily comprised of single family detached dwellings on both sides of the road. The current zoning is RSE1 (Single Family Residential Estate One). • allows for development of one large (465 m 2 ) detached dwelling.
Discussion • RZ1144 proposes a rental housing development: three buildings 74 rental units underground parking Building massing addresses site context • 3 storeys on each end and four storeys in the middle • site elevation assists with reducing building height & massing relative to the adjacent properties All units would be employee occupancy and price restricted, consistent with WHA eligibility criteria and requirements.
Discussion RZ1144 Proposal Parcel Area 9850 m 2 1962 m 2 Building A - GFA Building B1 - GFA 2195 m 2 2195 m 2 Building B2 – GFA 140 m 2 Garbage/ Recycling/ Bikes Total GFA 6490 m 2 FSR 0.66 Site Coverage 21% Unit Count by Type 23 Unit A (one bedroom) @ 61 m 2 33 Unit A2 (one bedroom plus den)@ 72 m 2 18 Unit C (two bedroom) @ 77 m 2 Total Unit Count 74 Units Building Height 14.5 m Number of Storeys 4 Setbacks 6 m/ 6 m/ 20 m Setback Variances Required Retaining walls along east property line. Bicycle storage building on south side Parking Required 111 stalls Parking proposed 21 surface stalls 101 underground 122 stalls total
Discussion • Current proposal is preliminary, further development of concept is expected. Building design, finishing specifications, and unit sizes & mix will be optimized through further development by way of both the Rezoning and Development Permit Application processes. Includes review by RMOW’s Advisory Design Panel. Green Building requirements and Employee Restrictions will be registered on title by way of covenants. A traffic study will be required.
Diagrams
Diagrams
Diagrams
Diagrams
Diagrams
Diagrams
Project Comparison Comparison with other multi-family properties in the immediate neighbourhood: 2077 Garibaldi RM3 RM10 RM1 Whistler Vale Land Way Proposal (Lupin Rock & Eva (Aspen Ridge) (Telemark 1 & Use Contract (Oct 4, 2017) Lake Village) Whistler West) Use Townhouse Townhouse Duplexes Townhouse Townhouse & Hotel 297 m 2 minimum per 9850 m 2 985 m 2 minimum 418 m 2 11,500 m 2 Parcel Area Minimum for dwelling unit duplex. FSR 0.66 0.30 0.40 0.40 1.0 Site Coverage 21% 35% 20% 35% As developed Building 14.5 m 10.7 m 10.7 m 10.7 m Six storeys Height Setbacks 6 m/ 6 m/ 20 m 7.6 m/ 7.6 m/ 7.6 7.6 m/ 3 m/ 7.6 m 7.6 m/ 7.6 m/ 7.6 m As developed m
Project Comparison Comparison, with three other similarly restricted properties: Fitzsimmons Walk, 7124 Nancy Green Drive - FSR: 0.6. The Beaver Flats employee apartment – FSR: 1.0. Recently completed WHA apartment, 1310 Cloudburst – FSR: 0.62.
Official Community Plan • Proposal consistent with Section 4.13 “Evaluating Proposals for OCP and Zoning Amendments” including criteria for rezonings that propose to increase the bed-unit capacity of the Municipality Section 4.13.2 Criteria Comment a) Provides clear and substantial Resident housing has been identified as a top benefit to the community and the priority for the resort community and is resort. considered to provide clear and substantial benefit. b) Is supported by the community in Data from the Task Force, the Community the opinion of Council. Housing Survey, and the Community Forum indicate strong community support for private restricted housing projects. c) Will not cause unacceptable No significant environmental, social, or impacts on the community, resort, economic impacts are expected to result from or environment. the proposal. This will be confirmed through further processing of RZ1144. d) Meets all applicable criteria set out The proposal under RZ1144 is considered in the Official Community Plan consistent with OCP policies.
Official Community Plan • The existing bed unit allocation is 6 bed units. This proposal would increase the allocation to 222. • Proposed development will be subject to Development Permit approval consistent with DPA #2 (Whistler Creek Area).
Other Policy Considerations Whistler 2020 Consistent with Descriptions of Success as noted in Report 17-142. Zoning and Parking Bylaw 303, 2015 A new site specific zone would be required. Guidelines for Evaluating Private Sector Rezoning Proposals for Employee Housing Consistent with Guidelines endorsed by Council December 5, 2017 Initial monthly rate proposed: $3.00 per square foot. Green Building Requirements Would be registered on title. Employee Restrictions Would be registered on title through Housing Agreement approved by Housing Bylaw.
Budget Consideration • All costs associated with processing this application will be paid by the applicant. • Fees will be required to be paid in full as a condition of adoption of the proposed zoning amendment bylaw.
Community Engagement • A rezoning application sign is posted on the property. • The proposed zoning amendment bylaw would be subject to a public hearing adhering to statutory public notice requirements. • Significant community engagement completed through the Task Force process provides a strong basis for supporting the proposed development.
Recommendation That Council authorize further review and processing of Rezoning Application RZ1144; and That Council direct staff to prepare a zoning amendment bylaw for RZ1144 to create a new site specific zone for the lands at 2077 Garibaldi Way that would provide for employee restricted rental housing on the lands as described in this Report #17-142.
Recommend
More recommend
