George Hotel application STAFF REVIEW COMMITTEE OF THE WHOLE - - PowerPoint PPT Presentation
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
STAFF REVIEW COMMITTEE OF THE WHOLE JANUARY 14, 2014
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Purpose: to seek Council direction for next steps in the review process
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review by Advisory Planning Commission
to Council in the coming months; and before consideration of bylaw changes a Public Hearing would be organised, possibly in spring 2014.
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expand water use into adjacent water leases.
Harbour Area Plan)
Development Zone
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Council considers Zoning Bylaw Amendment applications under the general policies of Official Community Plan policies, specifically with regards to:
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Single building
Additional site area Two buildings Pedestrian / view corridor Increased marina area
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Not reviewed or discussed in detail with the applicant, yet.
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Economic benefits not reviewed or discussed in detail with applicant, yet
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With regards to rezoning: future land use designations, density policies; the requirement for a linear waterfront park; protection of Gibsons Aquifer
desired form and character of development, including consideration of height.
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and guidelines? It does not.
massing provisions in the Zoning Bylaw.
setbacks and massing provisions.
design guidelines, just like any other project.
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“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.”
“To protect areas of recreational significance, and to allow outdoor recreational activities.”
“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
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The proposed density of the project can be considered to be consistent with the Official Community Plan.
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GOALS 1. Retain the scale and character 2. Make the waterfront fully accessible 3. Environmentally responsible development 4. Enhance social and cultural activity in the Area 5. Ensure the economic viability of the area PROPOSED 1. (See later in this presentation) 2. A new public waterfront connection 3. Plans for foreshore habitat improvements 4. New destination for visitors and residents in the Landing. 5. Adds tourism and residential uses to a currently underutilised area, maintains fuel service
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rezoning
protect the Gibsons Aquifer
aquifer protection in more detail
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land portion (#377 – 409) limited to single family use
Open Space zone
Current zoning is not consistent with OCP Harbour Area Plan future land uses
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Items to review further:
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Council’s role is to review the fit of the project with the guidelines
Area Plan)
character of the Harbour Area while providing for improvements and change.”
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Height is measured from average natural grade of building corners. The requested height provision for rezoning is:
residential building. Drawings also reference the following height comparisons:
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POLICY
routes
PROPOSAL
retail; a restaurant on the pier;
building on top of two levels of underground parking; On the waterfront the hotel measures eight storeys and the residential building seven storeys; the buildings step back as the height increases.
height is provided with uphill views in mind
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POLICY
improvements and change” (intent of DPA#5 guidelines) PROPOSAL
Gibsons Landing area; however, according to the OCP overtime the building scale will increase;
could be considered a more urban form;
the project depends on a hotel size of at least 100 rooms.
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initial proposal
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also “view analysis”).
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Support for:
Concern with regards to:
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Suggestions for improved design:
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Further review suggested regarding affordable housing , community amenities, aquifer protection
Harbour Area Plan Height an issue that requires Council’s careful consideration within the combined goals and guidelines of the OCP’s Harbour Area Plan. OCP’s Harbour Area Plan describes need to balance the village scale and character while embracing the growth necessary Council direction requested regarding next steps review process
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RECOMMENDATIONS 1. Receive the staff report 2. Prepare a zoning bylaw amendment 3. Review housing and amenities 4. Review Gibsons Aquifer protection 5. Review applicant response to APC and prepare draft Development Permit OPTIONS
visualisation
view impacts
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