George Hotel Application OCP AMENDMENT COUNCIL JUNE 16, 2015 - - PowerPoint PPT Presentation

George Hotel Application

OCP AMENDMENT COUNCIL JUNE 16, 2015

Presentation Outline

Two parts:

• Proposed OCP amendment
• Re-cap of information regarding

design changes

Why an OCP amendment

• Town Updated OCP in March 2015
• Local Government Act requires all

land use decisions made by Council be consistent with current OCP policies/ objectives

• May 12, 2015 Council motion

Proposed amendment re. height

OCP Harbour Area Plan “ 5.1.2 In order to maintain a village scale and character in Gibsons Harbour area, building heights should be limited to 1 or 2 storeys on the higher side of the lot and 3 to 4 storeys as seen from the lower side of the lot depending on the degree of slope, with the exception of the site east of Gower Point Road, identified on the map below, where a residential building may have up to 7 storeys and a hotel building may have up to 8 storeys, in each case as seen from the lower portion of the site. Additional exceptions may be considered through an OCP amendment on a case by case basis.”

Location linear park

Amendment re. Park Policy

• Currently 3 OCP policies regarding the linear park and walkway.
• Acquisition of Ownership – securing public access on waterfront.
• OCP amendment - Keep 2 policies and delete one

Policy to be removed:

Removal proposed: Harbour Area Plan page 28: "5.1 Acquire and secure land in public ownership for a waterfront

linear park between Winegarden Park and the Marina Lands, in the location generally indicated on the Land Use Plan Map.”

Policies that stay in place:

Smart Plan page 29 “6.2.7 Acquire through purchase or by dedication as park or by other creative arrangement, environmentally valuable land, riparian areas, sensitive marine backshore areas, including streams and watercourses and establish a network of natural trails and viewpoints throughout the Town.” Harbour Area Plan page 41 “5.6 Acquire a right of way, through amenity contribution, density bonusing, or purchase of land along the waterfront, a minimum of 15 metres in width, for a linear waterfront park joining the current park adjacent to Gibsons Marina to Winegarden Park.”

Design changes information

• 3D modelling
• APC recommendations
• Visualisations
• Geotechnical review

3D Modelling

• Fig. 5-3: Existing Development (2011)
• Fig. 5-4Future Development

3D Modelling

Changes to Design

• February 2013 version

Single building

• November 2013 version

Additional site area Two buildings Pedestrian / view corridor Increased marina area

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APC Recommendations November 2013

APC Role, Council received recommendations January 2014 Advisory Planning Commission supported:  Separation into two buildings, increased public space and view corridor  Proposed waterfront walkway  Overall concept of the proposal, subject to improvements Concern with regards to:  The height of the hotel building

APC recommendations

Suggestions for improvements:  Increase stepping back or terracing following natural grade  Addressing the hotel façade on Gower Point Road  Create a more cohesive waterfront space  Incorporate a public observation platform near the waterfront restaurant  Incorporate a more historical west coast feel  Revisit and more attention to details of building facades

Response to APC

• Change

Gower Point Rd Façade

• North side

Response to APC

• Change

Gower Point Rd Façade

Response to APC

• Additional

viewing platform and habitat improvements

• “more cohesive

waterfront space”

Response to APC

“more of a Gibsons historical west coast feel” 1. Shingles, shutters, metal cladding, smaller panes 2. Maritime details, wood detailing 3. Smaller scale waterfront expression at grade 4. Varied canopies and shop fronts, shed roof, timber clock

1 4 3 2

Independent Visualisations

January 2014: Council directed “eye-level illustrations from various vantage points”

• Chris Foyd, architectural consultant, visual assessment specialist with

23 years experience

• Six publicly accessible views to the Harbour Area
• Accuracy of on-site massing and height
• Note: images do not show proposed materials and colours

Smitty’s Restaurant

Wharf Gazebo

Winn Road at Abbs Road

Headlands Beach Access

Holland Lands Stairs

Winegarden Park

Response to geotechnical reports

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• April 2015 – Two key recommendations

from Horizon for the design:

• Flood Construction Level of 5.33m (17’-

6”ft). Sea level rise, safe elevations

• Excavation depths not beyond a geodetic

level of 5m (10-5” ft) in NW corner & not below 0.5m (1’-8” ft) below existing grades on remainder of site.

Building depth and parking

• 2014
• 2015

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Building Height

28

Proposed height to average natural grade (as measured from 6.36 m geodetic) Proposed height to Canadian geodetic datum Increase compared to previous December 2013 design Floor of level P2

• 0.03 m (0.0 ft)

6.33 m (20.83 ft) Up 3.34 m (11’) Residential building 25.05 m (82.4 ft.) 31.41 m (103’4’’) Up 2.15 m (7’1’’) Hotel building 31.44 m (103.42 ft.) 37.80 m (124’4’’) Up 1.22 m (4’)

Current Design

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In Summary: OCP amendment

Following Council direction, an OCP Amendment has been prepared;

• The OCP Amendment proposes an exception to allow for additional

storeys on this site;

• The OCP Amendment proposes to delete one of three policies

regarding the linear park and walkway.

In Summary: Information Design Changes

2013

• Digital 3D visualisation in model for Harbour Area;
• Initial single building design changed to 2 buildings;
• Applicant responded to APC recommendations;

2014

• Town arranged for independent visualisations;

2015

• Applicant responded to geotechnical investigations;

Next Steps – Council Motion May 12, 2015

• response from the applicant addressing the geotechnical and

hydrogeological peer review reports by Levelton and Waterline;

• results of the traffic and parking study with an overview of offsite

improvements, community amenities, and Winn Road closure;

• Review of form and character changes in response to the

geotechnical reviews;

• draft development agreement including steps and timing for the

development approval process and future construction of the project.

Recommendations, alternatives

RECOMMENDATIONS

• 1. Receive the staff report
• 2. Give first reading to

OCP amendment ALTERNATIVE

• 1. Request revisions to address

the following Council concerns …