TO: Advisory Planning Commission MEETING DATE: September 21, FROM: Katie Thomas FILE NO: 3220-GibsonsWay-702 Planner 1

Transcription

1 STAFF REPORT TO: Advisory Planning Commission MEETING DATE: September 21, 2018 FROM: Katie Thomas FILE NO: 3220-GibsonsWay-702 Planner 1 SUBJECT: 702 Gibsons Way DP Application for multi-family land use form and character DPA 4 RECOMMENDATIONS THAT the report titled 702 Gibsons Way DP Application for multi-family land use form and character DPA 4 be received; AND THAT the Advisory Planning Commission reviews and provides comments on the form and character of the 8-unit apartment building for Council s consideration provide the following recommendation. The Advisory Planning Commission (APC) reviewed an application for a Zoning Amendment and Development Permit to construct five townhouse units at 702 Gibsons Way at the June 15, 2018 meeting. The following recommendations were made: THAT the Advisory Planning Commission suggests that the west façade needs to be broken up. Options discussed were; increasing the number of windows and disconnecting the gable from the roof and making it more of an architectural feature. AND THAT a detailed landscape plan be submitted for approval. AND THAT the Gibsons Way façade as currently designed is too imposing and the Advisory Planning Commission recommends a different treatment; options include making the end unit street facing, changing the design of the pergola, and potential use of balconies. AND THAT the Commission is unable to make a recommendation on the brick material without the benefit of samples and recommend that samples be provided to Council. AND FURTHER THAT the Commission recommends that the colours are more earth tone to fit into other new developments on Gibsons Way. Over the summer the applicant revised the application, and now proposes to construct 8 apartments, under the same Zoning Amendment. The Advisory Planning Commission is requested to provide a recommendation to Council on the form and character for the revised 8-unit multi-family building proposed at 702 Gibsons Way, as shown in figure 1.

2 Figure 1: Aerial image 2

3 3 Zoning The property is currently zoned Single-Family and Two-Family Residential Zone 3 (R-3), as shown in figure 2. The Official Community Plan designates the property as Medium Density Residential. The applicant has applied for a Zoning Amendment to rezone the property from R-3 to Multi-Family Residential Zone 5 (RM-5) which would allow for the construction of Townhouses or apartments. The Zoning Amendment application is currently at First Reading. Figure 2: Zoning

4 Figures 3-8: Project visuals 4

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7 7 Staff Review Staff have completed a preliminary zoning review of the application, using the proposed RM-5 zone. A summary is shown below: Zoning Bylaw Requirements Proposed Lot Area Minimum of 1000m m 2 Lot Width 30m (to be altered to 15m) 15m Lot Coverage 75% (to be altered to 80%) 76.1% Height 10.5m 9m Parking 12 spaces 13 spaces Front lot line 7.5m (to be altered to 3m) 3m Setbacks Interior side lot 4.5m (to be altered to 2m) 2.0m Setback Rear 7.5m (to be altered to 2.5m) >2.5m Staff have reviewed the application with the DPA 4 guidelines. Comments are shown below: DPA 4 Guidelines Staff Comments Addresses Criteria Building Form and Character Development should promote a small town character by encouraging architecture, landscape design and environmental settings that respect the surrounding context. Public street edges which are characterized by low (less than 3.5 feet high), neighbourly fences, combined with extensive landscape materials at the private edge. The property is situated between two commercial properties, with an 8-unit townhouse development one lot over and a six- unit mixed use commercial development across Gibsons Way. Staff considers this building fits the surrounding context The Gibsons Way frontage has a landscaped frontage, with large trees and river rock ground cover.

8 8 DPA 4 Guidelines Staff Comments Addresses Criteria The revised project orientates the first unit towards the street edge Residences oriented towards the street with well-defined and welcoming entries at the street edge. Construction materials should reflect the West Coast Design and setting. Each building should appear unique or easily distinguishable from neighbouring buildings. Simple exterior detailing with earth-tone colours and primary colours only as accents. Buildings should be oriented to maximize solar exposure while minimizing shadow impacts on adjacent buildings and common areas. Common building elements which include: pitched roof line dormers porches low building profiles, simple residences, set well back from the roadway and nestled into the landscape The inclusion of elements such as bay windows, dormers, porches and cross gables help mitigate the visual impact of larger buildings. Steeper roof pitches and stepping down of roof lines to vary the height and rooflines of buildings is recommended. Offsetting and modulating wall lines along the building elevation to allow smaller building sections to stand out. The overall building footprints on the site shall be modulated to avoid monotony and repetition and to avoid wall-like massing. The general character of the development should reflect aspects of Gibsons semirural coastal setting by using natural and typical local wall materials including wood siding, wood shingles, stucco, stone and brick. The number of materials used on the building exterior must achieve a balance between achieving visual interest and complexity without overpowering the surroundings. Hardi shingles and planks are proposed, consistent with a West Coast feel The building is broken up with carports and units are distinguishable. Neutral colours used through building design Building faces East, with the first unit orientated to the south as per the lot. The pitched roof has been revised to a modulated shallow roof style (less than a 3/12 slope, thus designated as a flat roof in the ZB), providing a terraced effect. Each section has a large cupola, varying the height, and adding natural light into the units. The building is modulated to break up the massing. The roof is modulated varying the roofline. Each unit is modulated and offset. Hardi siding both plank and shingle siding proposed. Metal roof The hardi siding, both plank and shingle provide visual interest to the building. The materials are similar to those used in the

9 9 DPA 4 Guidelines Staff Comments Addresses Criteria townhouse development on lot down from the project. Building Scale and Massing Larger developments should be separated into smaller groups or clusters of units to promote a sense of belonging and neighbourliness and to maintain a residential scale and image. Very large single buildings more than 70metres in length, or townhomes with more than six joined units are to be avoided. Roof Design The roof form should have a sloped appearance large areas of flat roof will not be acceptable in low or medium density multiple unit residential developments except in the case of a green (vegetated) roof. The roof form should be modulated and broken up with dormers, skylights and other architectural features. A continuous unbroken ridge line should be avoided. Roof lines should include steep pitches typical of west coast building forms. Secondary hipped or gabled roofs are preferable to flat roofs or mansard roofs, or segments of pitched roofs applied to the building s edge. Roofing materials may be metal, cedar shakes, concrete tiles or asphalt shingles. Integration with Surrounding Areas New developments should reflect elements of the existing neighbourhood and the prevailing residential streetscape. This may require recessing of parking areas, creation of gabled entries or porches, and highlighting individual front door entries to be similar to those on neighbouring lots. New residential buildings should not in general, be much larger than the surrounding buildings. A graded transition in the building height is desired to ensure Not applicable 8-unit apartment building A less than 3/12 roof is proposed Roof form is modulated A less than 3/12 roof is proposed, however staff suggest the roof design portrays a coastal style A combination roof is proposed, providing visual interest. Metal roof proposed The revised proposed has reoriented the first unit, providing an outdoor space, and windows fronting the streetscape Parking has been incorporated into the building. The proposed building is significant in size, however, the property at the corner of Gibsons Way and Crucil is a similar size. N

10 DPA 4 Guidelines Staff Comments Addresses Criteria adjacent properties are not confronted with a wall. Additional setbacks may also be required to achieve this transition. Roof lines should be stepped down from building ends to reduce the apparent mass of the building. The use of decks provide a visual of stepping down, reducing the massing from Gibsons Way. 10 The end units of new developments at road edges should not be more than one to two stories in height to establish a single-detached residential appearance in multi-unit residences. All lots must have direct access to the larger pedestrian circulation system via park corridors, pathways, and/or sidewalks. Developments on sloped properties should be terraced with the natural slope of the land, and should avoid the use of high [over 1.2 m (4 feet)] retaining walls. New developments should be oriented to best utilize natural light, southern exposure, and views of adjacent natural features, and to minimize loss of views and shadows cast on adjacent uses. This may require increased setbacks or terracing of buildings. Sense of Place; Development Identity The design of developments into smaller areas where residents share smaller parking areas, pathways and other common areas creates a sense of belonging within a larger development. Multi-unit homes should provide a street orientation through features such as major entry points to provide a sense of belonging to the neighbourhood. Street level landscaping creates privacy within the development. Parking areas should be recessed to allow the pedestrian entry to predominate. Townhome projects on major arterials may have private rear yards facing the street, but should create a streetscape of entrances within the private roadway or courtyard area. End units are 3 storeys, however the deck roof steps down to 2 storeys The lot has access to the Gibsons Way sidewalk No retaining wall have been proposed Development has been designed within the limitations of the lot narrow lot width. A common areas is proposed at the rear of the lot. The driveway will be the main entry to the development. There is a deep ditch on the Gibsons Way side, and therefore a separate pedestrian walking from the sidewalk is unlikely. The apartments have their own private outdoor space. There is also a 2m landscaped space at the rear of the units (along the side lot line).

11 DPA 4 Guidelines Staff Comments Addresses Criteria 11 Amenity Space; Private Area An outdoor living space of minimum 5 m depth for townhouses and minimum size of 37 m2 (400 square feet) is recommended. Apartments should have a minimum 3 m depth terrace or balcony, sufficiently large to create a usable outdoor room. Balconies should be at least half enclosed in order to give the occupant privacy, security and weather protection. Dwelling units to be clustered in smaller groups to create more resident interaction and neighbourly surveillance. Changes in grade can provide for private areas between street edges and the development units. Landscaping All Development Permit applications must provide a professional landscape plan. Trees should be planted and maintained by the property owners along street frontages of new multi-unit developments to create a mature treed boulevard type of streetscape. (Spacing will vary by species used, however, a rule of thumb for tree spacing is a minimum of 8.0 metres.) This may be supplemented by other lower ornamental plantings. Native or hardy landscape species are preferred over exotic species; a mix of coniferous and deciduous species is recommended to provide effective landscaping though the seasons. Willows, bamboo and other invasive species are not recommended. Trees, or a combination of landscape and architectural features shall be used to define the gateway or entrance to a development. Landscaped entrances however, should be low-level for better security at entrances. Clusters of trees, ponds, or other landscape features should be used within Guideline not applicable There are at least 3 deck spaces for the 4 upper units, the 4 lower units have a 2m width back yard for the length of the unit. Guideline not applicable Slight grade changes along the site. A grading plan would be helpful to understand how the grade affects the rear private gardens Landscape Plan provided by Architect. 4 large trees proposed along street frontage. Landscape plan is annotated with Flower character feature trees, Broadleaf evergreen feature trees and flowering dogwood APC to provide direction. A mix of maples, evergreen hedges, dogwoods and rhododendrons. No invasives are shown on the plan Evergreen trees, flowering dogwood tree and river rocks define the narrow gateway. Tree heights/species are unclear. Common space at the rear of the property. /N N

12 DPA 4 Guidelines Staff Comments Addresses Criteria Detailed planting plan to be provided at a later date. the development to create a meaningful common area. Central areas or courtyards should be usable and inviting to residents as a meeting place, rather than random plantings of grass and shrubs. Seating areas and appropriate lighting should be provided within these common areas. Landscaping should also create a sense of enclosure and privacy for these spaces. Large areas of uncharacteristic materials such as bark mulch, gravel, river rock and ground cover are to be avoided, and should be combined with a variety of plant materials. Wherever possible, natural vegetation should be retained or enhanced as a feature of the development. This is particularly important where natural features such as streams or steep slopes are a component of the development. All public and semi-public areas should be landscaped, including entrance driveways, areas surrounding parking spaces or structures. Additional landscaping depth, denser vegetation and noise barriers such as earth berms should be used where a development abuts a major roadway. Fencing Fences along streets should not provide a continuous wall or high barrier to the street, but should be lower profile and broken at intervals to provide pedestrian linkage and views to the street. Any fencing located along a street edge should not exceed a length greater than 20 metres without a substantive break or jog. Fencing should not exceed a height of 1.2 metres within any part of the required front yard setback. Fencing along the street edge should be supplemented with low profile landscape plantings. Parking Areas and Vehicle Access River rock proposed along frontage with lawn and several larger trees consistent with Gibsons Way sidewalk improvements. All on-site vegetation likely to be removed during development. No streams or steep slopes onsite. Property is proposed to be landscaped. The property will be private. Lower Gibsons Way is not considered a major roadway, however traffic is fairly consistent more plantings may be beneficial to residents to reduce traffic noise No fencing plan provided N 12

13 DPA 4 Guidelines Staff Comments Addresses Criteria Walkways and surface parking areas Parking areas are within carports. should be well lit and located in an area which is observable by residents. Where possible, parking areas should be located in underground structures. Small groups of parking spaces throughout the development, located near to entry doors are preferable to large, central parking areas. Parking is located under the buildings, at grade. Developments should be designed to prevent parking areas, carports or garages from dominating the internal open space areas; parking should be recessed from the main building edges. Parking areas should be landscaped and screened, but sufficiently visible to provide security to residents and vehicles. Distinct, visible visitor parking areas should be provided near the entry to the development. Site design should provide for emergency vehicles, moving vans and service vehicles, and should locate this use to minimize noise impacts on residents and adjacent uses. Signage and Lighting The size, siting and style of signage shall not be obtrusive or present a cluttered image. Entry signs shall be placed at or below eye level and shall be integrated with landscaping or other feature. Site lighting of all developments should be designed so that it avoids light-spill upon adjoining low density residential lands and of the night sky. Parking is recessed under the proposed building. Parking areas are not landscaped there is a lack of space APC to provide direction. One visitor parking space at the entry of the development. Loading area located at the rear of the lot. Lot width limits turn around space. No signage proposed. Guideline should be followed at detailed design phase. Guideline should be followed at detailed design phase. Staff considers the proposed building and site design meets the majority of DPA 4 design guidelines and would therefore recommend issuance of the Permit. Staff note that as the roof is not a 3/12 or more slope, the Zoning Bylaw designates the roof as flat, however, it portrays a coastal style. Staff request comments from the APC on the visual interest and the landscaping, particularly along the frontage to define the entrance to the development. 13

14 SILVER LEAF PURPLE LEAF PLUM DECIDUOUS 2.5m m = 49'-10.22" 94 IRRIGATED GRASS LAWN APT. 7 PERMEABLE PAVEMENT GUEST PARKING PORCH APT. 8 FALL COLOUR SHRUB COLUMNAR DECIDUOUS CARPORT 8 Driveway Side Image 93 CARPORT 7 DWARF APT. 5 PORCH APT CARPORT m = 253'-7.97" m = 255'-1.8" 2.0m ASPHALT DRIVEWA CARPORT 5 2.0m APT RHODODENDRON SHRUB PORCH APT. 4 Side Elevation Street Front Elevation Driveway Side Elevation SCALE: 1/8" = SCALE: 1/8" = SCALE: 1/8" = 1'-0" 1'-0" 1'-0" CARPORT 4 20'-9" LAV REF Fireplace Farm Sink C. Tile NATURAL STONE PAVEMENT Queen CL Island DW BEDROOM 2 5'-0" Stairs Porch 40 SF up 48'-0" Entry 120 SF dn dn STUD LOFT APARTMENT 2 dn 798 sf '-2" 8'-0" X 9'-4" Stairs up up 6 Dining Stairs 6 EXPOSED AGGREGATE PAVEMENT CARPORT 2 APARTMENT 2 Coats Queen F HEDGE up 10'-0" X 10'-4" 5'-2" 3 PORCH APT. 2 WC BATH 9'-8" X 10'-4" HALL Bar 4 90 BEDROOM French Doors LAV KITCHEN RANGE LAV GROUND COVER BATH 2 10'-1.5" X 10'-4" RANGE OVEN SINK 60" TUB APT. 1 WC BEDROOM 3 Closet Private Garden JAPANESE MAPLE 60" TUB Lin. 428 SF KITCHEN APARTMENT 1 DR Laundry & Pantry GREAT ROOM 10'-4" X 19'-9" Closet 1/2 Bath 48'-0" TENANT MAINTAINED NON-IRRIGATED GRASS LAWN W WC Queen W/D CARPORT 3 16'-9" 16'-9" 58'-8" 798 sf APARTMENT 2 Storage Closet Closet 36x60 SHWR CARPORT 19'-6" X 20'-9" 325 SF 3.0m BROAD LEAF FEATURE RIVER ROCK GROUND COVER 89 Balcony 98 sf LIVING ROOM King CARPORT 1 JAPANESE MAPLE Fireplace PATTERN CONCRETE PAVEMENT WC M. BEDROOM 10'-4" X 17'-0" Balcony 100 sf 15'-9" X 16'-8" CONCEPT AREAS: 3 BR APT = 1,716 SF CARPORT = 325 SF PORCH = 40 SF BALCON = 388 SF TOTAL = 2,469 SF LAV 30'-1" m = 49'-4" FLOWERING DOGWOOD M. BATH LAV Fireplace Covered Balcony 190 sf 88 GIBSONS WA Site & Landscape Plan 1/8" = 1'-0" 1 BR APT = 428 SF PARKING = 138 SF TOTAL = 596 SF ROOF = 1,220 SF 10'-10" PARKING 87 MAIN FLOOR SECOND FLOOR THIRD FLOOR ROOF SCALE: 1/8" = SCALE: 1/8" = SCALE: 1/8" = SCALE: 1/8" = 1'-0" 1'-0" 1'-0" 1'-0" Site Aerial Image LOT COVERAGE LOT AREA = 12,615 SF ROOF AREA = 5,210 SF COVERAGE = 41.3% LANDSCAPE = 3,592 SF GREEN COVERAGE = 28.4% [INCL. PERMEABLE GROUND COVER] PAVEMENT = 4,395 SF - PAVED COVERAGE = 34.8% Scott Davis Design 174 Grandview Heights Rd. Gibsons, BC V0N1V Cell / sdavisarch@gmail.com DEVELOPMENT SCHEME Gibsons Way Apartments 702 Gibsons Way, Gibsons, BC V0N 1V0 Design Development DP1

15 FINISH MATERIALS: Metal Roof = Westform Metals - 12" Prolok 24ga - Charcoal Fascia & Trim = White Exterior Ceiling & Soffit = 4" Clear T&G Pine - Stained Shingle Siding = Hardieshingle Straight edge 5" exposure - Khaki Brown Accent Shingle Siding = Hardieshingle Straight Edge 5" exposure - Navaho Beige Accent Panel Siding = Hardiepanel Smooth - Navaho Beige Wood Posts & Beams = Navaho Beige Board & Batten Siding = Hardiepanel 12" exposure - Khaki Brown Vinyl Windows & Patio Doors = Vinyltek - Black Ext / White Int Street Corner Image Aluminum Railings = Mainland Railings - Handrail = Satin Jet Black - Posts & Pickets = White Vinyl Deck = Duradek Legacy Series Pebble Beach Driveway Corner Image Driveway Side Image FORM & CHARACTER Scott Davis Design 174 Grandview Heights Rd. Gibsons, BC V0N1V Cell / sdavisarch@gmail.com Gibsons Way Apartments 702 Gibsons Way, Gibsons, BC V0N 1V0 Design Development DP2

16 94 PURPLE LEAF PLUM 2.0m GUEST PARKING FALL COLOUR SHRUB COLUMNAR DECIDUOUS DWARF ASPHALT DRIVEWA RHODODENDRON SHRUB DECIDUOUS IRRIGATED GRASS LAWN PERMEABLE PAVEMENT LOT COVERAGE LOT AREA = 12,615 SF ROOF AREA = 5,210 SF COVERAGE = 41.3% LANDSCAPE = 3,592 SF GREEN COVERAGE = 28.4% [INCL. PERMEABLE GROUND COVER] PAVEMENT = 4,395 SF - PAVED COVERAGE = 34.8% Landscape Diagram SILVER LEAF PORCH PORCH PORCH JAPANESE MAPLE GROUND COVER NATURAL STONE PAVEMENT HEDGE JAPANESE MAPLE RIVER ROCK GROUND COVER BROAD LEAF FEATURE PATTERN CONCRETE PAVEMENT EXPOSED AGGREGATE PAVEMENT PORCH TENANT MAINTAINED NON-IRRIGATED GRASS LAWN m = 49'-10.22" APT. 7 APT. 8 CARPORT 8 CARPORT 7 APT. 5 APT. 6 CARPORT 6 CARPORT 5 APT. 3 APT. 4 CARPORT 4 CARPORT 3 APT. 1 APT. 2 CARPORT 2 CARPORT m = 49'-4" FLOWERING DOGWOOD 87 Design Development m Gibsons Way, Gibsons, BC V0N 1V0 L1 174 Grandview Heights Rd. Gibsons, BC V0N1V Cell / sdavisarch@gmail.com Gibsons Way Apartments Scott Davis Design 2.5m 1'-0" 1/8" = SITE PLAN m = 255'-1.8" m = 253'-7.97" GIBSONS WA 3.0m North