George Hotel application STAFF REVIEW COMMITTEE OF THE WHOLE JANUARY 14, 2014

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1 George Hotel application STAFF REVIEW COMMITTEE OF THE WHOLE JANUARY 14,

2 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

3 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

4 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

5 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

6 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

7 Changes to design February version Single building November version Additional site area Two buildings Pedestrian / view corridor Increased marina area 7

8 Current site plan 8

9 Current site plan 9

10 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

11 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

12 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

13 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

14 OCP Harbour Area Plan designations Residential / Tourist Accommodation Park and Recreation Commercial Harbour 14

15 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

16 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

17 OCP Harbour Area Plan Goals 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 17

18 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

19 Current zoning: CDA-1, R-2, PRO, M-1 Current zoning: land portion (# ) 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

20 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

21 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

22 DP: Information provided Project rationale Architectural drawings Landscaping plan Physical model View analysis Shadow analysis 22

23 DP: Building scale and massing 23

24 View from Harbour 24

25 View through plaza 25

26 View from Winn Rd 26

27 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 ( ) for the hotel, approximately 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 ( ) for the residential building, 37.90m (124 4 ) for the hotel 27

28 DP: Building scale and massing (1/2) POLICY Pedestrian orientation Building façade to step back from pedestrian routes Variation in roof heights Design to address uphill views PROPOSAL New waterfront and a central walkway; café, retail; a restaurant on the pier; Six-storey hotel and a five-storey residential 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. Variation in roofs, roof surfacing, and roof height is provided with uphill views in mind 28

29 DP: Building scale and massing (2/2) POLICY Retain, reinforce and enhance the character of the Harbour Area while providing for improvements and change (intent of DPA#5 guidelines) PROPOSAL Buildings larger than existing buildings in the Gibsons Landing area; however, according to the OCP overtime the building scale will increase; Building scale not particularly village like and could be considered a more urban form; The applicant has indicated that the viability of the project depends on a hotel size of at least 100 rooms. 29

30 DP: View analysis 30

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35 DP: View analysis: summary View corridor Winn Road maintained over centre of the site Buildings large enough to change existing views from some uphill areas The use of two buildings separated by a corridor avoids the single block appearance of the initial proposal 35

36 DP: Shadow analysis Winegarden Park 36

37 Shadow analysis 37

38 Shadow analysis 38

39 Shadow analysis 39

40 DP: Shadow analysis summary In June shadow impacts are very limited In September (and March) shadow impacts result in up to 25% of the park shaded In December shadow impacts at noon cover approximately 30 40% of Winegarden Park (see also view analysis ). 40

41 DP: Advisory Planning Commission recommendations (1/2) Support for: Separation into two buildings, increased public space and view corridor The proposed waterfront walkway The overall concept of the proposal, subject to suggestions for improvements Concern with regards to: The height of the hotel building 41

42 DP: Advisory Planning Commission recommendations (2/2) Suggestions for improved design: 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 on the northeast side of the restaurant Incorporate a more historical west coast feel Revisit and more attention to detail to building facades 42

43 DP: Follow up after APC meeting Applicant has made changes and adjustments to design based on APC recommendations To be reviewed by staff depending on Council direction today 43

44 Conclusions of presentation Rezoning application fits with OCP Harbour Area Plan goals with regards to land use, density. Further review suggested regarding affordable housing, community amenities, aquifer protection Development Permit form and character fits most design guidelines for Gibsons Landing in the 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 44

45 Recommendations, alternatives 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 Option to request a digital 3D model visualisation Option to arrange third party visualisations view impacts Option to support current design as is Option to not support current design Option to evaluate economic impact Other, as defined by Council 45