Agenda - Town of Gibsons

Agenda Town of Gibsons Regular Meeting of Council March 17th, 2015 at 7:00 p.m. Council Chambers Town Hall, 474 South Fletcher Road, Gibsons 604-886-2274 - www.gibsons.ca

Council Mayor Wayne Rowe Councillor Stafford Lumley Councillor Charlene SanJenko Councillor Jeremy Valeriote Councillor Silas White

Culture & Wellbeing

Housing & LandUse

Green Infrastructure

Climate & Energy

Transportation

Economic Development

Governance & Engagement

Vision “We will be recognized as a vibrant, welcoming community with an outstanding quality of life and plentiful cultural and economic opportunities”

2013 - 2014 Strategic Objectives

COMMUNICATIONS AND OUTREACH

ECONOMIC FUTURE

PUBLIC SERVICE

COMMUNITY ASSETS

Initiatives » » » » » »

Complete Geoexchange Utility business plan. Hold Economic Development forum. Develop Community profile and fact sheet. Attract a local food market to Gibsons Landing. Maximize Recreational Water Lease potential. Implement Molly’s Lane improvements.

» » »

Improve the Town’s website. Update communications strategy. Distribute Citizen Satisfaction Survey.

» » » » » » » » » » » » »

Complete Asset Management Plan.

»

Update water strategy. Review and update the Official Community Plan.

»

Complete Resource Recovery Plan.

»

Improve the Harbour Area seawalk. Improve Armours Beach.

»

Update internal procedure manuals and document critical functions. Refine records management architecture. Update Council procedure bylaw. Improve forms and public materials.

Build pedestrian trail network. Build key bicycle network links. Develop foreshore protection strategy. Revise Bylaw to allow Coach Houses. Enhance Charman Creek. Enhance Goosebird Creek. Adopt renewable energy policies.

Visit www.gibsons.ca to access the complete 2013 - 2014 Strategic Plan. 604-886-2274

Regular Meeting of Council AGENDA OF Tuesday, March 17th, 2015 Council Chambers, 7:00 p.m.

474 South Fletcher Road, Gibsons, B.C. 1.

CALL TO ORDER

2.

APPROVAL OF THE AGENDA RECOMMENDATION THAT the Regular Business Agenda of March 17th, 2015 be adopted.

3.

ADOPTION OF MINUTES 3.1

Minutes of the Special Council Meeting – March 3rd, 2015

Page 1

RECOMMENDATION THAT the minutes of the Special Council Meeting held March 3rd, 2015 be adopted. 3.2

Minutes of the Regular Council Meeting – March 3rd, 2015

Page 3

RECOMMENDATION THAT the minutes of the Regular Council Meeting held March 3rd, 2015 be adopted. 4.

BUSINESS ARISING FROM THE MINUTES

5.

PROCLAMATIONS 5.1

World Autism Awareness Day – April 2nd, 2015 Charlie Collura and Leonora Gregory-Collura, President of Naturally Autistic ANCA Foundation, will be in attendance to receive the “World Autism Awareness Day” proclamation.

6.

DELEGATIONS AND PETITIONS 6.1

7.

Gordon McKeever, Project Manager – Sea to Sky Marine Trail Regarding introducing the Sea to Sky Marine Trail to Council and to invite them to participate in the grand opening ceremonies being planned in collaboration with the Gibsons Chamber of Commerce for June 28th, 2015 (tentative) and seeking approval to place signage describing the Trail on or near the public wharf in Gibsons.

INQUIRIES

1

Regular Council Meeting Agenda – March 17th, 2015 8.

COMMITTEE REPORTS 8.1

Special Committee-of-the-Whole Meeting – February 24th, 2015

Page 11

RECOMMENDATION THAT the minutes of the Special Committee-of-the-Whole Meeting held February 24th, 2015 be received. 8.2

Special Committee-of-the-Whole Meeting – March 2nd, 2015

Page 13

RECOMMENDATION THAT the minutes of the Special Committee-of-the-Whole Meeting held March 2nd, 2015 be received. 8.2.1

J.P. Joly, Econics Consulting – 2015 Water Rates Study – March 2nd, 2015 Report RECOMMENDATION(S) THAT staff be directed to bring forward bylaw amendments to effect water rate changes as follows: • • • • • •

Parcel tax rate increase by 2% Single family base fee increase by 20% Multi-family base fee decrease by 10% Institutional Commercial and Industrial base fee increase by 130% Single family and multi-family valuable rate increase of 11% Institutional Commercial and Industrial variable rate increase by 5%

AND THAT staff be directed to confirm asset renewal costs as per below: • •

review unit cost for pipe replacement and other pricing assumptions; undertake more leak detection and condition assessments on certain assets, particularly assets nearing the end of their estimated service life;

AND THAT staff be directed to Review Town’s Development Cost Charges (DCC) and update the DCC Bylaw as appropriate; AND THAT staff be directed to update the Long Term Financial Model to reflect changes brought about from these rate changes and other external factors that change the financial picture; AND THAT staff be directed to continue with cost of service analysis and rate structure analysis so that additional improvements can be proposed in a subsequent rate schedule and presented to council for feedback;

2

Regular Council Meeting Agenda – March 17th, 2015 AND FURTHER THAT staff be directed to link the activities of planning capital projects (new and asset renewal) with the Long Term Financial Model to streamline the budget process. 8.2.2

Water Metering – Leak Adjustment Policy RECOMMENDATION THAT staff be directed to amend Water Regulation Bylaw 1192 to refine the wording relating to water leak adjustments.

9.

ADMINISTRATION REPORTS

10.

INQUIRIES

11.

CORRESPONDENCE

12.

11.1

S/Sgt Vishal Mathura, Sunshine Coast RCMP Page 16 Regarding Policing priorities for the fiscal year 2015/2016 and to seek input for policing priorities as identified by the Town of Gibsons, with a response no later than April 1st, 2015

11.2

Kelly Ridley, Manager of Legislative Support, City of Port Moody Regarding Declaration of the Right to a Healthy Environment

Page 17

BYLAWS 12.1

Official Community Plan Update Public Hearing results

Page 19

RECOMMENDATION THAT the staff report regarding the Official Community Plan Update Public Hearing results be received. 12.2

Bylaw No. 985-18 A bylaw for the updated Official Community Plan

Page 78

(Schedule A attached as an addendum to this Agenda) RECOMMENDATION(S) THAT “OCP Update, Official Community Plan Amendment Bylaw No. 985-18, 2014” be read a third time and finally adopted. 12.3

Bylaw No. 1065-34 Page 79 A bylaw to introduce garden suites in certain existing residential neighbourhoods RECOMMENDATION THAT “Zoning Amendment Bylaw No. 1065-34, 2014” by read a third time.

3

Regular Council Meeting Agenda – March 17th, 2015 12.4

Bylaw No. 1054-02 Page 84 A bylaw to delegate the authority for the proposed Gibsons Aquifer Development Permit Area #9 to the Director of Engineering RECOMMENDATION THAT “Town of Gibsons Development Permit Delegation Authority Amendment Bylaw No. 1054-02, 2014” be adopted.

12.5

Bylaw No. 1166-01 Page 85 A bylaw to move application fees to the new Rates Fees and Charges Bylaw, including application fees for the proposed Gibsons Aquifer Development Permit Area #9 RECOMMENDATION THAT “Development Application Procedures and Fees Amendment Bylaw No. 1166-01, 2014” be adopted.

12.6

Bylaw No. 1196-03 Page 87 A bylaw to incorporate development applications fees in order to further consolidate all rates and fees into a single bylaw. This bylaw amendment goes hand in hand with other bylaw amendments for the new Gibsons Aquifer Development Permit Area and the Garden Suite Program RECOMMENDATION THAT “Rates, Fees and Charges Amendment Bylaw No. 1196-03, 2014” be adopted.

12.7

Unanimous Consent from Council RECOMMENDATION THAT Council gives unanimous consent to give “Water Regulation Amendment Bylaw No. 1192-03, 2015” first, second and third readings at one meeting.

12.8

Bylaw No. 1192-03, 2015 Amendment A bylaw to refine criteria and formalize existing practices for water leak adjustments

Page 92

RECOMMENDATION(S) THAT the Assistant Treasurer’s report regarding Water Regulation Bylaw No. 1192-03, 2015 amendment be received; AND THAT "Water Regulation Amendment Bylaw No. 1192-03, 2015" be given first, second and third readings.

4

Regular Council Meeting Agenda – March 17th, 2015 12.9

Unanimous Consent from Council RECOMMENDATION THAT Council gives unanimous consent to give “Rates, Fees and Charges Amendment Bylaw No. 1196-04, 2015” first, second and third readings at one meeting.

12.10

Bylaw No. 1196-04 A bylaw to revise water and sewer user rates

Page 96

RECOMMENDATION(S) THAT “Rates, Fees and Charges Amendment Bylaw No. 1196-04, 2015” be given first, second and third readings. 13.

UNFINISHED BUSINESS

14.

NEW BUSINESS

15.

NOTICE OF MOTION

16.

COUNCIL REPORTS 16.1 16.2 16.3 16.4 16.5

Councillor Stafford Lumley Councillor Charlene SanJenko Councillor Jeremy Valeriote Councillor Silas White (SCRD staff report re: Interfor Corporation application - page 103) Mayor Wayne Rowe

16.6

Upcoming Sunshine Coast Regional District Dates March 19th 12:00 p.m. SCRD Board Photo March 19th 1:30 p.m. Community Services Committee March 26th 11:00 a.m. Regional Hospital District March 26th 1:30 p.m. Corporate and Administrative Services March 26th 7:30 p.m. Regular Board March 27th 9:30 a.m. Community to Community Forum (venue to be confirmed) April 2nd 1:30 p.m. Infrastructure Services

16.7

Upcoming Conferences, Workshops, Community Meeting Dates April 7th 1:30 p.m. Committee-of-the-Whole Meeting April 7th 7:00 p.m. Regular Council Meeting

17.

INQUIRIES

18.

NEXT MEETING The next Regular Meeting of Council to be held on Tuesday, April 7th, 2015 in the Town Hall Council Chamber at 7:00 p.m.

19.

ADJOURNMENT

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Special Council

MEETING MINUTES

Tuesday, March 3, 2015 Council Chambers, 2:00 p.m.

Municipal Hall, 474 South Fletcher Road, Gibsons, B.C. PRESENT:

Mayor Wayne Rowe Councillor Stafford Lumley Councillor Charlene SanJenko Councillor Jeremy Valeriote Councillor Silas White

STAFF:

Emanuel Machado, Chief Administrative Officer Selina Williams, Corporate Officer Ian Poole, Director of Finance Andre Boel, Director of Finance Dave Newman, Director of Engineering

CALL TO ORDER Mayor Rowe called the meeting to order at 2:00 p.m. APPROVAL OF THE AGENDA R2015-061

Special Council Meeting Agenda – March 3, 2015 MOVED by Councillor White SECONDED by Councillor SanJenko THAT the Agenda for the March 3, 2015 Special Council meeting be adopted as presented. CARRIED

R2015-062

MOTION TO CLOSE MOVED by Councillor Valeriote SECONDED by Councillor White THAT the Special Meeting of Council be closed to the public at 2:01 p.m. in accordance with section 90(1) (e) of the Community Charter: (e) the acquisition, disposition or expropriation of land or improvements, if the council considers that disclosure could reasonably be expected to harm the interests of the municipality CARRIED

Regular Council Agenda - March 17, 2015

1

Special Council Meeting Minutes – Tuesday, March 3, 2015

R2015- 063

Page 2

MOTION TO REOPEN TO THE PUBLIC MOVED by Councillor White SECONDED by Councillor SanJenko THAT the meeting be reopened to the public at 3.24 p.m.

CARRIED

RELEASE FROM IN CAMERA R2015- 064

GMHI Lease Update The Chief Administrative Officer advised Council that the Town has been notified that Gibsons Marina Hotel Inc. has negotiated the sale of the Gibsons Marina to Klaus Fuerness Inc. subject to the approval of the Town and the Province. MOVED by Councillor White SECONDED by Councillor Lumley THAT staff report back to an In Camera meeting with the financial and legal implications, if any, to this request for an assignment of the lease. CARRIED

R2015- 065

ADJOURNMENT MOVED by Councillor White SECONDED by Councillor Lumley THAT the meeting be adjourned at 3:24 p.m. CARRIED

J. Wayne Rowe, Mayor

Selina Williams, Corporate Officer


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Special Committee-of-the-Whole Meeting Minutes of February 24th, 2015

A Special Committee-of-the-Whole meeting of the Town of Gibsons was held in Council Chambers, 474 South Fletcher Road, Gibsons, on February 24th, 2015 at 12:00 p.m. Mayor Wayne Rowe Councillor Stafford Lumley Councillor Charlene SanJenko Councillor Silas White Councillor Jeremy Valeriote

STAFF:

Emanuel Machado, Chief Administrative Officer Ian Poole, Director of Finance Lorraine Coughlin, Assistant Treasurer Dave Newman, Director of Engineering (in part) Greg Foss, Director of Public Works

CONSULTANT: CALL TO ORDER

AF T

PRESENT:

J.P. Joly, Econics Consulting (attended via conference call)

The meeting was called to order at 12:15 p.m.

At 12:15 p.m. Mayor Rowe recessed the meeting. At 12:29 p.m. Mayor Rowe reconvened the meeting with all original staff and Council present. APPROVAL OF AGENDA

R

The February 24th, 2015 Special Committee-of-the-Whole agenda was approved as presented. REPORTS

J.P. Joly, Econics Consulting – 2015 Water Rates Review

D

Econics Consultant, J.P. Joly, joined the meeting at 12:30 p.m. via conference call and presented the 2015 Water Rates Review report. Mr. Joly answered questions from the Committee regarding the report and exited from the meeting by terminating the conference call. The 2015 Water Rates Review report was received by the Committee. 2015 Water Utility Budget – Capital Fund The Director of Engineering presented the 2015 Water Utility Budget – Capital Fund report. The Director of Engineering and the Director of Finance responded to questions and the 2015 Water Utility Budget – Capital Fund report was received by the Committee. 2015 Water Utility Budget – 5 Year Capital Plan

The Director of Finance presented the 2015 Water Utility Budget – 5 Year Capital Plan report to the Committee. The Director of Finance responded to questions and the report was received by the Committee.


11

Special Committee-of-the-Whole Meeting – Tuesday, February 24th, 2015

2015 Water Utility Budget – Operating Fund The 2015 Water Utility Budget – Operating Fund report was received for information. 2015 Water Rate Review and Special Levy Discussion The Committee discussed the 2015 Water Rate Review and Special Levy and directed staff to bring forward information on rate equity options at the Special Committee-of-the-Whole meeting to be held on Monday, March 2nd, 2015. INQUIRIES

NEXT MEETING

AF T

Mayor Rowe provided an opportunity for public input.

The next Special Meeting of the Committee-of-the-Whole will be Monday, March 2nd, 2015 in the Town Hall Council Chamber at 12:00 p.m. The next Regular Meeting of the Committee-of-the-Whole will be Tuesday, March 3rd, 2015 at 1:30 p.m. ADJOURNMENT

R

The meeting was adjourned at 2:38 p.m.


D

Wayne Rowe, Mayor

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Special Committee-of-the-Whole Meeting Minutes of March 2nd, 2015

A Special Committee-of-the-Whole meeting of the Town of Gibsons was held in Council Chambers, 474 South Fletcher Road, Gibsons, on March 2nd, 2015 at 12:00 p.m. PRESENT:

Mayor Wayne Rowe Councillor Stafford Lumley Councillor Charlene SanJenko Councillor Silas White Councillor Jeremy Valeriote

STAFF:

Emanuel Machado, Chief Administrative Officer Ian Poole, Director of Finance Lorraine Coughlin, Assistant Treasurer Dave Newman, Director of Engineering Greg Foss, Director of Public Works

CONSULTANT:

J.P. Joly, Econics Consulting (attended via conference call)

CALL TO ORDER The meeting was called to order at 12:09 p.m. APPROVAL OF AGENDA The March 2nd, 2015 Special Committee-of-the-Whole agenda was approved as presented. J.P. Joly, Econics Consulting – 2015 Water Rates Study – March 2nd, 2015 Report Econics Consultant, J.P. Joly, joined the meeting at 12:10 p.m. via conference call and presented the 2015 Water Rates Study – March 2nd, 2015 report, as requested by the Committee at the Special Committee-of-the-Whole meeting on February 24th. Mr. Joly answered questions from the Committee regarding the report and exited from the meeting by terminating the conference call at 2:30 p.m. RECOMMENDATION(S) THAT staff be directed to bring forward bylaw amendments to effect water rate changes as follows:      

Parcel tax rate increase by 2% Single family base fee increase by 20% Multi-family base fee decrease by 10% Institutional Commercial and Industrial base fee increase by 130% Single family and multi-family valuable rate increase of 11% Institutional Commercial and Industrial variable rate increase by 5%


13

Special Committee-of-the-Whole Meeting – Tuesday, March 2nd, 2015

AND THAT staff be directed to confirm asset renewal costs as per below:  

review unit cost for pipe replacement and other pricing assumptions; undertake more leak detection and condition assessments on certain assets, particularly assets nearing the end of their estimated service life;

AND THAT staff be directed to Review Town’s Development Cost Charges (DCC) and update the DCC Bylaw as appropriate; AND THAT staff be directed to update the Long Term Financial Model to reflect changes brought about from these rate changes and other external factors that change the financial picture; AND THAT staff be directed to continue with cost of service analysis and rate structure analysis so that additional improvements can be proposed in a subsequent rate schedule and presented to council for feedback; AND FURTHER THAT staff be directed to link the activities of planning capital projects (new and asset renewal) with the Long Term Financial Model to streamline the budget process. Sewer Utility Fund – 2015 Operating Budget The Director of Finance presented the Sewer Utility Fund – 2015 Operating Budget report to the Committee. The Director of Finance responded to questions from the Committee regarding the report. Sewer Utility Fund – 2015 Capital Plan The Director of Finance presented the Sewer Utility Fund – 2015 Capital Plan report to the Committee. The Director of Finance responded to questions from the Committee regarding the report. Sewer Utility Fund – 2015-2019 Capital Plan The Director of Finance presented the Sewer Utility Fund – 2015-2019 Capital Plan report to the Committee. The Director of Finance responded to questions from the committee regarding the report. Water Metering – Leak Adjustment Policy The Assistant Treasurer presented the Water Metering – Leak Adjustment Policy report to the Committee. The Director of Engineering / Assistant Treasurer responded to questions from the Committee regarding the report. RECOMMENDATION THAT staff be directed to amend Water Regulation Bylaw 1192 to refine the wording relating to water leak adjustments.

2


14

Special Committee-of-the-Whole Meeting – Tuesday, March 2nd, 2015 Funding Sanitary Sewer Infrastructure for the Long Term The Funding Sanitary Sewer Infrastructure for the Long Term report prepared by Econics Consulting was presented to the Committee as supplementary information. INQUIRIES Mayor Rowe provided an opportunity for public input. NEXT MEETING The next Special Meeting of the Committee-of-the-Whole will be Monday, March 16th, 2015 in the Town Hall Council Chamber at 12:00 p.m. The next Regular Committee-of-the-Whole Meeting will be Tuesday, March 17th, 2015 at 1:30 p.m. ADJOURNMENT The meeting was adjourned at 1:24 p.m.

Wayne Rowe, Mayor


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Sunshine Coast Detachment March OS, 2015

Sunshine Coast Detachment 5800 Teredo Street, PO Box 188 Sechelt, BC

VON 3AO Mayor Wayne Rowe Town of Gibsons 474 South Fletcher Road, PO Box 340 Gibsons, BC

VON lVO Re: Policing priorities for fiscal year 2015/2016 Dear Mayor Rowe, In preparation for our fiscal year 2015/2016 Detachment Performance Planning process we are seeking your input regarding poliCing priorities as identified by the Town of Gibsons. For your reference the 2014/2015 poliCing priority identified by the Town of Gibsons was Defacing Public Property - GraffitijTagging We kindly request your response, by letter, no later than April 1st, 2015. Please contact either myself or my administrative assistant, Sally Attlesey, should you have any questions.

Yours truly, .~

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S/Sgt)lishal Mathura D@tichment Commander Sunshine Coast RCMP 604.885.2266 /sa

Royal Canadian Gendarmerie royale

Mounted Police du Canada Regular Council Agenda - March 17, 2015

Canada16

February 23, 2015 File No. 01-0230-40

Dear Mayor and Council: Re: Declaration of the Right to a Healthy Environment At the Regular Council meeting of February 10, 2015, Port Moody City Council passed the following resolution: “WHEREAS municipalities and regional districts are the governments nearest to people and the natural environment, and therefore share a deep concern for the welfare of the natural environment and understand that a healthy environment is inextricably linked to the health of individuals, families, future generations and communities; AND WHEREAS fostering the environmental well-being of the community is a municipal purpose under section 7(d) of the Community Charter and a regional district purpose under section 2(d) of the Local Government Act; The Council of the City of Port Moody declares that: 1. every resident has the right to live in a healthy environment, including the right to: a. breathe clean air, b. drink clean water, c. consume safe food, d. access nature, e. know about pollutants and contaminants released into the local environment, and f. participate in decision making that will affect the environment; 2. The City of Port Moody has the authority, within its jurisdiction, to respect, protect, fulfill and promote these rights; 3. The City of Port Moody will consider the precautionary principle when making decisions: where threats of serious or irreversible damage to human health or the environment exist, the City of Port Moody will consider cost effective measures to prevent the degradation of the environment and protect the health of its citizens, and the absence of full scientific certainty will not be viewed as sufficient reason for the City of Port Moody to postpone such measures;


Document: 299512

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4. The City of Port Moody will apply full cost accounting when evaluating reasonably foreseeable costs of proposed actions and alternatives, the City of Port Moody will consider costs to human health and the environment; 5. By 2016, the City of Port Moody will specify objectives, targets, timelines and actions the City of Port Moody will consider, within its jurisdiction, to address the residents’ right to a healthy environment under section 1, including priority actions to: a. Ensure infrastructure and development projects of the City of Port Moody and private sector respect the objective of protecting the environment, including air quality; b. address climate change by reducing greenhouse gas emissions and implementing adaptation measures; c. prioritize walking, cycling and public transit as preferred modes of transportation; d. prioritize infrastructure and protected water sources for the provision of safe and accessible drinking water; e. reduce solid waste and promote recycling, re-use and composting; f. establish and maintain accessible green spaces in all residential neighbourhoods, and protect and conserve nature in public open spaces; 6. The City of Port Moody will review the objectives, targets, timelines and actions of its healthy environment policy every five (5) years, and measure progress toward fulfilling this Declaration; and 7. The City of Port Moody will consult with residents as part of this process. AND THAT this declaration be forwarded to the Lower Mainland Local Government Association, the Union of BC Municipalities, the Federation of Canadian Municipalities and member local governments, requesting favourable consideration by local councils and by delegates at the 2015 annual general meetings of these associations.” The City of Port Moody has forwarded this resolution to the Lower Mainland Local Government Association (LMLGA), the Union of British Columbian Municipalities (UBCM), and the Federation of Canadian Municipalities (FCM) for discussion at their 2015 Conference/Convention. We respectfully request that your Council favourably support this initiative when it comes forth for discussion. Should you have any questions, please feel free to contact the undersigned at 604-469-4505. Yours truly,

Kelly Ridley Manager of Legislative Support


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STAFF

REPORT TO:

Council

MEETING DATE: March 17,2015

FROM:

Andre Boel, Director of Planning Robert Barrs, Planning Consultant

FILE NO:

SUBJECT:

Official Community Plan Update Public Hearing results

6480-20

RECOMMENDATIONS THAT the staff report regarding the Official Community Plan Update Public Hearing results be received; AND THAT "OCP Update Official Community Plan Amendment Bylaw No. 985-18, 2014" be given third reading; AND THAT "OCP Update Official Community Plan Amendment Bylaw No. 985-18, 2014" be adopted; AND FUTHER THAT "Zoning Amendment Bylaw No. 1065-34, 2014" be given third reading.

BACKGROUN~PURPOSE

At the regular meeting of Council, on February 17, 2015, the following resolutions were adopted:

R2015-052

THA T "QCP Update, Official Community Plan Amendment Bylaw No. 985-18, 2014" be read a second time as amended.

R2015-053

THA T Third Reading of 'Zoning Amendment Bylaw No. 1065-34, 2014" be rescinded.

R2015-054

THA T 'Zoning Amendment Bylaw No. 1065-34, 2014" be read a second time as amended.

R2015-055

THA T a Public Hearing be scheduled to consider "OCP Update, Official Community Plan Amendment Bylaw No. 985-18, 2014" and "Zoning Amendment Bylaw No. 1065-34,2014" on March 10th, 2015 at 7:00 p.m.

Notice of the Public Hearing was advertised in the Coast Reporter on February 27 and March 6, and in the Local on March 5. The purpose of this staff report is to provide the minutes of the Public Hearing and to provide Council with options for next steps.


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2015-03-17-Report to Council regarding OCP Update Public Hearing

2

DISCUSSION This staff report will address the following topics: • • •

Overview of written submissions received Staff comments regarding requests for changes made through the Public Hearing process Options for Council's consideration and staff recommendations

PUBLIC HEARING RESULTS The minutes of the March 10, 2015 Public Hearing are attached to this report, as well as copies of the presentations by staff and consultant. In addition, the minutes of the earlier October 7 meeting regarding the Zoning Bylaw Amendment for Garden Suites have been attached. AI written submissions for the Public Hearing have been provided to Council under separate cover. Staff did a general analysis of the written submissions with the following results: Number of submissions and respondents overall

• • • • •

approximately 388 written submissions provided by approximately 216 people approximately 293 submissions request changes, express concerns approximately 90 submission support adoption of the current proposed OCP approximately 5 submissions are explicitly opposed to the current proposed OCP

Garden Suites

• • • •

12 new submissions since the October Public Hearing 7 indicated support for the Zoning Bylaw Amendment 4 submitted questions and / or concerns 1 submission opposed

Main issues raised related to OCP Update

• • •

Approximately 64 submissions regarding the notwithstanding clause and paragraph Approximately 42 regarding FSR, land use designations Approximately 34 submissions regarding view protection

REQUESTS FOR CHANGES THROUGH PUBLIC HEARING PROCESS In the following, staff provides an overview of some of the key issues raised at the Public Hearing. In general, most of the issues raised had already been considered, and where possible, addressed through the earlier extensive public consultation process. Below staff provides backgrounds to some issues raised at the Public Hearing, with staff comments and options for Council to consider.


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Requests to re-insert part of the "notwithstanding clause" and remove or change additions currently in the proposed bylaw. Written and verbal submissions to the Public Hearing requested that the sentences, before and after the "notwithstanding clause" be re-inserted. Those submissions are in reference to the following paragraph in the current OCP Harbour Area Plan, Development Permit Area No.5, page 210:

((Height, setbacks and massing of buildings should be guided by the Building Heights and Setbacks regulations set out in the Town of Gibsons Zoning Bylaw. Notwithstanding these regulations, or any guidelines or policies in this document pertaining to height, setback or massing, consideration may be given on an individual project basis to variances through an examination of a proposed development's effect on scale, permeability (visual and physically for pedestrians), view protection and enhancement, sun/shadow impact, and on vii/age context and character. Note that, as stated in the Zoning Bylaw, Section 808 of Part 8 of the Bylaw - ((View Protection" takes precedence. " Staff had removed this paragraph in response to public concerns and because the text does not provide the clarity or certainty that many members of the public were looking for. Specifically: 1. It is unclear what this paragraph means for projects that do not fit within the current Zoning Bylaw, i.e. for proposed re-zonings. 2. Section 808 (now section 500), refers only to lots zoned Single Family R-1, R-2 and R-3. 3. Section 808 (now section 500), does not say that "View Protection Takes Precedence". Rather, it states floor area limits and side yard setbacks take precedence over the standard zoning regulations for Single Family zones R1, R2 and R3 so the last part of the clause in the current OCP is actually misleading. 4. The intent of the "notwithstanding clause" was clearly to allow Council some flexibility for individual projects. Staff were clear all along that changing the fundamental intent of the Harbour Area Plan was inappropriate for the OCP review because it is a recently adopted document. The changes proposed by staff were intended to provide greater clarity and certainty regarding the intent of the Harbour Area Plan. As noted in the July 29, 2014 and February 3, 2015 staff reports, to address the subsequent concerns raised after removal of the notwithstanding guideline, staff worked with the Steering Committee to add more guidance for future development in the Landing. The new policy provides more direction regarding height and massing for future rezoning applications and was supported by the OCP Steering Committee at their September meeting. The new policy in Harbour Area Plan section 5.1 applies to future rezoning applications and reads as follows: Addition 1 (HAP page 27): ((In order to maintain a vii/age scale & character in Gibsons Harbour area, building heights should generally 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. Exceptions to this general guideline may be considered through an OCP amendment on a case by case basis. "


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In addition, the guidelines of Development Permit Area No.5, Gibsons Landing, were updated with the following guideline for form and character under the heading "view protection": Addition 2 (Smart Plan, page 116): ((For development proposals that don't conform to the framework of Part 5 View Protection and Massing of the Zoning Bylaw, applicants shall be required to demonstrate the potential impact of the proposed development on views from key locations in the Town. This may include use of a 3-D model to illustrate the impact on views from various locations in Gibsons and views towards Gibsons from the ocean." Also, an information note was added to the Development Permit Area NO.5 guidelines noting the following: Addition 3 (Smart Plan page 115): ((Information Note: Where a rezoning is not being proposed, applicants should also refer to the Part 5 View Protection and Massing regulations set out in the Town of Gibsons Zoning Bylaw." Staff comment: This issue had already been considered and addressed through the OCP Update review process in response to public input and OCP Steering Committee recommendations. Option 1: In response to the Public Hearing, Council could change the text of the Information Note by stating the following: ((Information Note: V'lhere a rezoning is not being proposed, applicants should also refer to the Part 5 View Protection and Massing regulations set out in the Town of Gibsons Zoning Bylaw." Requests to provide more prescriptive height guidance

The current OCP's Harbour Area Plan does not set maximum heights but instead refers to the Zoning Bylaw through the paragraph on page 210 regarding the notwithstanding clause, as quoted above. In response to public input and comments from the OCP Steering Committee throughout the process, addition 1, as referenced above was added to the proposed OCP to provide more prescriptive height guidance. Staff comment: This issue had already been considered and addressed through the OCP Update review process. Requests to increase view protection policies I guidelines

In response to public input and comments from the OCP Steering Committee throughout the process, addition 2, as referenced above, was added to the proposed OCP in Development Permit Area NO.5 to provide more guidance regarding view protection. Staff comment: This issue had already been considered and addressed through the OCP Update review process.


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Requests to reduce maximum floor space ratio (FSR) for some residential designations and to add FSR limits to the "Residential I Tourist Accommodation" designation. As discussed in the February 3, 2015 report, "Floor Space Ratio" (FSR) means the total floor area of a building divided by the lot area. FSR is one way of measuring density which focuses on the bulk of a building, in contrast to "units per hectare" which focuses on the number of units and people in an area. In the proposed OCP, maximum FSR ranges are identified for all residential only designations. The other designations, including "Residential/Tourist Accommodation" don't have density specified but only outline the types of desired uses. The table below summarises the numbers for: • Current OCP FSR references for the originating designations that formed the basis for the proposed designations in the left column • FSR limits requested at the Public Hearing • Proposed FSR limits in the OCP (see also Smart Plan, page 25 - 27)

Low Density Residential 1 Low Density Residential 2 Medium Density Residential High Density Residential Residential/Tourist Accommodation

Current OCP for originating designations FSR "typically" 0.6

Requested at Public Hearing FSR 0.6 - 0.65

FSR "typical" 0.6 - 0.75

FSR 0.6 - 0.75

FSR "typical" 0.7 -1.0

FSRO.7-1.0

FSR "typical" 1.2 - 1.4

(not part of requests)

-

FSR 1.2 -1.4

Proposed OCP FSR 0.6 maximum FSR 0.75 maximum FSR 0.7 maximum FSR 1.2 maximum

0.75 0.9 1.2 1.4

-

The Land Use Designation table had been consolidated when the proposed OCP was first presented to Council on June 10, 2014. This resulted in a simplified land use map. Upon review on September 18,2014, the Steering Committee recommended the following: Steering Committee recommendation use of FSR to define density: THA T the language in the Land Use Designation table should be changed to use the term "generally" when referring to the number of units per hectare, while the term "maximum" should be used when referring to the FSR of a development or site. Steering Committee recommendation Low Density Residential: THAT the Low Density Residential land use designation in the draft OCP be split in two separate designations that reflect more closely the current land use designations in the OCP. Steering Committee recommendation Residential/Tourist Accommodation: THA T more specific guidance should be given for the ResidentiallTourist Accommodation and that a range and maximum FSR should be specified after appropriate research and consultation.


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Staff addressed these recommendations in the September 30, 2014 report to Council. In response, the word "maximum" was added to proposed land use designations with FSR ranges. Also, the Low Density Residential designation was split into two designations: - Low Density Residential 1 with a FSR of 0.6 up to a maximum of 0.75 and generally 20-25 units per hectare; and, - Low Density Residential 2, with a higher FSR of 0.75 up to a maximum of 0.9 and generally 2540 units per hectare. The planners made sure that Low Density Residential 2 was consistent with the existing goals of the Upper Gibsons Neighbourhood Plan, the Gospel Rock Neighbourhood Plan, and the recently endorsed Garden Suite Program. Low Density Residential 2 also includes lands currently designated Low Density Multi Family Residential 1 and Mixed Housing. With the proposed change to regulate density through a maximum on FSR instead of units per hectare, the FSR ranges were also reviewed by the planners and revised to create appropriate FSR ranges. For example, the gaps that are present in the current "typical" FSR numbers of the OCP land use designations were eliminated in order to provide a continuous range of FSR options. In addition, density in the established neighbourhoods under these proposed OCP land use designations are already regulated through other means as well: • through existing zoning that includes density limits regarding units, setbacks, and height. Staff note that existing residential zones already allow for ranges of FSR similar to the ranges included in the proposed OCP • through the existing View Protection and Massing regulations in Part 5 of the Zoning Bylaw (applicable in certain areas of Gibsons Landing) • indirectly, through existing Development Permit requirements for multifamily developments Proposed changes to the current Zoning Bylaw under the new OCP land use designations are required to follow an application process with a Public Hearing, and Council can consider the implications of a particular proposed FSR at time of rezoning and accept or reject it. If Council prefers to decrease the proposed FSR ranges, it should be noted that a second Public Hearing would be warranted. The Local Government Act (section 894 (1) (b)) does not allow Council to decrease density after a Public Hearing without the owners' consent. In this case, changes may affect large areas of the Town. Staff comment: This issue had already been considered and addressed through the OCP Update review process. Option 2: In response to the request for FSR revisions, Council could update the proposed maximum FSR ranges to reflect the numbers of the current "typical" FSR ranges in the current OCP. However, this would result in the need to seek consent from all affected owners or to call for a second Public Hearing on the OCP Bylaw.

With regards to the ResidentiallTourist Accommodation designation staff and the consultant provided advice in the September 30, 2014, and the February 3, 2015 reports. In summary, it is not appropriate to add density limits to the Residential/Tourist Accommodation designation as these three sites (existing Gibsons Landing Hotel, the proposed George Hotel site and the Inglis House and area) each have a very specific neighbourhood context. Proposed development should be evaluated on a case-by-case basis based on the Harbour Area Plan policies and the


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design guidelines of Development Permit Area No. 5 Gibsons Landing. Moreover, the proposed OCP Update does add more guidance for these and other sites in the Landing through addition 1 referenced earlier in this report. Nonetheless, the requested research and consultation could be included in the OCP as a policy directing a future effort regarding the Residential/Tourist Accommodation designation. Within the scope of the current OCP Update project there is no budget to provide adequate research or consultation with the public. Staff comment: This issue had already been considered and addressed through the OCP Update review process. Option 3: In response to the request for adding FSR limits to the Residential/Tourist Accommodation designation, Council could add the following action to Smart Plan page 90 in Part C Implementation, Section 15, Bylaws and Regulations, at the end:

Investigate and evaluate. based on community input. possible FSR limits for the Residential/Tourist Accommodation land use designation.

Request to reference the study "Harbour Area Plan Phase 2 Economic Modelling Study". As reported earlier, this study was already referenced in current section 1.2 of the OCP's Harbour Area Plan where the planning process is discussed. The current and proposed OCP state: Harbour Area Plan, page 4: ([Phase /I G.P. Rollo and Associates Land Economists were retained to assess whether the proposed land use designations in the plan would result in viable development opportunities. The ([Residual Land Value Analysis" produced during this stage of the study informed the densities and development patterns recommended in this plan. A public information session held 23 February 2011 was attended by 81 people who provided comments which were recorded and incorporated into the planning process. " Staff comment: This issue had already been considered through the OCP Update review process. Option 4: In response to the request to reference this study, Council could update the above referenced paragraph in section 1.2 of the OCP's Harbour Area Plan as outlined below (additions underlined): Possible change: ([Phase /I G. P. Rollo and Associates Land Economists were retained to assess whether the proposed land use designations in the plan would result in viable development opportunities. The study looked at land use designations and explored if the land use policies of the Harbour Area Plan would leave development in the area viable. The ([Residual Land Value Analysis" produced during this stage of the study informed the densities and development patterns recommended in this plan to ensure that viable development options would be available. A public information session held 23 February


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2011 was attended by 81 people who provided comments which were recorded and incorporated into the planning process. " Request to reference the report "SEACOR Environmental Site Assessment of Gibsons Small Craft Harbour (2007)" As reported earlier, this report, commissioned by the Department of Fisheries and Oceans was not specifically referenced in the OCP previously. The study is a site specific investigation into the Harbour Authority's water lease area. The site is identified as an area of "potential environmental concern" and it was confirmed that contaminated sediments are present. The specific results are too detailed for the purposes of an OCP. Also, jurisdiction for the Harbour lies with the federal government and therefore it is not necessary to make changes to the Town's Development Permit Area map. The OCP Update does make reference of the fact that contaminants are likely present throughout the Harbour Area waters. This is already referenced in section 6.4 (Marine Environment) and, in response to the suggestion, an additional reference has been added to the text of section 16.3, Development Permit Area No.2, under the header "Possible Contaminated Sites" as follows: Addition 5 (Smart Plan, page 99): "Also, the site of the Harbour Authority has been identified as a site that contains contaminated sediments. "

Staff comment: This issue had already been considered through the OCP Update review process. OCP FINAL DRAFT FOR ADOPTION The February 3, 2015 version of the proposed OCP has been finalised for consideration of adoption with minor corrections in the following locations: • •

• •

• • •

Smart Plan section 2.3, page 14, Line 5 - 6 "three" changed to "four" since four industries are referenced. Line 7 - 8, Table 2-1 description updated to reflect contents of table. Smart Plan section 5, page 26 - 27, Table 5-1, Land Use Designations: the columns "old designations" and "applicable zones" were for information only and have now been deleted. Smart Plan section 13, page 70, text regarding "Nature is our most valuable infrastructure asset" moved to top of page to accompany the Objectives. Development Permit Area No.1, Geotechnical Hazard, page 96, the word "current" was added to clarify that the required elevation is 2.5 meter above current sea level in anticipation of 1 meter of sea level rise by 2100. Harbour Area Plan, page ii, correction to reflect the name of the OCP Steering Committee at the end of the page. Harbour Area Plan, page 9, Figure Z . 1, and page 22, Figure 3-5, were reduced in size and moved to adjacent pages to make better use of blank page spaces. Gospel Rock Neighbourhood Plan, page 12, section 3.2: corrected reference to "Figure 32".


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RECOMMENDATIONS I ALTERNATIVES Staff's recommendations are listed on page 1. Alternatively, to make final changes to the OCP Update in response to the Public Hearing, the following recommendation would be in order before considering third reading: AND THAT OCP Update Official Community Plan Amendment Bylaw No. 985-18, 2014 be amended by < reference selected option or other changes proposed> Respectfully Submitted,

JUg Robert Barrs, RPP Planning Consultant (Modus)

Andre Boel, RPP Director of Planning

CHIEF ADMINISTRATIVE OFFICER'S COMMENTS: I have reviewed the report and support the recommendation(s).

~.

Emanuel Machado Chief Administrative

fficer

Attachments: 1. Minutes Public Hearing March 10, 2015 2. Minutes Public Hearing October 7,2014 3. Garden Suites Presentations by staff from Public Hearing March 10, 2015 4. OCP Update presentation by staff and consultant from Public Hearing March 10, 2015 5. (under separate cover) OCP Update, Official Community Plan Amendment Bylaw No. 985-18, 2014


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PUBLIC HEARING Minutes of March 10th, 2015 Zoning Amendment Bylaw No. 1065-34, 2014 and OCP Update Official Community Plan Amendment Bylaw No. 985-18, 2014 A Public Hearing was held in The Royal Canadian Legion Branch 109, 747 Gibsons Way, Gibsons, B.C. on Tuesday, March 10th, 2015 at 7:00 p.m. PRESENT:

Mayor Wayne Rowe Councillor Charlene SanJenko Councillor Jeremy Valeriote Councillor Stafford Lumley Councillor Silas White

CONSULTANTS:

Robert Barrs

STAFF:

Emanuel Machado, Chief Administrative Officer Selina Williams, Corporate Officer André Boel, Director of Planning Dave Newman, Director of Engineering Katie Thomas, Temporary Planning Assistant Laurie Mosimann, Administrative Assistant ll

ATTENDEES:

Approximately 200

1.

CALL TO ORDER Mayor Rowe called the meeting to order at 7:08 p.m.

2.

OPENING STATEMENT Mayor Rowe read an opening statement to members of the audience briefly introducing the proposed bylaws and providing rules governing the hearing. He stated all persons present would be given an opportunity to be heard on the matters contained in the proposed bylaws or to present their written submissions to the Corporate Officer for Council to consider.

3.

INTRODUCTION OF BYLAWS The Director of Planning and the Planning Consultant provided presentations introducing “Zoning Amendment Bylaw No. 1065-34, 2014” and “OCP Update Official Community Plan Amendment Bylaw No. 985-18, 2014” and stated the following:


28

Town of Gibsons th Minutes of the Public Hearing held March 10 , 2015 For Zoning Amendment Bylaw No. 1065-34, 2014 and OCP Update Amendment Bylaw No. 985-18, 2014

In reference to Bylaw No. 1065-34, 2014: • 1st Reading was given on May 20th, 2014 • Public Hearing was held on October 7th, 2014 • 2nd Reading as amended was given on February17th, 2015 • Notice of Public Hearing was advertised in the Coast Reporter on February 27th, and March 6th, 2015 and in The Local on March 5th, 2015 In reference to Bylaw No. 985-18, 2014: • 1st Reading was given on July 29th, 2014 • Resolution to hold a Public Hearing on March 10th, 2015, was adopted by Council on February 17th, 2015 • Notice of Public Hearing was advertised in the Coast Reporter on February 27th, and March 6th, 2015 and The Local on March 5th, 2015 4.

WRITTEN SUBMISSIONS Mayor Rowe asked if there were any written submissions. The Corporate Officer stated that submissions received prior to the preparation of the agenda are included in the agenda. 149 pages of written submissions were received since the preparation of the agenda. 132 pages of those submissions are included in the submissions binder for viewing at the back of the room, the balance will be provided to Council.

5.

PUBLIC INPUT Mayor Rowe called a first time for presentations from the public and asked if there was anyone wishing to speak to the proposed bylaws. 1. Andre Sobolewski

2. Dorothy Riddle

668 Harmony Lane – Concerned that OCP does not set explicit restrictions on building heights for development in DPA No. 5. Bylaw should be rejected. Harbour Area Plan is open to broad interpretation, a clear statement to building heights should be addressed in OCP. 396 Stewart Rd – Referred to text modifications that do not reflect input from the community or the OCP Steering Committee (OCPSC). Noted the importance of reinserting the 2011 Harbour Area Plan Phase 2 Economic Modelling Study. Importance of updates to possible shore contaminants in DPA No. 2. Distressing that further changes have been made after the last round of community consultation and the last meeting of the OCPSC in September of 2014. Page 2


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3. Valerie Ward

4. Nick Caputo

5. Katie Janyk

6. Michael Bonkoff

7. Judith Bonkoff

8. Marcia Timbers

396 Stewart Rd – A Gibson’s resident since 2009 with assurance at that time of view protection. Requests as a Gibsons resident to amend the draft OCP Update to put back in the 2 sentences referencing the Zoning Bylaw and remove the information note in DPA No. 5. 595 North Fletcher Rd – Stated that it is imperative that criteria for height, view protection, and density be clearly specified in DPA No. 5. Concern with using Spot Zoning to undermine the OCP. If this draft is passed as presented we as a community will have nothing to negotiate with for future development. 668 Harmony Lane – OCP needs clarity. Stated the importance of the Zoning Bylaw being referenced in the OCP. Concerned that OCPSC recommendations were not implemented as expected. 628 Glen Rd – The new draft does a more thorough job of protecting the aquifer. Lack of FSR in Residential/Tourist Accommodation areas is a concern. Requested the FSR be put back to .5 or less in the Heritage Hills area, and removal of the word “generally” regarding building heights. View corridors should be larger with park requirements at some points. Reduce FSR in the Harbour Area for a less dense community. 628 Glen Rd – Delighted in what appears to be a more thorough protection of the aquifer is in place. The word “generally” in reference to building heights does not inspire confidence. Why is FSR increased in Heritage Hills to .75? OCP needs more specific language regarding shape, form and character to maintain character of our sea side village. 748 Winn Rd – Community was told in Phase 1 of the update that changes to OCP would be minor; these changes are not minor, they are major. Would like to see specific language throughout to ensure the image of a small sea side village is maintained. Would like to see FSR guidelines in the Harbour Area changed to 1.2 – 1.4 at the most. Would like to see the 2007 SeaCor Environmental Study posted on the Town website and referenced in the OCP. Wants view protection to once again take precedence in the OCP as is stated in the current OCP.

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9. Judith Hammill

10. Graham Wray

11. Roger Swickis

12. Graham Walker

13. Joe Peters

283 Arbutus Reach – Happy to see more protection for the aquifer in the revised OCP. This revision strips out any meaningful protection for form and character in the Gibsons waterfront. Cannot support the revision due to the corruption of the content and the process of the update. 423 South Fletcher Rd – Concerned with the lack of clarity throughout the OCP. Would like to see part of the original “notwithstanding” clauses re-inserted. This is not just about Gibsons but all of Canada in regards to potential development happening here. 283 Arbutus Reach – As a member of the OCPSC, it was evident that the update was being conducted primarily to accommodate major development proposed for Gibsons Harbour. Specific concerns around the OCP update process: review process was strictly controlled by the Town Planner and the consultants the Town engaged, who were quoted in saying that some of the Committee recommendations would not be considered as part of the review process; several omissions are evident. The update OCP contains no restrictions in building height and density in the waterfront despite unanimous direction from the OCPSC responding to clear public input. Concerned over the current proposed Zoning Amendment to increase height restrictions in the Harbour Area from 45ft to 115 ft. Does not believe the OCP update process was fairly conducted, and some of the revisions are in the Towns best interest. 2602 Sylvan Rd – Moved out of the Town because he felt his neighbourhood was not being respected in the OCP update consultation process. 24 years ago was reassured by the OCP that view protection took precedence and that the town would maintain a small scale character. 326 Skyline Dr – If the proposed George is so wonderful for the Town, why was there not a bidding process to get other points of view on the harbour development. Dr. Riddle’s plan has not been seriously considered by Council and that is a bad mistake. Those in opposition to the George are not against development, it is the height and massiveness; keep the character of the village and we will get along fine.

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14. Lee Ann Johnson

15. Anne Miles

16. Julie Skippon 17. Ray McNally

18. Suzanne Senger

19. Malcolm Grave 20. David Robertson

21. Barry Haynes

22. Jack Stein

400 South Fletcher Rd – Glad to see the consolidation of the Neighbourhood Plans into the new OCP. Introduction of FSR is a good thing, but alarmed at the high FSR levels, they should never be above .5 for single family areas. This OCP needs to reconfirm the height, density and view protection in the Harbour Area and improve density and green field sites in Upper Gibsons. By not confirming height and density we lose clarity and create in this community a divisiveness that is unnecessary. #2 693 Corlett Rd – Lived in Gibsons for 30 years. Would like wording that is specific to height, density and view protection. Young new Councillors should not want to have it on their record that they ruined the waterfront in Gibsons. 804 Cascade Cres – Wants to see the village that she moved to 29 years ago stay a lovely friendly village. 736 B Trickle Court - Feels changes in the OCP will be bad in the long term for tourism. Disapproves of development over 4 stories that block ocean views and sun light. The waterfront should be protected as a natural asset that adds value to our community and village character. The proposed draft OCP contains too many general statements. 889 Chamberlin Rd – Posed questions regarding the availability of materials considered by Council and the public process. Stated that a compilation of OCPSC comments should be considered as she feels it materially affects this review. Is the Town abandoning requirements for view protection, small scale village character, height and massing, setbacks to the Zoning Bylaw, and proposed developments? 559 Gibsons Way – Stated that his questions were answered in the presentation. 1104 Point Rd – Hopes that the proposed changes to the OCP will not have an impact on the proposed George Hotel. 547 Sargent Rd – Concerned that people cannot have input to the current local government. Hoping that Council and Town staff will listen to public input and compromise. 58, 735 Park Rd – Upset that we are hatching up the same story again and again. Why have an OCP if you can change it whenever you want? Why isn’t Council listening to what the citizens have to say. Page 5


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23. Dan Bouman

24. Barry Janyk

25. Lee Turnbull

26. Patricia Beale

27. Kenji 28. Bruce McClymont

29. Rosa Reed

30. Rob Saints

31. Brian Sadler

32. Bobby Siska

1025 D North Rd – Referred to a court case regarding the disclosure of documents to the public pertaining to Development Permit and Zoning amendments. Ensure that you have communicated clearly to the public what the impact of decisions are. 639 Glen Rd – Questioned Councils ability to remember Gibsons’ history. As a member of the OCPSC found that his views were not heard and expanded on his concerns regarding the process. 523 Central Ave – There seems to be disagreement in heights, setback, massing, and view protection in DPA No. 5. Sustainable economic development is an issue. The “notwithstanding” clause was vague. How can we preserve the character? 943 Stewart Rd – area F resident. Resident of Gibsons for 51 years. Concerned with building on the waterfront, view protection, and sea level rise. No address – Concerned with setbacks and height restrictions; specific numbers need to be in the OCP. 796 Mountainview Dr – Thanked Council and OCP update team for considering commercial and industrial needs. We need to grow as a working community to survive. Langdale – Resident since 1977. Believes that growth has reached critical mass and lower Gibsons is happy the way it is and should be left alone. Heights should be carefully considered in all parts of the Town. 776 O’Shea Rd – Stated that experience of larger centers shows that growth does not work economically. Infrastructure is an issue. Resident of Gibsons – Stated that blaming the Director of Planning and the consultants is unfair and disrespectful. Suggested that written submissions to the Public Hearing that have been photo copied, have no legible name or no address should be considered invalid and be removed from consideration. Several submissions by OCPSC members were presented at the committee level and were rejected by the majority of that committee. Concerned with misrepresentation on social media. 925 Davis Rd – Stated that there has been a lot of talk about lower Gibsons but what about upper Gibsons. Why are dead end roads such as Davis Rd and Poplar Lane bearing the brunt of higher density?

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33. Mike Roberts

34. Mary Shaw

35. Julie Termuende

36. Alicia Zalit

37. William Cummer

38. Peggy Koenig

no address – Urged the consideration of traffic issues. Perhaps a lower ratio of cars per unit could be considered. no address – Noted that the planners stated that it was unusual for a Zoning Bylaw to be included in an OCP and yet that seemed to be the issue in previous court cases. Requested another day for written submissions to be accepted. no address – Stated that as a resident of Gibsons for 24 years, happy to see a progressive young educated Council that listens to people. Find development that works for everyone. Do need updates to the OCP regarding height restrictions, view corridors and green spaces. 1286 St Andrew Rd – As a member of the OCPSC felt that there was lots of opportunity for the committee members to be heard and that a lot of input was considered. 594 Shaw Rd – Referred to a previous conversation with a local developer who stated there was a problem with the water view due to trees. Resident of Gibsons Landing – Wanted to thank Council for those who do not speak up.

Mayor Rowe called a second time for presentations from the public and asked if there was anyone wishing to speak to the proposed bylaws. 1. Did not state name 2. Dorothy Riddle

3. Suzanne Senger

4. Barry Janyk

Resents the fact that comments have been termed negative or positive. Moral in the town has gone down and Council has the opportunity to demonstrate that they are here to take care of the wellbeing of the community. 889 Chamberlin Rd – Stated that community is divided; Council can fix this by acting on what people are telling them. Referred to references by the Town Planner and consultants of the existing FSR in the landing of approximately 1.2 – 1.4. Believes that the adoption of this document will be the harbinger of serious litigation. Reminded Council that it is their moral and legal responsibility to consider input of all citizens of the town.

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Mayor Rowe called a third time for presentations from the public and asked if there was anyone wishing to speak to the proposed bylaws. 1. Julia Currie

6.

North Fletcher Rd – When changes are made that cannot be undone, what legacy will be left for Gibsons?

ADJOURNMENT Being no further input, Mayor Rowe entertained a motion to adjourn the Public Hearing. MOVED by Councillor SanJenko SECONDED by Councillor Valeriote THAT the Public Hearing be adjourned at 9:36 p.m. CARRIED


Date

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PUBLIC HEARING Minutes of October 7th, 2014 Zoning Amendment Bylaw No. 1065-34, 2014

A Public Hearing was held in the Town Hall Council Chamber on Tuesday, October 7th, 2014 at 6:30 p.m. PRESENT:

Mayor Wayne Rowe Councillor Dan Bouman Councillor Lee Ann Johnson Councillor Charlene SanJenko Councillor Gerry Tretick

STAFF:

Emanuel Machado, Chief Administrative Officer Selina Williams, Corporate Officer André Boel, Director of Planning Dave Newman, Director of Engineering Ian Poole, Director of Finance Tracy Stewart, Administrative Assistant ll

1.

CALL TO ORDER Mayor Rowe called the meeting to order at 6:30 p.m.

2.

OPENING STATEMENT Mayor Rowe read an opening statement to members of the audience briefly introducing the proposed bylaw and providing rules governing the hearing. He stated all persons present would be given an opportunity to be heard on the matters contained in the proposed bylaw or to present their written submissions to the Corporate Officer for Council to consider.

3.

INTRODUCTION AND BACKGROUND OF BYLAW 3.1

Bylaw No. 1065-34, 2014 The Director of Planning introduced “Zoning Amendment Bylaw No. 106534, 2014”. The Director of Planning highlighted the planning process for the development of the proposed bylaw, which included 2 open houses. He presented the key points of the proposed zoning regulation and mentioned that future applicants for garden suites also will need to obtain a Development Permit under the Official Community Plan.


36

Town of Gibsons th Minutes of the Public Hearing held October 7 , 2014 For Zoning Amendment Bylaw No. 1065-34, 2014

The Corporate Officer stated the following: • • •

4.

The bylaw was given First Reading June 3rd, 2014; Resolution to hold a Public Hearing on October 7th, 2014 was adopted by Council on September 16th, 2014; and, Notice of Public Hearing was advertised in the Coast Reporter on September 26th and October 3rd, 2014.

• WRITTEN SUBMISSIONS Mayor Rowe asked if there were any referrals or written submissions. The Corporate Officer noted that she had received written submissions from 10 individuals. Their comments are summarized as follows: Peter Anson, 473 South Fletcher Road – in support of the amendment Merrilee MacGregor – 737 Maplewood Lane – in support of the amendment Erica Gatz – 313 Headlands Road – in support of the amendment Carol Ptolemy – 353 Glassford Road – in support of the amendment Anne MacLennan, notes she lives in the designated area and is in support of the amendment Fred Lerner – No Address Provided – in support of the amendment Fred Daly – no address provided • Requesting clarification on the criteria used to define the “view Protection areas” on the map provided and noting that putting view protection on one property over another artificially increases the re-sale value of the property. • Asking what the expected increases in assessment value and municipal tax rates would be. • Increased housing densities are some of the reasons people leave Vancouver and move to Gibsons. Garden Suites are a move in the wrong direction. Greg Marshall – 503 South Fletcher Road • In support of the Garden Suites but cautions that the benefits are offset by some costs such as increased lane maintenance due to higher usage. He suggests the Town make a greater commitment to lane maintenance and create and enforce property standards that prevent the lane from being used as a dumping ground. Page 2


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Pamela Proctor – 570 North Fletcher Road • Opposed to the zoning amendment: She notes the properties facing North Fletcher Road and properties facing Gibsons Way do not have lane access between them. Current zoning provides for duplexes which are preferable approach to increasing density with adequate accessibility from existing roadways. Laurie J. Forshner-Talbot – Talbot Insurance • Noting her business doesn’t have an interest in any property affected. She requested clarification on permitted uses for these structures; (e.g. short term rentals/ guest cottages etc.) AND asking if there will be an insistence of hotplates for cooking vs a conventional stove as Hot Plates are considered a fire hazard in the insurance industry. 5.

PUBLIC INPUT Mayor Rowe called a first time for presentations from the public and asked if there was anyone wishing to speak to the proposed bylaw. 1. Brian Sadler, 812 Bayview Heights Rd, Gibsons – Lots in area on Franklin Rd are the smaller lots with the exclusion of larger lots on water side of Franklin Rd – should larger lots be included to supplement retiree’s income? 2. Dennis O’Brien, 504 Sargent Rd, Gibsons – re: properties between S. Fletcher and the lane behind them have steep slopes and residents park on the lane – will you allow garages for the main house? There could be up to four cars in the laneway – will you make the lane bigger – a road? Does house and laneway house have to be lined up or can they be offset? 3. Dorothy Riddle, 396 Stewart Rd, Gibsons – The lane behind S. Fletcher is narrow, rough, steep, has parking issues – surprised to see S. Fletcher on map and has there been consultation in this area and asked Council to reconsider that aspect. 4. Valdine Michaud, 611 Gibsons Way, Gibsons – where there is no lane on Gibsons Way, what are the plans for parking? 5. Brian Sadler, 812 Bayview Heights Rd, Gibsons – Does the inclusion of garden suites on small lots as indicated on map conflict with lot coverage under another bylaw, thinking of rainfall, penetration, etc.? 6. Kathleen Vance, 301 Headlands Rd, Gibsons – Kathleen Vance expressed her concerns about what she calls commodification of affordable housing. She also feels that it’s unfair to limit this type of housing to particular areas, protecting owners of large homes elsewhere in Town from what she see as a burden of garden suites imposed on a few. Furthermore she expressed concerns about a reduction of green space, parking problems. She doubts garden suites will actually provide affordable housing. Page 3


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7. Jim Pye, 619 Glen Rd, Gibsons – What were the concerns that pulled Heritage Hills from Garden Suites, were the concerns expressed by a majority of Heritage Hills residents and is there a review period planned to add more areas? 8. Ian Stewart, 629 Beach Ave, Gibsons – Can an amendment be added that on a case by case basis there could be exceptions to further housing in Heritage Hills? Mayor Rowe called a second time for presentations from the public and asked if there was anyone wishing to speak to the proposed bylaw. NONE Mayor Rowe called a third time for presentations from the public and asked if there was anyone wishing to speak to the proposed bylaw. NONE 6.

ADJOURNMENT Being no further input, Mayor Rowe entertained a motion to adjourn the Public Hearing. MOVED by Councillor SanJenko SECONDED by Councillor Johnson THAT the Public Hearing be adjourned at 7:01 p.m. CARRIED


Date

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Garden Suites Zoning Amendment Bylaw No. 1065-34, 2014

Intro Report to Advisory Planning Commission

Open House & Questionnaire

Why Coach Housing?

Consultation with Builders & Designers

Report Back to Council

We are here

Intro Report to Council

Bylaw Amendment Process (Including Public Hearing)

Sustainability: •Making use of existing infrastructure •‘Gentle’ density that fits with the character of existing neighbourhoods •Helping make transit more viable •A form of housing with lower energy intensity

Affordability & Choice: •Providing more ground-oriented rental housing options •Mortgage helper for owners •Increase the diversity of housing stock •Creating options for ageing in place


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