(by Margot Grant) Ji Yan, the son of owner Ji Yongqiang of Gospel Rock Block 7, has submitted a rezoning application with the Town of Gibsons. The family intends to build 360 homes: 60 single-family houses, 150 town houses, and 150 apartments—of which 30 will be market rental units. Water will come from the Town of Gibsons.
Block 7 is currently zoned for single-family residential houses. The applicant wants it rezoned for a mix of neighbourhood-serving and tourist commercial uses, and a mix of residential types and tenures including single-family detached, town home, condo, live-work and market rental.
The rezoning is primarily focused on the discussion of uses, setbacks and development guidelines.
In phase one, the plan calls for 60 single-family homes and 50 apartments, including 10 market rental apartments. Rental rates are unknown at this stage.
In phase two, 50 town houses and 50 apartments are planned, including 10 market rental units.
Phase three includes 50 town houses and 50 apartments, including 10 market rental ones.
Phase four would see the construction of another 50 town houses.
MMM Group Limited has drafted a traffic impact study for a development in two instead of four phases. On completion of phase one, approximately 110 vehicles would leave Block 7 in the morning, and 30 would arrive. In the late afternoon, 115 vehicles are expected to go towards Block 7 while 60 would travel the other way.
On completion of phase two, a total of 150 vehicles are expected to leave Block 7 in the morning, with 35 arriving. In the late afternoon, 150 vehicles would travel to the development, and 80 would leave the area.
MMM consultants foresee “significant queues” in 2031 at the intersection of Pratt Road and Gibsons Way in the afternoon rush hour.
The application does not mention a timeline for the different phases. Senior urban planner Edward Porter of MODUS Planning Design and Engagement Ltd., the consulting firm for the project, says that the four phases are subsequent but that actual construction will depend on approval, and on the market: as soon as one phase sells, the next one can be built.
According to the plan, primary access to the development will be at the intersection of Chaster Road and Shaw Road. Secondary access will be through Block 6 by way of an extension of Rosamund Road.
The drinking water for the development will come from the Town of Gibsons. A water main with a diameter of 250 millimetres will connect the development to the municipal water system.
In phase 1, water for firefighting will also come from the Town of Gibsons. In later phases, that water may be sourced from the SCRD.
Sewage effluent will be pumped to the Town of Gibsons wastewater treatment plant. Upgrades may be required. The sewage design is part of the Gospel Rock Neighbourhood Plan which the town adopted in 2012.
Stormwater will be managed within two catchments corresponding to Seward and Goosebird Creeks.
The proposal calls for approximately half of the site to be set aside for parks and natural open space. Protection will be through a combination of covenants and third-party agreements.
The design for the development calls for a “village green” consisting of a plaza and green space for neighbourhood gatherings at the far end of the property, near an extension of Shaw Road. The area surrounding the village green will be zoned to support village commercial uses that could include a small inn, live/work spaces, outdoor cafe space and an art gallery pavilion.
Lookout Park, which includes the Cross on the Rock and the Little Africa plateau, is designed as a “naturalistic” area with seating and viewing platforms. Portions of Lookout Park are proposed to be wheelchair accessible.
A proposed green lane would connect the village green with Lookout Park. “Green lane gateways” are planned to allow for special events and neighbourhood gatherings.
The steep slopes of Block 7 would become an environmentally- protected forest park with restricted access. Two trails would provide access to Secret Beach Park and Gospel Rock Waterfront Park. Another trail leads to Bayview Heights Road.
The rock at the waterfront would become a park with seating areas and viewing platforms. Portions of this park are also proposed to be wheelchair accessible.
The final park design will be subject to further study.
The project does not include strategies for prevention of conflict between people and wildlife.
It is unknown how many jobs the construction phase will generate. According to the proponent, there may be a possibility for jobs in the hospitality, food and beverage/service industries, and in other small businesses once the project is completed.
“The rezoning application is subject to further discussion,” Porter, who filed the application on the owner’s behalf, said on June 26. “The infrastructure design may shift. We have to wait for input from the town and from the public hearing.”
The Gibsons planning department is currently reviewing the application and preparing a report for the committee-of-the-whole. The committee will forward a recommendation to council, and either authorizes staff to write the bylaw for the first reading, rejects the application, or refers it back to the applicant for further revision.
The report is expected sometime in July, Gibsons director of planning Andre Boel said last week.
The Local Government Act requires a public hearing about all rezoning applications. In addition, any person who deems their interests may be affected by the proposed development may express their concerns to council.
After the public hearing, the bylaw will receive second and third readings in council or go back to the committee for further discussion. Council either gives second and third readings to the bylaw or defeats it. If referred for further discussion, a new hearing date is scheduled.
If the majority of council members are satisfied that the development proposal is beneficial to the community, consistent with the Official Community Plan (OCP), and that all legal requirements and conditions are met, council may vote in favour of final reading of the zoning amendment.
The rezoning process requires at least four to six months for completion. Porter expects it will take approximately two years before construction can start.
A copy of the application is available for review at the front counter in Gibsons town hall.
Contacts:
Town of Gibsons Planning Department: 604-886-2274
Town of Gibsons Engineering Department: 604-886-2274
Fire Chief: 604-886-7777
Ministry of Transportation: 604-740-8985
Department of Fisheries and Oceans (Riparian): 604-666-3363
Department of Fisheries and Oceans (Marine Shore): 604-666-6140
This article raises lots of questions. Do the proponents know that the Gibsons Aquifer, from which the water for this development is to come, is under threat from the proposed construction of the George Hotel on contaminated soil? What about when we have water restrictions–though the Gibsons councillors have given the impression, in the past, that our water supply is adequate for whatever, we were still asked to follow Stage 4 restrictions during the drought–the ludicrous reason given that we needed to be “in solidarity” with the SCRD. What was the real reason? If the development needs SCRD water at some point, as mentioned in this article…well, we all know the SCRD doesn’t have an adequate water supply.
If Shaw Road is extended, how will this impact the Inglis Trail? There is no mention of the Charman Creek Trail, only the trail that connects to Bayview–yet it is the Charman Creek Trail that is of historic interest. What happens to it?
in other words they dont care about the wildlife.
Great article, thanks for all the information. This sure would ease our housing crunch.
Are there details of the path/trail to lower Gibsons? Could you imagine if it was a premium walking and biking path? Maybe if it was a really good path there would be less cars on Pratt.