Bayview Terrace Ltd. Howe Sound Home Design RFBinnie & Associates Bunt & Associates
Bayview Apartments - Gibsons Rezoning, OCP Amendment, Subdivision, DVP, Development Permit Submission September 2015 Table of Contents
AP-2 Overview
Proposed Phased Development
AP-3 Site Planning
existing apartmenbuilding AP-4 Afchitettufe
OCP Bylaw Amendment
AP-5 Request Variances
Community Bene?ts
Sustainability Approach
Attachments
0 Architectural Preliminary Drawings
0 CivilConcept and Subdivision Drawings - Binnie Associates
0 Survey Plan — Peter Gordon Land Surveyor
- Parking Supply Review — Bunt & Associates
existing context - Gibsons Way
Bayview Apartments - Gibsons Rezoning, OCP Amendment, Subdivision, DVP, Development Permit Submission
September 2015 AP-1 Overview
Bayview Terrace is proposing to subdivide and develop their property at 725 Gibsons Way which would add 18 new Rental units and would retain the 37 existing affordable housing units. The report is in support ofapplications for rezoning. OCP Amendment, Subdivision, DVP and D€Ve'0Pm€nt Permit Fig. 1 Context Plan Legal Description: Lot 14, Bk.2, DL 686, Plan 3130. The property currently has an apartment building, the "Bayview Terrace apartments" which has Townhomes 37 affordably priced Commercial/Residential rental units. The sloping site offers excellent access to daylight and views, and is very near to schools and shopping, A mix of existing uses on nearby properties include Residential, Multi Family Residential, Commercial, Public Assembly (The Legion and Christian LifeChurch), and the Town of Gibsons public works yard.
It is proposed to subdivide the property into Lot A & B.The proposed development on Lot A is intended to provide attractive and moderately priced rental units, while retaining an important source of affordable housing in the existing rental building on lot B.
The property is currently zoned Multi-Family Residential RM1. RM1 does not support the proposed subdivision scheme, so it is proposed that the newly created lots A and B would be rezoned to RM2.The OfficialCommunity Plan anticipates Multi-family Residential land use on this property and currently designates the site as "MultifamilyResidential MR2 - Medium Density". In preliminary meetings with staff, this property was identified as ideal for consideration of potentially higher densities.An OPC Amendment is proposed to achieve this objective by applying a new MR3~highDensitydesignation.
MuIti~Family Development Permit Area No. 4 guidelines apply and have been followed, tailored to suite the unique circumstances of this location.
Proposed 2 phase submission of Application Documents
Bayview Terrace Ltd. wishes to receive some degree of assurance that there will be general support for what is being proposed prior to committing to the expense of full design drawings as required for Development Permit application. It is therefore proposed that : Apartments Legion Christian LifeAssemb|y Residential Apartments Phase 1: Proponents to make submissionsbased on conceptual and Civildrawings. Phase 2: Afterinitial review by committee ofthe whale, Council, and it appears that the general development scheme has support, then fully detailed documents willbe submitted to the normal submission standards.
Bayview Apartments - Gibsons Rezoning, OCPAmendment, Subdivision, DVP, Development Permit Submission
September 2015 AP~2 Site Planning
The site planning optimizes the existing site, with its gentle slope towards the south and east, attractive vistas and wonderful light orientation.
A common Bicycle parking is proposed to be located in the common parking lot. Bicycle storage will be provided in the new Phase 1 building. We will provide 2 parking stalls for co~op parking including the installation of a conduit for future electric car plug in. Additional future roughed in conduits will also be provided for future tenant use. Electric charging stations will not be provided.
The existing Apartment building is planned to be retained as an affordable rental building. Current rents range from $600 to $980 per month. These apartments are popular for people on limited income, for seniors and for people with disabilities. Barrier free access is currently provided for the second floorand this will be extended to the first floor by adding a new entrance and driveway on the north east side of the building. This entrance is already approved and scheduled for completion by October 2015. This will provide accessibility to 12 additional units for a total of 24 accessible units. There is currently a waiting list for rental units.
18 rental apartments are proposed for lot A, to be constructed in 3 phases of 7, 6 & 5 units respectively. The will range in size from 500 to 1200 SF. Most of the units will be large 1 bedroom 800 sq. ft. units.The units were designed to be attractive to seniors that will be downsizing from houses.
There are several substantial trees on the property and efforts will be made to retain and protect many ofthe better specimens. In contrast to our previous proposal of 23 Condo units this proposal will allow most of the trees on the property to be retained while protecting the privacy and garden feel of the existing rental building.
The project will incorporate sustainable site design strategies, as outlined in section 3.
Bayview Apartments - Gibsons Rezoning, OCPAmendment, Subdivision, DVP, Development Permit Submission
September 2015 AP—3 OCP Amendment Architecture It is proposed to change the OCP land use designation in order to provide what is understood to be an appropriate level of density to meet Council Policies in the OCP. The property falls within The new Apartment building will have a Contemporary West Coast feel in form, materials and the "Upper Gibsons area", an area that is characterized by a mix of uses, with anticipated colors. The design intent is to create buildings that are harmonious with and integrate into the medium to high densities of residential development. natural landscape, while fitting well within the unique character ofGibsons and the neighbourhood context. "7.4.6 Council Policy: Consider sites for higher density residential in the Upper Gibsons area that are in proximity to commercial centres or major community facilities.These Covered balconies and patios will allow for outdoor living in all weather conditions. Large sites should be compatible with adjacent land uses and have adequate access for the overhangs will protect the buildings from rain and sun. Entrances are well protected from increased population and tra?iclevels.” inclement weather.
"430Council Objective: support higher density housing as on important component of The palate of materials chosen for the buildings is with minimal toxic emissions. Colors will echo land use in Upper Gibsons.” the palette of the west coast environment.
”8.4.1 Council Policy: Encourage a variety ofresidential uses throughout the Upper The design of the new building responds well to the DPA No. 4 guidelines: Gibsons area, and an emphasis on mixed development along residential/commercial 0 Well defined street frontage with stepped massing, smaller scaled projections and Gibsons Way.” rooflines that show respect for the existing streetscape. I Welcoming entrance courtyard provides a strong sense of place, accessible from street. Of all locations within the town that could potentially support additional density in the form of - Entrance breezeway with common exterior corridor and stairs will encourage multifamily housing, this location is particularly well suited due to the close proximity to interaction between neighbours. shopping, schools, amenities and public transit. It is also located in an area oftransition from 0 Massing broken down into 3 blocks, offset to provide variety. medium density residential zones to higher density commercial zones and is outside of the - Varied roof lines combining flat and pitched roofs to integrate with the context. "view protection area" as identified in the zoning bylaw. There are already several RM-2 zoned 0 Wood finishes and a mixed palette of traditional looking siding materials, combined properties nearby, with density allocations that correspond within the MRS OCP designation. with contemporary feature accents: lap siding, cedar trim and cladding accents, ribbed metal, smooth faced panel features. The current OCP designation is "Multi-family Residential 2» Medium Density" (MR2) with a - Well defined pedestrian routes. density of 45 — 75 units per hectare. ln orderto accommodate the proposed RM2 zoning and Well defined private amenity areas, covered balconies, patios, and entrances. density, the OCP designation is proposed to be ”MultiFamily Residential — High Density" (MR3), which has a density of 60 to 110 units per hectare. Allparking on Lot A are easily accessible at grade level. Centralized garbage holding and recycling The proposed total of 55 units on Lots A and B combined corresponds with the maximum MR2 Lighting to project downward, cut—offfrom spilling upward or onto neighbouring density of 75 units per hectare, using the current (before land dedication) property area of .8 properties. hectares.
Landscape Design The landscape design will be developed in a subsequent phase of the application, after preliminary review of the development scheme by council.
Civil Engineering Preliminary CivilEngineering has been completed and is illustrated in the annexed plans. Servicing requirements have been analyzed to preliminary levels, with detailed design to follo
Bayview Apartments - Gibsons Rezoning, OCPAmendment, Subdivision, DVP, Development Permit Submission
September 2015 AP—4 REQUESIEHVariances
Parking Variance: Parking for Lot B is required to be 1.5 X 37 units = 56 cars. From observation ofthis building and other rental buildings made in the ”Parking Supply Review” by Bunt & Associates, it is clearthat this requirement exceeds the practical requirement for parking by a considerable margin.
5“5t3i'13b"iWAPF"°3Ch In order to avoid large areas of impermeable pavement and unnecessary construction costs, it is proposed to have 1 spaces per unit. The recommendation made in the “Parking Supply Environmental sustainability has been a central theme as the concept has been developed. Review" is .85 parking spaces per unit which equals 48 spaces. We are proposing to provide 12 Various strategies have been explored to assure that potential impact on the environment will 5pa¢e5 in Lot A and 44 in Lot 3 for 3 mtai of 55 spaces_ Two of these Spaces can be made be minimized, while providing healthy living conditions for residents and local wildlife. avaiiahie for a 2 ca,» co.ap_
0 Site Selection -a previously disturbed urban site with existing infrastructure services
- Transportation — site is on a bus route, walking distance to shopping, walking distance to schools. Community Benefits
- Density — compact development at less than allowed coverage, leaving undeveloped open natural The Community will benefit from the proposed development: - Safety, Security —easy surveillance of building if downsizing or upsizing. access routes, eyes on the pathway, eye; on the street, 0 A Housing Agreement will guarantee that the existing low cost rental building will
0 Storm water management — provide permeable paving areas, limited use Vernal" 35 Fental f°" 25 V9375 0 Water efficiency —p|antings use low maintenance native plantings, low flush toilets, low ?ow pin,-nbing fixtures, capture rainwater {oi i-acharging soii, 0 2 car co-op spaces will be provided with rough-in forfuture electric charge station.
- Orientation — Allunits have excellent access to sunlight, and cross ventilation using naturai air ?aw through anunits, 0 Provide the community with needed new affordable rental accommodation. 0 Energy— enhanced insulation and building envelope, energy efficient electrical appiiancesl high perfgrmantge window giazing, 0 Street frontage improvements including a sidewalk and bike lane will be provided along
- Reduction of Heat Island Effect — light coloured roofing, shade from large overhangs, Glb5°”5 WE'V- and plantings
- Materials — use of durable materials, primarily wood construction to sequester carbon, long lasting roofing, use of formaldehyde free and low VOC products, high recycle content insulation and drywall, use of sustainable wood species.
I No Light Pollution — minimize glare towards sky and neighbours Site Waste Management- implement construction waste recycling
- Air Quality — low emitting materials, carbon monoxide program, composting monitoring
Bayview Apartments - Gibsons Rezoning, OCP Amendment, Subdivision, DVP, Development Permit Submission
September 2015 AP—5 aS_e=.._ma..%_$_% n.__§m aging ?u .m_ WW6, N l :53 M m ?g _ E> .2. .5382; E2. .e=as8 zoaua :2 E w M .3 %W 5. W. m .wmm_7n_Vw/rmmwmoz%m,_mnm_I._<"»__.7mWrn_M$_mm mm.16 . u w M H W 5 ...A mm“?W m :3 wC@_m®U ®EOr_ .mmm v v I . . m M Mmmmmum.Mmy WI . (__)Om mmmX MW ®\
/ :5‘
N! \\.v xxx / \\ xx M » \ D \ \ s \ ‘ \ . 2 \ m 9 G . x ... 3, \ \ ecw \
. . \ .m n 9 9 :i\ _ 7 _m Wm we . m m ._m.m \ W M _ R m . m /l+|‘\il 5 \ Q 4/1: r 9 .. A .! \ % H_ » ‘. 0
(1) “WE __5 ‘Q LuZ,” C 0 ;= L 300-; O7n:‘u='© j LUV)-S -— ...... 3 . . . _ 9 . . , E (/3 QIJJEZ a«:,., -x-—w—r:,?g723w-=~“-"M E 5 ‘D329; M‘ v“ . um \ 2 g D02)” -V V3 « -0 1-!’ + 5' E 6,, I I5“, ) —— ‘ ‘ —- L .1 5+ va 3;'p F‘ v , . 9.... 5° (D < Q’ 59 x, r §°33«”// " /////' 0955533 “ __.u A E 50? a- um E ‘ ' 055:‘;- 95°‘ _. O O 33 kc , '. ?3:u %l’// ' _C _C M «O28 " .n ’ 2 ~<" 1 \ “ é:.'"::;:.'.... M ::.!:'L!:»m ‘n ' sum “ "I11: 93 9'” "-:_n-::E_ Eu
"vi-"n"- --m-um \ um-tn ~\\\ .-..mm pa-In \\_ nu.
mm
HI ...... c,...... ‘ b?l?rv I \ILY5/I!ni0§¢u’V!s§£ 1 . .u.v9I/smnnmmnw Rem 7 3 saw. 3“ M2991/swzvssu: F’/an M755 gi‘ U B Cfbsons Leg/on
"““‘ F’ROF’05EP5UW|Vl6|0N 77.56|D50N5 WAY 6|550N5, 5.0.
6|TE PLAN
amurcma numunnw
we nan.» rm; 1/It‘-V4 r-warm uwmaw. 15|0 A»Z :5: ..S_e§_m@=%.$_.= ".__s.m Bzs? :5 Se M WM0_ N .2“ E> .2. .5382; E2. _%>5am zaaoe :2 m m?mwup .mZ0_mm_n_ m:>.OT. EOFWDO ammmW @ .mn._u_>mwm zo_mm_n_ ._<_kzmn._wmm m T 5 , “ WW5 mC®._w®_o ®C._O£ w6 Ucsom ®>>O£ .m,,mmmmmH 5 W6 P
nun Embco
.3_L 3.,
5 ‘1.l.....1‘:I..—!:em. 3
mnctuq.9 améx %§uE as .\. mun u> mzmo m»zms_.E< < momwz_vE .hdhm E moam — 3 < zoo u
—wcoo.” Em N26 am 965 NE <3
hd: as .2. . s as ?mau \Eaaz.. ‘.‘..z...... : ,. ::\i\.l.i:...all». “‘."‘1“!I sf
92 33 E 32
1 mcomg? 8.N_n.;o__m@._%_$u$ 33.; $$rEw 33 ac M W Z 6 E .2 _5>=8z§Eoz _E§s$:a_Ee :% W.W W/M A. EmZO.mm_n_ m. .9 m m_>_OI M WWI W EOFWDO H &T z0_mm_n_ 4<:.zm_n__mmw_ n W4 A .mm_o_>Wm_wmc w W6, A ._mm_o mEo: .3 |E W
T. y I v m. Ucjom 950: m m nmmwmmq5 .mw. WN, M:7, WwnafvmWWW5
:::::_:: E
EA5TELEVATION EASTELEVATION
__ 8.~_e§.ma__%.$_% :25 Bxla 33 “mu mW.W WM0 5 E om_E>:8z<> E2. _e..Es2_ zaaua :2 MamW .0 M M _ E W .mzow_mwozw_mw::%wDm_mw W M __mm.mW u M MM mmmmmdwasW A mA mC@_w®_U ®C._Or_ .u:_ E, ?rm UCSOW ®>>O @. M W L 7 mm: Www?wm?w3:?
FIRSTFLOORPLAN mm. Man an . . u . H H . wm~N_“§=.%§,,m.w ?m WY M ‘WZO_WM_D m_S.OI _2O._.mD0 mm mmwwWm m E? 6 . .mm_o_>mm_m zo_mm_n_ :_<_._.2n._n__mm_m W « w W6 W mam? d mC®_m®U ®rcOC_ .3 m A :1. Y Y ms::7 mmm1 |_V CEOW ®>>O 6%” C L E.m. m.un-.
SECONDFLOORPLANW. zwowau nmww.
.n:a:.wr V4‘-I-If I-Iaurrv. law A%¢ uu.~3;u.._m®.._mEuw_§u 325 $2.13» 368 do mw& W 7_ ..§%m._m5%,m,§__§ M N m “mi , .mm_o_>mm_m zw_mm_o ._<:rzmn__mm_w_ M Mm w W A d W:mm mcmlmu 9:0; WK w%6 mmmmwmam? 5 Ucsom @>>o; M: Ma mmmxmmwmmWm
THIRDFLOORPLAN rm»: r,,l29zL uam?
I19. -..emu.«
,.. 4... lu:rVp|!Im I .u.v 2/ufnaavr nsqz : mawhswmum
mwmmm 715 6|950N5 WAY awmaba name H1l&l—|stH.0WH.AN
M-ma. us» mm M094‘ :15» -an
FIRSTFLOORPLAN mm. new .4» nmaamma wamamslz
W: uanw
¢«.: I/4'-I-v‘ Pmurm n-puma». newA-5
3014CEL:CLJSTOTVIRES|DENT|ALhomeEDGEMUNT(604) 657-6463BOULEVARD,’-‘ON/1EdesignsDESIGNEMAIL:NORTHVANCOUVER.evdeerden?shawbizsaDESIGNS.SERVICES.EC.WRZN! . . . I H n a_?.m,.§Ma>,m.w W imam WV: M .wZ0_mm_D m:>_OI _>_0.rmDO W MmwmmmWm M E? 5 , L4 .mm0_>mn._m zo_mm_o ._<_._.zm_o_mmE u m 6 W ._A _ M mam?W d mum wC® m®_U ®EO£ “mm W m “ m .. V. _UC30m ®>>O Wmmmmm?Mr? m%me%m1 W »W L M M“:m-. mwmmwwwmaumM“$5
9 9 M W
W. W. E FL PLAN:2.» mm M ruuuunxmm
m ?icrl?lun
m m. u..mpu.«
I .u.v 1/I¢aNaa'r Ian:
1 .u.vs1/bn1.a>I-alualm
Wm SWIVIEIDN 715 @|D60N5 WAY @|55ON5, ??. euzrnn: FW6E1-5rd?.00RP|JN an m..,.. an ..,.s..,.. mm» »4.B«a'k mnaa .u..,.. THIRDFLOORPLAN vauu E)?D0u;IL mama an nu mam Va nu
me An: A an 5145 VA’- H7‘ nu-zrm mmaun |5|0 A—|0
3014CEL:RESIDENTIALCUSTOMh oEDGEMONT(604)m657-6463eBOULEVARD,HOMEclDESIGNEMAIL:NORTHe VANCOWER.sevdeerden?shuwbizcaDESiGNS.SERVICES.I g8.0.mV7R82N4 us-uuazwmpm
h? a..m.u...
...nu duarlrllan I «Luv 5/swmsvr Isa:
: .uvs¢/rum:-auuvnu
mam’: PRWOEEP5lDl7|V|5|m 715 @1b50N6 WAY 6|1550N6, 50.
starting W&%|sl?.0?iPL?N
mmas mu -ham um alsnvlmst mass FIRSTFLOORPLAN .41. wmmsn var: Maw
«.14.: 1/r.r—r rmurm uuvnaw new A—JI
1014CE|_'CUSTOMRESIDENTIALh omeEDGEMONT(604) 657-5463BOULEVARD,HOMEdDESIGNEMAILNORTHe VANCOUVER.Sevdeerden?shawbizDESIGNS.SERVICES.I gB.C.n‘/7RS2N4ca [email protected].:$..: 1.25 BzTBw 53 do 0_ M MW M . m E _§ .5582; E2. .935? 2258 2% MMW my » _ E M mZ0_wmn_ m:>_OI _>_O.rm30 H» M mmwm a n E; 5 , .mm_o_>mmm zw_mmn_ :_<:.zmn__mn.E a W 6 W A W mmwwmW d ww mum“V mC®_w®_U ®C._Or_ "3 a M wmlz«mu w:m..mwm@%m W» MW
9301: um: sub 3;’? mm .31‘ 55*‘ “U1 MN -1-VL SECONDFLOORPLAN2"? lane): .4.‘ 8.N_ee?a_.%_$_% 325 E:Tz... cos ?u .5 E .3. .E>=8z<>E2 ésaam 2253 :8 W . .mZO_mmn_ m:>_OI _2O._.mD0 m m W m .mm_o_>w_m_m z0_mm_o ._<_.rzmo_mmE M . u mm wC®_w®U ®EOr_ 3 arm“ I .n V V _UC30m ®>>O£ W u
menu
cut:
I
1
Hmnn f’RDF;05EP?DP[V|5WN 77.5@|i5€-0N5 WAY 6lb50N5, 15.0.
FIVE?-9rd?.0??H..‘N
THIRDFLOORPLAN nu manu
mm m.»- vr-pr nunnn an 15:9"A—|’9‘ ?aw MW».E WM_ . 3 Z0_mmn_ m:>_O O._.w30 M6 . &% u 4 .wm_o_>Wmmzo_mm_n_ <_._.zmo_mm_m um%mrm .M_H A mc _m®U ®C._Or_ "3 km N V _oC 3 O m « mm . mie M M . m 0. m2/O; _ Mr. mmmmmfmm __ : __ : __ : __ Z : __
EASTELEVATION
UESTELEVATION ..£_n_...._E__2._3_=o n.__ _ _ _ _,: : _ _ _, _, _ _ _, _, _ _ _, _, _ _ _, _, _ _ _ _ NORTH ELEVATION «mum... __ __ Initial: m. Inc! In In I u.v 9/as 1 .u.y so/shay rw can PRAMY. PWWSEP5lDP|V|5|0N 715 6|b50N5 WAY 6|i550N5. 5.0. Hihf |' WTH&EWR1 ELEVATION?» uznw SOUTHELEVATION I/r-14 wmnm 15:0‘A—|5 _ 3.~_e.2me_.%.:..: u.__ M M M M L L E E H H W T N m EA5TELEVATION WMWM ':': : 715 6If>60N6WAY a%maaa mummw mmmmm ;.,".'lL°$I W mm llE5TELEVATION 5‘: I/4'-I-I |‘5|0 A—|¢ ..Z_e,_.?e_.%._:_.s 325 miémo A33 "do .3 «S cm .E>:8z<>E9. .__§E§ 5258 Ion .W7_mv_WM_D M__)_OI —20._uWDO .mn._0_>mmm zo_mm_o ._<_.rzm_n__mmm mC®_w®U ®EO£ ®>>O£ : _ : _ Z _? NORTH ELEVATION m ....,....;z m "/5 m m V 51/! muzvat E E E F. T T m m5 Wm?mmm :':':‘: : 715 elt>60N6WAY 6It>60N6, 5.0. Pr1I6E% EH5:WESTIN) NORTH&50Un1ELEVATWNS SOUTHELEVATION EEK mm: AFFNDXmun us: or swz.amam»: mv mv mum gwzu Alwwox 97m (As! nr ans.(‘:4 aasnns wnv an 5359-- G LEGALDgSCRlF]]DN: m y» an 2, m 6.56, am mo FROPGEI woo mm W, mmrcvmnID V! M0 ggggg5;mam; :7. mm .5 nnrnmw W M ,,,[W ‘ ‘ Pkn?tsél) um WM» ‘ mu m msuwcc 1 ww oasv, mrcn Pwwusm a vow m7Auwum “ 1‘ '’ " am ‘rw, M’ "W PROVGSD ISM MGM — AWHALY ' ' ms c um um m 14:51 WAY ., U1) GIBSONS Wm mm M . 0 Wm m mm um! (x _ ,7 ‘ m win GE :7 »mm , W :“L2 ~,..»;—..,k.~{— ?w‘ I} ‘ I ‘-7,, 5”" \ / V M 3, ‘ "‘ ' ‘ W; a - &- NWIN E SWW < £2 1- 1 1* 1 wwzsmm In 210m m 1 [4 mm W W ‘ ‘"5 °°"'*€°"°" Rzuunc Ex umvmv vus/Ir ‘ C/" é / 7" ""“"°5“7 W ‘W K um am: um um:smm ‘ mwosm pm. pm. pm — J asu wt xsm UNI m_*5:»u.. LLSM L511 ”' 2 E mm ‘ ' 13m gamma ’”*7W; .7." mm M cw: . ...M wk ksvmz WALK £2 W M ‘,3 ; J Err, ~ g ‘ «M ‘ ‘ g Exauwwwc y" M ’ ...1m ‘ umumm 4.- ’ ‘J ‘ ‘ mxmssnum. mm« :2.’ [ 4 rowmm. 3 mm mom ‘ 0 W II;-H . v 1 E .. h , § \ 3 3 ” 3 '” . ' a § g : H. — ‘ ,- E 2 GIBSONSWAY : / 5 ”"”’ ‘r 5 : TYPVCALSECNDN 2‘ ““' E -~ ms mwmmsa.wu.mu ‘ , 4‘! V \ ~ ‘ o4smLmnvD?ix.vsnmnA: J ‘ “ ,5 swnwv ma c/H1501sma { W ‘ an Sm Drwns In as nu ma ms sm stun: an PRWDSEII mm swmn , ixrsm: D1101 AS IEMHRED ‘swmmz EN 250: sma \ “WW” 15°’ SM Sm“ 1'” Ex owascnm rm EXBHUJM: EXVSWNGMANHOKIS wsmc sumnv um Nor as SEEK SUMP In 511 RM 9015 M A Rmsvirviv EASUKDITMEN mv E saw Mow: mm nzwmmwwin m sum: womszn svs. - Still? «.4 Su am 93;: not w 3352 154}! m M s 935» V50: vvr. Wm WM WM“ '9 U “V” WW UN su Rm 9517 UM N ms vsmm WV 5 9:75 200: cm mm: Er um SANJIAEI In S! m mun A5 Rmulm VNV W1 ma; .5». mm M w man .5». cm aim: to mmw. mm WV E 11716) 200! mm: mm NLWEsow: Nmt nzsms m 5»: uvmv AND W 52 an 9775 nmus mp) WV ..9577 200- cw: W E 95 15 209: mm: mvowuw: slnvzv suwuzu MN :1 am 9475 ix Imsnlmu um. Mar :1 N A av rim: >1.mm mm , M mu 9115 war we msmn Eastman mu. hum: mm: M: to am 2121 3 W * 931“ IW CW :: xgwm wr«saw 1: some: mm ac om-3155259 , M 2 912: m. mm mm M g w 5. NM NM = KW W 9513 191» mu: § M 2 .52‘ 151:: on»: w 55 mm M umwc uuuussmm M: mv NW M57 150: cm: Arvaoxumr mu mu mv WV 5.. £521 vsaovvc om at cwnzvt wnmmnw , M 1 us! um um: suvvusnav ‘M vmmsuwor 5 uwws 5 ~.;.a.m...,..m,m. =-M 5Aw.Ew ERHACE LTD sunvzvzalv me my vs.m zos—As — — °°"°""""“L 5E""'°'”° "'-““ ' ‘$3.5’ W ' W V ”E' 3 JULY 2.. ms Iswzw rawmm." su . ‘ . D M - Eumaby- Courtenay- OuallcumBeach - PnnoeGeorge- Sechell- Squamlsh- Surrey- 55 ...., uni nivmon -v .m...... _+ Drbsons Lemon s‘..v.& ‘ ‘.'?fE§~’,".' ..~...... _.. ’ ;'r.m'.::.~::r.:<,-;:.~:.~*.,,r~~«-~ * .....»..3.I...,...... ,. J23 L’v"’:... m.._.~-':*r.-:....~ -xv.-...... ~~...., J._~..w~.,.,?m..~.7.~....~.,..., ,...... ~m.— ».m..._,...... w...... ,...... ,m....-w, ...... /...,. 13-4 "" 2.» h-win 1...... SS" ‘or ....,...m....;-nu.-; ...... «.,.....m...; M...... /.4»... Euknmu CwIm'1|"9 Lot :4. an z on m WM Jun nu V551 I ...... _.u I .... Yoppgmphm P/an vrnxmenml TRANSPCRTATKJNPLANNERSANDENGNEERS TRANSPORTATHJNPLANNERSAND ENGINEERS bhl?t & associates Skassoclates J4“9"2*’82O71-Z°‘3. 1. BACKGROUND Bunt & Associates was retained by Eayview Terrace Ltd. to carry out a parking rationale in support ofa proposed parking reduction to the current development at 725 Gibsons Way, Gibsons BC. The Tony Kanjer site layout is shown in Exhibit 1.1. Bayview Terrace Ltd. The is 710] Cums Street property located in the North Fletcher Neighbouhood Area, designated as "Medium Density Multiple Family Residential 2" Town Cibsons Official Community Burnaby, BC V5A in the of Plan and is zoned as RM-1 U7 ______, (Multi-family Residential Zone 1). Currently. the siteV development includes a multi~famI|yy 4 residential building with 37 rental apartment units. Dear Tony: Subdivision of the property is proposed by Bayview Terrace Ltd. The specific type of new residential use for the newly subdivided property is not yet known, however it will result in a net increase of residential density on the site. Therefore, Bayview Terrace requires an assessment of the parking RES 725 GHISDHS GibS°||5. 3C WHY: demand and required supply to support the existing 37 residential units. to plan the remainder of Parking Supply Review the site. As requested. Bunt & Associates has completed a parking review for the existing site located at the above— 2- LOCAL CONTEXT noted address. This parking review was completed to understand the current parking supply and demand The study site is located on one of the Town of Gibsons’ major steets. The Sunshine Coast Highway, on the parking for the existing rental apartment use. west of the site connects Langdale Ferry Terminal to Powell River, and is under the jurisdiction of BC Ministry of Transportation and Infrastructure Within the Town however, west of School Road, the The following letter outlines our findings. I trust that this letter will be of assistance to you. Please do not mad is named Gibsons way‘ categorized as an anerial mad and is a major Huck mute fo, goods hesimte ‘U “Matt “S f°' further q”e5"°"5 C°"""e"‘5- °" movement to and from BC Ferries and barges. East of School Road, and along the site, it is considered a Type 1 Collector. The System, Yours truly, Sunshine Coast Transit operated by the Regional District, provides bus service to the site. Route #1 Bun! & Associates connects the Langdale Ferry Terminal to Gibsons, and then west to Sechelt. The eastbound bus stop is located right in front of the site, and the westbound bus stop is located WW across the street. Table 2.] summarizes the frequency for bus Route #1. Vulia Liem, P.Eng. Table 2.]: Bus Route #1 Frequency Transportation Engineer October 9"‘ to May 15"‘ May 17“ to June 25” Weekday AM 20-65 min 20-85 min Weekday PM 20-65 min 25-55 min Saturday/ Sundaydi Holiday 45-65 min 50 -65 min aunt GtAssociates Engmeeung (BC) Ltd . ‘ Suite I550 lU50We§l Pendei Stieot. Vaii(ouvei.EC VSE 357 Tel 604 685 6427 Fax 604 685 6579 ii Vancouver Victoria Calgary Edmonton wwwibuntengscom TRANSPORTATIONPLANNERSANDENGINEERS ,_ bunt Sgassociates The site is within a very short distance, less than 5 minute walk. to a variety of local restaurants, 4 Vwmm shops and amenities to the west and east on Gibsons Way. It is also in close proximity (700m) to Sunnycrest Mall, to the west. Gibsons' Landing which features a host of restaurants, cafes and retail. is approximately 1 km away. Although there is a significant change in grade between the site and Gibsons Landing, the bus route #1 does connect the two, for a trip time of approximately 5 minutes. The site and context area are illustrated in Exhibit 2.1. TOWN OF ClBSONS PLANS The Town of Gibsons has released multiple publications, with relevant policies and objective to the site under consideration. Gibson's Official Community Plan (OCP) Smart Plan (2005) outlines general residential objectives, including: - "Recognize the varied housing needs and preferences within the community, and allow for a mix of housing types suitable for the changing population; - Ensure the most effectiveuse of Cibsoris' limited land base by supporting higher densities in appropriate locations.” In reference to the North Fletcher neighbourhood, in which the site is located, section 7.1.3 of the OCP outlines the support for multi-family housing. Additionally, parking is noted to not be an issue in Gibsons, with the exception of a perceived shortage during the visitor months in Lower Gibsons. The Town has also produced a DraftSustainability Plan - June 29, 207 l(We Envision) in which increased density in growth areas is noted to result in improve quality of life on the coast via public transportation opportunities. Speci?cally: "We envision reduced transportation emissions by increasing development density and promoting innovative alternative transit strategies and by increasing infrastructureto support transportation diversity" And lastly, the town recently released their Strategic Plan 2073 ~ 2014, where Strategic Objective Ill outlines plans to construct key bicycle networks, which includes provision for Gibsons Way. The plan shows Glbsons Way as a primary pedestrian and cycling route. There is no separate, permanent concrete sidewalk along Gibsons Way currently except along the north side across from the site where a multiple family building was newly built. However, as Gibsons Way is designated as the primary pedestrian route, it is expected that a permanent concrete sidewalk is desirable in the future. Exhibit 1.1 Site Layout 7}’, cilwsm-s mt Pmll?liq supply Rmm t gun 4422» in im.- » Stale ms &aS5°€|ateS S.\FROJECTSl492li I71725 Gibsans Way Parking Ralianaieli 0 D9liveraDlesl71 manReports TRANSPORTATIONPLAFNEKSANDENGINEERS bunt & associates ,.— _ l» ~ ‘”“' ‘T: -*5 ‘ !: " ‘TaL‘a, PARKING ANALYSIS _ --‘FerryTei'imnal_ J.» . .i “*3 By-Law Requirement vs Anticipated Demand The off-street requirement for residential apartment use in the Town of Gibsons is 1.5 stalls per unit, of which 15% should be available for visitor use, The existing building requires 56 stalls on- site parking (1.5 stalls x 37 units) to meet the Town’s bylaw. According to the Town of Glbsons record, there are currently 44 parking stalls available on site, which is a de?ciency of 12 spaces from the bylaw requirement. U The building, built in 1978 (30+years old), consists of 1 bachelor unit, 24 one-bedroom units, and 12 two-bedroom units. There is no vacancy at the moment and the tenants are mature. Based on the Building Manager information.at the moment there are only 17 cars owned by the residents. A parking demand survey was done on the site on Thursday, June 20, 2013 at 4:30pm and again at 6pm, when peak residential parking demand is anticipated. and there were only 15 spaces occupied, or at a rate of 0.4 stalls per unit, including 0.1 stalls per unit used by visitors. There is no on-street parking allowed along Glbsons Way, therefore all parking demand was observed to be on- site. The Town does not have any specific rate for rental apartment use which is usually lower than non» rental use in term of parking demand. The only municipality in Lower Mainland that has a speci?c parking requirement for rental apartment is City of North Vancouver which requires 0.75 stalls including 0.2 stalls per unit or 10% of total required spaces, whichever is greater, allocated for visitor use. A recent Metro Vancouver (2012) wide apartment parking study as well as recent Bunt studies con?rmed the appropriateness of this supply rate for rental apartments. 4.2 Local Rental Apartment Off~Street Parking Obsen/ations An important component of this parking rationale was to collect local parking demand data, given the unique characteristics of the built environment and lifestyle on the Sunshine Coast. as compared to Metro Vancouver. Bunt carried out a parking demand site visit on the evening ofjune aLegend 20'“, 2013. Each apartment surveyed is summarized in Table 4.1. 2 Commercial Use 1 Bus Route #1 It can be seen that the parking demand for rental apanment use in the area is considerably less ‘f. \ n - Bus Rout #1 Limited Service 1.} than 1.5 stalls per unit, including visitor as required by bylaw. a Bus Stop Location use, the Town's ' .i.¢.~'vt'vnx 3 s- ; Exhibit 2.1 Site and Area Context 725 Clhsons Way Paiking Supply Review n t 4928.01 June 2013 Stale N15 &3SS°C|=leS S.lPROJECTSl4928.01725 Gibson: wayParking Rarioriaielm De/iveraniow. 1 Dyan Repairs TRANSPORTATIONPLANNERS/-\NDENClNEERS bu nt & associates TRANSPORTATIONPLANNERSAND ENCINEEIS bunt &associates .,e— ,,— Table 4.I: Sunshine Coast Rental Apartment Off-street Parking Survey As illustrated in Table 4.1, rental apartments studied by Bunt, in a variety of locations in Metro Vancouver, it was observed that the parking demand is near or under 1 stall per unit in rental Parking Supply/ Unit Location Tenure Stories apartment buildings. Based on Bunt's observation on visitor parking at over 12 multi-family residential apartment sites, 5160 Davis Bay The West 100% rental 3 61 0.40‘ 0.02 the demand rate for visitors seems to be close to 0.1 stalls per unit or less. Road‘Sachs“ 4.4 Recommended Parking Supply for the Site 689 Park Road, Strata with Park Rise 2 Q 3 48 0-67‘ 0.02 Based on the parking demand observations in the area and from previous Bunt studies, we Glbsons rental recommend a parking rate of 0.85 stalls per unit for the subject property, i.e. about 40% reduction of the parking bylaw rate. This rate allows for a 40% increase in car ownership and 100% Oceanview 622 Farnharri more than 100% rental 3 47 0.53 increase parking demand. mass": Rd‘cibsons in * adjusted rate to include 15% on-street parking Of the recommended rate. 0.1 stalls per unit should be allocated for visitor use which corresponds to Bunt's studies on visitor parking demand in the apartment buildings. 4.3 Previous Bunt Parking Demand Studies As mentioned before, the building is 30+ years is guaranteed to stay as rental Bun! has executed other rental apartment parking demand surveys in Metro Vancouver area, mostly old and in the future which offers a price point for tenant. As such, a rate of 0.55 per unit be more high-rise apartment buildings, the findings ofwhich are summarized in Table 4.2 below. stalls should than suf?cient to accommodate the anticipated demand of this building. Table 4.2 Rental Apartment Parking Demand Studies Residential , , , Survey Location Units Parking Year Demand 144 West 14"‘ Street, North 136 0.70/ unit 0.03 2009 1.5 km to Lonsdale Quay Vancouver 103 Avenue, 0.75 1 Bed , <200m from Central 375 0'] 2012 Surrey Surrey 1.0 2 Bed Station Cloverdale West 5 min walk to local amenities Village, 104 l.0/ unit 0.16 2011 _ and bus transit stops Surrey Hea‘ 11er PIace, 1 many 86 0 2012 850m to Canada Line Station Vancouver 1,120 sq ft . . . 52% of units are non—market; vlcmna Hm’ limited commercial services in New 185 09/ unit‘” included 2012 _ _ . close proximity; well served Westminster _ by community bus ,1. immues riiaikei and non market mills 73R CilisDr1SV\.dy Cilisciris EC — Parting supply Rex/rel/t 6 725 Ciilsoiri Viav Libsoris ac rai no Eumlly Féviiw l‘ill'll A’assoriates 1 Piolétl No -1933 U1 June I‘? 3013 l)ll11Tt‘, associates 1Pinieri Ho 4: