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Bayview Terrace Ltd. Howe Sound Home Design Bunt 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,
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