Block 7 - Gospel Rock

Modus Planning Design and Engagement Inc. has applied on behalf of Greenlane Homes (the applicant) to rezone approximately 47 acres of land from Single-Family Residential Zone 4 (R-4) to a selection of zones following the Gospel Rock Neighbourhood Plan.

The proposed zones include a mixture of commercial, multi-family and single-family zones, to create distinct areas within the neighbourhood, allowing for up to 360 residential units. 23 acres are proposed to be rezoned to Park (PRO), with a "green lane" proposed to tie the neighbourhood and park together.

This application is the first zoning amendment application within the OCP’s Gospel Rock Neighbourhood Plan since the adoption of the neighbourhood plan in 2012. The image below shows Block 7 in relation to the Gospel Rock Neighbourhood Plan.

INFORMATION MEETING - NOVEMBER 22, 2017 - 4:30 to 8:00pm
Gibsons Royal Canadian Legion Hall - 747 Gibsons Way


This well-attended meeting was held in order to provide updates to the Block 7, Gospel Rock Village rezoning application. Information materials at the meeting provided updates about the application with regards to:

- transportation and traffic planning
- phasing of improvements
- community amenities, including open space, trails, parks and neighbourhood infrastructure
- affordable housing

For more information: Gospel Rock Village - Block 7 - Backgrounder/FAQs - Transportation Infrastructure
 


Process Date Accompanying documents
Zoning Amendment Application Submitted May 25, 2017 Application Summary
 
Application referred to external agencies June 8, 2017  
Application to Committee-of-the-Whole for preliminary briefing July 18, 2017 Applicant Presentation to Committee
Staff Report
   Attachment 1 - Rezoning Application
   Attachment 2 - Feedback Summary
   Attachment 3 - Gospel Rock Neighbourhood Plan
Committee of the Whole November 7, 2017 Staff Report on Block 7 Rezoning Application
   Attachment 1 - Transportation Impact Study
   Attachment 2 - Affordable Housing Policy
   Attachment 3 - APC Minutes July 21
   Attachment 4 - SCRD comments
Staff Report on Shaw/Inglis Road Extension
  Attachment 1 - Road Network Plan Study
Public Information Meeting November 22, 2017 Town Poster Boards
Greenlane Homes Poster Boards
First Reading    
Second Reading    
Public Hearing Date    
Third Reading    
Application to MoTI for Sign Off    
Adoption of Zoning Bylaw    

Location of Block 7 with the context of the OCP’s long term Land Use Plan


Proposed Concept Plan
Three key planning principles have been used to develop the proposed Concept Plan:
  1. Protection of Green Space – This includes protecting the Gospel Rock at the waterfront and the upper bench destination viewpoints; Cross Rock and Little Africa
  2. Park Connection – The Master Plan proposes a “greenlane” to preserve and enhance the existing trail to Cross Rock. This will create a pedestrian connection between the village and lookout park at Cross Rock
  3. Activation of the Village – The Master Plan proposes to include a mix of appropriate and neighbourhood scaled commercial uses, as well as market rental housing to create a small but lively neighbourhood centre. The applicant have suggested that the design character for the residential uses would emphasize ground orientated housing types, with the majority taking the form of townhomes and single family.



Phased Development
The applicant propose a total of 360 homes on the property, developed in four (4) stages. The homes would be divided between single-family, townhomes and apartments and would include a portion of market rental units during the first three phases of build out.

Phase 1 would be focused on the development of the Village Green in the neighbourhood centre (intersection of the High Street and greenlane), and amenities including the greenlane, majority of road network, all the proposed single family and a third of the proposed apartments.
















Requested Zoning
The applicant are looking rezone portions of the property into eight (8) distinct zones.

The Planning Department note that 23.23 (approximately 49%) of the 47 acres is proposed as Parks, Recreation and Open Space zone. This includes the three view points, all of the waterfront area, most of the steep and environmentally sensitive forested slopes and the “greenlane” to the neighbourhood centre. Some of the green space areas would be dedicated to the Town, other areas would be protected through restrictive covenants or through partnering with a conservation organization.



Zone Area
(acre)
Proposed Use
General Commercial Zone 1 (C-1A) 1.98 Mixed use. Apartment use above commercial or live/work at grade
Tourist Commercial Zone 2 (C-2) 1.24 Tourist accommodation (Country Inn) and associated uses
Row House Residential ** New zone 9.29 Multifamily residential with public accessible open space
Single Family Residential Zone 1
(R-1)
0.74 Single family residential. Proposed to be located along a portion of Gower Point Road.
Single-Family Residential Zone 2
(R-2)
2.42 Single family residential
Single Family and Two-family Residential Zone 3 (R-3) 4.87 Single family residential
Single-Family and Two-Family Residential Zone 5 (R-5) 3.31 Single family residential
Parks, Recreation and Open Space Zone (PRO) 23.23 Protected open space and trails

Traffic
The traffic study is currently under review by Town staff, the Ministry of Transportation and Infrastructure and the Sunshine Regional District.

The short-term approach for managing traffic flow within the Gospel Rock neighbourhood intends to use Chaster Road as the primary road system up to 250 dwellings as per the Gospel Rock Neighbourhood Plan. Emergency access will be from Rosamond Road; there will be a gate at the end of Rosamond Road to prevent through traffic from Block 7. Trails will connect pedestrians (and possibly cyclists) to Gower Point Road and Lower Gibsons.

The proposal’s draft traffic study outlines the need to upgrade Chaster Road to accommodate the traffic resulting from the development.

The traffic study reviewed whether the road network to Highway 101 would be able to handle the traffic generated from the Block 7 proposal. The report states that the intersection of Pratt Road and Highway 101 / Gibsons Way would experience congestion by 2031 due to infill development in Area E, regardless of the proposed new development at Block 7.

Roads in the Sunshine Coast Regional District are maintained by the Ministry of Transportation and Infrastructure, to their standards. The Town of Gibsons, the Sunshine Coast Regional District and the Ministry of Transportation and Infrastructure are working together to identify and address future traffic flow needs.

For more information: Gospel Rock Village - Block 7 - Backgrounder/FAQs - Transportation Infrastructure