Reactions were mixed as the community got a look at the Gibsons harbour plan at an open house Feb. 23.
Paul Lebofsky of Matrix Architecture presented phase two, also referred to as "Vision 2.0," to a full house at the Gibsons Legion.
Through a series of slides, complete with illustrated and computer rendered images, Lebofsky explained that Vision 2.0 was in harmony with phase one of the plan. Variations between the two are only slight, but changes include identifying alternative hotel opportunities, allowing for development on the Shoal Bay property, redeveloping Winegarden Park as a performance and gathering place, and minimal increase in net density on sites earmarked for development in phase one.
The planning objectives remained the same, with emphasis on retaining the scale and character of the harbour area, allowing for an acceptable impact from increased parking and traffic, and supporting ecologically-sensitive development.
Also discussed was the importance of accommodating anticipated growth, an original goal of phase one, as well as maintaining a working harbour. These common themes were carried over to Vision 2.0.
Lebofsky covered the issue of economic viability by presenting the crowd with a cost analysis summary, based on land use and development feasibility. In addition, he said that local government requires developers to pay development cost charges. These charges would serve as revenue to the Town, just one of many economic benefits.
There are some issues with the project. A density balance sheet provided during the presentation listed possible negative aspects. Change in character, increased traffic and parking pressure, and increased demand on infrastructure and services were some of those issues.
Lebofsky was quick to address concerns about building and over-development.
"Things will be built over time, adding to the existing fabric of the Town, mowing things down and starting again," he said.
As for the Vision 2.0, Lebofsky called it a more realistic approach to things.
When asked about the difference between phase one and Vision 2.0, Gibsons municipal planner Michael Epp said Vision 2.0 was really about the community's wants from phase one, which he compared to a "wish list" of sorts.
Coun LeeAnn Johnson said she felt that while there are things that need to be tweaked Vision 2.0, overall "achieved the goals that we [council] set out to achieve."
The floor was then opened up for a question and answer period and residents voiced concerns about density, promoting business, economic challenges, impacts of tourism, maintaining a working harbour and the importance of staying within the Town's character.
While the mood at the phase one harbour plan meeting, held in October of 2009, was one of excitement and cheer, last Wednesday's meeting was much more subdued.
Mayor Barry Janyk said he heard what he felt from people was huge apprehension.
"We need to have a talk about that -what people are really thinking about and what they see for the future," Janyk said.
Lebofsky summarized the project by stressing the importance of the harbour area needing to be brought back to life and the impact it will have on the Town as a whole.
"Every part affects every other part," he added.
At the March 1 council meeting, councilors expressed mixed feelings about the meeting and what is needed to continue to move the project along.
"In some ways I was very disappointed in the tone of the meeting," Janyk said. "I have had a number of conversations since the meeting, and what I've drawn from that is that we have somehow segregated the land portion from the water portion of the harbour. I think the connection between the land and the water needs to be further explored in order to drive this project further."
Janyk suggested that a good next step would be for council, rather than another consultant, to host a town hall meeting to engage further with the community.
"I think the public wants to talk about this some more," he said. "We need to create some buzz and explore some of the ideas that the community is really keen to let us know about. We should really seriously consider the opportunity that we have in front of us."
Janyk said he will be working with council and staff to set something up in early spring.
