The Town of Gibsons official community plan (OCP) update was met with scorn from most of the 200-plus community members in attendance at a public hearing Tuesday night.
Most concerns focused specifically on the Harbour area plan building height and floor plan restrictions contained in the revised OCP. The general consensus was that the language used is too vague and allows developers too much room for their own interpretations.
Some attendees did show their support for the OCP, citing improvements to the overall document and improved protection of the aquifer, but many went off topic, turning the discussion towards the proposed George Hotel, or took critical shots at Town staff and council.
The first of about 40 people to speak, André Sobolewski, said, “I’m unhappy to see that this OCP update does not set explicit restrictions on building heights for developments in [Development Permit Area] 5.”
He recommended a rejection of the OCP update in its current form and asked for an amendment to the restrictions on building heights in DPA 5.
“We all know that waterfront development in Gibsons is important and contentious; this was clear during the last election,” Sobolewski continued. “Given how this is important to everyone in Gibsons, I think that the OCP needs to state — explicitly — the maximum building height that is acceptable for development on the waterfront.”
Dorothy Riddle addressed four primary objectives set out by the OCP: to make it more user friendly, to update the factual data and studies, to incorporate modifications from community consultations, and to also incorporate input from the OCP steering committee.
“The first three objectives, I believe, have been achieved,” Riddle said. “However, in my opinion, the fourth objective … has not,” she said. “Despite extensive consultation with the community and the OCP steering committee, text modifications have been made that do not reflect that input.”
As an example, Riddle brought up two sentences removed from the current OCP that come before and after the notwithstanding clause. The two sentences she pointed out: “Height setbacks and massing of buildings should be guided by the building heights and setbacks regulations set out by the Town of Gibsons zoning bylaw, and, as stated in the zoning bylaw, section 808 part 8 of the bylaw, view protection takes precedence.”
Riddle was not the only person to raise concerns over these specific sentences and the need to insert them back into the OCP document.
“There are a number of items that have been changed, deleted or removed in this new OCP draft that now allow for higher densities in the Harbour area,” added Michael Bonkoff. “There is no floor space ratio for areas designated residential tourist accommodation. How does this impact what a potential future developer sees as his or her right under the OCP?”
Brian Sadler, a member of the OCP steering committee, countered that many of the issues raised by earlier speakers were debated at length by the committee.
“Many of the points contained therein were discussed throughout the meetings of our committee and were rejected by the majority of that committee,” Sadler said.
Former mayor Barry Janyk, also a member of the OCP steering committee, was outspoken in his criticism of the update process.
“I felt that I had many positive things to contribute,” he said. “Now, however, I must admit, the membership process and lack of accomplishment were disappointing. On a personal level, I felt minimized, marginalized and manipulated. I felt that my comments, as well as those of most others, particularly the broad public, were ignored, trivialized and, frankly, patronized.”
Fellow steering committee member Alicia Zalit painted a different picture of her experience on the steering committee.
“For my part, I felt that as a group, we were very well listened to. There were many opportunities for us to be heard,” she said.
And although there were few in attendance to offer support, Zalit was not the only one to speak out positively.
“I’ve heard a lot of things about the council, about our mayor, and I’d just like to say that for the first time — having lived in Gibsons for 24 years — I’m really happy to see a progressive, educated, young council that listens to people,” said Julie Termuende. “They are sitting here listening to us now, but they have been subject to quite a bit of abuse verbally.”
The agenda for the public hearing contained 238 pages of written submissions from 120 community members. Corporate officer Selina Williams said these were more or less even in their support/dissent for the OCP updates.
An additional 132 pages from about 70 people were sent in after the agenda was finalized, and another 50 pages were handed in at the public hearing. Of all the submissions that came after the finalized agenda, Williams said “very few” were supportive.
However, Williams pointed out that there was a good deal of overlap, saying several individuals apparently sent in multiple submissions, while some were template letters that had been signed by some of those same individuals.
Williams said the OCP update might not make it back to council for discussion at the March 17 meeting. If it does not, then it will be on the agenda for the April 7 meeting.
