Acknowledging it's been a difficult 20 years and that there is a passionate and significant interest in Gospel Rock and its future, Gibsons Mayor Barry Janyk asked for positive public input into the Gospel Rock Neighbourhood Plan presented Jan. 28 at a special committee-of-the-whole meeting.
In his preamble to the plan, Michael Rosen, planning consultant, summarized a submission from the Friends of Gospel Rock (FOGR) that outlined perceived inconsistencies with the official community plan (OCP).
The submission contended that the Town's proposed land use concept (LUC) for Gospel Rock was not in agreement with the OCP in 27 instances ranging from environmental issues to geotechnical hazards to recreation and social issues.
The Town's solicitor concluded after reviewing the submission that "there is no legal requirement for consistency between a neighbourhood plan subsequently adopted as part of an OCP, and the remainder of the OCP." However, Rosen noted that having said that, the solicitor advised "council might want to consider making amendments to the OCP, if any are necessary, to minimize or eliminate internal inconsistency within the OCP." The solicitor advised that when the two documents are inconsistent, the more specific of the two, in this case the neighbourhood plan, is the go-to guide.
Rosen said the submission is an acknowledgement of the friction between Gospel Rock owners and recreation/environment folks, and a balance is needed to reflect both those interests.
The major inconsistency, a huge difference between the interests of FOGR and the Gospel Rock owners, is in how waterfront lands are dealt with. The plan, which designated 30 per cent for development, is inconsistent with the OCP. The base OCP would have to be amended if council chooses to go with waterfront development.
Following some discussion, Rosen's report was accepted. As he did several times during the meeting, Janyk stressed that the process for a neighbourhood plan is just beginning.
"We're at the cusp of the dialogue, not at the end," he reminded everyone.
After lengthy discussion, a list of concerns including Coun. Bob Curry's issue with storm water drainage and the ownership of open space and Coun. LeeAnn Johnson's request for cycling and public transportation, provisions within the neighbourhood plan were articulated.
Both Rosen and Janyk advised that there would be numerous opportunities for the various stakeholders' input before the completion of the plan.
A huge issue with the development is one of access. Correspondence from Bayview Heights' property owners expressed their worry of the "many possible calamities" that could result if Bayview were to be extended to allow access to some of the properties. Another Gospel Rock property owner, St. Mary's Parish of Gibsons, advised that the church would not allow their property to be used to access others in the parcel.
Janyk advised that the Town would be well served to use either Inglis or Mahon roads to access most of the properties.
"It's the logical and smart way," he said.
At Tuesday's council meeting, council approved a recommendation that the planning consultant be instructed to revise the plan to include policies with respect to alternative transportation, public transportation and storm water management.
The revised plan will now come back to the committee of the whole on Wednesday, Feb. 16, at 8:30 a.m. for another review prior to initiating the referral process.
