Lot 1

Heading out towards the recycling depot and well beyond, you can see the undeveloped land of Lot 1 on the west side of Mt. Gardner Rd. It surrounds the Public Works Yard and gas station. It is the subject of our current rezoning discussion and much of this web page is dedicated to the details of the proposal. However, it is only a focus point for a much wider discussion about our collective vision for the future of the Community Lands.

Currently, Lot 1 is designated as “Rural” in the Official Community Plan, and it is zoned “Rural Residential 1” in the Land Use Bylaw. We are proposing to change this designation to something more useful to meet the community’s needs - a comprehensive development zone to make portions of Lot 1 available for development over the coming years.

To make these changes, we have introduced two amendment bylaws and are proceeding with public consultation.

Bylaw No.432, 2017 would amend the Official Community Plan designation from “Rural” to a combination of “Light Industrial, Rural Residential and Village Periphery.”

Bylaw No.433, 2017 would amend the zoning in the Land Use Bylaw from “Rural Residential 1” to “Comprehensive Development 21”, with four “sub-areas”.

More background information about the proposed bylaws can be found under Background Information, below.

As you can see on the map below we are proposing to divide Lot 1 into four distinct areas. It would be a mix of residential, light manufacturing and contractor services.

Area 1: Light Industrial and Artisanal uses, with secondary live/work and residential uses

Area 1 is the largest parcel at just over six acres. The proposed zoning envisions the creation of an artisanal employment area for workshops, warehouses, live/work spaces and all those businesses that require large interior spaces. As you read the proposed uses, you will also notice the restrictions. Things like noise, odour and disturbance will be strictly controlled.

Part of the Islands Trust philosophy is the desire to create a level of economic autonomy on each island. Having local industry reduces our dependence on the major urban centres nearby.


What about Artisan Square?

Planning for Artisan Square on Bowen Island began in the late 1980s. The first building was a brewery with two apartments above. The second building was an addition to the brewery along with a food condiment producer and packager. Again, there were two apartments above. The third building housed a sign-making shop, a wine-making shop, a flooring contractor, a jeweler, various offices and two more apartments. 

Today, Artisan Square is completely built out. It has moved far beyond the original artisanal workshops originally envisioned, yet the need and desire for local employment areas remains.


Over the last 30 years, real estate values in our region have undergone a profound change. The value of land for residential development far exceeds what can be garnered from contractor’s shops and mini storage. Municipalities throughout the Lower Mainland are striving to hold on to their light manufacturing areas while developers are asking to re-zone land for residential use. Whistler zoned an area called Function Junction specifically to provide land for small-scale service industries.

We have an opportunity within our Community Lands to create a zone that can supply the land needed not only for artisanal manufacturing but also for the services every community needs. A key component is to provide reasonably priced large interior spaces with high ceilings. The area under consideration provides that possibility. But more importantly, the Municipality would retain ownership of the land and have control over everything built.

Our Official Community Plan, updated in 2010, encourages local stakeholders to propose an area for light industrial uses. It notes the desirability of businesses providing these services in a single location instead of scattered across the island.

Read the Flat Iron Junction story by Mayor Skeels

As you will see below, the topography of Lot 1 is most favourable for building in Area 1 because it has the most level ground. The steep slope along the eastern edge of Area 1 would create a natural barrier between the light industrial area and the school to the northeast. 

Area 2: Residential, up to 20 homes

Area 2 is just over four acres, above a forested area with agricultural land to the west and Belterra Co-Housing to the south. We are proposing to zone it for 20 attached homes. It has water, electricity and road access nearby and is near Island Pacific School and Cates Hill Chapel. We feel that its size, orientation and location make it ideal for a small residential neighbourhood. It could potentially be used for co-op housing.

Area 3: Rural Residential (Land Bank)

Area 3 contains riparian areas along two creeks, surrounds the Public Works yard and has some areas where detailed analysis has not yet been done. It will remain unchanged with the current zoning of Rural Residential and will be left in our land bank.

Area 4: Rural Residential, one dwelling

Area 4 is a small piece of land at the tip of Lot 1, farthest away from Snug Cove and on the other side of Guild Creek. It is in the Agricultural Land Reserve and surrounded on three sides by Crippen Park. The intention for this area is to create a single residential lot and sell the property. Any proceeds from the sale can go towards capital projects such as the Community Centre on Lot 2.

Where are we now?

Council has given first reading to the amendment bylaws. Staff will be conducting public information sessions throughout April, May and June. See below for ways you can get involved.

Get involved!

We'd like to hear what you think about the proposed rezoning of Lot 1. Here's how you can get involved:

  • Come to a Walking Tour (see calendar and list below). Explore Lot 1 and see the sites of the proposed changes. Everyone is welcome. Parts of the tour will be across terrain without defined paths. Please wear appropriate clothes and footwear. 
  • Attend a Public Open House (see calendar and list below)
  • Participate in a Workshop on the future of the Community Lands
  • Connect with us to keep up to date with news about Lot 1
  • Write to us at 981 Artisan Lane, Bowen Island, BC, V0N 1G2
  • E-mail us at mayorandcouncil@bimbc.ca

April events:

  • Wednesday, April 18th: Meeting with local contractors and service providers. 7 pm at Municipal Hall.
  • Thursday, April 19th: Walking Tour of Lot 1. 2 pm at Carter Road below Cates Hill Chapel.
  • Sunday, April 22nd: Walking Tour of Lot 1. 2 pm at Carter Road below Cates Hill Chapel.

May events:

  • Tuesday, May 1st: Public Open House. 4 - 7 pm at Municipal Hall.
  • Thursday, May 3rd: Neighbourhood Meeting. 6 pm at Belterra.
  • Tuesday, May 8th: Public Open House. 5 - 7 pm at Cove Commons.

June events:

  • Tuesday, June 5th: Walking Tour with John Reid. 7 - 9 pm, meet at BICS parking lot.
  • Thursday, June 7th: Walking Tour with John Reid. 7 - 9 pm, meet at BICS parking lot.
  • Saturday, June 9th: A Workshop on the Future of our Community Lands (Registration Required).

Background Information

Staff Reports and Presentations

Council Resolutions

November 14, 2016 Regular Council Meeting

RES#16-321

It was Moved and Seconded That Council provide direction regarding the planning and development of Community Lands Lot 1, and specifically direct staff to bring forward, for Council's consideration to a future Committee of the Whole, a further report with bylaws to amend the Official Community Plan and Land Use Bylaw to rezone the area on the north side of Guild Creek to Tourist Commercial (TC1) or Retreat Commercial (RC) with of up to eight rooms for tourist accommodation, and to submit an application to subdivide this proportion from the remainder of Lot 1. CARRIED Councillor Mason in Opposition.

RES#16-322

It was Moved and Seconded That Council provide direction regarding the planning and development of Community Lands Lot 1, and specifically direct staff to bring forward, for Council's consideration to a future Committee of the Whole, a further report with bylaws to amend the Official Community Plan and Land Use Bylaw to rezone the southwest corner of Lot 1 bounded by Carter Road for up to 20 detached or attached primary living units. CARRIED Councillor Fast in Opposition.

RES#16-323

It was Moved and Seconded That Council provide direction regarding the planning and development of Community Lands Lot 1, and specifically direct staff to bring forward, for Council's consideration to a future Committee of the Whole, a further report with bylaws to amend the Official Community Plan and Land Use Bylaw to rezone the southeastern portion of Lot 1 to light industrial and artisan uses with secondary components such as retail and residential. CARRIED UNANIMOUSLY

February 27 2017 Regular Council Meeting, Daniel Martin Report

RES#17-78

It was Moved and Seconded That the Committee of Whole direct staff to make the corrections as discussed at the February 27, 2017 Committee of Whole and refer the draft bylaws No.436 and 437, 2017 to the Advisory Planning Commission for comment. CARRIED UNANIMOUSLY

February 27 2017 Regular Council Meeting, Judy McLeod Report

RES#17-77

It was Moved and Seconded That the Committee of the Whole direct staff to make the correction to draft Bylaws No. 432 and 433, 2017 as discussed at the February 27th Committee of the Whole and report back to a future Council meeting. CARRIED UNANIMOUSLY

November 14, 2017  Special Council Meeting

RES#17-415

It was Moved and Seconded
That Council receive this report, draft Official Community Plan Amendment Bylaw No. 432, 2017 and Draft Land Use Bylaw Amendment No. 433, 2017 for information;
That in the preparation of Official Community Plan and Land Use Bylaw amendments, the following agencies and individuals be consulted: 
i.   The Islands Trust;
ii.  The Agricultural Land Commission;
iii. The Advisory Planning Commission, the Economic Development Committee and the Parks, Trails and Greenways Advisory Committee, Transportation Advisory Committee; and
iv.  All adjacent landowners and residents; and
That Council direct staff to provide the opportunity for input on the draft bylaws at a public open house to be held prior to the first reading of the bylaws; and
That Council direct staff to draft an application to exclude portion of Lot 1 north of Guild Creek from the Agricultural Land Reserve.
CARRIED UNANIMOUSLY

February 13, 2018 Regular Council Meeting, Daniel Martin Report

RES#18-64

It was Moved and Seconded

That Council direct staff to amend bylaw No. 433 by allowing residential as a permitted accessory use in Area 1.

CARRIED
Mayor Skeels and Councillor Mason in Opposition

 

RES#18-65

It was Moved and Seconded

1. That Bylaw No. 432, 2017 cited as “Bowen Island Municipality Official Community Plan Amendment Bylaw No. 432, 2017 be read a first time as amended by resolutions at the February 13th Committee of the Whole meeting and the February 13th Regular Council meeting;

2. That Bylaw No. 433, 2017 cited as “Bowen Island Municipality Land Use Bylaw No. 57, 2002, Amendment Bylaw No 433, 2017”be read a first time as amended by resolutions at the February 13th Committee of the Whole meeting and the February 13th Regular Council meeting;

3. That Council refer Bylaw No. 432 & 433 2017 to:
i. The Islands Trust;
ii. The Agricultural Land Commission;
iii. The Advisory Planning Commission, the Economic Development Committee, the Transportation Advisory Committee, and the Parks, Trails and Greenways Advisory Committee;
iv. School District #45;
v. Metro Vancouver; and
vi. All adjacent landowners and residents.

CARRIED
Councillors Fast and Mason in Opposition

Committee Resolutions

Advisory Planning Commission Meeting Minutes, April 3, 2017

5.1 Daniel Martin, Island Community Planner re: Community Lands Lot 1

Daniel Martin, Island Community Planner, provided a presentation, referral letter and report regarding draft Official Community Plan Bylaw No. 436, 2017, a bylaw to amend Bowen Island Municipality Official Community Plan Bylaw No. 282, 2010 and draft Land Use Bylaw No. 437, 2017, a bylaw to amend Land Use Bylaw No. 57, 2002 as concerns the rezoning of Lot 1 of the Community Lands. Discussion ensued.

 

It was Moved and Seconded That the Advisory Planning Commission (APC) provide the following comments to staff regarding the rezoning application for Lot 1 of the Community Lands (draft Official Community Plan Bylaw No. 436, 2017, a bylaw to amend Bowen Island Municipality Official Community Plan Bylaw No. 282, 2010, and draft Land Use Bylaw No. 437, 2017, a bylaw to amend Land Use Bylaw No. 57, 2002 as concerns the rezoning of Lot 1 of the Community Lands): 1) The APC supports the removal of the northwest corner of Lot 1 (the parcel proposed to be rezoned to Tourist Commercial 1 (TC 1)) from the Agricultural Land Reserve (ALR) and, if that parcel is removed, the lot line being adjusted to align with the creek. 2) The APC supports the rezoning of the central parcel of Lot 1 from Rural Residential 1 (RR1) to Rural Residential 3 (RR3) (LUB), and Rural (R) to Rural Residential (OCP) for housekeeping reasons. 3) The APC recommends that future rezoning of the central parcel of Lot 1 be done with caution in order to discourage development that is detrimental to the surrounding properties. 4) The APC supports the rezoning of the southwest parcel of Lot 1 to Village Periphery (VP).

CARRIED UNANIMOUSLY

 

It was Moved and Seconded That the Advisory Planning Commission support the rezoning of the parcel in the southwest corner of Lot 1 to Village Periphery (VP); and, That the Advisory Planning Commission recommend and encourage the construction of a variety of housing types and sizes, both rental and fee simple; and, That the Advisory Planning Commission further recommend that the size of primary buildings (dwelling units) be changed from a maximum of 200 square metres to an average size of 200 square metres to encourage variety.

CARRIED UNANIMOUSLY

Advisory Planning Commission Meeting Minutes November 20, 2017

Daniel Martin, Island Community Planner re: Community Lands Lot 1-  Rezoning Amendment

(File No. RZ-02-2017)

 

Daniel Martin, Island Community Planner, provided a presentation, a referral letter to the APC, a report to Council and APCrecommendations from their April 3 meeting regarding Draft Official Community Plan Amendment Bylaw No. 432, 2017 and Draft Land Use Bylaw Amendment No. 433, 2017. Discussion ensued relevant to:

  • Concerns regarding a high number of Comprehensive Development zones on Bowen Island

Discussion regarding Area 1 included:

  • Questions regarding the Indoor Entertainment and Recreation Facility uses and the possibility of squash courts or batting cages being built on Lot 1
  • Questions regarding two uses which were different from the others on the list: Manufacturing and Machinery Repair
  • Agreement that Lot 1 was a good location for storage and commercial residential as it was north facing, close to the ferry, not good for residential and there was a need for commercial property on Bowen Island – the only drawback was that it was close to the school
  • Building heights: considered 12 m appropriate
  • Concerns regarding large, industrial warehouses being built: Topography and restrictions such as parking and setbacks possibly mitigating those concerns
  • Concerns regarding restricting access to the property to Mt. Gardner Road: discussed accessing the development from Grafton Road

 

Recommendations from the APC
The Advisory Planning Commission provided the following comments to staff regarding Draft Official Community Plan Amendment Bylaw No. 432, 2017 and Draft Land Use Bylaw Amendment No. 433, 2017, proposed rezoning of Lot 1 of the Community Lands File No. RZ-02-2017:

In General:

  • The APC recommends that Lot 1 of the Community Lands be zoned with as much flexibility as possible.

Regarding Area 1:

  • The APC supports the proposed uses for Area 1 (Light Industrial);
  • The APC suggests that the maximum building size be reduced from 2,000 sq. m. to 1,000 sqm; and,
  • The APC supports the Development Permit Guidelines with the following amendments:
    • addition of the word "encouraged" to #1 and #7;
    • removal of  #8;
    • removal of the last sentence of #5 and change ‘not permitted’ to ‘discourage’;
    • removal of reference to lighting from #6;
    • addition of section #12 specifying that all lighting shall be attached to a building, downward facing, and provide pedestrian lighting;
    • removal of the last sentence of #9 regarding signage;
    • changing of ‘articulated’ to ‘identified’ in section #10;
    • changing of ‘not permitted’ to ‘discouraged’ in section #11; and,
    • removal of reference to colour in section #2 of Exemptions.

Regarding Area 2:

  • The APC supports the uses for Area 2 (Residential) for up to 20 residential units; and,
  • The APC supports zoning for attached dwellings, but encourages a maximum building size of 575 sqm excluding garages.

Regarding Area 3:

  • The APC supports leaving Area 3 as Rural Residential with future development to be determined.

Regarding Area 4:

  • The APC supports Tourist Commercial zoning for this area with its inclusion of an option for a residential dwelling; and,
  • The APC supports the exclusion of this area from the Agricultural Land Reserve.

Parks, Trails and Greenways Advisory Committee Meeting minutes, November 21, 2017

Council Referral re: Community Lands Lot 1, Rezoning Amendment (File No. RZ-02-2017)

(Daniel Martin, Island Community Planner)

 

Daniel Martin, Island Community Planner, provided a presentationregarding Community Lands Lot 1 Rezoning Application Draft Official Community Plan Amendment Bylaw No. 432, 2017 and Draft Land Use Bylaw Amendment No. 433, 2017. He also provided a referral letter, areport to Council dated October 31, 2017 and a Lot 1 Biophysical Overview. Discussion ensued relevant to:

  • Upcoming delegation to Council by the Bowen Children’s Centre regarding making the area in proximity to the centre aReggio education inspired space
  • Concerns regarding erosion and contamination

 

Comments from the PTGAC
That the Parks, Trails and Greenways Advisory Committee provide the following comments to staff regarding the Community Lands Lot 1 Rezoning Application Draft Official Community Plan Amendment Bylaw No. 432, 2017 and Draft Land Use Bylaw Amendment No. 433, 2017:

  1. That the trail from the Bowen Children's Centre east towards BICS is valued by stakeholders as both a conduit and an educational asset, and by community members for transportation and recreation uses;
  2. That Carter Trail, which goes from Island Pacific School to Crippen Park through Lot 1 is used daily by IPS students and other community members for transportation and recreation uses and should be maintained;
  3. That the waterfall between Carter Trail and the Public Works yard is valued by trail users as a significant scenic and recreational feature and potential tourism economic asset;
  4. That possible easements be developed for a greater than 30 metre buffer between the Children's Centre and any future development, and a buffer between the trail from the Bowen Children’s Centre east towards BICS and any future development on Lot 1;
  5. That a municipal easement along Mt. Gardner Road is recommended to protect the ecological integrity of the area;
  6. That there is a large tree near Guild Creek (in the proposed Area 3) that should be protected;
  7. That the impact of potential disruptive noise to the Children's Centre, the elementary school, and Crippen Regional Park be considered;
  8. That the use of natural assets be considered regarding ecological protection such as bioswales, soil cells and the creation of a stormwater wetland.

Bowen Island Municipality Transportation Advisory Committee Meeting Minutes, November 28, 2017

Daniel Martin, Island Community Planner re: Lot 1 of the Community Lands Rezoning Application

Draft Official Community Plan Amendment Bylaw No. 432, 2017 and Draft Land Use Bylaw Amendment No. 433, 2017

 

Daniel Martin, Island Community Planner, provided a presentationreport, and referral letter to BIMTAC regarding Lot 1 of the Community Lands Rezoning Application Draft Official Community Plan Amendment Bylaw No. 432, 2017 and Draft Land Use Bylaw Amendment No. 433, 2017. Discussion ensued relevant to:

  • Possible missed opportunity to upgrade the bridge on Carter Road between IPS and the Preschool could be seized when Lot 1 was developed to enable vehicles and pedestrians to share that infrastructure
  • Traffic study was crucial as there were two new developments (Belterra and Lot 1) in the vicinity of three schools
  • Encouraging access to Parcel 1B from Mt. Gardner and Carter Roads could reduce congestion around IPS and the Preschool
  • BIMTAC priority is active transportation and reduced auto dependence
  • Using more community land for residential uses, particularly affordable housing, particularly close to the Cove, would encourage walking, cycling and reduced auto dependence
  • Walking trails from Belterra should be enhanced
  • Questioned the need for such a large area with light industry as the highest priority zoning on Bowen Island, particularly Snug Cove

It was Moved and Seconded
Whereas Area 1 is the closest parcel of Lot 1 of the Community Lands to the Bowen Island Community School and Snug Cove,

In order to reduce vehicle traffic and increase active transportation, the Transportation Advisory Committee recommend that residential uses of Area 1, Lot 1 be maximized in the Official Community Plan Amendment Bylaw No. 432, 2017 and Land Use Bylaw Amendment 433, 2017.   CARRIED UNANIMOUSLY

 It was Moved and Seconded
Whereas Mt. Gardner Road near the Bowen Island Community School is heavily used for overflow and bus parking, and traffic increase will be a result of development of this area,

Therefore it be resolved that the Transportation Advisory Committee recommend that a designated pedestrian and cycling path be included in the planning process of the development of Lot 1 of the Community Lands.                CARRIED UNANIMOUSLY

 It was Moved and Seconded
That the Transportation Advisory Committee recommend that Lot 1 of the Community Lands transportation infrastructure prioritize active modes of transportation including pedestrian and cycling and cycling paths.                                          CARRIED UNANIMOUSLY

Bowen Island Municipality Transportation Advisory Committee Meeting Minutes, February 27, 2018

Lot 1 Rezoning Application RZ-05-2017 (Daniel Martin, Island Community Planner)

 

Daniel Martin, Island Community Planner, provided a referral letter,report and presentation regarding Bylaws No. 432 and 433, 2017 regarding Lot 1 of the Community Lands and he reviewed some of the amendments made by Council at First Reading on February 13, 2018. Discussion included:

  • Concern that bylaw amendments directed by Council had not reflected BIMTACs previous recommendations which regarded:
    • Desire to focus housing closer to the cove and the school so residents can walk and cycle to the Cove;
    • Focus on transportation infrastructure on the property itself - eg Gardner Road: improved pedestrian area on that side;
    • Relationship between transportation costs and a reduction of people's needs for two, or even one cars.

The Committee decided to reiterate the recommendation made to Council at the November 28, 2017 TAC meeting and add an additional clause that would specify a residential zoning preference.

 

It was Moved and Seconded
Whereas Area 1 is the closest parcel of Lot 1 of the Community Lands to the Bowen Island Community School and Snug Cove; and,
Whereas the reduction of vehicle traffic and increase of active transportation is desired,

Therefore it be resolved that the Transportation Advisory Committee recommend that residential uses of Area 1, Lot 1 of the Community Lands be maximized in the Official Community Plan Amendment Bylaw No. 432, 2017 and Land Use Bylaw Amendment No. 433, 2017; and,
That Council consider adding residential as a principal use.

CARRIED
(Scott Slater recused himself due to being a neighbour and stakeholder as Principal of Bowen Island Community School)

 

It was Moved and Seconded
That the Transportation Advisory Committee recommend that parking requirements in Area 1, Lot 1 of the Community Lands be reduced to .5 per unit.                                        

CARRIED UNANIMOUSLY

The minutes from the following meetings have not yet been adopted:

February 26, 2018 Advisory Planning Commission Meeting Agenda
See Item 5.1

March 6, 2018 Parks, Trails and Greenways Advisory Committee Meeting Agenda
See Item 5.1

March 16, 2018 Economic Development Committee Meeting Agenda
See Item 10.1

Other Reports

Last Updated on 2018-06-01 at 8:51 AM

  • Questions?

    Please contact Daniel Martin, Manager of Planning & Development

    604-947-4255

    dmartin@bimbc.ca