Lot 1

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

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

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

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

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

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

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.

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.

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

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