Home , Baynes Sound, Hutt Island

To send correspondence to Mayor and members of Council in relation to this Council agenda, please use the following email address: [email protected]

Mission Statement In carrying out its mandate, Bowen Island Municipality will work towards conducting operations in a way that: • Improves the economic, environmental and social well-being for present and future generations; • Encourages and fosters community involvement; • Enhances the small, friendly, caring character of the community; • Maintains an open, accountable and effective operation; and • Preserves and enhances the unique mix of natural ecosystems and green spaces that Bowen Island possesses.

NOTICE: That a regular meeting of Bowen Island Municipal Council will be held at Municipal Hall, 981 Artisan Lane on Monday, February 26, 2018 at 9:30 AM for the transaction of business listed below.

Tyler Ruggles, Council Clerk

REVISED AGENDA Regular Council Meeting Monday, February 26, 2018

(REVISED TO INLCUDE LATE AND ON-TABLE ITEMS)

Page Timing OPENING OF COUNCIL MEETING 9:30 AM 1 APPROVAL OF AGENDA (5 min)

1.1 Introduction of Late Items

Recommendation: That Council approve the agenda and Late Items agenda (if applicable) for the February 26, 2018 Regular Council meeting.

2 PUBLIC COMMENTS 9:35 AM (15 min) Public Comment is an opportunity for members of the Public to comment regarding items on the agenda or any other comments or issues they may wish to bring to Council’s attention. If you wish to submit any written material to accompany your comments, please ensure it is provided to the Minute-Taker at the same time as you sign up to address Council. All written documentation will then be provided to each Member of Council and will form part of the formal record.

Bowen Island Municipality February 26, 2018 Regular Council Meeting Page 1 of 256

3 CONSENT AGENDA 9:50 AM (5 min) Note: Council members may adopt in one motion all recommendations appearing on the Consent Agenda, or prior to the vote, request an item be removed from the Consent Agenda for debate or discussion, voting in opposition to a recommendation, or declaring a conflict with an item.

Recommendation: That Council approve the items as outlined in the February 26, 2018 Consent Agenda.

START OF CONSENT AGENDA

ADOPTION OF MINUTES

3.1 Minutes of the Special Council meeting held February 5, 2018. 8 - 9

Recommendation: That the minutes of the Special Council meeting held February 5, 2018 be adopted.

3.2 Minutes of the Committee of the Whole meeting held February 13, 2018. 10 - 12

Recommendation: That the minutes of the Committee of the Whole meeting held February 13, 2018 be adopted.

3.3 Minutes of the Regular Council meeting held February 13, 2018. 13 - 21

Recommendation: That the minutes of the Regular Council meeting held February 13, 2018 be adopted.

BYLAWS Nil. STAFF REPORTS

3.4 Jennifer McGowan, Emergency Program Coordinator re: UBCM Strategic 22 - 23 Wildfire Prevention Initiative Funding (FireSmart Planning and Activities Grant Program), dated February 12, 2018.

Recommendation: That Council supports staff applying for a Union of BC Municipalities Strategic Wildfire Prevention Initiative grant to support FireSmart Planning and Activities; and That Council direct staff to provide overall grant management.

Bowen Island Municipality February 26, 2018 Regular Council Meeting Page 2 of 256

3.5 Bonny Brokenshire Manager of Parks & Environment and Shauna 24 - 50 Jennings, Manager of Recreation and Community Services re: Westside PlayScape Shelter report, dated February 16, 2018.

Recommendation: That Council approve the “Westside Playscape Equipment License Agreement Addendum” and the “Collaborative Project Services Agreement for the West Side Playscape Covered Shelter Structure” as attached to the report from the Managers of Parks & Environment and Recreation and Community Services presented at the February 26, 2018 Council meeting; and That the Mayor and Chief Administrative Officer be authorized to execute such Agreements on behalf of Bowen Island Municipality.

REPORTS OF COMMITTEES, COW, COMMISSIONS

3.6 Minutes of the Recreation and Community Services Commission Meeting 51 - 54 held Wednesday, January 31, 2018 (no recommendations for Council's consideration)

3.7 Minutes of the Economic Development Committee Meeting - 16 Feb 55 - 61 2018 Meeting held Friday, February 16, 2018 (no recommendations for Council's consideration)

3.8 Membership non-renewal of Glenn Cormier from the Economic Development Committee, dated January 11, 2018

Recommendation: That Council accept the membership non-renewal from Glenn Cormier on the Economic Development Committee; and That Council direct staff to send a thank you letter acknowledging their service and advertise for a new member of the Economic Development Committee.

3.9 Membership non-renewal of Chris Corrigan from the Economic Development Committee, dated January 12, 2018

Recommendation: That Council accept the membership non-renewal from Chris Corrigan on the Economic Development Committee; and That Council direct staff to send a thank you letter acknowledging their service and advertise for a new member of the Economic Development Committee.

3.10 Resignation of Shana Richmond from the Economic Development Committee (EDC), dated January 22, 2018

Recommendation: That Council accept the resignation of Shana Richmond from the Economic Development Committee (EDC); and That a thank-you letter be sent acknowledging their service.

Bowen Island Municipality February 26, 2018 Regular Council Meeting Page 3 of 256

INFORMATION ITEMS

Recommendation: That Council receive the information as outlined in section 12 of the February 26, 2018 regular Council meeting agenda.

NEW BUSINESS

3.11 Councillor Nicholson re: Community Profile 2018 (EDC), dated February 62 - 75 16, 2018.

Recommendation: That Council approve the Bowen Island Community Profile reviewed at the Economic Development Committee (EDC) meeting of February 16, 2018.

3.12 Kathy Lalonde, Chief Administrative Officer re: Raj Hayre, Chief Financial Officer signing authority.

Recommendation: That Balraj Hayre, Chief Financial Officer, be added as a signing authority for the chequing and investment accounts held at the First Credit Union and for the Municipal Finance Authority.

3.13 Move to a closed meeting

Recommendation: That Council move to a closed meeting immediately following the regular Council meeting to discuss items pursuant to Section 90(1)(a)(i) of the Community Charter: (a) personal information about an identifiable individual who holds or is being considered for a position as an officer, employee or agent of the municipality or another position appointed by the municipality; (i) the receipt of advice that is subject to solicitor-client privilege, including communications necessary for that purpose.

END OF CONSENT AGENDA

4 DELEGATIONS

4.1 Leonard Foster, Professor re: UBC Bee project on Bowen Island 76 - 80 9:55 AM (10 min)

5 BUSINESS ARISING FROM MINUTES Nil. 6 BYLAWS Nil.

Bowen Island Municipality February 26, 2018 Regular Council Meeting Page 4 of 256

7 STAFF REPORTS

7.1 Daniel Martin, Island Community Planner re: Bowen Island Properties 81 - 87 10:05 AM Ltd. Development Variance Permit - Consideration (DVP-10-2017: 889, (10 min) 893, 887, 881 & 875 Russell Lane), dated February 16, 2018.

Recommendation: That Council issue Development Variance Permit DVP-10-2017 to Bowen Island Properties Ltd. for 875, 881, 887, 889, & 893 Russel Lane, legally described as: Lot 1, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-830; Lot 2, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-848; Lot 3, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-856; Lot 4, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-864; and Lot 5, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-872.

a. PowerPoint Presentation 88 - 94

7.2 Emma Chow, Island Community Planner 1 re: Laurin MacDonald 95 - 113 10:15 AM Development Variance Permit - Introduction (DVP-09-2017: 1225 (10 min) Scarborough Road), dated February 16, 2018.

Recommendation: That Council reject Development Variance Permit DVP-09-2017 for the variance of front setback for 1225 Scarborough Rd, legally described as all that part of Lot 23 lying to the west of a straight line bisecting the north and south boundaries of said lot, DL 1553, Plan 1948, PID 014-191- 695.

a. PowerPoint Presentation 114 - 122

7.3 Daniel Martin, Island Community Planner re: Planning department 123 - 129 10:25 AM priorities, dated February 5, 2018. (20 min) (report revised)

Recommendation: That Council provide prioritization of strategic priorities to Planning Staff.

a. PowerPoint Presentation 130 - 132

8 CORRESPONDENCE Nil. 9 REPORTS OF COMMITTEES, COW, COMMISSIONS (dealt with under the Consent Agenda) 10 NEW BUSINESS

10.1 Councillor Mason re: Update on Transportation Plan and budget 10:45 AM considerations. (5 min)

Bowen Island Municipality February 26, 2018 Regular Council Meeting Page 5 of 256

10.2 Metro Vancouver Director, Councillor Nicholson re: Update to Council on 10:50 AM Metro Vancouver business (verbal report) (5 min)

a. Metro Vancouver MVRD Requisitions - Bowen Island 133

10.3 Islands Trust Municipal Trustees Fast and Morse re: Update to Council on 10:55 AM Islands Trust business (verbal report) (5 min)

a. Trust Council Updates 134 - 135

10.4 Mayor Skeels re: Update on February 20, 2018 meeting with Hon. 11:00 AM Pamela Goldsmith-Jones, M.P. West Vancouver - Sunshine Coast - Sea to (5 min) Sky Country

11 ITEMS REMOVED FROM THE CONSENT AGENDA

12 INFORMATION ITEMS 11:05 AM (5 min) Note to members of the Public: if your correspondence is referenced in this section below and you wish to speak to Council regarding such, you are welcome to appear during our "Public Comment" section near the beginning of this agenda

12.1 Bowen Island Municipality Building Department Statistics, dated January 136 - 137 2018

12.2 David Adams re Bowen Island Health Centre, dated February 14, 2018 138 - 139

12.3 Don Youngson re Surplus Lands Housing, dated February 13, 2018 140 - 227

12.4 Gail Eyssen re Bowen Health Centre, dated February 13, 2018 228

12.5 Oydis Nickle re Food Trucks on Bowen, dated February 13, 2018 229 - 230

12.6 Ellen Macintosh re Ruddy Potato response to food truck discussion, 231 - 234 dated February 13, 2018

12.7 Julie Cree re Artisan Eats response to food trucks on Bowen Island, dated 235 - 237 February 13, 2018

12.8 Robyn Fenton, Acting Executive Director of Bowen Island Resilient 238 - 239 Community Housing Society re Letter of Introduction, dated February 16, 2018

12.9 Hon. Pamela Goldsmith-Jones, M.P. West Vancouver - Sunshine Coast - 240 - 241 Sea to Sky Country re: New Abandoned Boats Program Deadline, dated February 21, 2018

12.10 Mayor Murray Skeels re Follow-up to meeting with Minister Robinson on 242 - 244 December 19, 2017, dated January 19, 2018

12.11 Peter Luckham, Islands Trust Council Chair re Draft 20172018 Pacific 245 - 246 Herring Integrated Fisheries Management Plan, dated February 8, 2018

Bowen Island Municipality February 26, 2018 Regular Council Meeting Page 6 of 256 12.12 Islands Trust Fund Board Report re Report to LTCs and BIM, dated 247 - 249 January 2018

12.13 Janice Brown, Mayor of the Township of Spallumcheen re Adoption of 250 Flexible Ride-Sharing Regulation in BC, dated January 16, 2018

12.14 Janice Brown, Mayor of the Township of Spallumcheen re Cannabis 251 Revenue Sharing, dated January 23, 2018

12.15 Rick Berrigan, Mayor of the Villiage of Chase re Revenue from Cannabis 252 Sales, dated January 18, 2018

12.16 Jim Garlick, Mayor of the District of Coldstream re Prevention of Quagga 253 and Zebra Mussels, dated January 22, 2018

12.17 John Van Laerhoven, Mayor of District of Ken (Agassiz) re Cannabis Sales 254 - 255 Revenue Sharing, dated January 16, 2018

12.18 Brock Macdonald, CEO of the Recycling Council of BC re Annual Zero 256 Waste Conference 2018, dated January 26, 2018

13 QUESTION PERIOD 11:10 AM (10 min) 14 ADJOURNMENT 11:20 AM

Bowen Island Municipality February 26, 2018 Regular Council Meeting Page 7 of 256 Special Council Meeting February 5, 2018

DRAFT BOWEN ISLAND MUNICIPALITY A video recording of this meeting may be viewed at the following link: Watch Video

Minutes of the Special Meeting of Bowen Island Municipal Council held Monday, February 5, 2018 at 1:15 PM at Municipal Hall, 981 Artisan Lane, Bowen Island, B.C.

COUNCIL IN ATTENDANCE Mayor Murray Skeels Councillor Gary Ander Councillor Sue Ellen Fast Councillor Melanie Mason Councillor Alison Morse Councillor Maureen Nicholson

REGRETS Councillor Michael Kaile

STAFF IN ATTENDANCE Kathy Lalonde, Chief Administrative Officer Tyler Ruggles, Council Clerk (Minute Taker) Raj Hayre, Chief Financial Officer Daniel Martin, Island Community Planner Shayle Duffield, Deputy Financial Officer

OTHERS IN ATTENDANCE Michael Emmott, Avison Young (Realty) 0 Members of the Public (* denotes partial attendance)

OPENING OF COUNCIL The Mayor called the meeting to order at 1:17 PM. MEETING

APPROVAL OF AGENDA It was Moved and Seconded RES#18-28 That Council approve the agenda for the February 5, 2018 Special Council meeting. CARRIED UNANIMOUSLY

Page 1 of 2 Page 8 of 256 Special Council Meeting February 5, 2018

CORRESPONDENCE Chris Plagnol, Corporate Metro Director Nicholson presented context relating to Council Officer Metro Vancouver re: providing consent for the removal of Abbotsford Parks from the Consent to Metro Vancouver Metro Parks System. Discussion ensued. Regional Parks Service Amendment Bylaw No. 1255, dated January 26, 2018

RES#18-29 It was Moved and Seconded That Council of Bowen Island Municipality approves adoption of Metro Vancouver Regional District Regional Parks Service Amending Bylaw No. 1255, 2017 by providing consent on behalf of the electors. CARRIED UNANIMOUSLY

NEW BUSINESS

Move to a closed meeting. It was Moved and Seconded RES#18-30 That Council move to a closed meeting immediately following the regular Council meeting to discuss items pursuant to Section 90(1)(e) of the Community Charter: (e) the acquisition, disposition or expropriation of land or improvements, if the council considers that disclosure could reasonably be expected to harm the interests of the municipality. CARRIED UNANIMOUSLY

ADJOURNMENT By unanimous consent, the meeting adjourned at 1:22 PM.

Certified Correct:

______Murray Skeels, Tyler Ruggles, Mayor Council Clerk

Page 2 of 2 Page 9 of 256 Committee of the Whole Meeting February 13, 2018

DRAFT BOWEN ISLAND MUNICIPALITY A video recording of this meeting may be viewed at the following link: Watch Video

Minutes of the Committee of the Whole meeting of Bowen Island Municipal Council held Tuesday, February 13, 2018 at 1:00 PM at Municipal Hall, 981 Artisan Lane, Bowen Island, B.C.

COUNCIL IN ATTENDANCE Mayor Murray Skeels Councillor Gary Ander Councillor Sue Ellen Fast Councillor Melanie Mason Councillor Alison Morse Councillor Maureen Nicholson

REGRETS Councillor Michael Kaile

STAFF IN ATTENDANCE Kathy Lalonde, Chief Administrative Officer Tyler Ruggles, Council Clerk (Minute Taker) Daniel Martin, Island Community Planner

OTHERS IN ATTENDANCE The Public* (1 members of the public) (* denotes partial attendance)

OPENING OF COMMITTEE OF The Mayor called the meeting to order at 1:05 PM. THE WHOLE MEETING

APPROVAL OF AGENDA It was Moved and Seconded RES#18-34 That Council approve the agenda for the February 13, 2018 Committee of the Whole meeting. CARRIED UNANIMOUSLY

BYLAWS Daniel Martin, Island The Island Community Planner presented, via PowerPoint Community Planner re: Lot 1 Presentation, a review of proposed amendments to Bylaw Nos. 432 Rezoning (Community Lands) and 433. Discussion ensued.

RES#18-35 It was Moved and Seconded That Council direct staff to remove, from the draft bylaw No. 433, the application to the Agricultural Land Commission for Area 4 and to amend the Land Use Bylaw No. 432 to include the rezoning of Area 4 as RSE. CARRIED Councillor Fast and Mason in Opposition

Page 1 of 3 Page 10 of 256 Committee of the Whole Meeting February 13, 2018

RES#18-36 It was Moved and Seconded That Council direct staff to amend bylaw No. 433 by increasing the maximum unit size to 140 sq. m. (~1,500 sq. ft.), and add a maximum average unit size of 115 sq. m. (1,200 sq. ft.) to allow some variety in unit size while maintaining the goal of promoting small units; and Remove detached dwelling as a permitted building and reduce the lot coverage permitted to 30% to encourage additional clustering of units. CARRIED UNANIMOUSLY

RES#18-37 It was Moved and Seconded That Council direct staff to amend bylaw No. 433 by removing detached dwelling as a permitted building and reduce the lot coverage permitted to 30% to encourage additional clustering of units. CARRIED UNANIMOUSLY

RES#18-38 It was Moved and Seconded That Council direct staff to amend bylaw No. 433 by changing the required setbacks to reduce the setback from Carter Road and increase the setback from the south lot line. CARRIED UNANIMOUSLY

RES#18-39 It was Moved and Seconded That Council direct staff to amend bylaw No 433 to reduce the size of any primary building to 1000 sq. m. CARRIED UNANIMOUSLY

RES#18-40 It was Moved and Seconded That Council direct staff to reduce the size of Area 1 to allow for a larger buffer area for Terminal Creek and the Terminal Creek Trail. CARRIED UNANIMOUSLY

RES#18-41 It was Moved and Seconded That Council direct staff to amend Bylaw No. 433 to amend the Development Permit Guidelines in relation to the APC comments. CARRIED Councillor Fast in Opposition

RES#18-42 It was Moved and Seconded That Council direct staff to hold a meeting at a suitable venue and time for Island contractors and others interested in light industrial zoning of Lot 1. CARRIED UNANIMOUSLY

RES#18-43 It was Moved and Seconded That Council direct staff to prepare a comprehensive community engagement program that is designed to be open, accessible and inviting to the community. (Locations and times that are convenient to the community, i.e. farmers market, BICS, Family Place, Ferry). CARRIED UNANIMOUSLY

Page 2 of 3 Page 11 of 256 Committee of the Whole Meeting February 13, 2018

RES#18-44 It was Moved and Seconded That Council direct staff to prepare an easy to read education sheet that provides background information on our community lands as well a website page dedicated to providing up to date information on community land initiatives. CARRIED UNANIMOUSLY

RES#18-45 It was Moved and Seconded That Council direct staff to compile a comprehensive mapping package to provide basic baseline information for Lot 1, i.e. Aerial photography, environmental mapping, topography, creeks, watercourses and trails, produce paper copies and post it to the Municipal website. CARRIED UNANIMOUSLY

RES#18-46 It was Moved and Seconded That Council request that the Mayor’s Standing Committee for Community Lands provide proposed next steps to Council on the phasing of the disposition of the land and how the land is proposed to be sold (i.e. one large lot, subdivided, strata). CARRIED UNANIMOUSLY

RES#18-47 It was Moved and Seconded That Council direct staff to have a future discussion about general services included in lot 1. CARRIED UNANIMOUSLY

ADJOURNMENT By unanimous consent, the meeting adjourned at 4:03 PM.

Certified Correct:

______Murray Skeels, Tyler Ruggles, Mayor Council Clerk

Page 3 of 3 Page 12 of 256 Regular Council Meeting February 13, 2018

DRAFT BOWEN ISLAND MUNICIPALITY A video recording of this meeting may be viewed at the following link: Watch Video

Minutes of the Regular Meeting of Bowen Island Municipal Council held Tuesday, February 13, 2018 at 7:15 PM at Municipal Hall, 981 Artisan Lane, Bowen Island, BC

COUNCIL IN ATTENDANCE Mayor Murray Skeels Councillor Gary Ander Councillor Sue Ellen Fast Councillor Melanie Mason Councillor Alison Morse Councillor Maureen Nicholson

REGRETS Councillor Michael Kaile

STAFF IN ATTENDANCE Kathy Lalonde, Chief Administrative Officer Tyler Ruggles, Council Clerk (Minute Taker) Daniel Martin, Island Community Planner* Raj Hayre, Chief Financial Officer* Ian Thompson, Fire Chief* Aaron Hanen, Deputy Fire Chief* Bonny Brokenshire, Manager of Parks & Environment, Senior Bylaw Officer*

OTHERS IN ATTENDANCE Approximately 25 Members of the Public*

(* denotes partial attendance)

OPENING OF COUNCIL The Mayor called the meeting to order at 7:15 PM. MEETING

APPROVAL OF AGENDA It was Moved and Seconded RES#18-48 That Council approve the agenda and Late Items agenda, as amended, for the February 13, 2018 regular Council meeting. • Item 4.1 b. - Chris Farah re Health Centre, dated February 12, 2018 • Item 4.1 c. - Georgina Farah re Community Health Centre, dated February 13, 2018 • Item 4.1 d. - Graham Ritchie on behalf of the board of Snug Cove House Society re Health Care Centre, dated February 12, 2018 • Item 4.1 e. - Isabel Otter and Neil Boyd re Health Care Centre, dated February 11, 2018

Page 1 of 9 Page 13 of 256 Regular Council Meeting February 13, 2018

• Item 4.1 f. - James Glave re Health Services Centre Proposal, dated February 11, 2018 • Item 4.1 g. - Renate Williams re Community Health Centre, dated February 13, 2018 • Item 4.1 h. - Stephen J. Kiraly, MD, FRCPC re Bowen Island Medical Clinic, dated February 10, 2018 • Item 4.1 i. - Terence McKeown and Lisa Avery re Health Centre, dated February 10, 2018 • Item 4.1 j. - Bowen Island Health Centre Foundation re Letter to Council dated February 12, 2018 • Item 4.1 k. – Bowen Island Health Centre Society PowerPoint Presentation • Item 6.2 f. – Bowen Island Children's Centre re Bylaws 432 and 433, dated February 9, 2018 • Item 6.2 g. – David Hocking re Bylaws 432 and 433, dated February 12, 2018 • Item 6.2 h. – Isabel Otter re Lot 1, dated February 11, 2018 • Item 6.2 i. – Matt Blackwood MD re Heath Centre, dated February 10, 2018 (misfiled - should have been with item 4.1) • Item 6.2 j. – Neil Boyd, LL.M. re Lot 1 Rezoning, dated February 11, 2018 • Item 6.2 k. – Robyn Fenton, Architect AIBC re Rezoning of Lot 1, dated February 13, 2018 • Item 6.2 l. - Donald Youngson re Lot 1 • Item 10.1 a. - Kathy Lalonde, Chief Administrative Officer re: Staff Comments regarding Legalizing cannabis, dated February 12, 2018 • Item 12.20 - Glenn Cormier re: Request for Council support for Cannabis license application to Liquor Control and Licensing Board, dated February 13, 2018 CARRIED UNANIMOUSLY

PUBLIC COMMENTS Mr. Gary Anderson Mr. Anderson requested clarification on the Islands Trust budget and the benefits to Bowen Island. Islands Trust Trustees Morse responded.

Mr. Peter Taggart Mr. Taggart requested Council clarify their position on composting on Bowen Island. Mayor Skeels committed to providing a response.

Ms. Anne Franc du Ferrier Ms. Franc du Ferrier read a letter in opposition to logging Crown Lands on Bowen Island.

Mr. Glenn Cormier Mr. Cormier read a letter requesting Council's support for obtaining a license to sell cannabis, once legal, a requirement of a Liquor Control Licensing Branch (LCLB) application.

Ms. Susan Swift Ms. Swift encouraged mixed-use and to provide the Public a comprehensive plan on how Council will manage the Community Lands. Page 2 of 9 Page 14 of 256 Regular Council Meeting February 13, 2018

Mr. Brent O'Malley Mr. O'Malley provided suggestions on the process and management for the rezoning of Community Lands.

CONSENT AGENDA It was Moved and Seconded RES#18-49 That Council approve the items as outlined in the February 13, 2018 Consent Agenda. CARRIED UNANIMOUSLY

START OF CONSENT AGENDA

ADOPTION OF MINUTES

Minutes of the Regular That the minutes of the Regular Council meeting held January 22, Council meeting held January 2018 be adopted. 22, 2018. RES#18-50

Minutes of the Committee of That the minutes of the Committee of the Whole meeting held the Whole meeting of Bowen January 22, 2018 be adopted. Island Municipal Council held Monday, January 22, 2018. RES#18-51

STAFF REPORTS

Bonny Brokenshire, Senior That Council approve the application made by Bowen Children’s Bylaw Services Officer re: Centre for an exemption to Noise Control Bylaw No. 108, 2004 for a Noise Exemption Application fundraiser event to be held at the Bowen Island Legion, 1265 for Bowen Children's Centre Scarborough Rd. between 8:00pm and 12:00am February 17, 2018. Fundraiser, dated February 2, 2018 RES#18-52

Daniel Martin, Island That Council direct staff to prepare a Trail Easement over 1580 Community Planner re: 1580 Evergreen Lane, legally described as Lot 3 District Lots 492 and 1545 Evergreen Lane Covenant Group 1 New Westminster District Plan BCP40743 and present the Amendment (Applicant: Trail Easement with the proposed Covenant Amendment at a future Peter Williamson) Council Meeting. RES#18-53

Daniel Martin, Island That Council authorize the Mayor and Corporate Officer to execute Community Planner re:1428 the Covenant Amendment attached to the staff report dated January Eagle Cliff Covenant 26, 2018 for 1428 Eagle Cliff Road legally described as Lot 1 District Amendment (Applicant: Lot 1552 Group 1 New Westminster District Plan BCP41244. Ernest Poulin) RES#18-54

Page 3 of 9 Page 15 of 256 Regular Council Meeting February 13, 2018

REPORTS OF COMMITTEES, COW, COMMISSIONS

Minutes of the (Note: Chief Administrative Officer and Public Works Manager will Transportation Advisory meet with the Chair of the Hood Point Householder's Society in mid- Committee Meeting held March 2018, to discuss further) Tuesday, January 9, 2018

Minutes of the Economic (no recommendations for Council's consideration) Development Committee Meeting held Friday, January 12, 2018

Minutes of the Advisory (no recommendations for Council's consideration) Planning Commission Meeting held Monday, January 15, 2018

Advisory Planning That Council accept the term expiration from David McCullum from Commission Term Expiration the Advisory Planning Commission; and - David McCullum That Council direct staff to send a thank you letter acknowledging his RES#18-55 service and advertise for a new member of the Advisory Planning Commission.

Minutes of the Parks, Trails That Council direct staff to work with The Bowen Reggio Group on the and Greenways Advisory proposed Bowen Children's Centre Trail Project as outlined in the Committee Meeting held report presented at the January 8, 2018 regular Council meeting. Tuesday, January 16, 2018 RES#18-56

Minutes of the Emergency (no recommendations for Council's consideration) Program Management Committee Meeting held Wednesday, January 17, 2018

Shayle Duffield, Human That Council adopt the Volunteer Fire Department Personnel Policy. Resources Manager re: Bowen Island Fire Department Personnel Policy, dated January 18, 2018 RES#18-57

Minutes of the Emergency That Council direct the Firehall Facilities Steering Committee to Program Executive consult with the Emergency Program Executive Committee regarding Committee Meeting held planning for the construction of the Emergency Operations Centre; Tuesday, January 30, 2018 and RES#18-58 That Council direct staff to schedule a joint meeting between the two committees at the appropriate time.

Page 4 of 9 Page 16 of 256 Regular Council Meeting February 13, 2018

Minutes of the Fire Hall (no recommendations for Council's consideration) Facilities Steering Committee Meeting held Wednesday, January 31, 2018

CORRESPONDENCE

Bowen Island Library Board That the request from Cynthia Nicholson, Bowen Island Library Board Chair re: Cove Commons and Chair, regarding re-designating 12-hour parking be referred to the Parking durations on Cardena Bowen Island Transportation Advisory Commission, Public Works Road, dated January 25, Manager, Senior Bylaw Officer and the Island Community Planner 1 2018. for comment, in the context of Cardena Road upgrades. RES#18-59

INFORMATION ITEMS RES#18-60 That Council receive the information as outlined in section 12 of the February 13, 2018 regular Council meeting agenda.

NEW BUSINESS

Mayor Murray Skeels re: That Council approve the Island Plan 2018. Island Plan 2018 RES#18-61

END OF CONSENT AGENDA

DELEGATIONS Tim Rhodes, Chair, Bowen Bowen Island Health Centre Foundation Chair, Mr. Tim Rhodes, Vice- Island Health Centre Society Chair Ms. Colleen O'Neil and Director Ms. Sheree Johnson presented, re: Request for Health Care via PowerPoint presentation, requesting the Municipality lease a Centre on Lot 3. portion of Lot 3 (Community Lands) for a Health Care Centre. Discussion ensued.

RES#18-62 It was Moved and Seconded That Council agrees, in principle, a portion of Lot 3 of the Community Lands being allocated for a Health Care Centre; and That Council direct staff to report back at a future meeting on this proposal. CARRIED UNANIMOUSLY

BUSINESS ARISING FROM

MINUTES Councillor Nicholson re: Councillor Nicholson provided Council an update on the planned Housing Speaker Program Housing Speaker Program. Discussion ensued. Update

Page 5 of 9 Page 17 of 256 Regular Council Meeting February 13, 2018

BYLAWS Daniel Martin, Island The Island Community Planner presented, via PowerPoint Community Planner re: Presentation, a review of proposed amendments to Bylaw Nos. 439 Grafton Lake Lands: Next and 440. Discussion ensued. Steps, dated February 5, 2018

RES#18-63 It was Moved and Seconded 1.That Council rescind Third and Second Reading of Bylaw No. 439, 2017 cited as “Bowen Island Municipality Official Community Plan Amendment Bylaw No. 439, 2017”; 2.That Council rescind Third and Second Reading of Bylaw No. 440, 2017 cited as “Bowen Island Municipality Land Use Bylaw No. 57, 2002 Amendment Bylaw No. 440, 2017”; 3.That Bylaw No. 439, 2017 be read a second time, as amended; 4.That Bylaw No. 440, 2017 be read a second time, as amended; and 5.That Council direct staff to schedule a Public Hearing for Bylaws No. 439 & 440, 2017. CARRIED UNANIMOUSLY

Daniel Martin, Island The Island Community Planner presented, via PowerPoint Community Planner re: Bylaw Presentation, a review of proposed amendments to Bylaw Nos. 432 Nos. 432 & 433 (Community and 433. Discussion ensued. Lands Lot 1) 1st reading, dated February 5, 2018

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

Page 6 of 9 Page 18 of 256 Regular Council Meeting February 13, 2018

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

STAFF REPORTS (dealt with under the Consent Agenda)

CORRESPONDENCE Financial Planning Islands Trust Trustee Morse presented the Islands Trust request to Committee, Islands Trust re: amend the Municipal Tax Requisition Calculation. Discussion ensued. Trust Council Policy 7.2.VI Municipal Tax Requisition Calculation, dated November 15, 2017.

RES#18-66 It was Moved and Seconded That Council advise the Islands Trust they have no objection to the amendment to Policy 7.2. VI. CARRIED UNANIMOUSLY

REPORTS OF COMMITTEES, (dealt with under the Consent Agenda) COW, COMMISSIONS

Page 7 of 9 Page 19 of 256 Regular Council Meeting February 13, 2018

NEW BUSINESS Councillors Fast and The Chief Administrative Officer provided staff comments. Councillor Nicholson re: Bill Buholzer, Fast presented a summary of how changing legislation for the Local Government legalization of cannabis could affect Local Government. Discussion Leadership Association, ensued. Legalizing cannabis: Policy issues for local elected officials, dated February 2, 2018

RES#18-67 It was Moved and Seconded That Council direct staff to identify and assess the options available to the municipality for responding to the potential community impacts of the legalization of non-medical cannabis. CARRIED UNANIMOUSLY

Metro Vancouver Director, Councillor Nicholson updated Council on recent Metro Vancouver Councillor Nicholson re: business. Discussion ensued. Update to Council on Metro Vancouver business (verbal report)

Islands Trust Municipal Islands Trust Municipal Trustees Fast and Morse updated Council on Trustees Fast and Morse re: recent Islands Trust business. Discussion ensued. Update to Council on Islands Trust business (verbal report)

ITEMS REMOVED FROM THE

CONSENT AGENDA Kathy Lalonde, Chief Councillor Morse requested clarification and amendments to items in Administrative Officer re: the Climate Action Advisory Committee Terms of Reference. Environment and Climate Discussion ensued. Action Advisory Committee Terms of Reference On-Island Composting – Next Steps, dated January 19, 2018

RES#18-68 It was Moved and Seconded That Council adopt the terms of reference as amended for the Environment and Climate Action Advisory Committee (ECAAC). CARRIED Councillor Morse in Opposition

Page 8 of 9 Page 20 of 256 Regular Council Meeting February 13, 2018

RES#18-69 It was Moved and Seconded That Councillors Fast and Nicholson be appointed to the ECAAC; and That Council not proceed with an on-island compost facility feasibility study at this time; and That Council return the grant of $10,000 to the Knick Knack Nook to fund a feasibility study for on-island composting with sincere gratitude. CARRIED UNANIMOUSLY

QUESTION PERIOD Nil.

ADJOURNMENT By unanimous consent, the meeting adjourned at 10:06 PM.

Certified Correct:

______Murray Skeels, Tyler Ruggles, Mayor Council Clerk

Page 9 of 9 Page 21 of 256 180213 Regular Council On-Table Item 10.4

To: Mayor Skeels and Council

From: Jennifer McGowan, Emergency Program Coordinator

Date: February 12, 2018 Meeting Date: February 13, 2018

Subject: Union of BC Municipalities Strategic Wildfire Prevention Initiative funding - FireSmart Planning and Activities Grant Program

RECOMMENDATION That Council indicate their support for proposed activities and willingness to provide overall grant management.

Council supports staff applying for a Union of BC Municipalities Strategic Wildfire Prevention Initiative grant to support FireSmart Planning and Activities and is willing to provide overall grant management in order to receive this funding.

PURPOSE To secure $10,000 in grant funding to undertake FireSmart planning and activities, including education and debris disposal for private landowners within the Municipality, as well as conducting site visits and FireSmart assessments for public lands and buildings.

BACKGROUND The Strategic Wildfire Prevention Initiative (SWPI) is a suite of funding programs administered by UBCM and managed through the Strategic Wildfire Prevention Working Group. Since 2004, the initiative has supported communities to mitigate risk from wildfire in the wildland urban interface. BIM’s grant application falls under the 2018 SWPI FireSmart Planning & Activities grant program, which can contribute up to 100% of the cost of eligible activities to a maximum of $10,000. The deadline to apply is February 23rd, 2018.

The general goal of FireSmart is to encourage communities and citizens to adopt and conduct FireSmart practices to mitigate the negative impacts of wildfire to assets on community and private property. Research has shown that communities that implement FireSmart principles have a greater chance of survival during wildfire.

APPLICATION REQUIRED CONTENTS Among other requirements, local government council must pass a resolution indicating support for the proposed activities and a willingness to provide overall grant management in order to receive the funding.

Page 1 of 2 UBCM SWPI - FireSmart Planning and Activities Grant Program February 13, 2018 Page 22 of 256 FINANCIAL IMPLICATIONS There are no financial implications, other than a potential cost savings.

Attachments and References: http://www.ubcm.ca/assets/Funding~Programs/LGPS/SWPI/Applications2018/swpi-2018- fireSmart-planning-program-guide.pdf

SUBMITTED BY: ______Jennifer McGowan EPC

REVIEWED/APPROVED BY: ______Kathy Lalonde Chief Administrative Officer

DEPARTMENTAL REVIEW:

Fire & Emergency ☒ Finance ☒ Administration ☒

Page 23 of 256

To: Mayor Skeels and Council

From: Bonny Brokenshire, Manager of Parks and Environment & Shauna Jennings, Manager of Recreation and Community Services

Date: February 16, 2018 Meeting Date: February 26, 2018

Subject: West Side Playscape Covered Shelter Structure

RECOMMENDATIONS That Council approve the “Westside Playscape Equipment License Agreement Addendum” and the “Collaborative Project Services Agreement for the West Side Playscape Covered Shelter Structure” as attached to the report from the Managers of Parks & Environment and Recreation and Community Services presented at the February 26, 2018 Council meeting; and

That the Mayor and Chief Administrative Officer be authorized to execute such Agreements on behalf of Bowen Island Municipality.

PURPOSE Staff is recommending that the Collaborative Projects Services Agreement between BIM and the West Side Playscape Group (WSPG) for a Covered Shelter Structure (CPSA-CSS) (Attachment 1), and the West Side Playscape License Agreement Addendum (LAA) between Bowen Island Municipality (BIM) and the property owner of the Arbutus Ridge development lands (Attachment 2), be executed so the construction of the proposed covered shelter can ensue.

BACKGROUND At its February 27, 2017 meeting, Council passed Resolution # 17-064 which approved the West Side Playscape Equipment Licence Agreement and the Collaborative Project Services Agreement for the four playscape apparatus and authorized the Mayor and Chief Administrative Officer to execute the Agreements.

Over the last year, the WSPG has made significant progress. The four approved playscape apparatus are near completion. Figure 1 depicts the playscape’s climbing structure. A low balance beam, whale drum and mud kitchen have also been constructed.

1 Page 24 of 256

Figure 1. Climbing structure at West Side Playscape

PLAYSCAPE ADDITION - COVERED SHELTER STRUCTURE Drawings of a proposed covered shelter were drafted by Greg Cormier and reviewed and approved by L.C. Tourand, Professional Engineer (Attachment 1 – Schedule A). A proposed covered shelter, with dimensions of 4.9 m X 6.7 m (16 ft X 22 ft), could be constructed within the defined boundaries of the West Side Playscape (Attachment 1 – Schedule B).

The shelter would be an asset to the park, enhancing the usability of the open space.

The WSPG has assembled a competent group of people and locally sourced construction material. Pre- fabrication of the structure would be carried out at West Vancouver Secondary by Greg Cormier and his students in the Youth Train in the Trades – Carpentry Level 1. Milled timber from Bowen Island would be used in the construction.

Once the building application has been completed and the building permit issued, forms would be built, and the foundation pad would be poured. The shelter would subsequently be constructed.

The estimated value of the structure is $7,000.

Timeline • Forms construction and concrete foundation poured – March or April 2018 • Shelter construction – May or June 2018

FINANCIAL IMPLICATIONS Costs associated with the potential covered shelter structure include:

2 Page 25 of 256

• Legal vetting of agreements1 - $250 (Parks & Environment budget) • Application and Building Permit fee - up to $300 • Contribution to the covered shelter construction costs - $500 (Parks and Environment budget) • Parks and Environment staff time to assist with the construction • Ongoing costs associated with staff time to maintain aesthetics and the playground structures

COMMUNICATION STRATEGY Communication between BIM, the property owner and the WSPG will continue to be a focus as this project proceeds.

BIM will also communicate the progress of the Playscape’s development to the community through the communication dissemination network.

SUMMARY Staff is recommending that the LAA and the CPSA – CSS be executed so that construction of a covered shelter structure at the West Side Playscape can commence in the Spring of 2018.

Attachments 1. Draft Collaborative Projects Services Agreement for Covered Shelter Structure 2. License Agreement Addendum for Covered Shelter Structure

Reference Documents Playscape Equipment License Agreement signed March 21, 2017 Collaborative Projects Services Agreement for Playscape Apparatus signed April 4, 2017

SUBMITTED BY: ______Bonny Brokenshire Manager of Parks and Environment

______Shauna Jennings Manager of Recreation and Community Services

REVIEWED/APPROVED BY: ______Kathy Lalonde Chief Administrative Officer

1 The proposed covered shelter agreements have been legally vetted. 3 Page 26 of 256

Collaborative Projects Services Agreement – Covered Shelter Structure

THIS AGREEMENT made the ______day of ______2016

BETWEEN:

BOWEN ISLAND MUNICIPALITY 981 Artisan Lane Bowen Island, BC V0N 1G2

(“BIM”)

AND:

WEST SIDE PLAYSCAPE GROUP (WSPG) • Nick Mitchell 946 Mutiny Lane Bowen Island, BC V0N 1G2 • Kerry Watts 1603 While Sails Drive Bowen Island, BC V0N 1G2 • Matthew Redekopp 1211 Miller Road Bowen Island, BC V0N 1G1

(“WSPG”)

WHEREAS the parties have initiated and pursued discussions with BIM regarding the proposed construction of a covered shelter structure on the Arbutus Ridge Development, legally described as District Lot 1545, Group 1, New Westminster District Except Portions in Explanatory Plan 3489, Plan 13464 and Plan BCP33065 (the “Project”);

AND WHEREAS BIM has agreed to support the Project;

Page 27 of 256 -2-

AND WHEREAS the parties now wish to enter into a Collaborative Projects Services Agreement as a record of their roles and responsibilities and the conditions to be established prior to moving forward on further decisions and actions;

NOW THEREFORE, this Collaborative Projects Services Agreement stipulates as follows:

BIM’s ROLE

1. BIM agrees that it is interested in working with the WSPG by executing this Collaborative Projects Services Agreement (CPSA).

2. BIM agrees to review the design drawings, including composition of materials that will be used in the construction, of the covered shelter structure prior to authorizing commencement of the Project.

3. BIM agrees to the covered shelter structure being constructed described in Schedule “A” as the Project scope.

4. Following the approval of the design drawings by BIM, any deviations or future improvements or changes involving the covered shelter structure shall be at the discretion of BIM, provided that nothing herein fetters or limits BIM’s discretion.

5. BIM agrees that the area outlined in red on the map attached as Schedule “B” shall be the Project site.

6. BIM will provide insurance for the WSPG and other volunteers while conducting Project related works in and around the Project area as shown on Schedule “B”.

7. Following the completion of the Project as outlined in Schedule “A”, BIM agrees to be responsible for the costs associated with ongoing maintenance, subject to budget approval.

8. BIM agrees to be responsible for permit fees related to the covered shelter structure.

9. BIM agrees to contribute $500 towards the construction of the covered shelter structure to be paid for from the Parks and Environment departmental budget.

Page 28 of 256 -3-

WSPG’S ROLE

10. The WSPG agree that they are interested in working with BIM by executing this Collaborative Projects Services Agreement.

11. The WSPG agree that WSPG shall be responsible to pursue and secure funding for the Project. For certainty, the WSPG shall be solely responsible for all third party costs, including, but not limited to preparation work and construction of the covered shelter structure.

12. The WSPG shall be empowered to seek out funding sources for the design and the Project, provided that no applications for senior government funding or any binding commitments shall be made without the prior written approval of BIM.

OBLIGATIONS OF WSPG

13. The parties agree that BIM shall not have any obligations with respect to the Project other than those obligations outlined in this agreement.

14. Nothing in this agreement shall in any way relieve the WSPG of the obligation to ensure that the development proposal complies with BIM requests.

15. Nothing in this agreement shall in any way relieve the WSPG of the obligation to comply with all provincial regulations e.g. Work Safe BC provisions.

PUBLIC PROCESS

16. The WSPG shall cooperate in developing a mutually acceptable public information process, including disclosure of any agreements.

MUNICIPALITY’S DISCRETION AND LEGAL NATURE OF THIS INSTRUMENT

17. For certainty, nothing herein fetters, limits or restricts BIM’s legislative discretion regarding any approval of the Project or expenditure of public funds.

18. (a) The WSPG specifically agree that this CPSA is not intended to form a binding legal agreement to proceed with the Project, but rather is intended to set out the intentions of the WSPG under which the proposed Project could proceed.

Page 29 of 256 -4-

(b) Nothing herein is intended to authorize the WSPG to act as the agents or representatives of BIM and it shall not attempt to bind BIM in any way or represent that it has authority to bind BIM.

FINANCE

19. For certainty, the WSPG acknowledge and agree that BIM has not approved or committed to any financial contributions towards the Project other than what is outlined in this agreement.

TERM OF AGREEMENT

20. This CPSA shall be in force and effect for a term of one year from the day first written above, provided that it may be extended by mutual agreement and may be cancelled by the WSPG or BIM on 30 days’ notice to the other party.

21. The WSPG and BIM shall act reasonably with each other and act in good faith in an attempt to complete the steps contemplated hereunder towards determining whether to proceed with the Project.

IN WITNESS WHEREOF the Corporate Seal of BIM ) was hereunto affixed in the presence of: ) ) ) ) MAYOR ) ) ) ______) C.A.O.

SIGNED ON BEHALF of WSPG: ) ) ) ) Print Name ) ) ) ______) Print Name ) )

Page 30 of 256 -5-

) ______) Print Name )

Schedule “A” Project Scope – Covered Shelter Structure

Cover Structure Specs: • Min. 20 degree roof slope • 2x10 joists at 16 o/c • 8x16 beams • Min. 2" wide tenons • Min. 3.5" tenon length remaining above/beside dowel (the "meat" of remaining wood past the dowel to resist tension pullout). • Simpson hurricane clips at joist-to-beams, Simpson post connectors at beams-to-posts, and • Simpson footing connectors at post-to-footings. • 10" diameter x 18" high sonotube on 30"x30"x8" pad footing, 4-15M caged vertical reinforcing and 4-15M each way horizontal reinforcing.

Covered Shelter Structure

Page 31 of 256 -6-

Schedule “B” Location of Covered Shelter Structure

Page 32 of 256

LICENCE AGREEMENT ADDENDUM

THIS AGREEMENT is made as of the ____ day of , 2018

BETWEEN:

1071262 BC LTD., INC. NO. 1071262 1200 – 925 West Georgia Street Vancouver, BC V6C 3L2

(the “Owner”)

AND:

BOWEN ISLAND MUNICIPALITY 981 Artisan Lane Bowen Island, B.C. V0N 1G2

(the “Municipality”)

WHEREAS:

A. The Owner is the owner of the lands and premises legally described as follows:

DL 1545, Group 1 New Westminster District Except Portions In Explanatory Plan 3489, Plan 13464 and Plan BCP33065

(the “Owner’s Lands”);

B. The Owner granted to the Municipality a licence dated March 21, 2017 (the “Licence”) to allow for the installation and maintenance of a children’s play park with playscape equipment apparatus on that portion of the Owner’s Lands identified as the Site on Schedule “A” attached thereto, with the works to be generally as shown on Schedule B attached thereto;

C. The Owner has agreed to amend the Licence to allow for the installation and maintenance of a covered shelter structure on the Site , with the additional works to be generally as shown on the attached Schedule B - 1 (the “Covered Shelter Structure”) ;

THEREFORE in consideration of the premises, the terms and conditions herein contained the amount of $1.00 now paid by the Municipality to the Owner and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged by the Owner, the parties agree as follows:

1. Addendum to Grant of Licence. The Owner hereby agrees that the Licence shall be amended to allow for the additional use to design, construct and install the Covered Shelter Structure on the Site in accordance with Schedule B-1 attached hereto which shall be added

Page 33 of 256

Page 2 of 3

to and form part of the Licence and thereafter for the general public to enter, use, peaceably enjoy, go, return, pass and repass along, over and upon the Site and use the Covered Shelter Structure to the same extent as if the Covered Shelter Structure was a municipal recreational facility.

2. All other terms and conditions in the Licence shall remain unchanged and remain binding on the parties hereto.

IN WITNESS WHEREOF the Owner and the Municipality hereto have executed this Licence as of the day first above written.

1071262 BC LTD., INC. NO. 1071262 (the “Owner”)

Authorized Signatory

BOWEN ISLAND MUNICIPALITY

Authorized Signatory

Page 34 of 256 Page 3 of 3

Schedule B -1

Covered Shelter Structure

Covered Shelter Structure Specs:

• Min. 20 degree roof slope • 2x10 joists at 16 o/c • 8x16 beams • Min. 2" wide tenons • Min. 3.5" tenon length remaining above/beside dowel (the "meat" of remaining wood past the dowel to resist tension pullout) • Simpson hurricane clips at joist-to-beams, Simpson post connectors at beams-to-posts, and Simpson footing connectors at post-to-footings • 10" diameter x 18" high sonotube on 30"x 30"x 8" pad footing, 4-15M caged vertical reinforcing and 4-15M each way horizontal reinforcing

Covered Shelter Structure

Page 35 of 256 Page 36 of 256 Page 37 of 256 Page 38 of 256 Page 39 of 256 Page 40 of 256 Page 41 of 256 Page 42 of 256 Page 43 of 256 Page 44 of 256

Collaborative Projects Services Agreement – Covered Shelter Structure

THIS AGREEMENT made the ______day of ______2016

BETWEEN:

BOWEN ISLAND MUNICIPALITY 981 Artisan Lane Bowen Island, BC V0N 1G2

(“BIM”)

AND:

(“WSPG”)

AND WHEREAS BIM has agreed to support the Project;

Page 45 of 256 -2-

NOW THEREFORE, this Collaborative Projects Services Agreement stipulates as follows:

BIM’s ROLE

1. BIM agrees that it is interested in working with the WSPG by executing this Collaborative Projects Services Agreement (CPSA).

3. BIM agrees to the covered shelter structure being constructed described in Schedule “A” as the Project scope.

5. BIM agrees that the area outlined in red on the map attached as Schedule “B” shall be the Project site.

6. BIM will provide insurance for the WSPG and other volunteers while conducting Project related works in and around the Project area as shown on Schedule “B”.

7. Following the completion of the Project as outlined in Schedule “A”, BIM agrees to be responsible for the costs associated with ongoing maintenance, subject to budget approval.

8. BIM agrees to be responsible for permit fees related to the covered shelter structure.

9. BIM agrees to contribute $500 towards the construction of the covered shelter structure to be paid for from the Parks and Environment departmental budget.

Page 46 of 256 -3-

WSPG’S ROLE

10. The WSPG agree that they are interested in working with BIM by executing this Collaborative Projects Services Agreement.

OBLIGATIONS OF WSPG

13. The parties agree that BIM shall not have any obligations with respect to the Project other than those obligations outlined in this agreement.

14. Nothing in this agreement shall in any way relieve the WSPG of the obligation to ensure that the development proposal complies with BIM requests.

15. Nothing in this agreement shall in any way relieve the WSPG of the obligation to comply with all provincial regulations e.g. Work Safe BC provisions.

PUBLIC PROCESS

16. The WSPG shall cooperate in developing a mutually acceptable public information process, including disclosure of any agreements.

MUNICIPALITY’S DISCRETION AND LEGAL NATURE OF THIS INSTRUMENT

17. For certainty, nothing herein fetters, limits or restricts BIM’s legislative discretion regarding any approval of the Project or expenditure of public funds.

Page 47 of 256 -4-

(b) Nothing herein is intended to authorize the WSPG to act as the agents or representatives of BIM and it shall not attempt to bind BIM in any way or represent that it has authority to bind BIM.

FINANCE

19. For certainty, the WSPG acknowledge and agree that BIM has not approved or committed to any financial contributions towards the Project other than what is outlined in this agreement.

TERM OF AGREEMENT

21. The WSPG and BIM shall act reasonably with each other and act in good faith in an attempt to complete the steps contemplated hereunder towards determining whether to proceed with the Project.

IN WITNESS WHEREOF the Corporate Seal of BIM ) was hereunto affixed in the presence of: ) ) ) ) MAYOR ) ) ) ______) C.A.O.

SIGNED ON BEHALF of WSPG: ) ) ) ) Print Name ) ) ) ______) Print Name ) )

Page 48 of 256 -5-

) ______) Print Name )

Schedule “A” Project Scope – Covered Shelter Structure

Covered Shelter Structure

Page 49 of 256 -6-

Schedule “B” Location of Covered Shelter Structure

Page 50 of 256 Recreation and Community Services Commission January 31, 2018 Meeting

DRAFT BOWEN ISLAND MUNICIPALITY

Recreation and Community Services Commission (RCSC) Meeting Watch the Video

Minutes of the Recreation and Community Services Commission Meeting held Wednesday, January 31, 2018 at 5:00 PM at Municipal Hall, 981 Artisan Lane, Bowen Island, B.C.

COMMITTEE IN Catherine Patterson, Chair ATTENDANCE Pam Culver Donna Kreutzer-Jones Craig MacDonald Noah Pryce-Jones Councillor Gary Ander

STAFF IN ATTENDANCE Shauna Jennings, Manager of Recreation and Community Services (Staff Liaison) Stefania Shortt, Committee Clerk

OTHERS IN ATTENDANCE John Stiver, Youth Services Coordinator * Rod Marsh, Skate Park Enthusiast * * denotes partial attendance REGRETS Sonia Usmiani

OPENING OF MEETING The Chair called the meeting to order at 5:07 PM.

APPROVAL OF AGENDA

Introduction of Late Items It was Moved and Seconded That the Recreation and Community Services Commission approve the agenda for the January 31, 2018 meeting. CARRIED UNANIMOUSLY

ADOPTION OF MINUTES

Minutes of the November 8, It was Moved and Seconded 2017 Recreation and That the minutes of the Recreation and Community Services Community Services Commission meeting held January 31, 2018 be adopted. Commission meeting CARRIED UNANIMOUSLY

PUBLIC COMMENTS Nil.

Page 51 of 256 Recreation and Community Services Commission January 31, 2018 Meeting

DELEGATIONS

Skate Park (Rod Marsh and John Stiver, Youth Services Coordinator and Rod Marsh, Skate Park John Stiver) Enthusiast, provided a presentation proposing the construction of a skate park on Bowen Island. Highlights included: • Importance of identifying a permanent location, that it be highly visible, and ideally near the proposed community centre site • Possibility of reserving some land within Lot 2 of the Community Lands (site of the proposed community centre) • Importance of preparing a business case well in advance of possible granting opportunities (The City of Trail was cited as having missed a large grant opportunity because it arose before they were prepared) • Next steps included: Setting up a working group; engaging the community and hosting a professionally facilitated, open meeting: partnering with various experts and stakeholders; and, entering into a Collaborative Services Agreement with the municipality.

It was Moved and Seconded That the Recreation and Community Services Commission endorse the efforts of the group of community members who are working towards the construction of a skate park on Bowen Island. CARRIED UNANIMOUSLY

ELECTIONS AND SCHEDULE

Election of Chair The Commission discussed the possibility of Sonia Usmiani being elected as Chair and decided to defer the vote to the next meeting when she would be in attendance.

Election of Vice Chair It was Moved and Seconded That the Recreation and Community Services Commission elect Noah Pryce-Jones be elected as Vice Chair. CARRIED UNANIMOUSLY

2018 Meeting Schedule It was Moved and Seconded That the Recreation and Community Services Commission resolve that its meetings be held every second Wednesday of the month at 5:00 PM with the exception of February, which will be the third Wednesday (February 21) and August. CARRIED UNANIMOUSLY

ACTION ITEMS

Review of Action Items from The Commission reviewed the RCSC 2018 Work Plan Action Items. the November 8, 2017 Progress on each task was noted by the Manager of Recreation and meeting Community Services. Discussion regarding the proposed community centre included: Page 52 of 256 Recreation and Community Services Commission January 31, 2018 Meeting

• Reports that community members were having a negative response to municipal offices being included in the proposed community centre building • The importance of securing land for future growth: False Creek, West Vancouver and Glen Eagles were all cited as community centres that were too small for the community by the time they were built • Distinguishing between the cost of running an outdoor private pool and indoor public one: The latter required additional services such as, for example, life guarding during all business hours.

Action Items

 Share feedback regarding community members planning to vote no in the community centre borrowing referendum because of the presence of municipal offices with the Community Centre Select Steering Committee (Councillor Ander).

 Ask library about ping pong in front of library (Shauna Jennings).

UPDATES

Council Update: Disc Golf and The Manager of Recreation and Community Services advised that RCSC Work Plan Council had received the 2018 RCSC Workplan for information. She also advised that Council had directed staff to investigate the feasibility of installing a disc golf course on under-used municipal park land.

Youth Services Report Not discussed. December 2017 Youth Services Report November 2017 Youth Services Report

Recreation Programmers' Not discussed. Report Dec2017Jan218 Programmers Report Nov 2017 Programmers Report

NEW BUSINESS

2018 Island Survey Results: The Commission briefly discussed the results of recreation specific Recreation questions in the 2018 Island Survey.

Page 53 of 256 Recreation and Community Services Commission January 31, 2018 Meeting

Community Centre FAQs - Commission members played games that tested their knowledge of Games the answers to the current list of Frequently Asked Questions regarding the proposed community centre project.

NEXT MEETING Wednesday, February 21, 2018 at 5:00 PM

ADJOURNMENT By unanimous consent, the meeting adjourned at 7:10 PM.

Certified Correct:

Catherine Patterson Stefania Shortt Chair Committee Clerk

Page 54 of 256 Economic Development Committee Meeting February 16, 2018

DRAFT BOWEN ISLAND MUNICIPALITY

Economic Development Committee (EDC) Meeting Watch the VideoLINK THIS Minutes of the Economic Development Committee Meeting - 16 Feb 2018 Meeting held Friday, February 16, 2018 at 9:00 AM at Municipal Hall, 981 Artisan Lane, Bowen Island, B.C.

COMMITTEE IN John Parker, Chair ATTENDANCE Robyn Fenton Rod Marsh Jacqueline Massey Michelle Nelson (arrived at 9:46 AM) Barry Pynn Councillor Maureen Nicholson

STAFF IN ATTENDANCE Stefania Shortt, Staff Liaison (Minute Taker)

REGRETS Glenn Cormier Chris Corrigan Shana Richmond

OPENING OF MEETING The Chair called the meeting to order at 9:37 PM.

CHAIR'S REMARKS

Monthly Socials The Chair suggested that Committee members gather socially monthly; members agreed that varying the venue was advisable.

Action Item

 Send email invitation to EDC members for monthly social later in February (Chair Parker).

APPROVAL OF AGENDA

Introduction of Late Items It was Moved and Seconded That the Economic Development Committee approve the agenda and Late Items agenda for the meeting February 16, 2018 meeting. CARRIED UNANIMOUSLY

ADOPTION OF MINUTES

Minutes of the January 12, It was Moved and Seconded 2018 Economic Development That the minutes of the Economic Development Committee meeting Committee held January 12, 2018 be adopted. CARRIED UNANIMOUSLY

PUBLIC COMMENTS Nil Page 55 of 256 Economic Development Committee Meeting February 16, 2018

THANK YOU

Thank you to past Co-Chair, It was Moved and Seconded Chris Corrigan and outgoing That the Economic Development Committee express gratitude and EDC members Glenn Cormier appreciation to leaving members Glenn Cormier, Shana Richmond and Shana Richmond. and, in particular, Chris Corrigan, Co-Chair; and, That they be invited to the February EDC Social. CARRIED UNANIMOUSLY

SCHEDULE

2018 Meeting Schedule: The Committee identified meeting dates for 2018. Results of the Doodle Poll indicated that no change would be preferred.

It was Moved and Seconded That the Economic Development Committee meet on the second or third Friday of the month at 9:30 AM in 2018 excluding August, specified as follows:

• March 16th • April 20th • May 11th • June 8th • July 13th • September 14th • October 12th • November 16th • December 14th

CARRIED UNANIMOUSLY

ACTION ITEMS

Review of Action Items from The Committee reviewed the action items from the previous meeting. the January 12, 2018 EDC All had been completed. Meeting

Review of Action Items from The Committee requested that staff review the action items from 2017 2017 and provide a list of only incomplete tasks for the next EDC meeting.

Action Item

 Review the action items from 2017 and provide the list of incomplete tasks for the EDC meeting on March 16, 2018 (Stef Shortt). Page 56 of 256 Economic Development Committee Meeting February 16, 2018

BUSINESS ARISING FROM

THE MINUTES

2018 Draft Work Plan Jacqueline Massey provided an updated draft of the 2018 EDC Work (Jacqueline Massey) Plan. Discussion ensued relevant to: • Guest Speakers • Chamber of • Differentiating between a Business Summit (engaging with Commerce local business owners - Robyn Fenton to lead the project) and • Subcommittees a Local Economy Summit (educational, invited speakers – • Budget Request Michelle Nelson to lead the project): Decisions were not made regarding dates, but it was generally agreed that a Business Summit in October could inform planning for 2019 • Initiating a program of Economic Development Collaboration Grants which could be modelled on the Innovation Grants Program spearheaded by the Snug Cove Improvements Working Group: Businesses could apply for matching funds to support professional development opportunities

RES#13-5 It was Moved and Seconded That the Economic Development Committee request the following budget from Council as per priorities identified in the 2018 Work Plan: • Business Summit - $4000 • Community Profile - $2000 • Speakers $2,000 • Engage Local Businesses $2,000 • Develop CED Plan $4,000 • Local Economy Summit $4,000 • CED Grants $5,000 • Education and Courses $2,000 • For a total of $25,000. CARRIED UNANIMOUSLY

Draft 2017 Annual Report Stefania Shortt, EDC Staff Liaison, provided a draft 2017 EDC Annual (Stef Shortt, EDC Staff Report. Discussion ensued. Liaison) Action Item

 Send feedback regarding the draft 2017 EDC Annual Report to staff by Friday, February 23, 2018 (All).

2018 Business Summit: Costs Stefania Shortt, EDC Staff Liaison, provided the invoice from the and Postmortem (Stef Shortt, venue and caterers of the 2018 EDC Business Summit. Discussion Staff Liaison) ensued relevant to: • Lodge Invoice

Page 57 of 256 Economic Development Committee Meeting February 16, 2018

• Formally presenting findings to Council, subsequent to discussion of the summit report in March, particularly regarding feedback on business licensing and housing • Emailing attendees report and next steps to confirm that their feedback is being received and implemented • The role that the EDC can and should play as liaison between businesses and Council, and the importance of engagement eg. Business Breakfasts • Identifying actions to implement the ideas generated in the summit break-out groups (eg collaboration grants)

Action Item  Clarify costing summit costing and report back to the Committee (Stef Shortt).

Food Trucks (Councillor Councillor Maureen Nicholson advised that the draft Food Truck Pilot Maureen Nicholson) Project Report had been shared prematurely with the Snug Cove business community. Discussion ensued and it was acknowledged Julie Cree Email re: Food that despite the negative responses to the draft report, the Truck, dated February 13, information contained in the correspondence was useful. It was 2018 decided that engagement between the EDC and Bowen businesses would be improved. Joan Hayes Email re: Food Trucks, dated February 13, Action Items 2018  Draft a letter to Bowen restaurant owners and send to EDC Oydis Nickle Email re: Food members for review. Include information on the Community Trucks, dated February 13, Economic Development Collaboration Grants and an 2018 invitation to a business breakfast and a doodle poll (John Parker, Chair).  Send the email addresses of stakeholders who received the draft pilot project report to staff (Councillor Nicholson). Ellen MacIntosh re: Food  Supplement the snug cove food businesses email list with Trucks, dated February 13, those across the entire island, and other key contacts such as 2018 managers and event planners (Stef Shortt). • Email  Create and distribute a doodle poll for business breakfast • Response dates (Stef Shortt).

Rural Dividend Feedback Councillor Maureen Nicholson advised that the province had (Councillor Maureen launched an engagement program that could result in the eligibility Nicholson) criteria for the Rural Dividend Fund being altered. She further advised (Online feedback until Feb. that work to date regarding such had been on securing an exemption as Bowen Island Municipality was currently ineligible to apply, and 28th, 2018) that the following groups werecurrently targeted for feedback in a structured engagement format:

• Individuals • Organizations • Government Page 58 of 256 Economic Development Committee Meeting February 16, 2018

BIM would also be requesting a formal meeting with Minister Donaldson regarding its eligibility status for this significant funding resource.

SUBCOMMITTEE REPORTS

Business Retention and As none of the subcommittees had met since the January 2018 EDC Expansion Working Group meeting, the Committee discussed reconsidering subcommittee (BRE) structures. Discussion included:

Branding Working Group • Identifying new subcommittees after the three new members were appointed Business Licensing Task Force • Possibly eliminating the Internet Access Task Force and the Business Licensing Task Force Internet Access Task Force • Possibly triking a Tourism Strategy Working Group to work in collaboration with Tourism Bowen Island

• Possibly striking working groups based on action items. The BRE, for example, had been acting as a “catch-all” for the EDC – it was considered that this group could be responsible for making EDC ideas actionable. • Possibly striking aSmart Communities Subcommittee to work towards developing technological growth was suggested. • The goals and work plan of the Branding Working Group would need to be identified, particularly regarding the “brand story” and how it relates to development on Bowen Island.

Action Item

 Discuss the structuring of subcommittees at the March EDC meeting (All).  Consult with the BRE and find out what these members are willing to commit to do (Michelle Nelson).  Email Councillor Kaile regarding the possibility of disbanding the Internet Access Task Force (Stef Shortt).  Create and distribute orientation binders for new EDC members, digitally and hard copy upon request (Stef Shortt).  Review orientation binders at the next EDC meeting and highlight key information at next meeting (Chair).  Provide a refresher on Council needs, municipal process, etc. for EDC members at the March meeting (Stef Shortt).

UPDATES

Province Not discussed.

Tourism Bowen Island Councillor Maureen Nicholson provided an overview of the provincial • Possible taxes that would be levvied from Air B & Bs and allocated to support implementation of tourism initiatives. She noted that this process hadn’t been relevant municipal tax: Link to to Bowen Island due to the four unit regulation, but moving forward, information Page 59 of 256 Economic Development Committee Meeting February 16, 2018

• Possible EDC there could be implementation, and that a fairly extensive plan would Subcommittee need to be developed that involved Tourism Bowen Island. Collaboration with Tourism Bowen Discussion ensued and it was noted that Tourism Bowen Island would be requesting that Council hire staff to take responsibility for running Island its operation.

Bowen Island Arts Council Jacqueline Massey, Executive Director of Bowen Island Arts Council, advised that there would be a soft opening of the Cove Commons on Saturday, February 17, 2018. She further advised that there would be an event celebrating the Cultural Master Plan and the new BIAC story on Thursday, March 1, 2018 from 6:00 – 7:00pm.

She also advised that she had been working with Cheryl McLay, Regional Manager Vancouver Island/Coast Regional Economic Operations, Ministry of Forest, Lands, Natural Resource Operations and Rural Development, regarding an opportunity called Community Resilience through Arts and Culture that would be applied for to support the truth and reconciliation program.

Council Councillor Maureen Nicholson advised that Council had recently: • Approved in principle the allocation of land on Lot 3 (adjacent to the Fire Hall) for the proposed health clinic • Approved the 2018 Island Plan • Resolved to commence a speaker program on housing issues starting on April 1st, 2018 • Given first reading to the Lot 1 rezoning bylaw - major changes included the addition of residential as a secondary use of Area 1 Lot 1 which is the piece slated for light industrial.

Staff Stefania Shortt, EDC Staff Liaison, advised that she had secured a presentation from Stephen Mikicich, Economic Development Manager of the District of West Vancouver, for the March EDC meeting. She further advised that BIM had hired a Chief Financial Officer and was advertising for a Planner 1.

INFORMATION ITEMS

Draft Updated Community Links: Profile (Councillor Nicholson) • Working File: Clean • Working File: Revision Struck

Page 60 of 256 Economic Development Committee Meeting February 16, 2018

Economic Development EDC Terms of Reference Committee Terms of Reference

Story from Hear Workshop (Hollyhock August 24-29, 2018)

CRITIQUE Discussed.

NEXT MEETING Friday, March 16, 2018 at 9:30 AM

ADJOURNMENT

Certified Correct:

John Parker Stefania Shortt Chair Committee Clerk

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To: Mayor and Council, Bowen Island Municipality

From: Councillor Maureen Nicholson

Date: February 16, 2018 Meeting Date: February 26, 2018

Subject: Bowen Island Community Profile, Second Edition

RECOMMENDATION That Council endorse the second edition of the Bowen Island Community Profile and direct staff to coordinate its production with Rethink Canada.

PURPOSE To provide Council with an opportunity to review and provide feedback on the proposed copy for the Community Profile before it proceeds to production.

BACKGROUND The Community Profile is a publication of the Bowen Island Municipality Economic Development Committee, first produced in 2016. Its primary audiences are external: other levels of government, agencies, potential business investors, and potential residents. It is a companion publication to Welcome, Neighbour! A Newcomer’s Guide to Our Island, which is intended for residents.

The second edition reflects data from the 2016 Census. Local resident Heather Prittie provided research and writing services for the update, and Rethink Canada has kindly offered to re-brand and lay out the publication at no cost to the Municipality.

Both the Communications Team and the Economic Development Committee have reviewed the proposed copy and provided feedback that is addressed in the attached documents.

SUBMITTED BY:

{ORIGINAL SIGNED} ------Councillor Maureen Nicholson for the Economic Development Committee

Bowen Island Community Profile, Second Edition Page 1 of 1 February 16, 2018 Page 62 of 256

Community Profile 2018 Last updated February 16, 2018

BOWEN ISLAND COMMUNITY PROFILE

Overview Bowen Island is a natural jewel surrounded by the spectacular beauty of Howe Sound, and an ideal place for those who want to live close to the city—but not in it.
A short ferry ride and a few kilometres from downtown Vancouver, Bowen is home to some 3,700 permanent residents. It’s been a municipality since 1999, and a tight-knit community for decades. Increasingly vibrant, Bowen remains resolutely a sanctuary of nature, peace and safety for Islanders and visitors alike.
A popular place to own a vacation home, Bowen grows by about 1,500 part-time residents in summer, along with thousands of short-term and day visitors. Major attractions? Hiking and walking, kayaking and boating, swimming and picnicking at clean scenic beaches. More and more, new residents and visitors are drawn to the Island’s growing arts, music, artisanal and cul- inary delights. And, as it has been for over a century, Bowen is ever the perfect place for restora- tive retreats from city life.

Setting Bowen sits at the south entrance to Howe Sound, the second-largest island in the sound and the only one with car ferry service. Mount Gardner, the highest of three peaks, attracts hikers by the score with shimmering panoramas of the Salish Sea, Sunshine Coast and Vancouver.
Settled areas consist of over 20 neighbourhoods that, all told, consume only a tiny portion of Bowen’s total area. The remainder is largely Crown land. Snug Cove village is the commercial hub, with restaurants, food and specialty stores, medical offices, pharmacy, public library, post office, museums, credit union, elementary school and other useful amenities. Nearby, Artisan Square is home to artist studios and galleries, boutiques, cafes and more. Wrapping around the village, 242-hectare Crippen Regional Park offers 12.5 kilometres of walking trails through na- ture and history, forest and seaside.
• Geo-position: 49°23’00” latitude, 123°22’00” longitude. • 49.94 sq km or 5,260 hectares total area. • 12 km long and 6 km wide at its widest point. • 37 km of coastline. • Highest peak: Mt. Gardner at 719 m/2,500 ft. • 2nd highest: Mt. Collins at 411 m / 1,350 ft. • 3rd highest: Mt. Apodaca at 360 m / 1,181 ft. • Largest lake: Killarney in Crippen Park. • Other lakes: Grafton, Josephine and Honeymoon. • Numerous wetlands dot the valleys and lower lying areas. • 399 hectares in the southeast are protected as an ecological reserve.

Climate and Weather Overall, Bowen enjoys the same weather as Vancouver—just slightly more rain and a couple of
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degrees cooler on average, thanks to steep mountainsides and its location at the gateway to Howe Sound. The island has two climate zones: Coastal Western Hemlock, and the drier Coastal Douglas Fir zone. July and August are typically hot and dry. • Average annual rainfall: from 150 cm to 180 cm. • Winter temperatures can drop to just below freezing and can climb to about 30⁰C in summer.

Major Visitor Attractions • Exploring in and around Snug Cove. • Hiking Mt. Gardner. • Walking around Killarney Lake and other trails in Crippen Park. • Cycling to westside beaches. • Participating in a theatre, art, music, culture or culinary event. • Kayaking around Bowen and Howe Sound. • Golfing at Bowen’s excellent public 9-hole course. • Boating around Howe Sound, with pleasant harbour at Snug Cove’s marinas.

A Few of Our Annual Events

June Round Bowen Sailboat Race (since 1987)

July Bowen Island Logging Sports Event Canada Day Celebration in the Park, a family event hosted by Bowen Island Community Recrea- tion Round Bowen Kayak Challenge, a gruelling self-propelled race People, Plants & Places Tour, a rare chance to see inside Bowen’s most charming homes and gardens, and meet the interesting Islanders who own them (a biennial event)

August Volunteer Firefighters Annual Dock Dance Dog Days of Summer, a highly entertaining fundraiser for BC Guide Dogs Bowfest, the Island’s community fair, with Run for the Ferry, parade, concerts, games and more

October Applefest, a Thanksgiving Sunday heritage tradition Hallowe’en: Community Trick-or-Treating hosted by Deep Bay neighbourhood, with fireworks by Volunteer Fire Department

December Light Up Bowen: Holiday Kick-off Event in Snug Cove and Artisan Square Community Craft Fairs
The Tourism Bowen Island website includes a community events calendar. See www.tour- ismbowenisland.com.
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Government Bowen Island Municipality (BIM) is governed by a mayor and six councillors, assisted by a chief administrative officer and about 36 full-time equivalent staff. BIM is responsible for all of Bowen Island, Finisterre Island and Hutt Island as well as the land covered by water extending 300 me- tres around these islands from the high-water mark.
The Official Community Plan guides local economic development, environment and natural re- source use, housing, municipal services, parks and trail development, and transportation. BIM is a member of the Metro Vancouver regional government with a seat on its Board of Directors. Bowen is the only Island Municipality in the Islands Trust, with two elected trustees on the Is- lands Trust Council.
See www.bowenislandmunicipality.ca.

PEOPLE AND COMMUNITY “Come for the nature. Stay for the community.” Islanders are passionate about their home, as the unofficial motto implies. They are very proud of its natural beauty, rich heritage, arts scene, volunteerism, reputation for safety—and, perhaps above all, its difference from everyplace else.
Here, “community” is more than a pleasant lifestyle feature. A measure of pioneering spirit is required to live here year-round, a willingness to make do and pitch in. Neighbourly caring that fills the gaps of absent “frills” is what makes it all work. Although older adults still dominate the demographics, more and more young families are drawn by Bowen’s reputation as an outstand- ing, even magical, place to raise children. Community spirit runs deep here, with residents re- porting a higher than average sense of belonging.

(All data from 2016 Census unless otherwise noted.)

Population and Demographics • The 2016 Census counted 3,680 permanent residents on Bowen Island, up by 8.2% over the last five years. • The 8.2% grow rate is a significant increase over the 1.2% rate reported in the 2011 Census. • Bowen’s rate of growth was higher than Metro Vancouver’s rate of 6.5% in the same period, and is one of the highest among similar-sized BC communities—probably due to the Island’s proximity to Vancouver and relative housing affordability. • Since 2011, some 950 residents, or 26% of the total population, are new to Bowen. • 672 people counted in 2011 no longer live on the Island (20%). • Between 2001 and 2016 the total population grew by 24%, compared to 20% growth in all Metro Vancouver over the same period. • The Island’s population, however, remains relatively small, accounting for only 0.0015% of Metro Vancouver’s total population. • If the current five-year growth rate (8.2%) continues, Bowen Island will be home to approxi- mately 5,000 residents by 2031.
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• Bowen Island’s population skews older than the region as a whole with 39% age 60 and older, an increase of 6% in this group since 2011. In Metro Vancouver overall, 29% are age 60 and over. • The median age is 48.7 years, up 2.1 years from age 46.6 in 2011, and almost 8 years older than the median age of 40.9 for the whole region. • The largest population category is age 60 to 64, in which 355 residents account for nearly 10% of the population. • Similar results were posted for the age 50 to 54, 55 to 59, and 65 to 69—with these catego- ries representing from about 8% to 9.5% each of Bowen’s total population. • Just over 68% of adult residents are married or living common law. • Children age 0 to 19 numbered 815 in the 2016 Census, or 22% of the population. While the percentage of children slipped marginally versus the 2011 Census, the absolute number is up slightly and continues to reflect Bowen’s reputation as an attractive place to raise chil- dren. • Of the Island’s 1,145 census families, 580 have children living at home—a jump of 22% com- pared to 2011. • The percentage of those age 25 through 39 remained the same, with a 1% uptick in the age 30 to 34 group. However, there was an average 1.5% drop among the five-year buckets in the Census spanning age 40 to 54. • Although ethnic diversity on Bowen Island has always been low, it is slowly growing. The 2016 Census reports 6.5% of the population are from visible minorities (versus more than 48% in all Metro Vancouver). In 2006, visible minorities were 5.5% of all Bowen Island resi- dents. • In the 2015 “My Health, My Community” study, 82% of Islanders reported feeling a sense of belonging here, versus only 56% in Vancouver.

Education and Income Overall, Bowen Island residents are relatively better educated and earn more income than else- where in Metro Vancouver. • Education rates are high on Bowen Island, with 72% of the population holding a university degree or equivalent, compared to 57.5% in the region. • University graduates here included 525 individuals with graduate and professional de- grees—that’s 17% of the population over 15. • Post-secondary numbers in the 2016 Census also counted 535 graduates or college, diploma and trades and apprenticeship programs, or nearly 18%. • The median annual income for Bowen residents is about $40,000, or about 25% higher than in the region. • Looking strictly at employment income, however, the Metro Vancouver median was 11% higher than on Bowen Island. The difference most likely points to the community’s large percentage of older residents receiving retirement and investment income. • Exactly 11% of the population fall into the low-income bracket, as defined in the Census. In Metro Vancouver, 16.5% are deemed low income.

Housing and Density • The majority of Bowen Island’s 1,915 dwellings are single-detached houses set on compara- tively large lot sizes.
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• About 75% of homes on Bowen are principal residences, a ratio that has remained roughly the same since at least 2001. • Single-detached houses constitute 89% of all occupied private dwellings. • Of new residences built since 2011, just under 99% are owner occupied, while slightly over 1% are renter occupied—evidence that Bowen Island shares the region-wide challenge of a shrinking rental pool. • Just over 50% of island homes were built before 1990, with 550 built before 1980. • The 2016 Census reported an average home value of $942,977 on Bowen Island, or about 6.5% lower than in Metro Vancouver. The median value, $798,877, is less than 1% lower than Metro’s median value, reflecting the Island’s smaller percentage of lower-priced homes. (Comparisons to the very high values of City of Vancouver or North Shore homes, however, continue to show a big discount factor on Bowen.) • 40% of residents report spending more than 30% of income on shelter costs. • Density continues to be very low on Bowen, with 73.4 people per square kilometre com- pared to 854.6 in Metro Vancouver overall and 486.8 in West Vancouver. However, Bowen’s density figure includes its vast tracts of mountainous Crown lands, where housing is not pos- sible.

Occupations and Employment
• 69% of Bowen’s adult population are in the labour pool (both employed and unemployed), compared to less than 66% in Metro Vancouver overall. • Nearly one-third (690) of the 2,100 in the labour pool are self-employed, evenly divided be- tween men and women. In Metro Vancouver as a whole, only 13% are self-employed. • The largest occupational categories are “Management Occupations” and “Education, Law and Social, Community and Government Services”—about 19% for each of these National Occupational Classifications (NOCs). • The next largest group, “Sales and Service Occupations”, accounts for 14% of the Island’s la- bour pool. • In terms of industries, the largest portion (16%) of the labour pool work in Professional, Sci- entific and Technical Services, as defined by the North American Industry Classification Sys- tem (NAICS). • Larger numbers are also reported in Healthcare (12%), Education (10%), Construction (9%), Retail (7%), and Accommodation and Food Services (7%). • 59% of Bowen residents who work commute from the Island to their employment. Over two-thirds of those commute by private vehicle, with about 30% using transit, walking or bi- cycling.

History Kwílakm. That was most likely the original name for the island as a whole, although other names are often cited. It describes the abundance of clams and other food resources that, for centu- ries, attracted Coast Salish peoples to fish, hunt and harvest. Spanish explorers, on their way by in 1791, dubbed it Isla de Apodaca. Then, 70 years later, the British named it in homage to Rear Admiral James Bowen.
Between then and now, Bowen has seen a few major but gradual transitions:
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• Crown Land grants in the 1890s opened up early industrial activity and Bowen’s long-reign- ing cottage era. A few hardy permanent residents, chiefly engaged in fishing, logging and farming, shared the island with clusters of summer people. • Bowen’s destiny as a get-away took off in 1900 when steamship magnate John Cates devel- oped a large resort in and around Snug Cove. In the 1920s, Union Steamship Company took over, attracting thousands of holidayers a day in summer with its “Happy Isle” brand. Few, however, lived on the island year-round. • Bowen’s artistic and literary heritage took form in the 1940s and 50s; several Canadian arts luminaries, such as poet Earle Birney, came here to commune and create. • In 1958, car ferry service ushered in Bowen’s modern future. Growth in full-time residents was minimal before the 1980s, but by the late 1990s demand arose for own local govern- ment. After a successful referendum, Bowen Island Municipality was incorporated in 1999.
Since then, Islanders have been engaged in the challenge of ensuring, despite growth, that Bowen’s best attributes will endure, for residents, visitors and nature itself.

Arts and Culture
Bowen’s arts scene flourishes and is integral to the social fabric of our island community. In a 2016 study conducted by the Bowen Island Arts Council (BIAC), 63% of respondents reported be- ing involved in arts and cultural endeavours, including writing, painting, singing, acting, dancing and designing. A wide spectrum of arts and culture disciplines are represented here: artisans and artists working in a variety of media, musicians, actors, producers, directors, writers, poets, instructors, cinematographers and photographers.
• Through a myriad of programs, BIAC offers all residents an opportunity to experience and ex- plore diverse creative activities. • The Island’s Cultural Master Plan—a bylaw of the Municipality—identifies priorities and strat- egies to advance arts and culture while creating a socially healthier, more liveable commu- nity. • The Cove Commons, a new cultural hub, opened in early 2018 in Snug Cove, adjacent to the historic Public Library building. • The Municipality is moving forward on a Community Centre project. The much-anticipated Centre will provide facilities for arts, recreational and community activities, including a per- formance arts space.

Learning Bowen Island Community School, known as BICS, is part of the West Vancouver School District. BICS provides outstanding learning for children and youth from kindergarten to grade 7. • Most high school students attend West Vancouver’s Rockridge Secondary School, Sentinel or West Van High. (Students travel free on the ferry.) • French Immersion at Pauline Johnson in West Vancouver is an option for middle school. • Island Pacific School, a private day school on Bowen, takes up to 70 grade 6 to 9 students. • Some elementary and high school students attend private schools in West Vancouver. • The Island Discovery Learning Community offers programs focused on child-led learning as well as support for full or part-time home-learning families.
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• Bowen Island Preschool and Bowen Island Montessori Preschool both offer early childhood learning. • Bowen Children’s Centre, home to the Preschool, also provides community daycare and runs the “After School Club.”

Healthcare A 2015 health study found that Islanders rate themselves as considerably healthier than Van- couver residents rated themselves—even though Bowen residents enjoy far few local healthcare services per capita, and virtually no specialized services. To address some of these gaps, an initi- ative to build a Community Health Centre is under way, in early stages.

Services • Two family practitioners serve local patients, with varying schedules. • A family practice clinic in Horseshoe Bay is a nearby option. • A new Community Paramedicine Program was recently launched, with two paramedics shar- ing a four-day per week schedule to provide “Wellness Checks”. These visits are aimed chiefly at helping seniors live longer in their homes, keeping them connected with a primary care physician, and reducing medically unnecessary 911 calls. Patients are referred by their doctor or other community health care provider, and the service is provided at no cost to the pa- tient. • Some Vancouver Coastal Health services are delivered on Bowen, including home care nurses, physiotherapy and occupational therapy. • LifeLabs comes to Bowen twice a week to provide medical testing services. • To connect with other Vancouver Coastal Health primary care programs and services, Is- landers must travel to the Mainland. • A dentist visits the Island on Fridays, and also sees Bowen patients in Horseshoe Bay. • Cates Pharmacy in Snug Cove is a full-service dispensary and offers an array of non-prescrip- tion health care products. • Various private practitioners offer physiotherapy, occupational therapy, massage therapy, counselling, naturopathic and homeopathic care, and other complementary modalities. • The Caring Circle Health Resource Centre provides free information about access to local and regional healthcare services, and caregiving and support resources. Caring Circle also helps residents navigate the health system, and advocates for improved services. • The Health Resource Guide, a comprehensive directory of local and off-island practitioners and support services, can be found at www.caringcircle.ca.

Transportation The ferry plays a vital role in the lives of virtually every Islander and visitor. How to improve transportation options at both ends of that crucial sea link is an ongoing focus. The Municipality is currently developing an Integrated Transportation Master Plan, aimed, among other goals, at better, seamless service to, from and on the Island.
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Transportation services are subject to changes in schedule and operations. Up-to-date infor- mation can be found on the service providers’ websites and the municipal website.

Between Bowen Island and Mainland
• BC Ferries: Makes 16 return runs most days, taking about 100 vehicles and 457 passengers and crew. Fares are round-trip only; tickets are sold in Horseshoe Bay only (and are not col- lected on the Bowen side for the return trip). A preloaded “Experience” fare card offers signif- icant discounts. During the summer, ridership swells with visitors to the Island. • TransLink Bus: Two routes terminate at the Horseshoe Bay ferry terminal, with service to West Vancouver and Downtown Vancouver. • Bowen Express Bus: This service, operated by a Bowen Islander, saves transit passengers con- siderable time and stress by connecting directly with three morning ferry runs and going straight downtown (unlike the TransLink 257 Express, which is routed through West Vancou- ver and Park Royal). Three afternoon runs offer the option of connecting directly to a water taxi, rather than waiting for the ferry. • Water Taxi: Two Islander-owned and -operated companies offer several options. Bowen Land and Sea Taxi (BLAST) operates scheduled routes between Snug Cove and Coal Harbour, the most direct means of travelling downtown. BLAST adds a Granville Island run in the summer between the May and Labour Day long weekends. Cormorant Marine makes a late-night run from Snug Cove to Horseshoe Bay and back every night, enabling residents to work later or attend nighttime events off-island. It’s also available for private hire. • Delivery: Several trucking and courier services give Islanders an array of transport and deliv- ery options to and from the mainland.

On Bowen Island Private vehicles dominate on-island transportation, with a recent uptick in use of scooters, elec- tric bikes and “mini” or electric cars. The other options are: • Community Bus: Two TransLink community shuttle routes take passengers from both the East and West sides to Snug Cove and back, with a timetable tied to the real-time ferry schedule. Passengers just wave it down anywhere along the route. • Hitchhiking: There is a long tradition of hitchhiking on Bowen Island. Riders use designated LIFT pick-up spots—or hitchhike from anywhere at all. • Taxi: An on-island taxi service is operated by BLAST.

Infrastructure

Emergency Services Emergency 911 service and a new Emergency Notification System (BowENS) are available on the Island. Policing is provided by the RCMP; three full-time resident officers are assigned to the Is- land. BC Ambulance service is on call 24 hours a day, while the Fire Department, led by a full- time Fire Chief and Deputy Fire Chief with highly trained volunteers, responds to all emergency calls from two fire halls. The community recently voted to replace the old No. 1 Fire Hall, built in the 1960s, with a new facility.

Roads
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All roads on the Island are single-lane, except ferry-marshalling zones on Trunk Road in Snug Cove. Public roads are maintained by the Municipality. By choice, Bowen has no municipal streetlights. • 70 km paved primary roads. • 60 km paved secondary roads. • 5 km unpaved roads.

Water • About half the population is served by municipally managed water systems. Cove Bay Sys- tem is the largest, serving homes in and around Snug Cove. • Others have private water systems or individual or communal wells. • The Municipality operates 38 km of waterlines. • Conservation is practiced in some systems through metering and rationing from June 1 to September 30.

Sewage • Only the Snug Cove area is served by a municipal sewage system. • Everyone else is required to have an inspected and properly functioning septic system. • An oil-water separator in Snug Cove mitigates the run-off of oils into the ocean.

Waste and Recycling Bowen Island has progressive and well-organized waste management services and practices, and the community has strong values about waste reduction and recycling. • Garbage is collected every other week, with weekly pickup of organic materials. • The Municipality operates BIRD, a community recycling depot, originally established and run by volunteers. • A volunteer-run “re-use-it” store, the Knick Knack Nook, sells eclectic used items cheaply, donating the proceeds to community sustainability projects.

Amenities The Island has all the essentials: grocery and other food and beverage stores, several restau- rants and cafes, post office, credit union, gas station, shops and boutiques, physicians and other healthcare providers, childcare, pharmacy, hair and personal care services, several churches, real estate agents, an indispensable hardware/lumber yard, marinas, notary and insurance ser- vices, pet care and boarding, and a plethora of other skilled trades and services. Information and referrals are easily found in the local Bowen Phone Book and elsewhere online.
In the spring, summer and fall, a Farmers Market run by the Bowen Agricultural Alliance offers local produce and artisanal treats.
Volunteerism is arguably Bowen’s most important “amenity,” making possible an abundance of charitable, arts, social and recreation initiatives. A Community Centre project is currently on the drawing board. However, Islanders have long made creative use of available venues, such as the school gym, church halls, the Legion and others, to present a calendar chock-full of events and classes all year.
Tourism Bowen Island maintains a Community Calendar at its website identifying local events and activities.
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Recreation and Sports Islanders are outdoorsy. They love to walk and hike, making great use of an ever-expanding net- work of trails and greenways—find maps and more at Bowen Trails. They also enjoy an abun- dance of other sport and recreation options: • Bowen Island Community Recreation coordinates seasonal programs of classes, activities and events for all ages, engaging skilled local instructors; mostly held at BICS. • All ages participate in popular outdoor soccer leagues at Bowen’s “outdoor gym” and soccer turf, located at BICS. • Clubs and private classes are also offered for many other sports and fitness pursuits, such as yoga, equestrian, sailing, martial arts and more. • A challenging and picturesque nine-hole public golf course on South Bowen is an important social and recreational resource, attracting residents and visitors. • On the waterfront, Bowen’s two commercial marinas and municipal dock in Snug Cove are popular with area boaters and local residents. • Snug Cove is the ideal starting point for kayaking around Howe Sound, with rentals available from Bowen’s kayak outfitter. • Crippen Park, with its 242 hectares and wide web of trails, offers many delightful destina- tions for walking, sightseeing and quiet contemplation.

Major Community Organizations For a municipality of only 3,700 people, Bowen pulses with community activity of all kinds. A list of community organizations and clubs can be found at www.bowenislandmunicipality.ca/com- munity-links.

Communications Bowen is served by a weekly newspaper, The Bowen Island Undercurrent. Several Bowen-only websites and Facebook sites enable online real time communication and discussion. • Telus provides telephone, television and internet service, and Shaw provides internet and cable services. • Bowen Island Municipality communicates regularly through print and social media. • Free computer and internet access are available at Bowen Island Public Library.

Business and Economic Activities By a wide margin, Bowen Island is a net importer of revenue, with most in the labour force working off-island and others, notably retirees, receiving income from elsewhere. Economy and employment on the island are dominated by home construction, tourism and local services— with construction employing the largest share of the workforce. Other small enterprises and home-based companies are flourishing.

The Bowen Island Brand A municipal initiative is underway to stimulate a more robust on-island economy, capitalizing on Bowen’s strengths in tourism, the arts and education, and potential for creative light industry. To support this work, the Municipality’s Economic Development Committee recently led the de- velopment of an official brand for Bowen Island. The new brand has been well received by both residents and visitors and has, by all reports, contributed to a substantial increase in tourism (see “Tourism,” below), which has benefited island businesses.
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Commercial Areas Snug Cove village is home to most of Bowen’s retail outlets and services, with shops and restau- rants along Trunk Road, and a range of stores and services at Cates Corner. Artisan Square on Cates Hill, a short walk up from Snug Cove, offers an intriguing mixture of work/live artist stu- dios and galleries, eateries, health and fitness studios and small businesses.

Tourism Since the long and storied steamship era began in the early 1900s, Bowen has been the “Happy Isle” for vacationers from around the region—and Islanders continue to extend a friendly wel- come to thousands of tourists each year. Mostly, they come for Bowen’s unspoiled charm and diverse experiences in nature, recreation, arts and culture, heritage and education. The Island resonates with cultural opportunities for visitors: drama, music, and art events, and an appeal- ing collection of boutiques, galleries, along with arts-nurturing restaurants and gathering spots.
Overnight options are diverse. Several retreat centres and small inns, dozens of B&Bs and vaca- tion rentals and, for boaters, two marinas. Recent years have seen a new wave of creative entre- preneurs who are engaged in housing, feeding and entertaining visitors.
In summer, a Visitor Centre in Snug Cove connects new arrivals to Bowen’s best experiences, events and amenities. • The Visitor Centre served 14,071 people in 2017, up by a dramatic 79% over 2016. • In 2017, the Tourism Bowen Island website logged a visitor increase of 124% over site visits in the previous year, while page views tripled during the summer months. • Snug Cove merchants report that 2017 was strong, the best year ever for some.

Economic Data • Home construction continues to dominate the Island economy, growing in 2017 to over $29 million in project value—a 59% increase over 2016 and nearly twice the 2014 total. • 36 new dwellings, including all types, were built in 2017, more than doubling the 2016 count of 17 new homes. • Real estate values have increased markedly in recent years, with the June 2017 Home Price Index (HPI) of $892,100 representing a 42.8% jump over five years, and a 16% rise over the 2016 HPI. • However, the HPI’s rate of increase on Bowen was the lowest among the 25 regional areas covered by the Real Estate Board of Greater Vancouver, including Whistler, Squamish, the Sunshine Coast and other suburban communities. • BC Stats reports that 1,342 businesses are registered on Bowen (including sole proprietor- ships). • Just over 14% of these businesses employ staff, mostly in the 1 to 4 employees category. • Three employers engage 50 to 99 full-time and part-time staff, including the Orchard Recov- ery Centre, the Ruddy Potato Store and Kitchen, and the Municipality.

OPPORTUNITIES

For Businesses New enterprises are welcome. The Official Community Plan and Municipal and Islands Trust pol- icies set out the types of activities and enterprises deemed to advance the Island’s social, envi- ronmental and economic goals. (Heavy industry and chain/box stores are not permitted.)
Page 11 of 13 Page 73 of 256
The business property tax rate is the same as the residential property tax rate.
Enterprises in these categories are particularly encouraged: • Arts, health and wellness. • Education. • Visitor accommodation: small inns, lodges, retreats, B&Bs. • Other hospitality-oriented services. • Services for residents: Islanders are receptive to new services relevant to their needs. • Light industry: Selected light industries are permitted. • Technology and start-ups: Office space is available, and Vancouver’s business centre is an easy ferry or water taxi ride away.

For New Residents Bowen Island offers North America’s most sought-after lifestyle: the ability to spend time in na- ture, and relax and enjoy time with family and community. • Homes in all categories are more affordable than in Vancouver, by as much as 40%. • For children, Bowen is safe and nurturing, with excellent education options and child-fo- cused activities. • For all ages, easy access to nature and recreation, and a caring community, promotes physi- cal and mental wellness. • A highly social community, Bowen is home to dozens of clubs and associations catering to diverse pursuits in the arts, recreation, environment, charity and politics. • Digital technologies are enabling more telecommuting and flex-schedules, easing the trans- portation challenges of living on an island. • Bowen Island Municipality publishes Welcome, Neighbour! A Newcomer Guide to Our Island, offering field-tested advice and tips aimed at helping new residents settle happily into our community.
Useful Links Bowen Island Municipality: www.bowenislandmunicipality.ca Bowen Island Municipality 2016 Census Profile: www.statcan.gc.ca, search for “Bowen Island 2016” Bowen Island Municipality Official Community Plan: www.bowenislandmunicipality.ca/official- community-plan-bylaw-amendments-schedules Public schools: www.westvancouverschools.ca, search for “Bowen Island” Islands Trust: www.islandstrust.bc.ca Metro Vancouver Regional District: www.metrovancouver.org Tourism Bowen Island: www.tourismbowenisland.com
The Bowen Island Community Profile is a living document produced by the Bowen Island Munici- pality Economic Development Committee. Additions, updates and corrections are welcome. Please send to [email protected].
Welcome, Neighbour! A Newcomer Guide to Our Island is also available from the Municipality.
Writer: Heather Prittie, HPA Communications
Page 12 of 13 Page 74 of 256
Editor: Maureen Nicholson, Trelowarren Texts Design: Rethink Canada
© 2018 Bowen Island Municipality
Bowen Island Municipality 981 Artisan Lane Bowen Island BC V0N 1G2 www.bowenislandmunicipality.ca 604-947-4255 [email protected] www.facebook.com/bowenislandmunicipality @BIMunicipality
Page 13 of 13 Page 75 of 256 Page 76 of 256 Improving disease resistance through selective breeding Page 77 of 256 Hygienic Behaviour Page 78 of 256 Testing in the hands of bee breeders • 8 breeders • Field testing & Samples to UBC • Move drones and queens to Bowen • Closed mating on Bowen Island • Re-distribute queens Page 79 of 256 Advantages of Bowen • Small number of cooperative beekeepers • Isolated Page 80 of 256
To: Mayor Skeels and Council
From: Daniel Martin, Manager of Planning & Development
Date: February 16, 2018 Meeting Date: February 26, 2018
Subject: 875, 881, 887, 889, & 893 Russell Lane Bowen Island Properties Lots 1-5 File No. DVP-10-2017
RECOMMENDATION That Council issue Development Variance Permit DVP-10-2017 to Bowen Island Properties Ltd. for 875, 881, 887, 889, & 893 Russel Lane, legally described as: Lot 1, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-830; Lot 2, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-848; Lot 3, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-856; Lot 4, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-864; and Lot 5, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-872
PURPOSE To advise Council of response to notice regarding a Development Variance Permit application to vary the Visibility setback of 4.6 metres(Section 3.30 of the Land Use Bylaw) to reduce the required setback to match the zone specific setback of 1.5 metres.
BACKGROUND Details of this application are set out to Council in the staff report considered by Council at the January 23, 2018 Council Meeting. At that meeting Council passed a resolution authorizing staff to provide public notice for consideration of the application at the February 26, 2018 Council Meeting.
PROPOSED VARIANCE Proposed variance would reduce the required setback in Section 3.30 from 4.6 metres to 1.5 metres, to match the required minimum front yard setback in Area 9a of CD6.
RESPONSES NOTICE Notice was sent to all neighbours of the affected properties, and placed on the municipal website and on the Island Page in the Undercurrent. At time of writing no response have been received.
ALTERNATIVES TO VARIANCE Without the requested variance the applicant could develop these further from the front lot line. In some cases, this could result in reduced building footprint or increase building costs. Page 81 of 256 FINANCIAL IMPLICATIONS This application is not anticipated to have financial implications for the municipality.
COMMUNICATION STRATEGY Should this Development Variance Permit be issued by Council, notice will be included in the Council- in-brief and in Council minutes of the meeting.
ALTERNATIVES Council has the following options available: 1. That Council issue DVP-10-2017; 2. That Council refer the application back to staff for further information; 3. Other options as determined by Council.
Attachments and References: Attachment 1 – Development Variance Permit DVP-10-2017
SUBMITTED BY: Daniel Martin Manager of Planning & Development
REVIEWED/APPROVED BY: Kathy Lalonde Chief Administrative Officer
DEPARTMENTAL REVIEW:
Bylaw Services ☐
Fire & Emergency ☐
Planning ☐
Public Library ☐
Public Works ☐
Recreation & Community Services ☐
Finance ☐
Corporate Services ☐
Page 82 of 256
DEVELOPMENT VARIANCE PERMIT
Permit No. DVP-10-2018 Folio No. ###.#####.### Issued to: Bowen Island Properties Site Addresses: 875, 881, 887, 889, & 893 Russell Lane The lands affected by and subject to this permit are shown on Schedule "A", Location Map, attached hereto, which forms an integral part of this permit, and are legally described as:
Lot 1, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-830; Lot 2, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-848; Lot 3, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-856; Lot 4, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-864; and Lot 5, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-872
LIST OF ATTACHMENTS
 Schedule “A”: Location Map  Schedule “B”: Site Plan  Appendix I: Notice of Permit
AUTHORITY TO ISSUE This Development Variance Permit is issued pursuant to Section 498 of the Local Government Act.
BYLAWS SUPPLEMENTED OR VARIED
“Bowen Island Municipal Land Use Bylaw No. 57, 2002” is varied as follows:
1. Section 3.30 is varied by reducing the minimum setback from the highway from 4.6 metres to 1.5 metres
SPECIAL TERMS AND CONDITIONS
1. No variances other than those specifically set out in this permit are implied or to be construed.
2. If a holder of this permit does not commence the construction with respect to which the Permit was issued within two (2) years after the date of the permit, this permit shall lapse.
3. Development of the lots shall be undertaken only on the land to which this permit is issued in strict accordance with the Site Plan attached hereto as Schedule “B”.
Page 83 of 256 Development Variance Permit DVP-10-2017 page 2
4. All new construction shall be substantially in compliance with Schedule “B”.
GENERAL TERMS AND CONDITIONS
1. This Development Variance Permit is issued pursuant to Section 498 of the Local Government Act.
2. This Development Variance Permit shall not vary the permitted uses or densities of land use in the applicable zoning bylaw nor a flood plain specification designated under Section 524(2) of the Local Government Act.
3. Nothing in this permit shall in any way relieve the developer’s obligation to ensure that the development proposal complies in every way with the statutes, regulations, requirements, covenants, easements, right-of-ways, and licences applicable to the undertaking.
4. Nothing in this permit shall in any way relieve the developer’s obligation to comply with all regulations for construction of structures (including the BC Building Code, BC Plumbing Code and the BC Fire Code) and requirements regarding the provision of on-site services pursuant to the Public Health Act, the Fire Services Act, the Safety Standards Act, and any other provincial statutes.
SECURITY DEPOSIT
1. As a condition of the issuance of this Permit, and pursuant to Section 502 of the Local Government Act, the Municipality is holding the security set out below to ensure that development is carried out in accordance with the terms and conditions of this Permit.
2. Should the holder of this permit:
a) fail to complete the works required to satisfy the conditions contained herein, and/or b) contravene a condition of the permit in such a way as to create an unsafe condition,
3. The Municipality may undertake and complete the works required to satisfy the landscaping conditions, or carry out any construction required to correct an unsafe condition at the cost of the holder of the permit and may apply the security in payment of the costs of the works, with any excess to be returned to the holder of the permit.
4. Security Posted: (a) an irrevocable letter of credit in the amount of: $ N/A . (b) the deposit of the following specified security: $ N/A .
Note: Bowen Island Municipality shall file a notice of this permit in the Land Title Office stating that the land described in the notice is subject to Development Variance Permit Number DVP-10-2017. The notice shall take the form of Appendix I attached hereto.
Page 84 of 256 Development Variance Permit DVP-10-2017 page 3
AUTHORIZING RESOLUTION PASSED BY THE COUNCIL OF BOWEN ISLAND MUNICIPALITY ON THE 26 DAY OF FEBRUARY, 2018.
Chief Administrative Officer
THIS IS NOT A BUILDING PERMIT
Page 85 of 256 Development Variance Permit DVP-10-2017 page 4
SCHEDULE "A" Location Map
875, 881, 887, 889, & 893 Russell Lane. Lot 1, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-830; Lot 2, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-848; Lot 3, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-856; Lot 4, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-864; and Lot 5, DL 1411 Plan BCP36612, Group 1 NWD PID:027-560-872
Page 86 of 256 Development Variance Permit DVP-10-2017 page 5
SCHEDULE "B" Site Plan
Page 87 of 256 MAYOR & COUNCIL Planning Department DVP-10-2017 875-893 Russel Lane
Page 88 of 256 February 26, 2018 LOCATION Page 89 of 256 LAND USE BYLAW Page 90 of 256 LAND USE BYLAW Page 91 of 256 DVP APPLICATION
Reduce ‘Visibility’ setback to 1.5 metres, matching zone specific setback Page 92 of 256 PUBLIC FEEDBACK
No feedback received Page 93 of 256 RECOMMENDATION
That DVP 10-2017 be issued by Council Page 94 of 256
To: Mayor Skeels and Council
From: Emma Chow, Island Community Planner 1, Planning
Date: February 16, 2018 Meeting Date: February 26, 2018
Subject: 1225 Scarborough Rd Laurin & Karen Macdonald All that part of Lot 23 lying to the west of a straight line bisecting the north and south boundaries of said lot, DL 1553, Plan 1948 File No. DVP-09-2017
RECOMMENDATION That Council reject Development Variance Permit DVP-09-2017 for the variance of front setback for 1225 Scarborough Rd, legally described as all that part of Lot 23 lying to the west of a straight line bisecting the north and south boundaries of said lot, DL 1553, Plan 1948, PID 014-191-695.
PURPOSE The purpose of this report is to provide details regarding a Development Variance Permit application to reduce front setback to facilitate a new house.
BACKGROUND The subject property originally had a non-conforming cabin within the front setback. In 2015, the applicant was issued a building permit for interior renovations. In June of 2017, a stop work order was issued for construction of a new house, which was not allowed under the current permit. The original cabin had been demolished and replaced by new construction with an expanded building footprint, including new foundation, framing and walls. Also, the new construction encroaches onto the Miller Rd right-of-way by approximately 0.3 feet.
The subject property also contains two accessory buildings within the front setback. These buildings were the subject of a letter issued by Bylaw Enforcement on November 5, 2004, for siting within a setback without a variance. The applicant has declined to include a variance for the accessory buildings in this application.
Non-Conforming Status A building that conforms with bylaws at time of construction is permitted, even if subsequent bylaw amendments render the building non-conforming. Under the Local Government Act, such a building would be considered a non-conforming structure, also known as having “grandfather” status. Despite the non-conformance, such buildings are legally allowed to continue to exist and may be renovated, as long as the building envelope within the required setback is not expanded and at least 25% of the original structural value above foundations is retained.
Excluding the encroaching portion, the original cabin of the subject property was considered non- conforming due to its siting within a required setback. However, since the buildingPage envelope 95 of 256 was expanded and less than 25% of the original structure remained, the new construction no longer has non-conforming status. Both accessory buildings were built within a required setback and never had non-conforming status (i.e. they are not grandfathered).
Figure 1 – Air Photo - Context
Figure 2 – Original Cabin
Figure 3 – Replacement Construction
Page 96 of 256 DETAILS OF APPLICATION Owner/Applicant: Laurin & Karen Macdonald
Subject Property: 1225 Scarborough Rd
OCP Designation: RS(e) – Rural Residential (0.4 ha)
Zoning: SR2 – Settlement Residential, which permits the proposed detached dwelling use.
This zone allows building up to 7.5 metres of the front property line.
In all zones, buildings must be setback a minimum of 4.6 metres from property lines that abut a highway.
PROPOSED VARIANCE The applicant is requesting to reduce front setback to 0 metres for construction of a new house.
Figure 4 – Site Plan of Proposed Development
ALTERNATIVES TO VARIANCE Alternative siting of proposed development may be possible outside of the required setbacks. However, the application cites topography and cost as reasons against relocating the building site outside of setbacks. Site visit shows a large cleared buildable area that is relatively level for Bowen.
FINANCIAL IMPLICATIONS This application is not anticipated to have financial implications for the municipality. Page 97 of 256 OTHER IMPLICATIONS Encroachments may present liability risks for the Municipality. In addition, the location of this particular encroachment will be needed for planned road improvements. Staff recommends removal of encroachment.
The two accessory buildings may be removed, relocated, or structurally altered so they are less than 2.5 metres in height to bring them into compliance. The applicant told staff that the buildings will be reduced in height in December, however, no such changes have been made at time of writing this report.
Construction of the new house took place without a required building permit. Council’s decision on this application will set a precedent for how such offences will be considered in the future.
COMMUNICATION STRATEGY Notice of Council’s decision on this application will be included in Council Highlights and in Council minutes of the meeting.
CONCLUSION The subject property has an unresolved encroachment on municipal land, and two non-compliant accessory buildings that will not be addressed by this variance application. The lot appears to provide alternative siting that would comply to regulations for both house and accessory buildings. Staff recommend that Council reject this application based on lack of hardship and presence of unresolved non-compliance. If the application is rejected, the framing and walls will need to be removed. Regardless of any variance, the encroaching portion of the framing and walls should be removed.
ALTERNATIVES Council has the following options available: 1. That Council reject Development Variance Permit application DVP-09-2017; 2. That Council authorize staff to give notice that Development Variance Permit application DVP- 09-2017 will be considered by Council on March 26, 2018; 3. That Council refer the application back to staff for further information; 4. Other options as determined by Council.
Attachments and References: Attachment 1 – Draft Development Variance Permit DVP-09-2017 Attachment 2 – Draft notice to neighbours Attachment 3 – Letters of support
SUBMITTED BY: Emma Chow Island Community Planner
REVIEWED/APPROVED BY: Kathy Lalonde Chief Administrative Officer Page 98 of 256
DEPARTMENTAL REVIEW:
Bylaw Services ☒
Fire & Emergency ☒
Planning ☒
Public Library ☐
Public Works ☒
Recreation & Community Services ☐
Finance ☐
Corporate Services ☐
Page 99 of 256
DEVELOPMENT VARIANCE PERMIT
Permit No. DVP‐09‐2017 Folio No. ###.#####.### Issued to: Laurin & Karen MacDonald Site Addresses: 1225 Scarborough Rd The lands affected by and subject to this permit are shown on Schedule "A", Location Map, attached hereto, which forms an integral part of this permit, and are legally described as:
All that part of Lot 23 lying to the west of a straight line bisecting the north and south boundaries of said lot, DL 1553, Plan 1948 P.I.D. 014‐191‐695
LIST OF ATTACHMENTS
 Schedule “A”: Location Map  Schedule “B”: Site Plan  Appendix I: Notice of Permit
AUTHORITY TO ISSUE This Development Variance Permit is issued pursuant to Section 498 of the Local Government Act.
BYLAWS SUPPLEMENTED OR VARIED
“Bowen Island Municipal Land Use Bylaw No. 57, 2002” is varied as follows:
1. Section 4.5.2(1) Setbacks is varied by reducing the minimum setback from the rear (south) lot line from 7.5 metres to the following in accordance with the Site Plan attached hereto as Schedule “B”:
a. 0.0 metres, clear‐to‐sky for the wall of the house
2. Section 3.30 Visibility is varied by reducing the minimum setback from 4.6 metres to the following in accordance with the Site Plan attached hereto as Schedule “B”:
a. 0.0 metres, clear‐to‐sky for the wall of the house
SPECIAL TERMS AND CONDITIONS
1. No variances other than those specifically set out in this permit are implied or to be construed.
Page 100 of 256 Development Variance Permit DVP‐09‐2017 page 2
2. If a holder of this permit does not commence the construction with respect to which the Permit was issued within two (2) years after the date of the permit, this permit shall lapse.
3. Development of the lots shall be undertaken only on the land to which this permit is issued in strict accordance with the Site Plan attached hereto as Schedule “B”.
4. All new construction shall be substantially in compliance with Schedule “B”.
GENERAL TERMS AND CONDITIONS
1. This Development Variance Permit is issued pursuant to Section 498 of the Local Government Act.
2. This Development Variance Permit shall not vary the permitted uses or densities of land use in the applicable zoning bylaw nor a flood plain specification designated under Section 524(2) of the Local Government Act.
3. Nothing in this permit shall in any way relieve the developer’s obligation to ensure that the development proposal complies in every way with the statutes, regulations, requirements, covenants, easements, right‐of‐ways, and licences applicable to the undertaking.
4. Nothing in this permit shall in any way relieve the developer’s obligation to comply with all regulations for construction of structures (including the BC Building Code, BC Plumbing Code and the BC Fire Code) and requirements regarding the provision of on‐site services pursuant to the Public Health Act, the Fire Services Act, the Safety Standards Act, and any other provincial statutes.
SECURITY DEPOSIT
1. As a condition of the issuance of this Permit, and pursuant to Section 502 of the Local Government Act, the Municipality is holding the security set out below to ensure that development is carried out in accordance with the terms and conditions of this Permit.
2. Should the holder of this permit:
a) fail to complete the works required to satisfy the conditions contained herein, and/or b) contravene a condition of the permit in such a way as to create an unsafe condition,
3. The Municipality may undertake and complete the works required to satisfy the landscaping conditions, or carry out any construction required to correct an unsafe condition at the cost of the holder of the permit and may apply the security in payment of the costs of the works, with any excess to be returned to the holder of the permit.
4. Security Posted: (a) an irrevocable letter of credit in the amount of: $ N/A . (b) the deposit of the following specified security: $ N/A .
Page 101 of 256 Development Variance Permit DVP‐09‐2017 page 3
Note: Bowen Island Municipality shall file a notice of this permit in the Land Title Office stating that the land described in the notice is subject to Development Variance Permit Number DVP‐09‐2017. The notice shall take the form of Appendix I attached hereto.
AUTHORIZING RESOLUTION PASSED BY THE COUNCIL OF BOWEN ISLAND MUNICIPALITY ON THE ## DAY OF month, year.
Chief Administrative Officer
THIS IS NOT A BUILDING PERMIT
Page 102 of 256 Development Variance Permit DVP‐09‐2017 page 4
SCHEDULE "A" Location Map
1225 Scarborough Rd, legally described as All that part of Lot 23 lying to the west of a straight line bisecting the north and south boundaries of said lot, DL 1553, Plan 1948
Page 103 of 256 Development Variance Permit DVP‐09‐2017 page 5
SCHEDULE "B" Site Plan
PROPOSED HOUSE
Page 104 of 256 DVP-09-2017 NOTICE DATE Folio No. ###.#####.###
To: Neighbour of 1225 Scarborough Rd
Notice is hereby given pursuant to Sec. 499 of the Local Government Act that Bowen Island Municipal Council will be considering an application for a Development Variance Permit.
PROJECT DESCRIPTION: A Development Variance Permit application has been submitted for 1225 Scarborough Rd (shown on map) to reduce front setback. The variance will enable construction of a new house.
MORE INFORMATION AT MUNICIPAL HALL: The application may be viewed at Municipal Hall between 8:30 AM and 4:30 PM, Monday through Friday (excluding statutory holidays) or on the Municipal website at www.bimbc.ca/planning.
YOUR COMMENTS ARE WELCOME: Written submissions may be delivered to Municipal Hall (contact information below) in person, by mail, by fax, or by email to [email protected]. Submissions may also be made to Mayor and Council at the meeting:
9:30 AM on Monday, February 26, 2018 in Council Chambers, Municipal Hall
To ensure a fair process, submissions cannot be accepted once the meeting has ended.
QUESTIONS? Please contact Emma Chow, Island Community Planner, at 604-947-4255 or by email at [email protected].
Yours truly,
Sandi Laudrum, Building & Planning Clerk
1
Page 105 of 256 Page 106 of 256 Page 107 of 256 Page 108 of 256 Page 109 of 256 Page 110 of 256 Page 111 of 256 Page 112 of 256 Page 113 of 256 MAYOR & COUNCIL Planning Department DVP-09-2017 1225 Scarborough Rd
Page 114 of 256 February 26, 2018 LOCATION Page 115 of 256 BACKGROUND
•Timeline: • 1950s – cabin built • 2002 – LUB adopted • 2000s – sheds built • 2004 – Bylaw letter • 2015 – BP issued • 2017 – Stop Work Page 116 of 256 BACKGROUND Page 117 of 256 BACKGROUND Page 118 of 256 BACKGROUND Page 119 of 256 DVP APPLICATION Page 120 of 256 DVP APPLICATION
Alternative siting available Page 121 of 256
Unresolved non-compliance RECOMMENDATION
That Council reject Development Variance Permit DVP-09-2017 Page 122 of 256
To: Mayor Skeels and Council
From: Daniel Martin, Manager of Planning & Development
Date: February 16, 2018 Meeting Date: February 26, 2018
Subject: Planning Priorities
RECOMMENDATION That Council provide prioritization of strategic priorities to Planning Staff.
PURPOSE To provide Council with priorities for the Planning & Development Department for 2018.
BACKGROUND The Island Plan 2018, adopted at the February 13th Meeting, outlines strategic priorities for the Municipality for the calendar year. For several the priorities the Planning Department will be the key staff resources on the priority. Given current workloads staff are asking for Council direction to assign priorities to the various priorities, and how they tie into existing applications.
DISCUSSION A. Island Plan 2018 The following Island Plan priorities would involve significant Planning time.
1. Priority A2 – Develop a site alteration bylaw Develop a site alteration bylaw that includes development permit guidelines requiring a project impact report prepared by a qualified professional before any alteration of steep or hazardous slopes. 2. Priority A3 – Protect the shoreline Step 2 - Continue work on dock regulation by drafting a bylaw that maps where docks are permitted. Staff are also currently processing a Land Use Bylaw amendment bylaw to the Water General 1 (b) zone. 3. Priority B1 -Sell Some Community Lands o proceed with community consultation to inform an OCP amendment and rezoning of Lot 1 o Update priorities and planning for the remaining Community Lands, including comprehensive planning for Lot 2. 4. Priority B2 Continue to improve municipal procedures and policies o Update Planning-related bylaws. This includes housekeeping amendments to the Land Use Bylaw, complete changes to the Subdivision and Servicing Bylaw, and update Development Procedure and Fees Bylaws. 5. Priority F1 Continue to improve our transportation options o Complete and adopt the Integrated Transportation Master Plan
Page 123 of 256 B. Rezoning Applications Planning staff continue to work processing development applications. Development Permits, Development Variance Permits, and other smaller applications would continue unchanged. A number of current rezoning applications are actively working through Council. Three applications have been presented to Council for introduction but have not yet been brought for consideration of First Reading. These are: • RZ -01-2017 – 730 Buchanan Road; • RZ-02-2017 – 431 Bowen Island Trunk Road; and • RZ-05-2017 – 391 Salal Road Two amendment bylaws have received readings and are nearing completion. These are: • RZ-05-2015 Grafton Lakes; and • RZ-04-2017 – WG1b Zone Amendments
C. Other Council Directions a. Cannabis Report At the February 13th Council Meeting Council directed staff to identify and assess the options available to the municipality for responding to the potential community impacts of the legalization of non- medical cannabis.
Federal legislation is expected as early as July 2018 to legalize the retail of non-medical cannabis. To have municipal regulations in place
b. Lot 3 Medical Clinic At the February 13th Council Meeting Council agreed in principle that a portion of lot 3 of the community lands be allocated for a Health Centre and that staff report back on this proposal. While planning staff are not anticipated to lead that report, planning staff will contribute towards many aspects of the report.
D. Department Resources A posting for a new Planner I recently closed, and staff are creating a short list to start interviews. Once the new Planner is hired and settled there will be more capacity to process applications and work on strategic priorities. Depending on availability of the new Planner, however, this may not be for some time.
FINANCIAL IMPLICATIONS Implementing the various strategic priorities may result in costs to the Municipality. These would be addressed at each stage
Page 124 of 256 CONCLUSION Several Strategic Priorities will take significant Planning staff time, in addition to work on ongoing development applications. Staff ask Council to identify priorities for the Department over the remainder of 2018.
SUBMITTED BY: Daniel Martin Manager, Planning & Development
REVIEWED/APPROVED BY: Kathy Lalonde Chief Administrative Officer
Bylaw Services ☐
Fire & Emergency ☐
Planning ☒
Public Library ☐
Public Works ☐
Recreation & Community Services ☐
Finance ☐
Corporate Services ☐
Page 125 of 256
Item Strategic Underway? Time Immediate Tasks Financial Costs Timeline Priority Commitment Lot 1 Rezoning Yes (B1) Yes (1st High (70 hours • Complete directed consultation; Some consultation Public Reading Feb to complete • Return bylaws for second reading; costs (printing and Hearing 13) third reading) • Conduct Public Hearing meetings) Summer 2018 Phase 2 Dock Yes (A3) No High (40 hours • Consultation on identification of Some consultation Public Bylaw to complete beaches; costs (printing and Hearing Fall first reading) • Draft bylaw for readings meetings). Legal 2018 Review costs Site Yes (A2) No High (35 hours • Draft bylaws; Some consultation Public Alteration/Steep to complete 1st • Consultation with landowners/builders costs (printing and Hearing Fall Slope Bylaw reading) on draft bylaws; meetings). Legal 2018 • Report and bylaw for readings Review costs
Lot 2 Yes (B1) No Medium (50 • Hire Consultant to conduct Cost of consultant Report Comprehensive hours over comprehensive plan for Lot 2 and (>$10,000) completed Planning project) surrounding properties; Summer • Compile relevant background 2018 information; • Work with consultant on engagement plan; • Work with consultant on drafting final report Land Use Bylaw Yes (B2) No Medium (30 • Identify housekeeping items in LUB to Some consultation Draft Housekeeping hours to update/clarify; costs (printing and changes complete 1st • Work with APC on refining items; meetings) completed
Page 126 of 256 reading) • Open house to present proposed Fall 2018 changes • Draft bylaw and report for readings;
Cannabis Report No No Medium (20 • Research changes to legislation and Legal Review costs Federal hours to other community’s approaches; Legislation complete 1st • Draft bylaw and report for readings July 2018 reading) Adopt Yes (F1) Yes Low (15 hours • Finalize Draft text ITMP and present No Draft Integrated to present to Council for adoption complete Transportation report for Spring 2018 Master Plan adoption) Update Yes (B2) No Low (35 hours • Research comparable recent bylaws Legal Review costs Draft Development to adoption) and changes to legislation; changes Procedures • Draft bylaw and report for readings completed Bylaw • Produce educational materials on Fall 2018 new bylaw Update Yes (B2) No Low (35 hours • Research comparable community Legal Review costs Draft Development to adoption) fees and tally current time estimates changes Fees Bylaw for applications completed • Draft bylaw and report for readings Fall 2018 • Subdivision Yes (B2) Yes Low (20 hours • Prepare final draft Bylaw for Council Legal Review costs Draft for Servicing Bylaw to adoption) for readings and adoption Council consideration Spring 2018 Lot 3 Medical No No Low (10 hours • Prepare report for Council on Medical Yes (use of Report by Clinic Report to present Clinic proposal for Lot 3 Planning Spring 2018 report) Consultant to produce report)
Page 127 of 256 Active Planning Applications Report
Report Date Active Applications Count DP DVP CLR RZ OCP BPR SUB TUP BOV CA February 23, 2018 4 3 0 7 3 11 14 0 0 1
Application File No. Civic Address Applicant Weeks In Staff Comments Received Development Permit Applications DP 13 2017 15-Jul-17 431 Bowen Island Trunk Rd Rondy Dike 32 Link to RZ-02-2017 WASP DP for Parking Area. Waiting on Riparian 28-Sep-17 1101 Miller Rd Alan Mill & Jennifer Rosling DP 19 2017 21 Report DP 01 2018 5-Jan-18 410 Salal Rd Jordan McLean 7 WASP DP for new house DP 02 2018 24-Jan-18 484 Sunset Rd Cameron Rolfe 4 WASP DP for Storage Containers Development Variance Permit Applications DVP 09 2017 31-Oct-17 1225 Scarborough Rd Laurin & Karen Macdonald 16 for Council introduction Feb 26 DVP 10 2018 15-Dec-17 Russell Lane Bowen Island Properties 10 For Council consideration Feb 26 Application to vary size of Detached Secondary 10-Jan-18 1160 Cowan Point Dr Alicia Hoppenrath & Colin Kerr DVP 01 2018 6 Suite. Waiting additional information Rezoning Applications RZ 05 2015 13-Nov-15 Grafton Lake Lands John Reed 119 New Public Hearing to be rescheduled in March RZ 06 2016 14-Nov-16 Lot 1 BIM 67 First Reading held Feb 13th - in referrals RZ 01 2017 1-Mar-17 730 Buchanan Road Edward Weismiller & Donna Pringle 51 Introduced to Council Fall 2017. RZ 02 2017 15-Jul-17 431 Bowen Island Trunk Road Rondy Dike 32 Introduced to Council Fall 2017. RZ 03 2017 15-Aug-17 Water General 1(b) BIM 27 New Public Hearing March 12th RZ 05 2017 7-Sep-17 391 Salal Road John Lord 24 Introduced to Council Fall 2017. To allow an additional lot through subdivision. In
Page 128 of 256 17-Oct-17 48 Eagle Tree James Tuer RZ 06 2017 18 internal review Official Community Plan Amendments OCP 02 2015 13-Nov-15 Grafton Lake Lands John Reed 119 Link to RZ-05-2015 OCP 01 2017 14-Nov-16 Lot 1 BIM 67 Link toRZ-06-2016 OCP 02 2017 17-Oct-17 Eagle Tree James Tuer 18 Link to RZ-06-2017
Page 1 of 2 Application File No. Civic Address Applicant Weeks In Staff Comments Received Subdivision Applications SUB 07 2008 26-Nov-08 N/A BI Properties (DL 1551) 482 Subdivision in Cowan Point, under PLR SUB 02 2012 29-Feb-12 N/A BI Properties 312 Subdivision in Cowan Point, under PLR SUB 03 2012 29-Feb-12 N/A BI Properties 312 Subdivision in Cowan Point, under PLR SUB 09 2012 21-Sep-12 N/A Bowen Island Properties Ltd. 283 Subdivision in Cowan Point, under PLR SUB 01 2013 13-Feb-13 N/A Bowen Island Properties Ltd. 262 Subdivision in Cowan Point, under PLR SUB 01 2014 11-Apr-14 1080 Miller Road Snug Cove House Society 202 Snug Cove Housing Subdivision. Under PLR Lot Line Adjustment. Waiting for applicant to 24-Nov-15 974 & 978 Windjammer Allan Daldy SUB 05 2015 117 finalize SUB 04 2016 5-Oct-16 690 Channelview Dr. Benson Family 72 Two lot subdivision. Under PLR SUB 01 2017 25-Apr-17 Lot 57, Parkview Slopes WCD Devel. 43 6 Lot subdivision on Parkview Slopes. Under PLR
SUB 02 2017 8-Jun-17 1724 & 1730 Bowen Bay Rd. Bowen Bay Marina 37 Lot line adjustment to facilitate marina. Waiting for additonal information Arbutus Ridge Development - 12 freehold lots and 12-Jun-17 KEB Phase II Storm Mountain SUB 03 2017 37 2 parent parcels for strata lots. Under Review 4 lot subdivision on Parkview Slopes. Waiting for 13-Jul-17 Parkview Slopes Phase 2 WCD Developments & Moon Valley Holdin SUB 04 2017 32 revised information SUB 05 2017 5-Oct-17 Bowen Bay Road John Reid - Malkin Creek Holdings 20 Phase Two Evergreen Subdivision. Arbutus Ridge Development. Create 2 freehold SUB 06 2017 20-Oct-17 Windjammer Road 1071262 BC Ltd. in trust for KEB II Partners 18 lots, one lot for Cottage Residential, park dedication, and open space. Under PLR Page 129 of 256
Page 2 of 2 MAYOR & COUNCIL Planning Department
Page 130 of 256 Planning Priorities February 26, 2018 Item Island Plan? Underway? Time Commitment Yes (B1) Yes High (70 hours to complete third Lot 1 Rezoning reading) Yes (A3) No High (40 hours to complete first Phase 2 Dock Bylaw reading) Yes (A2) No High (35 hours to complete 1st Site Alt./Steep Slope Bylaw reading) Lot 2 Comprehensive Planning Yes (B1) No Medium (50 hours over project) Yes (B2) No Medium (30 hours to complete 1st LUB Housekeeping reading)
No No Medium (20 hours to complete 1st Cannabis Report reading) Yes (F1) Yes Low (15 hours to present report for Adopt ITMP adoption) DevelopmentPage 131 of 256 Procedures Bylaw Yes (B2) No Low (35 hours to adoption) Development Fees Bylaw Yes (B2) No Low (35 hours to adoption) Subdivision Servicing Bylaw Yes (B2) Yes Low (20 hours to adoption) Lot 3 Medical Clinic Report No No Low (10 hours to present report) Lot 1 Rezoning
Phase 2 Dock Bylaw
Site Alteration/Steep Slope Bylaw
Lot 2 Comprehensive Planning
Land Use Bylaw Housekeeping
Cannabis Report
Adopt Integrated Transportation Master Plan
Update Development Procedures Bylaw Page 132 of 256 Update Development Fees Bylaw
Subdivision Servicing Bylaw
Lot 3 Medical Clinic Report 180226 Regular Council Meeting On-Table Item 10.2 a. Metro Vancouver MVRD Requisitions - Bowen Island - at February 23, 2018
2013 2014 2015 2016 2017 2018 (##)
Affordable Housing $ - $ - $ - $ - $ - $ 3,451 Air Quality 6,839 6,450 6,982 6,545 6,753 7,770 E-911 Telephone Service 7,629 7,529 7,464 7,047 7,035 7,242 General Government 8,145 8,059 6,791 8,349 8,554 8,768 Labour Relations 2,578 1,282 1,400 1,469 1,503 1,538 Regional Emergency Management - - - - 256 265 Regional Parks 60,561 56,876 56,504 53,823 56,490 64,953 Regional Planning 4,114 5,210 5,421 5,327 5,725 4,859 Joint Municipal 98 Total MVRD Tax Requisitions $ 89,964 $ 85,406 $ 84,562 $ 82,560 $ 86,316 $ 98,846
Regional GPS User Fees 476 461 486 440
Total MVRD - Bowen Island $ 89,964 $ 85,416 $ 85,038 $ 83,021 $ 86,802 $ 99,286
(##) Please Note 2018 amounts are based on the October 2018 Provisional Budget and will be updated to reflect the final BC assessment data and account for any budget adjustments prior to final Budget as of March 31, 2018. The final amounts charged to Bowen Island for 2018 will change but the impact would be expected to be minimal. Page 133 of 256 180226 Regular Council
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Feb. 9, 2018
BOWEN ISLAND BUILDING INSPECTIONS OFFICE
Mantis End Statisticx, January, 2018
Permits Issued: NUMBER CONSTRUCTION PERMIT
Type ISSUED VALUE REVENUE Single Family Dwelling 3 5 1,950,000 $l7,403.00 Dwelling (includes secondary suite) 0 $0 $0.00 Two Family Dwelling 0 $0 $000 Detached Secondary Suite 0 $0 $0.00 Secondary Suite 0 $0 $0.00 Renovation I $200,000 $1 386.00 Addition 0 $0 $0.00 Accessory Bldg. 1 $70,000 $796.00 Demolition I $0 SI 5000 Commercial Building 0 $0 $0.00 Retaining Wall 0 $0 $0.00
Foundation — Dwelling 0 $0 $0.00
Other » Plumbing 0 $0 $000 Title Senrelles $50.00
Totals 6 $2,220,000 $20,285.00
Occupancy Certi?cates Issued: 2
Certi?cates of Completion I
Site Inspections: 35
Stop Work Orders 0
Do Not Occupy 0
Fuel Burning Appliances: 3
sexAmsarl Lane,Bowenlslnn? ac VON «:2 blmbc.c2 lol 6047947 4155 fax B04-947—0I93 blm?hnmbcca Page 137 of 256 Tyler Ruggles
From: Bowen Island Municipality Sent: February 14, 2018 3:18 PM To: Tyler Ruggles; BIMBC - Mayor And Council Subject: FW: Bowen Island Health Care Centre
From: David Adams [mailto: ] Sent: Wednesday, February 14, 2018 2:52 PM To: Bowen Island Municipality Cc: Tim Rhodes < >; Colleen O'Neil ; Colleen O'Neil < >; Sheree Johnson < > Subject: Bowen Island Health Care Centre
Dear Mayor, Council, Staff, and Management, I hope the day finds you fantastic.
As a Bowen Island resident, I would like to congratulate you on the passing of last night’s resolution in support of the proposed health centre.
As a healthcare researcher, innovator, and strategist, I know the immense value and cost- effectiveness of investing in prevention, healthcare navigation, and in innovations, such as Group Medical Visits (GMVs). For example, Group Medical Visits have been scientifically tested in an array of primary care settings over the last 10 to 15 years. In their 2013 systematic review and meta-analysis, UBC investigators determined that GMVs for patients with diabetes were found to be effective in terms of reducing HbA1c and that wider implementation of group medical visits for patients with diabetes will have a positive effect on patient outcomes.
In a related systematic review (2012), Edelman et al found that GMVs were associated with a large improvement in Health Related Quality of Life Outcomes (HRQLO). A qualitative study by BC researchers echoed these findings. They discovered that GMVs results in an “increased trust, increased knowledge for the providers and the patients and better patient self- management” as well as “increase satisfaction for patients and providers. Similarly, a qualitative review of the evidence (2006) by Jaber et al found increased… • Patient satisfaction • Quality-of-life • Quality of care indicators • Disease specific knowledge and healthy behaviors • Physician productivity
1 Page 138 of 256 and decreased utilization of some specific health services, specifically emergency department visits, visits to specialists, and hospitalization rates.
At Mobility BC, where I was the Director, our own research and data around GMVs and mental health challenges affirm the successes mentioned above.
My understanding is that the new health centre will have the facilities to accommodate GMVs and other public health innovations. This is fantastic. It will situate Bowen Island at the forefront of community health; and it will help ensure that residents have the best possible care when faced with mental health challenges and chronic diseases.
Once again, congratulations on a successful motion and I whole-heartedly support Municipal funding for the realization of a community health centre on Bowen Island.
If you have any questions or need more information do not hesitate to contact me.
Best, David Adams 604.
2 Page 139 of 256 Tyler Ruggles
From: Don Youngson < > Sent: February 13, 2018 6:48 PM To: BIMBC - Mayor And Council; Melanie Mason (Hotmail) Subject: SURPLUS LANDS Housing Attachments: 171115_Lumby_AHS_Final_Revised_with_Appendices.pdf
Good evening:
I’m sorry I had to leave the meeting. It’s unfortunate that this discussion began as a public information event followed by an open dialogue meeting of the whole. This does not set a good strategy for dealing with the that belongs to all members of our community. Special conditions and procedures need to established when dealing with ANY zoning changes of ANY of the Surplus Lands.
In addition there needs to be a commitment that no further SF lands shall be sold.
This report is useful to better understand the importance of having a broader range of housing types.
Hope this undertaking is derailed until the public have a chance to participate in the Land use planning process be rezoning is undertaken
Regards,
Don
Sent from Yahoo Mail for iPad
1 Page 140 of 256 AFFORDABLE HOUSING STRATEGY Prepared for the Village of Lumby November 2017
Page 141 of 256 Page 142 of 256 Table of Contents
Introduction ...... 1
Context ...... 1 Purpose of the Affordable Housing Strategy ...... 1 Contents and Framework of the Plan ...... 2
Housing Needs, Issues, and Gaps ...... 3 Housing Continuum ...... 3 Demonstrated Need ...... 5 Housing Gaps ...... 5
Proposed Strategic Actions ...... 7
Legislative Context ...... 7 Overarching Values ...... 8 Goals ...... 8 Proposed Strategic Options ...... 9
Proposed Timeline ...... 15
Appendix 1: Housing Needs and Gaps Report
Appendix 2: Consultation Summary Report
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 Page 143 of 256 Introduction
In 2017, the Village of Lumby engaged CitySpaces Consulting to prepare an Affordable Housing Strategy. The purpose of the study is to provide the Village with a better understanding of local housing issues, including an identification of key housing gaps and priority groups facing housing challenges, and to formulate and identify strategies to address housing challenges. Informed by consultations with residents and community stakeholders; the Affordable Housing Strategy outlines how the Village of Lumby will respond to its community's unique housing needs.
Context In 2016, there were 1,833 people living in the Village. Between 2006 and 2016, Lumby has experienced population growth of 12%. There is currently strong demand and a very limited number of homes available to rent or purchase. Throughout the North Okanagan, real estate prices have been rising at a steady rate, with an especially steep escalation between 2015 and 2016.
Although the overall housing affordability in Lumby is better than in other parts of BC and the North Okanagan, housing appears to be unaffordable for many vulnerable groups. This largely reflects the relatively lower incomes for many households in the area relative to other parts of BC. It also reflects a lack of affordable housing options in the community, including affordable rental housing and affordable homeownership opportunities. There are also indications that a recent escalation in real estate prices may be eroding the Lumby area’s historically more affordable real estate market. This trend, if it continues, could threaten affordability in the area for more households, including moderate-income households.
Purpose of the Affordable Housing Strategy An Affordable Housing Strategy defines a local community’s role in addressing local community housing needs, and it outlines strategies and actions to achieve greater housing diversity and affordability. The Strategy is informed by an assessment of local housing market conditions and identified housing challenges and gaps, and outlines tools to address these challenges and gaps. The Strategy also prioritizes housing issues in the community, providing a community with a road map for implementing the proposed actions of this Strategy.
The strategies and actions established in the Affordable Housing Strategy allow the Village to better respond to development applications, to advocate to other levels of government on housing priorities, and to provide a framework to partner with other levels of government, the private sector, and non-profit organizations to facilitate the development of diverse and affordable housing options. The Strategy further aligns with regional housing priorities set in the Official Community Plan and Regional Growth Strategy.
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 1 Page 144 of 256 Contents and Framework of the Plan This Affordable Housing Strategy includes a summary of the research, consultation findings, and recommendations in relation to the housing needs and gaps that are specific to Lumby. The Strategy was informed by an in-depth data analysis and 14 telephone interviews with a range of stakeholders that was used to create a Housing Needs and Gaps Report.
A two-day visit to Lumby by two members of the consulting team followed these activities, in which findings from the Housing Needs and Gaps Report were shared with the community. A public community Open House and a focus group were convened to seek feedback from the community as to the identified housing needs and gaps, as well as to get input on community preferences regarding possible housing actions and priorities. Refer to Appendices 1 and 2 for details of the data analysis and stakeholder consultations.
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 2 Page 145 of 256 Housing Needs, Issues, and Gaps
This section summarizes key housing gaps and priority groups facing housing challenges which were first identified in the Housing Needs and Gaps Report. This section also presents the Housing Continuum, which provides a visual tool for identifying and evaluating housing gaps in a community.
Housing Continuum The Housing Continuum is a visual concept that shows a full range of types and tenures of housing, from seasonal shelters to home ownership. As illustrated on the following page, the Housing Continuum has two purposes: to provide readers with an “at a glance” look at what housing planners use as a basis for analysis, and as a tool to identify gaps in the Lumby area housing market:
• The non-market side of the continuum, the left side, includes emergency shelters, safe houses, and transitional and supportive housing. These represent temporary and less stable housing solutions. On this end of the continuum, the housing forms typically include the greatest level of support service and often require the most public funding.
• Moving along the continuum, there is independent non-market housing for low income families and seniors. Housing build before 1993 had ongoing operational subsidies from the federal government; however, since then, there is no operating subsidy. New non-market housing may receive capital grants, and BC Housing is able to access favourable mortgage financing, which lessens the operating costs of non-market projects.
• Towards the right of the continuum, rent supplements form a bridge across the non-market and market sides, with provincial government assistance provided to lower income seniors and working families who rent market housing.
• The remaining units include rental and ownership housing forms that are available through the private market without any subsidy required.
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 3 Page 146 of 256
The Housing Continuum The
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 4 Page 147 of 256 Demonstrated Need Rapidly rising housing costs have placed pressures on all households in Lumby. The following groups have been identified as experiencing significant challenges finding affordable and suitable housing in the Village. Based on an analysis of data, and informed by community consultation activities, and observations from community stakeholders, the following priority groups have been identified:
• Low- and Moderate-Income Young Adults and Families face challenges in finding appropriate and affordable rental housing and affordable homeownership opportunities.
• Lone-Parent Families tend to earn less income than two-parent households, which makes finding affordable housing especially challenging.
• Low-Income Seniors, including those on fixed incomes, and those with complex care needs, have few independent and supportive living housing options that are accessible, suitable, and affordable to their incomes.
• Persons with Disabilities, including aging seniors, experience significant challenges finding suitable, accessible, and affordable housing.
Housing Gaps In the Lumby area, the predominant form of housing is single-detached and the most common form of tenure is ownership. The lack of rental housing options was a consistent and significant theme that was brought up in multiple consultation activities, as well as evident in available data. Based on the analysis of data, and informed by consultation activities, the following housing gaps have been identified:
• Market Rental Housing would benefit a large number of groups, including single people, young adults, couples, young families, and seniors.
• Affordable Non-Market Rental Housing, provided by a non-profit housing provider, would benefit households that cannot afford to rent or buy housing at a price within 30% of their gross incomes, such as many single-person and lone-parent households, as well as many younger families.
• Affordable Non-Market Independent Seniors Rental Housing, provided by a non-profit housing provider, would benefit many low and moderate-income seniors, many of whom are interested in downsizing from larger homes to more senior-friendly housing.
• Supportive Housing for Seniors, featuring services such as meals, house-keeping, laundry, and activities, would benefit seniors who may not be able to live completely independently but who do not need more complex residential support services, such as medical care.
• Affordable Homeownership Opportunities would benefit many low to moderate-income households that are close to being able to afford homeownership but remain priced out of the housing market. Young adults and families could particularly benefit from affordable homeownership opportunities, allowing them to enter the housing market and begin to build homeowner equity.
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 5 Page 148 of 256 • Accessible Housing Options would enable independent living for seniors and persons with disabilities. Largely driven by the aging population of the area, there is a need for more dwellings for individuals with limited mobility, such as doorways and hallways that are wide enough to adequately fit walkers and wheelchairs.
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 6 Page 149 of 256 Proposed Strategic Actions
This section presents a set of strategic actions that respond to the unique housing needs of Lumby. A brief context is provided for each strategy, as well as a set of specific actions to explore its implementation. Also identified in this section is an overarching vision and goals for housing, which are informed by the previously identified priority group and housing gaps, as well as a description of the legislative context for how municipality can take action to promote housing affordability.
Legislative Context To understand how the Village of Lumby can take actions to promote housing affordability, it is helpful to discuss the legislative context for BC’s local governments. Understanding this context helps to identify both what Lumby is already doing, and what more it can do with the available legislative tools. The Village’s powers in relation to housing are derived from the Community Charter (Charter) and the Local Government Act. Neither the Charter nor the Local Government Act define “affordable housing,” leaving it up to a local governments to determine what rent or purchase level is “affordable," and who has “special needs” for housing.
The Charter provides a municipality:
• Natural person powers, which gives municipalities the flexibility to identify and provide any service that Council considers necessary or desirable;
• Ability to waive/reduce fees and charges when property is owned or held by a charitable, philanthropic, or other non-profit corporation;
• Authority to establish a tax exemption program for an area designated as a “revitalization area”. The program can stipulate the kinds of property eligible, the term of the exemption, and other conditions.
The Local Government Act contains a number of specific provisions related to housing:
• If a local government prepares an Official Community Plan (OCP, it requires the inclusion of housing policies with respect to affordable housing, rental housing, and special needs housing (Section 473);
• Enables an OCP to include policies related to social needs, social well-being, and social development (Section 474);
• Provides flexibility to allow higher density (bonus zoning) in return for the provision of community amenities, including affordable and special needs housing (Section 482);
• Enables a local government to enter into a housing agreement with a land owner regarding the occupancy of the housing units in terms of tenure, classes of person, administration and management of the housing units, rents and lease, and sale or share price. This housing agreement is registered on title, and is binding on future owners (Section 483);
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 7 Page 150 of 256 • Provides authority to impose development cost charges (DCCs) to raise funds to assist in paying capital costs for employee housing related to the operation of resort activities in a resort region.
• Provides authority to waive or reduce a DCC for not-for-profit rental housing, including supportive living housing, as well as for-profit affordable housing.
The Local Government Act also stipulates that the BC Building Code applies to all municipalities:
• Part 9.36 of the BC Building Code applies to “Secondary Suites," which establishes floor area and ceiling heights, fire safety provisions, safe exiting, mechanical systems, and plumbing. The amended code, however, does not apply to existing suites. To deal with this gap in the Code, some municipalities have opted to establish their own framework of “equivalent requirements” for existing suites in the interests of facilitating their legalization.
The Strata Property Act also comes into play in relation to rental housing. • In order for an owner to convert an existing rental building into strata lots, s/he requires approval of the “approving authority”. In reviewing a proposed conversion, the Act specifically allows an approving authority to consider, among other things, “The priority of rental accommodation over privately owned housing in the community.”
Overarching Values • Current and future residents of Lumby should be able to secure safe, appropriate housing that is affordable for their income levels.
• Affordable housing is essential for a community to be socially and economically sustainable. Within its jurisdiction, the Village of Lumby will work towards an inclusive community that facilitates the creation of diverse and appropriate housing options for people of all ages, abilities, and incomes.
Goals • To facilitate and encourage the development of additional affordable market rental housing for families, single people of all ages, and seniors.
• To facilitate and, potentially partner with other entities, to develop additional non-market rental housing that is suitable for low- to moderate-income singles, low- to moderate-income singles young families, lone-parent families, seniors, and people with disabilities.
• To facilitate the development and infill of affordable market rental and homeownership opportunities, particularly suitable for young families.
• To facilitate the development of additional independent living units for seniors, particularly those on fixed incomes.
• To facilitate the development of supportive living units for seniors who want to remain in the community but who can no longer live completely independently.
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 8 Page 151 of 256 Proposed Strategic Options Proposed strategic options are presented in this section in five categories:
1. Policy Measures; 2. Regulatory Measures; 3. Financial Measures and Use of Village Resources; 4. Forming Partnerships; and 5. Awareness and Advocacy. For each category, individual actions are proposed.
1. POLICY MEASURES Clear, consistently applied policies express the Village’s commitment to affordable housing. Developers, non-profit housing providers, and others will look at these policies for guidance when considering new housing developments in Lumby, especially when considering what forms of housing are likely to be supported and encouraged in the community. These policies also provide considerable guidance for municipal staff and Council when applications are being considered.
Lumby adopted its most recent Official Community Plan (OCP) in 2014. Specific goals in the OCP in relation to housing call for the provision of a variety of housing types, tenures, and densities to the meet the diverse needs of the community; the promotion of residential densification in the Village’s downtown core and surrounding lands; and the facilitation of the development of affordable housing in Lumby.
Residential land policies of the Village of Lumby include:
• Diverse Housing Types: The Village encourages a housing mix and a broad range of housing choice throughout the Village, including multiple family housing and affordable housing;
• Mixed Use and Compact Developments: The Village encourages mixed-use commercial and residential uses in and around the downtown, with integrated development that incorporates a variety of housing types, densities, and commercial services in expanding neighbourhoods;
• Intensification of Residential Land Use: The Village encourages an intensification of residential land use and density in the Downtown Core, along major roads and transit routes, and in areas where existing services can accommodate higher densities; and
• Secondary Suites: Secondary suites are identified as an alternative form of affordable rental housing, and the Village encourages the appropriate use of secondary suites within residential neighbourhoods.
OCP policies also indicate the Village will provide financial assistance to affordable housing projects by:
• Development Fee Exemption/Reduction: The Village may exempt or reduce Development Cost Charges, Building Permit fees, and other development fees for non-profit affordable rental housing; and;
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 9 Page 152 of 256 • Use of Village-Owned Land for Affordable Housing at Below-Market Cost: The Village may partner with the non-profit sector on affordable housing projects by identifying surplus Village-owned land which could be used for affordable housing and defer payment for Village-owned lands or making them available at below market rates.
Lumby’s OCP conforms to and was prepared in conjunction with the North Okanagan Regional Growth Strategy (RGS). The RGS acknowledges that compact development is more sustainable, livable, and fiscally responsible than low density sprawl and emphasized the importance of creating compact complete communities that are livable, healthy, safe, and walkable. The RGS also expresses the region’s aspiration to incorporate growth within existing urban areas as much as possible and expand the rural protection boundary only when necessary.
Policies contained in the OCP and RGS are generally very supportive of affordable housing, including both housing delivered from the private market and social housing provided by non-profit housing providers. However, a key challenge for the Village of Lumby has been ensuring that these policies have been implemented consistently when new housing proposals are considered by Council, especially proposals for denser housing types. If there is a mismatch between what is stated as Village policy and the expectation of what Council will approve, this ambiguity could result in a focus by homebuilders and developers on conventional or “safe” forms of development, such as single-detached homes.
At this point, additional policies need not be an immediate priority for the Village, and other actions are identified in subsequent sections as higher priorities for implementation. However, the Village may want to consider an additional policy to broaden financial incentives to develop affordable housing.
▶ Action 1.1 — Property Tax Exemption for Affordable Housing Section 226 of the Community Charter allows Council to enter into agreements with property owners to exempt their property from municipal property value taxes for up to 10 years. While this power is usually used for programs such as downtown revitalization, where properties can apply for tax exemption in exchange for commercial improvements, there is an opportunity to explore the option of implementing a tax exemption OCP policy specific to affordable housing projects.
Property tax exemptions can assist existing non-profit housing providers in Lumby who want to improve and/or expand their properties. When a non-profit housing provider, as the owner of an affordable housing building, wants to make improvements, the municipality can provide a tax exemption up to a certain period to offset the costs of improvements, thereby preventing the improvement costs from affecting tenants.
The Village of Lumby has already utilized property tax exemptions to promote affordable housing in the community, specifically to support the Lumby and District Senior Citizen's Housing Society’s Saddle Mountain Place and Monashee Place housing developments. However, the Village should consider codifying property tax exemption as an official OCP policy, which can clarify the terms and conditions upon which the exemptions can be granted. This would provide more clarity to non-profit housing providers about what types of housing projects would be eligible for property tax exemption. It could
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 10 Page 153 of 256 also make funding proposals for affordable housing more competitive, serving as a signal to funding agencies of municipal support for such projects. As part of the process of considering this policy and expanding the use of property tax exemptions, the Village may want to first study the financial impact of exempting property taxes to providing a better understanding of the impact of such measures on the overall municipal budget.
2. REGULATORY MEASURES Regulatory measures include municipal regulatory and development approval tools (e.g., Zoning Bylaws, Development Permits) to encourage the supply of housing. Effective use of regulatory authority creates housing choice, and can facilitate affordable homeownership and rental housing Lumby residents.
▶ Action 2.1 — Coach Houses Although Lumby has approved secondary suites, secondary suites must be fully contained within the primary building. This means that secondary suites are largely in the form of “basement suites,” which can provide a valuable form of housing which is appropriate for many households, including singles, couples, small families, and seniors. There may be an opportunity to expand upon this regulation to serve other households. Allowing “coach houses” as a secondary suite would allow for slightly larger, ground oriented building forms that can provide appropriate housing for young families with children. This could be permitted on lots that have access to a rear laneway, and could be regulated to establish minimum lot sizes.
As the Village considers implementation of this measure, it may wish to begin with a pilot project in which a limited number of coach houses would be permitted in the Village or in a specific geographic area. This gradual introduction would give the community an opportunity to see how this building form fits into existing residential neighbourhoods, possibly alleviating community concerns about coach houses and potential negative impacts, before the Village considers expanding areas where coach houses are permitted. Design guidelines could also be developed to promote sensitive design features to respect neighbouring properties and to complement and enhance existing neighbourhood character.
▶ Action 2.2 — Development Fees Reduction Consider reducing the application fees for rezoning and building permits for non-profit housing, as well as affordable, innovative market housing proposals. This could include reductions of fees for multi-family units, which could make the development of market rental and strata development more attractive to homebuilders and developers. The goal of this measure is to improve the underlying business case for multi-family housing developments and increase the development of such projects, which would provide significant social benefits by closing a key housing gap in the community. This measure would also send a signal to the development community that the Village is interested in promoting this type of development. The Village has already recently adopted a Delegation Bylaw for Development Permits, which is also supportive of this strategy, by reducing application fees and expediting the application process timeframe.
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 11 Page 154 of 256 ▶ Action 2.3 — Compact Housing Encourage developer/builder initiated compact housing proposals (e.g., lot splitting, backyard infill, freehold townhouses, etc.). This could be achieved by revising zoning bylaws related to minimum lot sizes, increasing outright densities and uses, and expanding permitted housing forms.
The Village is already investigating the potential to permit freehold townhouses, which are non-strata titled property that share common walls, by incorporating components of an inclusionary bylaw into the existing zoning bylaw. This approach could also be employed to permit other diverse housing forms, such as duplexes, triplexes, and other compact ground-oriented housing.
3. FINANCIAL MEASURES AND USE OF VILLAGE RESOURCES The strategic use of Village resources (e.g., land, revenues) has the potential to leverage an increased supply of affordable housing. Municipalities have a range of financial tools that may be used to offer indirect financial incentives. These can be used to improve the financial feasibility of affordable housing development. Although these approaches may result in a short-term loss in revenue, they may produce significant long-term social and economic benefits through promoting the supply of affordable housing. The Village of Lumby should consider the costs and benefits of these approaches.
▶ Action 3.1 — Use of Village-Owned Properties One of the most difficult challenges in increasing the supply of affordable housing is acquiring well located sites to develop. Consideration should be given to strategically using the Village’s land holdings to help meet affordable and special housing needs, specifically in the context of providing land for non- market housing to be developed and operated by a non-profit housing provider.
Providing Village-owned land for affordable housing can reduce the cost to develop an affordable housing project and, therefore, provide a greater number of units. Using Village-owned land for affordable housing purposes can also be helpful in ensuring that affordable housing is placed in locations best suited to meet the needs of priority groups. Village-owned land could be provided to a non-profit housing provider either through a long-term land lease or a direct sale of land (with affordable housing secured through a protective covenant).
The Village has already recently indicated support for the use of a Village-owned property to allow the development of new affordable housing by the Lumby and District Senior Citizen's Housing Society, which was included in recent applications for development funding. Such actions will improve the attractiveness and competitiveness of such affordable housing development application to funders. The Village should continue to consider the use of Village-owned properties for future affordable housing opportunities.
▶ Action 3.2 — Tax Exemptions (Revitalization Area) Section 226 of the Community Charter provides authority to exempt property from municipal property value taxes. Revitalization tax exemptions are a tool that Councils may use to encourage various types of revitalization to achieve a range of environmental, economic or social objectives. A revitalization
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 12 Page 155 of 256 program may apply to a small area or areas, a certain type of property or properties, a particular activity or circumstance related to a property or properties, or an entire municipality.
To use this authority, a Council must establish a revitalization program (with defined reasons for and objectives of the program), enter into agreements with property owners, and then exempt their property from taxation once all specified conditions of the program and the agreement have been met. Exemptions may apply to the value of land or improvements, or both. Councils are free to specify, within their revitalization programs, the amounts and extent of tax exemptions available.
The Village is already considering the creation of a revitalization tax exemption program as part of its Investment Attraction Project. It is important that the Village consider affordable housing issues as it develops this program. Revitalization tax exemptions could be used by Lumby to support specific affordable housing projects developed by non-profit housing providers, or it could be used more broadly by the Village to support other economic and housing objectives. For instance, a revitalization tax exemption could be used to support mixed-use market rental or strata developments in Lumby’s downtown area, which would be useful in closing key housing gaps in the community.
4. FORMING PARTNERSHIPS Building and operating affordable housing in communities is not undertaken in isolation by one organization or group, but rather requires contributions from many in order to be successful. Most affordable housing developments have some combination of government, private sector, and non- profit partnerships. Collaboration among the Village of Lumby, non-profit housing and service providers, local businesses, and provincial agencies can lead to creative solutions for meeting existing and emerging housing needs. It is recommended that the Village take a lead in initiating, facilitating, and supporting long-term partnerships that can lead to the production of more affordable housing.
▶ Action 4.1 — Forming Partnerships Lumby currently has one non-profit housing provider, the Lumby and District Senior Citizens Housing Society, which provides 56 housing units for independent seniors. The Village also has Monashee Mews, a complex care facility operated by Vantage Living Inc., which provides 46 beds for physically frail seniors and adults with disabilities. However, key housing gaps still remain, requiring the need to explore new partnerships:
• Housing for Independent Seniors: Despite the presence of the housing units operated by the Lumby and District Senior Citizens Housing Society, there still remains demand for additional independent seniors housing in Lumby. The Village could work with the Lumby and District Senior Citizens Housing Society to potentially expand their housing portfolio, either with a new housing development or by redeveloping an existing site to provide additional units.
• Supportive Housing for Seniors: Vantage Living has secured land and approvals for a supportive housing development for seniors in Lumby, however this project has been delayed. The Village of Lumby could work with Vantage Living explore the underlying feasibility and business case for the project, and see if there are measures that the Village could take to make the project more viable.
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 13 Page 156 of 256 • Housing for Young Adults and Families: The lack of affordable rental housing for young adults and families, particularly lone-parent households, is a crucial housing gap in Lumby. A new non-profit housing provider could develop and operate housing for this priority group. Alternatively, housing providers that are already established and operating in the North Okanagan could be approached about potentially serving as a housing provider in Lumby. The Village can help coordinate either the development of a new non-profit housing provider or in approaching established housing providers.
5. AWARENESS AND ADVOCACY One of the least costly but most effective measures local governments can undertake is to raise awareness of the need for affordable housing, promote other levels of government programs, participate in partnerships, and continue to advocate for affordable housing needs with the Government of BC. Local governments can also help raise community awareness of local affordability issues.
▶ Action 5.1 — Promote Existing Housing Assistance Programs The Village of Lumby can promote awareness of BC programs that assist eligible low- and moderate- income households receive a rent supplement, including Shelter Assistance for Elderly Renters (SAFER) and Rental Assistance Program (RAP) programs. The Village can also promote the Home Adaptations For Independence (HAFI), which provides financial assistance for low-income seniors and people with disabilities to support home modifications to promote safe, independent living. There may be eligible households in Lumby that could benefit from these programs, but who currently don’t know they exist.
▶ Action 5.2 — Affordable Housing Committee The Village of Lumby could establish an Affordable Housing Committee, potentially as a Committee of Council with specific terms of reference, to maintain momentum towards promoting housing affordability. A committee could serve as an important vehicle for educating the community about affordable housing issues as well as identifying potential solutions and partnerships. A committee could engage in activities such as the following:
• Engage with market and non-market housing developers, realtors, property managers, businesses, and prospective investors to examine local housing issues and challenges for promoting affordable housing;
• Engage with the local community to continue to examine local housing needs; and
• Educate the community about the need for affordable housing in Lumby.
▶ Action 5.3 — Housing Developers Toolkit Following the implementation of other actions in the Affordable Housing Strategy, the Village of Lumby may consider developing a Housing Developers Toolkit. Aimed at both market and non-market housing developers, a user-friendly document would describe municipal housing policies, programs, and incentives, eligibility requirements, as well as desirable design features. A Housing Developers Toolkit could be developed as part and/or in partnership with the Village’s Investment Attraction Project.
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 14 Page 157 of 256 Proposed Timeline
The Village of Lumby has already taken steps towards promoting housing choice and affordability through the inclusion of statements in its OCP. However, these policy statements alone have not resulted in significant production of new affordable housing. Implementing the proposed actions of this Strategy, in part or in whole, requires financial and administrative resources. Recognizing that the Village has many other responsibilities and competing priorities, along with a limited budget and resources, the consultants have provided a list of priorities for the implementation of action recommendations, as set out in the accompanying table.
SHORT TERM LONG TERM PROPOSED ACTION 1-3 Years 3 Years +
1. SETTING POLICY
Monitor if and when legislative Official Community Plan changes are made
1.1 Property Tax Exemption for Affordable Housing ✓
2. ESTABLISHING REGULATIONS
2.1 Coach Houses ✓
2.2 Development Fees Reduction ✓
2.3 Compact Housing ✓
3. FINANCIAL MEASURES AND USING VILLAGE RESOURCES
3.1 Use of Village-Owned Properties ✓
3.2 Tax Exemptions (Revitalization Area) ✓
4. FORMING PARTNERSHIPS
4.1 Village to Enter into Partnerships ✓
5. AWARENESS AND ADVOCACY
5.1 Promote Existing Housing Assistance Programs ✓
5.2 Affordable Housing Committee ✓
5.3 Housing Developers Toolkit ✓
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 15 Page 158 of 256 APPENDIX 1: HOUSING NEEDS AND GAPS REPORT Housing Needs and Gaps Report
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 Page 159 of 256
HOUSING NEEDS + GAPS REPORT Prepared for the Village of Lumby
May 2017
Page 160 of 256 Page 161 of 256 Table of Contents
Introduction ...... 1 Methodology ...... 1 The Housing Continuum ...... 2
Context ...... 4
Housing Indicators ...... 8 Population ...... 8 Housing ...... 10 Community Programs ...... 21
Affordability Analysis ...... 23 Overview ...... 23 Rental Affordability Analysis ...... 23 Homeownership Affordability Analysis ...... 26
Demonstrated Need ...... 29 Housing Gaps ...... 31 Other Related Issues ...... 32
In Closing ...... 34 Next Steps ...... 34
Appendix A: Key Terms
Appendix B: List of Key Informants
Housing Needs + Gaps Report | Village of Lumby | May 2017 Page 162 of 256 Housing Needs + Gaps Report | Village of Lumby | May 2017 Page 163 of 256 Introduction
In early 2017, the Village of Lumby engaged CitySpaces Consulting to prepare a Housing Needs and Gaps Assessment. The purpose of the study is to provide the Village with a better understanding of local housing issues. Lumby has recently undertaken a number of community-wide initiatives, including an Economic Development Strategy and resident survey, which indicated a need to better understand housing issues and gaps. Findings from this housing needs and gaps assessment are expected to inform a subsequent initiative to formulate strategies to address housing challenges, which will be included in a Housing Strategy Report and Implementation Plan.
This assessment has involved assembling and analyzing relevant and reliable data, as well as talking with the community stakeholders about housing needs.
• There are a number of factors that are examined as part of a housing assessment, including current housing mix, housing tenure, rental prices, housing sales prices, and household income. This information provides an indication on the level of affordability in the community, and particularly “who” in the community face the greatest challenges.
Methodology
Determining the need and demand for housing is framed by BC Housing’s Housing Need and Demand Study Template, which focuses on obtaining both quantitative and qualitative sources of information to offer comprehensive insight into local housing needs. To provide this baseline of understanding of the service and planning context, this report includes a policy review and community profile, including an inventory of local housing and services in the Lumby area.
• The quantitative data highlighted in this report has been obtained from a variety of sources, where available. Research sources include the 2006, 2011, and 2016 Census of Canada; 2011 National Housing Survey; the Canada Mortgage and Housing Corporation (CMHC); BC Stats; BC Housing; and the Okanagan Mainline Real Estate Board.
• The qualitative information was obtained by collecting insights, observations, and perspectives of community stakeholders. A series of one-on-one interviews were conducted over the telephone, documenting key concerns related to housing in Lumby and area communities (a list of community stakeholders who participated in key informant interviews in available in Appendix B).
Housing Needs + Gaps Report | Village of Lumby | May 2017 1 Page 164 of 256 The Housing Continuum
The Housing Continuum is a visual concept that shows a full range of types and tenures of housing, from seasonal shelters to home ownership. As an illustration it has two purposes—to provide readers with an “at a glance” look at what housing planners use as a basis for analysis, and as a tool to identify gaps in the Lumby area housing market. The non-market side of the continuum, the left side, includes emergency shelters, safe houses, and transitional and supportive housing. These represent temporary and less stable housing solutions. On this end of the continuum, the housing forms typically include the greatest level of support service and often require the most public funding.
Moving along the continuum, there is independent social housing for low income households. While this type of housing is still government subsidized, there is no additional support required for households to be able to live independently and often less subsidy is needed to maintain these units.
On the right of the continuum, rent supplements form a bridge across the non-market and market sides, with government assistance provided to individuals who are renting in the private market. The remaining units include rental and ownership housing forms that are available through the private market without any subsidy required.
Housing Needs + Gaps Report | Village of Lumby | May 2017 2 Page 165 of 256
Figure 1: The Housing Continuum The 1: Figure
Housing Needs + Gaps Report | Village of Lumby | May 2017 3 Page 166 of 256 Context
Lumby is located in the southern interior of B.C., within the Regional District of North Okanagan (RDNO). The 2016 census reported a population of 1,833. The village encompasses nearly six square kilometres of land in the White Valley at the confluence of Creighton, Duteau, Harris, and Bessette Creeks. The village is approximately 26 kilometres east of the City of Vernon along Highway 6 and serves as the gateway community to the Monashee Mountains.
Lumby adopted its most recent Official Community Plan (OCP) in 2014. The OCP identifies a number of principles that should be used to shape future growth. Principles that are relevant in the context of housing include the protection of the natural environment and promotion of environmental stewardship, the development of a diversified economy, the support of downtown revitalization, the management of growth in a smart and orderly way, the development of vibrant neighbourhoods with village character, and the promotion of an integrated approach to planning and development.
• Specific goals in relation to housing call for the provision of a variety of housing types, tenures, and densities to the meet the diverse needs of the community; the promotion of residential densification in the Village’s downtown core and surrounding lands; and the facilitation of the development of affordable housing in Lumby.
• Lumby’s OCP conforms to and was prepared in conjunction with the North Okanagan Regional Growth Strategy (RGS). The RGS acknowledges that compact development is more sustainable, livable, and fiscally responsible than low density sprawl and emphasized the importance of creating compact complete communities that are livable, healthy, safe, and walkable. The RGS also expresses the region’s aspiration to incorporate growth within existing urban areas as much as possible and expand the rural protection boundary only when necessary.
• The OCP and RGS support higher density and mixed use development to support regional sustainability goals. They promote a vision of defined community centres within existing communities, preserving and enhancing existing neighbourhoods by encouraging choices in housing types and promoting connectivity in the street network to accommodate walking, bicycling, and transit use. Focusing development in this way reduces development pressure on rural areas, allowing agricultural, natural, and low density rural residential lands to be preserved. OCP and RGS policies also support the need for more affordable housing options to meet the diverse needs of communities in the region.
Housing Needs + Gaps Report | Village of Lumby | May 2017 4 Page 167 of 256 Recently, the Village initiated an Economic Development Strategy. One element of this initiative was a Land and Development Strategic Plan, which seeks to maximize impact of existing municipally owned land.
• The plan identifies that the Village owns 22 properties with an assessed value of over $7.6 million. There are opportunities to examine how these municipally-owned properties are being used, and to redevelop under-utilized properties. There are also opportunities to potentially collaborate with private landowners for community benefit to stimulate investment and growth.
• The plan recognizes a “severe shortage of attainable and affordable homes” in Lumby, and states that municipally-owned land could be used to promote affordable housing, in terms of social housing and affordable homeownership housing, as well as leveraging the creation of new market housing.
Housing Needs + Gaps Report | Village of Lumby | May 2017 5 Page 168 of 256 FigureRegional 2: Map of theDistrict Regional Districtof North of North Okanagan Okanagan
Area F
Enderby
Spallumcheen
Armstrong
Area B Area C
Vernon Lumby Area E Cold Stream (Cherryville)
Area D (Rural Lumby)
Source: RDNO Automated Computer Mapping System (2017)
Housing Needs + Gaps Report | Village of Lumby | May 2017 6 Page 169 of 256 Figure 3: Aerial Photograph of Village of Lumby with Municipal Borders
Lumby
Source: RDNO Automated Computer Mapping System (2017)
Housing Needs + Gaps Report | Village of Lumby | May 2017 7 Page 170 of 256 Housing Indicators
Housing indicators in this section were compiled from a variety of different data sources. Where possible, the information is presented for the geographic area that encompasses the Village of Lumby and Electoral D (Rural Lumby), but this level of geography is not consistently available. Occasionally, the information is only available for the geography of the RDNO. Where it is relevant, the RDNO and the Province of B.C. as a whole are used as a benchmark or comparison, as well as neighbouring communities.
Population According to the 2016 Census, there were 1,833 people living in Lumby. An additional 2,672 people lived in the surrounding Electoral Area D. As a whole, the population for the region has experienced generally steady population growth, with the RDNO experiencing a population growth rate of 9.1% over the past 10 years, adding 7,053 people. This is slightly less than the growth rate for B.C. as a whole, which experienced a population growth rate of 13% over the previous 10 years. The City of Vernon, which accounts for nearly half the population of the RDNO, experienced a population growth rate of 11.6% over 10 years. The Village of Lumby’s growth rate over the same period was slightly higher than Vernon’s—an increase of 12.2%.
Figure 4: Population Change, Lumby, Area Communities, Region, and B.C. (2006, 2011, 2016)
Percent Annual Community/Area 2006 2011 2016 Change Growth 2006-2016 Rate
Village of Lumby 1,634 1,731 1,833 12.2% 1.2%
Electoral Area D (Rural Lumby) 2,837 2,848 2,672 -5.8% -0.6%
Coldstream 9,471 10,314 10,648 12.4% 1.2%
Electoral Area C 3,947 3,847 3,870 -2.0% -0.2%
Electoral Area E (Cherryville) 934 939 1,010 8.1% 0.8%
City of Vernon 35,944 38,180 40,116 11.6% 1.2%
TOTAL RDNO 77,301 81,237 84,354 9.1% 0.9%
TOTAL B.C. 4,113,487 4,400,057 4,648,055 13.0% 1.3% Source: Statistics Canada (2006, 2011, 2016)
Housing Needs + Gaps Report | Village of Lumby | May 2017 8 Page 171 of 256 AGE COMPOSITION Lumby generally has a younger population compared to Electoral Area D, the RDNO, and B.C. as a whole, with an average age of 42 compared to an average age of 45 for Electoral Area D and 46 for the RDNO. While the proportion of the population in the RDNO between the ages of 0-14 is 15%, in Lumby it is 20%. Although the proportion of people aged 15-24 in Lumby is only 8%, compared to 12% in the province of B.C. as a whole, the proportion of people aged 25-44 is 25%, which is close to the proportion of 27% in B.C. as a whole.
Figure 5: Population of Lumby, Electoral Area D, RDNO, and B.C., by Age Group, 2016
Village of Lumby 40% 38% Electoral Area D RDNO 31% British Columbia 29% 30% 28% 27% 25%
21% 21% 20% 19% 20% 18% 18% 16% 15%15%15% 12% 10% 10% 8% 8%
3% 2% 2% 1% 0% 0-14 15-24 25-44 45-64 65-84 85+
Source: Statistics Canada, Census (2016)
The population composition by age provided by census data mirrors reports by community stakeholders who indicated that Lumby is home to many young families. Stakeholders also indicated it is not uncommon for young adults to leave the community to find work in other regions or for university. It was reported that many of these young adults will often return to the village when they are ready to start a family. Other young families who don’t have ties to the village are also attracted to Lumby because of its small-town character, schools, and affordability compared to Vernon and other parts of the North Okanagan.
Housing Needs + Gaps Report | Village of Lumby | May 2017 9 Page 172 of 256 POPULATION PROJECTIONS BC Stats prepares population estimates and projections at a regional district level. According to BC Stats’ most recent projections, the population in the RDNO is expected to grow by 7,319 people between 2017 and 2027, an increase of 8% over the projected 10 year period. At an annual projected growth rate of 0.8%, this increase is consistent with the historical growth rates over the previous 10 years.
Figure 6: Projections of Population Growth Rate by Age Group for the RDNO, 2018-2027
40% 0-14 15-24 25-44 45-64 65-84 85+ 30%
20%
10%
0%
-10%
-20% 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
Source: BC Stats, P.E.O.P.L.E. (2016)
When considering the population projections by age group, the most significant trend will be an aging of the region’s population as baby boomers age into higher age brackets. Currently, 25% of the population is 65 years of age and older and by 2027 it is projected that number will rise to nearly 30%.
Housing Unfortunately, recent data on many housing indicators are not available for Lumby because the 2016 census data on household characteristics will not be released until the autumn of 2017. Additionally, because of the voluntary method of the 2011 Census’s National Household Survey, the non- response rate was significantly higher than those of the previous long form census.
Housing Needs + Gaps Report | Village of Lumby | May 2017 10 Page 173 of 256 In some cases, data for smaller communities has been suppressed due to the quality of the data and to protect the privacy of census participants. This is the case with Lumby, and as a result data related to the age of housing stock, housing conditions, housing tenure, monthly shelter costs, and median values of owned dwellings is not available for 2011 or 2016. However, data for Electoral Area D is available, as well as data for the RDNO. Data from these alternative geographic areas can serve as proxies for the Village of Lumby and provide a good indication of what may be expected of the Village’s household characteristics. Data for Lumby from the 2006 census is presented for some housing indicators, where appropriate, to provide indications of historical patterns.
MARKET HOUSING In 2016, there were 77 dwellings1 in Lumby and 1,110 in Electoral Area D. Single-detached homes are the predominant form of housing with 71% dwellings being single-detached.
Between 2006 and 2016, the number dwellings in Lumby increased by 95 units, or 14%, which is very similar to the rate of increase of new dwellings in the RDNO as a whole.
Figure 7: Housing Mix by Community, 2016
Village of Lumby Electoral Area D RDNO
3% 5% 1% 11% 4% 1% 20% 21%
11% 64% 71% 87%
Single-Detached Semi-Detached and Rowhouse Apartment Movable Dwelling and Other
Source: Statistics Canada, Census (2016)
1 Statistics Canada defines “private dwelling occupied by usual residents” as a dwelling in which a person or a group of persons is permanently residing. It excludes collective dwellings, which include, for example, seniors homes and complex care facilities.
Housing Needs + Gaps Report | Village of Lumby | May 2017 11 Page 174 of 256 Figure 8: Dwellings by Type and Community, 2006 and 2016
Electoral Area D Village of Lumby RDNO (Rural Lumby)
% % % Housing Type 2006 2016 2006 2016 2006 2016 Change Change Change
Total Private Dwelling Units 675 770 14% 1,115 1,110 -0.4% 31,875 35,875 13%
Single-Detached 440 540 23% 1,000 965 -4% 21,260 23,025 8%
Semi-Detached and Rowhouse 100 160 60% 0 10 100% 3,155 4,075 29%
Apartment 80 40 -50% 20 15 -25% 6,055 7,190 19%
Movable Dwellings and Other 55 25 -55% 90 120 33% 1,370 1,600 17%
Census data appears to reflect what was heard from community stakeholders, who also reported that most dwellings in Lumby are single-detached homes. Community stakeholders said that the number of semi-detached and rowhouse dwellings, which can include duplex homes, is relatively small compared to single-detached dwellings. Interviews also indicated a relatively small number of apartment dwelling units in Lumby. Interviews with community stakeholders identified that movable dwellings such as recreational vehicles and travel trailers—distinct from more permanent forms of mobile, modular, and manufactured homes—were being used in rural areas as permanent and semi-permanent housing. Such housing is often used by low-income single people, often young adults, who cannot find more suitable or permanent rental housing in the area. While some of these movable dwellings may be equipped with adequate heating, water, and sanitary systems, others may lack these basic features. Data provided by the Village of Lumby for residential building permits indicate fairly steady growth in the number of new housing being created. Between 2011 and 2016, 24 permits for new housing units were issued, averaging at a rate of four new housing units per year. The large number of new housing units permitted in 2016 illustrates that there may be episodic spikes in the number of new housing units that are created in any given year. The spike in new housing units in 2016 could indicate a strengthening residential real estate market in Lumby with strong demand for new housing. However, the spike could also be the result of the completion of larger developments consisting of multiple housing units.
Housing Needs + Gaps Report | Village of Lumby | May 2017 12 Page 175 of 256 Figure 9: Residential Building Permits for New Housing Units, Other Residential, and Residential Permit Value in the Village of Lumby by Year, 2011-2016
$4,803 14 13 $5,000 12 12 10 $3,750 10 9 8 8 7 7 $2,500 6 5 4 4 $1,302 $970 $1,250 2 $830
2 $431 Thousands in Value Permit Residential Building Permits Residential $223 1 0 0 $0 2011 2012 2013 2014 2015 2016 New Housing Permits Other Residential Permits Value of Permits
Source: Village of Lumby (2017)
AGE OF HOUSING Census data indicates that the area has a slightly older housing stock than the province as a whole. Based on the 2011 National Household Survey, 60% of the 725 privately occupied dwellings in Electoral Area D were built before 1981. Throughout B.C., only 47% of privately occupied dwellings were built before 1981. Although data from the 2011 National Household Survey is not available for the Village of Lumby, data for the larger RDNO indicates that 63% of the housing stock was built before 1981. The 2006 census indicated that 63% of the housing stock in Lumby was built before 1986, which is in line with trends for Electoral Area D and the RDNO. Based on this data, it would be expected that Lumby would have a similar composition of a slightly older housing stock than the province as a whole.
Housing Needs + Gaps Report | Village of Lumby | May 2017 13 Page 176 of 256 Figure 10: Age of Housing Stock by Community, 2011
Electoral Area D RDNO 1960 or before 1961-1980 1981-1990 1991-2000 9% 14% 22% 17% 2001-2011
37% 21% 18% 34%
14% 15%
Source: Statistics Canada, National Household Survey (2011)
CONDITION OF HOUSING The 2011 National Household Survey also indicates that the area has a lower percentage of occupied dwellings in poor condition compared to the province of B.C. as a whole. Examples of “major repairs” include problems that compromise the dwelling structure (such as structural problems with the walls, floors, or ceilings) or the major systems of the dwelling (such as heating, plumbing, and electrical). According to the 2011 National Household Survey, only 4% of occupied dwellings were in need of major repairs, and only 3% in the RDNO as a whole, compared to 7% in B.C. as a whole. It is expected that Lumby would have a similar rate of housing in poor condition. The 2006 census indicated that only 4% of occupied dwellings were in need of major repairs, which is in line with 2011 census data for neighbouring areas.
Figure 11: Housing Condition by Community, 2006, 2011
Village of Lumby Electoral Area D RDNO B.C. 2006 2011 2011 2011
4% 4% 3% 7%
96% 96% 97% 93%
Only regular maintenance or minor repairs needed Major repairs needed
Source: Statistics Canada, Census (2006) and National Household Survey (2011)
Housing Needs + Gaps Report | Village of Lumby | May 2017 14 Page 177 of 256 Interviews with community stakeholders indicated that there may be a higher concentration of buildings needing significant repairs among the properties being used as rental housing, including both single-detached homes and apartments. Generally, owner-occupied homes tend to be in better condition than rental properties. Stakeholders indicated that some property owners may neglect maintenance for properties that they rent, knowing that renters have few other housing choices in the area.
HOUSING TENURE The percent of households in Electoral Area D that rent their homes, 10%, is smaller than the percentage of households that rent their homes in the RDNO, which is 22%, as well as the Province of B.C., which is 30%. However, the 2006 census indicated that nearly 26% of households rented their homes in Lumby, which is higher than both Electoral Area D and the RDNO, but lower than the provincial rate of 30% of households renting their homes. Based on this historic pattern, and supported by information provided by key informants, it is likely that the proportion of households renting their homes in Lumby would be higher than that of Electoral Area D and potentially higher than that of the RDNO as a whole.
Households in Lumby that rent their homes may be renting single-detached homes, semi-detached and rowhouses, and apartments. Interviews with community stakeholders indicate that single- detached houses tend to be rented by larger households, such as families with children, and multigenerational families, while single people, couples, and seniors are more likely to rent apartments. Stakeholders also indicated that a large numbers of seniors, both singles and couples, continue to own their homes, often on large lots, well into retirement.
Figure 12: Housing Tenure by Community, 2011
Village of Lumby Electoral Area D RDNO 2006 2011 2011
10% 26% 22%
74% 90% 78%
Owner Renter
Source: Statistics Canada, National Household Survey (2011)
Housing Needs + Gaps Report | Village of Lumby | May 2017 15 Page 178 of 256 Based on available indicators, it appears there is a low vacancy rate in the Lumby area for rental housing units. A scan of two popular online sources for rental housing, Kijiji and Craigslist, was undertaken over a one-week period in April 2017. During this time period, there were five listings for rental housing posted on Kijiji. Of these postings, two were for three-bedroom dwellings and three were for bedrooms in shared accommodations. No rental listings were available on Craigslist. There were also five postings on Kijiji from households in search of housing, including two two-person households, a three-person household, and a six-person household.
Figure 14: Summary of Available Rental Listings in the Lumby Area, April 21-28, 2017
Description of Rental Housing Unit Date Posted Montly Rent
1 bedroom in shared house April 19, 2017 $600
3 bedroom duplex unit April 17, 2017 $1,200
1 bedroom in shared house April 5, 2017 n/a
1 bedroom in shared house April 3, 2017 $600
3 bedroom modular home March 23,2017 $850
Source: Scan of Rental Listings on Kijiji (2017)
These indicators align with observations provided by key informants, who also generally indicated that rental housing is very difficult to find. Informants mentioned that families may have a more difficult time finding rental housing than single person households and couples. In many cases, those renting units perceive that families may generate more noise or cause more wear and tear on units than other households. In a tight rental market, those renting housing units are in a position to choose their tenants.
In terms of prices for rental units, participants generally indicated that $800 to $900 would be a typical rent range for a one-bedroom apartment unit; $900 to $1,200 for a two-bedroom apartment unit or a small single detached house; $1,200 to $1,500 for a larger two- to three-bedroom single- detached home; and $2,500 to $3,500 for larger single-detached homes of three- to six-bedrooms, which often include large properties as well.
The 2011 National Household Survey provides data on the median and average shelter costs for Electoral Area D, the City of Vernon, the RDNO, and B.C. (Figure 15). This data indicates that shelter costs in Electoral Area D are generally lower than the City of Vernon and the RDNO as a whole, and well below those for the province as a whole. Interviews with key informants also indicated that rental prices may generally be lower in Lumby than in Vernon and other parts of the RDNO, but that the overall lack of supply of available rental units is the major challenge for those seeking rental housing.
Housing Needs + Gaps Report | Village of Lumby | May 2017 16 Page 179 of 256 The proportion of rental households spending more than 30% of their income on shelter cost is lower than both the City of Vernon and the RDNO, as well as the province as a whole. However, the proportion of households spending more than 30% of their income in the City of Vernon and the RDNO is higher than that of the province as a whole. This indicates that rental rates for the area are generally higher than what many households can afford based on incomes.
Figure 15: Median Monthly Shelter Costs for Rented Dwelling and Percent of Renting Households Spending 30% or More of Household Total Income on Shelter Costs, Electoral Area D, Vernon, RDNO, and BC, 2011
Electoral Area D Vernon RDNO BC (Rural Lumby)
Median Monthly Rent $703 $828 $830 $903
Average Month Rent $732 $889 $888 $989
Households Spending More than 41% 53% 51% 45% 30% of Income on Shelter Costs
Source: Statistics Canada, National Household Survey (2011)
Based on the proximity of Vernon to Lumby, as well as the fact that Vernon is home to a very large share of the RDNO’s rental stock, housing indicators in the Vernon rental market are a helpful indicator when considering housing issues in Lumby. CMHC provides rental market reports for communities in British Columbia that are larger than 10,000 people, which includes the Vernon census agglomeration area. The CMHC reports include data for rental units in the primary rental market, which only includes rental units in private purpose-built apartment structures containing at least three rental units. It does not account for rental units that were not originally purpose-built for the rental market, known as the secondary rental market, which includes rental condominiums and secondary suites.
CMHC data indicates that the rental vacancy rate in Vernon is quite low at 1.9% (Figure 16). This is lower than the vacancy rate for the province as a whole, which is 1.3%, but far below what is generally considered a healthy vacancy rate, typically considered to be between 3% and 5%.
Figure 16: CMHC Rental Market Report for Vernon, 2016
% Change Total Number Vacancy Rate Average Rents 2015-2016
Vernon B.C. Vernon B.C. Vernon B.C. Vernon B.C.
Bachelor 85 16,869 1.2% 1.2% $587 $925 n/a 6%
1 Bedroom 691 97,451 1.4% 1.1% $705 $1054 5.8% 5.7%
Housing Needs + Gaps Report | Village of Lumby | May 2017 17 Page 180 of 256 % Change Total Number Vacancy Rate Average Rents 2015-2016
Vernon B.C. Vernon B.C. Vernon B.C. Vernon B.C.
2 Bedroom 675 52,607 2.5% 1.7% $860 $1,215 5% 5.1%
3 Bedroom or More 107 4,217 1.2% 2.0% $935 $1,379 n/a 4.8%
Total 1,558 171,144 1.9% 1.3% $783 $1,099 4.6% 5.5%
Source: CMHC, Rental Market Report - British Columbia Highlights (2016)
Rental prices in Vernon also appear to be increasing at a relatively high rate prices increasing 4.6% between 2015 and 2016. This is below the increase in rental rates seen throughout the province as a whole, which is 5.5%, but this figure is heavily influenced by very high rental rate increases in Metro Vancouver and Victoria. Between 2014 and 2015, rental prices in Vernon also increased, though only at a rate of 2.8%. However, the cumulative effect of these year-after-year increases in average rental prices could be eroding rental affordability in the region, and there is concern this trend could continue.
In terms of dwellings that are owned by their occupants, the 2011 National Household Survey indicates that the value of owned dwellings in Electoral Area D are similar to the RDNO as a whole, although significantly less than the province as a whole. In 2011, the average value of an owned dwelling in Electoral Area D was $395,517. This figure may be slightly higher than what one would expect in Lumby due to the fact that many properties included in Electoral Area D may include significant value derived from large lots and acreages that are not typical of properties in the village.
Figure 17: Median Value of Owned Dwellings and Percent of Households that Own their Homes Spending 30% or More of Household Total Income on Shelter Costs, 2011
Electoral Area D (Rural Lumby) Vernon RDNO BC
Median Value of Owned Dwellings $375,859 $348,871 $375,600 $448,835
Average Value of Owned Dwellings $395,517 $383,016 $419,182 $543,365
Median Monthly Shelter Cost for Owned Dwellings $594 $831 $796 $1,023
Average Monthly Shelter Cost for Owned Dwellings $828 $1,014 $1,005 $1,228
Households Spending More than 30% of Income on 23% 31% 28% 24% Shelter Costs
Source: Statistics Canada, National Household Survey (2011)
Housing Needs + Gaps Report | Village of Lumby | May 2017 18 Page 181 of 256 Additionally, the presence of more diverse housing forms in Lumby such as townhouses and apartments adds more affordable housing units than single-detached homes, which further brings down the average value of an owned dwelling compared to Electoral Area D.
The 2006 Census indicated that the average value of an owned dwelling in Lumby was $226,407, significantly lower than the 2006 average value of an owned dwelling in the RDNO, which was $321,785, and the province as a whole, which was $418,703. Although the value of owned dwellings in the City of Vernon appears lower than those for the other areas presented, it is important to note that this may reflect a more diverse housing stock in Vernon, particularly the presence of more owned apartment and rowhouse strata units. Based on the 2016 census, less than 50% of the City of Vernon’s housing stock now consists of single-detached homes.
To provide a better sense of current home values, an analysis of current sale listings was performed. The review of homes for sale in April 2017 showed 34 homes for sale in the Lumby area (a three-unit multifamily apartment building and a large 84-acre acreage were excluded from analysis). Dwelling units for sale included two apartments, seven mobile homes, three rowhouses, and 20 single- detached homes. Based on local real estate listings, it appears that housing prices may be a bit lower than the RDNO or Electoral Area D. The average list price of all properties was 302,669, compared to 2011 average values for owned dwellings of $395,517 for the RDNO and and $419,182 for Electoral Area D. Once again, this may be a reflection of large acreages in rural areas, but it may also indicate that Lumby is generally more affordable than other communities in the RDNO.
Figure 18: Average Real Estate Listing Prices by Type of Dwelling and Number of Bedrooms for Lumby Area, April 2017
Type of Dwelling 2 Bedroom 3 Bedrooms 4+ Bedrooms All
Apartment $107,000 $189,900 n/a $148,450
Mobile Homes $30,000 $94,625 $13,800 $69,786
Rowhouses $275,000 $242,500 n/a $253,333
Single-Detached $379,725 $407,957 $418,378 $407,000
All Dwellings $245,113 $279,221 $381,540 $302,669
Source: RealtyLinkOnline MLS Listings, April 2017
Interviews with key informants also indicated that Lumby was generally more affordable than other areas of the region. This affordability is possible attracting people from other parts of the region, especially from Vernon. Key informants noted that families, in particular, were attracted to Lumby because of the schools and small-town community character of the Village.
Housing Needs + Gaps Report | Village of Lumby | May 2017 19 Page 182 of 256 The Okanagan Mainline Real Estate Board compiles reports on real estate statistics for the North Okanagan region and provides an additional source of data to consult when considering housing prices in Lumby. Over the past five years, real estate sales prices in the North Okanagan appear to be somewhat volatile, with periods of price escalation separated by periods of more moderate growth. Prices for certain types of housing, such as apartments, mobile homes, and rowhouses, appear to be especially volatile. This is likely a result of the relatively small numbers of homes in this category throughout the entire region, as well as differences in location and the characteristics of the housing.
However, data for 2015-2016 show an especially steep escalation in a one-year period, with the average real estate sales price for all dwelling rising by 14%. This is in line with observations from key informants, especially those involved in real estate, who have reported an especially strong local real estate market in the Lumby area. There is currently strong demand for homes in the Lumby area and a very limited number of homes available for purchase. There are reports that some people in the Village who would ordinarily be interested in selling their properties, such as aging individuals who want to downsize, are currently unable to because there is such low inventory of other housing units available for purchase. Such market conditions may result in increasing housing costs further.
Figure 19: North Okanagan Real Estate Statistics, 2012-2016
2012 2013 2014 2015 2016 Type of Dwelling Average % Average % Average % Average % Average % Price Change Price Change Price Change Price Change Price Change
Apartment $218,319 0% $229,835 5% $237,869 3% $221,217 -7% $244,792 11%
Mobile Homes $97,566 9% $124,570 28% $104,500 -16% $106,988 2% $127,099 19%
Rowhouses $264,360 21% $250,716 -5% $255,678 2% $256,663 0% $299,513 17%
Single-Detached $353,546 6% $361,155 2% $375,499 4% $386,451 3% $430,488 11%
All Dwellings $310,176 11% $312,987 1% $321,747 3% $325,135 1% $369,681 14%
Source: Okanagan Mainline Real Estate Board, Monthly Statistics (2012, 2013, 2014, 2015, and 2016)
NON-MARKET HOUSING There are currently a number of non-market housing units that are provided by non-profit housing societies and others in Lumby. This includes two apartment complexes for independent seniors and a long-term complex care facility. Additionally, there are a number of Lumby residents who receive subsidies that provide rental assistance in the private market.
A report provided by BC Housing indicated that there are 56 units of independent social housing for seniors in Lumby. These units are provided by Saddle Mountain Place and Monashee Place, are operated by the non-profit Lumby and District Senior Citizen's Housing Society. Saddle Mountain
Housing Needs + Gaps Report | Village of Lumby | May 2017 20 Page 183 of 256 Place is made up of 40 units, including 20 bachelor units and 20 one-bedroom units for low-income, independent seniors. Recently, the Society opened a second phase of seniors housing with the completion of Monashee Place, which provides an additional 16 units for low-income seniors. Demand for housing in both of these facilities is very strong, and wait lists are extensive with long wait times.
Monashee Mews is a 46-bed complex care facility which provides care to specific resident populations including physically frail seniors, seniors with mild to moderate stages of dementia, and adults with acquired brain injuries. The facility is operated by inSite and funded by Interior Health. Seniors are assessed for residency in the facility by Interior Health.
In addition to these sources of non-market housing, there are a number of households in the area receiving financial support in private housing through BC Housing’s Rental Assistance Program (RAP), which provides eligible low-income working families with cash assistance to help with their monthly rent payments, and Shelter Aid For Elderly Renters (SAFER), which provides rent supplements to eligible low-income seniors renting in the private market. In March 2017, there were seven RAP recipient households and 16 SAFER recipient households in Lumby.
Community Programs A number of organizations in Lumby offer community services and programs meant to address the needs of the community.
• Many community services are offered through the Whitevalley Community Resource Centre (WCRC), which supports and promotes the health and well-being of the community. Services offered by WCRC include counselling, children programs, youth programs, seniors programs, and other community initiatives. Among the seniors programs are once-a-week drop-in days at Saddle Mountain Place, where seniors from Lumby and neighbouring communities can socialize over a hot meal. WCRC also offers a volunteer handyman service to assist older people and/or people with disabilities to “age in place” by helping with home maintenance and other tasks, as well as to increase contact with older people who may be living alone and are isolated.
• Lumby & District Health Services Society (LDHSS) is a non-profit charitable organization that works with Lumby area physicians and Interior Health to provide healthcare services for people in Lumby and the area. Healthcare services offered at the Lumby Health Centre include lab services, x-ray services, foot care clinics, mammogram clinics, a diabetes clinics, and Options for Sexual Health.
• The Lumby Food Bank addresses the needs of low-income families experiencing food insecurity. The food bank assists an estimated 50 local families each month, collecting non-perishable food items and distributing them to families in need.
Housing Needs + Gaps Report | Village of Lumby | May 2017 21 Page 184 of 256 • Regional Transit services are provided by BC Transit, connecting Lumby to Coldstream and Vernon. The service provides three trips to and from Lumby on weekdays only. Unfortunately, transportation services that are specialized for seniors and people with disabilities, such as handyDART, are not available in Lumby.
Housing Needs + Gaps Report | Village of Lumby | May 2017 22 Page 185 of 256 Affordability Analysis
Overview Affordability is the relationship between household median income and the estimated income available for either purchasing a home or renting a place to live. Using CMHC’s standards, housing is considered unaffordable if a household must spend 30% or more of its gross income on shelter costs. Households spending greater than 50% of their gross income on shelter fall below the housing standard of affordability, and are considered to be in “deep core housing need”. For renters, shelter costs includes rent and utilities. For owners, shelter costs include mortgage payments (principal and interest), property taxes, condominium/strata fees (if any), and any payments for electricity, water, and other municipal services. Housing is one factor in the overall cost of living for individuals and families; other factors can include the cost of groceries, transportation, and childcare.
Rental Affordability Analysis For rental affordability, median income levels were obtained through Statistics Canada, using a custom tabulation of taxfiler income data. Median income means that half the population are earning more than the median income, and half the population are earning below the median income. The table below illustrates household median income levels of couples by selected communities and the amount of rent they can afford at 30% of their gross incomes and another scenario at 50% of their gross incomes. These numbers are compared to median monthly rent for households in the RDNO from the 2011 census of $830, which could potentially understate median monthly rent in Lumby.
Figure 20: Rental Affordability for Lumby Area Households, 2014
Median Available for Available for Community Median Annual Median Monthly Rent (30% of Rent (50% of (by postal code) Income Monthly Rent Income income) income) British Columbia $83,120 $6,926.67 $2,078 $3,463 Lumby (V0E2G0) $76,790 $6,399.17 $1,920 $3,200 Lumby (V0E2G1) $74,370 $6,197.50 $1,859 $3,099 Lumby (V0E2G4) $57,690 $4,807.50 $1,442 $2,404 $830 Lumby (V0E2G5) $67,840 $5,653.33 $1,696 $2,827 Lumby (V0E2G6) $62,640 $5,220.00 $1,566 $2,610 Lumby (V0E2G7) $81,550 $6,795.83 $2,039 $3,398 Source: Statistics Canada, Income Statistics, Taxfiler Data, Annual Estimates for Census Families and Individuals, 2014
Analyzing the table broadly, it appears that couple households earning the median household income or more can afford typical rental prices within 30% of their gross incomes in every postal
Housing Needs + Gaps Report | Village of Lumby | May 2017 23 Page 186 of 256 code in Lumby. That said, the rental prices vary depending on condition and number of bedrooms and could be more or less affordable than the typical listed price.
The following table illustrates the rental affordability for lone-parent households based on their median income levels and compared to average rental rates. There is a significant decrease in ability for lone-parent households to afford median rent prices compared to couple households. However, it appears that most lone-parent households earning the median income can afford the median rental price in their communities at 30% of median gross incomes. In only one Lumby postal code can the median annual income not support the median rental price. That said, lone-parent households may require larger units with more bedrooms than typical rental units, which could increase rental prices. Stakeholders indicated that rental housing appropriate for families may be closer to the $800 to $1,000 range, which would put pressure on households earning at or below the median income.
Figure 21: Rental Affordability for Lumby Area Lone-Parent Households, 2014
Community Median Median Available for Available for Median (by postal code) Annual Monthly Rent (30% of Rent (50% of Monthly Rent Income Income income) income) British Columbia $39,790 $3,315.83 $995 $1,658 Lumby (V0E2G0) $37,820 $3,151.67 $946 $1,576 Lumby (V0E2G1) $47,550 $3,962.50 $1,189 $1,981 Lumby (V0E2G4) Data Suppressed Data Suppressed Data Suppressed Data Suppressed $830 Lumby (V0E2G5) $36,630 $3,052.50 $916 $1,526 Lumby (V0E2G6) Data Suppressed Data Suppressed Data Suppressed Data Suppressed Lumby (V0E2G7) $29,510 $2,459.17 $738 $1,230
Source: Statistics Canada, Income Statistics, Taxfiler Data, Annual Estimates for Census Families and Individuals, 2014
The next table illustrates rental affordability for single-person households based on median income levels. Within the Lumby area, single people have the lowest median income compared to other household groups and have the least amount of choice in the rental market. At 30% of their incomes, single people earning the median income in Lumby do not appear to be able to afford the median rental price in their community at 30% of their gross incomes. However, single people in Lumby earning the median income would be able to afford median monthly rents if they spent 50% of their gross incomes on housing. Households spending between 30% and 50% of their incomes on housing are defined as being in Core Housing Need. Generally, single-person households earning the median income and below cannot afford the median market rents in Lumby.
Housing Needs + Gaps Report | Village of Lumby | May 2017 24 Page 187 of 256 Figure 22: Rental Affordability for Lumby Area Single-Person Households, 2014
Community Median Median Available for Available for Median (by postal code) Annual Monthly Rent (30% of Rent (50% of Monthly Rent Income Income income) income) British Columbia $27,460 $2,288.33 $687 $1,144 Lumby (V0E2G0) $22,660 $1,888.33 $567 $944 Lumby (V0E2G1) $25,990 $2,165.83 $650 $1,083 Lumby (V0E2G4) $22,410 $1,867.50 $560 $934 $830 Lumby (V0E2G5) $22,280 $1,856.67 $557 $928 Lumby (V0E2G6) $23,720 $1,976.67 $593 $988 Lumby (V0E2G7) $23,920 $1,993.33 $598 $997
Source: Statistics Canada, Income Statistics, Taxfiler Data, Annual Estimates for Census Families and Individuals, 2014
The following table provides a summary of rental affordability throughout the area, comparing the ability to afford rent between couple households, lone-parent households, and single-person households, against the selected average rents in each respective community. By and large, couple households have the greatest choice in the rental market. Lone-parent and single-person households earning the median income or less have the greatest challenge in the rental market.
Figure 23: Lumby Area Rental Affordability Summary, Household Type Comparison at 30% of Income, 2014
Community Couple Lone Parent Single Person Median (by postal code) Households Households Households Monthly Rent British Columbia $2,078 $995 $687 $830 Lumby $1,769 $935 $585
Source: Statistics Canada, Income Statistics, Taxfiler Data, Annual Estimates for Census Families and Individuals, 2014
The next table shows affordability levels of couple families, lone-parent families, and single-person households by age groups in the Lumby area. The data indicates that median rental housing prices should be affordable for most age groups in the Lumby area. However, lone-parent households under the age of 35 do not appear to be able to afford rent within 30% of median gross incomes. Single-person households below the age of 24 also appear to face significant affordability challenges and do not appear to be able to afford median rental with 50% of median gross incomes.
Singles over the age of 45, and especially those over the age of 55, also face significant challenges affording rents within 30% of median gross incomes. Low incomes among seniors in the Lumby area were observed by community stakeholders, who reported that many seniors rely on income from
Housing Needs + Gaps Report | Village of Lumby | May 2017 25 Page 188 of 256 federal government programs, such as Old Age Security (OAS) and Canadian Pension Plan (CPP), and may lack savings and other sources of financial support.
Figure 24: Rental Affordability for Lumby Area Households by Age, 2014
Available for Rent (30% of income) Available for Rent (50% of income) Median Single Single Age Group Couple Lone Parent Couple Lone Parent Monthly Person Person Households Households Households Households Rent Households Households
0 to 24 $1,455 Data Suppressed $383 $2,425 Data Suppressed $638 24 to 34 $2,238 $504 $835 $3,729 $840 $1,392 35 to 44 $2,283 $939 $1,106 $3,805 $1,565 $1,843 $830 45 to 54 $2,382 $1,162 $726 $3,969 $1,936 $1,210 55 to 64 $1,896 $1,154 $566 $3,161 $1,924 $944 65+ $1,276 $1,336 $529 $2,127 $2,227 $882
Source: Statistics Canada, Income Statistics, Taxfiler Data, Annual Estimates for Census Families and Individuals, 2014
Homeownership Affordability Analysis Households pursuing homeownership rather than rental will require a mortgage and must be qualified by a banking institution or a mortgage broker to obtain one. Basic home purchasing assumptions are made in order to determine the maximum purchase price and the maximum amount that households can borrow. For this report, assumptions were based on 2016/2017 rates, including:
• Gross Debt Service (GDS) Ratio at 32% (entire monthly debt, such as car loans and credit card payments, including the potential monthly mortgage payment, should be no more than 32% of gross monthly income); • 5-Year Fixed Rate (semi-annual) at 4.64%; • Mortgage insurance at $550 a year; • Amortization Period of 25 years; and, • Monthly maintenance fees at $200, property taxes at $250, and utilities/heating at $150 (estimates based on a scan of recent sales listings).
Homeownership affordability can be estimated based on the assumptions made about a household’s ability to obtain a mortgage, and using the median household income from Statistics Canada (taxfiler income data). For the Lumby area, using the average list price of a sample of 34 properties for sale in Lumby in April 2017 of $302,669, most households in the Lumby area would not be able to afford a home within 30% of their gross incomes with a 10% downpayment. Given this
Housing Needs + Gaps Report | Village of Lumby | May 2017 26 Page 189 of 256 median home value, most couple households in Lumby earning the median income would not be able to find a home they can afford to purchase within 30% of their gross incomes.
Figure 25: Home Ownership Affordability for Lumby Area Couple Households, 2014
Purchase Purchase Median Community Available at Less Fees Maximum with 10% with 5% Value of (by postal code) GDS and Utilities Mortgage Down Down Dwelling British Columbia $2,217 $1,471 $261,995 $291,106 $275,784 Lumby (V0E2G0) $2,048 $1,302 $231,921 $257,690 $244,128 Lumby (V0E2G1) $1,983 $1,237 $220,424 $244,915 $232,025 Lumby (V0E2G4) $1,538 $792 $141,177 $156,863 $148,607 $302,669 Lumby (V0E2G5) $1,809 $1,063 $189,400 $210,444 $199,368 Lumby (V0E2G6) $1,670 $924 $164,694 $182,994 $173,362 Lumby (V0E2G7) $2,175 $1,429 $254,536 $282,818 $267,933
Source: Statistics Canada, Income Statistics, Taxfiler Data, Annual Estimates for Census Families and Individuals, 2014
For lone-parent households, the median income is lower than couple households. Based on the assumptions and median income levels, a lone-parent household in the Lumby area would not be able to afford to purchase within 30% of their gross incomes. Many lone-parent households will effectively be priced out of the homeownership market and will be more likely to be renters.
Figure 26: Home Ownership Affordability for Lumby Area Lone-Parent Households, 2014
Purchase Purchase Median Community Available at Less Fees Maximum with 10% with 5% Value of (by postal code) GDS and Utilities Mortgage Down Down Dwelling British Columbia $1,061 $315 $56,133 $62,370 $59,088 Lumby (V0E2G0) $1,009 $263 $46,774 $51,971 $49,236 Lumby (V0E2G1) $1,268 $522 $93,001 $103,335 $97,896 Lumby (V0E2G4) Data Suppressed $302,669 Lumby (V0E2G5) $977 $231 $41,120 $45,689 $43,284 Lumby (V0E2G6) Data Suppressed Lumby (V0E2G7) $787 $41 $7,293 $8,103 $7,677
Source: Statistics Canada, Income Statistics, Taxfiler Data, Annual Estimates for Census Families and Individuals, 2014
For single-person households, the ability to afford homeownership within 30% of their gross incomes is even less than for lone-parent households, and significantly less compared to couple households. The next figure indicates that in all Lumby area postal codes low median incomes prevent single-person households earning the median income from buying their own homes. Single- person households earning the median income are generally priced out of the homeownership market in the Lumby area and, like lone-parent households, are more likely to be renters.
Housing Needs + Gaps Report | Village of Lumby | May 2017 27 Page 190 of 256 Figure 27: Home Ownership Affordability for Lumby Area Single Person Households, 2014
Purchase Purchase Median Community Available at Less Fees Maximum with 10% with 5% Value of (by postal code) GDS and Utilities Mortgage Down Down Dwelling British Columbia $732 ($14) ($2,447) ($2,719) ($2,576) Lumby (V0E2G0) $604 ($142) ($25,252) ($28,057) ($26,581) Lumby (V0E2G1) $693 ($53) ($9,431) ($10,479) ($9,927) Lumby (V0E2G4) $598 ($148) ($26,439) ($29,377) ($27,831) $302,669 Lumby (V0E2G5) $594 ($152) ($27,057) ($30,063) ($28,481) Lumby (V0E2G6) $633 ($113) ($20,216) ($22,462) ($21,280) Lumby (V0E2G7) $638 ($108) ($19,265) ($21,406) ($20,279)
Source: Statistics Canada, Income Statistics, Taxfiler Data, Annual Estimates for Census Families and Individuals, 2014
The next figure shows affordable homeownership prices for households earning the median income in the Lumby area by household type and age group. Median income earning lone-parent and single-person households are both challenged to afford the average prices of housing in the Lumby area, as are couple households 24 years of age and younger. Couple household that are over the age of 55 also face challenges affording the average price of housing the Lumby area.
Figure 28: Home Ownership Affordability for Lumby Area Households by Category and Age, 2014
Available with 10% Downpayment Available with 5% Downpayment Median Age Group Single Single Value of Couple Lone Parent Couple Lone Parent Person Person Households Households Households Households Dwelling Households Households
0 to 24 $159,608 Data Suppressed ($66,857) $151,208 Data Suppressed ($63,339) 24 to 34 $324,801 ($41,202) $77,384 $307,706 ($39,033) $73,311 35 to 44 $334,437 $50,634 $203,841 $316,835 $47,969 $193,112 $302,669 45 to 54 $355,207 $97,634 $123,629 $336,512 $92,495 $117,122 55 to 64 $252,753 $96,050 $89,855 $239,450 $90,995 $85,126 65+ $121,757 $134,480 $82,035 $115,348 $127,402 $77,717
Source: Statistics Canada, Income Statistics, Taxfiler Data, Annual Estimates for Census Families and Individuals, 2014
Housing Needs + Gaps Report | Village of Lumby | May 2017 28 Page 191 of 256 Demonstrated Need
Although there are indications that the overall housing affordability for the Lumby area is better than in other parts of B.C., housing appears to be unaffordable for many vulnerable groups. This largely reflects the relatively low incomes for households in the area relative to other parts of BC. But it also reflects a lack of affordable housing options in the community, including affordable rental housing and affordable homeownership opportunities. There are also indications that a recent escalation in real estate prices may be eroding the Lumby area’s historically more affordable real estate market. This trend, if it continues, could threaten affordability in the area for more households, including moderate-income households.
Income statistics from 2014 taxfiler data reveal that lone-parent families and single people have much lower incomes than couples and, consequently, have far fewer choices in the housing market. Additionally, while couple households earning the median income appear to able to afford to rent or buy a home within 30% of their gross incomes, it is important to recognize that half of couple households in the Lumby area earn less than the median income and may experience challenges affording housing.
Observations from community stakeholders further illustrate how a shortage of affordable housing options impact the community. It appears that the lack of housing available, both for rental housing and homeownership, is making it more difficult for new households to relocate to Lumby. This appears to be especially true for young adults and young families. Stakeholders report that many young adults who grew up in the village and are seeking to return to Lumby after attending university or after working for a period outside of the Village, often after starting their own families, have difficulty finding housing in the community which prevents their return. There were also reports that some seniors in the community who already own homes, but who are interested in downsizing to more age-friendly homes, have few options in Lumby because of a lack of appropriate apartments either for rent or purchase. Many are forced to remain in their homes even though they are not suitable for meeting their needs.
There are indications that the lack of affordable housing is having a negative impact on economic growth in the area. The Monashee Mews 46-bed complex care facility reported difficulty recruiting and retaining staff to work in their facility because they cannot find housing in the community. This is mostly related to the lack of rental apartments in Lumby. Most entry level staff at the Monashee Mews rent homes in Vernon and commute daily to Lumby and many will choose to leave the Monashee Mews if alternative employment opportunities become available closer to their homes to save on commuting costs and improve quality of life. The difficulty in retaining staff has caused the Monashee Mews to postpone a second phase of development that would include a supportive housing
Housing Needs + Gaps Report | Village of Lumby | May 2017 29 Page 192 of 256 development for seniors. Supportive housing is currently missing in the community and would provide a valuable source of housing for aging seniors who are no longer able to live completely independently but who do not require complex care.
Young adults, especially under the age of 24, appear to face particular challenges affording housing in the area. This may be a reflection of the lack of quality jobs for this age group in the community. This insecurity among some young low-income households can lead to precarious housing situations. Community stakeholders indicated that there are instances in which young adults may turn to sleeping on the couches of friends or family, a term described as being “relatively homeless.” Some community stakeholders indicated that there were a handful of instances of individuals in the area experiencing “absolute homelessness,” in which a household is without stable, permanent, appropriate housing, or the means and ability of acquiring it. Although still very rare in Lumby, the presence of people experiencing absolute homelessness in the area is a cause for concern.
Based on an analysis of data in this report, as well as observations from community stakeholders interviewed as part of this report, the following priority groups have been identified:
• Low-Income Seniors: Demographic data indicates that the Lumby region is aging. Although Lumby is generally a younger community compared to the RDNO and the province as a whole, a large number of baby boomers is expected to enter retirement in the next 10 years. Taxfiler data indicates that many resident seniors have very limited incomes. This is particularly true for single- person senior households. As time goes on, these seniors will require more housing appropriate to their needs to allow them to age in place in the community. These trends are already evident with the long waitlists at existing low-income seniors housing in the community. Low-income seniors have few rental, non-market housing, semi-supportive, and supportive housing options in the Lumby area that are accessible, suitable, and affordable to their incomes.
• Low- and Moderate-Income Young Adults and Families: A frequent theme to emerge in stakeholder interviews was the lack of housing available for young adults and young families, particularly those with low incomes. Young adults and families will frequently choose to rent when they enter the housing market, often saving money for a downpayment for future homeownership opportunities. The lack of affordable homeownership opportunities was also identified by informants as a significant problem for young households. The lack of supply of rental properties for this demographic means that many young adults and families often leave the area. In interviews with stakeholders, there is a perception that the lack of housing appropriate for young adults and young couples in the process of family formation may have long-term economic impacts on the community, causing a loss of the community’s future workforce.
Housing Needs + Gaps Report | Village of Lumby | May 2017 30 Page 193 of 256 • Lone-Parent Households: Lone-parent households have fewer choices in finding suitable, adequate, and affordable housing. Lone-parent households have median incomes lower than the provincial median, and most would not be able to buy a house, and may have difficulty finding suitable rental housing. Women fleeing violence, often with their children, are a particularly vulnerable population, and the lack of transitional or temporary rental housing in the area means that women fleeing violence frequently must seek housing in communities outside of the Lumby area.
• Persons with Disabilities: With an slightly older building stock and many buildings constructed prior to modern accessibility standards, people with disabilities experience significant challenges finding suitable, accessible, and affordable housing in the Lumby area. With an aging population, the number of people with disabilities due to age-related conditions and diseases is likely to increase.
Housing Gaps In the Lumby area, the predominant form of housing is single-detached and the most common form of tenure is ownership. While these homes are generally in good condition and are affordable to most households in the area, the lack of diversity of other housing forms creates notable housing gaps for priority groups in need.
The lack of quality rental housing options was a consistent and significant theme that was brought up in multiple interviews with stakeholders, as well as evident in available data. The lack of suitable rental housing options means that some vulnerable households must live in substandard living situations, such as couch surfing and the occasional use of recreational vehicles and travel trailers as temporary and, in some cases, semi-permanent housing.
Based on an analysis of data in this report, as well as observations from community stakeholders interviewed as part of this report, the following housing gaps have been identified:
• Market Rental Housing: Housing indicators and interviews with stakeholders indicate that the Lumby area has a very limited supply of purpose-built rental housing and the condition of existing rental housing may in some cases be poor and in need of improvements. A large number of groups would benefit from an increased supply of market rental housing, including single people, young adults, couples, young families, couples, and seniors.
• Affordable (Subsidized) Rental Housing: Based on the analysis of median incomes, there are a number of households that cannot afford to rent or buy housing at a price within 30% of their gross incomes. This is true among many single-person and lone-parent households, and it is also true for younger families. There is a need for more subsidized housing options in the area to provide housing for these low-income households. Affordable rental housing is needed in a
Housing Needs + Gaps Report | Village of Lumby | May 2017 31 Page 194 of 256 variety of forms, including units appropriate for single people, families, and people with disabilities.
• Affordable (Subsidized) Independent Seniors Rental Housing: Based on the low median incomes of seniors in the area, especially those seniors over the age of 65, there is a specific need for additional subsidized rental housing options for seniors. Although there is already a supply of affordable independent seniors housing in the area, with additional units there were completed recently, demand for independent seniors housing continues to be strong is likely to continue to increase further as the population continues to age.
• Supportive Housing for Seniors: Lumby currently lacks supportive housing options for seniors. Supportive and assisted housing is housing in which there are individual residential units and large common areas, often including a large communal dining room and common areas for activities and socializing, designed to meet the needs of seniors and accommodate aging in place. It features a package of non-medical services, typically including meals, house-keeping, laundry and activities, but does not include medical care. While Lumby has a supply of housing for both independent seniors and seniors requiring complex healthcare services, there are no supportive housing options in the community.
• Affordable Homeownership Opportunities: Based on the analysis of incomes in the area, a number of households are close to being able to afford homeownership, but remain priced out of the housing market. Affordable homeownership opportunities could help these households purchase their own homes. Smaller and more compact homes, such as townhouses, duplexes, or multi-unit housing, could present an affordable homeownership option for some low- to moderate-income households.
• Accessible Housing: There is a need for more accessible housing to enable independent living for seniors and persons with disabilities. Largely driven by the aging population of the area, there is a need for more dwellings for individuals with limited mobility, such as doorways and hallways that are wide enough to adequately fit walkers and wheelchairs. In some cases, existing housing can be modified to meet accessibility needs. Promoting housing accessibility can help seniors age in place and stay in the same home and community they have lived in for years.
Other Related Issues During the process of producing this housing needs and gaps assessment, additional housing related issues were identified. These issues relate to social and health needs of priority groups in the community and include:
• Support Services for Seniors: Community stakeholders indicated that many seniors want to remain in their single-detached homes, due in part to lack of affordable housing alternatives, as
Housing Needs + Gaps Report | Village of Lumby | May 2017 32 Page 195 of 256 well as a desire to remain independent. However, with the area’s aging demographics, there will be increasing demand for support services needed to help these seniors age in place such as snow removal, lawn care, grocery delivery, cleaning, and household maintenance. Additionally, there may be increasing demand for home health support services intended to promote independence for those with chronic health conditions and disabilities, as well as to provide caregiver rest and relief. Support services are provided by a mix of sources, including the private sector, non-profit societies, and Interior Health, which makes navigation and coordination of services difficult. Provision of these services is also complicated by the dispersed settlement pattern of the area, especially in more rural areas of Lumby. There is concern that demand for these services could overwhelm current resources.
Housing Needs + Gaps Report | Village of Lumby | May 2017 33 Page 196 of 256 In Closing
An analysis of housing needs and gaps demonstrates that housing is affordable for most households in the Lumby area. Available data indicates most households are not likely spend more than 30% of their gross income on housing, and few households are in core housing need. However, the analysis indicates that a potentially sizeable minority of households are having difficulty finding and affording suitable housing in the Lumby area. Specifically, this analysis found that low-income, single-person households and lone-parent households are challenged with housing affordability, and there is evidence that some young adults, young families, and seniors may also face considerable affordability challenges.
In the Lumby area, the single-detached home is the predominant form of housing and homeownership is the most common form of tenure is. While the cost of housing is affordable to most households in the area, the lack of diversity of other housing forms creates significant housing gaps. These gaps include:
• Market Rental Housing; • Affordable (Subsidized) Rental Housing; • Affordable (Subsidized) Independent Seniors Rental Housing; • Supportive Housing for Seniors; • Affordable Homeownership Opportunities; and, • Accessible Housing.
Next Steps The intent of this report is to provide the Village of Lumby with a better understand local housing issues as it considers developing an Affordable Housing Strategy to address local housing needs. As a next step, Lumby should undertake an engagement process to share findings from the needs and gaps report, and identify housing solutions appropriate to the local context. Based on input obtained through community engagement and paired with housing best practices, a Housing Strategy Report and Implementation Plan can be developed that can guide the community in addressing housing affordability challenges.
Housing Needs + Gaps Report | Village of Lumby | May 2017 34 Page 197 of 256 APPENDIX A: KEY TERMS Key Terms
Housing Needs + Gaps Report | Village of Lumby | May 2017 Page 198 of 256 Key Terms & Definitions
ACCESSIBLE HOUSING means dwellings that include features, amenities or products to better meet the needs of people with disabilities and thereby maximizing the number of people who can readily use them.
ADEQUATE HOUSING means housing that does not require major repairs.
AFFORDABLE HOUSING means a safe, secure, accessible living environment that allows people to live within their income level, and maintain quality of life. Affordable housing may take a number of forms that exist along a continuum—from emergency shelters, to transitional housing, to mass-market rental (also known as subsidized or social housing), to formal and informal rental, and home ownership. According to Canada Mortgage and Housing Corporation, for housing to be affordable, a household should not spend more than 30 percent of gross income on shelter costs.
APARTMENT means a residential use contained in a building for three or more dwelling units, the majority of which share ground-level access. Typically, apartments are classified as one of two: (i) apartments in a building that has fewer than five storeys; and, (ii) apartments in a building that has five or more storeys.
ASSISTED LIVING is defined under BC’s Community Care and Assisted Living Act, and generally includes services such as meals, housekeeping, laundry, and some assistance with personal care such as grooming, mobility, and medication. These units are also designated as Independent Living.
CORE HOUSING NEED means a household living in a housing that falls below at least one of the adequacy, affordability or suitability standards and it would have to spend 30 percent or more of its total before-tax income to pay the median rent of alternative local housing that is acceptable.
GROSS DEBT SERVICE RATIO means the ratio that measures the percentage of gross annual income required to cover annual payments associated with housing and all other debt obligations, such as payments on car loans, credit cards, personal loans, etc.
HOMELESSNESS is the situation of an individual or family without stable, permanent, appropriate housing, or the immediate prospect, means and ability of acquiring it.
HOUSING CONTINUUM is a visual concept used to describe and categorize different types of housing, from non-market to market housing. Housing continuums are developed to assist with planning and program development and are usually tailored to the community or region in question. On the non-market end of the continuum are emergency services and transitional housing, which often require the most public funding, moving towards supportive and social housing options in the middle of the continuum and then towards independent housing options on the right, where housing is typically provided by the private market.
Housing Needs + Gaps Report | Village of Lumby | May 2017 Page 199 of 256 MAJOR REPAIRS NEEDED includes dwellings needing major repairs, such as dwellings with defective plumbing or electrical wiring and dwellings needing structural repairs to walls, floors or ceilings.
MARKET RENTAL HOUSING means the private rental market that provides the majority of rental housing affordable to households with low to moderate incomes. This can include purpose- built rental housing as well as housing supplied through the secondary rental market such as basement suites, rented condominium units, or other investor-owned houses/units.
MEDIAN INCOME means the halfway point of a population’s income, meaning half the population are making more than the median income and half the population are making below the median income.
MOBILE HOME means a single dwelling, designed and constructed to be transported on its own chassis and capable of being moved to a new location on short notice. It may be placed temporarily on a foundation pad and may be covered by a skirt.
MOVABLE DWELLING means a single dwelling, other than a mobile home, used as a place of residence, but capable of being moved on short notice, such as a tent, recreational vehicle, travel trailer houseboat, or floating home.
NON-MARKET HOUSING means affordable housing that is owned or subsidized by government, a non-pro t society, or a housing cooperative; whereby rent or mortgage payments are not solely market driven.
PRECARIOUS HOUSING means an individual or family paying for temporary, insecure or unstable housing, including overcrowded housing or unaffordable rents, given their income.
RELATIVELY HOMELESS means an individual or family sleeping on couches of friends or family, temporarily sheltered in a holding cell or in a hospital but with no permanent address.
RENTAL ASSISTANCE PROGRAM (RAP) is a program operated by BC Housing that provides eligible low-income working families with cash assistance to help with their monthly rent payments.
RESPITE means services that can give family/friend caregivers temporary relief from the emotional and physical demands of caring for a family member or friend. Respite services may be provided at home through home support services, in community through adult day services, or on a short-term basis in a residential care facility or other community care setting.
ROWHOUSE means one of three or more dwellings joined side-by-side, side-to-back, or possibly stacked one on top of the other, but with direct exterior access from ground level to the dwelling. Also known as TOWNHOUSE.
Housing Needs + Gaps Report | Village of Lumby | May 2017 Page 200 of 256 SEMI-DETACHED DWELLING means one of two dwellings attached side by side (or back to back) to each other, but not attached to any other dwelling or structure (except its own garage or shed). A semi-detached dwelling has no dwellings either above it or below it and the two units, together, have open space on all sides.
SENIORS INDEPENDENT LIVING means a home dedicated to seniors who need little or no assistance with daily living, and who do not require medical care or nursing staff.
SHELTER AID FOR ELDERLY RENTERS (SAFER) is a program operated by BC Housing that helps make rents affordable for BC seniors with low to moderate incomes by providing monthly cash payments to subsidize rents for eligible BC residents who are age 60 or over, and who pay rent for their homes.
SINGLE-DETACHED DWELLING means a single dwelling not attached to any other dwelling or structure (except its own garage or shed). A single-detached house has open space on all sides, and has no dwellings either above it or below it.
SUITABLE HOUSING means housing that has enough bedrooms for the size and make-up of resident households, according to National Occupancy Standard (NOS) requirements.
Housing Needs + Gaps Report | Village of Lumby | May 2017 Page 201 of 256 APPENDIX B: LIST OF KEY INFORMANTS List of Key Informants
Housing Needs + Gaps Report | Village of Lumby | May 2017 Page 202 of 256 Participants and their Affiliations
Sally Andres Realtor, Century 21—Lumby
Ron Burnett Building Inspector, Village of Lumby
Nanette Drobot Non Profit Portfolio Manager, BC Housing
Jean Gali Lumby Community Thrift Store
Rob Jaswal Affordable Housing Consultant, CMHC
Gay Jewitt Executive Director, Whitevalley Community Resource Centre
James Kay Principal, Alpine Consultants Ltd
Christine MacNeill Program Coordinator, White Valley Parks, Recreation and Culture
Heather Manson Community Administrator, Monashee Mews/inSite Housing
Lori Mindnich Councillor, Village of Lumby
Tanya Osborne Community Health Facilitator, Interior Health
Greg Routley RDNO – Planning Department
Darline Scott Realtor, Remax—Lumby
Elinor Warner Chair, Lumby & District Senior Housing Society
Housing Needs + Gaps Report | Village of Lumby | May 2017 Page 203 of 256
Page 204 of 256 585 – 1111 West Hastings Street, Vancouver BC V6E 2J3 | 604.687.2261 5th Floor, 844 Courtney Street, Victoria BC V8W 1C4 | 250.383.0304
www.cityspaces.ca
Page 205 of 256 APPENDIX 2: CONSULTATION SUMMARY REPORT Consultation Summary Report
AFFORDABLE HOUSING STRATEGY | Village of Lumby | November 2017 Page 206 of 256 CONSULTATION SUMMARY REPORT Prepared for the Village of Lumby September 2017
Page 207 of 256 Page 208 of 256 Table of Contents
Introduction ...... 4
Purpose ...... 4 Affordable Housing Strategy ...... 4 Objectives ...... 5
Consultation Activities ...... 5 Open House ...... 5 Focus Groups ...... 6
Concluding Comments ...... 9
Appendix 1: Display Boards/“Dotmocracy” Responses
Appendix 2: Open House Comment Form Responses
Appendix 3: List of Focus Group Participants
Consultation Summary | Village of Lumby | October 2017 3 Page 209 of 256 Introduction
Purpose in 2017, the Village of Lumby engaged CitySpaces Consulting to develop the Village’s first Affordable Housing Strategy (AHS). As part of the process of creating the AHS, consultation activities were organized in Lumby to gain insight into the housing challenges of residents and community stakeholders to help inform the creation of the AHS. This Consultation Summary Report summarizes the outcomes of these consultation activities, which took place on September 12 and 13, included a community open house and a community stakeholder focus group.
Affordable Housing Strategy The purpose of an AHS is to provide a community with a framework to allow it to implement strategies intended to create affordable housing in its community. An AHS defines priority areas for addressing affordable housing challenges and outlines recommendations, policies, and directions.
An initial phase of the AHS development process involved the creation of a Housing Needs and Gaps Report, which focused on obtaining both quantitative and qualitative sources of information to offer comprehensive insight into local housing needs, which included a policy review, community profile, and an inventory of local housing and services in the Lumby area. Based on an analysis of data, as well as observations from 14 community stakeholders interviewed as part of the analysis, the Housing Needs and Gaps Report the following priority groups with demonstrated housing needs have been identified:
• Low-Income Seniors;
• Low- and Moderate-Income Young Adults and Families;
• Lone-Parent Households; and
• Persons with Disabilities.
The Housing Needs and Gaps Report also identified the following housing gaps:
• Market Rental Housing;
• Affordable (Subsidized) Rental Housing;
• Affordable (Subsidized) Independent Seniors Rental Housing;
• Supportive Housing for Seniors;
• Affordable Homeownership Opportunities; and
• Accessible Housing.
Consultation Summary | Village of Lumby | October 2017 4 Page 210 of 256 Objectives The consultation activities that were undertaken as part of the AHS development process had two major objectives. The first objective was to raise awareness in the community about housing issues in Lumby. This included sharing information with the community about priority groups and housing gaps identified in the Housing Needs and Gaps Report. The second objective was to obtain input from the public and community stakeholders about their personal experiences with housing affordability in the Village and to identify potential ideas for future housing policy directions.
Consultation Activities
Open House A community Open House took place from 5:00 to 8:00 pm on Tuesday, September 12 at the White Valley Community Centre. The Open House was advertised locally in the Lumby Valley Times, and posters were placed in a number of high visibility locations around the community.
FORMAT A series of display boards was prepared for the open house. The display boards were designed to both inform the community of findings from the Housing Needs and Gaps Report and to collect feedback about preferences for developing strategies and policies for increasing the supply of affordable housing in Lumby.
• To inform the community of current local housing issues, several boards were prepared with key housing statistics for Lumby, including a description of priority groups and housing gaps identified in the analysis of data.
• A second group of display boards were prepared to collect preferences about preferences for developing strategies and policies for increasing the supply of affordable housing in Lumby using a “dot-mocracy” exercise. (Dot-mocracy is an established facilitation method used to describe preferences with dot stickers.) For the dot-mocracy exercises, several display boards featured various housing forms that could be used in Lumby, such as secondary suites, laneway houses, duplexes, row houses, apartments, etc.
• Additional boards described potential policies and tools that could be used by the Village of Lumby. Comment forms were also provided to gain additional feedback about housing issues and possible solutions in the community.
WHAT WE HEARD Based on a sign-in sheet at the entrance to the open house, 27 members of the community attended the Open House. Additional demographic information was reported using dots on the interactive boards. While the majority people attending this session resided within the village(16), a sizeable number of participants (13) resided in the rural Electoral Area D, which surrounds the village and is often referred to as rural Lumby.
Consultation Summary | Village of Lumby | October 2017 5 Page 211 of 256 • Participants tended to be between the aged of 45 to 65, though a small number of people under the age of 45 participated. Over two-thirds of the participants owned their homes, though a sizeable number (7) rented. (Complete feedback from the dot-mocracy exercise and verbatim feedback from the open house comment forms is available in Appendix 1.)
• On questions related to what housing types would work well in Lumby, participants generally expressed support for all types of housing. Secondary suites, laneway houses, townhouses, and mixed-use residential received the most support. Triplexes, quadraplexes, townhouses, and apartments received slightly less support.
• In terms of housing policies and tools, participants also generally favoured all options presented. The “Seniors Friendly Rental Housing Policy” and the “Family Friendly Rental Housing Policy” received the most support. For both the housing types and housing policy categories, variations in terms of preferences were driven by relatively small numbers of responses, and would not be considered statistically significant. Finding from this exercise indicate that the participants are supportive of efforts to promote the availability of affordable housing through diverse means.
Focus Groups A focus group was held on Wednesday, September 13th. Invitations were distributed to community stakeholders that participated in telephone interviews as part of the development of the Needs and Gaps Report. A total of 20 people participated. (A list of participants is included in Appendix 3.)
FORMAT A series prompting questions were prepared for the focus group. Key questions for the focus group participants were: • Do housing gaps and priority groups identified in the Housing Needs and Gaps Report seem accurate based on your experiences in the community?
• What housing gaps and priority groups should be prioritized in an affordable housing strategy?
• How should the Village of Lumby be involved in promoting affordable housing in the community?
Structured conversations took place around each of these key questions, allowing all participants to share their views.
WHAT WE HEARD Do housing gaps and priority groups identified in the Housing Needs and Gaps Report seem accurate based on your experiences in the community? • Participants generally agreed that the identified housing gaps and priority groups seem appropriate in Lumby.
Consultation Summary | Village of Lumby | October 2017 6 Page 212 of 256 • There was a discussion about some of the less than desirable forms of housing that people are relying on, such as unsanctioned secondary structures on large lots and movable dwellings such as recreational vehicles.
• The needs of young families and lone-parent households were discussed extensively, and there was a consensus that more must be done to help this group.
• There continues to be a need for seniors housing, especially for one- and two-bedroom independent living apartments.
• The need for assisted living in the community was seen as a critical gap. Seniors who can no long live independently, but who don’t need housing with complex medical care, currently have no options in Lumby ,and must leave the community for appropriate housing options.
• There is a concern that the housing situation could continue to deteriorate, and in the future the village could be faced with a visible homelessness problem if action on housing is not taken.
• Housing for people with disabilities, both physical and mental, were also described as a housing gap. Many people in this category are able to live independently with some minor supports, but the village currently lacks both the housing and the supports to provide housing for this group. Elderly parents who take care of adult children with disabilities were a group that should also be considered for housing needs.
What housing gaps and priority groups should be prioritized in an affordable housing strategy? • Participants had a difficult time prioritizing groups in need of housing, and there seemed to be a consensus that housing for both young families, including lone-parent households, as well as independent seniors, and seniors needing some support is important.
• There is a perception that the lack of housing for young families is having a negative impact on the economic sustainability of the community.
• People generally seem to support the idea that having more housing for families could attract young people to Lumby, and that having a younger community will lead to a vibrant and economically successful community.
How should the Village of Lumby be involved in promoting affordable housing in the community? • There was general consensus that more should be done by the municipality.
• However, there is ambiguity about how big a role and how much resources the municipality should, and can realistically devote, to affordable housing initiatives.
• There was general consensus that new building forms might be able to address housing affordability, but some ambiguity about what forms would work best.
• Some participants favour a focus on apartments above storefronts, which would have the added benefit of revitalizing Lumby’s downtown core.
• Other participants were more open to having additional housing types in Lumby’s established residential housing.
Consultation Summary | Village of Lumby | October 2017 7 Page 213 of 256 • Some felt that modular/manufactured homes could help address housing affordability, and that many modern manufactured homes could fit in well in the community.
• In the past, Council has rejected some forms of housing that were deemed too dense or incompatible with neighbouring residences, and this may have been a mistake from a community-wide perspective. Conversations about affordable housing in the community will put more emphasis on the importance of promoting new housing in the community when future proposals are before Council.
• Participants were divided about the use of Village-owned land for affordable housing. While some participants felt that the need for affordable housing was so great that it justified contributing land to a non-profit housing provider to build an operate affordable housing, while others felt the community is too small to make such a large commitment. Other financial assistance, such as waiving or reducing development fees or exempting non-profit housing providers from property taxes, were also a concern to some participants.
• Participants felt there may be a need for more community engagement and education about what “affordable housing” means and who it is meant to help. Participants indicated that many members of the community assume that affordable housing is meant to provide housing for very low-income housing at income assistance rates, while many forms of affordable housing discussed at the focus group are meant for low- and moderate-income households, including seniors, young adults, and young families. There is also a need for workforce housing in Lumby, and the current lack of housing for low- and moderate-income employees may be hurting the local economy.
Consultation Summary | Village of Lumby | October 2017 8 Page 214 of 256 Concluding Comments
Engagement activities indicate that a desire for more efforts to promote affordability in Lumby. There is also some agreement about groups that should be prioritized in an affordable housing strategy, namely young families, including lone-parent households, and seniors, including both independent and supportive housing. There was generally interest in promoting more diverse forms of housing, although some forms of housing that would add density to established residential neighbourhoods were less popular. There is generally broad support for housing to be incorporated into a general downtown revitalization effort. There is less consensus about what forms of financial support the Village of Lumby should use to support affordable housing. Some participants were generally supportive of the use of municipal land for affordable housing, as well as waived or reduced development cost charges and property exceptions, while others felt such actions could pose financial risks for the municipality.
Feedback from these engagement activities was valuable in validating the housing gaps and priority groups identified in the Housing Needs and Gaps Report. Information collected during the engagement activities will be used to develop and prioritize as set of strategic actions for the Village of Lumby, which will be presented in an Affordable Housing Strategy.
Consultation Summary | Village of Lumby | October 2017 9 Page 215 of 256 APPENDIX 1: DISPLAY BOARDS/“DOTMOCRACY” RESPONSES Display Boards/“Dot-mocracy” Responses
Consultation Summary | Village of Lumby | September 2017 Page 216 of 256 Appendix 1: Display Boards/“Dot-mocracy” Responses Responses from comment forms distributed and collected at the February 9, 2017 Village of Lumby Affordable Housing Strategy Open House. Responses are generally verbatim, but in some cases have been edited for clarity.
DEMOGRAPHICS
Which Neighbourhood Do You Live In?
Within Village of Lumby 16
Rural Lumby (Electoral Area D) 13
Outside the Lumby Area 3
What is your Age Category?
14 and Under 0
14 to 24 2
25 to 44 5
45 to 64 13
65+ 8
Do You Rent or Own?
Rent 7
Own 20
Other 2
Consultation Summary | Village of Lumby | September 2017 Page 217 of 256 WHAT TYPE OF HOUSING DO YOU THINK WOULD WORK WELL IN LUMBY?
Secondary Suite 23 1 Laneway House 22 3
Coach House 19 4 Compact Lot Single Detached 19 4
Duplex 18 1 Triplex 15 3
Quadraplex 16 2 Pocket Neighbourhood/Cluster Housing 17 5
Rowhouse 16 1
Townhouse 20 2
Apartments 15 2 Mixed-Use Residential 20 1
Great Idea Not So Great Idea
Other Comments:
• All of these should have been ranked in order of priority. By the second chart, people were tired of posting little dots.
• If the whole downtown was demolished, with new, healthy, non-brownfield retail with 2nd and 3rd floors as residential, this would address two issues at once.
Consultation Summary | Village of Lumby | September 2017 Page 218 of 256 WHAT DO YOU THINK OF THE FOLLOWING HOUSING POLICIES AND TOOLS?
Infill Housing Policy 17 2 Ground Oriented Multi-Unit Housing Policy 17 Co-Locating Housing and Community Assets 16 Seniors Friendly Rental Housing Policy 22 Family Friendly Rental Housing Policy 22 Improving Access to Rent Supplements 17 1 Promoting the Home Adaptation for Independence Program 18
Encourage Landlord Discussions 16 Non-Profit Housing Development Capacity Building Strategy 17 1
Municipal Financing Tools to Support Affordable Housing 16 3
Affordable Homeownership Program 18 2
Great Idea Not So Great Idea
Other Comments
• Create ways for rural housing to be shared or build housing in units on rural land.
• Multi-units could also be cultivated outside of town, with high density with community gardens and sharing of resources.
• Assist with acreage owners to be able to subdivide for family people. Hoops to jump through with ALR and RDNO—hard to get answers, assistance.
• Strategy should also include disabled persons.
• Encourage ownership.
• Work with trailer parks to encourage allowing trailer owners to sub lease, especially when for sale.
• The idea of a Non-Profit Housing Development Capacity Building Strategy]should be expanded — suitable land be identified and plan formulated for purchase and receiving funding from BC Housing. The need is here!
• Small communities could afford development costs of exempting property taxes and/or waiving or reducing development cost charges for affordable housing
• An Affordable Homeownership Program is] how I bought my home in 1977.
• A must to push ownership.
Consultation Summary | Village of Lumby | September 2017 Page 219 of 256 APPENDIX 2: OPEN HOUSE COMMENT FORM RESPONSES Open House Comment Form Responses
Consultation Summary | Village of Lumby | September 2017 Page 220 of 256 Appendix 2: Open House Comment Form Responses Responses from comment forms distributed and collected at the February 9, 2017 Village of Lumby Affordable Housing Strategy Open House. Responses are generally verbatim, but in some cases have been edited for clarity.
What do you • Availability, affordability, available land close to local services think are the • People want independence, many people looking for something they can call their own. Many looking for off grid availability. Where to build? Village is very most compact. Lots of ALR land, so now housing can be done on those sites challenging • Suitable land (flat for apartments) with easy access housing • There is a lack of rental housing for single parent families issues in • Rental homes and apartments that are affordable for low-medium income Lumby? people, for people with pets. Assisted living. Housing for large families. Lack of public transportation is a barrier to housing choices. • Affordability, as well as availailability of duplex or townhouses; even single detached the past few years.
Do you have • Yes, identify available properties for low-income seniors or people with specific disabilities. Then identify now to purchase the property—apply to BC Housing for suggestions funding. Such property should be located closet to the bus route, health to address services, etc. the issue of • Look at whole Village plan: Where is there room for building housing? Where is affordable building restricted re zoning? Revisit zoning rules for all areas housing in • Keep development costs down Lumby? • Perhaps it would be beneficial to form a non-profit society to build and operate an apartment complex specific for single parent families • Lobby provincial and federal governments. Need to re-intitiate housing co- operatives and develop strategies for building housing, especially for low- income people. • Low income housing—townhomes or duplex. A seniors complex like the villas may open up some single detached homes. But we need entry level homes for young families would be the Village’s 1st priority.
Other • The Village should establish a committee or appoint a group that represents a comments: cross section of the population, with objective to (1) identify suitable property, (2) identify how to purchase the property, and (3) form society to be able to do this with support • Need to revamp the downtown core • Lumby and Areas D and E have sufficient land to develop housing. Price of housing is way beyond income of most people. Attractive, well managed, democratic input for mobile home parks and modular home parks. • This is not a Lumby-only issue, nor provincial issue. It is a nation wide and the fix needs to come from Ottawa. Less help to outsiders coming to Canada and more help to our own people.
Consultation Summary | Village of Lumby | September 2017 Page 221 of 256 APPENDIX 3: LIST OF FOCUS GROUP PARTICIPANTS List of Focus Group Participants
Page 222 of 256 Participants and their Affiliations
Rick Fairbairn Electoral Area “D” Representative, RDNO Jean Gali Lumby Community Thrift Store Darlene Haslock Monashee Mews/inSite Housing Ann Howard BC Housing Gay Jewitt Executive Director, Whitevalley Community Resource Centre James Kay Principal, Alpine Consultants Ltd Eric Li University of British Columbia Okanagan Christine MacNeill Program Coordinator, White Valley Parks, Recreation and Culture Heather Manson Monashee Mews/inSite Housing Lori Mindnich Councillor, Village of Lumby Nick Hodge Councillor, Village of Lumby Tanya Osborne Community Health Facilitator, Interior Health Julie Pilon Councillor, Village of Lumby Janelle Rimell Interior Health Authority Stephanie Sexsmith Lumby Chamber of Commerce Darline Scott Realtor, Remax—Lumby Marnie Skobalski RDNO – Planning Department Gerry Tyndall Old Age Pensioners Association Jim Tyndall Old Age Pensioners Association Elinor Warner Chair, Lumby & District Senior Housing Society
Page 223 of 256
Page 224 of 256
585 – 1111 West Hastings Street, Vancouver BC V6E 2J3 | 604.687.2281
5th Floor, 844 Courtney Street, Victoria BC V8W 1C4 | 250.383.0304
www.cityspaces.ca
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585 – 1111 West Hastings Street, Vancouver BC V6E 2J3 | 604.687.2281
5th Floor, 844 Courtney Street, Victoria BC V8W 1C4 | 250.383.0304
www.cityspaces.ca
Page 227 of 256 The Mayor and Council
After various previous presentations, I am sure that Council is well aware of the need for increased access to health care services on Bowen Island.
Bowen needs:
• More primary care physicians to allow them to provide care 24/7. Other islands with smaller populations have this. • Integration of medical care with o Physiotherapy, mental health and other allied health professional services. o Home care services provided by Vancouver Coastal Health o Increased Vancouver Coastal Health clinics and prevention services o Emergency and paramedical services o Increased services from LifeLabs o Caring Circle social services o Dental services A health centre is essential as all of these services need space and none is presently available. For example,
• Limited space allows only solo medical practices so physicians cannot work together. • No space is available for new physicians interested in becoming part of Bowen’s medical team. • Recently, LifeLabs’ need for increased space meant that they could no longer provide service from Dr Schloegl’s small office. This led to disruption of service. • Vancouver Coastal Health has only been able to hold limited small group meetings because of lack of space in the cottage used by the Caring Circle which they have to share.
Bowen Island donors have generously pledged money towards the building of a new centre but land is needed. Council can make the centre possible by providing municipal land.
I hope that Council will form a partnership with Islanders who have pledged funds and/or have committed time to development of a health centre. A united voice of all Bowen Island organizations is needed in working with other health care agencies to make the vision for optimal health care a reality. Commitment of land for a centre is essential. Together, we can build the health centre and health care team which Bowen needs.
Gail Eyssen PhD Adjunct Professor, School of Population and Public Health, UBC Professor Emeritus, Dalla Lana School of Public Health, University of Toronto.
Page 228 of 256 Tyler Ruggles
From: Oydis Nickle < > Sent: February 13, 2018 12:40 PM To: BIMBC - Mayor And Council Subject: Food Truck Proposal
To Bowen Island Council and EDC
It has been brought to our attention that the EDC is proposing to investigate the feasibility of Food Trucks in Snug Cove and changing the current bylaw. I would like to express Doc Morgan’s is not in favor to this.
My staff and I have worked very hard to re-establish Doc Morgan’s Pub and Restaurant as a consistent and reliable place for locals and tourists to enjoy year around. I know all the other restaurant establishments on Bowen Island that are open year around have their heart and souls also into their establishments. By letting Food Trucks come to the Island during the summer would only take away business that we all need. In the proposal it references creating jobs, there are plenty of restaurant jobs available on Bowen Island already with the establishments here. If you check with any of the restaurant establishments on Bowen currently, we all have staff shortage issues so no other job opportunities are needed on this sector.
Thank you, Oydis Nickle
778-
General Manager Union Steamship Marina Ltd Doc’s Restaurant & Pub Ltd
1 Page 229 of 256 From: Maureen Nicholson Date: February 13, 2018 at 1:00:14 PM PST To: Oydis Nickle < > Subject: Re: Food Truck Proposal
Hi Oydis,
I’m responding as the council liaison to EDC. Your concerns were certainly anticipated.
There will be more info in the EDC agenda shortly. Consulting with local restaurants is the first step before spending any staff time on a pilot project, and any temporary use permits are proposed to be restricted to existing restaurants interested in operating a food truck as part of the project. More to come.
Maureen
------Maureen Nicholson Municipal Councillor & Metro Vancouver Director Bowen Island Municipality 981 Artisan Lane Bowen Island BC V0N 1G2
Direct line: 604-838-4648 Municipal Hall: 604-947-4255
This message may contain confidential information. Please do not forward it without my permission. If you have received it by mistake, please notify me by return email and delete the message along with any attachments. Thank you.
Page 230 of 256
To: Mayor and Council, Bowen Island Municipality
From: Economic Development Committee
Date: February 16, 2018 Meeting Date: February 26, 2018
Subject: Food Truck Pilot Project
RECOMMENDATION That Council direct staff to investigate the feasibility of establishing a Food Truck Pilot Project in Snug Cove for summer 2018 and report back to Council with recommendations.
PURPOSE To provide Council with background and a rationale for a Food Truck Pilot Project.
BACKGROUND Food trucks contribute to the vitality and economy of many BC communities. Where they have been introduced thoughtfully, they have enlivened street life, (our one “street” is already lined with food service providers..even in the parking lot at Docs.) provided food options, (when you walk off the ferry you have Branch and Butter, Lime and Moon, Paradise Grill, Doc Morgans, Rustique Bistro, Snug Café, Tuscany Pizza, Barcelona, the Bowen Pub, the Ruddy Potato, Bowen Sushi, the Village Baker, and then up the hill, Artisan Eats and Cocoa West. 14 options in walking distance. Not bad for such a tiny place. )served as part of special events (our local services do a great job supporting special events), offered employment (there is a HUGE STAFFING CRISIS HERE, not a need for more food service employment), and increased responsiveness to tourism (Bowen’s response to the tourist spike last summer was herculean. Congratulations are in order!).
In 2017, Bowen Island experienced a significant increase in tourism. (largely because the rest of BC was on fire) As reported by Tourism Bowen Island, traffic at the Visitor Centre last year increased dramatically, with the Visitor Centre serving 14,071 people, up by 79% over the prior year. Local restaurants were unable to keep up with demand on occasion, (This is untrue and unfair. There were rumours, since refuted by the establishments in question. Here at the Ruddy, we find that pretty insulting. Food establishments did a fantastic job this past summer )and in a few instances, they ran out of food and closed early(again, not true.) As tourism is expected to remain at high levels or increase further, the Economic Development Committee began a discussion of how to respond more effectively to the impacts of tourism while ensuring residents are able to enjoy local restaurants during high season. Maybe you could hold a breakfast meeting with food business owners who are busting their guts to survive here, to understand and clarify what really happened, quantify the need and any gaps, and work together to come up with some ways to help local businesses expand services and fill those seasonal needs. What are the barriers to dealing with huge numbers of tourists? Well, actually, what a relief it was to have the business levels in the summer that we need to keep funding the business through the rest of the year. Biggest problem? FINDING STAFF TO WORK WHO CAN AFFORD TO LIVE HERE. What are the barriers to staying in business on bowen? FINDING STAFF TO WORK. Surviving the high cost of renting premises, making it through the winter when locals shop in town, getting deliveries on the tiny replacement ferry, and now trying to integrate the increasing minimum wage for school age kids with little experience. Food Truck Pilot Project Page 1 of 2 February 16, 2018 Page 231 of 256
How discouraging to have a summer food truck appear outside your door, pulling your business away in those precious few summer months. How utterly frustrating it would be to have off island food trucks appear, sucking away those summer tourist dollars. How possible is it even to consider that a local business, already stretched to breaking and unable to find staff here (the elephant in the room) might be able to also run a food truck? Just approving an initiative like this, opening up the bylaws feels like a slap in the face to those in the business community already here, working year round to provide food service. That’s not sound economic development. I would welcome meaningful consultation with the EDC re how to support the restaurants and food services on bowen in the busy summer months, instead of commenting on isolated government initiatives like this.
The EDC identified food trucks as one potential solution. The principal obstacle to food trucks is that they are not permitted under the Land Use Bylaw, which has a blanket prohibition in Section 3.3.6:
3.3 The following uses are prohibited in all zones, except as otherwise specifically stated in this Bylaw: … .6 A use located partially or totally in a tent trailer, motor home, camper, or other recreation vehicle, without a permanent foundation or permanent service connect, except when a tent trailer, motor home or camper, or other recreation vehicle: • is otherwise permitted by this Bylaw …
DISCUSSION In discussion with the Manager of Planning and Development, the following points were made: • Temporary Use Permits could be used as an option for a summer 2018 pilot project. These could be limited in number (e.g., up to four), with priority for the TUPs given to existing restaurants in the Cove. If interest were high, a lottery could potentially be used to allocate the limited number of TUPs.
PLEASE TALK TO THE BUSINESS community. Surely supporting, not replacing, local business should be your first priority. This working community has lots of great creative ideas, and needs your support.
Food Truck Pilot Project Page 2 of 2 February 16, 2018 Page 232 of 256 • To allow for food trucks on an ongoing basis, the Traffic and Use of Streets Bylaw may also require changes. This bylaw is currently referred to BIMTAC for potential amendments related to ferry marshalling. • It would be preferable to have business licensing in place before formally permitting food trucks. In the longer term, a food truck licence could be auxiliary to a Bowen restaurant business licence. • Several locations in Snug Cove are potential options for siting food trucks, on both municipal and private lands (e.g., adjacent to Full Stop Rentals, private parking lots, perhaps the municipal pier). The impact on traffic flow would be an important consideration. • The Manager of Planning and Development expressed interest, if directed by Council, in working with TUP holders in developing required bylaw amendments and regulations (e.g., type, size, locations, hours of use, handling of garbage). He described his prior experience in Kitimat, which has a Food Truck Policy. • The most recent food truck proposal was in 2013 for a seasonal waffle truck adjacent to the upper ferry lineup. See http://www.bowenislandundercurrent.com/news/no-green-light-for-waffle-truck-1.904665. This proposal failed and met with pushback from local restaurant owners who operated year-round, not just in peak season, and paid property taxes. It appears that a prior resolution from EDC under the last Council recommended food trucks be introduced. No action has been taken in the past five years.
For the full discussion, see the January 12 EDC meeting video at https://bowenisland.civicweb.net/filepro/document/145563/Economic%20Development%20Committee%20Me eting%20-%2012%20Jan%202018%20Agenda.html?splitscreen=true&widget=true&media=true.
FINANCIAL IMPLICATIONS Planning staff time would be required. No direct costs.
COMMUNICATION STRATEGY • Direct mail to local restaurants regarding the initiative, along with the usual communication channels (Island Page, social media, municipal e-newsletter). • Information session if needed
SUMMARY A Food Truck Pilot Project would enable a livelier street life, food options, employment, and responsiveness to tourism. Temporary Use Permits would allow for a limited number of food trucks while longer-term bylaw amendments and regulations are developed with community input.
ALTERNATIVES 1. That Council endorse the recommendation as stated. 2. Other direction as provided by Council.
SUBMITTED BY:
{ORIGINAL SIGNED} ------Councillor Maureen Nicholson for the Economic Development Committee
Food Truck Pilot Project Page 2 of 2 February 16, 2017 Page 233 of 256 Hi Ellen,
Thank you for this feedback. There was no intended criticism of Bowen restaurants or food providers in this draft proposal, nor was it intended to be circulated more broadly at this time. EDC had received feedback from the business community that they had had difficulty meeting the needs of tourists this past summer. This was an option we thought might be of interest and would be subject to input from the business community before proceeding, if at all.
Cheers, Maureen
------Maureen Nicholson Municipal Councillor & Metro Vancouver Director Bowen Island Municipality 981 Artisan Lane Bowen Island BC V0N 1G2
Direct line: 604-838-4648 Municipal Hall: 604-947-4255
This message may contain confidential information. Please do not forward it without my permission. If you have received it by mistake, please notify me by return email and delete the message along with any attachments. Thank you.
Page 234 of 256 Tyler Ruggles
From: julie cree < > Sent: February 13, 2018 8:36 PM To: BIMBC - Mayor And Council Subject: The potential for Food Trucks
Dear Council,
It has come to my attention that a discussion has arisen with the EDC about the potential for Food Trucks on Bowen Island as a possible solution to under-fed tourists in the summer seasons, and that this subject will be brought to council in the coming weeks.
As a restaurant owner for the past 14 years, I would like to add my opinion on this to the conversation.
First of all, there are rumours that some restaurants had to close early on occasion last summer as they could not handle the volume of tourists. Someone told me they heard Artisan Eats had to close, and that was not true at all. I don’t actually know of anyone who had to close, so I would be weary of this information.
Secondly, one particular holiday where Bowen Island was inundated with tourists beyond anyone’s capability was May long weekend, 2017. On one of those weekend days, we not only exceeded any sales from previous May long weekends, our sales were higher than any day in our 8 years of existence. In fact, we almost DOUBLED our usual May long weekend sales, and that is something no business could have prepared for. Using this weekend as evidence of an under-serviced island for the amount of tourism would not be a true reflection of a typical summer.
Tourism was very high on Bowen Island in the summer of 2017 (due in part to the great efforts of Bowen Tourism but the raging Okanagan fires PROBABLY had a little to do with it) and the restaurant owners were certainly weary by the end of the season, but also happy that they were able to get a good amount of money in the bank before the very slow winter season appeared. It meant that I was ALMOST able to pay myself every month since….but the winter is not over yet.
There is a suggestion that Food Trucks create jobs. With all due respect, providing jobs on Bowen Island IS NOT A PROBLEM. Finding staff to fill all of the available positions IS THE PROBLEM. That of course leads to the discussion of affordable housing…apartments, condos…a conversation I am certain you are familiar with at this point. Staff shortages have made headlines in Vancouver as the labour shortage is at such crisis levels, but in fact this is something us Bowen businesses have been only too aware of for the last decade or more. Christophe, our chef and my husband, has gone to great lengths to bring in staff from Europe to help us function at our best, but even that source of staffing has deteriorated as potential staff cannot find reasonably priced accommodations (meaning we have to increase what we pay staff, and on and on it goes…) AS A DIRECT RESULT we have had to close our doors 2 days/week in the winter and it is unlikely we’ll be open 7 days/week in summer.
The EDC also suggests that Food Trucks could lead to a lively cove area. I truly appreciate their efforts here and I very glad the members of the EDC are trying to make great economic improvements on my behalf, along with all Bowen Islanders. However, I don’t think the Cove is in much position to add another level of excitement until other matters are taken care of. The beautification by adding the garden was a WONDERFUL idea, and I’m happy to see it every time I leave or return to the island. The parking, however, where tourists get themselves trapped by parking along the curb, only to be blocked in by ferry-parked cars is a ridiculous situation that I believe needs to be corrected immediately! I am shocked that year after year this conflict has gone unresolved. The line painting has improved matters to be sure, but there is certainly more to be done! I realize this is not a small problem with an easy solution and a good solution will be
1 Page 235 of 256 met with much criticism to be sure, but I certainly hope someone is leading this issue. AND a traffic circle would be nice. :)
Also, we have a flailing market that tries to happen down in the Cove. It was led by Basia Lieske for a great many years, but she ran out of the energy to herd the cats every year, and none of us has the time to take over her role. Kathy Clarke and myself have taken on the coordinating of a few vendors that show up, but as I said, neither of us had the time to commit to making the market a beautiful thing. Perhaps THIS would be an area for us to try to add some festive life to the cove! I believe that council has already considered this issue, and combining the Farmer’s Market and the Seaside Market has been suggested, but that is two different markets with two very different agendas…unfortunately. But perhaps we can still work on a plan here???
Finally, and most importantly, all of the Bowen’s restaurants slog through very slow winters, in some cases keeping unnecessary staff on board so they have enough people in the summer. We pay rent, hydro, taxes, ferry fees…We stay open as long as we promised to do, even if there are NO customers in the building….We do this in hopes of levelling out the bank account in the summer, hopefully making enough to indulge in a winter vacation. It’s been commented upon that Bowen restauranteurs have a competitive relationship. In fact, most of us genuinely get along! But we are also deeply protective of our territory (even if our territory means ‘baguette’) because it doesn’t take much on this island to rock the boat to the point of tipping. I can only imagine how uncomfortable things would get when Food Trucks from off island arrive to take up some of the slack….or rather….take some of our survival dollars out of our pocket. Because, you see, Food Trucks can drive themselves down to Mexico in the winter and pick up a bustling market there…they don’t need to stick around a c old, wet, dark and nearly lifeless island in the winter. (No bitterness meant there, I actually quite enjoy the calm of the off-season months)
Thanks for taking the time….
Cheers,
Julie Cree Artisan Eats Cafe Beautiful Bowen Island - BC
2 Page 236 of 256 Thanks, Julie. I’ll make sure this feedback is passed on to the EDC.
Cheers, Maureen
------Maureen Nicholson Municipal Councillor & Metro Vancouver Director Bowen Island Municipality 981 Artisan Lane Bowen Island BC V0N 1G2
Direct line: 604-838-4648 Municipal Hall: 604-947-4255
This message may contain confidential information. Please do not forward it without my permission. If you have received it by mistake, please notify me by return email and delete the message along with any attachments. Thank you.
Page 237 of 256
BIRCH BOWEN ISLAND RESILIENT COMMUNITY HOUSING SOCIETY
February 16th, 2018
Dear Mayor and Councilors,
I am writing to formally introduce you to Bowen Island Resilient Community Housing Society (BIRCH).
We are a registered non-profit organization, formed to develop and manage affordable housing for Bowen Island. I have attached our purpose statement. You can also see our website for more information: https://birchousing.org/
I would like to invite you to attend our launch event, Saturday, February 24th, 2pm at Belterra Common House.
I would also very much appreciate the opportunity of meeting with you individually, or in small groups, to discuss what role and opportunities you see for a non profit housing society on Bowen Island.
Yours sincerely,
Robyn Fenton Acting Executive Director
BIRCH Bowen Island Resilient Community Housing birchousing.org
PO Box 8 Bowen Island BC V0N 1G0 [email protected]
Page 238 of 256
BIRCH BOWEN ISLAND RESILIENT COMMUNITY HOUSING SOCIETY
Purpose Statement
1. BIRCH will develop residential housing projects to be sold or rented at prices affordable to individuals and families with an annual household income in the $40,000 to $120,000 range in 2016 dollars.
2. BIRCH may do the development work set out in 1) in cooperation with, and with the aid from, municipalities, other government authorities, other not for profit entities and private developers
3. BIRCH will manage all rentals, sales and resales of these homes to qualified purchasers ("Qualified Purchasers") (qualification to be determined by the household income range in 1) subject to the further criteria of any jurisdiction approving a project for development).
4. In managing rentals, sales and resales, priority will be given to Qualified Purchasers who already live or work in the jurisdiction where a particular project is located.
5. Covenants that run with the title will be registered on the title of each unit stipulating the means by which these units will be kept affordable for future purchasers as well as the first purchasers.
6. The resale price will be equal to the original purchase price plus appreciation in proportion to the Consumer Price Index (CPI) or some similar mechanism that reflects change in area median income.
7. BIRCH will have the ability to borrow funds for development purposes
8. BIRCH may own real and personal property as required to fulfill its purposes.
Page 239 of 256 Tyler Ruggles
From: [email protected] Sent: February 21, 2018 9:44 AM To: [email protected] Subject: New Abandoned Boats Program Deadline: March 15, 2018
Follow Up Flag: Follow up Flag Status: Flagged
Dear Friends and Neighbours,
We are sending this reminder that Transport Canada is currently accepting applications for assessment and removal of abandoned and/or wrecked small boats for 2018-19. If you applied for funding from the 2017-18 allowance, we encourage you to apply again each time a new funding envelope opens. The application deadline is March 15, 2018. .
The Assessments and Removals (A&R) Component of Transport Canada’s Abandoned Boats Program (ABP) funds the permanent removal of abandoned and/or wrecked small boats that pose a hazard in Canadian waters.
The ABP provides funding to:
• Conduct boat assessments for removals • Remove and dispose abandoned and/or wrecked small boats
Eligible recipients include:
• Provinces, territories, municipalities and local governments • Indigenous groups, communities and organizations • Private ports or marinas* • Canadian Port Authorities • For-profit and not-for-profit organizations
*Abandoned and/or wrecked boats in a federally-owned small craft harbour are NOT eligible for funding under this program. Please contact the Department of Fisheries and Oceans.
More information on the Abandoned Boats Program Assessments and Removals (A&R) Component can be found here: https://www.tc.gc.ca/eng/apply-abp-ar-r-funding.html . Further information, including eligibility, available funding, selection criteria, and more, please visit: https://www.tc.gc.ca/eng/abp-ea-r-applicant-guide.html#funding .
Please feel free to email Morgan in our parliamentary office if you have any questions: pam.goldsmith- [email protected] . You may also contact Lucie McKiernan who can offer assistance with your application: [email protected] .
In order to ensure that our communities are properly looked after, please copy our office on your application submission.
Sincerely,
1 Page 240 of 256 Pamela Goldsmith-Jones Member of Parliament West Vancouver-Sunshine Coast-Sea to Sky Country Parliamentary Secretary to the Minister of International Trade Room 583, Confederation Building
Ottawa, ON K1A 0A6 Tel. 613.947.4617 [email protected] Website: http://pgoldsmithjones.ca/
2 Page 241 of 256
January 19, 2018 VIA E-MAIL: [email protected]
Bowinn Ma, MLA, Parliamentary Secretary for TransLink 5 – 221 West Esplanade North Vancouver BC V7M 3J3
Dear MLA Ma,
Re: Follow-up to meeting with Minister Robinson on December 19, 2017
We are writing to follow up on a meeting we had with the Honourable Selina Robinson on December 19th, 2017 where we discussed both affordable housing and transit challenges for Bowen Island. The Minister suggested we follow up with yourself in regards to inclusion of Bowen Island in future transit planning for the North Shore.
Background
Bowen Island is the only island municipality in the province. It is part of the Islands Trust and a member municipality of Metro Vancouver Regional District. It is in Howe Sound and a 20-minute sail via BC Ferries from Horseshoe Bay; our transportation gateway to the wider Metro Vancouver region.
Our island location can result in unique challenges especially when it comes to transit planning and coordination with off island transportation. Key facts about Bowen Island:
• According to the 2016 Census, our year-round population is 3,680, an 8.2% growth since the 2011 Census. In the summer, our population increases to over 5,000. In the prior five-year period, population growth was only 1.2%. • 60% of our commuting workforce travels off island and face some of the longest and most expensive commutes in Metro Vancouver. 40% of these commutes are 60 min and over. • 21% of our commuter’s main mode of travel is public transit (Vancouver CMA is 20%). • 88% of the total GHG emissions on Bowen Island are from transportation (12% of total emissions from on-island transportation, 45% from commuters in private vehicles off-island, and 31% for emissions from ferries). • 68% of Islanders responded recently in an island municipal survey that if alternative modes of transportation were more seamless and easier to use they would be more likely to reduce use of their private vehicle. • The Municipality’s draft Integrated Transportation Plan highlights the need to improve transit connections at Horseshoe Bay that allows for seamless integration of services between BC Ferries and TransLink and improving connections to downtown Vancouver and the North Shore.
Page 242 of 256 Horseshoe Bay Terminal redevelopment
In December 2017, BC Ferries announced that they will start the public consultation phase in January 2018 for a planned $250-million redevelopment project for Horseshoe Bay Terminal, with the expectation of building within the next three to five years. The present terminal is at capacity, and structural changes are required to make the facility more efficient and seismically safe.
One of the main goals for this project is to plan for a terminal that will be serviceable well into the future and that will incorporate improved integrated transportation options, especially public transit. Transit improvements for Horseshoe Bay have remained a low priority for TransLink and there are no planned transit improvements as part of the Phase 2 Mayors’ Council 10-year vision.
Feedback from a recent BC Ferries public consultation in relation to Bowen Island showed that a top concern for Bowen Island passengers was scheduling of commuter runs and the need for improved coordination of transit at the terminal.
Horseshoe Bay Terminal is one of BC Ferries’ busiest terminals, serving Vancouver Island, the Sunshine Coast, and Bowen Island, with thousands of passengers passing through the terminal every day and ridership at a record high.
Transit service at Horseshoe Bay not only helps our residents get to work, school, and medical appointments but also brings valued tourists to our coastal community; it is also vital in supporting affordable, resilient and thriving ferry-dependent communities like Bowen Island.
In conclusion, we would like to ask that Bowen Island Municipality and BC Ferries (Horseshoe Bay) be included in any future planning for the North Shore. In addition, we would request Horseshoe Bay Terminal be recognized as a regional transit hub as it connects the communities of Metro Vancouver, Vancouver Island, Sunshine Coast and Sea to Sky Corridor.
Sincerely,
Councillor Melanie Mason On behalf of Mayor Murray Skeels Bowen Island Municipality cc: Bowen Island Municipal Council Pamela Goldsmith Jones, MP, West Vancouver – Sunshine Coast – Sea to Sky Country Honourable Claire Trevena, Minister of Transportation and Infrastructure Jordan Sturdy, MLA, West Vancouver – Sea to Sky Jane Thornthwaite, MLA, North Vancouver - Seymour Mayor Richard Walton, District of North Vancouver Mayor Darrell Musatto, City of North Vancouver Mayor Michael Smith, District of West Vancouver Mark Collins, CEO, BC Ferries David Hendry, Director Strategic Planning, BC Ferries
2 Page 243 of 256 Additional information
Bowen Island Community Profile (2016 Census): http://www12.statcan.gc.ca/census- recensement/2016/dp- pd/prof/details/page.cfm?Lang=E&Geo1=CSD&Code1=5915062&Geo2=CD&Code2=5915&Data=Count& SearchType=Begins&SearchPR=01&B1=All&TABID=1
Bowen Island Community Profile (municipal): https://bowenisland.civicweb.net/document/101486/BIM-CommuntyPages-2016-v4- web.pdf?handle=903BA80AB7064BACA733B696C2EF1F7A
Bowen Island Transportation Plan Project: http://www.bowenislandmunicipality.ca/integrated-transportation-master-plan-project
Island Plan 2017 (strategic plan): https://bowenisland.civicweb.net/document/124040/Island%20Plan%202017-vFINAL-WEB- opt.pdf?handle=8A59332993CC470BBD068FA6FB0BF3AA
3 Page 244 of 256
200 - 1627 Fort St., Victoria, BC V8R 1H8 Telephone (250) 405-5151 Fax (250) 405-5155
Toll Free via Enquiry BC in Vancouver 604.660.2421. Elsewhere in BC 1.800.663.7867 Email [email protected] Web www.islandstrust.bc.ca
February 8, 2018
Via email [email protected]
Victoria Postlethwaite Resource Manager - Herring Fisheries and Oceans Canada 1420-401 Burrard Street Vancouver, BC V6C 3S4
Dear Victoria Postlethwaite:
Re: Draft 2017/2018 Pacific Herring Integrated Fisheries Management Plan
Thank you for providing an opportunity to comment on the draft 2017/2018 Pacific Herring Integrated Fisheries Management Plan. We do not have any staff expertise in fishery management so are providing general comments.
We are interested in herring management issues because Pacific Herring are foundational to the food web of the Salish Sea and play a critical role in the functioning of our ecosystems. We understand that Pacific Herring are the dominant forage fish in the Salish Sea and a vital food source for species for seabirds and for many species of fish, including Chinook salmon, which it turn, is the main food source of the resident orcas.
We are concerned that the annual removal of 20% of the herring population may not support the needs of predator species, especially as populations recover.
We note that the Minister LeBlanc’s mandate letter includes the direction to "Use scientific evidence and the precautionary principle, and take into account climate change, when making decisions affecting fish stocks and ecosystem management”. We question whether there is sufficient scientific evidence available on the population, habitat, and ecosystem and fishery dynamics of the BC Pacific Herring to support management decisions. We are not aware of information being available about appropriate conservation limits for Pacific Herring based on ecosystem considerations.
It is concerning to us that the IFMP states that “the current maximum harvest rate of 20% under the herring management framework is believed to be conservative” after acknowledging that “there is no information available on the appropriate conservation limits for Pacific Herring based on ecosystem considerations”. It does not seem precautionary to remove one fifth of a key forage fish from an ecosystem when the ecosystem-based needs of other species have not been fully considered.
The IFMP states that “research is ongoing to better understand these ecosystem processes and the role Pacific Herring play in maintaining the integrity and functioning of the ecosystem”. This might sound reassuring– except that I understand that Pacific Herring IMFP’s have contained a similar message for fourteen years. We encourage you to base future herring management decisions on sound, ecosystem-based research.
The Prime Minister’s mandate letter calls for taking climate change into account in making management decisions. As far as we can tell, the draft IFMP does not consider climate change. We encourage research into how sea surface temperatures increases might affect herring productivity.
Islands Trust and WWF-Canada are co-hosting the Baynes Sound/Lambert Channel Ecosystem Forum in May, 2018. Fisheries and Oceans Canada (DFO) will be well represented at the Forum, along with First Nations governments, regional government, fishing industry and stewardship group representatives. Herring habitat will be one of the topic priorities at the Forum, which we intend will be an opportunity to share knowledge and work towards ecosystem-based solutions.
…/2 Page 245 of 256 Bowen Denman Hornby Gabriola Galiano Gambier Lasqueti Mayne North Pender Salt Spring Saturna South Pender Thetis Fisheries and Oceans Canada February 8, 2018 Page 2
We respectfully request that, for future Pacific Herring Integrated Management Plan consultations, DFO offer a more transparent and inclusive consultation process with a longer consultation period and more promotion of the consultation though the media and other distribution methods beyond the Fisheries notices webpage. We are pleased to note the new DFO ecosystem and habitat priorities, as introduced by Minister LeBlanc February 7, 2018. We trust that next version of the Pacific Herring Integrated Management Plan will reflect these priorities.
Many First Nations have asserted rights and title in the Islands Trust Area and we are aware that many of them have herring conservation and fishery interests. Although we copy First Nations on all correspondence such as this, we are not knowledgeable about their positions on the Draft 2017/2018 Pacific Herring Integrated Fisheries Management Plan. Given our commitment to reconciliation with First Nations, we offer the Islands Trust position while being ready to respectfully consider their positions, as they become known.
The Islands Trust Council is a federation of local government bodies representing 25,000 people living within the Islands Trust Area and about 10,000 non-resident property owners. The Islands Trust is responsible for preserving and protecting the unique environment and amenities of the Islands Trust Area through planning and regulating land use, development management, education, cooperation with other agencies, and land conservation. The Islands Trust Area includes the ocean between the British Columbia mainland and southern Vancouver Island, including areas of vital orca habitat, vibrant aquaculture and wild fisheries, as well as vital herring and other forage fish spawning areas.
Yours sincerely,
Peter Luckham Chair, Islands Trust Council [email protected] pc: Cowichan Tribes Snaw-naw-as (Nanoose) First Nation Esquimalt First Nation Squamish First Nation Halalt First Nation Stz’uminus (Chemainus) First Nation Homalco First Nation Te’mexw Treaty Association Hul’qumi’num Treaty Group Tla’amin (Sliammon) First Nation K’omoks First Nation T’Sou-ke (Sooke) First Nation Klahoose First Nation Tsartlip First Nation Laich-kwil-tach Treaty Society Tsawout First Nation Lake Cowichan First Nation Tsawwassen First Nation Lyackson First Nation Tseil-Waututh (Burrard Inlet) First Nation Malahat Nation Tseycum First Nation Musqueam First Nation We Wai Kai (Cape Mudge First Nation) Nanwakolas Council Wei Wai Kum (Campbell River First Nation) Pauquachin First Nation Association for Denman Island Marine Stewards Penelakut Tribe Hornby Island Local Trust Committee Qualicum First Nation Conservancy Hornby Island Scia’new (Beecher Bay) First Nation Bowen Island Municipal Council Semiahmoo First Nation San Juan County Shíshálh (Sechelt) First Nation Islands Trust Council Snuneymuxw (Nanaimo) First Nation Islands Trust website Songhees First Nation
Page 246 of 256 Trust Fund Board Report to Local Trust Committees and Bowen Island Municipality January 2018
Election of the Trust Fund Board Chair Trustee Tony Law was nominated and elected by acclamation as the Trust Fund Board (TFB) Chair for 2018.
Re-appointment of Robin Williams The Minister has approved the re-appointment of Robin Williams to the TFB for two years. Trustee Williams will continue to represent the TFB on the Financial Planning Committee.
New ‘Salish View’ Conservation Proposal, Lasqueti Island The TFB received and accepted a conservation proposal submitted by the Lasqueti Island Nature Conservancy, (LINC) regarding the acquisition of the property known as ‘Salish View’. The TFB agreed to contribute $32,000 from the Lasqueti Island Acquisition Fund to purchase Salish View, on the condition that the primary donors to this Fund support the use of the funds for this project. Staff will be working with LINC on fundraising and communications for the campaign, and if the campaign is successful, the land will be protected by the TFB as a nature reserve, with a covenant held by LINC.
Regional Conservation Plan (RCP) The TFB approved the final 2018-2027 Regional Conservation Plan (RCP). The Board is referring the RCP to Trust Council for endorsement at the March Trust Council meeting. The TFB also reviewed a three-year work plan that builds on the approved RCP. The RCP will be used by the TFB to evaluate conservation proposals, to direct communications and fundraising efforts and to guide property management work. The three-year work plans will be used by staff and board members to guide their work and measure progress towards achieving the larger goals of the ten-year RCP. The final RCP will be posted on the Islands Trust Fund (ITF) website after the March Trust Council meeting and a news release will be issued.
Page 247 of 256 Fairyslipper Forest campaign Fairyslipper Forest is now protected as a TFB nature reserve. A board-to-board celebration event will be held in Cowichan Valley on February 24, 2018 to celebrate the successful completion and protection of Fairyslipper Forest Nature Reserve on Thetis Island. Public celebration events will be held on Thetis Island on April 21-22, 2018.
Report on Islands Trust Meeting with the Minister The TFB discussed possible follow-up actions emerging from the recent Islands Trust meeting with the Minister of Municipal Affairs and Housing regarding the requested change to the Islands Trust Act to change the name of the Islands Trust Fund.
Agricultural Land Commission (ALC) Review Trustee Tony Law attended the a regional stakeholder meeting held by the Minister of Agriculture’s Advisory Committee on the Revitalization of the Agricultural Land Reserve and Agricultural Land Commission on February 6, 2018 in Nanaimo.
Summary of Current Island-by-Island Activities
Denman Staff attended an open house on January 27, for public consultation on the revised management plan for Morrison Marsh Nature Reserve, to be completed by April 2018. Invasive species removal and trail clearing, sign installation, tree caging for forest restoration continues at all three TFB nature reserves.
Gabriola Construction is almost complete on the boardwalk around the large western redcedar tree. Notice of the work went into the local paper and social media, and the RCMP was notified to deter vandalism. Construction of boardwalk over a wet area on one section of the existing trail will begin in February.
Galiano Invasive species removal and trail clearing is in progress on the Laughlin Lake and Vanilla Leaf Nature Reserves. The Board received and approved a request from a Please feel free to contact members of the Trust Fund Board or Islands Trust Fund staff for more details.
Tony Law, Chair [email protected] Islands Trust Fund [email protected] Page 248 of 256 Master’s student to perform research on pollinators and microclimates on Retreat Island Covenant provided that conditions for ecological integrity and stakeholder approval are met.
Lasqueti Riparian restoration and nesting box maintenance is in progress at the John Osland Nature Reserve.
North Pender Public consultation, including a questionnaire and open house scheduled for February 17, 2018, are underway for a revised management plan for the Medicine Beach Nature Sanctuary, to be completed by April 2018.
Please feel free to contact members of the Trust Fund Board or Islands Trust Fund staff for more details.
Tony Law, Chair [email protected] Islands Trust Fund [email protected] Page 249 of 256 ._._._mOO_k_uvO_»>._._OZO_.u ._..._m ao<x. nus mass; mv..._==%$=.WO.
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ism m .mo<9 . .mo :2 o>m _.E.,,_.. . . :..a_:.2 ».mE,.da..:_mo .553$ January 26, 2018 RCBC
ll Mayor Murray Skccls and Council 69 Island Municipality of Bowen Island 98] Artisan Lane Bowen Island, BC VON 1G2 RECYCLING Canada COUNCIL OF I R I ‘I’I S H Dear Mayor Murray Skeels and Council: CDLUMIII Be: Recycling Council of British Columbia Annual Zem__Wastc Conference 2018
Suite 10 Established in I974, the Recycling Council ofBritish Columbia (RCBC) is Canada‘s tirst non- ‘H9 West Fender St pro?t waste prevention organization, Since that time, the Council has worked side~by—sidewith Vancouver. BC local governments to eliminate waste B.C. and a economy, VEB 135 in develop sustainable circular Canada We invite you to attend RCBC 2018 “Rethink: A World Without Waste” from May 30 to phone June 2018 (504; easeooe 1, in Whistler, B.C., featuring a variety oftopics relevant to local govemmcnts in BC, Programming for RCBC 2018 (wviuv.rcbct:onterence.ca) will include: tax: (604) 583-7255 I extended producer responsibility n email: illegal dumping rcbc@rcbc ca - reuse and repair I waste web. prevention www rcbc ca 0 communications and engagement As well, we plan to address a variety of waste, recycling, and diversion-related issues your council may be facing now or in the near future. We provide a three-day experience ofworkshops, presentations, and opportunities to network with professionals and area experts to become better informed. B.C.’s industry stewardship agencies, such as RccyclcBC. Regeneration, and Encorp Paci?c will be in attendance, as well as the BC Ministry ofEnvironment.
RCBC provides comprehensive public education to support recycling and waste-related programs and services through the BC Recycling Hotlinet the online Recyclepedia and the free BC Recyclcpcdia phone app. Last year alone, we answered more than 280,000 questions from people in Commtlnillesjllsi like yours
In our public policy work, we engage a variety of stakeholders to collaboratively develop and recommend progressive waste prevention initiatives and legislation. RCBC also facilitates the sharing of knowledge, good practices, and professional development. All ofthose elements are included as part ofCanada’s longest running waste prevention event. the annual RCBC Zero Waste Conference, now in its 44"’year.
Thank you for your continued support. Let us keep working together to make a waste-free province through the application ofsustainable circular economy principles. lfyou have any questions, you can reach me at 604-683-6009 ext. 307 or at brocktiiircbc?.
Sincerely,
Brock Macdonzild Chief Executive Officer Page 256 of 256

A Few of Our Annual Events

June Round Bowen Sailboat Race (since 1987)

August Volunteer Firefighters Annual Dock Dance Dog Days of Summer, a highly entertaining fundraiser for BC Guide Dogs Bowfest, the Island’s community fair, with Run for the Ferry, parade, concerts, games and more

October Applefest, a Thanksgiving Sunday heritage tradition Hallowe’en: Community Trick-or-Treating hosted by Deep Bay neighbourhood, with fireworks by Volunteer Fire Department

December Light Up Bowen: Holiday Kick-off Event in Snug Cove and Artisan Square Community Craft Fairs The Tourism Bowen Island website includes a community events calendar. See www.tour- ismbowenisland.com. Page 2 of 13 Page 64 of 256

Infrastructure

Sewage • Only the Snug Cove area is served by a municipal sewage system. • Everyone else is required to have an inspected and properly functioning septic system. • An oil-water separator in Snug Cove mitigates the run-off of oils into the ocean.

Major Community Organizations For a municipality of only 3,700 people, Bowen pulses with community activity of all kinds. A list of community organizations and clubs can be found at www.bowenislandmunicipality.ca/com- munity-links.

OPPORTUNITIES

December Light Up Bowen: Holiday Kick-off Event in Snug Cove and Artisan Square Community Craft Fairs
The Tourism Bowen Island website includes a community events calendar. See www.tour- ismbowenisland.com.
Page 2 of 13 Page 64 of 256