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Bowen Island Municipality 981 Artisan Lane Bowen Island, BC V0N 1G0

Phone: (604) 947-4255 Email: bim@bimbc.ca

October 18, 2007
BIM LINK

A publication of the Bowen Island Municipality

Volume 1, Issue 1

Welcome!

Welcome to the first issue of BIM Link, your direct contact to local government and its services.This electronic communiqué will deliver straight to your inbox relevant and timely community news and updates from the Municipality and Council. As part of our pilot project, BIM Link will arrive on a monthly basis beginning in with this issue.

Please bear with us through our growing pains.

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Your feedback, comments and constructive suggestions are always welcome. Please contact the Editor by emailing bimlinkeditor@gmail.com.

New CAO joins team at Bowen Island Municipality

As the first order of business at Monday's regular council meeting, Municipal staff and council formally welcomed the Municipality's new manager of operations. Bryan Kirk was officially appointed Interim Chief Administrative Officer, replacing Isabell Hadford who resigned two weeks ago. Mayor Bob Turner said that he was delighted to have Bryan join the staff at Municipal Hall. "He brings to the community remarkable talents," said the mayor.

Kirk, who is originally from Vancouver, has extensive background in municipal administration, having managed several local governments of communities including Dawson Creek, Kelowna and Parksville. For 13 years, Kirk was employed as Administrator for the City of Port Coquitlam, where he was instrumental in redeveloping their heritage City Hall complex, library and recreation facilities. He initiated a visioning process for the fast growing municipality of Pemberton. In January 2006, Kirk retired to Vancouver where he is currently serving on the Board of Directors of the Kitsilano Community Centre. He also volunteers at the Vancouver Art Gallery as a docent-in-training.

Having owned recreational property on the Gulf Islands, the new CAO has an appreciation for island living and says he is looking forward to working with the community.

Kirk was not the only one appointed to a new position on Monday night. Council also promoted Kathy Lalonde to the role of Corporate Officer (Municipal Clerk) and Freedom of Information Privacy Officer for the municipality. However Lalonde is hardly a newcomer to the island. She was the first employee hired by the municipality in 2000, and has served as the Deputy Municipal Clerk for a number of years.

Mayor Turner remarked that "it was important to recognize Kathy for the work she has already done." She has carried out almost all of the duties of her new position and contributed significantly to the smooth operation of the municipality.

Council writes to BC Ferry expressing concern

Council convened a special meeting October 1 to discuss an incident at the ferry terminal in Horseshoe Bay involving a local resident who had an altercation with BC Ferries and the police. Paul Hooson was arrested and charged with "assault by trespasser" on September 25.

Council passed a motion to send a letter to BC Ferries, with a copy to the Bowen Island Ferry Advisory Committee, regarding the conflict that begin when the attendant at the booth refused to sell Hooson a ticket. The intent of the letter was to express concern that the incident escalated and led to violence and the arrest of a local citizen. As well, it requests that BC Ferries meet as soon as possible with Municipal staff and the Ferry Advisory Committee in order to develop improved communications, ticketing and boarding system for foot passengers that will reduce the likelihood of this type of altercation happening again.

Secondary Suites legislation under consideration

Council has extended its commitment to refrain from enforcing local regulations that disallow secondary suites and accessory buildings. The Municipality is currently revising its Secondary Suites bylaw and policy and hopes to hold a Public Hearing before the end of November.

Council and staff concur that secondary suites, as single-family dwellings, provide a much-needed affordable housing option for many residents on Bowen. The Housing Task Force, municipal committees, the Bowen Community Housing Association and staff have been working to create a framework for legalization of suites that meet building, water, siting and sewage regulations. The new policy would allow secondary suites in all residential neighbourhoods outside of Snug Cove. Volunteer registration of suites would be encouraged, which would include an inspection to ensure that basic health and safety concerns are addressed.

Planner Jason Smith presented the latest draft policy and bylaw to Council on Monday, October 15 at their Committee of the Whole meeting. He summarized the four-year process, noting that it included extensive public consultation and input.

Smith presented a letter from the Islands Trust saying they had no objection to the proposed bylaw. He stated that he was convinced the proposed legislation was completely consistent with the Official Community Plan and addressed concerns about the impact legalizing secondary suites would have on density. Smith quoted sections from the OCP that made allowances for "affordable housing, rental housing or special needs housing" and he stressed that there would be no new lots created through the bylaw.

He reviewed how governments in other jurisdictions manage secondary suites noting that they exist whether or not they are legal. According to many studies, 20 to 25 percent of the housing stock in most communities include a secondary suite. Furthermore, the number appears to remain consistent regardless of what policies are enacted.

The community planner referred to the housing assessment carried out by the Bowen Island Community Housing Association earlier this year. It documented that an annual income level of $85,000 to $100,000 was needed to purchase an entry level home on Bowen Island. This has created a housing gap for those unable to buy into the market. Smith argued that the gap has been partly filled by rental housing and the provision of secondary suites.

Smith commented on the impact rental suites might have on limited resources such as water and septic, on building and fire safety, neighbourhood parking and transportation issues. He concluded with the recommendation that that Council proceed with adoption of the policy and bylaw pertaining to secondary suites.

"They provide a critical form of housing to the segment of the population on Bowen Island who cannot afford to purchase housing," wrote Smith. "Legalizing secondary suites will ensure that the suites are built in a healthy and safe manner. Most importantly, legalizing secondary suites will help insure that a wider and more diverse population will be able to call Bowen Island home."

Council expressed its willingness to move forward to adopt the bylaw and hold a public hearing noting that they had assigned the creation of the legislation as the top priority of the planning department. However, they asked Smith to prepare minor revisions to the draft, adding restrictions regarding short-term vacation rentals, a policy clarifying enforcement, and clauses referencing growth management in comprehensive development zones.

Council considers concept for development of Cape Roger Curtis

Council members and Municipality staff joined other residents, listening intently at the recent unveiling of a development concept plan for Cape Roger Curtis. Mark Sager, of the Cape on Bowen Community Development Limited, lead the public open house, held September 19 at Cates Hill Chapel. The landowners and development team have initiated a comprehensive community planning, design & development process, in consultation with the Bowen Island Municipality and the community at large.

The meeting place was packed, as Sager, joined by staff from the consulting firm, Ekistics and accompanied by owners of the property, articulated a vision for the 631-acre plot of land that is valued so highly by the community.

In building a land use strategy, Sager said the development team focused on establishing a conservation framework, based on extensive research of the area. The intent was to protect ecological values of the forested slopes, valleys and coastline while at the same time create a strategy that would accommodate a sustainable community.

From this perspective, "we seek a balance, whereby the greatest portion of land remains in a protected natural state… and the remaining land is utilized to its fullest potential to create a complete community for the Cape and all of Bowen." (Click here for more.)

The development team came up with an equation for the future of the Cape that proposes 60% of the land preserved for public park, conservation of 100% of the 3.7 kilometres of shoreline, residential development, including affordable housing on 30% of the property, with 10% set aside for public amenities.

The vision, what Edward Porter, an urban planner from Ekistics called "an holistic and proactive approach to change" takes into account the present needs of the community, but also considers the long term. In addition to public access to the waterfront, the proposed development potentially includes protected areas and trails, an outdoor theatre, community garden, playing fields, a community centre, corner store, a school site, spiritual retreat, memorial garden, outdoor chapel, a seaside inn and pub, seniors' housing, live/work studios and a range of housing types. Build-out would proceed over a 25-year time span, suggest the developers.

"The Cape could secure the future and plan for the next generation," said Paul Fenske, also from Ekistics.

Essential to any plan for the Cape is solving the issue about primary access to the property, Sager noted. The residents along Whitesails Drive, and Tunstall Bay, have protested clearly and loudly that they will not accept a major roadway though their neighbourhood to the new development. Thompson Road is also not acceptable as an option as traffic would threaten the ecologically sensitive Fairy Fen.

To that end, Sager will be flying to Switzerland to meet with a property owner of land here on Bowen that could provide an alternate route to the Cape via Adams Road. He is optimistic that he will be successful in securing access.

Reaction to the concept from both the public and public officials was generally positive, with many people noting that it was the "best plan yet" they had seen for the Cape.

Several Councillors commented that it was an encouraging start to the process of planning and expressed appreciation to the development team and landowners for their thorough, thoughtful and collaborative approach.

Mayor Bob Turner said he felt the evening was effective in "building a trust level." When "people develop thicker skin," he said, "the thinking gets creative." The mayor told the development team that the Municipality's advisory agencies would facilitate the community engagement process.

Some in attendance at the meeting questioned the scale of the development. Concerns were raised about the potential impact on the infrastructure of the island, such as transportation and water. Others wanted to know more about proposed densities.

"This is not a zoning exercise," Sager had told the crowd earlier on. He stressed that the developers were not yet at the stage of talking about density figures and other numbers. That will come at the next public meeting, to be scheduled once the development team has considered feedback from the public and consulted with the Municipality.

Consulting planner for the Municipality, Michael Rosen said that some of the issues raised will have to be addressed by the Municipality, Council and its advisory committees. "There's a need to get the Municipality involved and talking about the big picture," said Rosen. "If we are really looking for reaction, it may take some time," he warned.

Bowen signs on Climate Action Charter

The Bowen Island Municipality has endorsed the BC Climate Action Charter, at a special council meeting September 17. Council resolved that the mayor should sign the charter on behalf of the community following a request from the Union of BC Municipalities (UBCM). The document sets out a joint local-provincial commitment to climate change and greenhouse gas reduction.

Bowen Island was one of 62 local governments from across BC that signed the charter, committing to a goal of becoming carbon neutral by 2012. Premier Gordon Campbell joined with UBCM president, Brenda Binnie in signing a memorandum of understanding at the union's convention in late September.

“Our government is committed to taking action on climate change and, by working in partnership with local governments, we will be more effective in reducing our greenhouse gas emissions,” Premier Gordon Campbell said.

In addition to a goal of becoming carbon within five years, local governments signing the charter agree to measure and report on their community’s greenhouse gas emissions profile and work to create compact, more energy efficient communities.

Governments achieve carbon neutrality by reducing emissions where possible, by purchasing carbon offsets to compensate for its greenhouse gas emissions or by developing projects to offset emissions. Such projects may include converting to energy efficient buildings and replacing old fleet vehicles and buses with hybrids.

UBCM and the provincial government will establish a Joint Provincial-UBCM Green Communities committee and Green Communities Working Groups to define a range of actions that can affect climate change, build local government capacity to plan and implement climate change initiatives, support local governments in taking actions to make their own operations carbon neutral by 2012, and share information to support climate change activities.

Bowen adopts Sustainable Development Plan

Council has endorsed a Sustainable Development Strategic Plan for Bowen Island. Mark Holland, of Holland Barrs and Associates, presented the draft document to Council and the public at the end of July. The plan was developed and shaped by an all day workshop hosted by the Municipality, aimed at exploring sustainable development issues and directions for Bowen.

At their regular meeting on September 10, Council formally thanked Holland, his staff, the Sustainability Framework Working Group and workshop participants for their work on the strategic plan, which is based around nine core principles of sustainability, each with specific goals.

The nine goals are as follows.

*   Protect and enhance the natural environment
*   Minimize resource and energy use
*   Ensure the natural environment can support a strong local economy in      the long term
*   Maintain a vibrant and robust economy
*   Provide economic security and opportunity for all community members
*   Maintain social structures that support economic success
*   Be healthy, inclusive of diverse community members, safe, and vital
*   Foster a culture of environmental stewardship
*   Encourage a sense of place and provides for personal connections with     the environment

Council has asked the Sustainability Framework Working Group to refer to the strategic plan, to be considered as a living document to be refined over the years, as a core document in its deliberations. The Working Group has been asked to deliver a report to Council, focusing on two specific areas. Its first task will be to establish a sustainability planning "filter" as a planning document to assist Council and staff in their strategic planning and day-to-day activities.

The group will select a number of "practical and actionable" goals and initiatives that it considers to be the most expeditious route toward achieving overall sustainability objectives in the short to mid term. Included in the priorities should be solutions aimed at improving transportation choices both on and off the island.

To view the Sustainable Development Strategic Plan, click here.

Council revisits strategic plan and reviews staff workload

Council, in a special Committee of the Whole meeting met with the Municipality's Management Team last month to review priorities and staff resources. "We should be proud of where we are right now," noted Mayor Bob Turner, at an all-day session last September. He clarified that the purpose of the meeting was not to introduce new initiatives. Rather, it was to listen to staff and set realistic goals for the next 10 to 12 months leading up to the end of this Council's term.

In preparation for the meeting, Management Team members of the BIM staff created pie charts illustrating their workloads and schedules. Staff was asked to identify "discretionary time", defined as time leftover after completion of "must do" projects.

As noted by the CAO, Isabell Hadford, when staff met to review work plans, "It was clear that staff's current workload is overwhelming in all departments. Staff's capacity for completing current work is at its limit and there is no room for additional items," wrote Hadford in a report to Council.

Broken down by department — Engineering and Operations, Fire, Planning, Administration, Finance, Community services (formerly Parks and Recreation) — staff submitted to Council a 2007 Municipal Work Plan outlining Priorities for Discretionary Time.

Upon discussion, the Committee of the Whole recommended to Council that it considers the following as priority projects.

Planning Department
•    Secondary Suites Bylaw;
•    Hazardous Slopes;
•    Sustainability Framework;
•    Rezoning applications (encompassing Cape Roger Curtis); and Snug Cove Action Plan (encompassing the Surplus Lands).
•
Engineering & Operations Department
•    Annual Water Quality Reports
•    2008 Budget
•    BC Hydro Undergrounding
•    KEB/Bluewater/Bowen Bay Amalgamation
•    Tunstall Bay PRV replacement
•    Water System O&M Contract renegotiation
•    Winter Roads Maintenance Operations
•    Sewer Treatment Plant & Service Area Boundary Expansion
•    GVRD Works Yard Move into Municipal Highways Yard
•    Roads DCC and Long Range Roads Capital Plan
•    Surplus Land Infrastructure Issues
•    Tunstall Bay Boat Ramp
•    Confined Space Entry Program & Assessments

Administration Department
•    Compensation Review;
•    Water Governance Review;
•    Bylaw Policy Development
•    Affordable Housing Strategy report on next steps.

Finance Department
•    Budget preparation;
•    Computer Systems;
•    Financial Act Reporting;
•    Tax Exemption bylaws;
•    Grants in Aid cycle;
•    Budgetary Task Force (encompassing the Snug Cove Plan Financial Framework).

Community Services
•    Civic Facilities Feasibility Study;
•    Recreation Master Plan (or a derivative there-of);
•    Community Connections process;
•    Parks and Recreation Commission Governance.

Fire Department
•    Work on the Fire Hall upgrade;
•    Fire Underwriter’s Survey;
•    Emergency Plan;
•    Community Wildfire Protection Plan implementation.

A draft 2007-2008 Strategic Plan, will be presented to Council for review and adoption in late October or November.

Municipality to consider feasibility of housing strategy

Council has asked the Municipality's Administrator to prepare a report considering the feasibility of an Affordable Housing Strategy. The strategy was created by the Bowen Community Housing Association and presented to Council at their 17 September Council meeting. Isabell Hadford will also prepare a report analyzing the concept of establishing an arms-length housing corporation, one of the key recommendations of the strategy.

At September's meeting, Margaret Eberle, a planning consultant working with the housing association summarized findings of research that underlined the affordable housing crisis facing Bowen. Eberle noted that the gap is growing between the amount island households and their families can afford to pay for housing and the ever-increasing market prices for both rental and ownership.

The median house price on Bowen increased by 80% between 2003 and 2006, from $340,000 to $613,000. A lack of rental housing makes it difficult for island businesses to hire and maintain employees. Meanwhile, limited options are available for seniors, low-income households and young adults.

Eberle reminded Council that the shared vision for Bowen was one of a socially and economically diverse community. She said that achieving that vision would entail
*    creating a mixed income community;
*    maintaining a vibrant arts community;
*    ensuring residents can afford to work and live on Bowen;
*    making it possible for those who grow up on Bowen are able to stay as they reach adulthood;
*    helping special needs populations to live affordably, securing empty nesters and seniors suitable dwellings and;
*    allowing businesses to be able to attract and maintain employees.

The strategy provides a framework for reaching these goals and includes recommendations for nine actions. To launch the first initiative – forming a municipal not-for-profit housing corporation – the Housing Association is asking the Council for a budget of $35,000. The money would be used to establish an organization, managed by a board of directors with the function of "pushing the affordable housing agenda forward," explained Eberle. Once formed, the housing corporation would be mandated to
*    seek partnerships with government, business, community organizations, employers, residents and to create affordable rental housing;
*    steer a process to amend the Official Community Plan to strengthen municipal support for affordable housing;
*    introduce innovate building forms and techniques for affordable housing and ensuring housing is built to the best standards; and
*    educate and raise public awareness about affordable housing needs and solutions.

The strategy also asks Council to act immediately and take steps to:

*    leverage affordable housing through the development and rezoning process by BIM working with developers;
*    enact the by-law to legalize secondary suites;
*    proceed with legalization of accessory buildings for residential purposes; and;
*    commit to adopting a proactive, ongoing affordable housing agenda.

The Housing Association provided Council with a draft OCP amendment as well as a Request for Proposal for the establishment of a municipal housing corporation.

Elizabeth Ballantyne, speaking on behalf of the volunteer organization, told Council and staff at their Strategic Plan Review meeting that community members have taken the affordable housing issues as far as they can. The feisty grass-roots organization has held a symposium, generated a needs assessment, organized public forums and presented a comprehensive strategic plan. The need now is for the strategy to be integrated into the operation and practices of the Municipality, said Ballantyne.

Upon receipt of the draft strategic plan, Mayor Bob Turner acknowledged the "professional presentations and work" of the Housing Association. "You have carried an important agenda for the Municipality," he said. "You've pushed it to a certain point; you're asking for a hand off.

"The challenge is what we can do in what order and what priority."

Ballantyne urged Council and the Municipality to take a proactive role in addressing affordable housing. "One of the things that the strategy suggests is that if there is no policy or set of objectives, what results is haphazard.

"This [strategy] is about taking responsibility about your destiny and shape of the community."

Islands Trust Council and the Bowen Council meet

The Islands Trust Council, who chose Bowen as the setting for their quarterly meeting this past September spent a little time with the local government of the only island Municipality under its umbrella. A joint session with a few members of the Bowen Council was held on Thursday, September 13 to talk about a broad range of subjects.

The Councils reviewed the protocol agreement between the Local Trust Committee and the Trust Fund Board. The purpose of the memorandum sets out the statutory responsibilities and duties of the two agencies. According to the agreement, the Local Trust Committee is given the responsibility under the Islands Trust Act to "carry out the object of the Islands Trust by regulating the development and use of land within the Bowen Island Local Trust area and by enforcing bylaws of the Bowen Island Local Trust Committee."

Bowen Municipality sends proposed amendments to the Official Community Plan and the Land Use Bylaw to the Trust in Victoria for review and comment. Since incorporation, all bylaws submitted have been consistent with the Islands Trust Policy Statement.

The biggest difference between the way the Islands Trust views legislation proposed by Bowen compared to other islands is a matter of dynamics, said Kim Benson, the Chair of the Trust Council. When a policy comes from Bowen, the Council has to depend more on the written materials submitted. There is no direct contact and "there is a sense we don't know as much about Bowen Island bylaws," added Benson.

A member of the Trust Council from Salt Spring Island said that he was surprised by a lack of reference on the Municipality's website regarding Bowen's membership within the Islands Trust. He said he spotted "no reference, no logo, no stated object of the Trust." He asked members of Bowen Council to comment on whether the Trust relationship influenced decision-making. He was also curious to learn about the local public's attitude toward the Islands Trust, wondering if it has changed since incorporation in 1999.

Acting as Mayor, Alison Morse, one of two Trustees from Bowen, replied that Council is always aware and well-informed of actions and intents of the Islands Trust.

Municipality to remove dangerous trees from behind Bowen Court

Council has agreed with staff's recommendation to consider cutting down approximately 25 to 30 alder and maple trees leaning in the direction of the senior housing at Bowen Court. Staff has determined that the 8- to 10-metre high trees hanging over a number of the units have weak roots, and therefore pose a threat to residents.

According to a report submitted by Wil Hilsen, engineering assistant for the Bowen Island Municipality, the root strength of the trees has been compromised due to an existing ditch that runs along the edge of trees exposing the root system. Council approved the removal of trees that pose an imminent threat as determined by an arborist.

The Municipality first realized there was a problem upon receipt of a letter from the president of the Bowen Court Seniors' Cooperative Housing Society, Pam Stimpson. Stimpson notified the Municipality in August, expressing concern that the trees were a hazard. "Apart from blocking out the light, these trees are a great danger in the event of high winds, such as we have experienced lately," Stimpson wrote. She asked the Municipality to take immediate action.

Hilsen recommended that the Municipality proceed with the falling of trees, allowing the branches and other tree remains to naturally decompose into the nearby forest floor. The cost of the work was estimated to be $3180.

Brad Hawthorn, the Director of Engineering and Operations advised Council that the Municipality will need to create a tree removal policy, especially as part of the larger issue and discussions around the former GVRD surplus lands.

Annual Report worth a read

It may not exactly be hot of the press, and it's certainly never going to be a best seller. In fact, it might be collecting a little dust already. But that doesn't mean the 2006 Annual Report of the Bowen Island Municipality is not worth a glance or two.

Published this Summer, the report is more than just a tally of financial statements and big numbers. Chief Administrative Officer Isabell Hadford presented the summary of the Municipality's activities, which includes highlights of the last few years, at the July 23 Council meeting.

The 83-page document is a cornucopia of facts and information about the Bowen community. Where else would you learn that between 1996 and 2001, the length of roads on the island increased from 59 km to 83 km? Or the names of all the volunteers of our brave and dependable fire department?

Want to review the Governance Philosophies of Council? (Bet you didn't know they even had any.) Check out page seven. Any idea who represents our legal interests? You can find out in the book.

In addition to being a great source of local information, the Annual Report attests to the vast citizen involvement in our community. It lists members of working groups, commissions, committees and task forces and notes the more-than-50 non profit organizations that are based here.

And of course if you want to get into the nitty gritty of the legal financial documents, it's there for your browsing pleasure too. But it's not recommend as bedtime reading. If you come across the figures attesting to the increase in taxes from 2004 to 2006, it may be hard to fall asleep afterwards. But at least you were warned.

Click here to download a copy of the 2006 Annual Report of the Bowen Island Municipality.

Building stats down slightly

A review of the building statistics for the first seven months of 2007 shows that the number of permits issued by the inspection office of the Bowen Island Municipality is somewhat down from last year.

According to the numbers, Bowen's building inspector Konrad Jaschke handed out 67 permits from January to July of this year. During the same time in 2006, he issued 80, including 21 for dwellings. To the end of July in 2007, 16 permits for the construction of new homes were processed, while three occupancy certificates were issued. The building inspection office also handed out15 permits for renovations, 14 for additions and 12 for accessory buildings. In total this year, the inspector has carried out 282 inspections

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