Past issues BIM newsletter

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

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

September, 2008
BIM LINK

A publication of the Bowen Island Municipality

Volume 2, Issue 3

Municipality, filming company and the community conspire to build shelter

It's a gloomy scenario. Come fall and winter, walk-on ferry passengers waiting to catch the Queen of Capilano for their morning commute are chilled to the bone as they stand in the dark and cold, often pelted by driving rain. But this year, the municipality will take action to change that picture.

Council has given up hopes that BC Ferries will honour its promise to build a shelter for its clients anytime in the near future. So for the interim, it has agreed that the problem will be solved through a Bowen approach – a small budget and volunteer labour to help get the job done. The proposal is to build a temporary structure on the south Snug Cove dock with adequate space for at least 200 people. The committee of the whole made that decision at a meeting early this month, agreeing that the municipality should commit to the construction of a 640 square-foot shelter by the end of October. They were willing to spend up to $7,500, from the budget's contingency fund, to pay for the cost of materials.

But it looks like the money won't be coming from the public coffers after all.

Thanks to a request from Chris Buchanan, the municipality's bylaw officer who also liaises with film companies, Harper's Island Productions has agreed to make a donation to cover the cost of materials. Grace Gilroy, the producer of Harper's Island Productions, and a Bowen resident, offered to help with expenses, as a gesture of goodwill and a way to say thank you to the community.

The financing of an initiative that will protect ferry passengers from the elements fits right into the municipality's filming policy. It states that "production companies are encouraged to contribute … by leaving a needed legacy behind for the community to enjoy." Ferry passengers can thank both the municipality and its policy, along with a film company willing to give back to the community for keeping them a little drier this coming year.

Council gives Cape plan first reading

At their meeting on 8 September, council voted unanimously to give the latest version of a plan for the development of Cape Roger Curtis first reading. In doing so, they have officially "put the plan on the table." Bryan Kirk, the Chief Administrative Officer of the municipality clarified that the first reading was a way of introducing the neighbourhood plan submitted by the owners of the 630-acre property. He assured councillors, who were concerned that the public might perceive that council was endorsing the plan. The process of reading a bylaw
for the first time is a way of merely capturing the plan and bringing it forward for consideration, explained Kirk.

Michael Rosen, in his verbal and written reports to council, encouraged the municipality to recognize the merit of the latest version of the plan. The planning consultant for BIM said he feels it meets the public interest statement and principles identified by council for the protection of environmentally sensitive areas. The proposal preserves 53% of the land as park and sets aside 80%, or approximately 3.5 km of the shoreline. However, it would require an amendment to the Official Community Plan to allow for the increased density, the eventual build-out over 15-25 years of 295 single-family dwellings and 95 multi-family homes.

Rosen recommended to council that the next step would be to engage the public through a public information meeting hosted by the municipality. The majority of council agreed, and asked staff to organize an open house in early fall. The proposed bylaw will also be referred for comment to the Islands Trust, Advisory Planning Commission, Affordable Housing Working Group, Greenways Advisory Committee, Sustainable Framework Working Group, Metro Vancouver Regional Parks, School District #45, Cape Roger Curtis Trust Society, Bowen Island Conservancy, B.C. Parks, Bowen Island Fire Department, and Bowen Island Municipality Public Works Department.

Earlier this month, lead by Mark Sager, the proponents of the neighbourhood plan appeared before the committee of the whole. Working on a proposal since March, 2007, Sager said he and his team of consultants have listened closely to council, municipal staff, and those who attended five public meetings to discuss the future of the Cape. The major message they heard was a demand for park preservation, protection of the south bluff, and the need for public accesses to the waterfront. "We got the message," said Sager.

"It's fair to say we feel proud and confident of what we are bringing forward. It's as close to perfect as we will be able to find."

The developers described the plan as an attempt to "balance needs of community with needs of the land owner." It is designed, they say, to address social diversity and with the goal of keeping civic interests in mind. Components include a small neighbourhood store, live/work spaces, affordable housing, care facilities for seniors, a small inn, a community centre, a day care, an elementary school, a playfield, a compost facility and a community garden. Primary access to the new neighbourhood would run through Cromie Road, minimizing traffic on Whitesails Drive.

While island-wide transportation studies have been conducted to determine the overall impact of the increased density, the municipality's planner noted that a thorough review is required. Councillors agreed this information was essential and instructed staff to analyze technical reports to address the transportation impacts of the proposal.

An electronic copy of the Cape Roger Curtis Neighbourhood Plan can be found on the Cape Roger Curtis Community Development Ltd. website. Reports by the municipal planner and a copy of the proposed bylaw are available under Current Topics on the BIM website.

Library reconsidering status

The local library is exploring the possibility of shedding its association status and becoming a municipal library. Tina Nielsen, chief librarian of the Bowen Island Public Library, floated the idea at a recent committee of the whole meeting in September.

Nielsen said the subject of the library's status was raised in discussions undertaken as part of a strategic planning process. The library board identified numerous reasons for the suggested change.

The provincial government generally prefers municipal or regional libraries, as opposed to associations, said Nielsen. It is also anticipated that a municipal library will be eligible for potential grant sources not currently available to the public library. Another consideration for initiating the discussion is the fact that the library is currently housed in a municipal building. Nielsen concedes that the library will eventually have to relocate to a bigger facility to provide adequate services for a growing community, and access to municipal facilities would be advantageous. Lastly, employment income of library staff would fall in line with the municipal staff pay scale.

Council members asked questions about the financial implications of the change in status. Nielsen said that she could not answer that question, but stressed that the library would continue to run on a cost-neutral basis. She agreed that further investigation of costs was needed.

Nielsen recommended and the committee of the whole agreed to the formation of a committee to look into feasibility and the pros of cons of changing the library's status. The committee will consist of one member of the library board, one council member, the chief librarian, BIM's Director of Finance and the Chief Administrative Officer. The committee will report on the pros and cons and feasibility of becoming a municipal library as well as develop a possible implementation plan.

Council reconsiders synthetic turf field project

Council has renewed discussions regarding a proposed synthetic turf field at the Bowen Island Community School. Last November, Council gave its approval for the municipality to partner with the West Vancouver School District to apply for funding from a provincial government program for a grant of $125,000 to build a 12,000 square-foot all-weather practice field on school property. Council agreed to set aside a budget of $375,000 from reserves for the construction of the field. The application to the BC Community Connections Program for Phase III funding was successful and planning was well underway by the spring of this year, with a project completion date set for the end of August.

However, as a result of considerable public input and opposition to the project, and concerns about the budget, in July council decided to reconsider its earlier decision to proceed. Council requested that staff address a number of points including the pros and cons of synthetic grass vs. natural grass, the total cost of the project, environmental concerns including the proposed cutting of 13 trees, and a process for further public consultation.

The municipality also asked for and received a program deadline extension from the Union of BC Municipalities. However, the extension – to August, 2009 -- came with the proviso that West Van School District be prepared to forfeit funding or come up with an alternative project that serves the community's need for an upgraded sports field.

On September 15, project manager Florrie Levine presented council with the findings of various studies and reports. These included a benefits analysis comparing natural and synthetic grass fields, a review of the recreational facility needs of the community, a comparison of site location options and an assessment of environmental issues regarding human and environmental health concerns.

Among the Project Manager's conclusions were statements that there is an undisputable need for additional year-round recreational facilities to meet programming for Bowen Island and that comparisons between synthetic and natural grass point demonstrate that an artificial turf will have a higher annual use and lower life-cycle costs. In terms of environmental concerns of synthetic grass, Levine noted that the BC Centre for Disease Control, Vancouver Coastal Health and the Fraser Health Authority have all decided not to proceed with further studies due to their complete satisfaction with recent rigorous and credible reports filed by the U.S. Consumer Product Safety Commission.

As for the need for cutting of 13 marked trees on school property, the school district has confirmed that five of the hemlocks are in decline and will be removed in the near future regardless of whether the project goes forward.

Regarding council's request for a guarantee that the project would not exceed the cost of $375,000 Levine said, "We are constantly looking at ways to alter the work and alter the design to ensure the project comes in on budget."

However, she added that the additional studies and work council has requested was never included in the initial scope nor budget of the project.

"Based on my understanding, there is no money within the budget to absorb additional costs," Levine told council. Bryan Kirk, the municipality's Chief Administrative Officer suggested that cost cutting may be possible if some of the work is done in-house.

Levine included an outline for a schedule, based on council making a decision on whether to proceed with the synthetic turf project before the November municipal election. This would allow for work to begin in January and be completed by the imposed deadline. Also proposed is a public meeting.

Council had plans to meet with members of the West Vancouver School Board to discuss the project. Following that, at the regular council meeting on Wednesday, October 1, council will make a decision advising staff on how to proceed.

Idling gets you no where

As the weather cools down, it may be tempting to keep the car engine running and the heater on high while waiting in ferry line-ups or other traffic delays. But think twice. That choice is not only harmful for your vehicle, it's hazardous to health and the environment too.

The municipality reminds the community that its anti-idling bylaw is in effect. The intent of that legislation is to help improve air quality by reducing toxic emissions. The bylaw prohibits the idling of a vehicle or boat engine for more than one minute in a 60-minute period. Concerns about increasing health problems and pollution have prompted many communities along the Sea-to-Sky corridor to enact similar policies and bylaws. While voluntary compliance of the bylaw is encouraged, many districts will be helping persuade drivers to do the right thing by developing awareness campaigns. erecting signage and if all else fails, issuing tickets.

Greenways Strategy vetted

The committee of the whole has recommended council give first reading to a bylaw amending the Official Community Plan to include the municipality's Greenway Strategy. Celine Fung, planner for Bowen Island Municipality (BIM) presented the revised strategy to council members in September. Consistent with the vision and strategic direction of the OCP, Fung said the strategy builds on, strengthens and broadens the island's principal guiding document.

At the core of the strategy, explained the planner, is a vision of cooperative stewardship whereby communities are brought together towards preserving and protecting the environment and Bowen's natural assets. Covering the entire island, the document will effectively help guide future policy and bylaw development, said Fung. It is a means for developing an extensive, interconnected network of protected natural lands that will be managed for environmental conservation and protection, recreation and eco-tourism, as well as community health and wellness purposes.

The intent of the Greenways Strategy is to aid in the conservation of natural resources, sensitive ecosystems, watersheds, coastline areas, unique landscape areas, cultural landscapes, wildlife habitats and migration routes, and other natural areas. In addition, trails within the greenways systems provide recreation and sustainable non-motorized transportation opportunities. By promoting environmental conservation and public trail development on Bowen Island, the local economy can also benefit from the spin off eco-tourism opportunities, as many visitors come to experience Bowen’s natural setting.

According to the strategy, where appropriate, the municipality will secure and protect lands for greenways using a variety of administrative and regulatory methods. These may include the purchasing or designating of significant natural spaces, promoting private dedications and donations, creating supportive bylaw regulations and policies, securing environmental or green space conservation covenants, negotiating statutory right-of-ways and easements, encouraging rezoning amenity contributions that encompass significant greenways, exploring density transfer mechanisms, creating special permits or review processes for environmental sensitive areas, establishing stewardship partnerships, and supporting community greenways initiatives.

The committee of the whole directed staff to organize a public information meeting on the Greenways Strategy. The proposed bylaw will also be referred to the Islands Trust and the Advisory Planning Committee for comments.

Affordable Housing Group reports to council

Earlier this month, members of the Affordable Housing Working Group (AHWG) updated council on the activities, achievements and next steps of this municipally- appointed committee. Elizabeth Ballantyne, chair, and Tim Wakes, an affordable housing consultant presented an action plan for fulfilling Phase II of the group's mandate.

The AHWG is committed to finding solutions to help "stop the bleeding" of people who are forced off the island due to the high cost of housing, Wake told council. Relying on "tremendous community involvement" and drawing from the work of the Bowen Community Housing Association, the group is building policies and structures to ensure that Bowen remains a vibrant and socially and economically diverse community.

Wake said that the adoption of the Affordable Housing policy in June was a "watershed moment" for the community. Timing has been critical, he noted, to ensure that the municipality has the ways and means to consider all possible rezonings in realizing its goal of creating a mix of affordable housing units. The policy is a guide for council and staff to use in negotiations when considering applications for development or redevelopment.

The AHWG is now moving forward with plans for the formation of a not-for-profit municipal housing corporation, which they hope will be up and running by early 2009. A dedicated organization will serve as an "effective and essential mechanism for facilitating, managing, acquiring, and building perpetually affordable housing," explained Wake. The author of Smart Growth BC's Review of Best Practices in Affordable Housing, Wake pointed out that no known jurisdiction has successfully created a range of affordable housing without a professional housing organization.

"Bowen is positioned to lose a key substantial portion of the community if we don’t do this," he warned council and municipal staff. The initial cost to establish the housing organization is estimated at $25,000. The AHWG will look for government grants to offset that amount, and develop a sustainable funding model for the operation of the organization.

With Wake's direction and input from municipal staff and legal counsel, the group is preparing draft covenants, and has established criteria and policies for a waitlist. The procedures for the waitlist for affordable housing include a "very rough screening initially," explained Wake. Some priority is given to families and long-time residents. But after the first three months, the waitlist will work on a first-come-first-served basis.

Wake stressed that there should be no competition in terms of getting on the waitlist, or vying for a position on it. The goal is to find housing for everyone who is struggling to stay on island because of the lack of an affordable place to live.

The AHWG has developed a communications plan to engage the community and help the public understand actions underway and their rationale. It is publishing a series of articles in the local press and will host public information meetings this fall.

Council voted unanimously to give the AHWG a green light to proceed with its action plan, timeline and proposed budget.