Introduction
Growth currently allowable under Bowen Island's OCP has the potential to tax Bowen Island's resources, infrastructure, water supply and natural environment.  However, growth can be met in a socially and ecologically responsible manner.  Implementation of a strong growth strategy, based on the careful selection of suitable areas for residential densification, is essential to the maintenance of a livable Bowen Island.

Projected from past Census data.  
Policy Issues

The ability to commute to other GVRD municipalities has brought many people seeking opportunities for rural living to Bowen Island.  This influx of population accounts for a growth of approximately 2.2 percent per year (Green Zone Report), a rate which will increasingly test the limits of the land to support it.  The island saw a huge increase of 56% in permanent population from 1986 – 1991 (Green Zone Report).  Planning policy on Bowen Island is chiefly concerned with managing and mitigating the impacts and implications of the expected future growth.  The desires to protect the rural character of the island and to plan growth around environmental features are prominent in many OCP level policies. However, the OCP also creates an expectation of future growth of such a magnitude that the rural character could be compromised in the absence of comprehensive strategic planning.

 

The following OCP level policies pertain directly to the desired growth pattern on Bowen Island:

·         No Net Increase in overall lot density from lot density proposed in OCP

·         Manage rate of development

·         Growth management shall be conditioned by the natural environment

·         Discourage strip development and encourage clustering

·         No net loss of farmland

These key policies informed the Multicriteria Analysis for the identification of suitable development areas in this report.

Zoning (left) Versus OCP Designation (right)

 

Under present zoning, the growth potential in terms of population is limited: large lot requirements essentially cap the number of new lots which can be created. Larger tracts on the island can be subdivided to create approximately 500 new lots. Additional growth under the present zoning ordinance could occur as a result of development in already settled areas or the addition of accessory suites. The number of new lots created under current zoning may represent a small increase in population, but the impact in terms of ecology and rural character are likely to be large, given that many of the undeveloped tracts are situated in Bowen Island’s most sensitive ecosystems. The large minimum lot sizes required under the zoning ordinances pre-empt possibilities for conservation and increase the servicing requirements. Under the Official Community Plan, however, many of the currently zoned large lot rural areas are designated "rural residential" which creates an expectation of growth in some of the island's most sensitive areas (CLICK IMAGE ABOVE).
The changes likely with growth on Bowen Island are much more pronounced if property owners are permitted to use their land as it is currently designated in the Official Community Plan. Some of the area’s most sensitive older forests, recreational lands, and agricultural soils are slated for possible development as Rural Residential, though they are currently zoned Rural (4 ha lots). Due to the difficulty of preserving any significant amount of open space with this amount of development, the rural character is likely to be eroded, and agricultural lands could be lost through this process of development.

Growth Allowable under the OCP and the Implications for Resource Management
A population of 7800 is the maximum population for Bowen Island within the permissible confines of the current Official Community Plan (Bowen Island Planning Department). At a current population of 2955, an increase to 7800 would represent growth of 163 percent, and the 7800 estimated buildout does not account for secondary suites, which are currently present on 20% of the properties of the island. If we assume this percentage remains constant, an additional population of 388 would be possible under the present OCP, resulting in a total possible population of 8188. The number of new lots creatable under the current OCP is estimated as being 1501 (see Figure 1.0). The possible population is estimated at 6700 by multiplying the number of new lots by 2.2 (the average household size). The Green Zone report defines sustainable population density on Bowen as “that which can exist without polluting the marine and freshwater systems”. Perhaps the greatest challenge in this situation is the appropriate means of dealing with human waste. Soil absorption systems on Bowen Island are limited by a lack of land with an appropriate grade and with pervious, deep soils. Development pressure in water recharge areas around Honeymoon Lake, currently zoned Rural, but with an OCP designation of Rural Residential, may have negative repercussions for water quality. The rate of water loss from reservoirs and aquifers is currently unknown, though this is the resource most likely to be affected by the substantial increase in development allowable under the OCP. Increased impervious surfaces in recharge areas combined with dramatically increased water consumption as the island develops result in a need to put watershed management at the forefront. Bowen Island’s OCP places a high priority on environmental issues and should guide development in a resource efficient manner.

Current Plan allows for Doubling of Lots

 
Table of OCP proposed lot increases by neighborhood, estimated based on the number of current lots multipled by the number of allowable subdivisions perlot.

The image below will give you an idea of where each of these neighborhoods is located.