A proposed development at Seymour Bay will be sent off for further information gathering.
Bowen Island Properties presented an application to council last week which would clear the way for more than 300 residential units to be permitted in the Cowan Point Comprehensive Development Area (CDA). The area generally represents the Seymour Bay portion of the island, including Seymour Bay Drive and Seymour Landing. The Cowan Point area is currently zoned for 161 homes. A portion of commercial space is also envisioned as part of the development.
The major question at play was whether the application could be completed through a simple rezoning, or if it should be subjected to a more thorough Official Community Plan (OCP) amendment. Generally, a rezoning application would focus on specifics such as water and transportation, while the OCP amendment would dive into higher level questions such as the future direction of Cowan Point.
Daron Jennings of Bowen Island Properties, along with Edward Porter from MODUS Planning, Design & Engagement, made up a delegation which positioned that the rezoning avenue would be appropriate. They cited portions of the OCP which make special reference to the Seymour Bay area, and its past mentions as a potential place for development.
“To comprehensively plan and implement the Cowan Point phased development in a manner that fosters a sense of community through a clustered settlement pattern with diverse housing types that are located on lots of assorted size.” reads Objective 65 of the OCP, while Policy 147 says “Council may consider innovative development proposals that exceed the maximum number of dwelling units… for a particular area as established in the Zoning Bylaw or within a restrictive covenant, in cases where there is a demonstrated benefit accruing to the community.”
Porter, during his delegation, said “We know that Cowan Point has long been identified as a designated area for growth on the island. We know that Bowen continues to face a housing crisis, and that community needs are not being met due to an inadequate range of housing on the island.”
“I sat right at that table (council) there having these same conversations,” said Jennings (a former BIM councillor), saying there’s been an absence of large-scale housing development outside Snug Cove over the past decade. “Some of our good friends are leaving the island as we speak because they have nowhere to retire gracefully.”
BIM staff’s assessment of the situation was that while Policy 147 allows for flexibility toward projects in Cowan Point, exceeding the 176 allowed CDA units referenced in OCP Policy 146 would still trigger an OCP amendment process. Turning to council for their thoughts on the topic, there was consensus around the table that more information was needed to reach a decision.
“There’s a number of points of information that various council members would like to hear on various topics,” said mayor Andrew Leonard following lengthy discussion about issues such as water availability, transit and transportation to Bowen’s south side, housing availability on the island, and nuances regarding the OCP (a document which is also currently going through a review process, the results of which won’t be known until next year).
“It sounds like we’re not going to figure out whether we’re all gung-ho for a rezoning at this point – we need some more information.” Leonard suggested the proposal be directed to a Committee of the Whole with council, the proponents and the public, where the debate between whether the project requires a rezoning or an OCP amendment will continue.
The motion passed unanimously, with a date for that meeting yet to be determined.
