Date: February 20, 2017 Meeting Date: February 27, 2017

To: From: Mayor Skeels and Council Judy McLeod, Planning Consultant Date: February 20, 2017 Meeting Date: February 27, 2017 Subject: Council Direction regarding Community Lands Lot 1 Portion of District Lot 491, Group 1, NWD Except Part in Plan 12372 and Part in Plan 21385 RECOMMENDATIONS: That Council receive this report, draft Official Community Plan Amendment Bylaw No. 432, 2017 and Draft Land Use Bylaw amendment No. 433, 2017 as information; That Council resolve that in the preparation of Official Community Plan and Land Use Bylaw amendments, the following agencies and individuals be consulted: a. the boards of School District 45, Metro Vancouver and the Islands Trust; b. The District of West Vancouver and the Squamish First Nation; c. BC Ferries; d. The Agricultural Land Commission; e. The Advisory Planning Commission, the Economic Development Committee and the Parks, Trails and Greenways Advisory Committee; and f. All adjacent landowners and residents; and That Council direct staff to provide the opportunity for input on the draft bylaws at an open house to be held prior to the first reading of the bylaws. PURPOSE The purpose of this report is to introduce, for Council s consideration, draft bylaws that would amend the Official Community Plan and the Land Use Bylaw to provide for a light industrial/artisan village area along Mt Gardner Road east of the Municipal Works Yard and Terminal Creek, and to recommend a process for consultation and review of these bylaws. BACKGROUND At its meeting of November 14, 2016 Council considered options regarding three distinct components of the 9.78 hectare Lot 1 of the Community Surplus Lands. With regard to the eastern-most 3.2 hectares (8 acres) of this site, Council directed staff: To bring forward for Council s consideration to a future Committee of the Whole, a further report with bylaws to amend the Official Community Plan and Land Use Bylaw to rezone the southeaster portion of Lot 1 to light industrial and artisan uses with secondary components such as retail and residential 1. OVERVIEW OF THE EASTERN SECTION OF COMMUNITY LANDS LOT 1

The Land: As shown on Figure 1 below, an area approximately 3.2 hectares in size is being considered for Light Industrial and associated uses. The land is located on the south side of Mt. Gardner Road, across from Crippen Park. It is a triangular parcel, bounded to the south by Grafton Road, a vacant private parcel, several vacant private parcels, and the Bowen Island Preschool and Teen Centre. Terminal Creek is located to the west, separating the site from the municipal works yard. Figure 1 - Context of the Property (taken from Biophysical Overview Report) This part of Lot 1 has generally gentler slopes than the eastern portion. The rezoning would be a minimum of 30 metres from the top of bank of Terminal Creek, within the Terminal Creek Watershed. The area receives runoff and shallow ground water from the south and west and drains toward the ditch on the south side of Mount Gardner Road which discharges to Terminal Creek. The soils consist of relatively deep gravelly loam. Vegetation is mature second growth coniferous and mixed coniferous-deciduous forest consisting of western hemlock, western red cedar, Douglas fir, big leaf maple and red alder with tree heights commonly exceeding 20 metres. Understory is relatively dense sword fern with some huckleberry and hemlock seedlings. Standing and fallen dead trees are common. A pedestrian trail along the east side of Terminal Creek connects Mount Gardner and Carter Roads. A domestic water line is located beneath the trail. Official Community Plan (OCP): Lot 1 is designated R Rural (4 ha), permitting one dwelling per lot with a minimum parcel size of 4 hectares (10 acres). OCP and Rezoning Amendments Community Lands Lot 1 Industrial Area February 20, 2017 2

Schedule B 3 identifies Terminal Creek as a fish bearing stream. Lot 1 is identified as a Density Increase Eligible Area on Schedule C-2 Donor Lands and Density Increase Eligible Lands. Lot 1 is outside of but adjacent to the Snug Cove Village Periphery Development Permit Area. Land Use Bylaw: (See Figure 2 below) The land is zoned Rural Residential 1 RR1, permitting one dwelling per 4 ha (10 acre) lot. The RR1 zone also permits agriculture, horticulture, stables and kennels. A small triangle to the west of the Works Yard is zoned Industrial Medium IM which would permit a works yard, transfer station, recycling depot, compost facility or Cottage Industry. The current Official Plan designation and zoning of Lot 1 would not permit the subdivision of the 3.2 ha area. Figure 2 - Current Zoning Site Services: Lot 1 is outside of the boundaries of Snug Cove Village. It borders on the Cove Bay Water System but is currently outside of the waters system boundaries, and is also outside of the Municipal Sewer system. 2. VISION FOR THE AREA This property is close to the services and amenities of Snug Cove and Artisan Square, to the Bowen Island School, Preschool and the future community centre. It has easy access to the ferry terminal. Yet its location, just on the edge of the Snug Cove Village Boundary, is removed enough from existing residential uses to allow light industrial and associated uses that could have some noise, traffic and other attributes that could be a concern to immediate neighbours. The vision for the property is to provide opportunities for employment and economic development on Bowen Island, by providing proximate and convenient space for craftsmen and artisans. The area would provide opportunities for new businesses as well as attracting new uses and providing space that will serve and support existing Bowen Island businesses. The artisan workshops, light manufacturing and assembly space would be supplemented by accessory live/work lofts, storage or warehouse space and the sale of goods manufactured on site. OCP and Rezoning Amendments Community Lands Lot 1 Industrial Area February 20, 2017 3

Artisan Industries are defined in the Land Use Bylaw as art, handcraft or trade which through an individual s skill, design or production method lends a distinctive quality to the finished object, or involves the teaching of creative arts or performance skills, and the use of associated venues for exhibition. As an accessory use it would allow an office, sale and repair of products produced or stored on the site, exhibition venues and the selling of goods not manufactured on site but directly related to other activity on the site. In keeping with the direction of the official community plan, uses would not be permitted that would impact nearby uses by emitting excessive noise, fumes, dust, glare or other potential irritants. They would be of a light industrial or artisan nature that would allow the incorporation of live/work or secondary residential uses. 3. PROPOSED OCP AMENDMENT One of the twelve fundamental goals of the OCP is, To foster the creation and maintenance of local employment in island-based sustainable activities. The OCP s industrial land use management policies, Objective 77, encourage light industry activity serving the Bowen Island Community provided it has a minimal impact on nearby uses, including (from) noise, dust, glare and traffic, and is screened from adjacent uses. Policy 199 states that light industrial uses are acceptable in various locations based on the type of activity and potential impact on surrounding uses and environmental characteristics of the area. Specific requirements are to be set out in the Land Use Bylaw. Policy 201 encourages industrial uses to be clustered together rather than scattered around the island. Such uses are to prove adequate water supply and waste disposal capacity and to ensure no deleterious effect on surface or ground water supplies. While industrial uses in the vicinity of Snug Cove are in keeping with the intent of the OCP, the designation of the site would need to be amended from Rural- R, to an Industrial designation to provide for the desired range of uses on this site. In addition to the light industrial uses proposed, the vision for this area include the option for accessory residential uses, in the form of lofts on the second storey over work spaces, or live/work units. While the housing objectives of the OCP include providing for a range of housing types and tenures within the overall spirit and intent of the Plan, they do not provide for residential uses in the Industrial designation. An amendment to the OCP would be needed to provide for this option. The OCP currently contains an Industrial Ind designation, and includes policies (199) that accepts industrial uses in various locations based on the type of activity and the potential impact of the activity on surrounding land uses and the environmental characteristics of the area. The Industrial designation supports the current Industrial Medium IM and Industrial Commercial IC zones. It applies to areas such as the Sunset Quarry, Eddy s Pit, the Building Centre on Grafton Road and the municipal works yard. It would not provide for the range of uses described in the vision for this area. It is proposed that wording be added to Policy 199 to provide for the light industrial zone which will also provide for secondary commercial and residential uses, and that a new Light Industrial Ind-L designation be developed and added to the Schedule C map and plan to provide for a mixed of light industrial, craft and artisan and accessory residential uses on this site and potentially other locations on the island in the future. OCP and Rezoning Amendments Community Lands Lot 1 Industrial Area February 20, 2017 4

Policy 359 of the OCP states that in the interest of creating a diverse inventory of affordable housing, all new developments with three or more units requiring rezoning will provide 15% of the gross floor space as non-market affordable housing integrated with on-site market housing or mad an equivalent financial contribution to a housing reserve fund. It is assumed that given the clearly accessory nature of the residential component of this designation, Policy 359 should not apply. To accommodate this form and mix of development, a new OCP designation should be introduced that provides for a range of light industrial and accessory uses, including residential. Should Council agree that this area be designated as a Development Permit Area, the OCP amendment should also ament section 11 of the OCP to add this area and provide the justification and objectives for the Development Permit Area. 4. PROPOSED ZONING AMENDMENT Bowen Island s Land Use Bylaw currently contains two Industrial zones: An Industrial Medium IM zone that permits public works yards, transfer stations, recycling depots, compost facilities, and cottage Industry, and accessory uses and structures. A cottage industry, in summary, is a trade, art or craft resulting in the assembly, processing or manufacture of a product, restoration of art or antiques, or teaching or training of creative arts or performance skills, with accessory office, the sale or repair of products produced or repaired on site, related performance or exhibition venues and the sale of other goods directly related to other activity on the site. This zone applies to the Municipal Works Yard area. An Industrial Commercial IC Zone that permits storage and warehousing, the sale of propane, the sale of building, construction and home improvement supplies, welding, milling, shaping and finishing wood and the manufacturing of wood products, and accessory uses and structures. This zone applies to Eddy s Pitt and the service commercial To accommodate the Vision for this area, it is recommended that a new IL Light Industrial zone be introduced and that the new zone be considered for the subject site. The new zone, as set out in draft Bylaw No. 433 as attracted to this report, would provide for the range of uses envisioned for the eastern part of Lot 1. The Light Industrial zone would permit the types of cottage and artisan industries now recognized in Village zones, as well as a broader spectrum on manufacturing, assembly, processing, repair and warehousing uses. This could include food production and processing. Business offices, such as those providing for trades, professionals and contactors would be permitted. The zoning would permit only industrial, artisan and office uses on the lower floor. Residential units over artisan uses or live/work units would be permitted on the second storey only. Residential would be permitted secondary to the industrial use that is, only if the industrial or artisan use is in place, and the amount of residential floor space would not be permitted to exceed the amount of non-residential space. OCP and Rezoning Amendments Community Lands Lot 1 Industrial Area February 20, 2017 5

Accessory retail sales could be considered, but only for uses produced or assembled on site, consistent with the existing cottage and artisan industrial definitions. The floor area for accessory retail could be limited, however experience has shown that this is difficult to quantify and enforce. One further element of the zoning would be to limit the size of buildings and of individual units. Once industrial zoning is in place, it is Council s vision that it would provide for an array of opportunities and that the area should not be dominated by one or a few large users. For the purposes of discussion it is suggested that the size of individual buildings be limited to 2,000 square metres or just over 21,500 square feet, and that the size of individual unis be limited to 400 square metres or approximately 4,300 square feet over 2 levels. It is anticipated that most units would be considerably smaller in size. The residential component of a live/work unit should be clearly defined and limited in size, to approximately 50 square metres. 5. DEVELOPMENT PERMIT AREAS The subject site is not currently within either the Watershed and development permit area (providing the required setbacks from Terminal Creek) or in a development permit area for the form and character of development. Given the mixed use, industrial/accessory commercial/residential nature of this development, and the expectation that it will build out in phases over time, it is recommended that the area n Be included as a Development Permit Area. As noted, the OCP amendment would have to include provisions setting out the justification and objectives and the Land Use Bylaw amendment would include the new Development Permit Guidelines. Preliminary draft guidelines have been included as part of the bylaw in attachment 2. 6. CONSULTATION PROCESS In keeping with the November 14 th direction, staff are in the process of preparing draft bylaws and a report for consideration at a meeting of the Committee of the Whole. In the meantime, it is appropriate that Council provide direction with regard to a consultation process for these amendments. Requirements of the Local Government Act Section 475 of the Local Government Act requires that during the development of an Official Community Plan or and OCP amendment, Council provide one or more opportunities it considers appropriate for consultation with persons, organizations and authorities it considers will be affected. Council must, by resolution: Consider whether the opportunities for consultation should be early and ongoing; and Consider whether consultation is required with: o The board of education o The board of the regional district and any adjacent municipalities and first nations o Any provincial and federal governments and their agencies. There must be at least one opportunity for consultation with the public in addition to the required public hearing. OCP and Rezoning Amendments Community Lands Lot 1 Industrial Area February 20, 2017 6

As well as meeting statutory requirements, early and ongoing consultation is a positive step and an opportunity to draw from a wide range of community ideas. It ensures that neighbouring residents have had input to ensure minimal negative impact, and it is an opportunity to test the market, to be able to respond to any concerns in a timely way, and to gauge the acceptability the proposed amendments. It provides an opportunity to draw from a wide range of community ideas and energy. ALTERNATIVES 1. That Council consider the issues at a committee of the Whole and provide direction to staff as outlined in this report. 2. That Council provide further direction and/or request further information prior to proceeding with the consideration of these amendments. 3. Other options as determined by Council. FINANCIAL IMPLICATIONS The changes proposed through these amendments will require staff resources to process the applications. The rezoning and subdivision of the parcels will provide revenue to the municipality in the longer term and will support economic development and a healthy tax base. COMMUNICATION STRATEGY This process will be required to meet the notice and referral provisions of the Local Government Act. This will require a resolution by Council as to the nature of consultation and referrals as set out in this report. As this would be an Official Community Plan amendment, there must be opportunities for consultation on the preparation of the plan with the public and various boards and agencies in addition to the required public hearing. SUMMARY / CONCLUSIONS The 2005 Municipal purchase of Lot 1 from the GVRD as part of the lands surplus to the needs for Crippen Regional Park was intended, in part, to provide land for economic development and a range of housing opportunities. Council s strategic plan calls for selling portions of the Community Lands to pay down the debt incurred in the acquisition of the surplus lands and to meet community objectives. The proposed uses outlined in this report would meet these objectives and would be consistent with the direction of Council had has been discussed in previous workshops and strategic planning sessions. It is recommend that Council receive the draft Official Community Plan and Land Use Bylaws, and direct staff to begin the consultation process. ATTACHMENTS: Attachment 1 Draft Bylaw 432 to amend the Official Community Plan Attachment 2 Draft Bylaw 433 to amend the Land Use Bylaw Amendment Bylaw including draft Development Permit Guidelines SUBMITTED BY: Judy McLeod Planning Consultant OCP and Rezoning Amendments Community Lands Lot 1 Industrial Area February 20, 2017 7

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 OCP and Rezoning Amendments Community Lands Lot 1 Industrial Area February 20, 2017 8

Bowen Island Municipality BYLAW NO. 432, 2017 A Bylaw to amend Bowen Island Municipality Official Community Plan Bylaw No. 282, 2010 The Council for Bowen Island Municipality in open meeting assembled enacts as follows: 1. That the map legend of Schedule C - Present and Proposed Land Use Designations of Bowen Island Municipality Official Community Plan Bylaw No. 282, 2010 be amended by adding the designation Ind-L Light Industrial following the Ind Industrial designation in the legend: 2. That the portion of Schedule C -Present and Proposed Land Uses Designations of Bowen Island Municipality Official Community Plan Bylaw No. 282, 2010 as shown outlined in black on the plan attached hereto as Schedule A is hereby amended as follows: From Rural - R to Light Industrial Ind-L - Part of BCP 20429 PID: 026-506-076 3. That Policy 199 of Bowen Island Municipality Official Community Plan Bylaw No. 282, 2010 be amended by adding the clause for categories of industrial use, including Commercial Industrial, Medium and Light Industrial zones and by adding the second paragraph so that it reads as follows: Policy 199 Industrial and Light Industrial uses are acceptable in various locations based upon the type of activity and potential impact of the activity on surrounding land uses and the environmental characteristics of the area. Specific requirements are set out in the Land Use Bylaw for categories of light industrial use, including Commercial Industrial, Medium and Light Industrial zones. In addition to industrial and artisan uses, land in the Light Industrial designation may be zoned to provide for live/work units and second storey apartments as a secondary use to the light industrial activity.

4. That Policies 201, 202 and 203 of Bowen Island Municipality Official Community Plan Bylaw No. 282, 2010 be amended by changing the word light industrial to industrial and light industrial. 5. That Policy 359 of Bowen Island Municipality Official Community Plan Bylaw No. 282, 2010 be amended by adding the following sentence to the end of the policy: These affordable housing requirements shall not apply in the case of rezoning to create live/work units or units secondary to a light industrial development. 6. That Section 11.4 Development Permit Areas of Bowen Island Municipality Official Community Plan Bylaw No. 282, 2010 be amended by adding a new sub-section 11.4 7 Light Industrial Development Permit Areas to read as follows: 11.4.7 Light Industrial Development Permit Area Purpose The Light Industrial Development Permit Area is designated, pursuant to section 488 of the Local Government Act, for the purpose of the establishment of objectives and the provision of guidelines for the form and character of light industrial development. The objectives and guidelines provide for the compatible co-location of light industrial and artisan uses, with ancillary service and commercial uses and secondary residential and live/work residential development. Area The area designated on Schedule B-6 as Light Industrial Development Permit Area. Justification The special conditions and objectives that justify the designation of the Light Industrial Development Permit Area are: Development in this area should respect and not negative impact the adjacent park, recreational, institutional uses or any nearby residential uses; Development should respect the natural vegetation and landscape elements of the site; As development may take places in phases over time, guidelines will ensure a continuity of built form and design elements that will provide for the desired vision of an industrial and artisan s village, and will protect the investments of the occupants; and

The mix of light industrial, commercial and residential uses in this designation requires coordinated care and attention to ensure the compatible co-existence of these uses. Objectives The Objectives that justify the designation of this development permit area are to ensure that the form and character of the light industrial, commercial and residential uses are compatible with each other and with the surrounding area, and that the build-out of the area is consistent in built form and design principles. Guidelines The Guidelines are contained in the Land Use Bylaw. 7. That this bylaw be cited for all purposes as the Bowen Island Municipality Official Community Plan Bylaw No. 282, 2010 Amendment Bylaw No. 432, 2017. READ A FIRST TIME this day of 2017 READ A SECOND TIME this day of 2017 PUBLIC HEARING this day of 2017 READ A THIRD TIME this day of 2017 APPROVED BY THE EXECUTIVE COMMITTEE OF THE ISLANDS TRUST this day of 2017 FINALLY PASSED AND ADOPTED this day of 2017 Murray Skeels Mayor Hope Dallas Deputy Approving Officer

Schedule A

BOWEN ISLAND MUNICIPALITY BYLAW NO. 433, 2017 A Bylaw to amend Land Use Bylaw No. 57, 2002 WHEREAS, Bowen Island Land Use Bylaw No. 57, 2002 establishes regulations for the use of land and buildings; and WHEREAS, Council wishes to amend Bowen Island Land Use Bylaw No. 57, 2002 to provide for the a new Light Industrial zoning category in the Land Use Bylaw and to apply the new zone to land identified in this Bylaw; THEREFORE be it resolved that the Council for Bowen Island Municipality in open meeting assembled enacts as follows: 1. This Bylaw may be cited for all purposes as the Bowen Island Municipality Land Use Bylaw No. 57, 2002, Amendment Bylaw No. 433, 2017 2. Bowen Island Land Use Bylaw No. 57, 2002 is amended by adding the new zone IL Industrial Light between Village Civic and Industrial Medium on Schedule B Land Use Map 3. Bowen Island Land Use Bylaw No. 57, 2002 is amended by adding the following new definition to PART 1, Section 1.1, alphabetically as follows: Live/work unit means a single unit, designed for and consisting of both artisan and/or office use and a residential dwelling unit component, where both spaces occupied by the same person and the dwelling component is the primary dwelling of the occupant. 4. Bowen Island Land Use Bylaw No. 57, 2002 is further amended by adding Section 4.9 (A) to the Bylaw as follows: 4.9 (A) LIGHT INDUSTRIAL ZONE (IL) Information Note: The purpose of the Light Industrial Zone is to accommodate the. The regulations in the tables in this Section apply to land in the Light Industrial Zone, as indicated by the column headings. 4.28.1 Permitted Uses of Land, Buildings and Structures (1) In addition to the uses permitted in Section 3.2 of this Bylaw, the following uses, buildings and structures and no others are permitted in the Light Industrial Zone:

Principal Uses of Land, Buildings and Structures Artisan Industry Manufacturing, assembling, processing and repair, including food and beverage products Offices for architects, engineers, contracts, computer and business services Storage and warehousing Machinery and tool repair and rental, excluding motor vehicle repair Artist studio, gallery Live/Work Unit IL Accessory Uses of Land, Buildings and Structures Uses accessory to principal uses Retail subject to conditions of use Permitted Buildings and Structures Buildings and structures accessory or secondary to permitted uses 4.28.2 Size, Siting and Density of Permitted Uses, Buildings and Structures (1) Subject to Part 3, uses, buildings and structures in the Light Industrial Zone must comply with the following regulations regarding size, siting and density: Lot Coverage Area 1 Maximum combined lot coverage of all buildings and structures 35% Floor Space Ratio Maximum Floor Space Ratio (FSR) 7.0 Maximum Floor Area Maximum floor area residential of residential component of a 50 live/work unit (square metres) Maximum floor area per artisan industry, cottage industry, 400 manufacturing, assembly, processing or repair use, office, studio or gallery (square metres) Maximum size of any primary building (square metres) 2,000 Height Maximum building height 12 m or 2 storeys Setbacks Minimum setback from front lot lines (metres) 7.5 Minimum setback from exterior side lot lines (metres) 3.0

Minimum setback from interior site lot lines (metres) 1.5 Minimum setback from all interior lot lines for walkways and 0 bridges connecting buildings (metres) Minimum setback from rear lot line (metres) 7.5 Conditions of Use Retail sales shall be limited to the sale of goods manufactured, assembled, processed or repaired on the premises and incidental related items. All manufacturing, processing, assembly, repair and storage shall take place within an enclosed building. Residential use, including the residential component of a live/work unit shall be permitted only on the second storey of a building. The amount of Residential floor area shall at no time exceed the amount of floor area for other non-residential permitted uses in any unit. 4.28.3 Off-Street Parking Requirements Part 5 and Table 5-1 of this Bylaw Minimum Number of Off-Street Parking Spaces is amended by adding a new heading Light Industrial and the following table. LAND USE/ZONE All non-residential uses Residential dwelling Number of Off-Street Parking spaces Required 1 per 40 m 2 of floor area 1 loading bay per unit 1.0 space per unit 5. Bowen Island Land Use Bylaw No. 57, 2002 is further amended by adding Section 7.6 to the Bylaw as follows: 7.6 LIGHT INDUSTRIAL DEVELOPMENT PERMIT AREA Guidelines The following guidelines apply to the Light Industrial Development Permit Area to provide for building design consistent with the form and character of Bowen Island, the compatible mixing of artisan, light industrial and secondary residential, live/work and commercial uses, and the landscaping and buffering of the site to provide a high quality of development adjacent to Crippen Park: 1. Architectural compatibility shall be provided among rooflines and finishing material.

2. Where possible significant trees shall be retained and landscaping shall be provided along Mount Gardner Road, to enhance the appearance of buildings and provide an attractive transition to Crippen Park. All areas not used for buildings, parking, access and specified outdoor storage shall be landscaped. 3. All garbage, recycling and any outdoor storage of material shall be behind the front wall of the primary building on site, and shall be screened from view from the internal roadways and from Mount Gardner Road. 4. Service doors, including overhead doors and loading docks shall be provided at the rear of the building. Where loading areas would back onto Mount Gardner Road, screening by means of fencing and landscaping shall be provided. 5. All residential uses, whether an apartment, or a component of a 2 storey live/work unit, shall be on the second storey only. 6. Access to all residential and live/work units shall be provided from the front of the building. 7. For live/work units, work areas shall be adequately sized and tied in tenure to the living space. Residential uses will not be permitted in identified workspace. 8. All telephone, power and other services shall be provided underground. 9. A pedestrian sidewalk and or trail system shall link all buildings and aconsistent plan for pedestrian level lighting and security lighting shall be provided in the first phase of the development and shall be adhered to in all phases of development. 10. The design, siting and massing of buildings shall give the impression similar blocks in terms of scale and built form. 11. Colours and materials shall be natural colours that blend with the surrounding environment. 12. Building materials shall consist of 13. Signage shall be incorporated into building facades and coordinated with the architecture of the buildings. No signs will be permitted above the lowest roof eve on the building. A coordinated sign plan will be required for each multi tenant building. There may be one freestanding business identification sign permitted per entrance to the site, regardless of the number of tenants or businesses. 14. Parking spaces for businesses, residents and visitors shall be clearly articulated. Exemptions

A development Permit shall not be required in the Light Industrial Development Permit Area for the following conditions: 1. Indoor alterations to a work space or living unit that do not increase the amount of floor area and which do not effect the exterior appearance of the building. 2. Outdoor maintenance and repair of buildings, which does not change the footprint of or materially change the exterior appearance, massing or roofline of the building, and replacement of exterior finishes using the same or similar colour scheme. 3. The repair and maintenance of driveways, paths, trails, sidewalks, parking areas, or landscaping. 4. Replacement of sign faces with no change to the size, location or type of sign. 6. Bowen Island Land Use Bylaw No. 57, 2002 is amended by changing the zoning classifications for the lands shown outlined in a solid black line on Schedule 1 of this Bylaw from Rural (Rural - R) to the Light Industrial (Light Industrial - IL) Zone and by making such deletions, adjustments, and consequential annotations on Schedule B to Bylaw No. 57, 2002 as are required to give effect to this amendment. 7. Bowen Island Land Use Bylaw No. 57, 2002 is amended by adding reference in Table 4-1 to Comprehensive Development 19 (Community Lands Lot 2) Zone. READ A FIRST TIME this day of, 2017. RE-READ A FIRST TIME this day of, 2017. READ A SECOND TIME this day of, 2017. PUBLIC HEARING HELD this day of, 2017. READ A THIRD TIME this day of, 2017. RECONSIDERED AND FINALLY ADOPTED this day of, 2017. Murray Skeels Mayor Hope Dallas Deputy Corporate Officer

Schedule 1