In 1996, the PRRDhired Derek Pratt of Planistics as a consultant for the OCP. The budget was $40,000.00. Viewed as insufficient by the SIC of the day, that budget provided Savary with half a day of ground/field research, two public meetings and one public hearing – the rest of the budget was justifiably used in the writing and publication of the ’97 OCP draft to each land owner of Savary Island. This draft did not pass Public Hearing.

The PRRD refused to provide the SIC with a digital copy of the original bluebook draft. The SIC obtained it through technological means on it’s own volunteer time and expense. Many issues were identified as inaccurate and in need of revision or further research. SIC questionnaires and a refusal to accept an inaccurate interpretation of the community’s vision of the future, three years pass before further progress is formally made.

Having established itself officially as an advisory body to the PRRD in regards to the OCP, the SIC informed the PRRD that it did not support the existing draft OCP. This was not difficult to predict given the $40,000.00 budget. The PRRD entertained its advisory body and allowed revised submissions by the SIC. There was little to no mapping, nor did the PRRD deem it necessary at that time – even though it is referred to in the draft.

The difficulties in front of the SIC were, a lack of public participation, a lack of planning knowledge, no government funding and the pressing issue, subdivision to a third of the island - (DL1375). This created extremely difficult conditions for the SIC volunteers. As a result, Section 3 was particularly contentious as it addresses the meat of Land Use Planning - subdivision requirements and density. After numerous heated debates and more than 10 versions of Sec. 3, the SIC put forward a “livable” draft. The PRRD’s draft to the Public Meetings differed greatly, so the SIC provided the Public Meetings with its own version. The SIC tried to remove the “deal in the document” given that it mainly addressed one property, DL 1375 and attempted to address the issue island wide. To keep the issues clear, Section 3 & 8 appear twice, the Pratt version and the SIC version.

The culmination of more than 2000 SIC volunteer hours created the following draft OCP rewrite in April of 2000. The issues were hotly debated and an honest attempt was made by all SIC representatives to coalesce the information at hand. The information was based on;

  1. representative’s discussions with constituency,
  2. minimal mapping
  3. minimal research
  4. the “bluebook” draft

The following provides the reader the specific changes recommended by the SIC to the PRRD of the Pratt “bluebook” draft. This document never went to the Public, but does represent the SIC views as of August 2000. The original “Blue Book” text is in blue and the green italicized text represents the suggested changes by the SIC. Bluebook page references are centred in small black font throughout this document for ease of referral to the original.

The following document has been rendered from LOTUS WORD PRO & COREL WORD PERFECT some minor formatting may have been lost from the original documents.

Savary Island Official Community Plan

Preamble

Savary Island is unique in the Georgia Basin. It is graced with natural meadows, a unique dune ecology and rare plant associations. The Island is also characterized by steep unstable sand cliffs dropping to beautiful sandy beaches that nearly encompass its perimeter. The combination of sandy soil and warm dry air flowing across the Strait from Vancouver Island create favoured conditions for an unusual flora not found on nearby rockbound islands nor, for that matter anywhere else in Canada.

Savary is located in the northern reaches of Georgia Strait, approximately 14 km. northwest of Powell River and is the only island oriented east to west thus opposing the prevailing winds and tides. It is a crescent shaped narrow remnant of Quadra Sands and glacial outwash sediments that is 449.5 hectares (1,111 acres) in size. Savary is very close to the meeting point of the tides that move around the northern and southern tips of Vancouver Island. This creates localized and limited tidal action which accounts for the warm waters the Island is known for. Its hydrogeology, while not well understood, is responsible for a handful of natural springs evidenced mainly on its northern banks. These springs have been a source of fresh drinking water for numerous generations.

Human settlement dates back approximately 4500 years. Savary, also known as "Ahyus,” made up a part of the seasonal round for local First Nations who harvested deer, clams, cedar bark, berries and medicines. The Island has 12 documented archaeological sites as in the recently recorded village site in Duck Bay.

The first Europeans to visit Savary were British naval explorers charting the coast with Captain George Vancouver in the summer of 1792. A boat party headed by Lieutenant Peter Puget and Mr. Joseph Whitbey over-nighted on the north shore of the Island while conducting their survey of the Strait from the mother ships anchored in Teakerne Arm.

During the 1870's the Colonial government subdivided the island into five District Lots for homesteading purposes. Since then Savary has become heavily subdivided due to the following events;

  • 1910 - approximately 2/3rds of the island was subdivided into 1441 small low priced lots.
  • 1959 - District Lot 1377 went up for sale. Islanders’ attempts to purchase the land to prevent further development failed.
  • 1969 - the subdivision of Savary Shores (DL 1373) into 275 lots raised concerns about groundwater supplies, small lot sizes and the fragile environment of Savary.
  • 1969 - The proposed subdivision of the 80 acre Parcel B in DL 1377 brought forth Islanders concerned about the intensive and historic over-subdivision of the Island. In 1981 permission was granted to subdivide this property into seven lots all connected to a 35 acre common parcel.
  • 1984 - 2000 Proposals to subdivide the last undeveloped District lot, (DL 1375,) have been put forward. Islanders have been expressing concerns over groundwater, the need for protection of Environmentally Sensitive Areas (ESA’s), the fragility of the rare dune ecosystem and the lack of public green space preserved in perpetuity. To date none of the proposals have met the pressing needs of the island.
  • At this point over 1700 lots exist creating the most heavily subdivided island in the Straight of Georgia.

Numerous, consistent and historical community efforts to oppose further subdivision represent the community's public interest in preserving the island’s biodiversity, scenic beauty, groundwater, ESA’s and public greenspace for present and future generations.

Today, Savary Island is a recreationally oriented rural island community struggling to address an urban style density; a legacy from a turn of the century land speculation scheme. Pressures for further subdivision of this tiny island have Islanders concerned about the environmental and social impacts of more development on the fragile island and the surrounding waters. The community is made up of approximately 70 permanent residents. Approximately 800 landowners make up the balance of the community and visit the island on a seasonal basis. The community identifies very strongly with the natural setting, rustic character and laid-back island life-style and is concerned that additional subdivision or development will erode those social, environmental and spiritual qualities, which make Savary Island unique.

Due to Savary's popularity and extremely high lot density, Savary is now “reaching critical development thresholds" (Planistics 1997). Savary has no protected groundwater recharge areas and has no land use planning. The only publicly held land is in the form of thirty-two small unprotected crown lots of less than 0.5 acre in size, scattered haphazardly throughout the island.

Savary's housing is characterized by small rustic cabins on small lots serviced by infrequently maintained narrow gravel roads. There is no hydro-electric power servicing the island and it is generally not desired. While Savary Shores Improvement District supplies water service to a small portion of the island, most land is serviced by individual wells and poorly maintained septic disposal systems. This represents a major problem for future water quality.

There is a sense of urgency that actions must be taken to ensure ESA’s, ground water supplies and the fragile dune systems are protected as well as ensuring that adequate greenspace is acquired to preserve the island's ecology and character. Therefore land use is addressed in such a manner that encourages lot reduction and the preservation of the environment.

Consequently it is the aim of this document to begin the process of relieving the pressures of over subdivision and over development while maintaining the community’s rustic spirit.

Section 1 Introduction and Community Goals

1. 1 Introduction

The Official Community Plan (OCP) sets out a vision as to how the Savary Island community wishes to evolve in the future. The Plan sets out the community's goals, objectives and policies regarding land-use, future development as well as social and environmental considerations applicable in the planning area. The purpose of the plan is to provide direction to government agencies, businesses and private land owners concerning future land use and the provision of services. Figure 1, on the next page, shows in map form the extent of the Savary Island planning area covered by this community plan.

Legislative Authority

The Powell River Regional District (PRRD), like all other local governments in BC, receives its legislative authority to prepare community plans, through the provisions of Section 875 of the Municipal Act (the Act). Section 883 of the Act states that a community plan, in a rural area (such as Savary Island), becomes an "official'' community plan once it has been adopted as a bylaw of the Regional District. Prior to adopting an Official Community Plan bylaw the PRRD must:

  • take the proposed community plan to a public hearing so persons who deem they or their property may be affected by the plan may have an opportunity to comment on the plan; and
  • receive the approval of the Minister of Municipal Affairs and Housing.

Section 877 of the Act stipulates what a community plan may contain. An OCP provides a series of statements and map designations respecting:

  • residential development requirements over a period of at least five years;
  • the requirements for commercial, industrial, institutional, recreational and related uses;
  • restrictions on development in hazard lands or in environmentally sensitive areas;
  • the requirements for roads and other services
  • the need for parks and other public facilities

The Act also permits a community plan to set conditions under which temporary commercial uses may or may not be permitted and outline conditions to protect areas requiring special attention due to their environmental character, hazardous condition or heritage values.

Section 884 of the Act indicates that the adoption of an official community plan does not commit (or authorize) the Regional District to proceed with any specific project specified in the plan, yet it is not authorized to enact any bylaw which would be at variance to the Plan. In other words, once adopted by bylaw, a plan becomes an Official Community Plan, which thereafter restricts the Powell River Regional District to only enacting bylaws and only undertaking works which are consistent with the OCP.

Note: Persons wishing more specific details as to the requirements of a community plan and the items it is permitted to cover should refer to the appropriate sections of the Municipal Act itself.

Map Schedules

The Plan contains the following map schedules which form an integral part of the OCP Bylaw.

  • Schedule B - the Plan Map contains the land use designations
  • Schedule C - the Development Permit Areas shows the location of development permit areas.

Background Information

Schedule D to this plan is the Background Report. Although not part of the Bylaw, it contains important information which directly relates to the Community Plan Policies and Bylaw. The Background Report provides details on the island's environment, transportation systems, and sewer and water requirements. The presentation approach taken in this section is to provide a general description and discussion of issues pertaining to each of the various topic areas.

(Page 1 (June/97 Draft) Savary Official Community Plan)

Savary Island Planning Area Map Inserted Here

(Page 2 (June Draft) Savary Official Community Plan)

Regulatory Bylaws

As a means of implementing the plan's policies, the Savary Island Committee (SIC) may recommend to the PRRD Board that bylaws be enacted to regulate:

  1. the use and density of use of land, buildings and structures;
  2. the siting, size and dimensions of buildings and structures and uses permitted on the land;
  3. the location of uses on the land and within buildings and structures
  4. the shape, dimensions, and area of parcels of land that may be created by subdivision.
  5. off-street parking and loading spaces;
  6. noise and nuisance premises;
  7. setbacks from hazardous conditions; and
  8. such other provisions as the Municipal Act may permit.

Amendment Procedure

The Plan may be amended by the PRRD, at its initiative, in response to a request by SIC or an application by a land owner. Individuals seeking amendment shall submit applications in the form provided for in the bylaws of the PRRD that addresses fees and procedures. All applications for plan amendment shall be referred to the Savary Island Committee before being considered by the PRRD Board. Any public hearing required shall take place on Savary Island, during July or August.

Interpretation

The final interpretation as to the precise location of boundaries of any designation or symbol contained in the map schedules, shall be legally defined by the appropriate land use bylaws enacted over time by the Powell River Regional District or by site survey, as required.

Symbols or designations used in the map schedules, except for development permit designations or temporary use permit designations indicate approximate locations of existing or proposed activities, uses or features. The exact extent of such an activity or the overall size is to be determined through more detailed studies, policy decisions, or local bylaws.

In interpreting the objectives and policies of the Plan, the term "shall" is used to denote that the indicated measure "must' betaken or applied. The term "should" or "may" indicates that the suggestion is intended as a guideline which is deemed advantageous to apply or implement by the authority having jurisdiction.

Savary Island Committee

The Savary Island Committee (SIC) is elected from amongst land owners on Savary Island by island property owners. SIC's mandate is to play an advocacy and advisory role for the Island to the Powell River Regional District concerning planning and land use matters as well as pertaining to other considerations related to the delivery of regional district (and provincial) services on Savary Island.

The Regional Board and the Savary Island Committee are encouraged to work together in defining the most appropriate means through which the Savary Island community may play a greater role in future decision making respecting land use planning affecting the Island.

Options which give the Savary Island community an increased role in land use planning decision making should be explored. Furthermore, it is recommended that any public hearing required with respect to land use planning bylaws having an effect on Savary Island should be required to be held on Savary Island and only during the summer months when a higher incidence of property owners are able to participate.

1.2 Principal Aim and Major Goals

The adopted community plan is intended to serve as a strategy for the future of Savary Island. In order to provide a sense of direction to this strategy which recognizes the aspirations of Islanders respecting the development of their community and is mindful of the area's opportunities and limitations it is helpful to develop a system of objectives. This is achievable by beginning with the statement of a principal aim which is an expression of the desired outcome for the community. This aim should in turn be qualified by a series of goals, which in turn are clarified and expanded upon through a set of objectives respecting each goal statement. The principal aim and major goals create a framework for the plan objectives and policies. Outlined below are the principal aim and major goals for Savary Island.

(Page 3 (June/97 Draft) Savary Official Community Plan )

Principal Aim:

TO PROTECT PRESERVE AND RESTORE THE UPLAND AND MARINE ENVIRONMENT AS WELL AS THE RURAL ISLAND LIFESTYLE ENJOYED ON SAVARY ISLAND.

Major Goals:

  1. To protect natural areas and the ecological integrity of the Island.
  2. To strive for a high degree of individual and community stewardship and environmental consciousness in terms of land use management
  3. To protect, preserve and restore representative areas of the the island's unique natural environment for community open space, greenbelt or environmental reserve so that future generations may continue to enjoy the island's physical attributes, biological diversity and scenic beauty.
  4. To place restrictions on the use of land that is subject to hazardous conditions or that is environmentally sensitive to development.
  5. To safeguard the Island's water supply for continuous use by all present and anticipated future users.
  6. To strive for a balance between land use regulations and the desire of local residents for a lifestyle which allows for a high degree of self expression respecting their use of property.
  7. To provide for a form of residential development which is mindful of the Island’s carrying capacity.
  8. To support development and aims that maintain the Island’s rural character.
  9. To limited commercial development to small scale non-polluting uses supportive of the Island's natural environment and rural character.
  10. To provide a level of community services to ensure the safety, health and welfare of community residents at a scale appropriate for a rural island community.
  11. To encourage a transportation system which meets the needs of Islanders (and visitors), yet does not detract from the area's rural island character.
  12. To promote the periodic review of the Plan by the Savary Islanders so as to ensure it continues to reflect the views and aspirations of Islanders respecting their community.

1.3 Community Plan Objectives and Policies