FOTGIS has just completed two new reports: “Build-out Analysis Needed for Each Trust Island” and “Growth Limits Assessment”. We are trying to highlight the urgent need for the Trust islands to do land use planning based on an informed foundation.
Build-out and Growth Limits Studies are needed on each island
On December 2, Jennifer Margison, our President, will make a presentation to Trust Council, the decision-making body of the Islands Trust. She will ask the trustees to conduct sensible planning studies before increasing the number of residences and people that can live on each island. The first step is to conduct a Build-out Study to determine how many homes (or residences) are now allowed on each island under current zoning. This includes lots that are not yet built on and properties that are zoned to be divided. Multiplying the number of allowed residences by the average population of each island will provide an estimate of the likely number of people to be living there when all lots are developed. Any good plan for the future should start with knowing where we are now.
The next step is to conduct a Growth Limits Study. This is to determine how many people the island can support and still protect the values for which the Islands Trust was created, i.e. a natural environment, rural character, and reasonable access to water and island services, such as ferries.
Trust Council Quarterly Meeting in Victoria
The public can attend this 3-day meetings in person or online. Delegations at 4:30 PM on Dec. 2 will be immediately followed by a Public Comment period. We encourage you to comment or ask questions by clicking on the Attend button on this Trust Council Meeting page.
Possible comments could focus on
- how informed (or uninformed) you feel about the draft Trust Policy Statement
- any of the concerns FOTGIS has listed in this summary
- if you feel the public engagement process should be extended and/or improved
- the proposed FAR zoning described below.
Floor Area Ratio (FAR) Zoning: A backdoor to increasing density
“Clustered housing” is being promoted in the draft Trust Policy Statement. When property is subdivided, placing the home sites together is a great idea. But “clustered housing” can also refer to a new type of zoning called Floor Area Ration (FAR). FAR has problems. FAR zoning allows lots zoned for one residence to have several, depending on the size of the property, as long as the total floor area of all the buildings does not exceed a certain lot coverage. The number of residences and size of each can be controlled by the bylaw or not. Once FAR zoning is put in place, rezoning for more residences and a public hearing would not be required. FAR has been built into the draft TPS with little or no discussion at Trust Council.
Allowing more development on a property can increase the value of that property, decreasing its affordability. More residents can put pressure on a single well and septic system.
Mayne Island Local Trust Committee recently passed a FAR bylaw. Owners of a few properties can now divide a total floor area from 2500 to 4750 square feet into 2, 3 or 4 residences, depending on the size of the property. There is no requirement that the homes be clustered, affordable or rented to island residents. Mayne’s bylaw requires installation of rainwater collection. But there is no legal way to require residents to use rainwater collection in place of well water. More people bring more pressure on ferries, health systems, roads etc. For more on FAR, see Urban Strategy for Gulf Islands by Salt Spring Island resident, Frants Attorp.
Friends of the Gulf Islands urge islanders to ask your Local Trust Committee to determine how many residences are allowed under current zoning through a Build-out Study, and to conduct a Growth Limits Study to determine how many residents that island can support and still protect the values of the Islands Trust. These two studies should be done before zoning is changed in order to allow more residents than are permitted by current zoning, using methods such as FAR and others.
If FAR is proposed on your island, pay careful attention to how many properties are included. Ask your trustees – will this zoning increase the value of those properties? How many residences are allowed on each property? Is there enough water to serve that number of persons? How will septic systems be sized? And will this approach really make housing more affordable over the long term? Ask your trustees to conduct Build-out and Growth Limits studies before zoning is expanded on your island.
New TPS Draft Offers Inadequate Protections for the Gulf Islands
The governing body of the Islands Trust (Trust Council) has given first reading to a new draft Trust Policy Statement (TPS). This document is critical because it sets minimum standards for all islands’ official community plans and other land use bylaws. There is a public consultation period through January 2026. This draft is significantly weaker than the current TPS. We have posted a detailed analysis of the draft TPS and recommendations and have sent this to the Trust.
- Express your opposition by filling out the TPS survey before February 2, 2026.
- Check out our guide to filling out the survey.
- Send your comments to islands2050@islandstrust.bc.ca
- See our summary of concerns and our detailed analysis and recommendations.
- For more information and to read the draft TPS visit the Islands 2050 Project website.
- Check our About Islands Trust page for more background about how the Trust is governed.
Membership Renewals Due
November is when we ask our members to renew. If you have not already done so, please renew your membership by sending $15 (individual), $25 (family) to info@friendsofthegulfislands.ca or mail a cheque made out to Friends of the Gulf Islands Society to 2701 Privateers Road, Pender Island, BC V0N 2M2.
With the festive season approaching, consider gifting a FOTGIS membership to family and friends who care about supporting local environment/conservation initiatives. The environment seems to have fallen off larger political agendas in the face of economic/tariff issues. Let’s keep it alive locally!