Understanding the proposed “200 metre Shoreline Buffer” on Gabriola Island

What is the proposed 200m shoreline buffer for Gabriola Island?

As part of the Gabriola Island Official Community Plan (OCP) Review, a 200 metre shoreline buffer has been proposed for discussion. The proposed shoreline buffer area is measured from the shoreline (the edge of the ocean, lake, or stream) into the upland. It is informed by archaeological mapping, ecological perspectives, and consideration of climate-change impacts.

The shoreline buffer is not a regulation, but rather a land use planning consideration to help manage growth, climate resilience, and protect ecological and cultural values.

Considering this buffer area in land use planning decisions would help to:

• Protect ecosystems: Trees, shrubs, and grasses stabilize the shoreline, reduce erosion, and provide habitat for birds, fish, and other wildlife.
• Support runoff filtration: Vegetation absorbs and filters rainwater before it enters marine or freshwater systems, reducing pollutants such as fertilizers, oils, and sediments.
• Maintain natural character: Preserve the island’s rural aesthetic and maintain scenic views from the water.
• Adapt to climate change: By reducing flooding risks, risks of saltwater intrusion, and supporting adaptation to sea-level rise, consideration of the buffer helps safeguard both natural and built environments.
• Preserve archaeological and cultural sites: Several First Nations have identified shoreline areas on Gabriola Island and beyond as important for cultural heritage protection including archeological sites. Consideration of this buffer area can help protect these culturally and historically significant places.

What could it mean for the Official Community Plan (OCP)?
Consideration of a shoreline buffer does not represent a regulation or restriction on its own. However, consideration of the buffer could help guide future land use planning discussions. Some examples of land use planning tools that could be considered to protect the area within the shoreline buffer include:

• Development Permit Area (DPA): The 200m buffer could help shape a DPA with guidelines to manage erosion risks, protect sensitive ecosystems, and set standards for how and where construction occurs (e.g., low-impact foundations).
• Heritage Conservation Area (HCA): An HCA could offer protection for Indigenous cultural heritage beyond what is already provided by the Heritage Conservation Act.  This tool can help ensure that areas with high archeological potential (especially those not formally recorded yet) are carefully considered before development begins.
• Development Variance Permits (DVP): The 200m buffer could be one of several factors considered when reviewing applications to vary zoning regulations (e.g. building location and size of structures).
• Subdivision Review: The local trust committee (LTC) could use the buffer as a lens when considering applications to subdivide land, helping to assess impacts on ecological and cultural values. Any changes in subdivision permission could also consider this buffer.
• Rezoning Applications: OCP policies could potentially discourage or limit rezonings that would allow additional residential units within the buffer area.
• Secondary Units: If the LTC considers expanding secondary units on the island, the buffer area could be one factor in determining where those secondary units are located.

 Other Key Consideration:

• If my property is located in the 200m buffer, does that mean I can’t build?
  No. Being in the buffer doesn’t change your zoning or take away existing development rights. It means extra care may be needed to protect the area.
• Existing Provincial Requirements Still Apply: Even without any policy changes, provincial laws still apply. Under the Heritage Conservation Act, property owners must obtain an archaeological assessment and a provincial permit if a known or suspected site may be disturbed during development. The 200m buffer can help flag where this may be more likely, so that property owners can plan accordingly.
• Current Property Rights Remain: If any of the planning options identified above are explored, property owners would still retain the right to build what is permitted under existing bylaws. Location or method of construction might be affected (e.g. foundation type, setback).
• Existing Buildings Stay Legal: Existing structures built in compliance with bylaws remain lawful. If zoning changes in the future, these buildings may be considered a “continuing non-conforming use”. Under section 528 of the Local Government Act, such uses can continue, as long as they aren’t discontinued or expanded in a way that increases the non-conformity.
• No Land Expropriation: There are no discussions or plans to expropriate private land.