To the reader : (All 5 documents are available for download at timwake.ca)

Thank you for taking the time to review the following concept proposals.

"So.........what is this all about?

Our community has hoped for a “Village in the Park” for decades and it has yet to materialize. We seem to think it is out of our hands to secure.

It is not.

A clear solution is available to the Municipality: a straightforward exchange of lands in Snug Cove with Metro Parks. It has happened before, and it can happen

again, but only if our Council is willing to initiate it.

Even though some suggest it is not possible, it is our understanding there is statute, ample legal precedent, and previous studies, to permit this exchange. It appears it can be structured as the acquisition and disposition of specific areas -

equally valued - of parkland for parkland (possible exchange arrangements are offered for discussion in the attached documents). What's more, it need not

delay or derail initiatives currently underway, including Lot 1.

We believe a mutual reaching out to each other by the Municipality and Metro Parks - with wisdom and good faith - will finally yield the transformational

outcome we seek: a Village in the Park.

We respectfully encourage Mayor Skeels and Council to pass a resolution and formally engage Metro Parks to effect the purposeful exchange of parklands in

the cove.

We welcome your support and invite your comments.”

- Tim

OCP Goal #11: To recognize SnugC o v e a s t h e c o m m e r c i a l a n dcommunity heart of Bowen Island, andto prov ide for the expans ion o fcommercial, residential, and communityand cultural uses that will contributetowards a pleasant, walkable village,appropriate in form and scale to asmall community.

June, 2016

Municipal & Park Lands in Snug Cove

3. Relocating and Restoring the Orchard Cottages..........

Introduced by

OCP Ob j e c t i v e 48 : Toencourage future residentialgrowth to locate in the SnugCove Village.

Tim Wake & Associates Project Management Great Divide Management Ltd. Tim Wake tim@timwake.ca, 604-992-86341281 Oceanview Road, Bowen Island, BC V0N 1G1

1. A VILLAGE IN SNUG COVE. Let us exchange equal sized parklands with Metro Parks so as to place Snug Cove Village at the appropriate

heart of our Community.

2. AFFORDABLE HOUSING IN SNUG COVE. Have the Municipality make approximately 4 acres of Community Lands in Snug Cove available for a

56 unit affordable housing project.

3. RELOCATING AND RESTORING THE ORCHARD COTTAGES. Permit the Municipality to take full responsibility for the relocation, restoration

and maintenance of all the existing cottages so that Metro Parks can focus on the waterfront park itself.

4. A BETTER LOCATION FOR A COMMUNITY CENTRE. There could be an opportunity to finance and build the Community Centre in Snug

Cove, next to the library.

5. FINANCING MODEL. Consider ideas on how to pay for our community development projects without relying on taxes,

donations-----or the sale of community lands for market purposes that will not benefit our community

Please note: My firm does not represent either the Bowen Island Municipality or Metro Vancouver Parks

Left: a lovely painting by Ian Fry of the red cottagebehind The Tuscany restaurant.

3.2 acres

5.5 acres

30m riparian area

Location of Davies Orchard Cottages

2 acres

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Note: all proposedexchange shapes to be

surveyed in detail to locate mature trees andtheir roots systems within

new park boundaries.

Whatever Municipal development occurs here, thisbecomes another entry point into the park

This also becomes an entry point to the park.

Crippen Park does NOT lose its vital access from Trunk Rd.

This area of existing park to be free of cottages AND their restoration/maintenancecosts. Focus can then be placed on appropriatelyconnecting public usage of this shelf to the green below.

Crippen Park does NOT lose its vital access from Cardena Rd.

The museum cottage can retain its function, be the office for Bowen Heritage and remain where it is. This area then can become a waterfront park. The cottages would no longer be a financial burden to Metro Parks.

This finger provides for pedestrian and visitor flow

This area of the 10 cottages is a very big topic, however, we believe9 (of the 10) can be relocated (as per this sketch), restored, meet the OCP's objectives for a walking village AND satisfy the needs of our regional park for an open park shelf above the Marina green.

Existing orchard trees can alsobe protected and new ones planted.

The community garden canbe relocated and expanded.

Picnic areas can be identified and placed also.

We recommend all aspects of Municipal controland planning of this area should actively involve BOWEN HERITAGE.

The Marina green, the present heart of Snug Cove.

Easement can be used to provide access to these two privately held cottages.

30m riparian distance

This 40ft lot provides for vehicle access

This cottage is presently being used as a studio by Bob Gates. We suggest a new studio (on temporary foundations)

be built for Mr. Gates in a new location TBD

Below: if we imagine the cottages relocated AND restored, the existingpark shelf can now remain open and very welcoming......

OCP Objective 46 To ensure that various land uses are suitably located, aesthetically attractive, in harmony and carefully integrated with the natural environment.

Restoring and preserving 9 heritage cottages through their relocation....

OCP Policy 137 The Municipality will: - identify, as part of the Snug Cove Implementation Plan, trails to connect the surrounding areas of Crippen Regional Park with each other, to link all parts of the Snug Cove Village together into a walkable village and link the village to the Park;

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Policy 175 Direct new commercial development to the existing commercial areas within the Village Commercial designated area on Schedules C and C – 1A, and avoid the creation of new commercial areas outside the Village Commercial area. New areas within the Village Commercial area that will be considered for future commercial development include:

- the land to the rear of the commercial properties on the south side of Bowen Island Trunk Road subject to an adequate interface with Crippen Regional Park;

Cottage restoration program: a carpenter's approach to maintaining period integrity......

1. Arrange for the 'surgical' lifting and relocation of whatever is found of floor framing below.2. Place cottages in new locations on concrete piers with insulated mechanicalscoming through in the right locations.3. integrate new framing (floor and walls) into original framing . The emphasis is on integration of old and new.4. Engage with an envelope consultant knowledgeable with period building to insulate both walls and floors 'as is'.5. New mechanicals for plumbing, wiring to period fixtures, and baseboard heating.6. For interior finishes, a 'no drywall' approach can be taken. 3/8" beadboard can be used for walls and ceilings to both save money and highlight the period.7. Interior trims to suit. 8. Existing doors to be repaired as required and refitted.9. All hardware to be cleaned, polished if necessary, and made to work as original.10. Existing wood floors to be cleaned thoroughly and recoated. At no point should they be sanded. The original patination should be preserved.11. Plumbing fixtures, lighting fixtures, and cabinets as close to the period as possible, either found or as quality replicas.12. On exteriors, repair siding or cautiously replace portions with exact profile of siding.13. Original paint will be lead-based. All industry standard precautions must be taken to replace original finish with premium quality water-based paints. The demand for quality particularly applies to the primer chosen. A top coat is only as good as its primer.14. While cedar shingles would be the period roof solution, they simply do not last as long as quality asphalt shingles do. This is one area of the restoration approach where a more expedient solution will be acceptable to the overall approach of period integrity.15. There should be no compromise with removing or replacing the original windows and doors. If these cottages are forced to comply with existing building codes, their period integrity would be lost. They will not be worth salvaging. Their character will have been lost. An accommodation will have to be found with the Building Code to ensure these cottage's period authenticity. The windows and doors should stay, be repaired, glass carefully replaced and re-puttied (if possible, with period glass), glazing bars repaired with care to maintain their 'roman ogee', then primed and sealed.16. Paint colours for the exteriors from say, Benjamin Moore historical collection. Playfulness and variety in the combinations welcome.17. Verandah floors to be replaced with T&G wood equivalents to match original looks without the 'lifting' and rotting problems. 18. Verandah railings to match existing (with suitable ingenuity to meet code) in non-wood painted equivalents (Hardi-plank).Above: a recent house on

Bowen Island with siding profiletaken (as precise) from the existing Orchard Cottages.

The shadow lines are superb.The new windows have the

similar 'look and feel' but cannever match the authenticity

of the original single pane windows in the Orchard.

Above: a fairly recent house on SaltSpring Island showing a bead-board interior. Character and warmth are evident.

Right: Much careful work has to be

done, structurally as well as cosmetically,

to bring each cottage back to its former charm and

quality. Note the lower

lattice-work: this arrangement can be replaced with Hardi-plank (or

equivalent) to avoidlong-term rot &

deterioration.

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Above: a hint of what nine cottages in a row might look like restored and in use......

OCP Policy 396 The Municipalityacknowledges and supports thew o r k o f t h e B o w e n I s l a n dHeritage Preservation Associationand Bowen Island Historians andwill give further consideration tothe Assoc i a t ion ' s v i ew tha t“heritage values” be more directlytaken into account in planningand development of Snug CoveVillage.

"It takes hands to build a house, but only hearts can build a home." Anon

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Right: a lovely painting by

Ian Fry of the red cottage

behind The Tuscany restaurant.

Museum cottage to be kept in place for Park & BOWEN HERITAGE purposes

Above: from Ian's vantage point we see the museum cottage plus two

of the most vulnerable heritagestructures in the park. Both, in ouropinion, are still happily restorable.

At present we are faced with a stark financial reality:1. Metro Parks does not have the funds to robustly restore these cottages. They each require approximately $175,000 (($1.6M) to bring them back to life.2. Neither does the Bowen Municipality. 3. If restored, their usage, as required by OCP policy 234, simply cannot cover the cost of restoration.

Our thinking on a potential solution.........

In order to relocate as well as preserve these nine cottages in a proposed new location they could be sold at market value once restored (Full public access to the lands surrounding the restored cottages, a heritage neighbourhood on the park, could be enshrined in covenants registered with the strata plan).

As initially outrageous as this may sound, it is the only way we can see to both raise the $1.6M required to restore the cottages AND provide a significant yield to the Municipality for their community commitments.

Our present 'read' of the numbers (per unit):1. Restoration.....$175,0002. Sale price.........$ 425,000 (minimum)3. Surplus to the Municipality: $2,250,000 (minimum)($250,000 x 9)

Note: each cottage can be placed in a small, but clearly defined strata lot with strict covenants on the exterior maintenance of the cottages, privacy hedging, etc.

OCP Policy 234 - Existing cabins in Crippen Regional Park have a heritage value derived from the Union Steamship era. - the cabins should be used for civic, community or arts and crafts studio use; - any efforts to restore and maintain the cabins will be encouraged and supported (cross-reference: Section 9.1 Island Heritage); - with the agreement of Metro Vancouver, the arts and crafts studio use may include residential use for the artisan and retail sales of the arts and crafts that are produced; - other cabins may be used for accommodation of a caretaker, a parks groundskeeper and a limited number of cabins may be used for short-term tourist accommodation and related ancillary facilities; and - the heritage design should be retained with any use or renovation of these structures.

A possible financing solution to restoring the Orchard Cottages......

Tourist accommodation, craft studios and residentialuse can be fully accommodated in both the suggested Inn next to the library plus spacesfor such purposes within the proposed new Community Centre. The brief for the Community Centre could be expanded to address these requirements, but expanding from the present requirement for 13,000sf to at least14,000sf should not be a major financial factor. It would, however, be a highly attractive additionto the idea of an articulated complex at the newheart of the Village.