Gabriola Island Residents Question Proposed 200m Shoreline Buffer

Gabriola Island property owners raised concerns about a proposed 200-meter shoreline buffer during a public comment period at the Islands Trust meeting on October 9, 2025. This buffer is part of the ongoing review of the Gabriola Island Official Community Plan (OCP), which aims to protect shoreline ecosystems, adapt to climate change, manage rainwater runoff, and preserve archaeological and cultural sites.

The proposed buffer zone serves as a potential guideline for future land use planning discussions, rather than a strict regulation. It will not alter existing zoning or remove development rights. Many community members expressed confusion over the implications of the buffer, with one resident stating, “there have been no specifics of any kind of what this buffer zone means.”

Community Concerns and Clarifications

Trustees for Gabriola Island, Susan Yates and Tobi Elliott, addressed the community’s questions during the meeting. Yates emphasized the importance of understanding that the 200-meter buffer is currently a draft proposal meant for discussion. “The most important thing is that, right now, that 200-meter buffer is just for conversation,” Yates remarked. “It needs lots of discussion.”

Elliott acknowledged the public’s concerns, reiterating that the proposal is merely the beginning of a conversation. “There will have to be a decision-making matrix based on what comes up in that buffer zone,” she said. “Being in the buffer doesn’t necessarily change your zoning or take away existing development rights.”

During the public comment period, another property owner expressed their surprise upon discovering the buffer’s specific measurements. “I initially thought it went from the high water mark, but for people who own properties, it doesn’t go from the high water mark. It goes from the edge of your property and ends at 45 feet, so that’s quite a deep buffer zone,” they stated.

Future Discussions and Environmental Implications

In a follow-up interview, Yates supported the idea of further discussions with Gabriola Island waterfront property owners. She clarified that the buffer zone is measured from the shoreline to the upland, emphasizing that the proposal does not imply that the Islands Trust would take away land from property owners. “No one’s going to ever do that,” Yates reassured.

Looking towards the future, Yates highlighted the necessity of such a buffer in light of climate change. “If you’re looking 50 years down the line with climate change, you’re going to need some buffer in order to safely develop your property without it being washed away or wrecked.” She explained that shoreline development can harm or eliminate vegetation critical for mitigating the effects of high tides.

Yates also pointed out the detrimental effects of hard shoring, such as sea walls, which can exacerbate erosion. “If you have green shoring instead, it’s a much gentler way of dealing with the impact of those hard waves in winter,” she noted.

As the conversation about the proposed shoreline buffer continues, community members are encouraged to engage in discussions to clarify its implications and contribute to informed decision-making regarding land use planning on Gabriola Island.