Wide-ranging COW Covers Ground

2024 Audit review, release of SOFI report, upcoming bylaw changes

Thursday evening's Committee of the Whole (COW) meeting covered a lot of ground, beginning with a review of the 2024 audit figures, as well as a look at the costs of running the Village in 2024 and some potential changes in wording to existing zoning and development bylaws.

All Council members were present, and the mundane business of approving the night's 188-page agenda, as well as the minutes from previous COW meetings on April 1 and June 3, was completed in under two minutes.

Financial Officer Joe Chirkoff presented a number of financial statements for information, including the 2024 audit findings (page 36), the 2024 Statement of Information (SOFI, page 50) and the 2025 second quarter Accounts Paid (AP) report (page 57).

Chirkoff also brought forward the audited 2024 financial statements (beginning on page 10) for approval. However, Councillor Neville Abbott reminded everyone that approvals are not possible at COW meetings, and therefore questions were invited instead.

Council was joined by Cory Vanderhorst, a representative from MNP, the Nanaimo-based accounting firm that performed the 2024 audit. Vanderhorst walked members of Council through his report, which presented the final 2024 numbers. He said that MNP is providing "a clean audit opinion," and that the company is satisfied the financial statements have been presented fairly by the Village.

The Village held $6.9 million in total assets at the end of 2024, as well as $1.54 million in long-term debt, so the net financial position for the Village at that time was $4.3 million, down from the $4.4 million final figure in 2023.

The cost of running the Village in 2025

The SOFI Report shows that nine employees of the Village of Lions Bay earn more than $75,000 annually, including five members of Public Works and four office staffers (page 52). Councillors are paid just under $10,000 each, and the Mayor draws a salary of just over $18,000.

With benefits and remittances included, the cost of staff and council members to the Village was just over $2 million in 2024.

The 2024 SOFI report, which outlines most Village operating expenses, has not yet appeared on the Village website, but can be read in the evening's agenda, beginning on page 50, HERE.

Zoning and development bylaws

After discussion of the change in wording required in the Zoning and Development bylaw with regard to setbacks (page 64), and similarly with the short-term rental bylaw, (both of which have already been granted first and second reading), Chief Administrative Officer Ross Blackwell confirmed that as with any bylaw change, the next step will be a public hearing. The scheduling of these hearings will take place at the next regular council meeting.

Blackwell answered questions about a new zoning bylaw amendment to replace the existing subdivision bylaw, which he says no longer meets the legal, technical, or operational needs of the Village.

Councillor Ron McLaughlin noted that many Villagers equate the concept of subdivision with an increase in density. He asked for confirmation that bylaws addressing density change of any kind would require public and Council input before moving forward.

Blackwell offered the example of a property owner deciding to build a four-plex instead of a single family home, and said that such a case would require rezoning, which is a public process.

However, he explained that the ability to subdivide property in the Village is already granted by the bylaw, subject to a number of conditions. "Does this draft bylaw create potential for greater density? No more than what the current bylaw provides for."

Stipulated conditions would include viability of septic disposal, sufficient water pressure and a geotechnical assessment, among others.

Blackwell reiterated his uneasiness with the current wording of the zoning bylaws, and said the amendments in question go toward redressing some but not all of his concerns. "Should Council be looking at significant changes to the zoning bylaw? I can tell you it's a five-alarm fire," he said.

Further discussion included the need for reconsideration of the Official Community Plan (OCP) in the short term, which Blackwell said should be updated every five years and reconsidered every ten. (The current OCP for the Village was passed 17 years ago in 2008.)

The next regular Council meeting will take place on Tuesday, October 6, with the portion open to public view beginning at 7 p.m.

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