GI Pender Island - 235 Acre property for sale

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• Property Value$2,800,000
• Property Address4506 Bedwell Harbour Rd, Gulf Islands, British Columbia, V0N 2M1, Canada
• TypeHouse
• StyleWest Coast
• ParkingDriveway
• Year Built1930
• Est. Property Tax430.0

• Living Area1,120 sq.ft.
• Lot Size Area235 acres
• Bedrooms2
• Bathroom1 full

GI Pender Island Address

4506 Bedwell Harbour Rd, Gulf Islands, British Columbia, V0N 2M1, Canada

Description

A diamond in the rough for the keen investor. Comprised of 4 contiguous parcels, this 235 acre property is truly a rare find. Many opportunities are here for the right investor. At the highest point there is a fantastic 360-degree ocean view that is breath taking. Two bedroom home (possible 3rd upper bedroom) with fir hardwood floors and newer furnace. Property has two cottages, a good balance of pasture and standing timber with many amazing sites to build additional housing.

Regional Data

Being part of the Southern Gulf Island chain and located within the northerly extent of the Capital Regional District, they consist of those islands lying east of Vancouver Island and north of Victoria. The main islands include Saltspring, Galiano, Mayne, Saturna, and Pender Islands with a number of smaller islands, some being less than a half acre in size. They are predominantly rocky headlands of shelled, shale rock rising from the waters of Georgia Strait.
Early settlers were attracted to the islands by the large areas or arable land, and the availability of both timber and water, both of which were necessary for the homesteader farms.
Farming is still an important component in the economic base; however, due to their proximity to the major population centers and moderate climate, recreation and tourism have become an important part of the local economy with an expanding service industry necessary to provide the level of goods and services required by year-round residents. Their moderate, Mediterranean climate and typically, slow paced rural lifestyle have been contributing factors to an increasing retirement sector who have added stability to the expanding service industry.
The 2001 census indicated a total population for this area at 13,586 with the largest population of 9,279 living on Saltspring Island followed by North/South Pender Island at 1,907. Certainly on weekends and during the summer, the Pender Island population increases with the island support, a large number of non-resident homeowners.
A good system of roads, both asphalt and gravel, on each island permits ready access to most areas with an inter-island, provincial ferry service operating from Victoria, Crofton and Vancouver providing current regular-scheduled services.
Given the varying levels of service offered within the region, recreational opportunities, temperate climate, and an acceptable land base, the long-term growth and future potential for the area continues to be positive.
North and South Pender Islands
Known as the “Friendly Islands” and the “Islands of Hidden Coves and Beaches”, North Pender Island occupies a land area of 2,728 hectares (6,741 acres) and with a 1991 population of 1,400 persons, has the highest population density of any of the islands within the Islands Trust are at .51 persons per hectare (2.47acres). Added to this population is a seasonal population of approximately 800-900 persons. Most of the population is located in the 1200 Magic Lake subdivision and in smaller subdivisions distributed throughout the island.
The islands are accessible from Vancouver via the ferry terminal at Tsawwassen and from Vancouver Island via the ferry terminal at Swartz Bay. Connecting to the ferry terminal at Otter Bay, which is located in the northwest portion of North Pender, these frequent ferry sailings offer two hour trips to Tsawwassen and 35 minute trips to Swartz Bay. It is noted that the majority of the trips to and from Swartz Bay are direct sailings.
The islands offer many economic and social benefits from small business ventures to retirement. This is combined with a quality lifestyle surrounded by the peaceful beauty of forests, pasture lands, mountains and oceans. The recreational opportunities are numerous in a year round mild climate.
The commercial core is identified as Driftwood Center Shopping Mall which is located in the southeast sector of North Pender Island. The mall offers a wide variety of goods and services with twelve retailers offering everything from a liquor store, grocery store, pharmacy, restaurant, banking, etc. Located at the junction of Otter Bay Road and Bedwell Harbour Road, is the hub of the community, Pender Islands Community Hall. Every Saturday, throughout the summer, residents and vacationers can enjoy a busy Farmer’s Market
Grades 1 to 12 are offered on the island with school bussing also available. Police protection is provided by the RCMP and fire protection is provided by the local volunteer fire department.

Neighbourhood Data

The subject property’s neighbourhood is defined as the central portion of North Pender Island with Bedwell Harbour to the South. Hope Bay to the North, Shingle Bay to the West and Plumper South to the East.
This area represents mostly undeveloped large rural vacant acreage properties intermixed with smaller, semi-rural developed acreages. These smaller residential acreages consist of modest to better quality residential housing. Their ages and size reflect vast differences and pride of ownership is apparent with no unkempt properties noted.
Commercial retail/service uses are located within the Driftwood Center Shopping Mall, which abuts the south central boundary of the neighbourhood. The focal point of Pender Island is its Community Centre which abuts the north central portion of the neighbourhood.
Bedwell Harbour Road is the only route that connects North and South Pender Island and since it bisects the neighbourhood in a north/south direction, neighbourhood ingress and egress is considered good. With no real internal road network, access to the remaining areas of the neighbourhood is typically by old logging road trails. The BC Ferries Terminal at Otter Bay is approximately 2 miles northwest of the northerly boundary of the subject’s neighbourhood.
The neighbourhood is serviced with hydro, telephone and cablevision. Water is dependent on individual site wells, established by each property owner. Sanitary sewage is the responsibility of each property owner with Provincial Health Department approved septic systems. Fire protection is provided by the local volunteer fire department combined most likely with the BC Forest Service. Police protection is provided by the RCMP. Response time for all forms of emergency services, given this Gulf Island location, is considered acceptable.
The neighbourhood’s topography combines most types of land forms. The differences range from rolling pasture lands in the center section of the neighbourhood (subject) at an elevation of around 150 feet to Mt. Menzies in the east at an elevation of 600 feet and Crammer Hill in the west at an elevation of 700 feet. These two high points reflect differing degrees of slopes from gentle to rapidly increasing elevations.
The neighbourhood offers a very pleasant, semi-rural to rural forested and pastoral environment with some distant island and ocean views from the higher elevated locations. The neighbourhood is very centrally located.


Site Data

The subject property is comprised of four contiguous parcels which are legally described as follows:
1.) Parcel G (DD 1260821) of the Northeast ¼, of section 15, Pender Island, Cowichan District, Except Plan 18611.
2.) The South 10 Chains of the East ½ of the Northeast ¼ of Section 15, Pender Island, Cowichan District. (NOT INCLUDED IN SALE)
3.) Parcel F (DD 1009681) of the East ½ of the Northeast ½ of Section 15, Pender Island, Cowichan District, Except Plan 18611.
4.) The Northwest ¼ of Section 14, Pender Island, Cowichan District.
Configuration
The configuration of the four parcels does vary. The North ½ of Section 14 is described as square while due to the curvature of Bedwell Harbour Road, Parcel “F” and Parcel “G” configuration is described as irregular. The South 10 Chains is described as rectangular.

Size

The subject property, as noted above, consists of four, legally defined, contiguous parcels that represent the following individual areas:
1.) Parcel G, Section 15 5.10 Acres
2.) South 10 Chains, Section 15 20.00 Acres NOT FOR SALE
3.) Parcel F, Section 15 50.30 Acres
4.) NW 1/4 , Section 14 160.00 Acres
Total 235.40 Acres
It is noted that a small portion of Parcel F is located on the west side of Bedwell Harbour Rd. This irregular lineal portion of Parcel F contains an area of approximately.48 acres at a width that ranges between 49 and 66 feet.

Road Frontage

The Northwest ¼ of Section 14 does not enjoy any dedicated road frontage this parcel is only considered as having access due to common ownership of adjoining parcels to the west. The remaining subject parcels front onto and across Bedwell Harbour Road,
these frontages are estimated as follows:
1.) Parcel G, Section 15 426 Lineal Feet
2.) South 10 Chains, Section 15 660 Lineal Feet
3.) Parcel F, Section 15 1,647 Lineal Feet
Total 2,733 Lineal Feet
It is unclear as to what extent the foregoing frontage reflects a provincial gazetted roadway. What appears to be clear is that certain portions of Bedwell Harbour Rd, fronting the above subject parcels, are gazetted. A surveyor’s analysis of Ministry of Transportation documents would be required to determine to what extent Bedwell Harbour Rd is legally gazetted. I assume that the above subject parcels, all front onto a gazetted roadway.

Topography

The Northwest ¼ of Section 14 reflects the highest degree of elevation changes of all the subject parcels. The NW ¼ of the Northwest ¼ reflects the lowest rate of elevation change, in fact this area is described as somewhat rolling with gentle increases in elevation to the southeast. The SW ¼ of the Northwest ¼ reflects a moderate yet continuously increasing elevation in an easterly direction. The Ne ¼ of the NW ¼ reflects a rapidly increasing elevation in a south to south-easterly direction. The SE ¼ of the Northwest ¼ also reflects a moderate to rapid increase in elevation in a east to northeast direction. The highest point is found in the east central section of the SE ¼ of the Northwest ¼ whereby an elevation of 393 feet is reached. While immediate tree coverage prevented 360 degree views, ocean and gulf island views to the north and northwest. The ocean and gulf island views from this point could be available in nearly all directions.
The three remaining parcels of the subject property are described as level to rolling lands with some minor elevation increases in both east and west directions.

Services

Services to the site consist of overhead hydro, telephone, cablevision and police / volunteer fire protection. Sanitary sewage disposal for the area and the subject site is by means of an on-site septic system(s). The system supports the existing residence and mobile home.
In discussion with the Sellers , it is understood that there are four wells at depths of 15 to 150 feet, located within the subject property. Two 20 foot deep wells are located within the NW ¼ of the Northwest ¼ of Section 14 and a 15 foot well, which dries up in the summer, is located within the east central portion of the South 10 Chains of Section 15 (near the existing residence). However the sellers were not able to provide specific details relative to the capacity and water quality of such wells.
It is assumable that habitable water is available to three of the four parcels. However such an assumption does not include a large capacity water source, needed to support a variable farming operation.

Tree Coverage

The more elevated portions of the subject property, specifically, the Northwest ¼ of Section 14, represents what appears to be a considerable timber volume. While past logging activity was noted, the remaining stand of trees included immature to mature Douglas Fir and mature Cedar plus some intermixture of Alder and Balsam.
A timber value can only be determined by a professional Forester through the application of an on-site timber cruise.
The remaining portions of the subject property consists of open grazing pasture land with some individual trees dotting the landscape.

Access

Current access is gained off Bedwell harbour Road. While site access has been established along this road, at several locations, the entire road frontages are either at road grade or slope above or slightly below grade. As a result, the appraiser is of the opinion that additional access points could easily be established at most points along the entire frontage.
As noted earlier, in this report, there does not appear to be any dedicated roadway providing access to the Northwest ¼ of Section 14. given common ownership, the only access that is currently available is across the adjoining subject lands.
Internal access is considered good for the lower elevated subject lands due to their level to rolling topographical features. Internal site access within the Northwest ¼ of Section 14, is considered fair. A former circular logging trail provides four wheel drive, seasonal access to most sectors of this parcel.

Easements and Right-of-Ways

As identified in an upcoming section, there are three right-of-ways registered against two different subject parcels. Both right-of-ways are registered ion the name of BC Hydro and Power Authority. A right-of-way under charge 401467G is registered against Parcel F and under charge 395580G, a right-of-way is registered against Parcel G. It is assumed that these right-of-ways are for standard service hydro lines and as such would not be considered a negative impact on the specific parcels.

Surrounding Uses

Surrounding uses consist of the small to medium sized forested acreages to the west and south with large forested acreages to the north and east. As best as could be determined these properties are either undeveloped or support single family residential use. Immediately to the northwest of the subject, across Bedwell Harbour Road is a cemetery, volunteer fire hall, and community hall.

Summary

Overall the property offers a very appealing semi-rural pastoral and forested environment. The lower elevated area provides for adequate grazing lands and currently does not appear to be fully utilized. The higher elevated forest lands, which appear to have been selectively logged over the years, still reflect a very secluded area which is not easily accessed.

Zoning

The zoning and related land use of the subject property, as at the appraisal date, is controlled by the Islands Trust and administered by the North Pender Island Local Trust Committee., Zoning By-Laws 115, 117 and 118, (as amended) designated the subject property as Agricultural (AG) Zone and Rural (R) Zone.
With reference to our Neighbour hood Map, three of the four parcels reflects split zoning coverage. The majority of the Northwest ¼ of Section 14 is covered by rural with an area in its northwest sector covered by Agricultural. The majority of Parcel F is covered by Agricultural with a small portion in its southeast sector covered by rural. All of Parcel G is covered by Agricultural. The majority of the South 10 Chains of the East ½ of the Northeast ¼ of Section 15 is covered by agricultural with its most easterly sector covered by rural.
Those portions of the four subject parcels that are covered by the above agricultural zoning coverage are also covered by the Agricultural Land Reserve (ALR).

Under the rural zone classification, Section 8.2.1, Subdivision Requirements, suggest that the majority of the Northwest ¼ of Section 14 would reflect a physical size where subdivision could be a consideration. Due to the topographical aspects and lack of legal access of this subject parcel plus other zoning considerations,
Under the agricultural classification, Section 8.3.1, Subdivision Requirements, indicates that none of the remaining subject parcels reflect subdivision potential.
The subject property is also covered by the North Pender Island Official Community Plan, Bylaw No 83, 1993 as amended.
Under Section 2.1.2, Rural Land Use and Section 2.3, Agricultural Land Use, objectives and policies are discussed. Our review of such objectives and policies suggest that the general focus is to maintain both rural and agricultural use lands in their current state for the benefit of the island and island residences.

Draft copy for clients to read. While thought to be accurate should not be relied upon with out verification by the Buyers themselves.

Listing Provided By

Sotheby`s International Realty Canada