Denman Island Local Trust Committee special meeting, March 2, 2021

[0:00:00] Trustee Fast: Now we're live streaming and I'd like to welcome people as they filter in. I see the attendees coming in to join us in our online meeting. So welcome everybody to a special meeting of the Denman Island Local Trust Committee.

[0:00:14] Trustee Fast: And this meeting is being live streamed and recorded and people can join us here in the Zoom, which is what is happening now.

[0:00:23] Trustee Fast: um i'd just like to uh first um let you know this is a community information meeting so this is where

[0:00:31] Trustee Fast: we're going to hear a presentation from the planner and from the uh little bit from the

[0:00:35] Trustee Fast: applicant and uh about um and you can ask questions that's basically i'll be saying

[0:00:40] Trustee Fast: questions for the planner and um about uh the denman community land trust associations rezoning

[0:00:48] Trustee Fast: application DERZ 2017.1 and proposed bylaws 233 and 234.

[0:00:56] Trustee Fast: So I want to begin the meeting by acknowledging

[0:00:59] Trustee Fast: that we're with respect, we're meeting digitally

[0:01:02] Trustee Fast: across the unceded territory, traditional territory

[0:01:05] Trustee Fast: of the Comox and of the Qualicum First Nations specifically

[0:01:10] Trustee Fast: and all across the Salish Sea because I'm coming to you

[0:01:12] Trustee Fast: from Bowen Island also called Nuklelequem or Qualicum

[0:01:16] Trustee Fast: over here in Howe Sound. I'm the chair of the Denman Island Local Trust Committee

[0:01:21] Trustee Fast: and I just want to let you know I'm joined today by the local trustees, Laura Bershaken,

[0:01:29] Trustee Fast: if you can wave your hand, everybody knows who you are, and David Critchley,

[0:01:33] Trustee Fast: the other local trustee. David's got a little bit of a lag, there we go.

[0:01:37] Trustee Fast: Thank you. So I want,

[0:01:41] Trustee Fast: together we make up the Denman Island Local Trust Committee and this is a formal meeting

[0:01:45] Trustee Fast: meeting of the Denman Island Local Trust Committee and it's being conducted electronically for

[0:01:51] Trustee Fast: anybody who was in the GAP joining us while I said this before. Also being recorded and

[0:01:58] Trustee Fast: it's also being live streamed so people can be participating in the different ways. If you're

[0:02:03] Trustee Fast: watching on the live stream and you want to ask a question I think you have to come into this

[0:02:07] Trustee Fast: meeting into the Zoom meeting and you can find that at the islandstrust.bc.ca website or in one

[0:02:14] Trustee Fast: one of the notices that you may have seen.

[0:02:16] Trustee Fast: Okay, so this is an electronic meeting, obviously.

[0:02:20] Trustee Fast: Da-da-da-da, I said that.

[0:02:23] Trustee Fast: Okay, and it'll be posted.

[0:02:24] Trustee Fast: The recording will be posted in the next few days.

[0:02:26] Trustee Fast: So when we get to the question and answer portion

[0:02:28] Trustee Fast: of the meeting, which is the most important part here,

[0:02:32] Trustee Fast: this is a community information meeting.

[0:02:34] Trustee Fast: When you would like to speak,

[0:02:35] Trustee Fast: you need to raise your digital hand.

[0:02:37] Trustee Fast: So it depends on what device you're using.

[0:02:40] Trustee Fast: It might be at the bottom of your screen

[0:02:41] Trustee Fast: on a laptop or a desktop,

[0:02:43] Trustee Fast: up or it might be uh you can use star nine on a phone if you're calling in and star six to unmute

[0:02:52] Trustee Fast: and um that's right so we appreciate your understanding we've probably got uh technical

[0:02:59] Trustee Fast: issues because there usually are some and i hope they don't happen to you but in case they are

[0:03:05] Trustee Fast: happening to us in the meeting uh please bear with us and we will get ourselves back on track again

[0:03:10] Trustee Fast: and with these technical challenges.

[0:03:14] Trustee Fast: I'd just like to introduce staff who are with us today.

[0:03:17] Trustee Fast: This is a participatory democracy meeting.

[0:03:19] Trustee Fast: So we have your elected representatives,

[0:03:22] Trustee Fast: that's us local trust committee people.

[0:03:24] Trustee Fast: And we have you the public who are gonna ask your questions

[0:03:28] Trustee Fast: and make sure that you're all in the loop

[0:03:31] Trustee Fast: so that you can contribute your input later

[0:03:33] Trustee Fast: and be sure that we come up with the best decisions

[0:03:36] Trustee Fast: for Denman Island.

[0:03:38] Trustee Fast: And we also have the third part

[0:03:39] Trustee Fast: is the professional staff and their expertise that they bring to this so I'd just like to introduce

[0:03:44] Trustee Fast: you to Will Cottingham is running the meeting there she is waving and so she's doing the

[0:03:50] Trustee Fast: behind the scenes info and here is Vicky Bachman who's joining us here. Vicky is down as the

[0:03:56] Trustee Fast: recorder she's our minute taker professional minute taker and she'll be behind the scenes

[0:03:59] Trustee Fast: trying to capture the discussion. Thank you Vicky and I will do probably a little roll call once in

[0:04:06] Trustee Fast: a while and i'd just like to introduce william shulba who's there with the uh bubbles yes he's

[0:04:12] Trustee Fast: our freshwater specialist and of course sonia zupanet who's our main planner and she'll be

[0:04:18] Trustee Fast: presenting uh this evening and um doug olsted from uh dclta will join us a little bit later

[0:04:26] Trustee Fast: and give a brief presentation and i'm looking at the agenda so if you don't have that you can find

[0:04:32] Trustee Fast: it at islandstrust.bc.ca under the denman local trust committee so this is a uh a formal official

[0:04:39] Trustee Fast: kind of meeting we just happen to be having it online because of covid19 and uh and this is a

[0:04:45] Trustee Fast: place for us to um all ask questions of the planner uh and make sure that we're all up to

[0:04:52] Trustee Fast: date on the current decisions that need to be made so this is also a place of employment and

[0:04:57] Trustee Fast: And because of COVID, people are joining us from the office or probably their homes and in some cases.

[0:05:04] Trustee Fast: So just make sure everybody remembers that this is a safe and respectful workplace, please.

[0:05:09] Trustee Fast: And then we can have an open and respectful meeting and process leading up to the guidelines and bylaws that may come.

[0:05:17] Trustee Fast: So thank you, everybody. And I'm just going to go back to my agenda.

[0:05:22] Trustee Fast: agenda and I think we're at the point where I'd like to ask for approval of the agenda

[0:05:30] Trustee Fast: just in case I don't know if I need to do that for a community information meeting but it says

[0:05:36] Trustee Fast: it over here on this other piece of paper so anybody got any additions or changes no everybody's

[0:05:42] Trustee Fast: nodding all right thank you we'll just by general consent that's fine and so community information

[0:05:47] Trustee Fast: meeting I'd like to present Sonia Zupanets who's going to present the

[0:05:54] Trustee Fast: material for tonight and so if people could get your questions ready and be

[0:05:58] Trustee Fast: ready to say them in a minute or two have your questions for the planner be

[0:06:02] Trustee Fast: jotting them down then at around 8 7 30 or something we'll be ready to take your

[0:06:09] Trustee Fast: questions does that sound about right Sonia correct

[0:06:14] Planner Zupanec: so the presentation will

[0:06:16] Planner Zupanec: be about 20, 25, maybe 30 minutes once the applicant and I are finished and then at that

[0:06:21] Planner Zupanec: point we'll turn it over to questions. So if you can jot down your questions while we're presenting

[0:06:27] Planner Zupanec: we won't be taking questions as we go.

[0:06:30] Trustee Fast: Thank you very much. Okay good I just wanted to confirm that

[0:06:34] Trustee Fast: because I haven't actually seen Sonia for over a year in person and just with all these meetings

[0:06:40] Trustee Fast: I just want to make sure I'm on this on the right track. Okay so thank you and I'm going to move to

[0:06:46] Trustee Fast: item two on the agenda which is the community information meeting and pass uh the floor over

[0:06:51] Trustee Fast: to sonja zupanets uh planner for denman island local trust committee go ahead great thank you

[0:06:56] Planner Zupanec: so much i'm just going to share my screen and reduce there so i'm hoping that everybody can see

[0:07:06] Planner Zupanec: the first presentation slide and that there's nothing blocked out okay so hi everybody some

[0:07:17] Planner Zupanec: Some of you might remember me from my Denman days when we used to meet in person.

[0:07:23] Planner Zupanec: This file was transferred over to me from Planner Marnie Egan late last year.

[0:07:28] Planner Zupanec: And so hopefully I'll be able to do justice to all the good work that's been happening since this application was received back in late 2017.

[0:07:37] Planner Zupanec: Okay, let's get started.

[0:07:39] Planner Zupanec: So the whole purpose of tonight is to make sure that we are informing you of the proposed bylaws that are being considered by our elected officials and all the details of the application that are relevant so that you can determine whether your interests are affected.

[0:07:56] Planner Zupanec: And the reason that's important is because there's a public hearing scheduled for March 15th, which is the last opportunity for public input to be considered by your elected officials.

[0:08:07] Planner Zupanec: officials. So today is an important opportunity or if you're watching this recording to determine

[0:08:12] Planner Zupanec: what your interests are and how they're affected and if you have questions to contact planning

[0:08:18] Planner Zupanec: staff specifically. So either through the forum of the Q&A tonight or through contacting us by

[0:08:25] Planner Zupanec: phone or email. So we're super available and we want to answer your questions before we get to

[0:08:29] Planner Zupanec: the public hearing and you can do that written or verbal submissions at the public hearing.

[0:08:37] Planner Zupanec: So tonight we'll be doing sort of the background information around the bylaws

[0:08:42] Planner Zupanec: and anything relevant to this particular application for the seniors affordable housing

[0:08:46] Planner Zupanec: will facilitate the question and answer session and you can direct your questions to the elected

[0:08:52] Planner Zupanec: officials to the staff or to the applicant. So for those of you who have not been following the

[0:09:00] Planner Zupanec: status of this application bit by bit we wanted to just give you up to speed on the work that's been

[0:09:07] Planner Zupanec: done to date. We received this application back in late 2017 and the first significant hurdle was

[0:09:13] Planner Zupanec: to resolve the question around the proof of sufficient water quantity equality and that

[0:09:19] Planner Zupanec: took the better part of 2018. The proposed bylaws were drafted in 2019 but given first reading only

[0:09:27] Planner Zupanec: in January 2020. So that was just over a year ago before the COVID-19 restrictions were in place. So

[0:09:37] Planner Zupanec: sense of the chunks of information that we were working on all this time. So there was no LTC

[0:09:43] Planner Zupanec: meetings March and April last year due to COVID. In May 2020, the applicant was asked to enter into

[0:09:51] Planner Zupanec: a cost recovery agreement to draft a restrictive covenant. Details of that we're going to cover

[0:09:56] Planner Zupanec: later in this presentation. In September, we drafted the necessary housing agreement, which

[0:10:03] Planner Zupanec: we'll also talk about later and there was first reading of that housing agreement bylaw as well

[0:10:10] Planner Zupanec: as amendments to the ocp and land use bylaw changes which we'll also be covering and so

[0:10:16] Planner Zupanec: that all happened late last year which brought us to second reading in january of the housing

[0:10:21] Planner Zupanec: agreement bylaw and this community information meeting in march so the agent i'll refer to as

[0:10:31] Planner Zupanec: as DCLTA for the rest of tonight.

[0:10:33] Planner Zupanec: That's the Denman Community Land Trust Association.

[0:10:36] Planner Zupanec: They have been working with the owner of this parcel

[0:10:39] Planner Zupanec: in the Denman Village, which is currently zoned agriculture.

[0:10:44] Planner Zupanec: So the A zone and it's 1.6 hectares in size

[0:10:48] Planner Zupanec: entirely within the ALR to have this property

[0:10:51] Planner Zupanec: re-designated and rezoned as part of this application.

[0:10:55] Planner Zupanec: There's currently one dwelling on the property

[0:10:58] Planner Zupanec: And the application that is proposed is to create two lots and two specific zones.

[0:11:09] Planner Zupanec: One would be retained as part of the agriculture zone, and it would continue to allow the one dwelling and remain in the agricultural land reserve under the current ownership.

[0:11:21] Planner Zupanec: The other parcel would be transferred to the DCLTA and rezoned to this new site-specific zone, Affordable Rental Housing Zone R4-2.

[0:11:33] Planner Zupanec: So we'll be making reference to that a few times in this presentation.

[0:11:37] Planner Zupanec: That R4-2 zone would also correlate to the land that would be excluded from the ALR.

[0:11:44] Planner Zupanec: So that would be taken out of the Agricultural Land Reserve.

[0:11:46] Planner Zupanec: and this parcel for seniors affordable housing would also be the primary access point driveway

[0:11:53] Planner Zupanec: from denman road to the to the agricultural property and behind so the current parcel

[0:12:02] Planner Zupanec: is developed with the dwelling as mentioned this is a schematic showing the location of

[0:12:08] Planner Zupanec: sewage disposal fields wells and the ditch on the property that's that runs sort of bisexit

[0:12:16] Planner Zupanec: and the driveway access that's currently there and the existing dwelling plus the development

[0:12:21] Planner Zupanec: residential and commercial development on adjacent properties. The agricultural land reserve

[0:12:30] Planner Zupanec: exclusion area is shown here in red you can see that and the important consideration here is that

[0:12:38] Planner Zupanec: the province agreed to this exclusion the 8 or 0.8 hectare exclusion with the condition that

[0:12:46] Planner Zupanec: That that property be used exclusively for seniors affordable housing and that the owners would install, maintain in perpetuity a vegetated buffer that's shown here in green, along with fencing in this approximate location.

[0:13:02] Planner Zupanec: The proposed development is for four duplexes, driveway access, parking, as shown on this schematic plan.

[0:13:12] Planner Zupanec: and each duplex as shown in this diagram the approximate layout is shown here this is for

[0:13:24] Planner Zupanec: conceptual purposes only so to be clear the zoning the draft zoning that's attached in the agenda

[0:13:30] Planner Zupanec: package for tonight's meeting doesn't specify this level of detail so that's really important

[0:13:37] Planner Zupanec: to remember is that the end result may not look like this but this is what the applicant is

[0:13:43] Planner Zupanec: brought forward for discussion purposes the zoning stipulates the maximum floor areas or

[0:13:49] Planner Zupanec: the yeah the maximum floor areas the siding the setback the height but not the configuration

[0:13:53] Planner Zupanec: itself so this is just for general input there is a well on the property for the affordable rental

[0:14:02] Planner Zupanec: housing proposal and that's in this location here the proposed water system would be licensed or is

[0:14:11] Planner Zupanec: does have approval from the province under conditional water license and it's important

[0:14:16] Planner Zupanec: the two main conditions that we wanted to highlight tonight one is related to the maximum

[0:14:22] Planner Zupanec: quantity of water which can be diverted from from the aquifer for this particular use and that amount

[0:14:29] Planner Zupanec: equates to about 3600 liters per day for all occupants to be using the other condition

[0:14:37] Planner Zupanec: condition requires water sampling for quality testing to monitor various components, including

[0:14:42] Planner Zupanec: chloride, which can indicate saltwater intrusion. And in addition to the provincial license, the

[0:14:50] Planner Zupanec: DCLTA will also be required to submit annually to the Islands Trust a report regarding the water

[0:14:57] Planner Zupanec: quality and quantity data that they collect. And our freshwater specialist has helped to develop

[0:15:03] Planner Zupanec: up a reporting template for that which I'll be showing a little later in the presentation and

[0:15:08] Planner Zupanec: if there's any specific questions related to this topic we also have Mr. Shelba joining us tonight

[0:15:14] Planner Zupanec: for the Q&A. So the water system schematic is as shown here in terms of the use of cisterns

[0:15:25] Planner Zupanec: to to store the well the the well water and then a gravity-fed water distribution system to each

[0:15:31] Planner Zupanec: of the four buildings. The DCLTA also intends to use rainwater collection for each duplex

[0:15:42] Planner Zupanec: to supply water for non-potable purposes such as toilet flushing. Again these are not elements that

[0:15:48] Planner Zupanec: are regulated in the proposed bylaws that are being considered by the local trust committee.

[0:15:53] Planner Zupanec: So these are conceptual however they are important elements of the development that are worth

[0:15:58] Planner Zupanec: worth highlighting for this community information meeting the applicant also consulted with a

[0:16:07] Planner Zupanec: qualified professional to design a sewage disposal system and it needs to meet the provincial

[0:16:11] Planner Zupanec: requirements in order for the subdivision to be approved so the subdivision of this lot has not

[0:16:17] Planner Zupanec: yet been approved and so that is it is a condition of subdivision that that system will meet the

[0:16:24] Planner Zupanec: the provincial requirements.

[0:16:28] Planner Zupanec: So in order for all this to actually happen,

[0:16:32] Planner Zupanec: there's a number of changes that have to take place

[0:16:34] Planner Zupanec: to your Denman Island official community plan.

[0:16:39] Planner Zupanec: So bylaw number 233 is specific to those changes

[0:16:44] Planner Zupanec: in your OCP that need to happen

[0:16:46] Planner Zupanec: for this proposal to proceed.

[0:16:50] Planner Zupanec: There are new policies in bylaw 233

[0:16:54] Planner Zupanec: pertaining specifically to this multifamily

[0:16:56] Planner Zupanec: affordable housing option, which doesn't exist currently in your OCP. Also, it introduces the

[0:17:06] Planner Zupanec: concept of this rental tenure housing being established. So that's to protect the rental

[0:17:12] Planner Zupanec: housing stock and making sure that it's affordable and ensuring that any of these new dwellings

[0:17:19] Planner Zupanec: would comply with the BC Energy Step Code requirements, which pertain specifically to

[0:17:24] Planner Zupanec: energy efficiency. So these elements of the changes to the OCP complement the mapping which

[0:17:31] Planner Zupanec: also needs to change the designation of that particular parcel for the affordable housing

[0:17:36] Planner Zupanec: has to change in the mapping from the current designation which is sustainable resources

[0:17:42] Planner Zupanec: to residential and so this map is in that draft bylaw proposed bylaw as well which is part of

[0:17:49] Planner Zupanec: the agenda package. So this is a table showing the current density bank for Denman Island.

[0:18:04] Planner Zupanec: Your official community plan permits the transfer of density from one property to another for the

[0:18:10] Planner Zupanec: purposes of affordable housing under very specific conditions. So if this application is approved,

[0:18:17] Planner Zupanec: it would be withdrawing eight densities from the bank and there would be 25 units remaining

[0:18:23] Planner Zupanec: for use by other future potential applications and so there's no amendment to the official

[0:18:33] Planner Zupanec: community plan specific to this we have a standing resolution from your elected officials

[0:18:38] Planner Zupanec: that we would update to ensure that if this is approved that these numbers are reflected and up

[0:18:46] Planner Zupanec: to date so the other suite of changes that have to happen are to the denman island land use bylaw

[0:18:55] Planner Zupanec: so that's a separate bylaw and the amendments are all contained within bylaw number two three

[0:19:00] Planner Zupanec: four so within this proposed bylaw you'll see all the necessary language to change the land use

[0:19:07] Planner Zupanec: bylaw to ensure that we've got regulations for this new affordable rental housing zone the r42

[0:19:14] Planner Zupanec: two zone and that speaks to siting size the use the density parking it also establishes a new

[0:19:23] Planner Zupanec: agriculture subzone which is a15 for that portion of the lot that's going to be retained in the in

[0:19:29] Planner Zupanec: the alr it also establishes new home occupation regulations for the r4 zone and changes the actual

[0:19:39] Planner Zupanec: zoning map to ensure that it's consistent with the proposal for agriculture being retained

[0:19:46] Planner Zupanec: on the um the upper parcel and that the affordable housing parcel is out is rezoned to the r42 zone

[0:19:55] Voice 4: so

[0:19:56] Planner Zupanec: this map shows up in the land use bylaw amendment package in the agenda as well and

[0:20:03] Planner Zupanec: then the third bylaw there's three of them is bylaw number 239 so this isn't your ocp or your

[0:20:11] Planner Zupanec: land use bylaw this is an administrative bylaw and it's called a housing agreement bylaw and

[0:20:16] Planner Zupanec: And it's really important because for this particular application, it ensures that the

[0:20:23] Planner Zupanec: development remains affordable in perpetuity.

[0:20:27] Planner Zupanec: So the elements of this particular bylaw require the operator, the owner of that development

[0:20:33] Planner Zupanec: to rent the units to qualified occupants.

[0:20:37] Planner Zupanec: And those are defined within the bylaw at an affordable rate.

[0:20:41] Planner Zupanec: And those rates are also defined in the bylaw.

[0:20:44] Planner Zupanec: there's a tenant selection procedure that has to be met and maintained there is age limitations

[0:20:51] Planner Zupanec: and specific provisions around water and short-term rentals or subletting so all those

[0:20:57] Planner Zupanec: types of details are included and this is registered on the title of the property so that

[0:21:03] Planner Zupanec: if the property changes hands these rules are still in place and it protects that land base

[0:21:09] Planner Zupanec: for this particular type of use so the combination of these three bylaws are what make this

[0:21:15] Planner Zupanec: application package be able to move forward and it's taken quite some time to get all these

[0:21:21] Planner Zupanec: details sorted out there's the fourth element to this now and that's the restrictive covenant

[0:21:27] Planner Zupanec: which would also be registered on title with the local trust committee and the owner agreeing

[0:21:31] Planner Zupanec: to a number of conditions one is the installation of a vegetative buffer in the fencing

[0:21:38] Planner Zupanec: prior to any construction on the property to install fencing to mitigate noise and dust

[0:21:44] Planner Zupanec: along the property boundary of 3716 Denman Road to install a data logger in the well and take

[0:21:52] Planner Zupanec: hourly readings of water levels the temperature and the electrical conductivity and submit that

[0:21:59] Planner Zupanec: data annually to the Islands Trust and to construct all the dwellings on the property to a minimum

[0:22:05] Planner Zupanec: energy efficiency code the BC energy step code level two so that restrictive covenant also is

[0:22:13] Planner Zupanec: registered on title and perpetuity regardless of who is owning or managing the development

[0:22:18] Planner Zupanec: would also be held to to this standard this is a sample of the submission form that the owners

[0:22:29] Planner Zupanec: would need to submit to the islands trust regarding the water quality and quantity parameters and

[0:22:35] Planner Zupanec: And that's also in the agenda package if you wanted to read through that to see what's

[0:22:39] Planner Zupanec: included.

[0:22:42] Planner Zupanec: So in all bylaw amendment applications, we send these out for referrals to other agencies

[0:22:49] Planner Zupanec: and First Nations for comment.

[0:22:50] Planner Zupanec: And so in this case, bylaws 233 and 234, which is the OCP LUB changes, are the only two that

[0:22:57] Planner Zupanec: were sent out because the other bylaw is considered administrative.

[0:23:02] Planner Zupanec: So these two bylaws were sent out to a number of agencies and First Nations.

[0:23:07] Planner Zupanec: For comments, this entire list of comments is included in the public hearing package so when you look at the public hearing package you can see exactly what you see on the screen here but in more detail.

[0:23:20] Planner Zupanec: So I'll just summarize in general terms, some of the responses that we received include comments from Island Health pertaining to the sewage disposal system needing to meet the provincial requirements for the subdivision to be approved.

[0:23:34] Planner Zupanec: The Denman Island Fire Rescue comments were specific to access to the property being established through the dedicated road and an adequate turnaround being established for their vehicles and the need for a fire safety plan, adequate fire control and extinguishment.

[0:23:53] Planner Zupanec: And the Comox Valley Regional District also submitted comments regarding the need for fire smart principles to be incorporated into the development.

[0:24:00] Planner Zupanec: in order to proceed beyond the public hearing there's still a few steps that have to happen

[0:24:11] Planner Zupanec: just because the public hearing occurs doesn't mean that things are suddenly over so after the

[0:24:16] Planner Zupanec: public hearing the LTC can consider all the input that's been received from the public from the

[0:24:22] Planner Zupanec: agencies First Nations professionals and decide which amendments need to happen they can give

[0:24:30] Planner Zupanec: final read or further readings to the bylaws or make any changes that are necessary that don't

[0:24:35] Planner Zupanec: affect use or density and then if the bylaws are given third reading they go to the islands trust

[0:24:41] Planner Zupanec: executive committee for approval and the ocp bylaw specifically 233 has to go to the provincial

[0:24:50] Planner Zupanec: minister of municipal affairs for approval so that's outside of our jurisdiction but we do

[0:24:57] Planner Zupanec: do require that so it's shown in yellow as well we would like confirmation from the minister or

[0:25:02] Planner Zupanec: the ministry of transportation infrastructure the provincial approving officer for subdivisions

[0:25:07] Planner Zupanec: to have given the preliminary layout approval for the subdivision to ensure that the bylaws

[0:25:13] Planner Zupanec: and the subdivision actually work together and will result in a successful subdivision application

[0:25:19] Planner Zupanec: and at that point the ltc can then consider adoption so that's the the process of next

[0:25:26] Planner Zupanec: steps that still have to happen. We have the applicant who is going to be speaking to several

[0:25:34] Planner Zupanec: issues related to the proposed development and I will share my screen as needed for any graphics

[0:25:40] Planner Zupanec: or images that are required and then I will be available for the rest of the community information

[0:25:46] Planner Zupanec: meeting to answer any specific questions along with William Shilbaugh and the elected officials

[0:25:51] Planner Zupanec: and applicant. So thanks very much if you're watching this recording and you have questions

[0:25:55] Planner Zupanec: please do consider contacting our office we're more than happy to assist you prior to the public

[0:26:01] Planner Zupanec: hearing thank

[0:26:04] Trustee Fast: you planner zupanets and i think i think i see um doug olstead is over there on

[0:26:11] Trustee Fast: the attendees side doug if you uh get yourself promoted there probably will is on it yep there

[0:26:19] Trustee Fast: you are okay so here comes um i see doug has joined the panelist list and doug if you can

[0:26:31] Trustee Fast: hear us you need to turn on your microphone if not your microphone and your camera let's see

[0:26:39] Trustee Fast: there he is coming in

[0:26:41] Voice 4: welcome welcome

[0:26:43] Trustee Fast: doug so uh the planner's finished i think you were in the

[0:26:47] Trustee Fast: room in the zoom room and you've heard sonya make her presentation so uh there's time for you to um

[0:26:55] Trustee Fast: do your part of the presentation so please take it away if you

[0:26:59] Trustee Fast: could direct your comments to the

[0:27:00] Trustee Fast: elected officials and then everybody can hear and then we'll be ready for questions thank you go

[0:27:05] Trustee Fast: ahead thank

[0:27:05] Voice 12: you my name is doug olstead i'm a co-chair of the applicant and i apologize i was

[0:27:13] Voice 12: having some difficulty uh connecting and as a result uh i'm sorry sonia i missed a good part

[0:27:19] Voice 12: of what you said uh and i hope that i'm not going to bore a lot of you with duplicating too much of

[0:27:26] Voice 12: it. As many of you know, Denman Island faces a pressing need for affordable and appropriate

[0:27:33] Voice 12: housing for some of its aging population. The total number of seniors on the island is expanding

[0:27:39] Voice 12: and the average age is increasing. Most of Denman's low-income seniors say they want to

[0:27:45] Voice 12: continue to live on the island, but there are few rental accommodations and limited options for

[0:27:51] Voice 12: or aging in place as older residents need change,

[0:27:55] Voice 12: needs change.

[0:27:57] Voice 12: In response to this need,

[0:27:59] Voice 12: the Denman Community Land Trust Association, or DCLTA,

[0:28:04] Voice 12: is attempting with this project

[0:28:06] Voice 12: to develop secure, affordable housing

[0:28:09] Voice 12: designed and dedicated for the use

[0:28:11] Voice 12: of at least some of those low-income seniors.

[0:28:15] Voice 12: The project represents a major step forward

[0:28:17] Voice 12: toward making Denman Island an age-friendly community as defined by the World Health

[0:28:23] Voice 12: Organization. That is, a community that offers affordable, appropriately located, well-built,

[0:28:31] Voice 12: well-designed housing. Doing so will improve the quality of life for Denman's low-income seniors

[0:28:38] Voice 12: and enrich the community as a whole by preserving the diversity of our population. One of the first

[0:28:45] Voice 12: steps taken by DCLTA to begin this project was the preparation all the way back in 2014

[0:28:51] Voice 12: of a research report that found Denman seniors far exceeded that of both British Columbia and

[0:28:59] Voice 12: Canada as a percentage of total population. In 2006, Denman's seniors comprised 20 percent of

[0:29:08] Voice 12: of the island's total population.

[0:29:10] Voice 12: And subsequently in 2016, the census then indicated

[0:29:15] Voice 12: that that number had mushroomed to 38%.

[0:29:20] Voice 12: Unquestionably, that percentage is even higher now.

[0:29:24] Voice 12: There's perpetual challenge in providing sufficient

[0:29:26] Voice 12: affordable housing in rural communities,

[0:29:28] Voice 12: including within much of the island's trust areas.

[0:29:32] Voice 12: Many such communities do not have

[0:29:34] Voice 12: multi-unit dwelling options.

[0:29:36] Voice 12: Many of the cottages, once available, are being upscaled and expanded for permanent residency by owners.

[0:29:44] Voice 12: Because of high construction costs, smaller rental units that appeal to seniors do not usually give an adequate return to investors and tend not to be built.

[0:29:56] Voice 12: With the escalation of housing prices over the past year,

[0:30:00] Voice 12: decade, fewer apartments, houses, and land remain affordable to seniors. As a reflection on housing

[0:30:07] Voice 12: price increases, we now find that the average price of simply a townhouse in the Comox Valley

[0:30:14] Voice 12: last month was reported by the Vancouver Island Real Estate Board to be $456,000,

[0:30:22] Voice 12: an increase of 82% from five years earlier. Not to be outdone, condo prices in the Comox Valley

[0:30:30] Voice 12: have increased in the last five years by 99%,

[0:30:33] Voice 12: with such price increases inevitably driving up rents.

[0:30:39] Voice 12: Each of these challenges mentioned is present on Denman Island.

[0:30:42] Voice 12: The situation is exacerbated by the generally low incomes

[0:30:46] Voice 12: of some of Denman's seniors' households.

[0:30:50] Voice 12: It's interesting to see that the 2015 information from Statistics Canada

[0:30:55] Voice 12: Canada gives low income status to 19% of those 65 or over on Denman Island.

[0:31:04] Voice 12: By way of a brief history of the progress of this project, DCLTA has from the outset

[0:31:10] Voice 12: recognized the need to find available lands conveniently near the village area.

[0:31:16] Voice 12: And so in January 2015, entered into a memorandum of understanding to purchase from Bev Severn

[0:31:23] Voice 12: two of the four acres she owns and occupies as her residence.

[0:31:28] Voice 12: The property was in the Agricultural Land Reserve, and in December 2015,

[0:31:35] Voice 12: DCLTA formally applied to the Agricultural Land Commission to remove the project portion.

[0:31:43] Voice 12: After extensive discussion and negotiation, exclusion appropriate to DCLTA's needs was granted,

[0:31:51] Voice 12: stage by stage, finally concluding in November 2019, a process of over four years.

[0:31:59] Voice 12: Also occupying DCLTA's energies has been the need to establish acceptable legal access to the

[0:32:07] Voice 12: property. Until recently, Bev Severn's property had been accessed via an easement over the adjoining

[0:32:14] Voice 12: guest house property. With much time spent by DCLTA on meeting regulatory requirements,

[0:32:21] Voice 12: Ownership of the easement area was finally, in the summer of 2020, transferred to Bev.

[0:32:28] Voice 12: That laneway will serve as the common access to both the project land and Bev's remaining portion.

[0:32:36] Voice 12: It should be mentioned that Bev's property in early years was owned by the well-known Jim and Donna Pepper family,

[0:32:42] Voice 12: and it's in remembering them and their years on Denman that we have given our project the name Pepper Lane.

[0:32:48] Voice 12: Creation of the particular zoning needed to accommodate Pepper Lane is being considered because of the acknowledged need as well as the benefit that will flow to the community.

[0:33:00] Voice 12: As has been mentioned, to ensure that DCLTA's proposed eight units be used only for low-cost seniors rental accommodation, a housing agreement will be required to be registered against title to the project land.

[0:33:14] Voice 12: land. Here are some of the more important details in that agreement. One, the combined income of the

[0:33:23] Voice 12: occupants of a unit is not to exceed an amount determined by a slightly complicated formula,

[0:33:31] Voice 12: the effect of which is that currently a couple's net income cannot exceed approximately $35,000.

[0:33:39] Voice 12: dollars. Where there is only a single senior, that person's income cannot exceed approximately

[0:33:45] Voice 12: $28,500. A senior is defined as a person 65 years of age or over. Next in the housing agreement,

[0:33:55] Voice 12: the occupants must use their unit as their permanent and principal residence. As well,

[0:34:02] Voice 12: there can be a maximum of two related seniors over 65 years of age, but if there's only one senior

[0:34:08] Voice 12: in the unit, there can be one extra occupant who is a family member. Next, affordable housing is

[0:34:18] Voice 12: commonly defined as housing where mortgage or rent, taxes and heat cost less than 30% of gross

[0:34:25] Voice 12: before tax household income. Households that spend more than this share of income on shelter may be

[0:34:34] Voice 12: unable to afford to pay for other necessities such as food and clothing. As a result, our housing

[0:34:42] Voice 12: agreement provides that rent shall not exceed that 30% figure. Next, combined household assets

[0:34:51] Voice 12: of a senior couple must not exceed $60,000. If there is only one senior plus a younger family

[0:34:59] Voice 12: family member, the family member's assets must not exceed a further $60,000. Family member means a

[0:35:07] Voice 12: person under the age of 65 years of age who lives with and is related to the senior through blood

[0:35:13] Voice 12: or marriage, including a person with whom the senior is living in a marriage-like relationship.

[0:35:20] Voice 12: Assets excluded for valuation purposes are jewelry, furniture, and vehicles. Next, all occupants must

[0:35:29] Voice 12: must be capable of independent living with little or no assistance with the activities of daily

[0:35:35] Voice 12: living and must not require regular on-site medical or nursing care. And last, senior occupants must

[0:35:44] Voice 12: have been primarily resident on Denman Island for at least two years preceding application for a

[0:35:49] Voice 12: unit. We don't yet have a waiting list and will not be doing so until funding has been clarified

[0:35:56] Voice 12: and we have a better idea of timelines necessary to complete construction.

[0:36:01] Voice 12: When we are ready to accept applications for tenancy, we will publish a notice to the community.

[0:36:09] Voice 12: One of the slides you will have seen this evening is of a floor plan for one of the duplexes.

[0:36:14] Voice 12: This is a plan given to us by Hornby Island Elder Housing,

[0:36:19] Voice 12: and while we currently think we would like to approximate what it shows,

[0:36:23] Voice 12: shows, it is really used by us at this stage as a conceptual plan. Final design and architectural

[0:36:29] Voice 12: work is yet to be done and will be high on our priority list. A brief mention should

[0:36:36] Voice 12: also be made of the proposed water system. This system will incorporate cisterns that

[0:36:42] Voice 12: trickle fill during the late night and early morning hours in order to avoid water depletion

[0:36:48] Voice 12: during high use periods water to each unit will be metered to control volume flow and as well

[0:36:55] Voice 12: a separate so-called purple pipe system will collect rainwater off roofs and groundwater

[0:37:02] Voice 12: from a dug well for use exclusively for toilet flushing.

[0:37:07] Trustee Fast: Doug excuse me yes

[0:37:10] Trustee Fast: um if you've got

[0:37:13] Trustee Fast: like five minutes left I just want to make sure people have time for questions or how much time

[0:37:17] Trustee Fast: do you think you need?

[0:37:18] Voice 12: I've got one minute and 32 seconds left. Please go ahead. Okay.

[0:37:24] Voice 12: DCLTA intends to have full responsibility for planning, construction, managing and maintaining

[0:37:31] Voice 12: the project. Regarding funding, we are in the early stages of discussion with BC Building

[0:37:36] Voice 12: Corporation, which has indicated strong interest in this project, and we'll also be in discussion

[0:37:42] Voice 12: with CMHC as well as various grant organizations.

[0:37:47] Voice 12: We are hopeful, but have not confirmed

[0:37:49] Voice 12: that all eight units can be built at the same time.

[0:37:53] Voice 12: We would like to build as close as possible

[0:37:55] Voice 12: to a standard known as net zero energy level,

[0:37:59] Voice 12: a kind of construction that results in buildings

[0:38:01] Voice 12: that produce as much energy as they consume.

[0:38:04] Voice 12: Such buildings are up to 80% more energy efficient

[0:38:08] Voice 12: than typical new construction

[0:38:10] Voice 12: and use on-site renewable energy systems, in our case, solar, to produce the remaining energy they need.

[0:38:19] Voice 12: BC Building Corporation has told us it supports building as close to this standard as possible,

[0:38:24] Voice 12: and we will be investigating related costs to determine how viable it is for Pepper Lane.

[0:38:31] Voice 12: Over the last five years, DCLTA has had the benefit of a broad-braced community support

[0:38:37] Voice 12: support that from the outset through bake sales, raffles, dances, auctions, private donations,

[0:38:44] Voice 12: pledges and more has now produced the entire purchase price of the land which upon completion

[0:38:50] Voice 12: of rezoning and subdivision will allow ownership to be transferred to DCLTA. Volunteers have also

[0:38:57] Voice 12: helped with the clearing of broom and other brush, removal of much barbed wire, culvert installation,

[0:39:03] Voice 12: installation, survey assistance, advice on water matters, and much other assistance in dealing with

[0:39:10] Voice 12: the land in preparation for construction to begin. We are very grateful to all those who have

[0:39:15] Voice 12: contributed in these ways to help sustain us in the lengthy process, as well as specifically to

[0:39:22] Voice 12: Bev Severn, neighbors Donna Woolley and Sheldon Rempel, and to the wider community as a whole for

[0:39:28] Voice 12: its continuous support and last we thank all of you who have shown interest by attending this

[0:39:33] Voice 12: evening thank

[0:39:36] Trustee Fast: you doug and uh now um i'd like to uh open the floor to questions i've got two that

[0:39:44] Trustee Fast: have already come in by email so while people put up their hands i'd just like to get started with

[0:39:50] Trustee Fast: the first one from donna woolley and donna asks what are the plans for fencing or barriers

[0:39:58] Trustee Fast: That was a question for the planner, I think, to start.

[0:40:05] Trustee Fast: That's basically the question.

[0:40:07] Trustee Fast: She's got suggestions about Earth Club Factory has soundproof barriers between your development and the, that would be the issue between the development and the north end of their property.

[0:40:20] Trustee Fast: We're a very active business with many people coming and going, mostly during the daytime.

[0:40:24] Trustee Fast: But once this COVID-19 thing is done, we plan to reinstate our music evenings.

[0:40:29] Trustee Fast: things it would be super difficult to continually battle noise issues with this new development we

[0:40:33] Trustee Fast: certainly don't want to be bad neighbors but some thought should be putting into mitigating sound

[0:40:37] Trustee Fast: problems over to you planner zupanet sure

[0:40:42] Planner Zupanec: so at this point in time the only requirement through

[0:40:45] Planner Zupanec: our process for fencing is through the restrictive covenant that requires fencing within the property

[0:40:53] Planner Zupanec: for the Agricultural Land Reserve protection

[0:40:56] Planner Zupanec: and along the boundary of,

[0:40:58] Planner Zupanec: I always get this address wrong.

[0:41:00] Planner Zupanec: Sorry, Doug, you'll have to correct me.

[0:41:01] Planner Zupanec: 3716 Denman Road.

[0:41:03] Voice 12: That's right.

[0:41:04] Planner Zupanec: Correct, great.

[0:41:06] Planner Zupanec: So that, and that is not necessarily

[0:41:08] Planner Zupanec: a soundproof barrier at all.

[0:41:10] Planner Zupanec: It is to mitigate noise and dust.

[0:41:12] Planner Zupanec: So we anticipate that it would be a solid fence construction.

[0:41:16] Planner Zupanec: We're leaving it to the applicant

[0:41:20] Planner Zupanec: applicant and the property owners to figure the details of the fencing out but there is nothing

[0:41:28] Planner Zupanec: specific through the regulations dealing with noise abatement for that property that you are

[0:41:35] Planner Zupanec: referencing the earth club factory so unless the dclta has been in negotiations with them as a

[0:41:41] Planner Zupanec: civil matter to come up with a neighborly agreement there's nothing with the local trust committee so

[0:41:45] Planner Zupanec: i'll pass it off to doug to speak to that particular issue if there has been discussions

[0:41:50] Planner Zupanec: Yes.

[0:41:51] Voice 12: Could I clarify, was her question about fencing as well adjoining her property at the guest house?

[0:42:04] Trustee Fast: Soundproof barriers between your development and the north end of our property.

[0:42:09] Voice 12: Yes. All right. Yes. There's no plan for, there's been no discussion or plan for any fencing or buffer in that area.

[0:42:19] Voice 12: We do have a requirement for fencing 3716 Denman Road, as Sonia has mentioned.

[0:42:27] Voice 12: We also have a requirement in the restrictive covenant to duplicate the requirements of the Agricultural Land Commission for separating our project from agricultural lands.

[0:42:41] Voice 12: But that does not include the guest house property.

[0:42:45] Voice 12: So there is nothing in place for fencing for the guest house.

[0:42:51] Trustee Fast: Thank you.

[0:42:52] Trustee Fast: And that makes it sound to me like this is a neighbor-to-neighbor issue

[0:42:56] Trustee Fast: and more detailed planning than a specific sort of bylaw zoning

[0:43:02] Trustee Fast: and uses bylaws that we're looking at tonight

[0:43:07] Trustee Fast: through the Land Trust Local Trust Committee.

[0:43:10] Trustee Fast: So, I think we'll leave that to you folks to work out then and I'll move on to the next question. Okay. And so the next question is from Michael Nestor, and he asks whether he would like to get clarification on the R4 zone used here.

[0:43:33] Trustee Fast: here. It's a question for Sonia. Versus the R3 zoning used for Coho back in 2011. If someone

[0:43:40] Trustee Fast: could clarify or address the concerns around this zoning, thank you and the differences.

[0:43:45] Trustee Fast: Over to you, Planner Zubanets.

[0:43:47] Planner Zupanec: Sure. So in general terms, this particular development will be R4-2.

[0:43:53] Planner Zupanec: So it's a site-specific zone just to the extent of the property that would be subdivided for the

[0:43:59] Planner Zupanec: the seniors affordable housing and the reason the zoning is different than anything else you see on

[0:44:05] Planner Zupanec: the island including the coho housing zoning is because the development is completely different

[0:44:10] Planner Zupanec: so the zoning has to be created site specific to match what has been proposed by the dclta so the

[0:44:18] Planner Zupanec: number of units is different it's only a maximum of eight the size of the units is different the

[0:44:24] Planner Zupanec: the setbacks are different, the fact that it's rental tenure housing, so the units can never

[0:44:30] Planner Zupanec: be purchased as a separate real estate entity is different. The home occupation regulations are

[0:44:37] Planner Zupanec: different. So there's no comparable zone that we could have tucked this under. And that's why this

[0:44:43] Planner Zupanec: application is unique is that it really overhauls your official community plan policies, and the

[0:44:49] Planner Zupanec: the land use by-law to create a whole different category.

[0:44:52] Planner Zupanec: So the R4 zone will be a category for these types

[0:44:56] Planner Zupanec: of applications to fall under.

[0:44:58] Planner Zupanec: R4-2 is being designated to the DCLTA.

[0:45:02] Planner Zupanec: And if there are other applications for this type

[0:45:06] Planner Zupanec: of affordable housing, multifamily developments

[0:45:10] Planner Zupanec: of which we did have one for the DHA, for example,

[0:45:13] Planner Zupanec: they would have also, if they were successful,

[0:45:17] Planner Zupanec: would have had an R4 sub zone associated with their application.

[0:45:22] Planner Zupanec: So there's a number of differences.

[0:45:24] Planner Zupanec: We craft and customize the zoning for each specific application.

[0:45:30] Planner Zupanec: It's very rare that we can borrow a zone that's already in place.

[0:45:36] Voice 4: In

[0:45:36] Planner Zupanec: this case, we've created the R4 category so that in the future,

[0:45:40] Planner Zupanec: we can start with that if the applications are multifamily affordable

[0:45:45] Planner Zupanec: affordable housing developments and then all we have to do is tweak the maximum number of units

[0:45:49] Planner Zupanec: perhaps some setback requirements but ideally this will create an umbrella category as there

[0:45:56] Planner Zupanec: seems to be interest in the community for other applications similar to this to be successful on

[0:46:02] Planner Zupanec: denman island so i hope that answers your questions but if you have more specific questions feel free

[0:46:07] Planner Zupanec: to follow up with an email to me and i'm happy to chat further thank

[0:46:13] Trustee Fast: you planner zupanitz and

[0:46:14] Trustee Fast: And when you say that, you mean R4 is affordable rental housing, multifamily, right?

[0:46:22] Trustee Fast: All those things.

[0:46:23] Trustee Fast: Good.

[0:46:24] Trustee Fast: Thank you.

[0:46:24] Trustee Fast: Just for clarification.

[0:46:26] Trustee Fast: Okay, I'm over in the attendees list, and I see three hands are up so far.

[0:46:30] Trustee Fast: And I'm just going to start at the top.

[0:46:33] Trustee Fast: And the first one up is Louise Bell.

[0:46:35] Trustee Fast: So, Louise, if you could go ahead and turn your mic on and ask your question of the planner.

[0:46:42] Voice 9: I think my mic is on.

[0:46:44] Voice 9: Can you hear me?

[0:46:45] Voice 9: Yes please go ahead. I want to thank the Adams Trust for moving along and getting us to the

[0:46:50] Voice 9: community information meeting stage. I'm delighted. My question has to do with an item in the

[0:46:58] Voice 9: restrictive covenant and it's the data logger. I think it's a little hard to understand

[0:47:04] Voice 9: particularly because DCLTA has been monitoring the well there for I think it's about two years

[0:47:14] Voice 9: And the area at the foot of the ridge is known to be, you know, really has a lot of available groundwater.

[0:47:26] Voice 9: Let me put it this way.

[0:47:27] Voice 9: So could you go over again why a data logger was necessary and justify the tremendous demands that's going to make on DCLTA?

[0:47:42] Voice 9: LTA.

[0:47:43] Trustee Fast: Thank you, Louise. And Planner Zupanets, do you want to start or shall I take it over to

[0:47:49] Trustee Fast: William Shulba?

[0:47:50] Planner Zupanec: Sure, we can start with William and then, yeah, if there's anything more to add

[0:47:53] Planner Zupanec: from the planning end of why we incorporated this into the restrictive covenant, I can speak to that.

[0:47:58] Trustee Fast: Okay, please go ahead, William. William is our freshwater specialist. Go ahead. Okay,

[0:48:06] Voice 2: OK, thank you so much for your question.

[0:48:10] Voice 2: So a data logger is a device that automatically collects

[0:48:17] Voice 2: data of all sorts.

[0:48:20] Voice 2: In this case, the data logger is a all-in-one device

[0:48:28] Voice 2: that will collect water levels from what's

[0:48:32] Voice 2: called a pressure transducer.

[0:48:34] Voice 2: So it is sensing the amount of water that is above the data logger inside the well.

[0:48:41] Voice 2: So it gives detailed groundwater level information.

[0:48:45] Voice 2: In association with that, there is a temperature sensor within the logger and also an electronic connectivity sensor, which is a proxy for salinity or total dissolved solids.

[0:48:59] Voice 2: And these three together identify the behavior of the aquifer, as well as determines very in a detailed nature at one hour measurement per day.

[0:49:17] Voice 2: that's 24 measurements per day, demonstrates the how the aquifer is responding to its pumping

[0:49:27] Voice 2: and also over a long period of time like a year will identify seasonality and also can identify

[0:49:34] Voice 2: the well efficiency changes throughout the year and this style of monitoring is popular across

[0:49:48] Voice 2: the islands trust area and in many different commercial and non-commercial and domestic uses

[0:49:54] Voice 2: and on Salt Spring Island I've been we've been running a pilot project looking at groundwater

[0:50:02] Voice 2: water levels from 13 different groundwater wells across the island and the one take home that we

[0:50:09] Voice 2: found from observing these groundwater levels from all across the island is that every groundwater

[0:50:15] Voice 2: well has a story to tell and not all wells are not the same and so ultimately the the

[0:50:25] Voice 2: collected data will support the sustainable use of the groundwater well for the application or

[0:50:32] Voice 2: sorry for the applicant and for the development going forward to ensure the sustainability of

[0:50:38] Voice 2: the water supply for the current occupants and the occupants in the future. And over time it

[0:50:45] Voice 2: will be a very rich data set for the well operators to determine the behavior of the

[0:50:54] Voice 2: the well throughout the year and throughout the years. And it's a mitigating measure for a changing

[0:50:59] Voice 2: climate.

[0:51:01] Trustee Fast: Thank you very much. And did you have anything you wanted to add, Planner Zupanitz?

[0:51:06] Planner Zupanec: Just to clarify that the local trust committee agreed that this was a critical element for the

[0:51:11] Planner Zupanec: success of this application moving forward to give confidence to the increase in density and

[0:51:16] Planner Zupanec: intensification of use for that property, that this data be collected as part of the successful

[0:51:23] Planner Zupanec: of these bylaws and be submitted annually.

[0:51:27] Planner Zupanec: And as Mr. Shelba described,

[0:51:30] Planner Zupanec: the data logger does all the work.

[0:51:32] Planner Zupanec: And once a year it gets compiled, submitted,

[0:51:35] Planner Zupanec: and hopefully there's a broad interest on a regular basis

[0:51:40] Planner Zupanec: interpreting that data to be able

[0:51:43] Planner Zupanec: to proactively address any concerns

[0:51:46] Planner Zupanec: because we know that the Denman Village area

[0:51:48] Planner Zupanec: it does have is a water vulnerability area identified.

[0:51:52] Planner Zupanec: so the ltc was satisfied that as a condition of the adoption of the bylaws that this would be a

[0:52:00] Planner Zupanec: requirement to collect this data using this type of technology to make it as easy as possible for

[0:52:07] Planner Zupanec: the owners so to collect and submit to the island stress for collaboration with the province as well

[0:52:16] Planner Zupanec: who is the license holder for the water license itself and the province isn't requiring it the

[0:52:23] Planner Zupanec: island's trust is in terms of submission of the data the province only stipulates in their water

[0:52:29] Planner Zupanec: license correct me if i'm wrong william that the data needs to be collected but that it's not

[0:52:35] Planner Zupanec: submitted through the chair william

[0:52:39] Voice 2: uh yes uh yeah one aspect of the um of the conditional license is

[0:52:45] Voice 2: is to have a laboratory sample every year

[0:52:49] Voice 2: to determine saltwater intrusion.

[0:52:51] Voice 2: And there are certain parameters

[0:52:55] Voice 2: that are given in the license that say,

[0:52:57] Voice 2: if the well is beyond those parameters,

[0:53:00] Voice 2: then saltwater intrusion is occurring.

[0:53:02] Voice 2: When that happens,

[0:53:03] Voice 2: the use of the well has to stop immediately.

[0:53:07] Voice 2: And so the benefit of having continuous monitoring

[0:53:13] Voice 2: of electronic connectivity is to show it's an early warning system if there is a risk of

[0:53:21] Voice 2: saltwater intrusion that is potentially impacting the well. And that impact can be sensed before

[0:53:28] Voice 2: there is, before those thresholds are crossed. So then mitigating measures can be made by the

[0:53:36] Voice 2: by the well operators to to then mitigate that um that risk of saltwater intrusion

[0:53:43] Voice 2: so that threshold is not crossed and the dclta isn't forced to stop using their well

[0:53:51] Voice 2: on essentially a moment's notice um and and another thing that um sonia has brought up

[0:54:00] Voice 2: or Planner Zupanet, sorry, is that most well operators do monitor their groundwater levels

[0:54:11] Voice 2: from time to time. And the way that this data logger can be set up is that the information

[0:54:20] Voice 2: can be just downloaded at the wellhead and there does need to be any downhole tools put in after

[0:54:29] Voice 2: the installation of the data logger so like I'm a hydrogeologist I've been working with wells for

[0:54:35] Voice 2: almost 20 years and I've got several groundwater level tape stuck down wells and it's a very

[0:54:43] Voice 2: expensive fix to get them back out and so in this case the data logger will be set into the well by

[0:54:49] Voice 2: a professional well installer or professional hydrogeologist and using a smart cable it'll

[0:54:55] Voice 2: just be downloaded on the surface. So the impact to the DCLTA is minimal once the data logger is

[0:55:02] Voice 2: installed. The information is just downloaded by visiting the wellhead.

[0:55:08] Trustee Fast: Okay, thanks folks. And

[0:55:10] Trustee Fast: I'm just going to check whether Doug Olstead, you wanted to add something to finish answering

[0:55:15] Trustee Fast: the question?

[0:55:16] Voice 12: Yes, thank you. It's my understanding that we're also required to provide

[0:55:25] Voice 12: provide analysis in the form of an annual report, and we have no technical technician

[0:55:35] Voice 12: assistance on the island.

[0:55:37] Voice 12: It will mean having to bring someone in from off island to do that, and there's a cost

[0:55:45] Voice 12: there that because a lot of this information is for the general wider interest of the island's

[0:55:53] Voice 12: Trust. I wonder whether it shouldn't be the Islands Trust that is providing that analysis

[0:56:00] Voice 12: and not DCLTA.

[0:56:04] Trustee Fast: Okay, Doug, thank you. I think you've added a question rather than answering

[0:56:07] Trustee Fast: the question, but I hear you. And does anybody want to take this here or should we just go on?

[0:56:13] Trustee Fast: I've got two more hands that are up. Okay, I'm going to go on then. I've got a phone number

[0:56:18] Trustee Fast: and if you can press star nine I believe or star six whichever one means unmute and if you can

[0:56:28] Trustee Fast: confirm your name and your connection to the island please go ahead two five zero three three

[0:56:33] Trustee Fast: five I am unmuted very good I hear you and please give us your name and

[0:56:40] Voice 7: your connection to the

[0:56:40] Voice 7: The Arlene Holmes, 3-900 Lake Horn Road, Denman Island.

[0:56:46] Voice 7: I have an observation and a question that follows it.

[0:56:51] Voice 7: The R4 zone is actually multifamily,

[0:56:56] Voice 7: and there's no indication in it that there is affordability

[0:57:01] Voice 7: as part of its use for other developments.

[0:57:06] Voice 7: My concern is that a housing agreement is in process right now, according to an email that I got from planners at Zip and X, and that discussion is with BC Housing and the Islands Trust.

[0:57:23] Voice 7: And R4, if it goes through, will basically give a lot of potential P3 development encouragement.

[0:57:34] Voice 7: And I want to ask why this very simple application could not have stood on its own merits as a senior's affordable housing zone, basically with an added definition for duplex.

[0:57:57] Voice 7: There was very little needed changing other than what's looked at is the two, the bit that deals with in the R4, the bit that deals with Pepper Lane.

[0:58:12] Voice 7: And I'm concerned about that because how are you going to, like, why not go the simple route, I guess is what I'm saying.

[0:58:21] Trustee Fast: Okay, thank you, Harleen. And over to you, Planner Zupanets.

[0:58:25] Trustee Fast: That

[0:58:28] Planner Zupanec: this is the route that the local trust committee has gone under the advice of planning

[0:58:33] Planner Zupanec: staff and to address the application and the changes needed in the OCP. So I can't speak to

[0:58:40] Planner Zupanec: why certain routes haven't gone or been chosen. This is the path we're on. These are the bylaws

[0:58:46] Planner Zupanec: that are proceeding to the public hearing. If the substance within these bylaws do not match

[0:58:52] Planner Zupanec: the intention of the DCLTA's proposed development then those types of concerns need to be brought

[0:58:58] Planner Zupanec: to the attention of your elected officials. Planning staff don't feel that that's the case,

[0:59:03] Planner Zupanec: we feel that these bylaws actually do or would result in this application being fulfilled or

[0:59:08] Planner Zupanec: come to fruition through development based on the regulatory changes. The general question around

[0:59:15] Planner Zupanec: why can't it be simpler I can't address those questions tonight these are the bylaws they have

[0:59:23] Planner Zupanec: been crafted drafted reviewed publicly every step of the way this is where we're at in the process

[0:59:31] Planner Zupanec: and we're right before a public hearing so if there's any particular amendments or changes

[0:59:36] Planner Zupanec: to those bylaws this is the time to address what needs to change and how so that the LTC has some

[0:59:43] Planner Zupanec: clarity as to what specifically in those bylaws needs to come out or what needs to be added

[0:59:50] Planner Zupanec: to make this proposal the DCLTA proposal specifically successful or to address other

[1:00:00] Planner Zupanec: in the broader community around multifamily housing

[1:00:04] Planner Zupanec: on Denman Island tied with affordability

[1:00:07] Planner Zupanec: through the use of housing agreements.

[1:00:11] Trustee Fast: Thank you.

[1:00:11] Trustee Fast: I think these are all excellent comments and questions

[1:00:16] Trustee Fast: and I encourage people to bring them

[1:00:19] Trustee Fast: to the public hearing as well

[1:00:22] Trustee Fast: so that they can be considered.

[1:00:25] Trustee Fast: Next up, we've got Sean Mayer.

[1:00:28] Trustee Fast: Mayor. Sean, can you tell us where you are on the island and address your planner questions for the

[1:00:35] Trustee Fast: planner?

[1:00:36] Voice 6: Hi, I live, I'm the resident or one of the residents at 3716 Denman Road. And I have a

[1:00:47] Voice 6: quick question. And after it's answered, could I make a quick comment? You know, is that okay?

[1:00:56] Voice 6: Okay

[1:00:57] Trustee Fast: well this is a time for questions for the planner. This is the community information

[1:01:01] Trustee Fast: meeting and I've still got other people with their hands up. Okay

[1:01:04] Voice 6: I'll just ask the question.

[1:01:07] Voice 6: I was just directed to the applicant Doug. I was just wondering if the DCLTA is willing to

[1:01:15] Voice 6: guarantee us permanent access to our backyard in the form of an easement on the access road.

[1:01:22] Voice 6: hang

[1:01:25] Trustee Fast: on one second this is a uh a question i don't know if that needs to be part of uh this meeting

[1:01:31] Trustee Fast: um is this something uh planner zupanets that islands trust is concerned with well it was

[1:01:38] Planner Zupanec: part of the discussion by the local trust committee around how that the concerns of that

[1:01:43] Planner Zupanec: particular property owner were going to be addressed in the restrictive covenant

[1:01:46] Planner Zupanec: so the only provision right now is fencing and the access easement was discussed and that didn't

[1:01:53] Planner Zupanec: move forward so the the i'm not um sure i think it is best that mr allstead respond to the question

[1:02:01] Planner Zupanec: because in general terms there might be some relevant information for the ltc to consider

[1:02:07] Trustee Fast: perfect thank you i could remember vaguely something about it but uh to be honest just

[1:02:12] Trustee Fast: so everybody knows i'm also the chair on a couple of other islands and uh anyway so thank you for

[1:02:18] Trustee Fast: for the background and please go ahead, Doug.

[1:02:21] Voice 12: Thank you.

[1:02:23] Voice 12: Yes, Sean, we have agreed that we would allow you

[1:02:30] Voice 12: a number of years of access to the back of your property

[1:02:36] Voice 12: down our laneway, but it would not be a perpetual easement

[1:02:40] Voice 12: and it would not be registered against our property

[1:02:44] Voice 12: or in favor of your property.

[1:02:46] Voice 12: so it would be a temporary matter and we have a written agreement with your neighbors to that

[1:02:53] Voice 12: effect I think as you are aware.

[1:02:56] Trustee Fast: Great so I'd encourage you to follow up with that and thank

[1:03:00] Trustee Fast: you so now we local trustees are aware of what's going on that's helpful. Thank you and I'm going

[1:03:07] Trustee Fast: to go now to the next hand that's up is Bill Engelson. Bill please go ahead questions for the

[1:03:13] Trustee Fast: the planner.

[1:03:14] Voice 1: Yes, thank you. By the way, I think R4 is a wonderful zoning opportunity for the

[1:03:19] Voice 1: future. The question has to do, and I sent it by email, so it may not have arrived or it did.

[1:03:24] Voice 1: I was curious when Doug mentioned the income levels for the proposed tenants of the project.

[1:03:32] Voice 1: I always have difficulty with fixed amounts, so I just wanted to know that there was

[1:03:36] Voice 1: as some sort of cost of living built in

[1:03:40] Voice 1: because obviously incomes do go up

[1:03:42] Voice 1: and it's just seemed to be kind of a narrow statement

[1:03:45] Voice 1: of income.

[1:03:46] Voice 1: So I assume that there's been something allowed for that,

[1:03:48] Voice 1: but I was curious about that.

[1:03:50] Trustee Fast: Go ahead, Planner Zupanetz.

[1:03:53] Trustee Fast: This

[1:03:54] Planner Zupanec: question is best for Mr. Olstad to answer.

[1:03:56] Trustee Fast: Okay, I just always like to give you the first crack at it.

[1:03:59] Trustee Fast: Go ahead, Doug.

[1:04:00] Voice 12: Yes, Bill, there is a inflationary factor built in.

[1:04:05] Voice 12: we go along with the Statistics Canada adjustment from time to time.

[1:04:11] Trustee Fast: Thank you very much. Okay,

[1:04:13] Trustee Fast: did you have a follow-up question? I think I might have heard your voice.

[1:04:17] Voice 1: No.

[1:04:18] Trustee Fast: Okay, thank you Bill and I think I've run out of hands. Are there any other questions

[1:04:25] Trustee Fast: that people would like to, oh here comes one from the email. Here's a question from Peter Spurr

[1:04:35] Trustee Fast: asks, this proposal, DCLTA would use some stock of density units and this would leave a reduced

[1:04:43] Trustee Fast: stock of density units for Denman Island. How important is this? Is the remaining stock of

[1:04:48] Trustee Fast: density units adequate? How could more density units be obtained? So there's a question for

[1:04:55] Trustee Fast: the planner, I believe. And William, I see you. We'll bring you back in a minute. Sorry about that.

[1:04:59] Trustee Fast: go ahead sonia

[1:05:00] Planner Zupanec: so the hopefully i'm summarizing this correctly the concern is around the fact

[1:05:06] Planner Zupanec: that if this application is approved there would be 25 units uh or 25 densities left

[1:05:14] Planner Zupanec: in the denman island bank so i'm hoping that i've captured that concern adequately and is that

[1:05:20] Planner Zupanec: sufficient um so i i don't know that the answer to that question uh the community is going to

[1:05:28] Planner Zupanec: have to grapple with the reality that at least you have density in the bank unlike many islands

[1:05:33] Planner Zupanec: um and that they are there's an active application to use it and from what we understand that there

[1:05:39] Planner Zupanec: may be a pending new application also uh requesting a withdrawal and i see trustee

[1:05:44] Planner Zupanec: has her hand up there so um go ahead laura yes

[1:05:50] Trustee Busheikin: i would just add that um there's the density bank

[1:05:55] Trustee Busheikin: Okay. And there's also a, what I would call the 5% allowance. So there is a provision in our

[1:06:02] Trustee Busheikin: official community plan that there's a density cap, a build-out cap on Denman. And this actually

[1:06:12] Trustee Busheikin: existed even prior to the density bank, that that could be varied by 5% to allow for affordable

[1:06:18] Trustee Busheikin: seniors and special needs housing and I I believe that number is it should be recorded somewhere

[1:06:27] Trustee Busheikin: also is somewhere in the 35 to 50 range so that's quite a lot of densities altogether and in terms of

[1:06:35] Trustee Busheikin: changing that number that would be done for some kind of OCP review I would think. Okay thank you

[1:06:42] Trustee Fast: very much Trustee Bushekin and I'm going to go and I think that answers the last part of that

[1:06:49] Trustee Fast: question which was how could more density units be obtained so that's terrific i'm going to go to

[1:06:54] Trustee Fast: freshwater specialist william shulba now who's got more of an answer go ahead william oh yeah

[1:06:59] Voice 2: thank you this is in response to mr olstead's question regarding the cost of a professional

[1:07:04] Voice 2: coming on island and this type of work can be done what's in the water sustainability act is

[1:07:12] Voice 2: is known as under direct supervision,

[1:07:14] Voice 2: which with under direct supervision data

[1:07:19] Voice 2: that's downloaded from the groundwater well

[1:07:21] Voice 2: can be submitted to a professional

[1:07:23] Voice 2: and that professional can then do an analysis of that data

[1:07:30] Voice 2: and then submit the report on behalf of the applicant

[1:07:39] Voice 2: without visiting the Island.

[1:07:40] Voice 2: As well, the data can be downloaded by anybody once the system is in place.

[1:07:50] Voice 2: And in addition to that, the requirement is for the applicant to undertake the covenant.

[1:08:00] Voice 2: it and if um if the if the local trust committee um uh wishes to uh undertake a on island groundwater

[1:08:11] Voice 2: well monitoring program in the future um the dc lta data can be a component of that in which then

[1:08:20] Voice 2: i would be involved in that project or or another licensed professional so my my point um or my

[1:08:28] Voice 2: My answer to Mr. Olstad's question is that a professional does not have to come to the island to download the data.

[1:08:37] Voice 2: And I'm very aware that that is an expensive undertaking to bring someone in from, you know, even from the Comox Valley would be very expensive.

[1:08:47] Voice 2: So, and I would encourage the DCLTA to reach out and ask for advice or support from myself.

[1:09:00] Voice 2: I'm willing to engage with them and help with this requirement.

[1:09:07] Trustee Fast: Thank you.

[1:09:08] Trustee Fast: Thank you very much, William.

[1:09:10] Trustee Fast: And Sonia, did I see your hand?

[1:09:12] Trustee Fast: I see David Critchley's.

[1:09:14] Trustee Fast: Trustee Critchley, please go ahead and then I'll get to you, Doug.

[1:09:18] Trustee Critchley: Thank you. I just want to ask our freshwater specialist if he's got any information, any estimate of the annual cost that DCLTA would be incurring under this proposed scheme of having an annual report done by a professional, albeit off island, just by the transmission of data to the professional's office, presumably by email.

[1:09:49] Trustee Critchley: what's going to be the annual cost of that?

[1:09:52] Voice 2: Sure, yeah, thank you for that question. So

[1:09:56] Voice 2: this is beyond the cost of the installation of the data logger and not having a professional

[1:10:05] Voice 2: visit the island and just being supplied the data. I imagine that it would just be a few

[1:10:11] Voice 2: hours of work. There's not much reporting requirement outside of the well monitoring

[1:10:20] Voice 2: analysis on the last page of the agenda package, which just says, did the well experience less

[1:10:28] Voice 2: than 70% available head? Was there a risk of saltwater intrusion? And was the total

[1:10:34] Voice 2: water used less than the license amount? And the province will want that information anyway.

[1:10:39] Voice 2: but other than that there's just be a comment section and and the data would be compiled into

[1:10:46] Voice 2: a hydrograph which would be very minimal work just a few hours generally the cost of a hydrogeologist

[1:10:53] Voice 2: is between 100 and 200 an hour so I would expect that it would be in the range of that rate and

[1:11:03] Voice 2: definitely less than a day's worth of work for a professional

[1:11:09] Voice 2: and if the if the and then the the the question is if the LTC undertakes a well monitoring project

[1:11:19] Voice 2: and if the DCLTA's well is a part of that they would be receiving the data back to them

[1:11:29] Voice 2: through some type of project charter with the with the local trust committee that would involve

[1:11:35] Voice 2: myself, but that's for another discussion. Thank

[1:11:40] Trustee Fast: you very much William and I'm

[1:11:43] Trustee Fast: going to go now to Doug. Did you have a question or a comment quickly?

[1:11:48] Voice 12: Yes, thank

[1:11:49] Voice 12: you. Our preference would be to, because the information is easily electronically

[1:11:55] Voice 12: transmitted, we would prefer to cut out the the middleman, the hired technician,

[1:12:01] Voice 12: and transmit the information directly to presumably Mr. Shulva, who I'm guessing is quite familiar with analyzing and using the information for whatever he wants.

[1:12:18] Trustee Fast: Thank you, Doug. Okay. And I'm not seeing more. Oh, there's William. Okay. Freshwater specialist, William Shulva, please go ahead.

[1:12:27] Trustee Fast: Yeah,

[1:12:27] Voice 2: just one last comment on that. So since the, if that ends up being the methodology that the DCLTA just provides the raw data to Islands Trust, because I am not under contract for them as a professional, I wouldn't be able to give them professional advice back regarding their well performance.

[1:13:00] Voice 2: and and it would be more of a regulatory feedback so if their well was experiencing the risk of

[1:13:11] Voice 2: saltwater intrusion that information would go back to the groundwater protection officer from

[1:13:17] Voice 2: and not directly back to the DCLTA.

[1:13:22] Voice 2: And then so that I believe that by the applicant

[1:13:30] Voice 2: retaining a professional under this very limited

[1:13:35] Voice 2: circumstances that they can receive very great information

[1:13:40] Voice 2: on the health of their groundwater well,

[1:13:45] Voice 2: same type of information that they would receive

[1:13:48] Voice 2: if they you know hired a plan or a plumber every year to look at their pipes um they would be um

[1:13:54] Voice 2: receiving that that yearly maintenance um and professional opinion so i i just wanted to just

[1:14:02] Voice 2: make that clear so the the overall intention of the covenant um and the monitoring requirement is

[1:14:08] Voice 2: to is for the um applicant to have um useful information to have a sustainable water supply so

[1:14:16] Voice 2: So that's where the professional reliance would come in.

[1:14:22] Trustee Fast: Thank you very much, William.

[1:14:24] Trustee Fast: And just to note, I believe that the province has rules and regulations in the law,

[1:14:29] Trustee Fast: even about professional reliance, qualified professionals and things like that.

[1:14:34] Trustee Fast: So there are rules beyond the Alamance Trust.

[1:14:38] Trustee Fast: Correct me if I'm wrong, but okay.

[1:14:39] Trustee Fast: And go ahead, Doug.

[1:14:42] Voice 12: Yes, I think the information that we would find useful, I would imagine that if we

[1:14:52] Voice 12: sent the data to William and he analyzed and prepared a report on that of some kind of summary,

[1:15:03] Voice 12: he could simply send the summary back to us and then we would be able to be informed and

[1:15:10] Voice 12: and take whatever steps independently that we felt were useful.

[1:15:15] Voice 12: So there's lots of, you know, it's an electronic age.

[1:15:18] Voice 12: He could simply send the information to us.

[1:15:22] Trustee Fast: Okay, thank you for your comment.

[1:15:24] Trustee Fast: And I'm going to, I'm just going to note the time is 8.16.

[1:15:30] Trustee Fast: I think we've got until 8.30 planned.

[1:15:33] Trustee Fast: And I see that we've still got 18 people down from 23 as attendees.

[1:15:38] Trustee Fast: attendees and are there more questions that might come from the attendees? I don't have any more

[1:15:44] Trustee Fast: hands up. Anybody got a question? Please raise your hand. There comes one. There we go. Janet

[1:15:54] Trustee Fast: Lighthall. Janet, if you're with us, could you confirm your name in case you're using somebody

[1:16:01] Trustee Fast: else's computer and your interest in the island before you ask your question of the planner?

[1:16:07] Voice 5: Jane Lytle. Jane, not Janet. Oh,

[1:16:11] Voice 5: I'm sorry. Thank you both Sonia and Doug for the excellent

[1:16:19] Voice 5: presentations. Doug, will the units be built on site, or is there a possibility that they'll be

[1:16:31] Voice 5: prefab and brought? Do you know that yet? We don't know yet.

[1:16:37] Voice 12: we don't know yet okay

[1:16:39] Voice 5: thank

[1:16:41] Trustee Fast: you okay thank you jane and uh more questions did i see a flicker

[1:16:48] Trustee Fast: there any more hands going up here comes one um oh this is a trustee critchley i'm sorry david

[1:16:59] Trustee Fast: please go ahead it shows up in the sky i don't see it up there very well so thank you for blinking

[1:17:06] Trustee Fast: at me. Go ahead, David.

[1:17:08] Trustee Critchley: Thank you. Yeah, I just want to get back to the referrals. There was

[1:17:13] Trustee Critchley: mention about referral from the fire people and the suggestions. I'm not sure if they're

[1:17:23] Trustee Critchley: suggestions or requirements and I'd like that clarified for a fire safety plan and be a

[1:17:32] Trustee Critchley: a turnaround for firetruck access.

[1:17:37] Trustee Critchley: And I'm wondering from planners,

[1:17:39] Trustee Critchley: whether this is something that we ought to be incorporating into a

[1:17:44] Trustee Critchley: restrictive covenant and, you know,

[1:17:46] Trustee Critchley: making it a positive requirement or in the planning business,

[1:17:50] Trustee Critchley: is this something that's left between applicant and their respective

[1:17:54] Trustee Critchley: authorities?

[1:17:56] Trustee Critchley: I'm not sure whether the,

[1:17:57] Trustee Critchley: the fire chief locally on Denman has has some rules and regulations that he can require

[1:18:06] Trustee Critchley: people who are building to to comply with does he have any leverage there or is he looking to

[1:18:12] Trustee Critchley: us the local trust committee to ensure that these things happen and and also maybe the

[1:18:18] Trustee Critchley: the applicant could comment on it as well thank you I'll

[1:18:21] Trustee Fast: go to the planner Zupanitz first

[1:18:22] Trustee Fast: first Sonia thank

[1:18:24] Planner Zupanec: you so the referral response that you'll see in the database is approval of

[1:18:31] Planner Zupanec: the bylaws recommended subject to the conditions outlined below and then those conditions are

[1:18:39] Planner Zupanec: outlined so the discussions in the past I'm not privy to in terms of how the LTCs addressed some

[1:18:47] Planner Zupanec: of the referral responses as they came up to determine which were appropriate to incorporate

[1:18:52] Planner Zupanec: into bylaw amendments.

[1:18:54] Planner Zupanec: But these requirements, for example,

[1:18:57] Planner Zupanec: the road dedication and the turnaround access,

[1:19:01] Planner Zupanec: these are things that at the time of subdivision layout

[1:19:05] Planner Zupanec: or at the time of development of the property

[1:19:09] Planner Zupanec: that we would anticipate the approving officer

[1:19:12] Planner Zupanec: is going to be looking for adequate access

[1:19:16] Planner Zupanec: and that the applicant is going to be well aware

[1:19:19] Planner Zupanec: that they need to ensure that the parking layout

[1:19:22] Planner Zupanec: provides for adequate turnaround because we're not laying we're not requiring a specific layout

[1:19:29] Planner Zupanec: for the development during this rezoning phase it's very difficult to bind it to the plan that's

[1:19:35] Planner Zupanec: been submitted because as the applicant has indicated it is a conceptual plan and it might

[1:19:41] Planner Zupanec: change and it might not be feasible to meet this layout and if it was required that they had to

[1:19:47] Planner Zupanec: then they have to come back and ask for amendments etc so the turnaround and the road dedication has

[1:19:53] Planner Zupanec: been um or the the access has been approved by the province the road dedicate or the turnaround

[1:19:59] Planner Zupanec: access is not something that we can regulate at this time because the parking area hasn't been

[1:20:06] Planner Zupanec: established and will be developed in accordance hopefully with the requirements of the unit

[1:20:15] Planner Zupanec: the occupants and the fire and ambulance options um the consultation with the dclta at their cost

[1:20:25] Planner Zupanec: to develop a fire safety plan again that's a that's a very detailed referral response that's

[1:20:31] Planner Zupanec: great for the ltc and the community to see but that's a matter that the dclta and the fire

[1:20:36] Planner Zupanec: department need to sort out and ensure that is in place um the ltc might ask to see a copy of that

[1:20:44] Planner Zupanec: plan if this application was close to development but the applicant isn't intending to

[1:20:51] Planner Zupanec: develop the property in concurrence with the subdivision necessarily the phasing of this

[1:20:57] Planner Zupanec: might not match so the fire safety plan is a future endeavor that can't be tied to the adoption

[1:21:04] Planner Zupanec: of the bylaws for example so the restrictive covenant may list these types of requirements

[1:21:13] Planner Zupanec: requirements to be submitted to the LTC as a condition of the use of the property for example

[1:21:20] Planner Zupanec: so I'm not sure if that's already been discussed in previous meetings with planner Egan or not

[1:21:25] Planner Zupanec: but these are usually things that are embedded in as part of the building permit referral process

[1:21:31] Planner Zupanec: for example and because you don't have building inspection I'm assuming a multi-family dwelling

[1:21:39] Planner Zupanec: is going to have to be constructed with architectural and all kinds of professionals

[1:21:44] Planner Zupanec: involved that maybe a single family homeowner might not do. But in this case, there would be

[1:21:51] Planner Zupanec: a much higher oversight, especially if it's partnered with BC Housing, whose construction

[1:21:57] Planner Zupanec: standards would be higher than anything you would find in the conventional market of multifamily

[1:22:03] Planner Zupanec: affordable or market housing for multifamily so i think the occupancy occupant safety fire

[1:22:10] Planner Zupanec: provincial fire prevention and fire control and extinguishment requirements that they're listing

[1:22:15] Planner Zupanec: here are typical of any building permit process approval and that the group is going to be working

[1:22:29] Planner Zupanec: with the necessary professionals to ensure that these things are met and

[1:22:33] Planner Zupanec: that the fire department would be consulted prior to a siting and use

[1:22:38] Planner Zupanec: permit being submitted to us again I'll hope that this discussion this isn't the

[1:22:46] Planner Zupanec: first time you're discussing this necessarily but I'm happy to look into

[1:22:52] Planner Zupanec: what's been discussed so far what the applicants intending to do with these

[1:22:57] Planner Zupanec: particular elements and determine if there's any room for the siting and use permit process to

[1:23:04] Planner Zupanec: trigger evidence of these things having been completed usually we don't because it's just

[1:23:14] Planner Zupanec: not a matter of course for denman or hornby island to look at these things but clearly this is an

[1:23:19] Planner Zupanec: opportunity to ensure the highest and best standard of occupant safety and fire safety

[1:23:25] Planner Zupanec: safety issues are addressed, we're just hoping that's the professional reliance piece is that

[1:23:30] Planner Zupanec: they're hiring the people to design these units with all those matters in place in consultation

[1:23:36] Planner Zupanec: with the Denman Fire Department.

[1:23:39] Trustee Fast: Thank you, Planner Zupanitz. Trustee Critchley, does that

[1:23:43] Trustee Fast: answer your questions?

[1:23:47] Trustee Critchley: Yeah, I think it does answer my question in a sense that gives the

[1:23:52] Trustee Critchley: the information, but I'm still uneasy about that aspect of it because, um, we have, I think the

[1:23:58] Trustee Critchley: only thing we really talked about in the past, I remember the issue of the, uh, turnaround having

[1:24:05] Trustee Critchley: adequate turnaround for a fire truck. Um, but you know, how that would happen, uh, has never been

[1:24:11] Trustee Critchley: addressed. And because we don't have building permits, there isn't that, um, sort of level of

[1:24:17] Trustee Critchley: bureaucracy that's going to ensure that happens. Okay,

[1:24:20] Trustee Fast: let's ask Doug, if you don't mind. Doug,

[1:24:25] Trustee Fast: I think I saw your hand go up, so please fill us in.

[1:24:30] Voice 12: Yes, thank you. We have very recently received

[1:24:35] Voice 12: a tentative subdivision approval from the Ministry of Transport, which set out as one of its

[1:24:41] Voice 12: conditions that we make sure that the subdivision, the common area access way of the subdivision,

[1:24:52] Voice 12: which is 20 feet wide, not as an access way intrude upon any part of the strata lot itself.

[1:25:03] Voice 12: And so I was concerned, thinking about the question of the turnaround, went to the report of the fire department,

[1:25:19] Voice 12: Denman Island Fire Department, which was responding to your referral, in which they said that they would not, in the event of fire,

[1:25:28] Voice 12: fire, they would not be taking fire trucks down the laneway. They would be parking at

[1:25:33] Voice 12: the Denman Road end and would run all over their gear, their hoses particularly, up the

[1:25:39] Voice 12: laneway. What I took from that was there wasn't any need for a turnaround. But if there's

[1:25:50] Voice 12: any question of that. Certainly 20 feet is not sufficient and that would mean having to redesign

[1:26:00] Voice 12: the common area to bulge out for the turnaround. But as I understand the fire department's report,

[1:26:07] Voice 12: they concluded it saying that they were happy with the proposal that we were putting forward

[1:26:16] Voice 12: forward with the 20 feet only.

[1:26:20] Trustee Fast: Thank you, Mr. Olstead.

[1:26:23] Trustee Fast: And maybe Trustee Bushekin, I see your hand up.

[1:26:25] Trustee Fast: I see you too, Louise.

[1:26:26] Trustee Fast: If you could hang on for a minute.

[1:26:28] Trustee Fast: Thank you.

[1:26:30] Trustee Fast: Can't hear you?

[1:26:33] Trustee Fast: Try again?

[1:26:50] Trustee Busheikin: How about now?

[1:26:51] Trustee Busheikin: Yes.

[1:26:52] Trustee Busheikin: Okay.

[1:26:53] Trustee Busheikin: In three different ways.

[1:26:57] Trustee Busheikin: Amazing.

[1:26:58] Trustee Busheikin: But thanks for your patience.

[1:27:00] Trustee Busheikin: I just want to say I'm appreciating this discussion.

[1:27:02] Trustee Busheikin: And if there would be a way without adding too much complexity to have this sort of be checked on at that setting and use permit phase just to make sure that the fire department is basically happy with the fire plan.

[1:27:21] Trustee Busheikin: not so not that we would be meeting to regulate that fire plan but just know that the fire

[1:27:30] Trustee Busheikin: department's happy with it that would be certainly something I think that the LTC might like to

[1:27:35] Trustee Busheikin: consider if there was a way to do that okay

[1:27:39] Trustee Fast: so that's certainly I would

[1:27:40] Trustee Busheikin: like us to discuss it

[1:27:41] Trustee Busheikin: great

[1:27:43] Trustee Fast: okay so that's sort of for Sonia to follow up with us I guess at an LTC meeting about thank

[1:27:51] Trustee Fast: Thank you very much.

[1:27:51] Trustee Fast: And we've just got a couple of minutes left.

[1:27:53] Trustee Fast: We're at 8.29.

[1:27:55] Trustee Fast: Louise Bell's got her hand up again.

[1:27:57] Trustee Fast: Louise, do you have another question for the planner?

[1:27:59] Trustee Fast: Please go ahead.

[1:28:00] Voice 9: This is probably a good one to end on.

[1:28:03] Voice 9: I've listened to the discussion about a couple of issues

[1:28:06] Voice 9: that come up in the restrictive covenant,

[1:28:08] Voice 9: particularly the fire department.

[1:28:11] Voice 9: And my question has to do with keeping the application

[1:28:14] Voice 9: moving on in a timely way.

[1:28:16] Voice 9: so um planners panic is there any other step that needs to be addressed um before these three

[1:28:27] Voice 9: bylaws could receive final approval sorry

[1:28:32] Trustee Fast: we have a

[1:28:32] Voice 9: step within the restrictive covenant

[1:28:34] Voice 9: before these um three bylaws could receive approval go

[1:28:40] Trustee Fast: ahead planners open it uh i hope

[1:28:44] Planner Zupanec: i understand the question correctly so the restrictive covenant as drafted is what's

[1:28:48] Planner Zupanec: being considered to be attached to the bylaws there's no changes being contemplated at this

[1:28:53] Planner Zupanec: time yet unless the ltc decides after the public hearing but that there needs to be changes so

[1:28:59] Planner Zupanec: um i'm just wondering if i'm understanding your question correctly are there elements of the

[1:29:06] Planner Zupanec: restrictive covenant that you think need to be changed before the adoption of the bylaws is that

[1:29:11] Planner Zupanec: what you're asking no

[1:29:13] Voice 9: that wasn't i was really asking whether there were any steps uh relating to

[1:29:18] Voice 9: two articles in the restrictive covenant,

[1:29:21] Voice 9: but I think maybe your answer is that that might change as a result of the

[1:29:25] Voice 9: public hearing. So maybe it's, the question is mute.

[1:29:31] Voice 9: So

[1:29:31] Planner Zupanec: currently there's no recommendations from staff that are outstanding for any

[1:29:35] Planner Zupanec: changes to the restrictive covenant.

[1:29:37] Planner Zupanec: I don't know that anything from tonight or the public hearing would result in

[1:29:42] Planner Zupanec: any direction to change the restrictive covenant,

[1:29:44] Planner Zupanec: But we will see if the LTC feels that there are some significant gaps that need to be filled by the covenant, then that's the direction they would need to give to staff prior to the adoption of those bylaws that would need to take.

[1:30:00] Planner Zupanec: place that restrictive covenant would need to be updated and incorporate the changes before those

[1:30:06] Planner Zupanec: bylaws can proceed ideally those are the types of things though that are addressed before the

[1:30:10] Planner Zupanec: public hearing so it needs to be crystal clear what is being incorporated it can't be a new

[1:30:16] Planner Zupanec: element after the public hearing where someone comes up with a great idea and wants it to be

[1:30:22] Planner Zupanec: incorporated that requires us to possibly have to go back to a second public hearing

[1:30:27] Planner Zupanec: and if it's something completely new

[1:30:29] Planner Zupanec: that hasn't been discussed up until this time.

[1:30:33] Trustee Fast: Thank you, that's helpful.

[1:30:35] Trustee Fast: Very good.

[1:30:35] Trustee Fast: Thank you, Louise.

[1:30:36] Trustee Fast: And just so everybody's clear,

[1:30:38] Trustee Fast: the public hearing is on March 15th,

[1:30:42] Trustee Fast: so less than two weeks away.

[1:30:44] Trustee Fast: And that's a chance for everybody to have their say

[1:30:47] Trustee Fast: and to make sure that the local trust committee,

[1:30:51] Trustee Fast: all three of us hear you.

[1:30:53] Trustee Fast: And so I'd encourage you,

[1:30:55] Trustee Fast: if you've got more questions or questions come to mind later

[1:30:58] Trustee Fast: that you contact one of us, either Planner Zupanets or Mr. Olstead,

[1:31:05] Trustee Fast: and try and get your questions answered so that you can give us your input.

[1:31:13] Trustee Fast: And I see Freshwater Specialist William Schulb is back with us.

[1:31:18] Trustee Fast: William, did you have something to add?

[1:31:20] Trustee Fast: No? Okay.

[1:31:21] Trustee Fast: So I think we're coming towards the end of the meeting here.

[1:31:23] Trustee Fast: I don't see any more hands up.

[1:31:25] Trustee Fast: this has been a great discussion and uh i'd like to congratulate everybody on the progress that's

[1:31:29] Trustee Fast: been made on this project so far i know there's tons of hard work uh on the part of many people

[1:31:35] Trustee Fast: in the community uh as well as the uh the various ones of us that are on the outside and i'd like

[1:31:41] Trustee Fast: to turn the floor over here to uh trustee bushegan did you want to say something

[1:31:45] Trustee Busheikin: yes this is a bit of

[1:31:47] Trustee Busheikin: I guess, off topic, well, but also on topic, is it, tomorrow evening, there is yet another

[1:31:55] Trustee Busheikin: Alice Trust event, and it's an open house on the policy statement review project, which

[1:32:03] Trustee Busheikin: I, we have been trying to cover it a bit in my trusty notebooks, and anyway, you can go

[1:32:08] Trustee Busheikin: online, go to the website, you can read about it, and this is a great chance to participate

[1:32:12] Trustee Busheikin: and be engaged.

[1:32:15] Trustee Fast: Thank you, Laura, for mentioning that.

[1:32:18] Trustee Fast: That's tomorrow night, and it's an open house in a format like this,

[1:32:23] Trustee Fast: and you can send your questions in ahead of time to that one as well.

[1:32:27] Trustee Fast: And perhaps we'll see some of you tomorrow online.

[1:32:31] Trustee Fast: And meanwhile, I'd just like to thank everybody for your questions.

[1:32:37] Trustee Fast: And go ahead, Trustee Critchley.

[1:32:42] Trustee Critchley: Thank you.

[1:32:43] Trustee Critchley: Just on that last point about these open house,

[1:32:48] Trustee Critchley: is there not some requirement for registration did I recall seeing that people have to do something

[1:32:53] Trustee Critchley: in advance I did they should check the website anyway just for the procedures because it it may

[1:33:00] Trustee Critchley: not be that you just you know phone in willy-nilly at the uh the time yes

[1:33:05] Trustee Fast: I believe you're right I

[1:33:06] Trustee Fast: did register I had to put in my name and my email address and then I started to get reminders

[1:33:12] Trustee Fast: us already um so very good point thank you very much and uh yeah so thank you very much everybody

[1:33:20] Trustee Fast: for uh your uh wonderful input your questions and uh and all the answers and and the good discussion

[1:33:26] Trustee Fast: and uh the thoughtful uh participation i really appreciate it and i'm sure um everybody does

[1:33:33] Trustee Fast: does and uh i look forward to uh well i'll just push um if not denman uh public this sorry the

[1:33:42] Trustee Fast: public hearing coming up or tomorrow night there's also trust council coming which is what i was

[1:33:47] Trustee Fast: going to mention and so that's because it's on zoom you're welcome to join us and there's an

[1:33:53] Trustee Fast: opportunity there to speak to all of trust council in the town hall session so this is coming up

[1:33:59] Trustee Fast: next week um 9th 10th and 11th and that information is also at islandstrust.bc.ca

[1:34:05] Trustee Fast: so thanks everybody um if you've got any feedback about this particular oh i'm going to give it back

[1:34:10] Trustee Fast: to trustee critchley go ahead i

[1:34:14] Trustee Critchley: just wanted to invite people to uh download the agenda

[1:34:17] Trustee Critchley: for trust council it's a mere 900 odd pages and i'm sure you'll find that the reading most

[1:34:24] Trustee Critchley: most engrossing, especially if

[1:34:26] Trustee Critchley: you're a maniac and want to get to sleep.

[1:34:28] Trustee Critchley: I

[1:34:30] Trustee Busheikin: just, I know we need to end the meeting,

[1:34:32] Trustee Busheikin: but I actually just do want to say that although it's not light reading,

[1:34:36] Trustee Busheikin: the preparatory material,

[1:34:40] Trustee Busheikin: the paper about the islands trust policy statement review,

[1:34:43] Trustee Busheikin: that's a review of what the trust is and its history and its history is in

[1:34:50] Trustee Busheikin: terms of reconciliation. And it's actually, I find it fascinating.

[1:34:54] Trustee Busheikin: I actually like, it's an amazingly interesting read

[1:35:00] Trustee Busheikin: all about this place we live and how we try and live here.

[1:35:03] Trustee Busheikin: So there, I wouldn't say the whole package

[1:35:06] Trustee Busheikin: is totally scintillating and 900 pages is a lot,

[1:35:09] Trustee Busheikin: but I would recommend that part of the document

[1:35:12] Trustee Busheikin: to anyone who's interested in the trust

[1:35:15] Trustee Busheikin: and how we can live here and govern and make good choices.

[1:35:19] Trustee Fast: So there.

[1:35:20] Trustee Fast: there. Thank you, Laura and David. That part of the, that Laura's referring to is right near the

[1:35:26] Trustee Fast: beginning of the package. And then later in the schedule, we've also got some interesting

[1:35:31] Trustee Fast: delegations coming to speak to us. So lots of wonderful zooming ahead for anybody who wishes

[1:35:38] Trustee Fast: to join you and you're all invited. So thank you very much. I'd like to wrap up this meeting.

[1:35:42] Trustee Fast: Thanks for everybody. And look forward to seeing you online soon.

[1:35:50] Trustee Fast: I'm going to sign off this meeting and we're going to adjourn. Bye, everybody.

ADOPTED 
Denman Island Local Trust Committee ADOPTED 1 
Special Meeting Minutes 
March 2, 2021 
 
Denman Island Local Trust Committee 
Minutes of Special Meeting 
 
Date: 
Location: 
March 2, 2021 
Electronic Meeting 
 
Members Present: Sue Ellen Fast, Chair 
 David Critchley, Local Trustee 
 Laura Busheikin, Local Trustee 
  
Staff Present: Sonja Zupanec, Island Planner 
 William Shulba, Islands Trust Senior Freshwater Specialist 
 Wil Cottingham, Administrative Assistant 
 Vicky Bockman, Recorder 
  
Others Present: Approximately twenty-three (23) members of the public 
 Doug Olstead, Denman Community Land Trust Association 
1. CALL TO ORDER 
“Please note, the order of agenda items may be modified during the meeting. Times are provided 
for convenience only and are subject to change.” 
Chair Fast called the meeting to order at 7:00 pm, welcomed the public, and acknowledged that 
the meeting was being held electronically in traditional K'ómoks and Qualicum First Nations 
territory.  She introduced herself, Local Trustees, staff, recorder and the representative from 
Denman Community Land Trust Association (DCLTA). 
She advised that this Special Local Trust Committee (LTC) meeting was being held to conduct a 
Community Information Meeting (CIM) presentation and facilitated question and answer 
session where members of the public will hear information and can ask questions about 
application DE-RZ-2017.1 (Denman Community Land Trust Association), proposed Bylaw Nos. 
233 (Official Community Plan), 234 (Land Use Bylaw), and 239 (Housing Agreement). 
2. COMMUNITY INFORMATION MEETING - Proposed Bylaw Nos. 233, 234 and 239 
Regarding DE-RZ-2017.1 - Denman Community Land Trust Association (DCLTA) - Denman 
Seniors Affordable Housing Project (Pepper Lane) 
By general consent the agenda was approved as presented. 
2.1 Planner Presentation 
2.1.1 Community Information Meeting Slides 
Planner Zupanec explained that this CIM provides an opportunity for the public 
to learn about the proposed seniors affordable housing project development, 
determine if interests are affected, and encourages submission of written or 
verbal questions prior to the Public Hearing scheduled for March 15, 2021. She 

ADOPTED 
Denman Island Local Trust Committee ADOPTED 2 
Special Meeting Minutes 
March 2, 2021 
advised that a facilitated question and answer session will follow this Planner 
Presentation.  
She provided information on the following topics: 
 Status of the application with a timeline of progress to date; 
 Next steps necessary to consideration of adoption and finalizing of the 
process; 
 Current zoning of the subject property “A” Agriculture Zone, and  proposed 
zoning of R4(2) for the proposed Seniors’ Affordable Strata Lot B and 
subdivision layout; 
 Existing Infrastructure, Agriculture Land Reserve Exclusion of 0.8 hectares 
approved for affordable housing requiring a vegetated buffer, and proposed 
redevelopment identified with an approximate layout for discussion 
purposes; 
 Proposed Water System includes a rainwater cistern for a toilet flush system 
and a well on the property which has a provincial conditional water license 
with requirements on the maximum quantity of water which may be 
diverted per day, water quality sample collection, and submission of a 
report on water quality data; 
 Proposed Wastewater System needs to meet provincial requirements for 
subdivision; 
 A summary of agency and First Nation referrals of proposed Bylaw Nos. 233 
and 234. 
2.1.2 Proposed Bylaw No. 233 (Official Community Plan (OCP)) 
This application seeks to rezone a 1.62 hectare (4.01 acre) property near the 
Denman village to allow for subdivision into two lots with one lot for 
development of eight units of seniors affordable housing and the other lot 
maintaining the existing single dwelling residential use.  
To accomplish this, amendments to the OCP are required including: 
 New policies to support multi-family affordable housing, rental tenure 
housing, and new dwellings complying with BC Energy Step Code 
requirements; 
 Mapping changes relating to changes in zoning from Sustainable Resources 
to Residential; 
 This development, if approved, would utilize eight residential densities from 
the Density Bank, leaving 25 remaining. 
2.1.3 Proposed Bylaw No. 234 (Land Use Bylaw (LUB)) 
A summary was provided of amendments in bylaw language and mapping that 
are necessary to reflect the changes being proposed. 
2.1.4 Proposed Bylaw No. 239 (Housing Agreement) 
The Housing Agreement is contained in proposed Bylaw No. 239, an 
administrative bylaw that allocates potable water quantity per unit and sets out 
requirements intended to ensure that the development remains affordable in 
perpetuity. 

ADOPTED 
Denman Island Local Trust Committee ADOPTED 3 
Special Meeting Minutes 
March 2, 2021 
2.1.5 Proposed Restrictive Covenant 
The proposed Restrictive Covenant would be registered on title and would 
require: 
 Installation and maintenance of a vegetative buffer and fencing along the 
Agricultural Land Reserve boundary; 
 Installation of fencing to mitigate noise and dust along 3716 Denman Road; 
 Installation of a groundwater monitoring data logger in the well with 
reporting requirements; 
 Construction of all dwellings to a minimum of Step 2 of the BC Energy Step 
Code. 
2.2 Applicant Presentation 
Doug Olstead, DCLTA Co-Chair, spoke to the application with the following noted: 
 This proposed development addresses a pressing need on Denman Island for secure, 
affordable housing designed and dedicated for low income, aging residents; 
 A brief history of the process to enable this project was given; 
 Details of the Housing Agreement and eligibility framework were provided; 
 The water system and rainwater collection system were described; 
 Funding of the development is in early stages; 
 DCLTA will investigate costs to consider the construction of net zero buildings; 
 This project has received generous, broad-based community support. 
2.3 QUESTION AND ANSWER SESSION 
Chair Fast opened the floor for the Question and Answer Session, and noted that 
questions will be directed to the applicant, Trustees or staff for response. 
 Are there plans for fencing or soundproof barriers between the development and 
the north end of their property to mitigate sound problems that might arise, 
especially when the Earth Club Factory’s musical evenings recommence? 
o There are no plans for specific requirements for noise abatement fencing or 
barriers at the property location described; a neighbourly agreement was 
suggested as a means to address this concern. 
 Why was the R4 zone used for the Pepper Lane development versus the R3 zoning 
used for the Coho Housing development and what are the differences? 
o The R4(2) zoning is a site-specific zone, customized to accommodate the 
specifics of this requested proposal. The R4 zone is intended to be a broad zone 
category for affordable rental housing developments. It will create an umbrella 
category for other such developments that may be considered in the future. 
 Why are the data logger and related demands on DCLTA necessary for the Pepper 
Lane well? 
o One condition of the water license is to test annually for saltwater intrusion. 
Continuous monitoring would provide early warning of potential problems and 
allow for proactive addressing of any concerns. The data logger automatically 
collects the data, making it as easy as possible to collect and submit data for 
collaboration with the Province. The Denman village aquafer is considered to be 
vulnerable and this system will support sustainable use of groundwater. 

ADOPTED 
Denman Island Local Trust Committee ADOPTED 4 
Special Meeting Minutes 
March 2, 2021 
 What is the estimated annual cost that DCLTA will be incurring to meet the 
requirement for a professional analysis of the data? 
o The data could be submitted to a professional for analysis electronically and 
might take a few hours of time to produce at an estimated $100-$200 per hour. 
Doug Olstead advised that DCLTA would prefer to eliminate this cost by 
transmitting the data directly to the Islands Trust Freshwater Specialist for 
analysis; and suggested that this would be justified given that the protection of 
the aquifer and collection of the data will benefit the wider Islands Trust. Senior 
Freshwater Specialist Shulba described the difficulty with that approach and 
maintained the need to retain a professional for the analysis. 
 Why was this application zoned R4 and not considered on its own merits as an 
affordable housing zone with an additional definition? 
o The LTC has taken this approach on the advice of Planning staff and in a public 
process to address the application through bylaws that would result in this 
application coming to fruition.  
 As an adjacent neighbour, is DCLTA willing to guarantee them permanent access to 
their backyard in the form of an easement on the access road? 
o DCLTA has agreed to allow access to the back of the property through the 
laneway for a number of years, however, this agreement will not be registered 
on the title. 
 Is there a methodology built into the Housing Agreement to consider cost-of-living 
increases for proposed tenants’ income level limits? 
o Yes, there is an inflationary element included that periodically adjusts the 
income level limitations based on Statistics Canada figures. 
 Is the remaining stock of densities for this type of use adequate; and how can more 
be obtained? 
o There is a provision in the Denman Island OCP that permits a variance of 5% 
over the density cap for affordable, seniors’ and special needs housing which 
could amount to an estimated 35-50 densities in addition to the 25 remaining 
densities in the Density Bank. An OCP review would likely be required to amend 
that number. 
 Will the residential units be built on-site or will they be prefabricated and brought 
over to the site? 
o This is unknown at this time. 
 How should the Denman Island Fire Department’s recommendations for adequate 
access for a safe turnaround for Fire Department vehicles and development of a Fire 
Safety Plan be addressed? 
o Since receipt of the referral response, the Fire Department has indicated that 
the turnaround would not be necessary as equipment could be staged from 
Denman Road if necessary. Staff will investigate for LTC consideration if 
completion of a satisfactory Fire Plan might be included as a requirement on the 
Siting and Use Permit.  
 Is there any other step relating to the Restrictive Covenant that needs to be 
addressed before the bylaws can receive final approval? 
o There are currently no recommendations from staff for changes to the 
Restrictive Covenant; LTC consideration prior to the Public Hearing could result 
in a change. 

ADOPTED 
Denman Island Local Trust Committee ADOPTED 5 
Special Meeting Minutes 
March 2, 2021 
Chair Fast thanked everyone for their participation at this CIM and encouraged the 
public to contact Trustees, Planner Zupanec, or DCLTA representatives with any further 
questions about this project so that comments can be provided at the Public Hearing, 
scheduled for March 15, 2021. 
3. ADJOURNMENT 
By general consent the meeting was adjourned at 8:37 pm. 
 
_________________________ 
Sue Ellen Fast, Chair 
 
Certified Correct: 
 
_________________________ 
Vicky Bockman, Recorder