Mayne Island Local Trust Committee special meeting, April 26, 2021

[0:00:09] Voice 12: And we're live.

[0:00:10] Trustee Rogers: Yeah, we've got, I see we have 11 attendees.

[0:00:13] Trustee Rogers: We're just waiting.

[0:00:14] Trustee Rogers: We're having a bit of a technical difficulty with the, with trustee Dodds.

[0:00:18] Trustee Rogers: But when we get her with us, we'll, we'll be starting the meeting.

[0:00:23] Trustee Rogers: Thanks.

[0:00:30] Trustee Rogers: Or Pat, is she there with you sharing your system?

[0:00:34] Trustee Rogers: So, so Janine, you're here.

[0:00:36] Trustee Rogers: Can you let her unmute and make sure she's here and we can say good morning.

[0:00:41] Trustee Rogers: so she can hear everything and and watch everything while she's getting her system

[0:00:48] Trustee Rogers: so she's ready to go i can get a thumbs up thank you very much so good morning everybody and

[0:00:54] Trustee Rogers: welcome to a special uh meeting of the local trust committee it's a uh a two-part meeting

[0:01:01] Trustee Rogers: today my name is dan rogers um at of the main island local trust committee uh and and good

[0:01:08] Trustee Rogers: Good morning and welcome. I want to start the meeting by, of course, recognizing and acknowledging that we're privileged and grateful to be working and living on the traditional and longstanding territory of the Coast Salish peoples and many of the various local First Nations.

[0:01:29] Trustee Rogers: I am joining you today from the traditional territory of the Musqueam, Tsleil-Waututh, and Squamish peoples, as I'm over on the mainland and close to Howe Sound, Alcatam.

[0:01:46] Trustee Rogers: and of course we have people joining us from from main island and from the lower mainland

[0:01:53] Trustee Rogers: sorry from the um the lower vancouver island area the basanich peoples and others about all of this

[0:01:59] Trustee Rogers: coast salish and we're privileged and we're reminded every day especially on a beautiful

[0:02:03] Trustee Rogers: day like this morning uh of how honored we are to live and work here where these peoples have

[0:02:09] Trustee Rogers: have been living for a millennium. So we're glad you can join us today. As I indicated at the

[0:02:19] Trustee Rogers: outset, this is a two-part Maine Island special meeting. I'd like to start just simply by

[0:02:28] Trustee Rogers: introducing the people you're going to see and hear from this morning. The first segment is

[0:02:33] Trustee Rogers: scheduled to go from 11 a.m until 12 p.m then we'll take a break and come back at one o'clock

[0:02:40] Trustee Rogers: so you'll see although you don't see trustee dodds at the moment um she is with us she's

[0:02:47] Trustee Rogers: apparently sitting with uh with pat todd at the moment she's having some technical problems

[0:02:52] Trustee Rogers: but is with us and could speak and can join in as we meet her uh in and as we work on her technical

[0:03:00] Trustee Rogers: issues. And you'll also see Trustee David Maude. Morning, David. Nice to see you. I wish I could

[0:03:07] Trustee Rogers: be there to see you in person. You'll also see Planner Chadwick with us, Narissa Chadwick,

[0:03:13] Trustee Rogers: who's the Island Planner for Maine Island. You'll also see Dionne Lofort, who's handling

[0:03:20] Trustee Rogers: spaceship control behind the scenes today. And you'll hear me speak to Dionne as we go through

[0:03:26] Trustee Rogers: the day from time to time um she'll have undoubtedly have her camera off as we go along

[0:03:31] Trustee Rogers: but she'll be monitoring and controlling the technology behind the scenes so thank you for

[0:03:36] Trustee Rogers: your work beyond um i see that freshwater specialist william shulba has joined us

[0:03:41] Trustee Rogers: hi william nice to see you and i understand you're going to be part of our our meeting today and nice

[0:03:47] Trustee Rogers: to see you haven't seen you for a while and of course pat todd is with us the recorder and we'll

[0:03:52] Trustee Rogers: be taking notes familiar face on on main island um so those are the folks that you'll see on your

[0:04:01] Trustee Rogers: screens through most of the day we're continuing of course as the pandemic continues to take its

[0:04:08] Trustee Rogers: twists and turns and of course it's not it's um it's uh doing quite a bit of damage these days

[0:04:14] Trustee Rogers: in british columbia and we're back into very restrictive travel restrictions um i had hoped

[0:04:21] Trustee Rogers: by now I'd be able to come in again once again to main island haven't been there

[0:04:25] Trustee Rogers: quite some time my name is Dan Rogers I am the chair of the local Trust

[0:04:30] Trustee Rogers: Committee I'm a member of the Executive Trust Council and I'm assigned to be the

[0:04:36] Trustee Rogers: chair on a number of islands including main island Galliano Island and Gabriel

[0:04:41] Trustee Rogers: Island I'm pleased to do that so we're continuing with this these electronic

[0:04:46] Trustee Rogers: electronic meetings and you'll have the opportunity

[0:04:52] Trustee Rogers: to watch the proceedings.

[0:04:53] Trustee Rogers: And of course, because both of these portions

[0:04:57] Trustee Rogers: of this meeting today are community information

[0:05:02] Trustee Rogers: engagement type meetings,

[0:05:04] Trustee Rogers: you will have an opportunity to participate.

[0:05:08] Trustee Rogers: And when you do, you'll have an opportunity

[0:05:09] Trustee Rogers: to turn your camera on and speak

[0:05:13] Trustee Rogers: and talk to the local trust committee

[0:05:16] Trustee Rogers: or ask questions and get information.

[0:05:20] Trustee Rogers: So that's the point of these two meetings.

[0:05:23] Trustee Rogers: The technology is such that it says that it's easier

[0:05:26] Trustee Rogers: if we leave people off camera until they are actually speaking

[0:05:30] Trustee Rogers: and you can raise your hand at that point.

[0:05:32] Trustee Rogers: There's trustee Dodds.

[0:05:33] Trustee Rogers: That's nice to see you, trustee Dodds.

[0:05:35] Trustee Rogers: Hopefully you'll be able to connect.

[0:05:36] Trustee Rogers: I see you're now, ah, now she or she is, good morning.

[0:05:41] Trustee Rogers: And we've been doing this now for a year

[0:05:44] Trustee Rogers: and we've worked out a lot of the glitches,

[0:05:48] Trustee Rogers: but there's still some things that happen from time to time.

[0:05:51] Trustee Rogers: So bear with us and we'll do the best we can.

[0:05:54] Trustee Rogers: When we get to the time when we ask people to participate

[0:05:57] Trustee Rogers: and to ask their questions, et cetera,

[0:06:00] Trustee Rogers: you'll simply need to raise your hand

[0:06:02] Trustee Rogers: or let it be known that you wish to talk.

[0:06:04] Trustee Rogers: You'll be given the ability to speak.

[0:06:07] Trustee Rogers: Turn your camera on if you wish and ask your question.

[0:06:11] Trustee Rogers: There's going to be some presentations today.

[0:06:13] Trustee Rogers: You'll hear from Planner Chadwick this morning, and then we'll have an opportunity to speak about the Flexible Housing Project.

[0:06:24] Trustee Rogers: And then this afternoon, we have a different community information meeting.

[0:06:28] Trustee Rogers: We're getting the Main Island Housing Society, and we'll be joined by them and a series of other guests with us to present and provide information.

[0:06:38] Trustee Rogers: With that, this being a meeting, I'm going to call the meeting to order.

[0:06:44] Trustee Rogers: and ask if the two trustees, whether there's anything to add to the agenda beyond the very

[0:06:48] Trustee Rogers: short agenda that appeared on the slide. So the first item up then is the community

[0:06:56] Trustee Rogers: information meeting, Reflexible Housing Project. And I'll turn it over to Planner Chadwick. We've

[0:07:03] Trustee Rogers: been working on this, just a little bit of background. If you haven't had a chance to

[0:07:06] Trustee Rogers: to look at this on the, there's lots of material

[0:07:10] Trustee Rogers: on our website, on our main island page on the website.

[0:07:17] Trustee Rogers: We've been around this project and had many discussions

[0:07:21] Trustee Rogers: related to the issues that arise.

[0:07:24] Trustee Rogers: And this is the third of three planned

[0:07:29] Trustee Rogers: more community discussions than community information

[0:07:32] Trustee Rogers: meetings because there's not yet a specific proposal

[0:07:35] Trustee Rogers: proposal uh that has been put on the on the table or bylaws or anything specific so this is more a

[0:07:41] Trustee Rogers: community discussion we've been having um and this is as we started which we started in 2021 i think

[0:07:48] Trustee Rogers: we had one in january and one last month and one now this one this month uh to discuss with the

[0:07:53] Trustee Rogers: community related to the ideas that have been fleshed out um so i'm going to turn it to planner

[0:07:59] Trustee Rogers: Senator Chadwick and she has a presentation to make

[0:08:03] Trustee Rogers: and then we'll open it up to comments from the community

[0:08:07] Trustee Rogers: and from the trustees related

[0:08:09] Trustee Rogers: to where we're going with this.

[0:08:11] Trustee Rogers: So over to you, Neresa, if you're ready to go.

[0:08:16] Voice 13: Sure, yeah, thanks Chair Rogers.

[0:08:18] Voice 13: So I'm just gonna very briefly go over

[0:08:22] Voice 13: what the project's about just for those

[0:08:25] Voice 13: that are unfamiliar with it very briefly.

[0:08:28] Voice 13: We have our freshwater specialist with us today, William Schulbach, who will be able to answer some questions related to water, rainwater catchment and groundwater implications as well.

[0:08:42] Voice 13: So that'll be a bit of a focus of our discussion today.

[0:08:47] Voice 13: So, for those of you that are unfamiliar, when we're talking about flexible housing, we're talking about housing that's not limited to a single focus like single seniors or multi unit.

[0:09:01] Voice 13: We're talking about housing that could address a number of needs without rezoning or government funding or substantial investments, public investments.

[0:09:12] Voice 13: Housing that can facilitate individual households sharing the cost of purchase potentially and being able to live in separate dwellings.

[0:09:21] Voice 13: Housing that could facilitate more rental availability.

[0:09:25] Voice 13: Housing that could facilitate potentially supportive housing arrangements with individuals that are supporting others living on site.

[0:09:34] Voice 13: And housing that doesn't increase overall development footprint.

[0:09:38] Voice 13: So there are a number of options that were identified in the first staff report identifying what could be considered ways of addressing the interests on the previous slide.

[0:09:54] Voice 13: And so these include things like secondary suites on all residential lots. Currently secondary suites are not allowed in water service areas.

[0:10:06] Voice 13: areas, and that's a conversation potentially to be had, looking at larger cottages potentially

[0:10:12] Voice 13: where cottages are permitted, allowing additional smaller homes where secondary suites and cottages

[0:10:20] Voice 13: are permitted, and the sort of focus of our conversation has been around this idea of

[0:10:28] Voice 13: of allowing a maximum floor area policy

[0:10:31] Voice 13: that on all dwelling units providing flexibility

[0:10:38] Voice 13: within a maximum floor area.

[0:10:39] Voice 13: So this is about allowing a potential flexibility

[0:10:45] Voice 13: but restricting the amount of total floor area

[0:10:49] Voice 13: that a potential additional unit combined floor area

[0:10:57] Voice 13: of all of the units would take up. And I'll show some illustrations in a minute here.

[0:11:05] Voice 13: So this would not impact those that already have a home and a cottage, but it's providing that

[0:11:18] Voice 13: option potentially for an additional dwelling. So this is what's currently permitted here.

[0:11:26] Voice 13: So for lots that are greater than 0.6 hectares, you are allowed to have a main dwelling and a cottage.

[0:11:38] Voice 13: And for those that are lots that are so all of the lots within SR zones that are not in water service areas are allowed to have secondary suites.

[0:11:49] Voice 13: so for so this scenario that we're contemplating here looks at um on lots greater than uh

[0:11:57] Voice 13: 0.6 hectares allowing a distributed maximum so establishing a maximum floor floor area for all

[0:12:05] Voice 13: of the buildings in total um and potentially allowing a a third so where we are now allowed

[0:12:13] Voice 13: to have a main dwelling in a cottage you would potentially be able to have um you know two

[0:12:20] Voice 13: two large dwellings in one smaller tiny house perhaps or um or all three of this of similar

[0:12:27] Voice 13: size say to a maximum of and i'm just going to throw it out there because i haven't discussed

[0:12:31] Voice 13: it there maybe it's three if it's three thousand square foot then all of these would would only be

[0:12:37] Voice 13: allowed to to have that combined um on all uh SR lots there still would be the potential to

[0:12:45] Voice 13: have a secondary suite um and then potentially this other dwelling um and then um um and and

[0:12:52] Voice 13: also uh or not have a secondary suite so that's just illustrating the potential there

[0:12:58] Voice 13: um so some of the issues that have been raised in the last two meetings um water districts have

[0:13:03] Voice 13: have raised concerns about increased water.

[0:13:06] Voice 13: There have been concerns related to increasing density

[0:13:09] Voice 13: or additional dwellings on lots

[0:13:13] Voice 13: that are smaller than 0.6 hectares.

[0:13:16] Voice 13: There's support for increasing rental options

[0:13:19] Voice 13: to create options for younger families.

[0:13:23] Voice 13: There's interest in water catchment as potable source

[0:13:27] Voice 13: to support this option, the option of distributed density.

[0:13:32] Voice 13: there's concerns related to increasing the increasing people on the lot means increased

[0:13:37] Voice 13: waste and how we deal with that and interested in understanding the groundwater impacts

[0:13:45] Voice 13: some of the questions that have emerged how many lots could this apply to apply to and we

[0:13:49] Voice 13: we talked about that a little bit yesterday and i'll flip up the map again that shows you

[0:13:55] Voice 13: where we could be considering to what extent should groundwater availability be considered

[0:14:02] Voice 13: we'll dig into that a little bit more could rainwater what could the rainwater catchment

[0:14:08] Voice 13: requirements be again that that will dig in a bit more and the question around wainwater

[0:14:14] Voice 13: being used as a primary potable source so here's the map that I showed you last meeting as well

[0:14:21] Voice 13: well. So this shows you where the water service districts are and we have received a couple

[0:14:29] Voice 13: letters from a couple of those water districts that have identified that they have concerns

[0:14:37] Voice 13: with this particular approach and may not want to participate. This map also shows you

[0:14:46] Voice 13: where all of the parcels under five acres are um the shaded areas so if we were going to look at

[0:14:53] Voice 13: uh places that's the smaller lots where this could apply uh that's that's what you're looking at and

[0:14:59] Voice 13: then the hatched the hatched lots in that area are those that are currently vacant so um potentially

[0:15:08] Voice 13: that's where the the greatest potential for this um could be although on some of the other lots

[0:15:14] Voice 13: there may also be an option if they have if they currently have smaller homes and want

[0:15:20] Voice 13: another smaller home or tiny home. So here we move into sort of the questions related to water

[0:15:30] Voice 13: and this is where we've got William here to help us answer some of these questions.

[0:15:38] Voice 13: William and I took a bit of time and just sort of explored some of the questions that could

[0:15:42] Voice 13: could emerge or have also emerged with respect to the use of um of rain rainwater as a as a source

[0:15:49] Voice 13: um so basically uh there i think some of the discussion has looked has kind of contemplated

[0:16:01] Voice 13: or thought about or the questions have been asked around whether you know whether we could be

[0:16:05] Voice 13: looking at it as a primary source as a or as a supplementary source as a secondary source

[0:16:11] Voice 13: You know, if we should be looking at water storage as a requirement if we move this forward, and then the question of if we do do that, do we need to be looking at proof of sufficient groundwater?

[0:16:29] Voice 13: So I think I'll pass it over to William. William, do you want to add a little bit, just a bit about kind of addressing these questions?

[0:16:42] Voice 7: Sure. Yeah. Thanks, Leonard Chadwick, for that. And thank you to Chair Rogers and the LTC for having me here today.

[0:16:55] Voice 7: So these questions are not so much technical ones, but more of a community questions or political questions.

[0:17:05] Voice 7: So, Narissa and I met about this topic several times over the last few weeks, and our general discussion was, is this increasing the intensity and density of an area?

[0:17:26] Voice 7: and if we look towards our policy statement 4.4.2 it's it says that

[0:17:36] Voice 7: intensity and density should not be increased in areas of known water

[0:17:41] Voice 7: quality or quantity problems and so there's there's a lot of restricted

[0:17:50] Voice 7: restricted resource on on main island with respect with groundwater and and so um in order to ensure

[0:17:58] Voice 7: that existing users aren't being impacted by um by the option to go to groundwater

[0:18:05] Voice 7: um should we look to rainwater as a primary supply um now I I am a proponent for rainwater

[0:18:16] Voice 7: as a secondary supply especially with outdoor non-potable uses it's a very easy water source

[0:18:24] Voice 7: to obtain whereby non-potable indoor and then especially potable rainwater supply requires

[0:18:35] Voice 7: engineering and and there they can be several thousands several tens of thousands of dollars

[0:18:42] Voice 7: And there has been bylaws that have been passed in the Islands Trust area where rainwater, potable rainwater supply has been required and the uptake on it has been mediocre.

[0:19:01] Voice 7: One of my, it's not a concern, but several, so since this increase in density or I'm going to call it that, because to me it is, will be put into existing parcels of land that already have a, say, a groundwater supply.

[0:19:31] Voice 7: It the the proof of groundwater for that groundwater well is going to be variable across the island. If it's a brand new subdivision, then the proof of sufficient groundwater is quite robust. If it's an old existing parcel, it it's hard to understand what the impact on that groundwater resource would be.

[0:19:57] Voice 7: And so the ultimate risk mitigating measure to undertaking either a proof of sufficient water for primary supply or an engineering strategy and document for rainwater as a primary supply is to ensure that there is a sustainable water supply.

[0:20:16] Voice 7: So if there is the ability to undertake this type of housing, that in five years' time, there doesn't have to be a very expensive mitigating fix to renovate a property with either another water source or trucking in water during the driest season.

[0:20:42] Voice 7: So there's a lot to be concerned with on that. Largely, these are significant questions that

[0:20:51] Voice 7: need to be discussed. They're not questions for me to give you the answers to. I'm here to guide

[0:20:58] Voice 7: you through these questions. I will maintain that I believe that storage requirement should be

[0:21:09] Voice 7: be considered regardless of source since storage is one of the best water management

[0:21:20] Voice 7: strategies that we can undertake in a changing climate. So I believe Planner Chadwick, I'll

[0:21:29] Voice 7: leave it at that. I'm not sure when we'll get back and forth with questions, but I just

[0:21:33] Voice 7: think that I wanted just to set the stage a little bit, unless you

[0:21:37] Voice 7: have anything else that

[0:21:38] Voice 7: that you want me to touch upon?

[0:21:40] Voice 13: Well, I do have the map here.

[0:21:42] Voice 13: William, do you want to speak to the,

[0:21:43] Voice 13: should we have a look at the groundwater map?

[0:21:46] Voice 7: Sure.

[0:21:49] Voice 7: So this is a draft groundwater availability summary.

[0:21:53] Voice 7: This is work that was undertaken last year.

[0:21:56] Voice 7: So Islands Trust retained

[0:22:00] Voice 7: a professional groundwater consulting company

[0:22:03] Voice 7: and I work closely with them.

[0:22:05] Voice 7: By trade, I'm a hydrogeologist.

[0:22:08] Voice 7: just that was my bread and butter for 10 years.

[0:22:11] Voice 7: And so I work closely with the groundwater professionals

[0:22:15] Voice 7: and we determined and developed methodology

[0:22:20] Voice 7: for groundwater recharge and then also water availability,

[0:22:26] Voice 7: which is the balance between how much available

[0:22:29] Voice 7: groundwater recharge there is from precipitation

[0:22:31] Voice 7: after the ecosystems use it

[0:22:33] Voice 7: and not different areas of the island

[0:22:37] Voice 7: will recharge water more preferentially than others.

[0:22:42] Voice 7: And then we have used a,

[0:22:47] Voice 7: I want to call it a basic water budget.

[0:22:52] Voice 7: It's complex, but it's a basic one.

[0:22:54] Voice 7: And we have determined the amount of available groundwater

[0:23:00] Voice 7: across the region.

[0:23:01] Voice 7: And so the main island is separated into these groundwater regions, which are visible on the map, and each groundwater region was then, a water budget was undertaken for those groundwater regions.

[0:23:18] Voice 7: And we can see that every region that is using more than 50% of their groundwater recharge is in red, and the other regions that are using less than that are not in red.

[0:23:34] Voice 7: And I will maintain that you can't use 100% of your recharge, then that starts getting diminishing returns from year to year.

[0:23:44] Voice 7: So often we say that a safety zone is somewhere within 50 and 75% depending on the sensitivities of the area.

[0:23:53] Voice 7: So what this is showing is that largely the existing groundwater use of Maine Island is at balance

[0:24:04] Voice 7: or perhaps exceeding a little bit into the unsafe recharge zone, especially going into a changing climate.

[0:24:13] Voice 7: So, that being said, there can be mitigating measures to this, there can be more detailed analysis on this to site specific areas.

[0:24:23] Voice 7: This is by no means suggesting a moratorium, but it's just, it's a useful guideline to show areas on the island that have perhaps potential for

[0:24:35] Voice 7: our increase of sensible development and other areas of the island which need to be addressed

[0:24:42] Voice 7: in more detail because there is a risk of of an unsustainable amount of groundwater withdrawal

[0:24:49] Voice 7: so um and and i i will um suggest that um that this does not relate to the harvest harvesting

[0:25:01] Voice 7: of rainwater. The harvesting of rainwater has, in the most normal cases, a negligible impact

[0:25:14] Voice 7: to groundwater recharge, depending on the type of rainwater harvesting. So rainwater harvesting

[0:25:21] Voice 7: as an alternative supply is possible. However, if I were to look to the policy statement

[0:25:31] Voice 7: 4.4.2 saying increased in density intensity in areas of known water quantity problems I wouldn't

[0:25:41] Voice 7: say that this is perhaps problem but is suggesting that there is the likelihood of restricted

[0:25:51] Voice 7: water resource groundwater resources in those regions that are red

[0:25:55] Voice 7: it um and we're going through this right now and and we're we're this work has been undertaken

[0:26:02] Voice 7: um went through rigorous uh review and we're implementing that review and so um just take

[0:26:09] Voice 7: this slide as a draft for right now but it's a useful point of discussion for these areas that

[0:26:16] Voice 7: do have limited groundwater resources um if increased density intensity should be happening

[0:26:24] Voice 7: and if they should, how will that reflect

[0:26:27] Voice 7: on the existing groundwater users

[0:26:28] Voice 7: and how would the new use be serviced by water?

[0:26:34] Trustee Rogers: It's thanks very much, William.

[0:26:37] Trustee Rogers: I saw trustee Dodds with her hand up.

[0:26:39] Trustee Rogers: So perhaps we'll let her answer the question.

[0:26:42] Voice 8: I was just curious knowing the sort of geology of Maine

[0:26:47] Voice 8: why the line splits sort of down the center

[0:26:50] Voice 8: whereas we have these valleys and hills.

[0:26:53] Voice 8: So is there a rationale for why one half shows heavier use than the other half?

[0:27:03] Voice 7: Okay, so I'll just unpack that a little bit.

[0:27:06] Voice 7: These groundwater regions are based on historical groundwater regions that were developed like, well, some of them back in the 70s.

[0:27:16] Voice 7: I think Maine was refined in the 90s.

[0:27:18] Voice 7: And then they're basically based on topography.

[0:27:22] Voice 7: fees. So largely based on watersheds in a way. So that's where those regions come from.

[0:27:31] Voice 7: And the water use is dependent on parcels and the potential use of those parcels. So there's

[0:27:41] Voice 7: domestic use and there's commercial use, and then there's agricultural use, which is significant.

[0:27:46] Voice 7: And I will admit that the amount of agricultural water that we put into the water budget isn't being fully realized in 2021.

[0:27:58] Voice 7: However, there's the ability for that use to be implemented into the future.

[0:28:03] Voice 7: So if we are to reserve that water in the water budget for agriculture, it's a significant amount of water.

[0:28:10] Voice 7: And then to your one point about the geology of the island, the groundwater recharge mapping that we undertook significantly addresses topography and ecosystems and the geology of the area.

[0:28:29] Voice 7: And it's that methodology that determines how much recharge does fall on the island.

[0:28:35] Voice 7: So it's, I'll have to pull up the maps, but I do believe that the western side of the island had more potential recharge than that centroid eastern side of the island, as well as there's increased water demand in those areas.

[0:28:54] Voice 7: is and that's what's driving that that um that water budget um and and i will say like a lot of

[0:29:04] Voice 7: the water budget is influenced by agricultural water demand yeah okay

[0:29:12] Trustee Rogers: does that answer your

[0:29:13] Trustee Rogers: question trustee arms yes okay thanks so um thanks uh william my planner chadwick is back to you or

[0:29:21] Trustee Rogers: do you

[0:29:22] Voice 13: i'm sure yeah i'll just i'll just conclude here so there's there's probably questions about

[0:29:26] Voice 13: about water and Williams available to answer those and I just wanted to just identify some

[0:29:34] Voice 13: other considerations with respect to this project and that's you know if it was to move forward in

[0:29:41] Voice 13: some way you know to be realistic what would the uptick be like we've had low uptake on secondary

[0:29:48] Voice 13: street suites could the LTC focus it as a pilot project which is certainly an option you know

[0:29:54] Voice 13: potentially in areas of where the the water use is less

[0:30:00] Voice 13: identify as less critical um could uh there's there would also be the option of moving forward

[0:30:07] Voice 13: with something and then if there was too much update uh moving back um changing things um

[0:30:15] Voice 13: the question of monitoring recording what water could be a question that that we explore a little

[0:30:20] Voice 13: bit more um and the question of maximum flora will be something we'll have to explore at some point

[0:30:25] Voice 13: And then again, you know,

[0:30:27] Voice 13: what really is the worst case scenario in this situation,

[0:30:31] Voice 13: which, you know, could be that there's a lot of update

[0:30:33] Voice 13: at which point we could reconsider.

[0:30:37] Voice 13: So I just thought I'd put some of those considerations up

[0:30:41] Voice 13: and maybe I'll just go back to our,

[0:30:43] Voice 13: yeah, so I'll leave it to you now, Chair Rogers,

[0:30:47] Voice 13: to see what kind of other questions we might have

[0:30:50] Voice 13: out from the community.

[0:30:52] Voice 13: okay

[0:30:53] Trustee Rogers: thanks very much uh planner chadwick the um the uh we did receive two pieces of

[0:30:58] Trustee Rogers: correspondence from two different uh uh water improvement districts that expressed concern

[0:31:06] Trustee Rogers: about about any increase in density in terms of uh those improvement districts um and so those

[0:31:15] Trustee Rogers: letters we do have those and i've read those um i guess what i'll do is before we go to

[0:31:21] Trustee Rogers: who is there, do either of the trustees have anything

[0:31:24] Trustee Rogers: they want to ask before I ask for comments

[0:31:27] Trustee Rogers: from the community?

[0:31:28] Trustee Rogers: No, I don't see Trustee Dodds, no, okay.

[0:31:30] Trustee Rogers: So this is your opportunity.

[0:31:32] Trustee Rogers: I see we have 16 attendees.

[0:31:35] Trustee Rogers: And so this is our opportunity,

[0:31:37] Trustee Rogers: your opportunity to ask questions, make comments,

[0:31:41] Trustee Rogers: comment on what you've seen in terms of the presentation.

[0:31:44] Trustee Rogers: Let us know what you think about the direction

[0:31:47] Trustee Rogers: that we're heading to the extent that we have one,

[0:31:50] Trustee Rogers: but the considerations that we've had, and we recognize that there's not a specific proposal.

[0:32:00] Trustee Rogers: There's sort of some ideas that we've had. We haven't laid out an idea, and the planner has

[0:32:06] Trustee Rogers: laid out a series of considerations and issues that you might want to comment on. You can also

[0:32:13] Trustee Rogers: write us, but this is our opportunity to hear from you and let us know what you think about

[0:32:18] Trustee Rogers: where this direction where this project is going and what how you think it would go in terms of

[0:32:22] Trustee Rogers: flexible housing project given what i know or ask a question that you may be if you put your hand up

[0:32:29] Trustee Rogers: and that would should be found in the middle bottom of your screen and then i'll ask

[0:32:36] Trustee Rogers: um uh that you be promoted and um uh so we'll go beyond i see one hand up now if we could get

[0:32:49] Trustee Rogers: mr bull b-o-a-l he's uh his name is you promote him and mr bull once you're promoted you'll have

[0:32:57] Trustee Rogers: an opportunity to speak you're now in a position where you can unmute yourself and uh if you wish

[0:33:05] Trustee Rogers: you can turn your camera on. There you go. Morning. Okay, thank

[0:33:10] Voice 27: you. First, by introduction,

[0:33:14] Voice 27: so I'm a former physics professor and also a trustee with VPID. There's quite a few things

[0:33:20] Voice 27: to talk about, but the ones I'm going to talk about, certainly in terms of my round here,

[0:33:25] Voice 27: is the rainwater availability and groundwater availability. So for VPID, certainly rainwater

[0:33:32] Voice 27: is on our list. There may be other people here from DPID who will comment on that, but we feel

[0:33:38] Voice 27: that we'll be hitting the groundwater limit before too long and certainly even given the number of

[0:33:43] Voice 27: blocks we've got right now, we probably can't reach the, we probably can't service all of those

[0:33:49] Voice 27: lots with the available groundwater. So rainwater is something I think we'll be looking towards.

[0:33:54] Voice 27: But I do want to go back to the map which was shown. This is from this most recent report.

[0:34:02] Voice 27: report. Is this report available yet? No. Okay.

[0:34:07] Trustee Rogers: Which map, just to be sure?

[0:34:09] Voice 27: The one that

[0:34:10] Voice 27: William Shubham was showing. Okay, the one with all the circles on? Yeah, sorry, I didn't...

[0:34:14] Voice 27: Yeah, that's it.

[0:34:17] Voice 7: Yeah, Mr. Roll, this report is not available yet. We're just finishing up

[0:34:23] Voice 7: addressing the reviews.

[0:34:26] Voice 27: Okay. In which case, from our perspective on VPID, to me, there's a really

[0:34:31] Voice 27: big caveat that goes along with this, namely the 10 to 30% groundwater usage here is averaged over

[0:34:44] Voice 27: really quite a huge area. In other words, this contains a lot of undeveloped land. It contains

[0:34:50] Voice 27: farm areas. Okay. I can point at my screen, but that doesn't do any good, right?

[0:34:57] Voice 27: Right. And so if I were to look at what's within the VPID's domain as to where we can place our wells, et cetera,

[0:35:04] Voice 27: then I'm afraid I go back to Fowler-Ranker's report from the hydrology report from the early 1970s.

[0:35:12] Voice 27: Then, in fact, we're approaching our limit in here.

[0:35:14] Voice 27: You can do a simple back of the envelope calculation to find out how much groundwater is available.

[0:35:20] Voice 27: You come up with a figure of about eight million gallons, eight million U.S. gallons a year.

[0:35:23] Voice 27: So in other words, what I would be more interested in seeing here is a finer breakdown, and so I'm not, whatever, dismissing the results here, but for VPID and what VPID can get their hands on, it would need a much finer breakdown than what we see here.

[0:35:41] Voice 27: And so I think the idea that we're only using 10 to 30% of our groundwater available for recharge, I actually don't think that's accurate.

[0:35:54] Voice 27: So I don't know whether you want to respond to that or...

[0:35:57] Voice 7: Sure. Yeah, I'll respond to it.

[0:35:59] Voice 7: So this is a, you're right, this is a regional approach.

[0:36:04] Voice 7: approach. And yeah, there's significant tracts of land in the area around the Improvement

[0:36:12] Voice 7: District and up into the highlands that aren't populated. And so indeed, this is a regional

[0:36:22] Voice 7: approach. It's more of a reconnaissance, if you will. I would say for the Village Point

[0:36:31] Voice 7: improvement district um what is would be really beneficial is to do a water balance of your wells

[0:36:38] Voice 7: which is going down to that more uh local scale and but using the like the modern recharge mapping

[0:36:46] Voice 7: that we undertook which is uh which is a lot more robust than the regional water available groundwater

[0:36:54] Voice 7: availability if you will like our our um recharge mapping is down to a 20 by 20 meter pixel so so

[0:37:03] Voice 7: it's it's really well refined rather than the back of the envelope calculations that were

[0:37:08] Voice 7: done back in the 70s and 90s we tried to really refine that spot of it but um indeed there's

[0:37:13] Voice 7: there's a few elusive parameters and one of the major one is water use we we don't that's the

[0:37:20] Voice 7: the hardest data set to get is how much water people are using and that really influence

[0:37:27] Voice 7: and when they're using it and if they're using it and that's really influences the the water

[0:37:32] Voice 7: budget but I agree with you I was actually surprised when this came out of the black

[0:37:37] Voice 7: box and and that region was was as it was and so we are looking at the region that the

[0:37:45] Voice 7: the the vip uh vpi is in um just to see why the water budget was pushed so um in favor but

[0:37:56] Voice 7: i mean the whole peninsula next to you is is is essentially open space that contributes to

[0:38:03] Voice 7: to more having more groundwater available which which may not be um true right because that if

[0:38:12] Voice 7: if we split the peninsula off

[0:38:15] Voice 7: and just looked at the improvement districts area,

[0:38:19] Voice 7: the view of that would be a lot different.

[0:38:21] Voice 7: So that's kind of what we're looking at

[0:38:23] Voice 7: when we're going through the review

[0:38:23] Voice 7: to make sure that stresses is not just being averaged out

[0:38:28] Voice 7: as you are suggesting.

[0:38:30] Voice 27: Yeah, and I mean that the peninsula you're referring to,

[0:38:34] Voice 27: I presume is the indigenous reserve?

[0:38:36] Voice 27: Yeah.

[0:38:37] Voice 27: Yes, okay, thank you.

[0:38:38] Voice 7: Yeah, and just one last thing about,

[0:38:41] Voice 7: you're saying that you're coming to a limit of groundwater and looking to rainwater harvesting.

[0:38:49] Voice 7: There's several really interesting examples of improvement districts that have limited water

[0:38:57] Voice 7: supply, like the Eastbourne system on Keats Island, where they have implemented a regimented

[0:39:04] Voice 7: uh storage and and water auditing program uh whereby they they have a few wells that come

[0:39:12] Voice 7: together for five gallons a minute and they supply 175 homes different style of of occupancy

[0:39:20] Voice 7: of course it's more like and chair rogers can speak to us because it's his island it's more

[0:39:24] Voice 7: like week weekend warrior kind of um um you know uh situation but but through through their storage

[0:39:33] Voice 7: every connection is required to have storage.

[0:39:38] Voice 7: There's no maximum, but there's a minimum.

[0:39:40] Voice 7: And they have a central storage and then zoning storage

[0:39:43] Voice 7: for each little neighborhood pod.

[0:39:46] Voice 7: And by doing monitoring of their water use in the storage

[0:39:51] Voice 7: and also each connection,

[0:39:52] Voice 7: they're able to do water auditing to catch leaks

[0:39:56] Voice 7: and to find efficiencies.

[0:39:57] Voice 7: And over the last 10 years,

[0:39:59] Voice 7: they have increased their efficiency so greatly where in 2015 when they had the extreme drought

[0:40:06] Voice 7: that nobody was lost water service and actually their central storage wasn't impacted at all

[0:40:13] Voice 7: which is really exciting so um yeah i that um i'll just like leave that with you that

[0:40:19] Voice 7: seems like there's some really great storage solutions for for limited water groundwater

[0:40:25] on water supply.

[0:40:29] Trustee Rogers: Sorry, was there another point you

[0:40:31] Trustee Rogers: or more points you wish to make?

[0:40:32] Voice 27: Some other time.

[0:40:34] Voice 27: Okay, I'll let you speak first.

[0:40:36] Trustee Rogers: Okay, thank you.

[0:40:37] Trustee Rogers: And I just

[0:40:37] Trustee Rogers: want to just say aloud,

[0:40:39] Trustee Rogers: unless I'm missing this first water has

[0:40:41] Trustee Rogers: become an issue

[0:40:43] Trustee Rogers: because some of the improvement districts

[0:40:45] Trustee Rogers: have indicated that they're concerned

[0:40:48] Trustee Rogers: about any sort of increased in flexible density

[0:40:51] Trustee Rogers: in their areas that how it would impact

[0:40:55] Trustee Rogers: their water ability to supply water.

[0:41:00] Trustee Rogers: And that's fair enough.

[0:41:02] Trustee Rogers: But this really is about whether this idea

[0:41:05] Trustee Rogers: of flexible housing options in some areas

[0:41:10] Trustee Rogers: is something the community would be interested in pursuing.

[0:41:13] Trustee Rogers: I just wanted, I'm not saying water is not important,

[0:41:16] Trustee Rogers: but it's not the only issue.

[0:41:17] Trustee Rogers: Yeah, Trustee Dodds.

[0:41:20] Voice 8: Yeah, I just want to, first off,

[0:41:22] Voice 8: not only do we need to know if the community's support

[0:41:26] Voice 8: the idea but also for the community to know that this is something that you can actually put limits

[0:41:31] Voice 8: on so we could be very conservative and where however we eventually put this in place it can

[0:41:38] Voice 8: be as few as 10 opportunities and then gone it's not

[0:41:43] Voice 8: as though we expect every single property i

[0:41:45] Voice 8: mean i just suddenly support more homes and there also clearly are certain areas that are already

[0:41:49] Voice 8: filled out so those areas probably are not going to be included right

[0:41:54] Trustee Rogers: okay the next person on the

[0:41:56] Trustee Rogers: list is Mr. Birtwell so if we could get Mr. Birtwell

[0:42:01] Voice 16: promoted Dion thank you there you are

[0:42:12] Voice 16: so you can unmute yourself and if you wish turn your camera sorry

[0:42:23] Voice 23: I thought my camera was on

[0:42:26] Trustee Rogers: that's okay you don't have to turn your camera if you don't want to but you're welcome to

[0:42:30] Trustee Rogers: We can hear you now.

[0:42:32] Voice 23: That's fine.

[0:42:33] Voice 23: Let's stay the way I am.

[0:42:36] Voice 23: Very interesting discussion there on the water and the water districts and the sort of the

[0:42:43] Voice 23: complexity of that issue.

[0:42:45] Voice 23: And it certainly is a key driver.

[0:42:48] Voice 23: It's going to be a key piece of, if I could say, opposition to what you might want to

[0:42:55] Voice 23: try and do here.

[0:42:55] Voice 23: and I think the same with the secondary suites.

[0:42:59] Voice 23: There was an exemption made for the water distance

[0:43:02] Voice 23: and he wants it.

[0:43:03] Voice 23: So I think as we move forward,

[0:43:06] Voice 23: the consideration should be given

[0:43:09] Voice 23: to taking off the table certain key areas

[0:43:13] Voice 23: that are obviously not going to support it

[0:43:17] Voice 23: or would create problems.

[0:43:19] Voice 23: If you're looking for flexibility

[0:43:21] Voice 23: and in a way it's an experimentation,

[0:43:24] Voice 23: orientation, make it easy to begin with. So I would suggest pick the areas. I was starting to

[0:43:32] Voice 23: hear Trustee Dobbs say that we're not going to be sort of wholesale, we're looking sort of

[0:43:39] Voice 23: limitations. I think that's a superb approach to test this out. It is a tricky thing to introduce

[0:43:49] Voice 23: density into

[0:43:53] Voice 23: community fabric that's been

[0:43:55] Voice 23: that way for a long time

[0:43:57] Voice 23: is difficult to begin with

[0:43:59] Voice 23: and any increase in density

[0:44:00] Voice 23: it can be done if it's done sensitively

[0:44:03] Voice 23: but it varies so

[0:44:05] Voice 23: much from place to place on the island

[0:44:07] Voice 23: or the size of the properties

[0:44:08] Voice 23: or what the considerations are

[0:44:10] Voice 23: so I'd almost be looking for

[0:44:13] Voice 23: not to try

[0:44:14] Voice 23: and actually put the

[0:44:17] Voice 23: the limitations in place, like the specific percentages of the property that can develop

[0:44:25] Voice 23: or the maximum sizes, I would suggest you might want to start with this is a test case

[0:44:33] Voice 23: and have some guidelines in there that themselves could be flexible based on specific situations

[0:44:40] Voice 23: and then see what comes forward and try up to 10 or something.

[0:44:45] Voice 23: Let's see how it goes and then we can monitor it and introduce it, you know, slowly and

[0:44:51] Voice 23: sort of with, but with some flexibility, try and make hard and fast rules that cover every

[0:44:56] Voice 23: situation.

[0:44:57] Voice 23: We'll never get anywhere.

[0:44:58] Voice 23: I don't know.

[0:44:59] Trustee Rogers: Okay.

[0:45:00] Trustee Rogers: Thank you, Mr.

[0:45:01] Trustee Rogers: Birtwell.

[0:45:01] Trustee Rogers: Appreciate your comments.

[0:45:03] Trustee Rogers: And then in fact, you may have noted that the planner actually indicated we could do

[0:45:07] Trustee Rogers: a trial somewhere as that would be an option that we could consider.

[0:45:11] Trustee Rogers: So thank you for your comments.

[0:45:13] Trustee Rogers: um i'm going to go to the next person that has their hand up who is uh paula bookles miss bookles

[0:45:19] Trustee Rogers: if uh we can promote you and we can move mr burtwell

[0:45:25] Voice 16: back miss bookles you should be able to

[0:45:35] Voice 16: i see a camera i don't see a microphone i can't can i can see you but i can't hear you

[0:45:51] Voice 16: there you come says you're connecting to audio but i still can't hear you sorry oh there you go

[0:46:22] Voice 16: now oh no now you have to unmute yourself there you go now we can hear you i

[0:46:32] Voice 17: had a problem

[0:46:34] Voice 17: my question was um you spoke about the sr zone would that apply only to that zone the whole

[0:46:44] Voice 17: discussion or is that idea suggestion applicable also to other zones that's one of my two questions

[0:46:53] Voice 17: okay

[0:46:54] Trustee Rogers: we'll just stop there and we'll uh ask the planner to um if you you understand the question

[0:47:00] Trustee Rogers: yeah

[0:47:01] Voice 13: yeah so i think um the discussion to this point well we started looking at the sr

[0:47:06] Voice 13: zone and on the map i actually identified areas that are under five acres which are also outside

[0:47:13] Voice 13: outside of the SR zone.

[0:47:14] Voice 13: So the primary idea was that we'd be looking

[0:47:18] Voice 13: at smaller lots.

[0:47:19] Voice 13: So it could include some lots that are outside SR zone,

[0:47:24] Voice 13: but again, that's still, it's all up for discussion.

[0:47:26] Voice 13: There's been no decisions made specifically,

[0:47:29] Voice 13: but we do know that some of those lots,

[0:47:31] Voice 13: smaller lots are in other zones.

[0:47:34] Voice 17: Because the larger the property,

[0:47:37] Voice 17: the lesser might be the water problem to speak in general.

[0:47:43] Voice 17: And my second question is, if there are hurdles, what about desalination as a remedy?

[0:47:55] Trustee Rogers: Yeah, I'm not sure we're in a position to talk about that.

[0:47:59] Trustee Rogers: That's a bigger question about desalination as an option eventually for these islands.

[0:48:07] Trustee Rogers: We hope we don't have to get to that point.

[0:48:09] Trustee Rogers: They're very, I mean, I know the technology, but they're very energy intensive, very energy

[0:48:15] Trustee Rogers: intensive um so but i don't i doubt that's even i mean william i'm guessing that's not even on

[0:48:23] Trustee Rogers: the government any any regulatory authorities uh agenda yet is it yeah

[0:48:30] Voice 7: it would not be supported

[0:48:31] Voice 7: by staff yeah that's like the easiest i can put it and also with um being energy intensive um

[0:48:38] Voice 7: it is also can be environmentally damaging by the return flow also it it does take

[0:48:46] Voice 7: like there's a half as much uh there's half the amount of waste as there is um water creation um

[0:48:55] Voice 7: also i am i i personally believe that it's um not harmonious with the with the island's trust

[0:49:03] Voice 7: mandate um to be self-sufficient with fresh water resource

[0:49:07] Trustee Rogers: on the islands right well thanks for that

[0:49:11] Trustee Rogers: so thanks paula thanks for your question do you have any more

[0:49:14] Trustee Rogers: no

[0:49:15] Voice 17: not really uh just to add to the desalination i remember when we first discussed

[0:49:22] Voice 17: the community center in the early 2000 2002 2003 we had researched the desalination and

[0:49:32] Voice 17: And it was not very expensive, what we found out at the time.

[0:49:40] Voice 17: But I have to admit, we did not look into the energy consummation at that time.

[0:49:49] Trustee Rogers: Okay, thank you for your comments.

[0:49:51] Trustee Rogers: Is there anybody else who wishes to contribute at this point to the conversation?

[0:50:01] Trustee Rogers: as we go through the,

[0:50:03] Trustee Rogers: there will be other opportunities, of course,

[0:50:05] Trustee Rogers: as we, if we pursue this project

[0:50:08] Trustee Rogers: and we put more specific proposals in the LTC,

[0:50:12] Trustee Rogers: we'll obviously, those will comment

[0:50:14] Trustee Rogers: to the local trust committee

[0:50:16] Trustee Rogers: as a more fully formed proposal.

[0:50:19] Trustee Rogers: But at this point, we're looking for,

[0:50:22] Trustee Rogers: thank you, the kind of comments Mr. Birkwell

[0:50:23] Trustee Rogers: and others and Mr. Motley made

[0:50:26] Trustee Rogers: in terms of what sort of options

[0:50:28] Trustee Rogers: we should be looking at.

[0:50:30] Trustee Rogers: So if there's anybody else who wishes to speak,

[0:50:33] Trustee Rogers: please put up your hand

[0:50:34] Voice 16: and I'm not seeing anyone.

[0:50:41] Voice 16: So do either of the trustees wish to,

[0:50:45] Voice 16: yeah, go ahead trustee.

[0:50:49] Voice 8: So I just want to assure the water districts

[0:50:52] Voice 8: that first off, I think everyone on Mainland

[0:50:57] Voice 8: is very aware of the struggles that are happening with water

[0:51:01] Voice 8: so that whatever we're going to do,

[0:51:04] Voice 8: we definitely know that that's an area that isn't going to be able to hang you know where we have a

[0:51:10] Voice 8: lot of parcels outside of water districts that have some potential and i think personally that

[0:51:15] Voice 8: we should be looking at the ones at the moment outside the water districts but as we did for

[0:51:20] Voice 8: secondary suites we still leave our options to open the future my whole concept for this which

[0:51:26] Voice 8: has done a fabulous job of taking and and fleshing out into something much better but the whole

[0:51:32] Voice 8: concept here was for people to live simply and smaller footprints and actually shrink the

[0:51:38] Voice 8: footprint on the land. So I believe that you actually can reduce your water consumption

[0:51:43] Voice 8: under this kind of model. And I think that that will be part of it. What William said about

[0:51:48] Voice 8: rainwater, certainly, perhaps rainwater collection is very expensive. We actually have houses

[0:51:53] Voice 8: that are 100% rainwater collection. But I do think that rainwater can supplement a huge amount of

[0:51:59] Voice 8: regular water use that's out there um composting toilets are huge um really really beneficial so

[0:52:07] Voice 8: there's lots of things that we can do to mitigate the water concerns and we will do that but the

[0:52:12] Voice 8: ultimate goal here was to provide some more housing for people that need it and we need to

[0:52:17] Voice 8: look at a way otherwise in 20 years from now a lot of people will be flying in and boating in to

[0:52:25] Voice 8: you cut your grass and wash your windows because there'll be no homes for them but we do need also

[0:52:30] Voice 8: some cooperation understanding that we're reaching the point and unfortunately this year it's

[0:52:34] Voice 8: astronomical the price of property so younger people simply won't be able to live here anymore

[0:52:39] Voice 8: and I think that we we're at the point now where we really have to make some hard decisions and

[0:52:45] Voice 8: we all are going to have to bite the bullet on this thank you thank

[0:52:50] Trustee Rogers: you for reminding us of this

[0:52:53] Trustee Rogers: of the importance of that um yeah we're all seeing housing prices go through go crazy everywhere

[0:53:01] Trustee Rogers: um i also just just because you raised it and you know it's for a future discussion but there

[0:53:07] Trustee Rogers: was an interesting when we were doing a housing project on gabriola they the the engineers said

[0:53:14] Trustee Rogers: that the actually harvesting of gray water was actually more useful and more cost effective in

[0:53:21] Trustee Rogers: in terms of landscaping, et cetera, et cetera,

[0:53:24] Trustee Rogers: then rainwater and they went that route.

[0:53:26] Trustee Rogers: And so there are all sorts of options.

[0:53:30] Trustee Rogers: I haven't talked to William,

[0:53:31] Trustee Rogers: but William will remember that because he was part of that,

[0:53:34] Trustee Rogers: but they went that route instead.

[0:53:35] Trustee Rogers: So there's other options as well.

[0:53:37] Trustee Rogers: So I agree with you.

[0:53:38] Trustee Rogers: I think the idea is to live with a smaller footprint

[0:53:43] Trustee Rogers: in so many ways.

[0:53:44] Trustee Rogers: So, but we're very conscious

[0:53:46] Trustee Rogers: of the water improvement districts

[0:53:48] Trustee Rogers: and what they have to manage and it's difficult work.

[0:53:51] Trustee Rogers: so yeah anybody else wish to make any comments before we oh yeah trust you want i think it's

[0:53:57] Voice 26: just important to reiterate back to the improvement districts um that they very much do have control

[0:54:03] Voice 26: with the connections and they should be reviewing their bylaws if they don't want secondary suites

[0:54:09] Voice 26: if they don't want cottages and such they really should be interested in the into their bylaws

[0:54:14] Voice 26: internally um rather than expecting the trust to provide that that sort of umbrella

[0:54:20] Voice 26: because there's a lot of local control there.

[0:54:22] Voice 26: And similarly to the discussion of models,

[0:54:26] Voice 26: is perhaps an improvement district

[0:54:28] Voice 26: might want to just identify one or two areas

[0:54:30] Voice 26: where it might be suitable to have a cottage

[0:54:32] Voice 26: or something to try it out to see how it works

[0:54:34] Voice 26: and look at the consumption.

[0:54:36] Voice 26: But I think it's really important

[0:54:38] Voice 26: that those governance bodies

[0:54:40] Voice 26: really focus in on the controls that they have

[0:54:43] Voice 26: rather than hoping that the trust

[0:54:46] Voice 26: will or will not do something on their behalf.

[0:54:48] Voice 26: Thank you.

[0:54:49] Voice 26: it's a

[0:54:50] Trustee Rogers: good reminder okay well if there's nothing else on this um we thank you i i assume the

[0:54:56] Trustee Rogers: trustees don't want to do anything today with relation to this and we'll go away and and

[0:55:01] Trustee Rogers: planner chadwick um uh i guess we're at next steps and um uh we've been through the three

[0:55:10] Trustee Rogers: community discussions and um you know you've had a number of people feedback much of it has come

[0:55:16] Trustee Rogers: from the various water district we had some other feedback related to trial periods and perhaps we

[0:55:22] Trustee Rogers: could agree that whenever the next uh local trust committee meeting is i think it's sometime later

[0:55:28] Trustee Rogers: in may uh we could have a discussion about you could you could sort of give us some options and

[0:55:33] Trustee Rogers: we can make some decisions about where we'd you'd like to go and how we put together the project

[0:55:39] Trustee Rogers: and project charter and where we go from here.

[0:55:41] Trustee Rogers: Does that work for you?

[0:55:43] Voice 13: Yeah, Chair Rogers, our next meeting is May the 10th.

[0:55:48] Voice 13: So I am planning to bring something substantial

[0:55:51] Voice 13: to the LTC meeting in June relating to this.

[0:55:57] Trustee Rogers: May 17th that I have in my calendar.

[0:56:01] Trustee Rogers: I hope I, am I wrong?

[0:56:03] Trustee Rogers: It's May 10th.

[0:56:04] Voice 13: It's the 10th.

[0:56:05] Trustee Rogers: Oh my goodness, I better put that up there then.

[0:56:09] Trustee Rogers: i'm still on a paper calendar really i wonder how i got that wrong oh well i guess uh okay uh

[0:56:18] Trustee Rogers: okay so you're thinking of bringing something into you but that's fine that's fine i didn't

[0:56:22] Trustee Rogers: realize it was so close so um well thank you for that uh if there's nothing else what we're going

[0:56:28] Trustee Rogers: to do now i don't know are we keeping the same the honor we keeping the same link yes we are i

[0:56:35] Trustee Rogers: i see planner chadwick indicate we're staying

[0:56:37] Voice 4: so you just

[0:56:37] Trustee Rogers: go we're just going to take an

[0:56:39] Trustee Rogers: adjournment and leave this link open and uh we'll come back in almost in about an hour

[0:56:46] Trustee Rogers: at about at one o'clock and we'll then have a series of presentations related to the main

[0:56:52] Trustee Rogers: island housing so enjoy your lunch everyone and we'll see you in an hour okay thanks very much

[0:56:59] Trustee Rogers: thanks william thank you i

[0:57:02] Voice 7: don't know if

[0:57:03] Trustee Rogers: you're coming i don't know if you're coming back so i

[0:57:05] Trustee Rogers: I just, for the other part or not.

[0:57:09] Voice 7: I'll discuss with Planner Chadwick.

[0:57:11] Voice 7: I

[0:57:11] Trustee Rogers: think we're just-

[0:57:12] Trustee Rogers: I didn't think you were, but if you are, if you aren't,

[0:57:15] Trustee Rogers: nice to see you.

[0:57:17] Trustee Rogers: Nice

[0:57:17] Voice 7: to see you too.

[0:57:18] Voice 7: Thank you.

[1:53:23] Voice 16: 15 attendees. We'll be starting in about

[1:53:25] Voice 4: five minutes. Thanks for

[1:53:27] Voice 4: sticking with us. Hi,

[1:54:27] Trustee Rogers: Dionne. Just so you know, you're unmuted.

[1:54:30] Trustee Rogers: I can hear you rustling some papers.

[1:54:33] Trustee Rogers: None of that matters, but just so you know.

[1:56:23] Voice 12: I'm back in here, so

[1:56:25] Voice 12: just so you know. Dionne. Thanks, Dionne.

[1:56:29] Trustee Rogers: Yes, I know

[1:56:30] Trustee Rogers: you're there. Okay. Thank you very much. We'll start in

[1:56:37] Trustee Rogers: two minutes. Okay.

[1:56:41] Trustee Rogers: I see, but we're

[1:56:42] Trustee Rogers: We're still, yeah, we're live and we're broadcasting and recording.

[1:56:46] Trustee Rogers: So we're all good.

[1:56:47] Trustee Rogers: We can start when we're ready.

[1:56:48] Voice 17: Okay.

[1:56:49] Trustee Rogers: I see we have 17 attendees.

[1:56:55] Voice 12: You have a hand up.

[1:56:56] Voice 12: I don't know if that's for something just technical or.

[1:56:59] Trustee Rogers: Yeah,

[1:57:00] Voice 12: I'm not sure.

[1:57:01] Trustee Rogers: It's from someone from MPEID.

[1:57:03] Trustee Rogers: Is that a ministry person, Nerissa?

[1:57:10] Trustee Rogers: Yes.

[1:57:11] Voice 13: We did have somebody from BC Housing attending.

[1:57:15] Voice 13: Is

[1:57:16] Trustee Rogers: that Gordon Miller?

[1:57:17] Voice 13: I know.

[1:57:18] Trustee Rogers: Oh, well, let's see what Mr. Miller wants.

[1:57:23] Trustee Rogers: Please stay on and we'll see how we if there's something we can help him with right now.

[1:57:31] Trustee Rogers: Yes, Mr. Miller, you should be able to unmute yourself. We haven't started yet, but go ahead.

[1:57:36] Trustee Rogers: Yeah.

[1:57:37] Voice 3: Just just just a quick question.

[1:57:40] Voice 3: M.P.I.D. is the water district for for Mount Park Estates.

[1:57:46] Voice 3: I see. Thank you.

[1:57:47] Voice 3: A quick question about, so am I right in assuming that you combine in these meetings the flexible housing project discussion and the Main Island Housing Society specifically because they're related?

[1:58:08] Trustee Rogers: No.

[1:58:09] Trustee Rogers: We had the flexible housing discussion between 11 and 12 this morning.

[1:58:15] Trustee Rogers: Yeah.

[1:58:17] Trustee Rogers: and we're going to just be talking about the main Island housing society

[1:58:21] Trustee Rogers: project this afternoon.

[1:58:22] Trustee Rogers: It doesn't mean that some of the issues might overlap, but they are,

[1:58:27] Trustee Rogers: we will. Yeah. We, so we did that. And just so you know, Mr. Miller, we,

[1:58:31] Trustee Rogers: we, again, now that you tell me that we do have the letter from Mr.

[1:58:35] Trustee Rogers: From Don Berkeley, from the MPEID. So thank you.

[1:58:39] Trustee Rogers: Okay. Thanks.

[1:58:40] Trustee Rogers: Yeah. We'll push you back, put you back over onto the attendees list.

[1:58:46] Trustee Rogers: Um, now I know we're expecting some of the, uh, the applicant here, but I believe, but,

[1:58:53] Trustee Rogers: uh, but what I propose we do, um, uh, Marissa is we'll have your presentation and then we'll

[1:59:00] Trustee Rogers: move the, uh, housing society and whoever else is coming from there or to do their presentation.

[1:59:07] Trustee Rogers: Does that work for you?

[1:59:08] Voice 13: Oh, yep.

[1:59:09] Voice 13: That works for me.

[1:59:09] Trustee Rogers: So that's fine.

[1:59:11] Trustee Rogers: If the folks from Deborah and the folks, Ms. Goldman and her folks from the Housing Society will just wait, just sort of just be patient.

[1:59:21] Trustee Rogers: We'll move you over into the panelist list shortly.

[1:59:26] Trustee Rogers: So we're going to start.

[1:59:28] Trustee Rogers: So thank you.

[1:59:28] Trustee Rogers: Welcome back.

[1:59:29] Trustee Rogers: This is the SEC Part 2 of our Maine Island Local Trust Committee.

[1:59:34] Trustee Rogers: This is a special meeting,

[1:59:36] Trustee Rogers: and this is actually a community information meeting

[1:59:39] Trustee Rogers: regarding a specific zoning application,

[1:59:43] Trustee Rogers: MARZ 2020.1, the Maine Island Housing Society.

[1:59:47] Trustee Rogers: Thank you for joining us.

[1:59:48] Trustee Rogers: And we have 20 attendees so far.

[1:59:51] Trustee Rogers: Recognize some names from off Maine Island, actually.

[1:59:55] Trustee Rogers: So interesting, interest in this.

[2:00:00] Trustee Rogers: uh we welcome you all i want to of course acknowledge again the you're meeting across

[2:00:06] Trustee Rogers: the territories of the traditional territories of the coast salish people and we're honored and

[2:00:12] Trustee Rogers: privileged to do that um they're all beautiful territories all of the islands of course all of

[2:00:18] Trustee Rogers: the salish sea um and in particular this is the main island is the traditional territory of the

[2:00:25] Trustee Rogers: the Sarsflip people.

[2:00:26] Trustee Rogers: So thank you very much for joining us.

[2:00:28] Trustee Rogers: We had an interesting discussion and presentation this morning

[2:00:32] Trustee Rogers: regarding flexible housing.

[2:00:34] Trustee Rogers: And now we have a, let's see,

[2:00:37] Trustee Rogers: I think this is actually a formal community information meeting

[2:00:40] Trustee Rogers: related to the specific project I mentioned earlier.

[2:00:43] Trustee Rogers: I want to introduce again the people you're seeing.

[2:00:47] Trustee Rogers: In case you're new, you've got your two trustees,

[2:00:49] Trustee Rogers: Trustee Janine Dodds from Main Island,

[2:00:51] Trustee Rogers: Trustee David Maude from Main Island,

[2:00:55] Trustee Rogers: You have the planner, Nerissa Chadwick. Nice to see you. He'll be making a presentation.

[2:01:00] Trustee Rogers: You have your recorder, Pat Todd, well known to people on Main Island.

[2:01:05] Trustee Rogers: And in the background, you'll hear me speak occasionally with Dionne Lofort, who's running the controls and the technology behind the scenes.

[2:01:15] Trustee Rogers: We are continuing with our technological Zoom meetings in order to be in compliance with public health orders and also to provide for public engagement and public attendance at these meetings.

[2:01:32] Trustee Rogers: so the process in short looks like you will see a presentation you'll hear the the planner talk

[2:01:40] Trustee Rogers: most of the time on the screen you will see that the three members of the local trust committee

[2:01:45] Trustee Rogers: and the planner and anybody else who was presenting because we have other

[2:01:49] Trustee Rogers: presenters coming in shortly and then when it comes to the information meeting itself the

[2:01:58] Trustee Rogers: after the presentations, there will be a time for questions and answers and supplying of further

[2:02:05] Trustee Rogers: information so that you hopefully, this is your opportunity and not your last opportunity if this

[2:02:11] Trustee Rogers: matter proceeds, but an opportunity to be informed about and get your questions answered about this

[2:02:17] Trustee Rogers: specific application. I'm going to say this now and I'll say it again later, but I would ask you

[2:02:26] Trustee Rogers: to the large extent to restrict your comments to questions,

[2:02:32] Trustee Rogers: to asking, to getting the information that you need

[2:02:36] Trustee Rogers: and take it away and consider it

[2:02:38] Trustee Rogers: rather than to be espousing your point of view

[2:02:41] Trustee Rogers: about the application.

[2:02:42] Trustee Rogers: This is, there will be other opportunities.

[2:02:44] Trustee Rogers: Of course, if we get that far,

[2:02:46] Trustee Rogers: there'll be public hearing, there'll be town halls.

[2:02:48] Trustee Rogers: There's lots of opportunities for express review.

[2:02:50] Trustee Rogers: I won't stop you from doing that,

[2:02:52] Trustee Rogers: but it's really, this is your opportunity.

[2:02:55] Trustee Rogers: There will be some people here who will be able to hopefully answer your questions or take your questions away so they can get answers to them.

[2:03:03] Trustee Rogers: And so that's what the purpose of this meeting is, community information meeting, in other words, to provide information to the community.

[2:03:14] Trustee Rogers: So having said that, we are going to have a presentation from the planner related to where we're at in the local trust committee process.

[2:03:22] Trustee Rogers: and what the process looks like, answer those questions.

[2:03:28] Trustee Rogers: The applicant will then be presenting to you

[2:03:32] Trustee Rogers: about the nature of the application

[2:03:33] Trustee Rogers: from their point of view.

[2:03:35] Trustee Rogers: I believe there's someone from BC Housing here

[2:03:39] Trustee Rogers: to answer questions as well.

[2:03:43] Trustee Rogers: And after those two presentations,

[2:03:48] Trustee Rogers: then the planner and I are going to try

[2:03:50] Trustee Rogers: and answer a couple of questions.

[2:03:51] Trustee Rogers: We got it in advance and then we'll open

[2:03:54] Trustee Rogers: the floor to questions.

[2:03:55] Trustee Rogers: So bear with us through the presentations.

[2:03:57] Trustee Rogers: We hope they'll be informative and maybe answer

[2:04:00] Trustee Rogers: some of the questions you already have.

[2:04:03] Trustee Rogers: And I'll turn it over to Planner Chadwick.

[2:04:07] Trustee Rogers: And I know you have a PowerPoint presentation

[2:04:10] Trustee Rogers: to start us off and there you go.

[2:04:12] Trustee Rogers: Thanks very much.

[2:04:14] Voice 13: Yeah, thanks.

[2:04:16] Voice 13: Thanks Chair Rogers.

[2:04:19] Voice 13: Yeah, just going to start it off.

[2:04:20] Voice 13: I've got a bit of a presentation to just go through what the process is and where the

[2:04:25] Voice 13: application is in the process.

[2:04:28] Voice 13: So I will speak and just let you know through the process, and then we'll have the Main

[2:04:35] Voice 13: Island Housing Society present, and then we will be opening up for questions and answers.

[2:04:41] Voice 13: So just to give you a bit of a sense of what the project's about, where it's located, it

[2:04:48] Voice 13: It is on Village Bay Road, and the proposal is to create out of a four-hectare parcel, three lots,

[2:05:03] Voice 13: one portion of it being for the affordable housing project, a second lot being created in return for the community amenity,

[2:05:14] Voice 13: uh which is the provision of the housing the ability to provide the housing um so the current

[2:05:21] Voice 13: owner is is donating a third of the property uh to the uh main island housing society who

[2:05:29] Voice 13: proposes 10 units of rental housing um and they'll provide you with some details on what

[2:05:34] Voice 13: they plan to do there um so the the property is currently it's currently zoned rural and the bylaw

[2:05:42] Voice 13: amendments will change the area of as you can see on the map here um lot three so you can see at the

[2:05:50] Voice 13: at the top right corner um lot lot three uh that's going to be the affordable or the housing

[2:05:57] Voice 13: area and that's going to change from rural to what we're going to call cd3 which is multi-family

[2:06:05] Voice 13: rental housing and then out of that larger parcel there'll be two parcels a lot one and lot two

[2:06:12] Voice 13: And they'll need to be rezoned to a site-specific rural zone to enable the subdivision in order for the transfer then of the ownership of the third lot to the Main Island Housing Society.

[2:06:31] Voice 13: So just a general overview of what rezoning is about and the process.

[2:06:37] Voice 13: So the provincial legislation does authorize local governments to adopt official community plans and establish zoning through land use bylaws.

[2:06:48] Voice 13: So the rezoning process is usually a process that's application driven.

[2:06:54] Voice 13: So in this case, the process will require both an OCP and a land use bylaw amendment.

[2:07:02] Voice 13: and that because we are changing a land use designation so that's why we require the OCP

[2:07:09] Voice 13: amendment as well and that will require ministerial approval. A public hearing

[2:07:18] Voice 13: would be required after third reading of the bylaw and currently the amending bylaws are only

[2:07:24] Voice 13: in draft form so no decisions have been made yet by the LTC with respect to first

[2:07:29] Voice 13: first or second reading or when the public hearing would be held.

[2:07:34] Voice 13: So this slide just gives you a little sort of a snapshot of the general rezoning

[2:07:40] Voice 13: process and where we where this this this application is.

[2:07:45] Voice 13: So as you can see, some of the preliminary work has been done.

[2:07:50] Voice 13: There's been some staff reports.

[2:07:51] Voice 13: There's been a main staff report and a few sort of follow up ones.

[2:07:56] Voice 13: and we are now at the point just before first reading so the LTC has has through

[2:08:03] Voice 13: this process requested a number of pieces of information and also requested

[2:08:09] Voice 13: for the development of a housing agreement and a covenant I'll explain

[2:08:16] Voice 13: that a little bit more as we move here through here so there are a number of

[2:08:22] Voice 13: other approvals and authorizations that will be required of the project. They include

[2:08:29] Voice 13: the issuance of a water license from the Ministry of Forest Lands and Natural Resource Operations.

[2:08:36] Voice 13: Subdivision approval will have to go through the Ministry of Transportation and Highways.

[2:08:41] Voice 13: This process also includes the Islands Trust review so it can only go forward if the Islands

[2:08:48] Voice 13: trust uh support it um all building permits and wastewater treatment systems will need to be

[2:08:55] Voice 13: approved by the uh the capital regional district and then there's funding so the the funding uh

[2:09:01] Voice 13: that is uh that's an application process that the uh the main island housing society will probably

[2:09:07] Voice 13: speak to a bit more um so that that there there's a need for an application and approval there

[2:09:14] Voice 13: as well so here's the history so far we received the application in June we we did a preliminary

[2:09:21] Voice 13: report in July in November a number of um and at the time um the LTC focused on the hydrologist

[2:09:29] Voice 13: report we subsequently um uh got a uh required requested a biologist report in November um a

[2:09:38] Voice 13: A number of other reports were requested, as well as the development of a covenant to address water quality issues.

[2:09:46] Voice 13: There was an elevated mineral identified in the hydrologist's report, and also areas to be preserved both on Lot 3 and Lot 4, as well as a housing agreement.

[2:10:00] Voice 13: agreement. In January, there were some changes made to the survey and we requested an update

[2:10:08] Voice 13: on that, received all additional information, and then we were able to organize the CIM.

[2:10:16] Voice 13: So this just gives you a sense of these are all the, there were a number of resolutions

[2:10:21] Voice 13: related to this project, which I had basically summarized in terms of what the directions

[2:10:28] Voice 13: have been so far um so the ocp amendment by law 181 if adopted it as i mentioned it will um it

[2:10:39] Voice 13: will change the land designation of the portion so so it changes the land designation of the portion

[2:10:44] Voice 13: of the parent parent properties the full property the portion that will will be multi-family it so

[2:10:51] Voice 13: it changes that to multi-family to rural multi-family so the remainder portion remains

[2:10:56] Voice 13: It remains rural but it will be site specifically zoned.

[2:11:02] Voice 13: The land use by law amendment by law 183. So, if this is adopted, it will create a new zone to support the multifamily rental housing and rental tenure will be will be required on 100% of the units.

[2:11:20] Voice 13: units. It'll rezone a portion of the property. It'll rezone the remaining property, as I

[2:11:30] Voice 13: mentioned before, to a site-specific zone to enable the subdivision, that subdivision

[2:11:35] Voice 13: into two lots. And then it'll remove the CD3 zoning, so the multifamily zoning from the

[2:11:44] Voice 13: areas currently permitted to have secondary suites. So the housing agreement is also by

[2:11:51] Voice 13: bylaw bylaw 182 so the way that a housing agreement works is it's a bylaw so bylaw is adopted by the

[2:11:57] Voice 13: ltc and it it basically it authorizes the ltc to enter into a housing agreement and the housing

[2:12:03] Voice 13: agreement is attached to that bylaw and then

[2:12:06] Voice 13: it's then um registered on on on uh on title so it

[2:12:10] Voice 13: and will essentially run with the land the contents of the uh housing agreement the basic

[2:12:18] Voice 13: the basic contents and the details the Main Island Housing Society will get into, but it includes things like how the property will be maintained, what kind of affordable rental housing is required, rental rates, restrictions on subletting, so forth, monitoring and reporting to the LTC in general,

[2:12:43] Voice 13: general, other legal matters related to default inspections and termination, etc.

[2:12:52] Voice 13: So the details of that is the Maine Island Housing Society will get into in their presentation.

[2:12:59] Voice 13: So other legal instruments that can kind of be used related to this project include covenant.

[2:13:08] Voice 13: So a covenant can be secured against the title, registered against title, running with the land, basically, through different changes in ownership.

[2:13:20] Voice 13: So it can be broadly applied to regulate the use of land or construction of structures.

[2:13:25] Voice 13: So in this case, the LTC is looking at a covenant being used to address the water quality issue that I've mentioned before, and the preservation of areas on lots two and lots three, which will require identifying a building site on lot two.

[2:13:49] Voice 13: so that's the middle lot, and preserving the areas around that.

[2:13:56] Voice 13: BC Housing would also require the applicant to enter into legal agreements

[2:14:01] Voice 13: in order to receive their funding, and their agreements also include

[2:14:05] Voice 13: long-term operational considerations.

[2:14:11] Voice 13: So the next steps in the rezoning, the applicant will be working with me

[2:14:16] Voice 13: and we'll be and then the the ltc on the drafting of the covenant identifying what that will entail

[2:14:23] Voice 13: um and that will go uh forward to the ltc for review um we the housing agreement is currently

[2:14:31] Voice 13: with our lawyer and is being reviewed so once oops sorry once that's reviewed um um we will

[2:14:39] Voice 13: We'll discuss it with the Housing Society and then eventually create a draft and have

[2:14:47] Voice 13: that draft ready prior to public hearing and then adopted and registered prior to the adoption

[2:14:54] Voice 13: of the bylaws.

[2:14:56] Voice 13: That's the process that we've chosen to take with this application.

[2:15:00] Voice 13: application. The rezoning bylaws are currently drafted and will be, you know, they can be

[2:15:11] Voice 13: revised based on whatever input we've received from this meeting and previous, and it's likely

[2:15:17] Voice 13: that we'll have a larger staff report come to the June LTC meeting. And we intend that the

[2:15:27] Voice 13: The intention is that the Section 219 Covenant will be drafted prior to the public hearing

[2:15:33] Voice 13: and registered before the adoption of the rezoning bylaws.

[2:15:38] Voice 13: So now I'm going to pass it back to you, Chair Rogers, and we'll have the Housing Society present.

[2:15:48] Trustee Rogers: Okay, so thank you.

[2:15:51] Trustee Rogers: Who's coming from the Housing Society, do you know?

[2:15:54] Trustee Rogers: I see Deborah Goldman. I recognize, I think, David Brown. Are there others? Do you know, Planner Chadwick? Who else?

[2:16:16] Voice 13: I believe Brian Crumblehume was going to be attending.

[2:16:21] Voice 13: Yes,

[2:16:22] Trustee Rogers: he's here too.

[2:16:23] Trustee Rogers: I

[2:16:23] Voice 13: understand Deb, Brian, and the other fellow you mentioned.

[2:16:30] Voice 13: David Brown.

[2:16:31] Voice 13: David Brown, yeah.

[2:16:32] Voice 13: Yeah.

[2:16:32] Trustee Rogers: So, Dionne, can you promote, please, Brian Crumblehume, Deborah Goldman and David Brown?

[2:16:46] Trustee Rogers: And if there was and they can advise me if there was somebody else they wanted to be moved over as well.

[2:16:53] Voice 12: Yeah, they can raise their little digital hand if we've missed them. Yeah.

[2:16:58] Voice 12: And I can grab them.

[2:16:59] Voice 12: Ms.

[2:17:13] Trustee Rogers: Goldman, you're usually the spokesperson.

[2:17:16] Trustee Rogers: Do you want to unmute and let me know if there's someone else we should move over?

[2:17:21] Voice 9: Thank you.

[2:17:22] Voice 9: Thank you.

[2:17:22] Voice 9: Sorry about that.

[2:17:23] Voice 9: It's always a challenge to get in.

[2:17:25] Voice 9: That's all right.

[2:17:26] Voice 9: No, that's good for now.

[2:17:28] Voice 9: We actually do have two consultants who are presenting.

[2:17:31] Voice 9: And for the question and answer, we will have another two consultants available to answer those questions.

[2:17:40] Voice 9: Not sure how you want to manage that.

[2:17:43] Trustee Rogers: well let's deal with your presentation first

[2:17:46] Voice 9: that's fine thank you so david david will be

[2:17:50] Voice 9: posting um this the powerpoint up onto the onto can you can we give david um control so that he

[2:18:01] Voice 9: can post his our powerpoint please yeah

[2:18:07] Trustee Rogers: that's not not in my bailiwick i don't know dion or

[2:18:10] Trustee Rogers: Marissa is that possible to do that?

[2:18:13] Voice 13: Yeah Dion needs to promote promote him to

[2:18:17] Voice 13: a panelist. David Brown he's promoted. Yeah so there we go

[2:18:23] Trustee Rogers: okay so so we got this is always

[2:18:27] Trustee Rogers: always interesting so over to you David if you want to turn your camera on I can't see you but

[2:18:32] Trustee Rogers: but maybe you're here somewhere.

[2:18:36] Voice 9: I'm gonna be starting this presentation

[2:18:41] Voice 9: and I just have to get,

[2:18:44] Voice 9: things are just sliding around on my screen.

[2:18:46] Voice 9: Sorry, here we go.

[2:18:48] Voice 9: I'll begin if we're ready.

[2:18:49] Voice 9: Thank you. I'm ready.

[2:18:51] Voice 9: All right, thank you very much and good afternoon

[2:18:53] Voice 9: and thank you for this opportunity.

[2:18:55] Voice 9: We would like to welcome everyone to the presentation

[2:18:58] Voice 9: of the Main Island Housing Rezoning Application,

[2:19:01] Voice 9: including those folks from Galliano,

[2:19:02] Voice 9: I know our partners who are joining us today.

[2:19:11] Voice 9: Next slide.

[2:19:18] Voice 9: We would also like to acknowledge

[2:19:20] Voice 9: that we live on the traditional land

[2:19:22] Voice 9: of the WSANH people.

[2:19:24] Voice 9: In the spirit of sharing this land and respecting this land,

[2:19:27] Voice 9: we look forward to a meeting today of cooperation

[2:19:29] Voice 9: and collaboration for the wellbeing of our community.

[2:19:36] Voice 9: And our thanks to you, Chair Rogers,

[2:19:40] Voice 9: as well as to the trustees, Janine Dodds and David Maud.

[2:19:44] Voice 9: Next slide, please.

[2:19:45] Voice 9: and Island Planner Narissa Chadwick, Regional Planning Manager Robert Kojima

[2:19:52] Voice 9: and Senior Freshwater Specialist William Schubel who have all had some working on this project

[2:19:59] Voice 9: and for today's presentation the Maine Island Housing Society is represented by

[2:20:03] Voice 9: Society President Deborah Golden that's me and Vice President David Brown. Next slide.

[2:20:12] Voice 9: Today's presentations will provide you with an overview of Salish Grove

[2:20:16] Voice 9: Grove, the Village Bay Road proposal. We'll have an overview of the ecological assessment report

[2:20:22] Voice 9: by Keith Erickson, an overview of the groundwater analysis by Al Kohut, and available to answer

[2:20:29] Voice 9: questions today is Robin Anshult and Kaylee Wiseman. I didn't give the titles of these folks,

[2:20:37] Voice 9: but it's up on the screen. I'm hoping that people can read that. We'll introduce them later as well.

[2:20:41] Voice 9: our next slide so why are we here today the housing crisis is long-standing if there's a

[2:20:53] Voice 9: housing crisis on main island in bc in bc on vancouver in vancouver i'm sorry i'm trying to

[2:20:59] Voice 9: get to my notes the first affordable housing needs assessment in the gulf islands was in 1994

[2:21:20] Voice 9: and next there was a crisis in paradise report in 2002 there was a baseline report called

[2:21:28] Voice 9: with the affordable housing in the Islands Trust area in June 2016.

[2:21:33] Voice 9: And with each report, there were successive recommendations being made.

[2:21:39] Voice 9: And I've lost my notes right now, but I'll just briefly say

[2:21:44] Voice 9: that they all included additional ways for the local trust committees

[2:21:49] Voice 9: to include additional housing on the islands.

[2:21:53] Voice 9: And sometimes it was for legalization of the cottages and little suites

[2:21:57] Voice 9: and many recommendations about including wording in the OCP

[2:22:03] Voice 9: to allow for affordable housing.

[2:22:05] Voice 9: And that's 25 years that we've been dealing with this.

[2:22:10] Trustee Rogers: Goldman, I'm going to encourage you.

[2:22:11] Trustee Rogers: I don't want you to feel rushed.

[2:22:13] Trustee Rogers: If you need to find something, please take your time.

[2:22:16] Voice 9: I'm not sure why I'm not

[2:22:17] Voice 9: able to bring up my notes there.

[2:22:20] Voice 9: Fine, thanks.

[2:22:27] Voice 9: The Ministry of Municipal Affairs has in fact,

[2:22:30] Voice 9: adopted a policy to include affordable food and housing in their policies and the request was to

[2:22:37] Voice 9: while preserving and protecting as the mandate of the islands trust to relax regulations for

[2:22:44] Voice 9: affordable housing as well recommendations to the local trust committees to direct staff to assist

[2:22:50] Voice 9: applicants with clear step-by-step requirements and the main island ltc has revised the ocp to

[2:22:56] Voice 9: to include affordable housing.

[2:22:58] Voice 9: And after all of this,

[2:22:59] Voice 9: Main Island is the only island of its size

[2:23:02] Voice 9: in the whole trust area with no affordable housing.

[2:23:04] Voice 9: When other small islands like Denman, Hornby and Saturna

[2:23:08] Voice 9: have one or more community affordable housing projects,

[2:23:12] Voice 9: this is a disgrace.

[2:23:17] Voice 9: Here we are today.

[2:23:19] Voice 9: Here are the directors of the Main Island Housing Society.

[2:23:22] Voice 9: Their names are up on the screen.

[2:23:24] Voice 9: We thank them for all their work.

[2:23:26] Voice 9: We bring experience in domestic

[2:23:28] Voice 9: and international business finance management governance and government product development

[2:23:34] Voice 9: community service delivery design and construction publicity community safety the society was

[2:23:42] Voice 9: incorporated in march 2018 and we became a registered charity in september 2019 our purpose

[2:23:50] Voice 9: as a charity is to relieve poverty by providing affordable housing for low or modest income

[2:23:56] Voice 9: income residents of main island the society also provides support and advocacy to individuals and

[2:24:02] Voice 9: other agencies we run the main island housing forum on facebook as a place for tenants to find

[2:24:09] Voice 9: housing as well as for landlords and homeowners who would like to rent their home the society

[2:24:14] Voice 9: has a strong practice of community engagement and on many occasions we have discussed the housing

[2:24:21] Voice 9: needs of the community with individuals and organizations and we hear their concerns

[2:24:25] Voice 9: We have overwhelming support from the community for this project.

[2:24:30] Voice 9: You may reach us by contacting us at the MIHousingSociety at gmail.com, which is our email address, or at a fabulous website, which is mainislandhousingsociety.com.

[2:24:45] Voice 9: Next slide, please.

[2:24:46] Voice 9: And just at the same time as the Housing Society was being formed and formalized, the CRD released the Southern Gulf Islands Housing Needs Assessment.

[2:24:56] Voice 9: It was completed by Janice Gauthier and her organization on Salt Spring Island.

[2:25:03] Voice 9: The research has well established the definitive needs for affordable housing in the Southern Gulf Islands through analyzing many research sources as well as island surveys.

[2:25:13] Voice 9: This research also recommended the best solution to address the crisis in housing was to purpose-build affordable rental housing.

[2:25:23] Voice 9: It also informed us that Main Island had lost 30% of our rental stock in 10 years.

[2:25:29] Voice 9: We went from 60 rental units to 40.

[2:25:33] Voice 9: In the Designing the Future of the Main Island Initiative, housing was the number one issue affecting Main Island.

[2:25:41] Voice 9: Next slide.

[2:25:42] Voice 9: in spite of three previous unsuccessful attempts to build seniors housing or affordable housing

[2:25:51] Voice 9: main remains without any the community has been working on this current solution for four and a

[2:25:56] Voice 9: half years beginning with the main island housing forum in 2016 and the society has been in

[2:26:02] Voice 9: discussions on nine properties placed in different locations on the island in order to secure

[2:26:07] Voice 9: appropriate land. And we have worked with elected representatives at every level

[2:26:13] Voice 9: and their government staff to move this project forward. Through all this we have

[2:26:17] Voice 9: learned that there is no public money to purchase land. The land needs to be free

[2:26:22] Voice 9: to make an affordable housing project operationally viable. And the

[2:26:28] Voice 9: project needs availability of financial resourcing. A project needs a strong

[2:26:33] Voice 9: community initiative and support and the project needs a strong informed committed group of

[2:26:39] Voice 9: individuals to carry it through so we have all of those those factors to make this project a success

[2:26:46] Voice 9: the question becomes how long must people in our community wait for secure and affordable housing

[2:26:52] Voice 9: next in may 2018 the society conducted a renter survey targeting 40 rental homes the response

[2:27:03] Voice 9: rate was 75 percent. 77 percent of the renters were paying more than 30 percent of their income

[2:27:10] Voice 9: in rent and that is the definition of affordability in housing. We also found that 23 percent were

[2:27:17] Voice 9: paying more than 50 percent of their income in rent. That reflects a definition of at risk for

[2:27:23] Voice 9: homelessness. The results indicated that Main Island would benefit from 30 affordable housing

[2:27:29] Voice 9: units the OCP allows for increase in density of up to 10 units for affordable housing so that

[2:27:36] Voice 9: became the limit of the project and we have also once we put in our application

[2:27:48] Voice 9: sorry the rezoning application was submitted as Nerissa had said in June of 2020 after we

[2:27:55] Voice 9: received a generous donation of land and in August we posted a rental waiting list within three weeks

[2:28:02] Voice 9: of setting up their waiting list we had 28 applications for 10 units we now have 35

[2:28:08] Voice 9: applications and remember that main island has no seniors rental housing in spite of previous

[2:28:13] Voice 9: attempts the applicants to this waiting list are comprised of 61 percent seniors they are working

[2:28:22] Voice 9: or retired currently renting and some actually own their own home 29 of the respondents are families

[2:28:30] Voice 9: families but 17% have health and mobility issues and I raise these factors because these were the

[2:28:37] Voice 9: populations that the BC housing funding was priorizing at the most recent RFP. The need is

[2:28:43] Voice 9: clear Maine Island needs affordable rental housing and I'm going to pass this now over to David

[2:28:48] Voice 9: because he's going to start speaking about the project. Thank you and I'll come back and I'll

[2:28:54] Voice 9: I'll see you later.

[2:28:57] Voice 22: Thanks Deb.

[2:29:00] Voice 22: So the Main Island OCP provides for amenity housing

[2:29:04] Voice 22: for amenity zoning for a number of different reasons,

[2:29:07] Voice 22: but principal among those or third among those

[2:29:09] Voice 22: is affordable and special needs housing.

[2:29:11] Voice 22: So that allows for an increased density

[2:29:13] Voice 22: for up to 10 units of affordable housing.

[2:29:16] Voice 22: And we have planned this project to conform

[2:29:18] Voice 22: with the official community plan.

[2:29:22] Voice 22: So this Narissa summarized earlier

[2:29:24] Voice 22: earlier or stated quite succinctly earlier, but I'll just quickly go over this. It is an acre

[2:29:30] Voice 22: property. It's on Village Bay Road and currently zoned rural. And we're most interested in three

[2:29:36] Voice 22: acres, which will be a community amenity for affordable housing. And in the slides to come,

[2:29:42] Voice 22: this is referred to as lot three. So on that lot, we'll be building 10 rental units and

[2:29:48] Voice 22: associated infrastructure. And the remaining two lots are three and a half acres each.

[2:29:55] Voice 22: The rezoned lot three will be governed by a housing agreement and a covenant.

[2:30:00] Voice 22: Lot 2 will also be covered by a covenant.

[2:30:04] Voice 22: So since the middle of last year, quite a lot of work has been done.

[2:30:08] Voice 22: There was a preliminary site visit by Rob Underhill of the Main Island Conservancy.

[2:30:13] Voice 22: He identified areas of historic damage from logging and agriculture activities over the last century,

[2:30:20] Voice 22: and also some wetland areas which he felt deserved a lot of attention.

[2:30:28] Voice 22: We moved from that to a full-scale ecological assessment done by Keith Erickson,

[2:30:32] Voice 22: from galliano island and he'll be speaking to us all a little bit later but he made a series

[2:30:39] Voice 22: of recommendations which have informed all of the later work we employed um alan kohut will also be

[2:30:48] Voice 22: speaking later to examine the possibility the potential for a potable water support source of

[2:30:54] Voice 22: a size suitable for a development like this and after willing and drilling a well flow testing

[2:30:59] Voice 22: testing, water sampling, and testing of adjacent wells during the flow test, it's confirmed

[2:31:05] Voice 22: there's a more than ample supply of potable water on site.

[2:31:10] Voice 22: Additionally, Brent Davies of BWD Engineering did extensive work on the site and reported

[2:31:18] Voice 22: that a properly sized wastewater system can be accommodated on the site for a project

[2:31:23] Voice 22: of this sort.

[2:31:25] Voice 22: At the recommendation of the ecologist, we employed an arborist, John Barsabell, to come

[2:31:32] Voice 22: and examine five designated heritage veteran trees and a number of dead wildlife trees for

[2:31:40] Voice 22: preservation. And we received a plan and advice as how to best preserve those during and after

[2:31:47] Voice 22: construction. And finally, as a result, again, as a result of the ecological assessment, we

[2:31:54] Voice 22: we contracted Robin Ansheld, who will be available later in the presentation for questions,

[2:32:00] Voice 22: to study the wetland area on the site and give us some guidance

[2:32:06] Voice 22: as to how that wetland can best be remediated, restored, and preserved into the future.

[2:32:12] Voice 22: And last but not least, Richard Iredale, a local architect,

[2:32:16] Voice 22: did an immense amount of work to come up with a site plan and design for the various buildings

[2:32:21] Voice 22: that you'll see in the slides to come.

[2:32:28] Voice 22: So these design principles were guided by recommendations

[2:32:31] Voice 22: in the ecological assessment that resulted

[2:32:34] Voice 22: in a compact, ground-oriented neighborhood development,

[2:32:39] Voice 22: preserving designated veteran and wildlife trees.

[2:32:42] Voice 22: The development will consist of five duplex buildings

[2:32:46] Voice 22: with five one-bedroom units, four two-bedroom

[2:32:50] Voice 22: and one three-bedroom unit,

[2:32:51] Voice 22: and a community building with a meeting space, shared laundry,

[2:32:55] Voice 22: water treatment, and an outside children's play area.

[2:32:59] Voice 22: All this development is in the higher, drier area outside of the sensitive

[2:33:04] Voice 22: cedar wetland that was identified in the ecological survey.

[2:33:07] Voice 22: And we'll talk more about planned remediation of the wetland on the north

[2:33:11] Voice 22: and east of Lot 3.

[2:33:13] Voice 22: So where is it?

[2:33:14] Voice 22: The 375 Village Way road is between the commercial center in Miners Bay

[2:33:20] Voice 22: Bay and the area at Village Bay. And a little bit closer view can show you that this really

[2:33:26] Voice 22: is the ideal location for a development of this sort. It's close to the main commercial

[2:33:33] Voice 22: center on Main Island, the community center, the new daycare center, the school and the

[2:33:41] Voice 22: emergency center, the health department and the fire department. It's hard to imagine

[2:33:46] Voice 22: in a better place. It's also sited on the soon-to-be-built pathway along Village Bay Road,

[2:33:52] Voice 22: which will connect Miners Bay to the ferry at Village Bay. That's going to be quite an exciting

[2:33:57] Voice 22: addition to the island, and this development is right on that route. So this is the survey that

[2:34:07] Voice 22: Narissa showed earlier that shows the layout of the three properties. It's important to point out

[2:34:13] Voice 22: that lot two will not have any separate access from Village Bay Road, but it'll be accessed

[2:34:19] Voice 22: from the existing driveway on lot one, somewhere in this region of the property. And as you can

[2:34:26] Voice 22: see this development here is clustered quite tightly in the higher part of the ground on

[2:34:32] Voice 22: the side of the lot. This artist's view shows the concept of the design. They are low buildings,

[2:34:43] Voice 22: buildings, world and character. And it should be noted that this part of the lot is substantially

[2:34:47] Voice 22: below the level of Village Bay Road. So with the intervening screen of trees and the elevation

[2:34:53] Voice 22: change, this property, this development will be hardly visible from the road. This is a

[2:35:04] Voice 22: sketch, not quite to scale, but it gives a very good sense of how the site will be developed.

[2:35:09] Voice 22: So this one is turned 90 degrees from the last one. So north is to your left. Entrance

[2:35:14] Voice 22: is off the road. In the current layout, there is a circular driveway surrounding a quite large

[2:35:20] Voice 22: veteran Douglas fir tree here, which will kind of be a focal point for the development.

[2:35:26] Voice 22: The units are clustered in pairs. They're slightly offset to improve visibility and light

[2:35:33] Voice 22: into the buildings. This area here is the community building with some playground area in front of it.

[2:35:40] Voice 22: And everything along what is the eastern boundary and the northern part of the lot is part of the wetlands preservation.

[2:35:49] Voice 22: These ponds may not be exactly in the locations in the sketch.

[2:35:56] Voice 22: I think one of them will be much further to the northern boundary.

[2:35:58] Voice 22: But this, in a sense, is the cedar wetland that we're aiming to restore and preserve.

[2:36:06] Voice 22: The sensibility here will be of a small community.

[2:36:10] Voice 22: It's not going to be a city-style large structure, even though that might be the least expensive way to build.

[2:36:17] Voice 22: This is very much in keeping with the character of the island and the kind of development that people want to see here.

[2:36:26] Voice 22: This is a composite aerial view done by drone camera, and this is part of the work that Providential did for us.

[2:36:34] Voice 22: the yellow lines on here are historic logging roads and and other features that are on the

[2:36:41] Voice 22: site and there are signs of the significant disturbance noted by the ecologist when

[2:36:46] Voice 22: surveying the site so this is hardly a virgin forest it's been logged multiple times said

[2:36:53] Voice 22: agricultural uses and said other uses over the last hundred or more years and this is a rare

[2:36:58] Voice 22: opportunity to take a chunk of what is quite a rare ecological zone on the island, which

[2:37:06] Voice 22: is cedar wetlands, and preserve it.

[2:37:09] Voice 22: The site is ideal for that on the north side of Mount Park.

[2:37:15] Voice 22: There is significant surface water flow that is an issue on this site and something that

[2:37:22] Voice 22: the neighbors are quite concerned about, justifiably.

[2:37:26] Voice 22: What we will do with the remediation is slow the flow of water across the land, aid infiltration.

[2:37:33] Voice 22: But I think in the long run, the thing that will really make the biggest difference on this site is the reestablishment of a substantial cedar forest.

[2:37:41] Voice 22: A mature cedar tree can take up hundreds of gallons of water a day in a cedar forest.

[2:37:46] Voice 22: is cedar forests on this island are going to be challenged to survive over the next 20 or 30 years

[2:37:53] Voice 22: because of the drier conditions and the changeable weather with climate change. This is one of the

[2:37:59] Voice 22: best locations on the island given the surface hydrology to preserve a cedar forest that can

[2:38:05] Voice 22: last for decades. The overlay here shows what will likely be close to what is contained in the

[2:38:20] Voice 22: Covenant. We have a remediation area at the back of lot three and along the east side. We have two

[2:38:29] Voice 22: building zones identified on lot two as potential. So building what's called zone A is probably the

[2:38:36] Voice 22: primary site and then a possible secondary site in this area in the upper part northern part of

[2:38:42] Voice 22: the lot. So as I said earlier access to this site will be from the existing driveway on lot one.

[2:38:49] Voice 22: it'll be running across a property to one or other of these but on both of these sites.

[2:38:55] Voice 22: There's a two fairly significant stands of trees on this lake right now which are in pretty good

[2:39:00] Voice 22: shape. This zone A here and zone B here have some pretty good size timber on them although

[2:39:06] Voice 22: they have been logged and there's lots of large stumps as well on those properties.

[2:39:10] Voice 22: This area that you see in blue here is a logging road and ditch and by remediating that we would

[2:39:18] Voice 22: which we propose to do while we're doing the remediation on lot three,

[2:39:22] Voice 22: eventually these two forces would conjoin because growth would be vastly improved in here when we

[2:39:29] Voice 22: decompact the soil. So we are proposing in a good neighbor manner to remediate this part of lot two

[2:39:44] Voice 22: as part of our work on on lot three and that will create a larger contiguous wetland that

[2:39:51] Voice 22: stands a better chance of being a that will it be a good chance of being a very strong natural asset

[2:39:58] Voice 22: to the land so sustainability is a key issue in all of this design we're going to um build to step

[2:40:13] Voice 22: code 3 which is the newest energy standard right now but additionally we'll be looking we'll be

[2:40:18] Voice 22: be doing a feasibility study to enhance going as far as step code 4, which is a 40% increase in

[2:40:25] Voice 22: energy efficiency over the pre-2020 standards. We will be doing mandatory antelope air leakage,

[2:40:32] Voice 22: water-efficient plumbing fixtures, ERVs, backup generator, rainwater catchment for outside use,

[2:40:39] Voice 22: and we'll expect to have two electric vehicle charging stations. We'll have on-site composting

[2:40:45] Voice 22: and perhaps most important the whole development ethos is sustainable land use so the remediation

[2:40:52] Voice 22: and restoration and the tree production will all be covenanted not only on the site lot four which

[2:40:58] Voice 22: is the site of the housing development but on lot three so unlike other rural land it will no longer

[2:41:04] Voice 22: be possible for someone to come in and clear cut these these properties the water management plan

[2:41:14] Voice 22: plan, which would be part of the covenant, will act to minimize water use. It'll require regular

[2:41:20] Voice 22: well monitoring by a certified practitioner, reporting on water levels, metering of water use,

[2:41:27] Voice 22: and the well water system will include treatment. The elevated mineral that

[2:41:32] Voice 22: Marissa mentioned is manganese, and Alcoa can speak to that more, but it is a relatively common

[2:41:37] Voice 22: common mineral in well water and relatively easy to deal with. We'll have buffering water storage

[2:41:44] Voice 22: and also intend to harvest rainwater for irrigation and fire suppression. So that covenant,

[2:41:53] Voice 22: which is now being drafted, will be registered on title for lots two and lot three, and it will

[2:41:58] Voice 22: define the proposed building site for lot three. It will define the potential building zone or

[2:42:04] Voice 22: zones for lot two it will ensure water quality for the housing development and it will act to

[2:42:11] Voice 22: protect in perpetuity the remediated cedar wetland and forest areas on lots two and three

[2:42:18] Voice 22: so with that I'll turn it back over to Deb to carry on and talk a bit about the operational aspects

[2:42:26] Voice 9: well this is our little guy who's just going to welcome you into the housing we're going to talk

[2:42:31] Voice 9: now about oversight and management and we've mentioned a nurse and mentioned the housing

[2:42:37] Voice 9: agreement this is an agreement between the housing society as the owner of this development and the

[2:42:43] Voice 9: local trust committee it is attached to a bylaw with a notice registered on title it will restrict

[2:42:49] Voice 9: the use of the land for affordable housing purposes only in perpetuity it is governed

[2:42:56] Voice 9: by the residential tenancy act and it authorizes the housing society to manage and define a list

[2:43:03] Voice 9: of qualified renters some of the coming information in the slides that are that come

[2:43:09] Voice 9: that you will see inform and will be um sorry subjects of the housing agreement and i'll go

[2:43:17] Voice 9: to the next slide we also as the uh provider of affordable housing if we enter into an agreement

[2:43:26] Voice 9: with BC Housing for funding will be subject to an operating agreement and that will outline the

[2:43:33] Voice 9: operating subsidy the construction grant and a loan from BC Housing. BC Housing defines the income

[2:43:40] Voice 9: criteria as well as many other criteria on this in this development but specifically the income

[2:43:47] Voice 9: criteria of the tenants who are able to live in this development. Main Island Housing

[2:43:54] Voice 9: housing society will be responsible for resident selection from the housing registry and we are

[2:44:02] Voice 9: having main island residency will be a requirement. All residents reside in a dwelling appropriate to

[2:44:09] Voice 9: their household size. The main island housing society as the owner of the development will also

[2:44:17] Voice 9: enter into a rental agreement with residents. This is very common with tenancies and it will

[2:44:22] Voice 9: specify the roles and responsibilities of the resident as a condition of the tenancy it will

[2:44:28] Voice 9: speak to how the rents change over time for affordable housing units the rents will change

[2:44:33] Voice 9: when the income changes for market units the rent increases will be according to the consumer price

[2:44:40] Voice 9: index and the residential tenancy act and of course any agreement with tenants will comply

[2:44:47] Voice 9: with the residential tenancy act additionally some of the rules people will want to know what's going

[2:44:53] Voice 9: to be in this tenancy will be speaking to noise regulation garbage storage of boats large items

[2:45:01] Voice 9: that sort of thing we will have a building site manager and a certified water systems manager as

[2:45:06] Voice 9: well as a septic systems manager and the residential tenancy act is a law in bc the affordable housing

[2:45:15] Voice 9: project must comply with the residential tenancy act the provider that's us will establish policies

[2:45:21] Voice 9: and procedures to select residents in an open fair consistent and non-discriminatory way

[2:45:28] Voice 9: serve residents promptly and courteously with clear and informative communication we will provide

[2:45:36] Voice 9: each resident with access to information concerning that resident and we will protect the privacy of

[2:45:43] Voice 9: the residents and I think this is very important all of those are important this one is important

[2:45:47] Voice 9: too the housing society will develop a transparent and accessible appeals process for applicants

[2:45:56] Voice 9: as well as for resident related issues next slide the BC housing formula creates a mix of rentals

[2:46:05] Voice 9: and incomes. 20% of the units are deep subsidy. 50% are called rent geared to income. And 30%

[2:46:15] Voice 9: are allowed to be affordable market housing. Now, the deep subsidy rates are similar to also called

[2:46:24] Voice 9: shelter rates. They're for folks who are receiving income assistance benefits or income benefits from

[2:46:30] Voice 9: the government including old age security and guaranteed income supplement the housing rates

[2:46:37] Voice 9: are prescribed for these 50 of the units that's for 20 deep subsidy is 20 50 of the units are for

[2:46:45] Voice 9: rent geared to income that's a common term and what that means is 30 of households income will

[2:46:54] Voice 9: will be their rental charge.

[2:47:00] Voice 9: There is a housing income limit for people to be eligible

[2:47:06] Voice 9: for the rent geared to income units,

[2:47:08] Voice 9: and that ranges from $44,500 to $78,500.

[2:47:16] Voice 9: I'm stumbling a little bit.

[2:47:17] Voice 9: So what I want to get across here is that the rents are based

[2:47:21] Voice 9: on the total income of the household,

[2:47:23] Voice 9: and they're based on 30 percent of that household income and then if we move to the 30 percent that

[2:47:31] Voice 9: are affordable market housing those rates are set by cmhc as well as determined by bc housing

[2:47:37] Voice 9: and based on the low market rent for the community for this purposes main island uses victoria

[2:47:44] Voice 9: tables there are also housing income limits to be eligible for this housing type of unit

[2:47:55] Voice 9: and those housing income limits are larger it's for market housing 74,000 roughly to 113,000

[2:48:03] Voice 9: depending on the size of the unit and the size of the family I'll go to the next slide now

[2:48:10] Voice 9: Thank you. David's already talked about, we have a mix of one bedroom, two bedroom and three bedroom. We have our plan calls for five one bedrooms that are 600 square feet for two bedrooms that are 750 square feet, and one three bedroom that will be 10 1050 square feet will also have a meeting space a common building which will be about 750 square feet.

[2:48:42] Voice 9: This shows a total build of 7,800 square feet.

[2:48:45] Voice 9: The footprint of these is less because our one-story, one bedrooms are one-story, the two and three bedrooms are two-story.

[2:48:56] Voice 9: So those footprints are smaller than the floor area that you see there.

[2:49:00] Voice 9: And our unit sizes may change with further design.

[2:49:04] Voice 9: We are also planning two accessible units, which will be larger in size.

[2:49:10] Voice 9: I'll move to the next complicated slide.

[2:49:13] Voice 9: We're going to talk about rental rates by unit type.

[2:49:18] Voice 9: Now, remember that the deep subsidy are prescribed rates, and they're based on what the housing allowance is provided for by the government, as well as by the size of the family.

[2:49:30] Voice 9: So it will increase.

[2:49:31] Voice 9: Deep subsidy for one bedroom is $375 a month, and the three-bedroom could be $660.

[2:49:39] Voice 9: The rent geared to income.

[2:49:41] Voice 9: income. These are placeholder numbers that you see on the screen there and what we've used for

[2:49:48] Voice 9: these numbers is 70% of the housing income limit. The actual amount will be 30% of whatever the

[2:49:56] Voice 9: approved tenant's gross income is. So these are just placeholders and they will vary. The affordable

[2:50:04] Voice 9: Affordable market is, these are numbers that are based on numbers from BC Housing and CMHC and other sources.

[2:50:13] Voice 9: They're based on November 2020.

[2:50:16] Voice 9: The estimates are subject to change because as we know that we move into the build, the rents will be different.

[2:50:27] Voice 9: The difference between our placeholder here, you'll notice I'll go across the one bedrooms across.

[2:50:34] Voice 9: cross for the deep subsidy it's 375 for the rent geared to income we have the placeholder at 819

[2:50:40] Voice 9: and affordable market is 1075 i'll move along we'll always ask how many people are going to

[2:50:52] Voice 9: be living there so we actually have in all of this complex of of units 16 16 bedrooms

[2:51:00] Voice 9: what is used in the industry for wastewater management and this is through the bc ministry

[2:51:06] Voice 9: Ministry of Health Sewerage Systems Standard Practice Manual, there is a formula. So what

[2:51:11] Voice 9: you're seeing here for the one-bedroom units, they use two people per unit, and that means 10

[2:51:19] Voice 9: occupants. For the two-bedroom unit, there are three people per unit, and that's a total of 12.

[2:51:27] Voice 9: For the three-bedroom unit, they use a funny factor of 3.75 people per unit.

[2:51:33] Voice 9: so we've increased that to four that means a total number of estimated occupants of 26

[2:51:40] Voice 9: that includes adults and children we've talked about some of these resident amenities as david

[2:51:50] Voice 9: was going through the presentation we've talked about the community building which we see as being

[2:51:55] Voice 9: a central place where people can get together and they could there will be a kitchenette there they

[2:52:00] Voice 9: can have meetings and small parties there will be an outside gathering space shared laundry and

[2:52:06] Voice 9: lockers in that building as well as that. We anticipate that that's where the water treatment

[2:52:10] Voice 9: facility will be. We will also include a play area for children. The units will be plumbed for

[2:52:16] Voice 9: laundry and they will have outdoor decks or patios for each unit. We like to have parking near the

[2:52:26] Voice 9: units to assist with mobility challenges and we're also including visitor parking stalls in our plan.

[2:52:32] Voice 9: Two electric vehicle charging stations will be included and secure bike storage.

[2:52:38] Voice 9: As well, the woodland protection, we will have ponds and forest walkways.

[2:52:43] Voice 9: And as David mentioned, we're on the Village Bay Road pathway, which is absolutely a wonderful amenity for all of the people in that, along the island.

[2:52:54] Voice 9: And we're near all major services and commercial areas.

[2:52:57] Voice 9: is the status for our project we have done a lot of work and submitted a lot of uh a lot of reports

[2:53:07] Voice 9: as we've mentioned we are working on the housing agreement with the planners and we are um

[2:53:17] Voice 9: involved well the covenant is in process as well and we are into uh developing a water

[2:53:25] Voice 9: management plan with an engineer and applying for the groundwater license application and also

[2:53:33] Voice 9: driveway engineering is a is a necessary component to move through the rezoning process and the

[2:53:39] Voice 9: subdivision process. So Salish Grove our Village Bay Road proposal complies in our view with the

[2:53:52] Voice 9: Main Island OCP and the land use bylaws. It complies with the policy of the Islands Trust.

[2:53:58] Voice 9: trust. It addresses the needs of the housing needs of the community. And it will provide two

[2:54:06] Voice 9: community amenities. One would be the affordable housing, and the other is the restoration and

[2:54:11] Voice 9: remediation to preserve and protect these forests and the wetlands in perpetuity. And I thank you

[2:54:21] Voice 9: for listening to me. And now I'm going to ask Keith Erickson, who is a registered professional

[2:54:26] Voice 9: biologist to give us an overview of his work on his ecological assessment and

[2:54:33] Voice 9: then we'll move into Al Kohut who is the senior hydrogeologist with

[2:54:37] Voice 9: Hygeo Consulting. Thank you.

[2:54:43] Voice 4: Thanks, if we could promote Mr. Keith Erickson please.

[2:54:48] Voice 4: there he is nice to see you again

[2:54:53] Voice 6: yes me too and uh pleasure to be here today um

[2:54:59] Voice 6: yeah so last summer main island housing uh society hired me to complete the ecological

[2:55:07] Voice 6: assessment of the proposed three acre lot lot three um i was able to get over there in

[2:55:14] Voice 6: August and September to conduct some site visits and then authored an ecological assessment report.

[2:55:24] Voice 6: So today I will give a very brief overview of that work and will be around to answer questions

[2:55:30] Voice 6: if there are any. So the report describes the current ecological character of the property

[2:55:36] Voice 6: including a description of how the site fits into the broader surrounding

[2:55:41] Voice 6: ecological landscape, a summary of the historical human cause disturbances, and a detailed mapping

[2:55:49] Voice 6: and description of the ecological communities or habitat that's found on the site. The report also

[2:55:56] Voice 6: provides a set of 12 recommendations that provide guidance for how to enhance the ecology of the

[2:56:02] Voice 6: site and minimize the impacts given the affordable housing development that has been proposed.

[2:56:10] Voice 6: proposed. So first off, just for some context, I'll talk a little bit about some of the historical

[2:56:16] Voice 6: disturbance. The property is located on the gentle to moderate northwest facing slope at the base of

[2:56:25] Voice 6: Mount Park. It has an extensive history of human disturbance, including several logging entries

[2:56:32] Voice 6: trees dating back to the late 1800s with the most recent estimated in 2004. The soils on that site

[2:56:42] Voice 6: have been significantly impacted historically from the grazing and ditching in those early years

[2:56:50] Voice 6: and then continuing right through the 2000s with road building, creation of landing and

[2:56:57] Voice 6: and compacted landing and logging sorting sites and more ditching. Along with the obvious habitat

[2:57:06] Voice 6: loss that's associated with deforestation and the fragmentation, these disturbances have created

[2:57:13] Voice 6: a significant impact on the hydrology of the site. Compaction and ditching have decreased

[2:57:20] Voice 6: the effectiveness of soils in absorbing moisture.

[2:57:24] Voice 6: The logging has reduced the biomass on the site

[2:57:29] Voice 6: and the forest capacity to use and transpire moisture

[2:57:34] Voice 6: from the soil into the air.

[2:57:36] Voice 6: And this combination of compaction, ditching and logging

[2:57:41] Voice 6: has increased the volume and the intensity

[2:57:45] Voice 6: of surface water that moves across the site,

[2:57:47] Voice 6: of which there's a fair amount being at the base of Mount Park.

[2:57:53] Voice 6: These disturbances, of course, are not limited to this proposed affordable housing lot.

[2:57:58] Voice 6: They are also prevalent on surrounding properties on all sides of this proposed area to varying degrees.

[2:58:09] Voice 6: There's been land clearing and development for residential and agricultural purposes throughout that area.

[2:58:17] Voice 6: It is worth noting that that area is on along the margins of sort of a tract of forest that reaches from Mount Park over to Helen Point.

[2:58:30] Voice 6: Yeah, so it is along the margins of that in terms of ecological value.

[2:58:36] Voice 6: Where, what else do I have here? Right. So, moving into the site inventory and the mapping.

[2:58:45] Voice 6: we showed three primary ecological communities. Is it possible to share my screen? Probably it is,

[2:58:52] Voice 6: yes. I'm just going to take a second here to get this up. Hopefully you can see my screen now,

[2:59:00] Voice 6: and I have a map. This shows an overview of the site. There's a bunch of lines and colors

[2:59:07] Voice 6: where the proposed lot is going to occur, and then you can see from the bottom right of my screen

[2:59:14] Voice 6: through to the Helen Point area.

[2:59:18] Voice 6: There's a sort of tract of forest

[2:59:19] Voice 6: and this lot is situated on the margins

[2:59:22] Voice 6: and you can see the other residential

[2:59:24] Voice 6: and agricultural development around the site.

[2:59:27] Voice 6: I think there's more logging that's occurred in here

[2:59:30] Voice 6: since this aerial photography was taken back in 2017.

[2:59:35] Voice 6: So this isn't a full representation

[2:59:37] Voice 6: of the fragmentation that's occurred.

[2:59:40] Voice 6: But moving in in scale,

[2:59:43] Voice 6: getting a little bit closer we can see the ecological inventory work that was completed so

[2:59:54] Voice 6: we found a narrow strip of relatively dry

[3:00:00] Voice 6: moderately rich and relatively intact forest

[3:00:04] Voice 6: that includes a few large veteran Douglas fir trees

[3:00:08] Voice 6: that have been previously mentioned

[3:00:09] Voice 6: along the southern boundary of the proposed lot

[3:00:12] Voice 6: adjacent to Village Bay Road.

[3:00:14] Voice 6: And you can see that EC1 right here in a bright green color

[3:00:19] Voice 6: and these big brownish circles represent

[3:00:23] Voice 6: a general rooting zone of the large veteran

[3:00:29] Voice 6: Douglas fir trees that were found on the site, and you can see there's a few more in other areas,

[3:00:35] Voice 6: but this is the narrow strip along Village Bay Road of that drier, more intact ecosystem.

[3:00:45] Voice 6: We found a very moist and wet rich soil regenerating forest area that was logged

[3:00:57] Voice 6: roughly 15 years ago and has quite heavily impacted soils from the road building and the

[3:01:05] Voice 6: landing sites and has been impacted by the ditching that's been talked about. And that is

[3:01:12] Voice 6: this ecological community too. It's divided in a couple. It's 2.1, 2.2, and 2.3. This gray area in

[3:01:21] Voice 6: the middle of the lot represents the very compacted site where there must have been some log sorting

[3:01:26] Voice 6: and things like that taking place.

[3:01:28] Voice 6: And the other areas, while impacted from the ditching

[3:01:31] Voice 6: and some of the roads that are moving through them,

[3:01:34] Voice 6: are a little, their soils are a little bit better shape.

[3:01:38] Voice 6: All of these, of course, are regenerating now

[3:01:41] Voice 6: with a lot of alder and some grand fir and fir growing up.

[3:01:48] Voice 6: And then finally, we found a bit of a drier, better drained,

[3:01:52] Voice 6: also rich soil area that was subject to the same logging

[3:01:56] Voice 6: as in ecosystem two, but has a bit different,

[3:02:01] Voice 6: their soils fared a little bit better

[3:02:03] Voice 6: because they were drier and better drained.

[3:02:06] Voice 6: And that's over in this on the west side

[3:02:11] Voice 6: of the property here, okay?

[3:02:17] Voice 6: Now, given the current state of the land

[3:02:19] Voice 6: and given the development

[3:02:20] Voice 6: of a 10 unit affordable housing project,

[3:02:23] Voice 6: the report then made several recommendations

[3:02:26] Voice 6: recommendations for protecting ecological values. And in summary, those were to minimize forest

[3:02:33] Voice 6: fragmentation by keeping the development compact and centralized, protecting the remnant old forest

[3:02:39] Voice 6: structures such as the veteran Douglas fir trees that were found in ecological community one

[3:02:44] Voice 6: represented by those brown dots on the map, and as well as retaining as much natural forest structure

[3:02:52] Voice 6: on the site as possible outside the immediate development footprint and then to minimize

[3:03:00] Voice 6: impacts to the areas that are characterized by moist or wet soils which tend to be more susceptible

[3:03:05] Voice 6: to compaction and damage from any kind of development or use and keep the development

[3:03:13] Voice 6: on the drier soiled sites and then also recommended including plans for restoration of

[3:03:20] Voice 6: of the areas that were damaged, the soils and the hydrology that was damaged, as well as measures to

[3:03:27] Voice 6: enhance wildlife habitat in the areas outside of the development footprint. And so having reviewed

[3:03:35] Voice 6: the current version of the proposed site plan, along with the wetland restoration design report

[3:03:41] Voice 6: that was prepared by Rob and Anne's child, and also the results of the consultation with

[3:03:47] Voice 6: professional arborist i feel that the housing society is taking a significant steps towards

[3:03:53] Voice 6: uh protecting the ecology of the site uh while achieving their goals for an affordable housing

[3:03:59] Voice 6: project so that's concludes my report thank you very

[3:04:04] Voice 6: much hey

[3:04:06] Trustee Rogers: thank you mr erickson i think mr

[3:04:08] Trustee Rogers: Mr. Kohut was then going to present, find

[3:04:15] Voice 4: him, promote him.

[3:04:26] Voice 4: There he is, you're unmuted, there he is, there he is.

[3:04:45] Trustee Rogers: Hello.

[3:04:46] Voice 25: Hello, you can hear me now?

[3:04:48] Trustee Rogers: We can now hear and see you, thank you very much.

[3:04:51] Voice 25: Thank you very much and very pleased to be here today

[3:04:56] Voice 25: with you to discuss the groundwater reports that I prepared for the proposed

[3:05:03] Voice 25: housing project. There were two reports. One was done in September of 2020. The

[3:05:11] Voice 25: other report was done in November 2020. The first report dealt with the

[3:05:17] Voice 25: prospects of obtaining a suitable water supply on the property for the project

[3:05:24] Voice 25: and the second report dealt with the testing the drilling of a well and the testing of that well

[3:05:32] Voice 25: and monitoring the effects of that testing both of those reports were available on the

[3:05:41] Voice 25: on the trust committee website if anyone has seen them there could I start with the first slide

[3:05:50] Voice 25: David well

[3:05:58] Voice 22: and I actually don't have your report did you email it to me or to

[3:06:03] Voice 22: Deb no

[3:06:12] Voice 25: Deborah I don't know if if you have access to the slide that I sent you

[3:06:19] Voice 25: Alan

[3:06:26] Voice 9: I don't I didn't receive any anything from you in the last couple of

[3:06:30] Voice 9: days as far as I can see mr.

[3:06:38] Trustee Rogers: God do you have you have your slides on your own

[3:06:41] Trustee Rogers: computer because we can give you unless planner chadwick has a suggestion we can give you control

[3:06:51] Voice 13: yeah i mean the other alternative would be that he could send it to me and then i can

[3:06:55] Voice 13: show it if uh why

[3:06:59] Voice 25: don't i send that to you right now yep

[3:07:01] Voice 13: um

[3:07:04] Voice 25: i don't know if i have your email or

[3:07:05] Voice 25: not um

[3:07:07] Voice 13: it's n chadwick at islandstrust.bc.ca w

[3:07:16] Voice 25: -i-c-k yep

[3:07:18] Voice 13: actually

[3:07:19] Trustee Rogers: why don't we do this why

[3:07:21] Trustee Rogers: don't we stand down for five minutes and we'll have a little comfort break you can work that

[3:07:25] Trustee Rogers: out and we'll come back and start with mr kohat and hopefully we got this worked out so we could

[3:07:30] Voice 16: stop

[3:07:30] Trustee Rogers: we'll just stand

[3:07:31] Trustee Rogers: down you get you guys go ahead and work it out and nurissa you can get his

[3:07:35] Trustee Rogers: report up okay

[3:07:36] Voice 25: just want to clarify that uh email again please n chadwick at islandstrust.ca

[3:07:44] Voice 25: dot

[3:07:45] Voice 13: bc sorry

[3:07:47] Voice 25: could you give me that again please here

[3:07:51] Voice 13: let me see al i think i might have your

[3:07:53] Voice 13: address in my uh okay so it's n c-h-a-d-w-i-c

[3:08:01] Voice 13: -k at islandstrust

[3:08:04] Voice 25: islandstrust yes dot

[3:08:05] Voice 13: bc.ca

[3:08:08] Voice 25: .bc.ca. Okay.

[3:08:53] Voice 13: Have you sent it?

[3:08:55] Voice 25: Sorry, I'm just... I

[3:08:57] Voice 13: just sent you an email,

[3:08:58] Voice 13: so you can just reply

[3:08:59] Voice 13: to that.

[3:09:00] Voice 25: Okay, I'm just going to do the attachment here.

[3:09:03] Voice 13: Oh, yeah, no problem.

[3:09:30] Voice 25: Okay, I just sent it.

[3:09:32] Voice 13: Probably just take a moment. Is it a very large file?

[3:09:40] Voice 24: It's about, it's not that large, no.

[3:09:44] Voice 24: No,

[3:09:44] Voice 13: it shouldn't be.

[3:09:45] Voice 13: In a moment.

[3:10:02] Voice 13: And you're not able to share your screen?

[3:10:09] Voice 25: Not exactly, no.

[3:10:14] Voice 13: So usually like when you go to the bottom of the screen,

[3:10:17] Voice 13: things sort of pop up

[3:10:18] Voice 13: and there's one that says share screen.

[3:10:22] Voice 13: But if you're not seeing that,

[3:10:28] Voice 13: then it must be a function of the-

[3:10:31] Voice 25: I see the share screen.

[3:10:33] Voice 25: I just wonder why this hasn't gone

[3:10:35] Voice 25: yet.

[3:10:39] Voice 13: You could try it.

[3:10:40] Voice 13: do you want to try to try sending

[3:10:41] Voice 13: it again um it's not it hasn't arrived in my inbox yet so

[3:10:49] Voice 13: your bandwidth must be fairly low i'm not sure if it would have left yours yet

[3:10:53] Voice 13: it's

[3:11:01] Voice 25: probably going through the iCloud so um it's six megabytes i'm going to send it again

[3:11:14] Voice 25: okay how

[3:11:26] Voice 4: are we doing not

[3:11:29] Voice 13: quite there we're getting there okay

[3:11:31] Voice 25: it should be gone now i hope

[3:11:36] Voice 25: we

[3:11:39] Voice 13: need better internet oh yeah okay got it all right

[3:11:51] Voice 4: okay great okay so yeah

[3:11:53] Voice 13: i've got it open so

[3:11:54] Voice 13: i will okay um i can share this hang on a sec you

[3:12:26] Voice 16: see that now yes okay i

[3:12:32] Trustee Rogers: can see it now let me let

[3:12:35] Trustee Rogers: me just make sure the um trustee dodds is back and uh there she is and so uh we'll uh reconvene

[3:12:46] Trustee Rogers: and carry on thanks very much okay

[3:12:52] Voice 13: now you can just tell me when you want you want me to forward

[3:12:55] Voice 13: the slide okay

[3:12:56] Voice 25: oh certainly okay thank you well apologize everyone for that uh interruption and

[3:13:04] Voice 25: break but anyway this is the um one of the figures from the report uh the second report and um it

[3:13:13] Voice 25: shows the pumped well i don't know if um you can you can indicate with an arrow or um that's great

[3:13:21] Voice 25: The pumped well on the subject property, which is identified with a well tag number.

[3:13:28] Voice 25: This is WID 43943.

[3:13:31] Voice 25: But you will notice there are many other wells in this region, particularly down the slope of the well that was drilled for the housing development.

[3:13:42] Voice 25: And most of these wells have well tag numbers.

[3:13:45] Voice 25: numbers. This is the WTN number and this just means it's a number that's given to the well

[3:13:53] Voice 25: when it's in the provincial wells database. Now some of the wells do not have well tag

[3:14:00] Voice 25: numbers because they're not in the database and they're indicated by alphabetical designations

[3:14:13] Voice 25: such as F, well H, well C, D, et cetera.

[3:14:19] Voice 25: And those wells I found in the field during a door-to-door survey,

[3:14:25] Voice 25: and some were also provided to me by landowners.

[3:14:31] Voice 25: Anyway, the pumped well was tested in November of 2020.

[3:14:40] Voice 25: 2020 and during the pumping test we monitored three other wells observation well a which is

[3:14:50] Voice 25: a spring on the property if you could point that where that is out near village bay road just to

[3:14:57] Voice 25: the south there there and then we monitored another well on the property observation well one

[3:15:06] Voice 25: there and then we also monitored a well to the northwest observation well number number two

[3:15:16] Voice 25: closer to the ocean on on the west side off maple road there yeah top

[3:15:26] Voice 25: there that's well yeah that

[3:15:28] Voice 25: was the other well that we monitored during the pumping test so this map it doesn't show every

[3:15:35] Voice 25: well in the region and there's reasons for that, but it does show a significant number of wells down

[3:15:42] Voice 25: slope of the subject property. Could I have the next slide please? The second slide please, Narissa.

[3:15:54] Voice 25: Yeah, now this is, I'll go back please, the second slide in the series. Yes, this slide,

[3:16:06] Voice 25: This shows water levels in the provincial observation well on main islands. It's located

[3:16:17] Voice 25: in the central part of the island and has been there for the last 50 years so it's got quite

[3:16:23] Voice 25: an extensive record. This shows the highs and lows historically and the blue line

[3:16:31] Voice 25: shows the trend of the water level in that particular well

[3:16:35] Voice 25: during the 2019-2019 period.

[3:16:42] Voice 25: And to the right side of that well

[3:16:45] Voice 25: shows when the pumping test was conducted

[3:16:47] Voice 25: on the subject property.

[3:16:53] Voice 25: This was in early October,

[3:16:55] Voice 25: and the trend in the observation well

[3:17:00] Voice 25: well, was going down at that time and was close to the normal or median value for that

[3:17:09] Voice 25: time of year.

[3:17:09] Voice 25: So basically this pumping test was carried out when water levels were declining in the

[3:17:18] Voice 25: observation well.

[3:17:19] Voice 25: This doesn't necessarily mean that this was the situation across the entire island at

[3:17:26] Voice 25: the time, but it is fairly representative of the general conditions in terms of water level

[3:17:32] Voice 25: fluctuations. So could I have the next slide please? So this just summarizes the information

[3:17:42] Voice 25: on the water supply well. It was drilled by Red Williams Well Drilling to a depth of 140 feet.

[3:17:50] Voice 25: It's at an elevation of about 40 feet above sea level. The initial water level when constructed

[3:17:58] Voice 25: was 25 feet below ground and then that water level

[3:18:03] Voice 25: subsequently rose after the drilling.

[3:18:07] Voice 25: The drilling encountered a major water bearing fracture zone

[3:18:11] Voice 25: at 106 to, I can't see that number because of the,

[3:18:21] Voice 25: but anyway, it's about 110 feet below ground

[3:18:26] Voice 25: and it was producing 20 US gallons per minute

[3:18:29] Voice 25: it as estimated by the driller when it was first drilled. And the well is completed in sedimentary

[3:18:36] Voice 25: bedrock aquifer 619, which is the aquifer classified by the, was classified by the

[3:18:43] Voice 25: Ministry of the Environment. It's part of the Joffrey Formation and principally composed of

[3:18:49] Voice 25: sandstone. And could I have the next slide, please? The next slide just shows you the results of the

[3:18:58] Voice 25: the of the testing of the well it was tested at a constant rate for 72 hours between October 3rd

[3:19:05] Voice 25: and 6th 2020 at a pumping rate of 3.13 US gallons per minute and the water level at that time was

[3:19:15] Voice 25: 15.16 feet below ground the drawdown at the end of the pumping test was 3.78 feet utilizing only

[3:19:26] Voice 25: only 4.2% of the available drawdown in the well.

[3:19:32] Voice 25: And if that is extrapolated to 100 days of pumping,

[3:19:36] Voice 25: only 8.4% of the available drawdown in this well

[3:19:40] Voice 25: would be utilized at that pumping rate

[3:19:43] Voice 25: of 3.13 US gallons per minute.

[3:19:46] Voice 25: So I estimated the yield, long-term yield of that well

[3:19:50] Voice 25: on a sustainable basis, no larger, no greater

[3:19:55] Voice 25: than the rate at which the well was pumped

[3:19:58] Voice 25: because that's where we have the verified data.

[3:20:01] Voice 25: And that's 3.13 US gallons per minute.

[3:20:05] Voice 25: The estimated demand of this housing project

[3:20:09] Voice 25: is about a third of that,

[3:20:12] Voice 25: which is 1.35 US gallons per minute.

[3:20:15] Voice 25: And it's based on 32 person occupancy

[3:20:21] Voice 25: using 50.6 imperial gallons per day per capita and i understand from deborah that that

[3:20:29] Voice 25: occupancy rate is is not going to be that high now only 26 persons but at the demand rate of

[3:20:37] Voice 25: 1.35 us gallons per minute only a very small percentage of the available drawdown in the

[3:20:43] Voice 25: well would be utilized after 100 days of pumping providing a very significant safety factor

[3:20:52] Voice 25: During this testing period, all three of the sites that we monitored showed no discernible effects of the pumping.

[3:21:01] Voice 25: And this tends to make sense because there was very little drawdown in the pumping well itself.

[3:21:08] Voice 25: So it's highly unlikely that any of the neighboring wells

[3:21:15] Voice 25: were affected or would be affected

[3:21:19] Voice 25: with the use of this particular well.

[3:21:22] Voice 25: There's no other, I've got no more to add at this point,

[3:21:27] Voice 25: but I'd be very happy to answer questions as they arise.

[3:21:30] Voice 25: Thank you very much.

[3:21:32] Trustee Rogers: Thank you, Mr. Cohut.

[3:21:34] Trustee Rogers: I'll go back to Deborah Boldman now.

[3:21:37] Trustee Rogers: Do you have anything further in terms of the presentation from the Maine Island Housing Society?

[3:21:46] Voice 9: Well, thank you.

[3:21:47] Voice 9: I would really like to thank both Keith and Al for their presentations.

[3:21:52] Voice 9: And I don't have anything right now to add to that.

[3:21:59] Voice 9: We're happy to move on.

[3:22:01] Trustee Rogers: Thanks.

[3:22:02] Trustee Rogers: Thank you for that.

[3:22:03] Trustee Rogers: So what I'm going to ask is, I know you have two other people.

[3:22:06] Trustee Rogers: I think Robin, sorry.

[3:22:11] Trustee Rogers: Robin

[3:22:11] Voice 9: Anshult. Actually, if we have time, you asked me if I had something else. If we have time,

[3:22:18] Voice 9: it would be really nice if Robin could offer her comments on the restoration.

[3:22:26] Voice 9: If we have time to do that, I note that we might have some time. She'd be ready to do that.

[3:22:34] Trustee Rogers: Robin, sorry, is it Anshult? Is that her last name?

[3:22:40] Voice 9: are

[3:22:41] Trustee Rogers: you in a position to do that briefly before we turn to questions hello welcome

[3:22:46] Trustee Rogers: yes

[3:22:49] Voice 19: i'd be happy to do that okay perfect

[3:22:52] Voice 19: thanks i think it would be helpful if someone put up

[3:22:57] Voice 19: the restoration design map that you showed earlier deborah sure

[3:23:03] Voice 9: david all right you can do that

[3:23:06] Voice 9: Mr.

[3:23:09] Trustee Rogers: Brown if you could yeah I know the map you're talking about is it that one or is it the further

[3:23:21] Voice 19: one that's that's fine thank you so um you you just my my connection was a little funny there

[3:23:29] Voice 19: just as you were speaking Deborah I think you just wanted me to give a little bit of an overview

[3:23:33] Voice 19: of the wetland restoration plan is that correct that

[3:23:37] Voice 9: is correct yes thanks thanks Robin okay so

[3:23:41] Voice 19: So, yes, thank you to everybody who's presented and thank you to everyone who's here today.

[3:23:47] Voice 19: So I was asked by Main Island Housing Society to look at this site and we looked together at the potential lots, two and three, for opportunities for wetland restoration.

[3:24:02] Voice 19: restoration and it was great to be able to rely on the report that Keith had prepared about the

[3:24:08] Voice 19: site that really helped me focus on the areas that he had identified as being impacted by past

[3:24:14] Voice 19: logging and I know that one of the concerns that was brought to my attention by Main Island Housing

[3:24:20] Voice 19: Society is concerns from residents who are on lots to the north of this site who are receiving a lot

[3:24:28] Voice 19: of runoff in the winter months and so one of the things that I was asked is are there opportunities

[3:24:32] Voice 19: for restoration that would help mitigate that and certainly you know looking at this site

[3:24:39] Voice 19: this is a north-facing site that has a lot of runoff in the winter time and previously had

[3:24:47] Voice 19: a large forested cedar wetland and as David put it I thought very succinctly and well

[3:24:56] Voice 19: You know, yes, there are opportunities here for restoration and remediation by restoring or building some wetland ponds that would have the benefit of providing, you know, adding beauty to the landscape and adding enjoyment for the residents of the land.

[3:25:13] Voice 19: but also provide really important habitat for our bat species at risk in the Gulf Islands,

[3:25:19] Voice 19: as well as potentially breeding habitat for, well, certainly for tree frog and potentially

[3:25:24] Voice 19: for red-legged frog, which is a species of conservation concern. So there's the opportunity

[3:25:29] Voice 19: to build some small ponds here. And I'm going to say build rather than restore, because

[3:25:35] Voice 19: likely historically there wouldn't have been ponds in these precise locations. But given the

[3:25:41] Voice 19: changes that we've made to the landscape as a whole this gives us an opportunity to restore

[3:25:45] Voice 19: some of that habitat that's been lost on the larger scale and to add it into this site adding

[3:25:50] Voice 19: to the potential for biological diversity of the site but the other piece that that to me is really

[3:25:57] Voice 19: important here is that the ditching and the drainage and the site compaction you know we

[3:26:03] Voice 19: have the opportunity to restore that and remediate that by by removing that compaction and restoring

[3:26:09] Voice 19: the topography that will allow a large cedar forest to re-establish and what's making that

[3:26:17] Voice 19: what's difficult or really what's the limiting factor that makes it difficult for cedar to

[3:26:23] Voice 19: re-establish now is that this area was cleared and used for agriculture and so that that natural you

[3:26:30] Voice 19: know micro topography of of hummocks and rises and dips that you find in a mature cedar forest

[3:26:36] Voice 19: was removed, the area was flattened so that it'd be suitable potentially for crop raising,

[3:26:43] Voice 19: but more probably for pasture is probably what it was used for historically. So that's one of

[3:26:48] Voice 19: the things that we can do with a restoration is restore that microtopography. And by creating

[3:26:54] Voice 19: those slightly raised hummocks, that creates an opportunity for cedar to reseed naturally or for

[3:27:01] Voice 19: it to be planted and one of the things I'd like to add about that is that you know typically in

[3:27:06] Voice 19: housing development anywhere in British Columbia but but also obviously in the Gulf Islands

[3:27:11] Voice 19: any clearing that's done so trees that are harvested if they're if it's merchantable

[3:27:16] Voice 19: timber the the logs might be used but other than that the slash and the stumps are typically burned

[3:27:22] Voice 19: on site and that's that's really typical across British Columbia and so here we have an opportunity

[3:27:27] Voice 19: to recuperate like to take all of that slash and in this case the trunks as well because they're

[3:27:33] Voice 19: smaller trees and incorporate them into the restoration so that we're preventing that carbon

[3:27:39] Voice 19: from entering the atmosphere and helping to restore really the fertility of the site by

[3:27:45] Voice 19: adding coarse woody debris back into the area so I will leave my comments at that for now but I'm

[3:27:51] Voice 19: really happy to take questions if anyone has questions or would like additional information

[3:27:55] Voice 19: Thank you.

[3:27:58] Trustee Rogers: Okay, thank you very much for that.

[3:28:00] Trustee Rogers: And I know we have at least one other person here

[3:28:03] Trustee Rogers: as a potential person to answer questions besides Robin.

[3:28:07] Trustee Rogers: I'm not sure who that was.

[3:28:11] Voice 9: That's Kaylee Wiseman, Dan.

[3:28:13] Trustee Rogers: Right.

[3:28:14] Trustee Rogers: So perhaps we can promote Kaylee.

[3:28:18] Trustee Rogers: And maybe what I would ask is perhaps all of you could sort of leave your camera off

[3:28:23] Trustee Rogers: and we'll decide who can answer questions as they come up.

[3:28:27] Trustee Rogers: But if we can promote Kaylee as well.

[3:28:30] Trustee Rogers: Narissa, can I have you back for a minute?

[3:28:36] Trustee Rogers: Thanks.

[3:28:37] Trustee Rogers: Now, I think we had a couple of slides you and I were going to go through before I opened the door.

[3:28:42] Trustee Rogers: I'm sorry, open the door.

[3:28:43] Trustee Rogers: Open the floor.

[3:28:45] Trustee Rogers: Good questions.

[3:28:48] Trustee Rogers: Do you want to put those back up and you and I can sort of talk about?

[3:28:51] Trustee Rogers: We got some questions in advance and some of them we're going to try and answer.

[3:28:56] Trustee Rogers: I think some may have been answered during the presentations, but hopefully some of them will get answered by this, by the planner and I, and then we'll, and then what I'll do is we'll come around to questions from people, the attendees.

[3:29:16] Trustee Rogers: So why don't you start, Nerissa, and then I'll help you out if you need to.

[3:29:20] Voice 13: sure yeah so we got a few questions um from community members and um and we we basically

[3:29:28] Voice 13: um went through them and they they sort of fall into more or less into the next three

[3:29:36] Voice 13: the next four questions that we uh sort of have for you here um they were more or less a variation

[3:29:44] Voice 13: on these these questions um we we we we if we if we didn't uh if you feel like your question

[3:29:51] Voice 13: uh isn't answered and of course you'll probably have other questions then there's opportunities

[3:29:56] Voice 13: to ask um so one of the questions that has

[3:30:00] Voice 13: kind of come up um kind of periodically throughout the process and more recently through some of the

[3:30:06] Voice 13: correspondence um with uh with community members is the question of whether uh this proposal is

[3:30:12] Voice 13: consistent with the amenity provisions in the ocp um and so as i identified in in my

[3:30:20] Voice 13: presentation there there are sort of two provisions in the ocp i think that would

[3:30:25] Voice 13: would apply to this.

[3:30:27] Voice 13: One is the directly related to the affordable housing.

[3:30:30] Voice 13: So there are provisions in the OCP that do allow

[3:30:33] Voice 13: for additional density when it is related

[3:30:36] Voice 13: to affordable housing.

[3:30:39] Voice 13: So the other question is related to whether

[3:30:43] Voice 13: or not the second lot could be considered the amenity

[3:30:49] Voice 13: for the provision of, or sorry,

[3:30:54] Voice 13: if the provision of the second lot is consistent

[3:30:57] Voice 13: with the provision of an amenity.

[3:31:01] Voice 13: And it could be seen as consistent.

[3:31:05] Voice 13: Essentially, from a land use perspective,

[3:31:09] Voice 13: the provision of the ability to zone that land as affordable

[3:31:16] Voice 13: and that zoning can be seen as the amenity.

[3:31:19] Voice 13: I have identified a couple of sections of the OCP that sort of speak to this amenity zoning provision.

[3:31:27] Voice 13: And so in terms of the provision of affordable and special needs housing is specifically identified as a community amenity.

[3:31:40] Voice 13: And there is the ability for the LTC to provide additional density as a benefit to the provision of that type of amenity.

[3:31:59] Voice 13: So that is identified in the OCP.

[3:32:03] Voice 13: So that's the question.

[3:32:05] Voice 13: Do we want to, Chair Rogers, do we want to go through all of the questions first?

[3:32:08] Voice 13: or do we want to?

[3:32:09] Trustee Rogers: No, I'm going to comment on this one.

[3:32:12] Trustee Rogers: I just want to say that from our perspective,

[3:32:16] Trustee Rogers: from the local trust committees,

[3:32:18] Trustee Rogers: the key and from the plan perspective

[3:32:20] Trustee Rogers: is the phraseology says the LTC will need to decide

[3:32:25] Trustee Rogers: about the amenity.

[3:32:27] Trustee Rogers: And so as we go through this process

[3:32:29] Trustee Rogers: and we review, so these are possible amenities

[3:32:32] Trustee Rogers: that we may decide are appropriate

[3:32:34] Trustee Rogers: in terms of satisfying the OCP,

[3:32:36] Trustee Rogers: But it'll be up to the LTC and its discussions and deliberations to decide whether what they're seeing is consistent with the amenity provision of the OCP.

[3:32:48] Trustee Rogers: So it's just sort of a bit of a preface to some of the answers you may get some of your questions today.

[3:32:54] Trustee Rogers: They may be that, well, that'll depend on what the LTC decides, because we don't always agree on everything.

[3:33:00] Trustee Rogers: thing and and so we'll be just you know those are those are things we talk about and and neither I

[3:33:08] Trustee Rogers: nor trustee Dodds nor trustee Maude can speak definitively for the LTC until it's made a

[3:33:15] Trustee Rogers: decision about something so but thank you for that yeah I think you go on to the I'm done with

[3:33:20] Trustee Rogers: that if you want to go on the next question yeah

[3:33:22] Voice 13: okay so another question that we've had is will

[3:33:27] Voice 13: will the applicant be required to provide proof of sufficient funding prior to

[3:33:31] Voice 13: the beginning of the construction phase? So that, um, uh,

[3:33:36] Voice 13: the, that sort of falls the act, the, the proof of sufficient funding,

[3:33:41] Voice 13: um, that, that falls into sort of, uh, uh, an area beyond,

[3:33:46] Voice 13: beyond the re the actual rezoning. And I, and I think, um,

[3:33:52] Voice 13: from, from, um, from the planning perspective, um, that the,

[3:33:57] Voice 13: that one of the things that the LTC could decide to do

[3:34:02] Voice 13: is decide that the proof of funding

[3:34:04] Voice 13: actually be a condition of the rezoning

[3:34:08] Voice 13: or a condition of the subdivision.

[3:34:11] Voice 13: So that is sort of,

[3:34:15] Voice 13: so that would potentially be the point in time

[3:34:20] Voice 13: to consider that proof of funding.

[3:34:24] Voice 13: Chair Rogers?

[3:34:24] Voice 13: Yeah,

[3:34:25] Trustee Rogers: so let me let me just address this isn't this is something I didn't know if Ms. Debra was reacting to that answer, or.

[3:34:34] Trustee Rogers: So here's, here's what we always often hear from, I'm going to talk generically rather than specifically about this application because I happen to be chairing a few local trust committees that are doing affordable housing projects is people, some people in the members of the community say well why would you rezone it until you're done.

[3:34:54] Trustee Rogers: you know their funding is in place but the reality is that the funding formulas is that the funding

[3:35:00] Trustee Rogers: can't is that what we're told is the funding can't be accessed until the rezoning is either

[3:35:07] Trustee Rogers: completed or almost completed and so that's why we're going through our processes

[3:35:12] Trustee Rogers: with before we know whether the project's in place because bc housing and other funders say

[3:35:19] Trustee Rogers: say, well, we're not going to consider seriously your proposal until we know that you've got

[3:35:24] Trustee Rogers: something in the local government on board in terms of the nature of this proposal.

[3:35:30] Trustee Rogers: So I think probably we could decide it would be difficult if we did not proceed until we knew

[3:35:40] Trustee Rogers: they were funding, but it would be very difficult, if not impossible. But you could say, well,

[3:35:46] Trustee Rogers: Well, one of the conditions we put on subdivision is that they have their funding.

[3:35:53] Trustee Rogers: I wanted to address, of course, that specific question,

[3:35:56] Trustee Rogers: the sufficient funding prior to the beginning of the construction phase.

[3:36:01] Trustee Rogers: That's not really our responsibility.

[3:36:05] Trustee Rogers: Our responsibility is related to the land use and what's permitted on the land.

[3:36:10] Trustee Rogers: The actual construction phase will be controlled by the funders like BC Housing, et cetera.

[3:36:16] Trustee Rogers: uh and so and and will be based on what agreements we come to so um we can't i can't answer the

[3:36:25] Trustee Rogers: question we can't i don't believe and even in theory answer the question will they be required

[3:36:31] Trustee Rogers: to provide proof of sufficient funding prior to the beginning of construction uh rather will

[3:36:37] Trustee Rogers: we address the issue of funding in the relation to the rezoning or finally the subdivision and

[3:36:48] Trustee Rogers: whether we want to make that a condition for those which may or may not create its own difficulties

[3:36:54] Trustee Rogers: for the applicant. So those are things that we'll consider going forward. So that would be what I

[3:37:01] Trustee Rogers: wanted to say about that question.

[3:37:02] Voice 13: Yeah and so I would I would we've also got we've got we do have

[3:37:06] Voice 13: a member from bc housing um anna um and i can't see your last name right now because i can't see

[3:37:14] Voice 13: my screen here um um and this this may be an opportunity um for you to speak to um to the

[3:37:22] Voice 13: the funding and um i know we had some conversation uh that really the funders would not be fun would

[3:37:28] Voice 13: wouldn't be supporting a project if they didn't have confidence that it would move forward so um

[3:37:34] Voice 13: Anna, if you are on the line, I'm interested in speaking to this.

[3:37:40] Voice 13: You could maybe raise your hand.

[3:37:43] Voice 13: What's the name?

[3:37:46] Voice 13: It's Anna, and I'm just looking for...

[3:37:50] Trustee Rogers: Hi, right here.

[3:37:53] Voice 20: Apologies for the background.

[3:37:54] Trustee Rogers: Sorry.

[3:37:56] Trustee Rogers: Hi, Anna. Nice to meet you.

[3:37:58] Trustee Rogers: Oh, we had her. I saw her and then I lost her.

[3:38:02] Voice 20: No, I'm here. I'm here.

[3:38:05] Voice 20: Um, yeah, so apologies for the lack of video. I'll update that in a moment. But yeah, just to speak a little bit to the risk of not having rezoning. This is something that if the applicant does decide to proceed and apply to BC Housing for funding, we do see not having rezoning as a risk, and we do factor it into the evaluation.

[3:38:29] Voice 20: Now it's a competitive process for any of our funding applications and the projects do get ranked against one another.

[3:38:38] Voice 20: We of course look at the need and demand, at the capability of the proponent to deliver the project,

[3:38:44] Voice 20: at their capability to operate the project thereafter.

[3:38:47] Voice 20: So all of that ties into that one component, whether we allocate the funding or not.

[3:38:53] Voice 20: and in terms of construction funding this is something that we are responsible for we provide

[3:39:01] Voice 20: grants as well as financing and so the construction piece this is something that is

[3:39:06] Voice 20: a responsibility of BC Housing if the project is successful so I hope that answers it. Thank you

[3:39:14] Trustee Rogers: very much you may have we may have other questions and in fact the fourth question may come back to

[3:39:19] Trustee Rogers: you as well all right let's go to the third one uh planner chadwick yeah

[3:39:24] Voice 13: thanks for um stepping

[3:39:25] Voice 13: in there anna um and yeah if you could stay on with us for a little bit that would be great

[3:39:30] Voice 13: um thanks um yeah so that's our third question is what happens if the parcel is rezoned and

[3:39:35] Voice 13: subdivided and the housing is not is not provided so ultimately um the lot would remain um zoned

[3:39:44] Voice 13: as as it is um for uh and the covenants will remain in place so all of the decisions that

[3:39:51] Voice 13: have been made um covenants would be will have been registered on the property um and the housing

[3:39:58] Voice 13: agreement will be in place um the housing agreement the covenant will speak to the actual

[3:40:03] Voice 13: building location and and all of the restrictions and so essentially if it's not um if it's not

[3:40:11] Voice 13: provided that's that zoning those the covenant will remain in place so if it was to be purchased

[3:40:17] Voice 13: by someone else then they would need to conform with um um with uh with with the existing zoning

[3:40:24] Voice 13: um and and what's in the in the covenant and um and it wouldn't be able to be changed unless you

[3:40:29] Voice 13: went through a process to do so chair

[3:40:33] Trustee Rogers: rogers did you want to add no i i don't have anything to add

[3:40:35] Trustee Rogers: based on that particular question.

[3:40:38] Voice 13: Okay, so the fourth question here,

[3:40:42] Voice 13: what happens if the housing society fails to deliver?

[3:40:47] Voice 13: So essentially this is our question back to Anna.

[3:40:50] Voice 13: And this was really my answer to this.

[3:40:53] Voice 13: Anna was based on our conversation

[3:40:55] Voice 13: that the evaluation really focuses on,

[3:41:00] Voice 13: it wouldn't be supported unless it is seen to be

[3:41:03] Voice 13: that it will succeed um and that uh and that bc housing has a number of um of agreements and

[3:41:11] Voice 13: covenant uh required that would ultimately um would ultimately speak to uh what what happens

[3:41:20] Voice 13: at the point at which uh you know it's it's gotten that funding and it's moving forward so

[3:41:25] Voice 13: if you can speak to that a bit more that would be great thanks yeah

[3:41:28] Voice 20: so at the point of when we

[3:41:31] Voice 20: we approve projects for funding, we are quite sure that the project will be successful because

[3:41:38] Voice 20: we do evaluate it based on those parameters of risk versus success.

[3:41:43] Voice 20: Now, if at the point of time that we start the construction, something happens and there

[3:41:48] Voice 20: is a risk of default, before we advance first initial funding for construction, we do register

[3:41:56] Voice 20: a certain set of securities that's a mortgage and s219 covenants option to purchase and we also ask

[3:42:04] Voice 20: the society to sign a 60-year operating agreement now what all that means is that with the operating

[3:42:10] Voice 20: agreement we want to ensure that the project during their operate operations they are able

[3:42:17] Voice 20: to maintain the level of affordability that they're able to provide a high quality of

[3:42:23] Voice 20: of maintenance and service.

[3:42:25] Voice 20: And we conduct annual reviews and inspections

[3:42:29] Voice 20: to ensure that in terms of option to purchase

[3:42:34] Voice 20: that probably speaks best to the question at hand.

[3:42:38] Voice 20: And so that gives us an opportunity to step into a project

[3:42:42] Voice 20: if the housing provider defaults

[3:42:44] Voice 20: and we can then either take it on

[3:42:47] Voice 20: or assign a new housing provider working together

[3:42:51] Voice 20: with the with the community on making that happen and the s19 covenants that we ask to be

[3:43:00] Voice 20: registered on title that ensures that affordable housing is provided for the duration of the 60

[3:43:08] Voice 20: year upgrading agreements okay

[3:43:11] Trustee Rogers: thank you very much for that so those were the questions that

[3:43:16] Trustee Rogers: that were provided in advance.

[3:43:19] Trustee Rogers: I think that was it, wasn't it, Nerissa?

[3:43:22] Voice 13: Yeah.

[3:43:22] Trustee Rogers: Those are the four we agreed on.

[3:43:25] Trustee Rogers: So this is now, so now we're going to turn

[3:43:27] Trustee Rogers: to the opportunity for attendees,

[3:43:30] Trustee Rogers: and we still have 24, as well as some others that are here.

[3:43:37] Trustee Rogers: 24 people, if you have a question,

[3:43:40] Trustee Rogers: and so I wanted to reiterate what I said a little while,

[3:43:43] Trustee Rogers: while and I noticed we had a few people on the phone I think you hit star six don't you to put

[3:43:50] Trustee Rogers: your hand up on the phone that's my recollection so you want to reiterate something this is your

[3:43:57] Trustee Rogers: opportunity to get more information you've got one two three four five experts or consultants

[3:44:06] Trustee Rogers: or someone from the government here you've got the planner you've got the applicant and their

[3:44:11] Trustee Rogers: and their folks here, these are, you've also,

[3:44:13] Trustee Rogers: so you've got these opportunities to ask questions

[3:44:16] Trustee Rogers: and clarification for your, for the actual application.

[3:44:21] Trustee Rogers: Again, I would urge you to utilize this time

[3:44:26] Trustee Rogers: to get you the information you want,

[3:44:28] Trustee Rogers: to ask your questions, to try and get this information,

[3:44:30] Trustee Rogers: rather than tell us what you think about the proposal

[3:44:34] Trustee Rogers: so that you can, we can get that information.

[3:44:38] Trustee Rogers: There'll be plenty of opportunity for you

[3:44:40] Trustee Rogers: you to provide input. But I'll leave that to you and ask you to do that. And also ask you not

[3:44:48] Trustee Rogers: necessarily, well, you can ask it if you want, but if you ask questions about what the LTC is going

[3:44:54] Trustee Rogers: to do in a particular situation, you're not going to get a specific answer, because that's something

[3:45:01] Trustee Rogers: as I mentioned a few minutes ago, that we have to talk about in an open public forum after we hear

[3:45:07] Trustee Rogers: hear what the information is we have and make a decision on and between

[3:45:10] Trustee Rogers: ourselves. Well, having said all of that,

[3:45:12] Trustee Rogers: I'm going to open the floor to questions.

[3:45:14] Trustee Rogers: And the first person I see is John Hoth.

[3:45:17] Trustee Rogers: I

[3:45:17] Voice 11: just want to quickly interject, but for the person on the phone,

[3:45:22] Voice 11: it's star nine. It's star nine. If they want to raise their hand.

[3:45:25] Voice 11: Oh,

[3:45:26] Trustee Rogers: thank you very much.

[3:45:27] Trustee Rogers: There were two people on the phone at one point,

[3:45:30] Trustee Rogers: but I see there's only one now, but if they want to ask a question,

[3:45:34] Trustee Rogers: you put your hand up at star nine. Thanks a lot for,

[3:45:37] Trustee Rogers: correcting me. Mr. Hawk, please. And you're now in a position to unmute yourself. And if you wish,

[3:46:01] Trustee Rogers: turn your camera on. You know, it takes a moment sometimes. There you go.

[3:46:16] Voice 1: Who's on? Am I on? Okay, thank you. Thank you, Chair Rogers. Yeah, I have two questions. One,

[3:46:24] Voice 1: first of all, I have a question for the Housing Society. And going through the numbers that were

[3:46:29] Voice 1: presented relative to rental income, I sort of averaged things out and came to a number of about

[3:46:36] Voice 1: 10,000 gross dollars per month of rental income. We're talking $120,000 a year. I have no idea how

[3:46:47] Voice 1: they can possibly operate a rental operation of 10 units and pay all their bills, including their

[3:46:53] Voice 1: mortgage and loan payments $120 a year. I've looked at other societies and what they're

[3:47:01] Voice 1: trying to figure out. They figure the minimum value they need out of each particular unit

[3:47:07] Voice 1: is more than double that. So anyway, that's a question for the housing side. Is that a correct

[3:47:13] Voice 1: number or do they estimate their rental revenue to be more than $10,000 a month?

[3:47:18] Voice 1: So

[3:47:21] Trustee Rogers: Ms. Goldman or Mr. Brown, do either of you want to address that question?

[3:47:28] Voice 9: Ms. It's Deborah speaking here. I would like to say that as we mentioned

[3:47:34] Voice 9: in the presentation, these are placeholder numbers and they do depend on the relationship of what the

[3:47:41] Voice 9: household gross income is, as well as conversations and arrangements with BC Housing.

[3:47:49] Voice 9: As we go through this process, I'd like to perhaps, I'd like to suggest that we have Kaylee Wiseman speak to this a bit.

[3:48:01] Trustee Rogers: Oh, sure.

[3:48:02] Trustee Rogers: Perhaps you could interrupt, introduce yourself as well, Ms. Wiseman, as to who you are.

[3:48:07] Voice 18: Sure. Hello, everybody. My name is Kaylee Wiseman. Thank you for inviting me today, Deborah and team.

[3:48:13] Voice 18: I'm a housing consultant. I'm a planner by training and I work almost exclusively on below market projects,

[3:48:19] Voice 18: projects usually partnered with the federal government provincial or regional governments

[3:48:24] Voice 18: so I've been assisting in an advisory capacity to main island for just about two years now

[3:48:29] Voice 18: and I believe I met a lot of folks on this call last September when we had an outdoor public

[3:48:34] Voice 18: meeting on main island itself so Debra's correct John it's a great question at this point as you

[3:48:42] Voice 18: saw in the drawings the project is very conceptual in nature both in the design and operations

[3:48:47] Voice 18: operations component, as was highlighted in the presentation. As Debra said, the rent geared to

[3:48:53] Voice 18: income, as well as the affordable market, will fluctuate, not just on market conditions, but as

[3:48:59] Voice 18: new housing income limits or income limits from the federal government are posted. Also bearing

[3:49:04] Voice 18: in mind that this project is a number of years out from construction and therefore operations.

[3:49:10] Voice 18: So those numbers are conceptual. If there are operational deficiencies, we often seek those

[3:49:17] Voice 18: from our funding partners prior to approval for construction.

[3:49:21] Voice 18: I believe, as Anna mentioned, there's lots of securities

[3:49:24] Voice 18: with those public partners and agencies to ensure

[3:49:27] Voice 18: that these projects are operationally sufficient

[3:49:30] Voice 18: and sufficiently funded.

[3:49:33] Voice 18: So there's a variety of mechanisms to ensure that that happens

[3:49:36] Voice 18: well before a shovel is put to the ground.

[3:49:39] Voice 18: And I would say if BC Housing is a partner,

[3:49:42] Voice 18: someone like Anna can speak to that as well.

[3:49:45] Voice 18: Thank you.

[3:49:46] Voice 18: So,

[3:49:50] Trustee Rogers: did you have a second question, Mr. Hoff?

[3:49:53] Voice 1: Yes, I did. Thank you. As you're aware, I sent a list of questions to the

[3:49:59] Voice 1: Islands Trust. There were actually 15 questions. The most critical question was, I think the Island

[3:50:06] Voice 1: Trust needs to define what the amenity is. No one has come up with a specific statement saying,

[3:50:13] Voice 1: saying, this is what the Housing Society is going to be delivering in order for the Island Trust to

[3:50:19] Voice 1: provide this new zoning of a fairly well-protected property. The other issue that I ran into,

[3:50:28] Voice 1: and I had a discussion with a lawyer, actually two lawyers at the time. One of the questions I

[3:50:35] Voice 1: asked was, by entering into the housing agreement with the applicant, will the Island Trust

[3:50:40] Voice 1: trust then become a party to the agreement?

[3:50:43] Voice 1: And that's a very critical question, because if the island trust enters into this agreement,

[3:50:50] Voice 1: or you then, you the body, become party to that agreement and become financially liable

[3:50:59] Voice 1: if something falls apart in the whole process.

[3:51:02] Voice 1: And if you become financially liable, also so does every citizen on the island, because

[3:51:07] Voice 1: Because we're the ones that pay the taxes to you.

[3:51:09] Trustee Rogers: So if I can address that generally, we become party to the housing agreement, which is an

[3:51:17] Trustee Rogers: agreement which is attached to a bylaw, which is attached and has a number

[3:51:21] Trustee Rogers: of requirements

[3:51:25] Trustee Rogers: by the other party, i.e. the housing society, et cetera.

[3:51:29] Trustee Rogers: And I mean, I'm sure the planner can run this by our lawyers, but they're always extensively

[3:51:36] Trustee Rogers: intensively vetted by our legals, and I have never heard anybody express any concern that somehow we

[3:51:43] Trustee Rogers: become liable for the operation of the project, if that's what you're concerned about, or that's

[3:51:49] Trustee Rogers: what your question is, or comment.

[3:51:51] Voice 1: That's part of the question, and the fact that you now become

[3:51:54] Voice 1: the body that's responsible for ensuring that the ongoing process of providing rental units

[3:52:00] Voice 1: governance continues. And

[3:52:02] Voice 1: if at any time in the process, all of that falls apart

[3:52:05] Voice 1: as being part of the agreement, you are now liable. Yeah. So

[3:52:10] Trustee Rogers: I was a lawyer by trade

[3:52:13] Trustee Rogers: before I started this more advanced profession.

[3:52:20] Trustee Rogers: And I would be extremely surprised if that was

[3:52:28] Trustee Rogers: even in within the realm of possibility but i will i will suggest that the planner can

[3:52:34] Trustee Rogers: and just confirm that with our our council but i would and i i've reviewed a housing agreement

[3:52:39] Trustee Rogers: and i'm not i'm i'm fairly certain there is lots of exclusion clauses this is a this is basically

[3:52:46] Trustee Rogers: a one-way commitment um from the from the the proponent to the island's trust to that they

[3:52:55] Trustee Rogers: They will do a number of things to ensure.

[3:52:57] Trustee Rogers: And it's basically what it's intended to do.

[3:53:00] Trustee Rogers: And the planner can speak to this.

[3:53:01] Trustee Rogers: But what it's intended to do is to satisfy us that if we're going to grant this particular amount of density,

[3:53:10] Trustee Rogers: that what's going to be delivered is what has been set out for us, as you say, the amenity.

[3:53:20] Trustee Rogers: So that's what it's intended to do.

[3:53:22] Trustee Rogers: So it's a contractual commitment by the Housing Society to do what they're going to do.

[3:53:27] Trustee Rogers: And we attach it as a housing agreement in a bylaw and attach it to the land.

[3:53:32] Trustee Rogers: It also gets registered against the title so that we're sure that that will remain there and that that's the only use that will be put.

[3:53:41] Trustee Rogers: But I'm quite prepared to say to Nerissa, you know, next time you're talking to her, you can ask the question, are we going to be responsibly come to housing provider?

[3:53:51] Trustee Rogers: But as you heard, and Anna can tell you this, the system is set up that if, for whatever reason, the housing society fails, it's actually the funder, it's the province that's intended to step in and insure.

[3:54:09] Trustee Rogers: Because they're the actual housing provider.

[3:54:12] Trustee Rogers: We're just the land use organizer.

[3:54:14] Trustee Rogers: Just.

[3:54:15] Trustee Rogers: We're just the land use organizer.

[3:54:16] Voice 1: Okay.

[3:54:17] Voice 1: But in reality, it is a cash 22, because in order to get the funding, the housing society has to become the the owner of the property.

[3:54:29] Voice 1: How do you reverse the whole thing if the funding falls apart?

[3:54:33] Trustee Rogers: Well, that that was the question I think that was asked earlier that Nerissa answered that what happens if the rezoning goes all the way through?

[3:54:43] Trustee Rogers: And I think there's an example of that on Main Island over by the seniors zoning, is there not? I see Trustee Dodds nodding her head, where that property was rezoned and is still rezoned, but it's never happened. Yeah, go ahead, Trustee Dodds.

[3:54:59] Voice 8: No, I was involved. Sorry,

[3:55:01] Voice 8: I was involved with that.

[3:55:02] Trustee Rogers: Okay,

[3:55:02] Voice 8: but the reality is that the trust committee at many times to discuss the church zoning. And as a trustee we have opted to leave the zoning in place we can take away zoning we can give zoning, and we can remove zoning.

[3:55:16] Voice 8: And as

[3:55:17] Voice 8: a local trust committee my understanding is we have the power, then to down zone if a project didn't go through.

[3:55:25] Voice 1: So that's our option.

[3:55:26] Voice 8: Okay.

[3:55:27] Voice 1: Because what happened with the older housing property that belonged to the

[3:55:33] Voice 1: diocese, the property was simply returned back to the diocese. It was sold to the housing society

[3:55:38] Voice 1: for a dollar with a number of restrictive clauses. Those restrictive clauses made the project

[3:55:48] Voice 1: inoperable, so the property was simply handed back to the diocese with no change.

[3:55:53] Voice 1: change but

[3:55:53] Trustee Rogers: with the same zoning with the change to zoning uh

[3:55:59] Voice 1: under the diocese restrictive

[3:56:01] Voice 1: covenants yeah okay yeah yeah okay

[3:56:04] Trustee Rogers: mr hop if i could i'm going to move on to another question

[3:56:07] Trustee Rogers: and then i'm

[3:56:08] Voice 1: sorry i don't want to i don't want to tie it up okay

[3:56:10] Trustee Rogers: oh you can come feel free to

[3:56:11] Trustee Rogers: come back um uh i have cat i'm sorry the last name is i'm going to if any how it's it's uh i

[3:56:21] Trustee Rogers: I probably have ruined that last name, but welcome.

[3:56:34] Voice 10: Oh, hi there.

[3:56:36] Voice 16: Hi.

[3:56:37] Voice 10: Sorry, I've never been moved up to a panelist, so I didn't realize it was going to completely

[3:56:42] Voice 10: take me out of Zoom and reload.

[3:56:43] Voice 10: So I had a couple of questions in regards to the splitting of income levels for potential

[3:56:54] Voice 10: renters in this scenario.

[3:56:55] Voice 10: So I assume that actually this is a question more so focused on our housing society group or Deborah.

[3:57:03] Voice 10: As I saw from your breakdown, only two of the housing units would be going at a rate that's particular to those who are on government assistance.

[3:57:14] Voice 10: It's great that that's an option.

[3:57:16] Voice 10: option but the the difference between like there's there's a huge group of people in between

[3:57:21] Voice 10: being government supplemented and making forty thousand dollars a year and I'm not sure if I

[3:57:30] Voice 10: understood that you had to have a minimum household income of forty thousand dollars a year to get

[3:57:35] Voice 10: to the second level the five units that were thirty percent of income was I incorrect in

[3:57:41] Voice 10: in understanding that?

[3:57:43] Trustee Rogers: Well, let's get that, that's a good question.

[3:57:45] Trustee Rogers: So let's get clarity around that.

[3:57:47] Voice 9: Sure, I can speak to that.

[3:57:49] Voice 9: Thanks, Kat, it is a good question.

[3:57:51] Voice 9: The 40,000 figure is the limit,

[3:57:54] Voice 9: the upper limit of the income we allowed for,

[3:57:58] Voice 9: that is the rent geared to income RGI units.

[3:58:01] Voice 9: And so those units are based on the household income

[3:58:06] Voice 9: of 30% of their household income will be the rent.

[3:58:09] Voice 9: And people who earn higher than those upper housing income limits will not be eligible for that rent geared to income unit.

[3:58:18] Voice 10: Perfect. I had completely misunderstood how that was presented. So thank you. That is exactly what I wanted to hear.

[3:58:25] Voice 10: Not easy to understand. Thanks, Kat.

[3:58:27] Trustee Rogers: And

[3:58:28] Voice 10: did you have

[3:58:28] Trustee Rogers: a second question?

[3:58:30] Trustee Rogers: question i

[3:58:31] Voice 10: do um in regards to uh the layouts that were shown of uh what is intended to be built

[3:58:39] Voice 10: there was also two spots listed as uh potential building uh a and b on i think it was lot two

[3:58:49] Voice 10: right and i was wondering if i if i missed i'm sorry there was i was actually simultaneously

[3:58:55] Voice 10: simultaneously watching two meetings at once I was wondering whether those were for future

[3:59:01] Voice 10: builds or additions or an alteration on the plan I

[3:59:09] Voice 16: could

[3:59:11] Voice 9: tackle that too since I'm up

[3:59:13] Voice 9: those are possible building future building sites those this lot two and lot one are going to

[3:59:19] Voice 9: remain under the ownership of the owner the current owner right now if the land becomes

[3:59:26] Voice 9: become subdivided and there's a second lot created, then there will be a declared building

[3:59:32] Voice 9: area or a possible option of two, depending on what the trustees, how they want to proceed on

[3:59:39] Voice 9: that. And that would be for a future owner. Okay, perfect. So

[3:59:44] Trustee Rogers: if I can put it slightly

[3:59:45] Trustee Rogers: different, if you look at it from the other side, they would be, the theory is that with

[3:59:50] Trustee Rogers: with the restrictive covenant attached,

[3:59:52] Trustee Rogers: they would be the only potential building sites

[3:59:55] Trustee Rogers: on that property.

[3:59:56] Trustee Rogers: Everything else would be under some sort of...

[4:00:00] Trustee Rogers: That's the idea, is to identify what the potential

[4:00:02] Trustee Rogers: and then make sure that they couldn't be anywhere else.

[4:00:05] Trustee Rogers: And that leads, and I think it was, I think it was whoever it was.

[4:00:12] Trustee Rogers: Oh, I think it was David Brown that was talking about

[4:00:14] Trustee Rogers: how the forest could all then fill in.

[4:00:16] Trustee Rogers: He showed that chart with the forest.

[4:00:19] Trustee Rogers: Anyway, that's the idea.

[4:00:21] Voice 10: Wonderful. Thank you for answering my questions, folks.

[4:00:23] Trustee Rogers: Yeah, thanks for staying.

[4:00:26] Trustee Rogers: And you can, I think you've still got your hand up.

[4:00:29] Trustee Rogers: up. So if you could put that down. I'm not seeing any other hands. Oh, someone's got

[4:00:36] Trustee Rogers: their hand up. I see two hands. I'm trying to find them. Oh,

[4:00:42] Trustee Rogers: I see William Shulba's got

[4:00:44] Trustee Rogers: his hand up. William, you wanted to say something?

[4:00:52] Voice 7: Yes. Hello. I don't know why my camera's not coming on.

[4:00:56] Voice 7: Neither do I.

[4:00:57] Voice 7: That's weird. Sorry about that. Oh, there we go. Yes, this question is for Mr. Kohat.

[4:01:08] Voice 7: And my question is relating to the potential groundwater recharge component of your study.

[4:01:21] Voice 7: and something that I just came across my mind now.

[4:01:27] Voice 7: So you have delineated the potential groundwater recharge area

[4:01:35] Voice 7: by using the new recharge mapping from GW Solutions.

[4:01:39] Voice 7: And you have stated that in the dry years

[4:01:44] Voice 7: that the wells for the property can use up to 30%

[4:01:49] Voice 7: of the of the recharge during the dry year and so considering that that for that area including

[4:01:59] Voice 7: the the wells down at on maple drive and near miners bay if if the safe say safe

[4:02:09] Voice 7: withdrawal of of recharge for for groundwater use is 75 percent I understand that you haven't

[4:02:20] Voice 7: done a full-on water balance of the area but is 30 percent quite significant compared to the other

[4:02:26] Voice 7: users in the area like is that is that half the water balance in that area and um and if so if

[4:02:33] Voice 7: there's a another two buildings to go um into the property in lot two they'll need a water source i

[4:02:41] Voice 7: imagine um would it be using the same groundwater well like would there be a an increase in the

[4:02:47] Voice 7: license or would it be a completely new uh water source and would they have the the available water

[4:02:52] Voice 7: to draw from um given the the restriction on recharge i understand that the well has great

[4:03:00] Voice 7: access to a fracture that can produce um water and available drawdown is is um is favorable

[4:03:09] Voice 7: um but it seems like this is a lot of the potential recharge of the area and i just

[4:03:13] Voice 7: I just thought maybe you'd want to speak to that.

[4:03:16] Trustee Rogers: And just before Mr. Kohut comes,

[4:03:18] Trustee Rogers: just to say, sorry, if I wasn't clear,

[4:03:21] Trustee Rogers: there's not going to be two building lots on the other lot.

[4:03:24] Trustee Rogers: There'll only be one, it's just one of two choices, so.

[4:03:27] Trustee Rogers: Oh, thank you for that clarification.

[4:03:29] Trustee Rogers: Anyway, Mr. Kohut, over to you.

[4:03:33] Voice 25: Well, I guess a couple of,

[4:03:37] Voice 25: I think you've asked quite a extensive number

[4:03:43] Voice 25: of questions there, William.

[4:03:45] Voice 25: William. First of all, in my second report, I did two calculations for estimating the recharge.

[4:03:53] Voice 25: And one was a through flow method. And the other one was looking at

[4:04:02] Voice 25: using the groundwater solutions, 9.9% of recharge. So the recharge area that I looked at was just

[4:04:11] Voice 25: just the area up slope of the property.

[4:04:14] Voice 25: And so those recharge figures only apply to that,

[4:04:19] Voice 25: that particular area.

[4:04:21] Voice 25: And there's quite a difference between the two methods

[4:04:26] Voice 25: and with variation between the two.

[4:04:29] Voice 25: So this 30% figure I think has to be looked at in context.

[4:04:36] Voice 25: The overall demand at the housing project well

[4:04:40] Voice 25: well, is very small.

[4:04:42] Voice 25: The overall demand that will be on the neighboring lot

[4:04:46] Voice 25: if it's developed would probably be

[4:04:47] Voice 25: just for residential purposes.

[4:04:50] Voice 25: So again, it would be very small.

[4:04:53] Voice 25: There is a more of a watershed recharge area

[4:04:59] Voice 25: that is much larger too that probably contributes

[4:05:02] Voice 25: to the property and the properties down slope.

[4:05:06] Voice 25: So in terms of that water budget, I haven't done that,

[4:05:10] Voice 25: But I would say that the amount of water that's going to be extracted by this well for the project, the housing project, is relatively a small number in terms of any recharge or any available groundwater storage in the aquifer.

[4:05:29] Voice 25: I don't see it as a major concern.

[4:05:31] Voice 25: But I mean, from, I would say more so from an academic point of view, there are some very interesting things in terms of fractured bedrock that we don't fully understand.

[4:05:46] Voice 25: But I think, again, the overall demand here is going to be quite small.

[4:05:51] Voice 25: So I don't, I'm not really concerned about there not being sufficient recharge for this particular well.

[4:05:58] Voice 25: I hope that answers some of your questions there.

[4:06:04] Voice 7: Yeah, yeah, thank you, appreciate it.

[4:06:09] Trustee Rogers: Good, thanks, William.

[4:06:11] Trustee Rogers: Thanks, Mr. Colvett.

[4:06:12] Trustee Rogers: Rebecca

[4:06:13] Voice 16: Ewing is next.

[4:06:33] Voice 4: Okay, you're in the...

[4:06:38] Trustee Rogers: Hello?

[4:06:39] Trustee Rogers: Hello.

[4:06:41] Voice 21: Hello, it's Tim Mackey.

[4:06:43] Trustee Rogers: Hi, Tim Mackey.

[4:06:44] Voice 21: Hello, I have a couple of questions.

[4:06:48] Voice 21: One's related to the work of the biologist

[4:06:52] Voice 21: and one's related to probably BC Housing

[4:06:56] Voice 21: and MIHS on the rental rates.

[4:06:59] Trustee Rogers: Okay,

[4:07:00] Voice 21: then we'll have

[4:07:00] Trustee Rogers: Mr. Keith Erickson.

[4:07:03] Trustee Rogers: I think he's still around.

[4:07:06] Trustee Rogers: Go ahead.

[4:07:06] Voice 21: Okay, I'll focus first on the rental rate issues.

[4:07:14] Voice 21: Unless Keith is around and wants to talk first.

[4:07:16] Voice 21: go

[4:07:17] Trustee Rogers: ahead whatever one you want

[4:07:19] Trustee Rogers: to go i see anna's still right and

[4:07:22] Voice 21: it's following up from ann's

[4:07:23] Voice 21: question and it's around the the rent geared to income part the 50 of the units are rent

[4:07:31] Voice 21: geared to income and deborah correct me if i'm wrong but i think you offered a range of 44 500

[4:07:39] Voice 21: to a ceiling of 78 500 for those rent geared to income units is that correct

[4:07:46] Voice 21: that was the

[4:07:49] Voice 21: ceiling okay

[4:07:50] Voice 9: 78,500 for that yes yes

[4:07:54] Voice 21: 78,500 for the rent geared to income

[4:07:57] Voice 21: is the ceiling for the rent geared to income uh so

[4:08:04] Voice 21: how does that

[4:08:05] Voice 9: so uh what that refers to

[4:08:08] Voice 9: is the household income must be below 78,500 and that also is it breaks down a little bit more tim

[4:08:20] Voice 9: into the number of bedrooms too in the unit level so okay

[4:08:25] Voice 16: yeah yeah yeah

[4:08:27] Voice 9: i didn't give you the

[4:08:28] Voice 9: breakdown for a one bedroom two bedroom and three bedroom but that is there there's a breakdown like

[4:08:33] Voice 9: that so what that means is a person is applying their income has to has to be below that household

[4:08:39] Voice 9: income limit or the household income has to be below that limit to be considered appropriate

[4:08:47] Voice 9: appropriate for the rent geared to income units.

[4:08:50] Voice 21: Okay. So if it was a three bedroom and it was

[4:08:52] Voice 21: rent geared to income, you're probably looking at a 78,500 ceiling. And

[4:08:56] Voice 9: if it was a one bedroom,

[4:08:58] Voice 21: you're probably looking at a 44,500 ceiling. That's correct.

[4:09:02] Voice 21: Okay. Thanks. And a follow-up

[4:09:05] Voice 21: question on that. I don't understand the terminology between lower income versus

[4:09:11] Voice 21: is moderate income but the um the renter survey that you did and the information you have from

[4:09:19] Voice 21: people applying to rent my impression is that they're all lower income and that's in the in

[4:09:27] Voice 21: brian crumple hume's letter to the islands trust that most of those who are applying are lower

[4:09:31] Voice 21: income people and and the need is greatest at the lower income but the amenity being provided

[4:09:40] Voice 21: provided is going to target moderate income and this is where maybe bc housing can come in and

[4:09:46] Voice 21: tell me what's the real target for this program is it the moderate income and you're trying to

[4:09:51] Voice 21: pick up a few low income kind of opportunities as you go on or are we trying to address low

[4:09:57] Voice 21: income needs first here yeah

[4:10:02] Voice 20: i can i can speak to that so this is a blended income model the idea

[4:10:07] Voice 20: is that we can allow for a great variety of households to be housed with the idea that

[4:10:15] Voice 20: the operator would be self-sustaining or as much as they can.

[4:10:19] Voice 20: Now, it does come with operating subsidy.

[4:10:21] Voice 20: So we can provide a little bit of a top up to those rental rates in order to provide

[4:10:27] Voice 20: the operating dollars needed for those lower end of the housing spectrum units.

[4:10:35] Voice 20: So the deep subsidy units will be in part subsidized.

[4:10:39] Voice 20: And so the idea here is that, yeah, the mixed housing income model will allow for the 60 years of operations for the lifespan of the building, essentially, to be provided at this blended rate.

[4:10:53] Voice 20: Now, we provide mortgage for 35 years.

[4:10:57] Voice 20: So that means that the remaining between 35 years, just 60 years.

[4:11:01] Voice 20: this is when the housing society will not have any debts and will be able to provide that

[4:11:07] Voice 20: affordability for the long term for their clients okay

[4:11:13] Voice 21: now follow-up question for you

[4:11:15] Voice 21: the challenge on main island is that if you go forward with this housing model on main island

[4:11:22] Voice 21: you're effectively raising the rents on main island and what main island needs is a program

[4:11:28] Voice 21: that targets lower incomes and provides lower rents.

[4:11:33] Voice 21: Is there an opportunity to adjust your program

[4:11:35] Voice 21: so that you can get more than two units

[4:11:38] Voice 21: of low income or shelter kind of units?

[4:11:43] Voice 20: At this point of time, this is the program

[4:11:45] Voice 20: that the housing ministry has allocated for province wide.

[4:11:50] Voice 20: And we hear you, this is a situation that happens

[4:11:53] Voice 20: all across the province where more affordability is needed

[4:11:58] Voice 20: it at this point of time. We are looking to provide this blended income model so that housing

[4:12:04] Voice 20: providers can be sustainable in the long term and be able to offer better affordability in the long

[4:12:10] Voice 20: term. The program and the rates are regionalized and they're based on CMHC's reports that are

[4:12:20] Voice 20: updated regularly.

[4:12:22] Voice 21: And you know that that puts every Gulf Islander trying to push on these

[4:12:27] Voice 21: housing models in a difficult position because the need that they see they can't meet directly

[4:12:34] Voice 21: because of the cost structure and the the program structure that you've got it's a weakness okay

[4:12:42] Voice 20: we we work within the parameters of what the ministry has allocated and has prescribed within

[4:12:48] Voice 20: these within these programs um i

[4:12:50] Voice 21: apologize for the last editorial comment okay

[4:12:53] Trustee Rogers: you're not the

[4:12:54] Trustee Rogers: first person who has said that it

[4:12:57] Voice 21: wasn't a question okay mr

[4:12:59] Trustee Rogers: mackie you are not the first

[4:13:01] Trustee Rogers: person who has has recognized that big limitation to us so we got a question for mr you had a

[4:13:07] Trustee Rogers: question for keith as well i think i

[4:13:09] Voice 21: do yeah and thank you very much for for the um the candid

[4:13:12] Voice 21: answers to those questions i appreciate it um yeah for uh keith erickson um it's i want to

[4:13:20] Voice 21: to start in the big picture the the parcels that you looked at or the parcel you looked at

[4:13:24] Voice 21: is connected the ecosystems are connected and flow into the neighboring properties

[4:13:31] Voice 21: and each of those neighbors have their own um circumstances their own management approaches

[4:13:37] Voice 21: that they're taking their own um observations and and how did you take that into account and

[4:13:44] Voice 21: and what what extent do you think we need to be working together so that

[4:13:49] Voice 21: so

[4:13:50] Voice 14: that

[4:13:51] Voice 21: the housing society understands what the neighbors are doing and how what they are doing

[4:13:55] Voice 21: may affect what the housing society wants to do in terms of ecosystem restoration and vice versa

[4:14:01] Voice 21: we're the neighbors to the west on the western property line and and it to me the example is

[4:14:10] Voice 21: um the band of old growth trees that go across the front then there's two that go down the western

[4:14:18] Voice 21: eastern border. And then there's a row of them coming across into our side. And that's all

[4:14:24] Voice 21: dull Oregon grape and veteran trees. And so that becomes a very big, you can see that band of

[4:14:31] Voice 21: forest on your aerial map. And that's a pretty significant chunk of a forest when you look at

[4:14:38] Voice 21: how it flows across our property and Sean's property. And to me, the footprint doesn't

[4:14:48] Voice 21: maximize our ability to take care of that ecosystem and restore it at the same time I don't think

[4:14:55] Voice 21: I don't think the housing society is fully aware of where we would like to go and what we need

[4:15:02] Voice 21: to see in a housing project to know that our concerns for that corridor are going to be met

[4:15:09] Voice 21: the focus on the on the wetland areas and so my question is should this process take a bigger

[4:15:17] Voice 21: a step back and look at the bigger picture and see where the priorities are see where the

[4:15:22] Voice 21: willingness is of neighbors to to push on different parts of ecosystem protection and restoration

[4:15:28] Voice 21: and then figure out where you want to go what are your thoughts on that um

[4:15:36] Voice 6: okay i i missed the very

[4:15:39] Voice 6: beginning of your just because i was being rebooted into the meeting but i think

[4:15:43] Voice 21: i have really

[4:15:43] Voice 21: yeah i think i have let me get down to a simple question okay is there an opportunity to look at

[4:15:51] Voice 21: um the property that that you did the work on in the context of the neighboring problems

[4:15:57] Voice 21: and then think about priorities right

[4:16:02] Voice 6: um so you know as a as a general conservation

[4:16:10] Voice 6: goal or objective, I would promote the cooperation between adjacent landowners always in terms of

[4:16:20] Voice 6: looking at how you can plan and manage your properties together to work towards common

[4:16:27] Voice 6: ecological goals. When you're looking at restoration on one property, it is not in a

[4:16:34] Voice 6: of bubble um it is impacted by properties around it and vice versa so there's all of those things

[4:16:40] Voice 6: which i think is what you're touching on um and then um there is then realities in terms of um

[4:16:48] Voice 6: what you have control over as an individual property owner and what you are able to influence

[4:16:55] Voice 6: as an individual property owner or within an individual project and so those those things can

[4:17:01] Voice 6: and those things can sometimes conflict as well.

[4:17:07] Voice 6: I don't really know how to answer your question

[4:17:10] Voice 6: in the sense that I don't think it's my position to say

[4:17:19] Voice 6: that one landowner needs to work with another landowner.

[4:17:24] Voice 6: I was sort of hired to look at the property

[4:17:27] Voice 6: that was under the proposal.

[4:17:33] Voice 21: Keith this question then might be more geared to the LTC and and the planner yeah what would they

[4:17:41] Voice 21: be willing to accept say if I hired Keith to do the same kind of study on on our property so that

[4:17:47] Voice 21: there was a better understanding of how those those various ecosystem types connect and then

[4:17:54] Voice 21: there's a better picture for looking at the whole context would would that be something that is

[4:18:01] Voice 21: is that people have an appetite for.

[4:18:06] Voice 21: And I'm speaking to the planner

[4:18:07] Voice 21: and the chair and the LTC folks.

[4:18:11] Trustee Rogers: Well, I'm going to speak generally to that

[4:18:15] Trustee Rogers: because I again is, I mean,

[4:18:19] Trustee Rogers: we would always look at any technical information

[4:18:24] Trustee Rogers: that was brought to us that might impact

[4:18:27] Trustee Rogers: the environmental view or the ecosystem view

[4:18:32] Trustee Rogers: view of whatever a proposal might be um if i if i if i can give you a random example a random

[4:18:40] Trustee Rogers: example that's not a real example if if someone was proposing to develop a wonderful

[4:18:46] Trustee Rogers: naturescape but the neighboring down the hill said if they do that i'll get my house will get

[4:18:52] Trustee Rogers: flooded out and here's the hydrologist report that shows that that's the kind of water impact

[4:18:57] Trustee Rogers: it's going to have on me because I happen to be downhill

[4:19:00] Trustee Rogers: and their water feature is going to,

[4:19:02] Trustee Rogers: which may be wonderful for them

[4:19:04] Trustee Rogers: and for their set of trees is going to wipe me out.

[4:19:07] Trustee Rogers: We'd of course take that into account.

[4:19:10] Trustee Rogers: So, you know, those are always considerations we have.

[4:19:14] Trustee Rogers: We always are concerned about the impacts on neighbors

[4:19:20] Trustee Rogers: and which is why when we do a CIM or a public hearing,

[4:19:25] Trustee Rogers: We give notice to everything, everybody within a certain,

[4:19:29] Trustee Rogers: I think it's a hundred meters or more.

[4:19:30] Trustee Rogers: Sometimes we publish and we make sure everybody knows

[4:19:33] Trustee Rogers: and do that.

[4:19:35] Trustee Rogers: So we're always concerned about the impact on neighbors.

[4:19:38] Trustee Rogers: If your question is more specific than that,

[4:19:42] Trustee Rogers: I'm not sure I can answer it.

[4:19:45] Trustee Rogers: Okay.

[4:19:48] Trustee Rogers: Does that answer your question or is it,

[4:19:52] Voice 16: we know

[4:19:54] Trustee Rogers: your concerns um in terms of your particular property because we've read them

[4:19:59] Trustee Rogers: and you're very eloquent and detailed submissions they've been um uh but if there's a specific

[4:20:06] Trustee Rogers: question a more specific question you have i i we can try and answer it but i'm not sure i can

[4:20:12] Trustee Rogers: yeah

[4:20:13] Voice 21: i've got two specific i have two specific questions one for the process which is when is

[4:20:20] Voice 21: is it that um we consider the adverse impacts to the neighbors in a systematic way so when is it

[4:20:27] Voice 21: that um the planner and the and the chair and the ltc have that list of adverse impacts on their

[4:20:34] Voice 21: table and consider it systematically when does that happen and the second question is is for

[4:20:40] Voice 21: keith and i can ask that one now or we can deal with the first question why

[4:20:45] Trustee Rogers: don't you ask keith

[4:20:46] Trustee Rogers: his question and then I'll answer your first question.

[4:20:48] Voice 21: All right. Keith, in the report that

[4:20:54] Voice 21: you put together, you said one of your recommendations was to put the development

[4:20:58] Voice 21: on the heavily compacted and disturbed areas, which I read in a very specific way and I didn't

[4:21:07] Voice 21: see it in the site plan. And that was, I think it's, is it two, three, two? It's the logging,

[4:21:15] Voice 21: It's the landings where the logging occurred, the gray area.

[4:21:20] Voice 21: To me, when I read that recommendation, that said, locate the development in the gray area where it's already heavily disturbed and compacted.

[4:21:28] Voice 21: Did I read that incorrectly?

[4:21:30] Voice 21: correctly uh

[4:21:32] Voice 6: yeah i think it's a it is a general uh recommendation in terms of when possible

[4:21:38] Voice 6: um use areas that have been compacted and damaged heavily um for your development and

[4:21:49] Voice 6: i guess the uh the the task of the architect and the site site planner then becomes weighing

[4:21:59] Voice 6: the different recommendations together along with their site plan design goals to try and

[4:22:07] Voice 6: achieve a development that will meet those as well as possible. And I think I use that sort

[4:22:12] Voice 6: of language because there are multiple factors that need to be considered when you're designing

[4:22:19] Voice 6: a fairly significant development on that area of land. And so they probably will not be able to

[4:22:29] Voice 6: to meet all of those recommendations in their full extent

[4:22:34] Voice 6: would be my guess.

[4:22:37] Voice 6: I don't know if that helps with answering your question.

[4:22:43] Voice 21: It does help.

[4:22:44] Voice 21: Last question for you, Keith.

[4:22:47] Voice 21: Is that the optimal site plan?

[4:22:53] Voice 6: I don't think I can answer that.

[4:22:57] Voice 6: I might need to see a few that were compared

[4:23:01] Voice 6: with each other to answer something like that.

[4:23:04] Voice 6: But I will say that the site plan that they have put together does meet many of my recommendations

[4:23:12] Voice 6: and does make a sincere effort to meet the recommendations.

[4:23:20] Voice 6: And I would also comment that the commitment to doing the restoration work in the wet areas

[4:23:29] Voice 6: is a significant conservation value

[4:23:32] Voice 6: and it will result in significant repair

[4:23:38] Voice 6: to the hydrological damage that has occurred on site

[4:23:41] Voice 6: and will be a benefit to probably yours

[4:23:47] Voice 6: and other neighboring lots to the north

[4:23:50] Voice 6: in terms of helping to control

[4:23:53] Voice 6: some of the surface water run through on that property

[4:23:57] Voice 6: and result in less flooding.

[4:24:00] Voice 6: And I think that that is a good thing.

[4:24:03] Voice 6: I also would comment that the concept of a non-building covenant

[4:24:10] Voice 6: that has been floated since I've completed this report

[4:24:14] Voice 6: is also a great idea in terms of securing some of the ecological values

[4:24:19] Voice 6: on the broader two lots in perpetuity

[4:24:24] Voice 6: and providing some confidence for the Main Island community

[4:24:27] Voice 6: that those resources will be protected.

[4:24:35] Trustee Rogers: I'm going to let Trustee Dodds weigh in here for a minute.

[4:24:38] Trustee Rogers: So just hold with Trustee Dodds.

[4:24:41] Voice 8: Okay, I'm on a totally different topic.

[4:24:44] Trustee Rogers: Oh, well, that's fair.

[4:24:45] Trustee Rogers: Have you finished with questions for Mr. Erickson, Mr. Mackey?

[4:24:52] Trustee Rogers: Yes, I have.

[4:24:53] Voice 21: Thank you, Mr. Erickson, and thank you, Chair.

[4:24:57] Trustee Rogers: And, Trustee Dodds, were you going to address the other question for Mr. Mackey?

[4:25:02] Trustee Rogers: Because I was going to.

[4:25:04] Trustee Rogers: He asked the question.

[4:25:06] Trustee Rogers: So what I was going to say is the question that you ask is when do we consider the neighbors' concerns is always.

[4:25:16] Trustee Rogers: And every meeting, every time there's a report before us, and every time somebody writes them, we consider them.

[4:25:24] Trustee Rogers: So it may not seem that way because we don't often set up a segment and say what the neighbor's concerned, although that occasionally appears in the staff reports if there are impacts with the neighbor and you'll see the staff reports say here are the things that neighbors have said in terms of their considerations related to this.

[4:25:49] Trustee Rogers: And so that shows up in the staff report, but we don't set aside a section to say, okay, what are the, you know, we don't usually set aside a section of our agenda to say the neighbor's concerns, but we try and address them in every time we consider a matter.

[4:26:05] Trustee Rogers: So for, I know it wasn't what you had asked for, but for example, you may recall in the last LTC meeting, both the trustees expressed the view that they thought the setback should be bigger than what the applicant wanted.

[4:26:20] Trustee Rogers: And that was partly in response to some of the considerations that you had raised in your submissions to us.

[4:26:29] Trustee Rogers: So I appreciate sometimes this process can look, can be frustrating for people from the outside because it doesn't look like they're addressing their concerns.

[4:26:40] Trustee Rogers: But I will say to you that in my view, we always consider what the neighbors' considerations are.

[4:26:47] Trustee Rogers: It's one of the reasons why, for example, there was both a hydrogeologist and a hydrologist report on this particular property because we knew there were not only concerns about the quantity of water and what impact it might have on wells, but we also knew that there were concerns about the runoff down to the properties to the north in particular about any development up there.

[4:27:11] Trustee Rogers: so we asked for both of those in this case so that's how at least our process tries to

[4:27:17] Trustee Rogers: address the consideration so i hope that answers your question

[4:27:21] Voice 21: it does thank you thanks for your

[4:27:23] Trustee Rogers: time um i saw uh trustee dodds and i see uh mr schilder you have your hand up again we'll come

[4:27:29] Trustee Rogers: back to you so okay

[4:27:31] Voice 8: so totally different topic um this is addressing addressed to deborah goldman

[4:27:39] Voice 8: and so I noticed that right at the beginning you have 35 applications for this housing

[4:27:48] Voice 8: of which you're only going to be applications were from seniors but you also mentioned that

[4:27:52] Voice 8: these are seniors who own their own home and so my concern is and my question is how are we calling

[4:27:57] Voice 8: this affordable housing if we have applications from people who are home owners I have a second

[4:28:04] Voice 8: Okay,

[4:28:06] Voice 9: that's as, as we've explained, I think, trustee Dodds, 70% of this development, which is the mixed model from BC housing is has has low or moderate income earners.

[4:28:29] Voice 9: But the other thing with household income limits, and there are also household income limits on the 30% that are low market or affordable market.

[4:28:41] Voice 9: And perhaps the BC Housing, maybe Anna can speak to this, but that was, in my view, that's the way that this model works in order to move forward.

[4:28:52] Voice 9: Some of the other subsidies that are available for tenants that are available through BC Housing are not available when they are part of this development.

[4:29:02] Voice 9: Some subsidies for their own personal rent.

[4:29:05] Voice 9: So this is all subsidized through the housing development itself.

[4:29:10] Voice 8: Now, my question was about, you said that some of these seniors actually currently own and live in their own house, and they've applied for this project of yours, and they actually own the house.

[4:29:21] Voice 8: Yes. So that was what I was confused about. I thought we were looking for housing for long-term tenants who were struggling to find rentals and also for low income.

[4:29:30] Voice 8: And yet you stated that of your 61% of seniors who applied, a lot of them were living in their own home.

[4:29:38] Voice 9: Yes.

[4:29:39] Voice 9: They have money.

[4:29:40] Voice 8: And

[4:29:40] Voice 9: so then if they are applying, if they continue, they're on the waiting list, if they do continue to apply, then their household income, which is verified through their income tax reports, would be considered and they will be appropriate for.

[4:30:00] Voice 9: some of the levels in the um in the rental or not they may not be appropriate okay

[4:30:10] Voice 8: so my other

[4:30:11] Voice 8: question that i i think people people you know what most of us would envision for affordable

[4:30:18] Voice 8: housing on main island is what has already been spoken about um we'd be kind of surprised that

[4:30:24] Voice 8: someone could be living in a house and have that equity in and be ending up living in one of these

[4:30:29] Voice 8: units i think that's where some of the concern is but my second question and this is just probably

[4:30:34] Voice 8: one you can't answer right now but is there actually any kind of an estimate on the actual

[4:30:39] Voice 8: construction cost of this project in view of well a view of the cost period because these are going

[4:30:45] Voice 8: to be built to a high standard and also in view of the huge increases in the cost of materials now

[4:30:52] Voice 8: so do you now have or will you be able to provide us shortly with some sort of total estimate to

[4:30:57] Voice 8: construct this project okay

[4:31:01] Voice 9: that's a good question and we have provided some information to you

[4:31:04] Voice 9: already and you know that the that the sector values the cost of all of the costs are increasing

[4:31:12] Voice 9: one of the things that i'd like to mention to you is that we have built into our budget pro forma

[4:31:20] Voice 9: contingencies both on the cost as well as on the soft costs and uh you know we look at this as a

[4:31:27] Voice 9: business and certainly it's a it's bringing a multi-million dollar asset to the to the society

[4:31:35] Voice 9: and we are managing it like a business and so we we have people around us who also provide us with

[4:31:41] Voice 9: good information and provide us and steer us towards successful completion of this

[4:31:48] Voice 9: development i'd like to perhaps ask kaylee if she'd like to jump in on this at this point

[4:31:53] Voice 9: please can't hear you kaylee you

[4:32:01] Voice 18: don't hear me yeah

[4:32:05] Trustee Rogers: yes we can yes can

[4:32:21] Voice 18: you hear me

[4:32:21] Trustee Rogers: we yes we

[4:32:22] Trustee Rogers: can we yeah we can i

[4:32:24] Voice 18: think this long meeting my earbuds have died um thank you for the question

[4:32:29] Voice 18: um trustee so should the funding agency be bc housing for example in this scenario

[4:32:35] Voice 18: and anna can also speak to this there's a variety of cost milestones that the project needs to

[4:32:41] Voice 18: achieve in order to get that construction financing. It would be the same with the

[4:32:45] Voice 18: federal government. And those often include getting third party quantity surveyors or cost

[4:32:51] Voice 18: estimators involved along the way. And as Deborah mentioned, it also includes having very robust

[4:32:57] Voice 18: design cost escalation and construction contingencies. So at this point, design like

[4:33:03] Voice 18: any construction project, there's a high level of unknown and risk, obviously. So we would say

[4:33:08] Voice 18: say, we're not even at a Class D estimate, for those familiar with those sorts of cost

[4:33:12] Voice 18: compliance estimates. If we do get to a schematic design level, we'd get, say, a Class C cost

[4:33:19] Voice 18: estimate, which would be plus or minus 20% approximately. And as the project is developed,

[4:33:24] Voice 18: we would narrow down those cost estimates towards a Class A, which we would be required to do to get

[4:33:29] Voice 18: a BC Housing final project approval or a federal government project approval. So as Deborah said,

[4:33:35] Voice 18: there's many third parties involved in that process but just like any private sector development we

[4:33:40] Voice 18: undertake and manage our risk accordingly that

[4:33:47] Trustee Rogers: helped trustee dodds and i think you had a second

[4:33:49] Trustee Rogers: question

[4:33:50] Voice 8: it didn't help at all because it doesn't give me any figure at all but thank you very much

[4:33:57] Trustee Rogers: trustee

[4:33:57] Voice 26: maude um just a question of definitions because there's lots of terms being

[4:34:06] Voice 26: sort of bandied about here but in particular what is the definition of affordable housing

[4:34:13] Voice 26: and how many units within this proposal actually meet that definition of affordable housing

[4:34:21] Voice 26: whose definition who are you asking that question to all right that's i think that's the question

[4:34:26] Voice 26: is is that there seems to be all sorts of terms being studied about an assembly somebody either

[4:34:32] Voice 26: from the ministry or from the society can sort of properly um sort of define things well

[4:34:40] Voice 9: i i would

[4:34:42] Voice 9: like to suggest that anna provide some information on this because she is she she represents today at

[4:34:49] Voice 9: the meeting bc housing and they are one of the major funders certainly in bc of these sorts of

[4:34:56] Voice 9: developments

[4:34:58] Voice 20: yes so we define affordability by those three rental brackets that deborah has

[4:35:06] Voice 20: has described. And so low end of market is the highest rental level. This is based on CMHC's

[4:35:15] Voice 20: rental reports. And so that comprises 30% of all of the available units proposed.

[4:35:23] Voice 20: The remaining 70% is rent geared to income. So that would be considered affordable. Deep subsidy,

[4:35:32] Voice 20: diversity absolutely affordable low end of markets i mean we we go by uh those specific

[4:35:38] Voice 20: definitions rather than an overarching affordable housing overall the project on the balance of all

[4:35:44] Voice 20: of those units provided is an affordable housing project okay

[4:35:52] Trustee Rogers: is that that answer question trustee

[4:35:53] Trustee Rogers: mon yeah and sorry back to trustee dodds i think you're right you never got an answer as to what

[4:35:59] Trustee Rogers: the cost was going to be because as we all know a sheet of plywood is 90 bucks now and who knows

[4:36:05] Trustee Rogers: is what it's going to be a year from now.

[4:36:07] Trustee Rogers: It could be back to $40 or it could be $110.

[4:36:10] Trustee Rogers: So it's crazy.

[4:36:12] Trustee Rogers: I saw William Shulba had his hand up again.

[4:36:17] Trustee Rogers: Yeah, over to you, William.

[4:36:18] Voice 7: Thank you, Chair.

[4:36:20] Voice 7: This question, again, is for Mr. Kohut.

[4:36:24] Voice 7: It's a follow-up from my last question.

[4:36:29] Voice 7: So I appreciate your description of recharge

[4:36:35] Voice 7: charge and also the small amount of water that the proposed development is going to use with

[4:36:48] Voice 7: respect to the amount of water that can be produced from the swell. And as you said before,

[4:36:56] Voice 7: there's largely academic issues with understanding the fractured network of these islands.

[4:37:03] Voice 7: what we do understand is when we actually get a well in a fracture that's well producing and it

[4:37:08] Voice 7: has good recharge and the well density is low so in your opinion can this well produce more water

[4:37:17] Voice 7: than what's proposed in the development and if so since this well is centrally located

[4:37:24] Voice 7: Is it a good opportunity to create a community amenity by having it as a emergency backup groundwater source for the island?

[4:37:39] Voice 25: Well, certainly it's a very productive well and has a lot of potential to supply more water.

[4:37:46] Voice 25: I think the challenge would be in terms of if it was considered as a community source, then there's the entire administration of the operation of a well like that and the water distribution system, those types of things.

[4:38:05] Voice 25: now I guess the other aspect of this I should say that this well and and the recharge estimates a

[4:38:16] Voice 25: lot of this information is going to be reviewed by the Ministry of forests and their expert

[4:38:22] Voice 25: expert experts there in terms of the water license application so I think there'll be

[4:38:29] Voice 25: more opportunities to have uh others look at this um particular uh well and comment on the

[4:38:37] Voice 25: on the capacity of it but i think your idea your suggestion that wells such as this one

[4:38:43] Voice 25: have potential to to serve more people in in the community i think that's a very good idea

[4:38:49] Voice 25: it's just a matter of how how does something like that um materialize yeah

[4:38:56] Voice 7: yeah thank you for that

[4:38:57] Voice 7: Yeah, like I understand it'd be a another license that would be put on top of the license that you'll be applying for and it would be a small water system.

[4:39:07] Voice 7: It's potential it could be a water society that can run it that it. It's not for people to water the lawns but if it's an emergency backup supply that's managed.

[4:39:17] Voice 7: um i i think that a lot of these high producing wells um get locked away on single family domestic

[4:39:29] Voice 7: properties like on salt spring island there's many 30 gallon minute wells that are on single

[4:39:36] Voice 7: family properties that they don't use anywhere close to the potential and other areas of the

[4:39:43] Voice 7: the island we're just scraping by trying to get water for affordable housing and i just think this

[4:39:47] Voice 7: is one of those situations where um this is a community discussion and and we have a well that

[4:39:55] Voice 7: is um that's it's prolific and and it would be i think it's a unique opportunity to engage in

[4:40:03] Voice 7: those conversations if if a backup supply can be found on island um because to my knowledge

[4:40:10] Voice 7: there isn't a public backup water supply on the island

[4:40:15] Trustee Rogers: okay uh interesting idea i see deborah

[4:40:22] Trustee Rogers: goldman writing writing furiously i

[4:40:24] Voice 16: always write down thank

[4:40:27] Trustee Rogers: you mr kohat thanks mr kohat um

[4:40:31] Trustee Rogers: i actually have a question for for anna if that's okay anna um and i'll and i i'm not asking for a

[4:40:41] Trustee Rogers: definitive answer but can you can you i know you said that if the the zoning wasn't in place that

[4:40:49] Trustee Rogers: was a risk um can you can you in any way let me know let us know what stage of of a rezoning or

[4:40:59] Trustee Rogers: a process does a project an application like this need to be at to get i'll call it favorable

[4:41:06] Trustee Rogers: consideration do we need to have been to actually adopted our rezoning and finished or if it's sort

[4:41:13] Trustee Rogers: of a third reading but awaiting a few other conditions is that sufficient or is it just

[4:41:21] Trustee Rogers: not that simple there that that's just one thing to go into the matrix of weighing various

[4:41:27] Trustee Rogers: applications yeah

[4:41:29] Voice 20: indeed the last comment is is correct so it is of course all given uh i mean

[4:41:35] Voice 20: Our scoring is out of 100, so rezoning is just a part of that.

[4:41:41] Voice 20: The further along the process the rezoning application is, the better is the scoring.

[4:41:47] Voice 20: We, of course, base it on the community feedback, on what are the conditions.

[4:41:53] Voice 20: So as much information as complete the application, the more complete the application is by the time it arrives into BC Housing's evaluation process.

[4:42:05] Voice 20: the better is the scoring.

[4:42:07] Voice 20: Ideally, we would like to see it rezone

[4:42:10] Voice 20: or at the very least with conditions prior to the fourth reading.

[4:42:16] Trustee Rogers: Thank you.

[4:42:17] Trustee Rogers: That's what I thought the answer was.

[4:42:18] Trustee Rogers: I just, it's information.

[4:42:22] Trustee Rogers: Yeah, trust me, Dawn.

[4:42:25] Voice 8: And a question again for Anna.

[4:42:27] Voice 8: So I think I heard you say,

[4:42:29] Voice 8: so BC Housing is the main financial funder of this project.

[4:42:34] Voice 8: So what are what kind of funds come from BC Housing towards a project like this?

[4:42:40] Voice 8: Is there?

[4:42:42] Voice 20: Sorry, we have not received an application from the society yet.

[4:42:47] Voice 20: So our funding call is probably going to be in a couple of years.

[4:42:50] Voice 20: We had one just closed in January. So at that point of time.

[4:42:55] Voice 20: Or let's speak about this funding call that just closed.

[4:42:59] Voice 20: we do provide grant funding so on average it varies a little bit on what is the bedroom

[4:43:07] Voice 20: number but on average it's about a hundred thousand dollars per unit

[4:43:13] Voice 20: and there's financing available to cover the rest of that we expect that the society usually

[4:43:21] Voice 20: brings in some kind of equity funding whether it be land donations both is great

[4:43:28] Voice 20: rates and then if there is a shortfall in the operating dollars and what the society the rents

[4:43:37] Voice 20: of the society can charge we'll look at that as well there is no prescribed amount for subsidies

[4:43:42] Voice 20: but at this point of time we'll look at the region we'll look at the complexities of building we'll

[4:43:47] Voice 20: look at how far away it is from all of the materials and labor we factor that all into

[4:43:54] Voice 20: to account when we do our evaluations,

[4:43:56] Voice 20: we understand that there are significant regional differences

[4:43:58] Voice 20: in construction costs as well as operations.

[4:44:02] Voice 8: Thank you.

[4:44:03] Voice 20: I

[4:44:08] Trustee Rogers: see that perhaps our questions have spurred some more

[4:44:13] Trustee Rogers: because I see two new hands.

[4:44:15] Trustee Rogers: I see Mr. I'm going to go with Lise McLeod

[4:44:18] Trustee Rogers: because I've heard from Mr. Hoffman.

[4:44:20] Trustee Rogers: We'll come back to you, Mr. Hoff.

[4:44:22] Trustee Rogers: And I see Rebecca Ewing.

[4:44:24] Trustee Rogers: Anyway, go ahead, Mr. I think it was Mr. McLeod.

[4:44:29] Voice 24: What's the name?

[4:44:34] Trustee Rogers: No, Ms. McLeod, Lise McLeod, I'm sorry.

[4:44:37] Trustee Rogers: Oh,

[4:44:38] Voice 2: we got through.

[4:44:40] Voice 2: Hello, can

[4:44:40] Voice 2: you hear me?

[4:44:41] Voice 2: Mr.

[4:44:41] Trustee Rogers: Hoff, if you could mute yourself,

[4:44:43] Trustee Rogers: we'll come back to you.

[4:44:45] Trustee Rogers: Yes, go ahead, Ms. McLeod.

[4:44:46] Voice 2: Thank you.

[4:44:48] Voice 2: My question is funding.

[4:44:50] Voice 2: What actually the basic housing fund

[4:44:54] Voice 2: is that for the infrastructure such as pond, septic,

[4:45:00] Voice 2: uh water system driveway parking etc site prep does it does it do you get funding for that

[4:45:09] Voice 2: whatever

[4:45:13] Voice 16: is required is that okay

[4:45:17] Voice 20: if i uh take that question yes please yeah

[4:45:19] Voice 20: so we can cover

[4:45:21] Voice 20: any of the on-site as well as some of the off-site costs if extensive road uh network is required

[4:45:29] Voice 20: that is something that we will work together with the applicant that is there have been projects

[4:45:34] Voice 20: where we were unable to fund that all of the depends on the level of affordability and the

[4:45:39] Voice 20: rents essentially that the society will be able to charge because all of those construction costs

[4:45:44] Voice 20: will then be turned into a mortgage so all of that is a little bit relative but we work

[4:45:50] Voice 20: overall with the societies as in a partnership so the sewer system the water systems fresh water

[4:46:02] Voice 20: systems those are covered so

[4:46:06] Voice 2: the I'm not sure if I heard you right the infrastructure so such as

[4:46:13] Voice 2: septic road and whatever would be water system would be funded if

[4:46:21] Voice 20: the project is successful

[4:46:23] Voice 2: yes i just yeah okay uh what about the the restoring uh ecological value of it you know

[4:46:32] Voice 2: the pond and so on is that something that would come after it being uh or the funding come all

[4:46:40] Voice 2: all together? Or is that being included? And my last question to this is that, is there being

[4:46:46] Voice 2: sort of a sort of a plan or for how much this costs, like a budget for those part?

[4:46:58] Voice 2: You know, to because I see that this would be a fair amount of dollar that we're looking at.

[4:47:04] Voice 2: and um and so i'm looking at that and i'm going if that would be wonderful if the bc housing would

[4:47:13] Voice 2: pay for all this including and most of all the ecological uh restoring of the the property

[4:47:22] Voice 2: um so anyway yeah uh what's the funding comes before or after or all together or how do we do

[4:47:31] Voice 2: this i'm

[4:47:35] Trustee Rogers: not sure who wants to address that as sort of a multi-pronged question and i and and

[4:47:39] Trustee Rogers: i and i you recall miss braico said that there's not an application in yet yeah so it's a bit it's

[4:47:46] Trustee Rogers: a bit um okay

[4:47:48] Voice 2: okay i

[4:47:49] Trustee Rogers: understand hypothetical yes

[4:47:51] Voice 2: i understand um well what it is is that

[4:47:54] Voice 2: uh for us we are i'm one of the neighbors and um and i see that those things are

[4:48:01] Voice 2: are important and the most important part is how much the unit will cost with the infrastructure

[4:48:09] Voice 2: and the ecological restoration. And so I think it's really important to get a budget happening

[4:48:19] Voice 2: and how much things will cost. Then, you know, we could look at this more, you know, like I say,

[4:48:27] Voice 2: it would be wonderful if everything but I understand you have to get approval before

[4:48:32] Voice 2: you get your funding I understand that so um so what can you tell me Anna it

[4:48:45] Voice 20: is indeed a little

[4:48:46] Voice 20: bit too premature to say whether the ecological restriction would be covered this is a one-off

[4:48:51] Voice 20: we don't have a straight out rule and uh Deborah I'll pass on to you uh

[4:48:56] Voice 9: maybe I can take a stab

[4:48:57] Voice 9: at this a little bit and I know that David can answer some of this too one of one of the things

[4:49:02] Voice 9: that was certainly on our minds too was how are we going to fund any restoration work and I know

[4:49:09] Voice 9: and I believe that there are many people on the call who are understand that there is funding in

[4:49:14] Voice 9: in the wide world of Canada to fund restoration like this and we don't have to go very far afield

[4:49:21] Voice 9: to get some of some of our experts that we know of already who can provide some information about

[4:49:29] Voice 9: that we already have a budget for that and we have our wetland restoration specialist who knows how

[4:49:34] Voice 9: to access that funding one of the things also as we as we go through this and we move ahead

[4:49:39] Voice 9: in our pre-development activities and uh we're knocking off some of you know drilling the well

[4:49:47] Voice 9: and then there's this activity in the next activity it is already being funded it's already

[4:49:52] Voice 9: being funded by multiple layers of funding from other sources so that's what we have to remember

[4:49:58] Voice 9: as we go into this, that there are different places to get funding. Certainly, as we move

[4:50:03] Voice 9: through this legislative process, the rezoning process, the further that we get along in the

[4:50:10] Voice 9: rezoning process, there is more funding available to us as a society that wants to build affordable

[4:50:16] Voice 9: housing to layer the funding in. So it doesn't all depend on BC Housing. David, do you have

[4:50:23] Voice 9: of something that you'd like to offer into this uh

[4:50:27] Voice 22: no really i i was gonna say much of what you

[4:50:29] Voice 22: did that there are multiple sources out there for this kind of restoration funding so we would

[4:50:35] Voice 22: probably not go to bc housing or include that in the application to bc housing it'd be more likely

[4:50:41] Voice 22: to look to a different source um probably at the federal level so

[4:50:45] Voice 2: the so if everything fails

[4:50:48] Voice 2: Does it, and I don't wish that, I'm just saying, would that possibly that the project would end up on a taxpayer role, on a tax role?

[4:51:03] Voice 2: Is that possible?

[4:51:06] Trustee Rogers: Define what you mean by on a tax role.

[4:51:09] Voice 2: So say, for instance, I'm involved in a community.

[4:51:13] Trustee Rogers: in mind just a second keeping in mind that a lot of this money is provincial government tax money

[4:51:18] Trustee Rogers: that's being

[4:51:18] Trustee Rogers: being funded through already uh to fund the the grants and

[4:51:24] Trustee Rogers: the and the mortgage so

[4:51:25] Trustee Rogers: that in a sense it's already on the tax roll so um so what do what and and I think Ms. Boyko

[4:51:33] Trustee Rogers: indicated that if it got started and then failed their agreement with the with the with the housing

[4:51:42] Trustee Rogers: housing society would include a provision to allow them to take on the project and find another

[4:51:48] Trustee Rogers: operator or run it themselves. So I mean, that's the fail safe to ensure that if the, for whatever

[4:51:55] Trustee Rogers: reason, the housing society failed, that they couldn't go. So sorry, I didn't mean to interrupt

[4:52:01] Trustee Rogers: you, but I just wanted to make sure your question was clear.

[4:52:04] Voice 2: Yeah, no, thank you. It's clear. Okay.

[4:52:07] Trustee Rogers: Okay, Mr. Hoff, I think you were next.

[4:52:09] Trustee Rogers: And then I think we're back to Mr. Mackey

[4:52:12] Trustee Rogers: and then we're very close to four o'clock.

[4:52:15] Voice 1: Yes, thank you, Chair Rogers.

[4:52:18] Voice 1: Going back to Anna and the fact that one of the things

[4:52:21] Voice 1: that are somewhat unique in this whole application process

[4:52:24] Voice 1: is that the applicant has no assets whatsoever.

[4:52:28] Voice 1: They have spent approximately $55,000

[4:52:31] Voice 1: in providing all the reports that are required

[4:52:34] Voice 1: by Atlas Trust so far.

[4:52:36] Voice 1: their last financial statement showed they had less money in the bank than they had in payables.

[4:52:43] Voice 1: So they have no assets. Now, going along that line, I have a question directly for BC Housing

[4:52:51] Voice 1: and the fact that a week ago there was a report in the columnist about the Anglican Diocese of BC

[4:52:59] Voice 1: in Esquimalt. They had been working on a 24-unit affordable housing project in Esquimalt.

[4:53:08] Voice 1: They were putting in a million dollars of their own money. They were also providing

[4:53:13] Voice 1: the property. So they were going into the process with considerable assets of their own. They simply

[4:53:20] Voice 1: shut the whole process down because they could not meet the renting requirements of BC housing.

[4:53:27] Voice 1: housing. So are you familiar with that project, Anna, or am I way out in left field here?

[4:53:35] Voice 20: No, unfortunately, I'm not familiar with that project. There have been a number of different

[4:53:40] Voice 20: programs that have various different requirements and various different grants or financing

[4:53:46] Voice 20: sources that are added. I cannot speak to this particular project. In terms of equity,

[4:53:52] Voice 20: your first comment. We do consider land ownership or land lease as equity and there is a dollar

[4:54:00] Voice 20: value that gets attributed to that based on appraisal reports. Any donations, any equity

[4:54:07] Voice 20: that has been gained through funding through other sources such as CNHC and Vancity, whoever

[4:54:15] Voice 20: else might provide funding, we consider that to be equity as well. So the society can present

[4:54:20] Voice 20: information that some of their present activities have been funded already by those other sources.

[4:54:26] Voice 20: We take that into account into the overall pro forma and their capital budgets. It is quite

[4:54:31] Voice 20: common that a lot of the time societies come in and the only thing that they can offer is the land.

[4:54:36] Voice 20: And this is what we have. Once again, we evaluate these applications based on the need of that

[4:54:43] Voice 20: particular community and what the surrounding communities can offer and if that can support

[4:54:48] Voice 20: to support the need of this particular community.

[4:54:53] Voice 1: But what's rather unique here in the fact that

[4:54:55] Voice 1: the applicant only ends up with an asset

[4:54:57] Voice 1: once the rezoning has been approved.

[4:55:01] Voice 1: Up until that

[4:55:02] Trustee Rogers: point, there are no assets.

[4:55:03] Trustee Rogers: Actually, when the subdivision occurs.

[4:55:07] Voice 1: Exactly, yeah.

[4:55:08] Voice 1: So up to that

[4:55:09] Voice 1: point, there are no assets, yeah.

[4:55:11] Trustee Rogers: Well, that's it.

[4:55:13] Voice 1: Thank you very much, Anna, I appreciate it.

[4:55:15] Voice 1: Thanks.

[4:55:16] Trustee Rogers: I assume it's Mr. Mackey again,

[4:55:18] Trustee Rogers: on even though it says rebecca ewing uh over to you she

[4:55:23] Voice 21: gives me all the questions

[4:55:26] Voice 21: is

[4:55:26] Trustee Rogers: she your ghost writer too does she do all the writing

[4:55:31] Voice 21: secrets out this is a quick question for anna um in the q and a's on the um last call for proposals

[4:55:40] Voice 21: coming from bc housing i saw something that said bc housing doesn't fund duplexes and

[4:55:47] Voice 21: single detached houses and I and I didn't quite understand that because the the project that

[4:55:54] Voice 21: we're seeing on main island went from a kind of a bigger kind of cluster to duplexes and

[4:56:01] Voice 21: and is there some kind of weighting in your in your scoring that would favor a a multi-unit

[4:56:09] Voice 21: complex versus a duplex um

[4:56:14] Voice 20: no not necessarily it will come down to the cost um so if the society

[4:56:20] Voice 20: can provide uh within their application provide information for why this particular uh style of

[4:56:28] Voice 20: housing is provided and the cost uh if that all aligns that we're fine with that um which you're

[4:56:33] Voice 20: referring to uh on the q a might have referred to a single duplex or a single family home would

[4:56:41] Voice 20: not be supported under this program simply because it cannot offer the uh the rental mix that we

[4:56:46] Voice 20: require for this funding program i

[4:56:51] Voice 21: want to ask a very quick follow-up question anna and it relates

[4:56:55] Voice 21: to the the first session that we had which was on the uh on on the flexible housing type of thing

[4:57:02] Voice 21: where we have a smaller lot on main island and we're going to allow three units

[4:57:05] Voice 21: on that lot would that be acceptable to bc housing a small single detached development

[4:57:15] Voice 21: of three houses on one lot would that be acceptable as a proposal i

[4:57:22] Voice 20: would need to

[4:57:23] Voice 20: look into that uh closer so if you're interested in following up with us you can reach out to our

[4:57:28] Voice 20: regional director and you'll be

[4:57:31] Voice 20: able to direct to a project officer or development manager

[4:57:34] Voice 20: about that okay

[4:57:35] Voice 21: thank you so

[4:57:42] Trustee Rogers: um i gotta say main island's good it's four o'clock on the nose

[4:57:49] Trustee Rogers: um and uh we we managed to find enough questions to fill uh that time and and uh and and hopefully

[4:57:58] Trustee Rogers: you've got all the answers to your questions i don't see any hands up um i narissa do you have

[4:58:03] Trustee Rogers: anything final you'd like to say?

[4:58:08] Voice 13: Yeah, I mean not specifically. We are, like I said before,

[4:58:13] Voice 13: we're working with the applicant to get the information together for the covenant. I think

[4:58:21] Voice 13: the next detailed staff report will likely come in June and it'll include the legal review of the

[4:58:28] Voice 13: the housing agreement and the draft bylaws.

[4:58:37] Voice 13: Okay.

[4:58:38] Voice 9: I have a question.

[4:58:39] Trustee Rogers: Sure.

[4:58:41] Voice 9: Thank you, thank you.

[4:58:42] Voice 9: Anna, can I ask you, are you responsible

[4:58:46] Voice 9: for the Southern Gulf Islands through BC Housing?

[4:58:51] Voice 9: Are you the rep that we would be talking to?

[4:58:53] Voice 9: I note that we spoke with Kirsten Bailey before.

[4:58:57] Voice 20: Yeah, so at this moment of time,

[4:58:59] Voice 20: it looks like a lot of the gulf island projects are something that i will be helping out with

[4:59:04] Voice 20: but at the end of the day it still needs to go through our regional director malcolm for

[4:59:09] Voice 20: vancouver island malcolm mcnaughton um so any communication can go through him he can assign

[4:59:14] Voice 20: the appropriate um development manager or senior project officer that's

[4:59:19] Voice 9: very good we've been in

[4:59:20] Voice 9: touch with him a number of times thank you anna thank

[4:59:22] Trustee Rogers: you uh i do either of the trustees i've

[4:59:25] Trustee Rogers: I've lost the video for Trustee Dodds,

[4:59:28] Trustee Rogers: but I assume she's still here.

[4:59:31] Trustee Rogers: Trustee Maude, do you have anything further

[4:59:32] Trustee Rogers: you'd like to ask or say?

[4:59:33] Trustee Rogers: Thanks very much.

[4:59:34] Trustee Rogers: And Trustee Dodds, do you have anything else you'd like to...

[4:59:39] Trustee Rogers: I can't hear you, Pat.

[4:59:44] Voice 9: For an appointment.

[4:59:45] Trustee Rogers: Oh, she's left, okay.

[4:59:47] Trustee Rogers: Yeah. Thanks, Pat.

[4:59:48] Trustee Rogers: So look at, what I want to do is I want to thank

[4:59:51] Trustee Rogers: all of our presenters and our guests.

[4:59:54] Trustee Rogers: Mr. Cohut, thank you very much.

[4:59:57] Trustee Rogers: Nice to meet you.

[4:59:57] Trustee Rogers: It was very good.

[4:59:59] Trustee Rogers: It's always great.

[5:00:00] Trustee Rogers: I have someone from the ministry here looking through my list.

[5:00:04] Trustee Rogers: William Shulba, thank you very much.

[5:00:07] Trustee Rogers: Kaylee was here.

[5:00:08] Trustee Rogers: Keith Erickson, thank you.

[5:00:10] Trustee Rogers: Good to see you from Galeano.

[5:00:12] Trustee Rogers: I see you over there as well.

[5:00:14] Trustee Rogers: And Robin Anschild, thank you very much.

[5:00:17] Trustee Rogers: So thank you all for coming.

[5:00:18] Trustee Rogers: And, of course, Deborah and David Brown for being here and making your presentations.

[5:00:24] Trustee Rogers: And thank all of you for being here.

[5:00:27] Trustee Rogers: And I appreciate the conversation.

[5:00:29] Trustee Rogers: and I thought the questions were very well done

[5:00:32] Trustee Rogers: and very good questions

[5:00:34] Trustee Rogers: and gave us an opportunity to flesh this out.

[5:00:37] Trustee Rogers: Our next local trust committee meeting

[5:00:40] Trustee Rogers: is scheduled for May.

[5:00:41] Trustee Rogers: I found out earlier this morning for May the 10th.

[5:00:44] Trustee Rogers: I thought it was the 17th.

[5:00:46] Trustee Rogers: So I'm glad we had this meeting

[5:00:48] Trustee Rogers: so I could fill up my schedule.

[5:00:51] Trustee Rogers: Thanks a lot.

[5:00:52] Trustee Rogers: Thanks a lot.

[5:00:53] Trustee Rogers: Nice to see you all.

[5:00:54] Trustee Rogers: Have a lovely Monday.

[5:00:55] Trustee Rogers: And thanks again, Anna, for coming,

[5:00:56] Trustee Rogers: taking time out of your day.

[5:00:58] Voice 16: Thank you.

[5:00:59] Voice 16: okay

[5:00:59] Trustee Rogers: so that's we'll adjourn now from this meeting thanks a lot bye-bye

[5:01:03] Voice 12: bye everyone bye

[5:01:06] Trustee Rogers: -bye bye