Islands Trust Conservancy Board community information meeting, June 14, 2021

[0:00:00] Voice 9: I'm broadcasting now and turning on live stream and the attendees are popping in now.

[0:00:12] Trustee Rogers: Yes, I see them. Okay, hello everyone. I'm just waiting a moment. We now have 21 attendees

[0:00:51] Trustee Rogers: waiting to see if others arrive before we start. Okay, we seem to have

[0:01:05] Trustee Rogers: have stopped having new attendees, so we'll start.

[0:01:11] Trustee Rogers: This is a special meeting

[0:01:14] Trustee Rogers: of the Galeano Local Trust Committee.

[0:01:18] Trustee Rogers: It's a special meeting to have

[0:01:21] Trustee Rogers: with a community information meeting.

[0:01:25] Trustee Rogers: That's the main agenda item today,

[0:01:27] Trustee Rogers: the primary agenda item today.

[0:01:30] Trustee Rogers: Today, I'd like to start by recognizing that we, of course, are meeting across the traditional and ancestral territories of the Coast Salish people on Galeano Island, in particular, the Penelakut peoples, not First Nation.

[0:01:51] Trustee Rogers: And we are honored and privileged to do so.

[0:01:56] Trustee Rogers: So I am mindful of the fact that there is much conversation and much listening going

[0:02:03] Trustee Rogers: on in our communities, in the settler community, to the needs of and the thoughts of First

[0:02:10] Trustee Rogers: Nations peoples, Indigenous peoples across this country and across British Columbia.

[0:02:16] Trustee Rogers: um it's uh a as i i just i've said it's it's time for deep listening and um and uh learning

[0:02:28] Trustee Rogers: and understand and trying to understand understanding and um that's my commitment

[0:02:35] Trustee Rogers: and i encourage everyone to uh think of your uh your own uh individual commitment to reconciliation

[0:02:44] Trustee Rogers: and what that means for you and how that process plays out

[0:02:53] Trustee Rogers: as we continue to digest the news of Kamloops and elsewhere.

[0:02:58] Trustee Rogers: Of course, I probably should not refer to it as news

[0:03:03] Trustee Rogers: because this is something that First Nations people

[0:03:06] Trustee Rogers: have been talking about for quite a while.

[0:03:09] Trustee Rogers: And so it wasn't new news, but the revelation, I suppose.

[0:03:15] Trustee Rogers: I'm joining you today from the traditional territories of the Musqueam, Tsleil-Waututh and

[0:03:22] Trustee Rogers: Squamish, Squamish peoples in Vancouver in order to have appropriate internet. My name is Dan

[0:03:29] Trustee Rogers: Rogers. I'm the chair of the Galeano Local Trust Committee. I will be chairing this meeting as we

[0:03:37] Trustee Rogers: go along. I'd like to introduce you to a few other people you'll see on your screen and you'll see

[0:03:43] Trustee Rogers: others as we go forward um you have your local trustees trustee jane wolverton nice to see you

[0:03:49] Trustee Rogers: jane and uh trustee tahira rockefeller hi um the other people you see your screen at the moment are

[0:03:58] Trustee Rogers: uh maple hung who's the planning assistant and thank you maple she and i may talk to each other

[0:04:03] Trustee Rogers: as you as we go through the meeting she's running the controls behind the scene you also will see

[0:04:08] Trustee Rogers: Planner Brad Smith, the, hi Brad, and the Freshwater Specialist for the Islands Trust,

[0:04:15] Trustee Rogers: which is William Shilba is joining us today too. And there may be times when he'll be asked to

[0:04:21] Trustee Rogers: contribute to the meeting. This meeting is being conducted virtually. It's being conducted over

[0:04:31] Trustee Rogers: over Zoom. It is being, you may have joined, if you're in the attendees list, I see we now have

[0:04:38] Trustee Rogers: 24, you will be joining us on the webinar. There's also a live broadcast that people can watch while

[0:04:46] Trustee Rogers: it's occurring and not necessarily, but not be part of the meeting per se. And it's also recorded

[0:04:52] Trustee Rogers: and will be up on the website, usually within a matter of a couple of days so that anybody can

[0:04:59] Trustee Rogers: watch the recording and see what occurred during the course of the meeting. This is a continuation

[0:05:05] Trustee Rogers: of our activities under the public health orders from the province and the emergency orders,

[0:05:14] Trustee Rogers: which interestingly we're not quite sure what that's going to look like in about a month from

[0:05:18] Trustee Rogers: now. I know as the province's experience improves they are considering and I think they're actively

[0:05:26] Trustee Rogers: considering, I forget the bill number, it might be bill 10, to amend some of our legislation and

[0:05:34] Trustee Rogers: we'll be going back, we'll be considering the process of how we go back to a different kind

[0:05:41] Trustee Rogers: of a meeting and more of an in-person, but that's for another day. So we will operate in this

[0:05:51] Trustee Rogers: fashion and so you'll have the opportunity to observe and see the presentations that are being

[0:05:57] Trustee Rogers: made today. We have hopefully the technology is acceptable. If you have any difficulties with

[0:06:05] Trustee Rogers: technology, please get in touch with in the chat or elsewhere and we'll see if we can't help you

[0:06:12] Trustee Rogers: resolve those technological problems. In the meantime, I ask you to bear with us with any

[0:06:21] Trustee Rogers: technological issues. I know that the internet is not always as stable on Galeano in some places

[0:06:29] Trustee Rogers: as it might be otherwise, but we're doing our best to continue with an open and transparent and

[0:06:36] Trustee Rogers: inclusive process so that everybody can be involved in this process. Before I

[0:06:43] Trustee Rogers: I introduced the community information meeting,

[0:06:46] Trustee Rogers: I wanted to turn to the Galliano Island local trustees

[0:06:54] Trustee Rogers: to approve, this is a meeting and we do have an agenda

[0:06:58] Trustee Rogers: and there's been a suggestion that we need,

[0:07:01] Trustee Rogers: we should add it in camera session to this agenda

[0:07:05] Trustee Rogers: to address an evolving issue on Galliano

[0:07:08] Trustee Rogers: or at least get some information on it.

[0:07:10] Trustee Rogers: and just do the trustees wish to have one and um we need to arrange for some expertise and i think

[0:07:17] Trustee Rogers: we're proposing that at 3 30 at the latest we go in camera is that what i understood from the

[0:07:23] Trustee Rogers: trustees so i'm going to say that we're going to um go in to add before the adjournment we're going

[0:07:32] Trustee Rogers: to go have an in-camera meeting um at no later than 3 30 p.m uh so that'll be item uh four and

[0:07:45] Trustee Rogers: then the adjournment will become uh item five um so the agenda are there any other changes or

[0:07:52] Trustee Rogers: additions to the agenda from either of the trusted i'll take the agenda adopted as amended thanks

[0:08:00] Trustee Rogers: Thanks, Carly. I'm sorry, I forgot to introduce Carly Bilney, of course, who's here as our

[0:08:04] Trustee Rogers: recorder. And thank you, Carly, for all of your excellent work. And she is recording the minutes

[0:08:13] Trustee Rogers: of this meeting. So before we start, I turn this over to the presenters today. I wanted to

[0:08:21] Trustee Rogers: introduce this. This is a community information meeting. It's a, if you will, a bit of an extra

[0:08:27] Trustee Rogers: or one that we wanted to um put in to get as much information about this the project related to

[0:08:35] Trustee Rogers: crystal mountain as possible uh out to the community at large there's been lots of conversation

[0:08:41] Trustee Rogers: with neighbors and with others around the island etc and we've had it on our agenda a couple of

[0:08:49] Trustee Rogers: of times in the last number of months

[0:08:52] Trustee Rogers: where we've had staff reports and some proposed language

[0:08:57] Trustee Rogers: or a potential way forward.

[0:09:00] Trustee Rogers: But it's important at this stage we felt

[0:09:02] Trustee Rogers: to have a community information meeting

[0:09:05] Trustee Rogers: to get questions answered and to get information out

[0:09:10] Trustee Rogers: to the community and get questions put to us

[0:09:14] Trustee Rogers: that we will try and answer or find answers for you.

[0:09:16] Trustee Rogers: I want to be clear about what the purpose of today's meeting is however this is not a public

[0:09:23] Trustee Rogers: hearing and it's not even a town hall it's a community information meeting so the intent of

[0:09:30] Trustee Rogers: this meeting is to have people get questions answered about what the nature of the application

[0:09:36] Trustee Rogers: is what the current state of the of the work is that the trust is doing and get those get those

[0:09:42] Trustee Rogers: those questions asked and if possible get them answered and give them an opportunity for both

[0:09:47] Trustee Rogers: the planner to present where we're at in our process at this stage and what the current state

[0:09:54] Trustee Rogers: of the application is and to allow the applicant to provide a way for the applicant to present

[0:10:02] Trustee Rogers: its information under the auspices of the trust of the nature of its application and its

[0:10:11] Trustee Rogers: proposal to the trust. This is not intended to be any kind of a decision point for the local

[0:10:18] Trustee Rogers: trust committee. It's an intention to be public and allow people to ask questions and get

[0:10:25] Trustee Rogers: information. I'm going to strongly urge all of you, and I will say this again before we get to

[0:10:30] Trustee Rogers: the public portion of this, to ask questions about the facts and the nature of the proposal

[0:10:37] Trustee Rogers: and the nature of where we're at in the process as opposed to couching questions as opinions or

[0:10:44] Trustee Rogers: points of view there will be lots of opportunity for if this matter proceeds further and there's

[0:10:50] Trustee Rogers: opportunity all the time for points of view and and your thoughts to be registered with the trust

[0:10:57] Trustee Rogers: you can write us we got a lengthy letter both two of them actually this morning related to this

[0:11:07] Trustee Rogers: application and we get them regularly you can write to us it's a good way for us to be able

[0:11:12] Trustee Rogers: to digest them and of course as these matters appear on our on our local trust agenda uh it

[0:11:19] Trustee Rogers: should it appear again or when it appears again uh the opportunities speak to the town hall and

[0:11:25] Trustee Rogers: we aren't even at first reading yet and we haven't done a first reading on this so there's a lot of

[0:11:31] Trustee Rogers: opportunity ahead of us which would lead to further community information meeting and

[0:11:36] Trustee Rogers: potentially a public hearing at some point which are the actual opportunities for

[0:11:42] Trustee Rogers: submission. So I really ask you to please keep your questions to questions that are trying to

[0:11:50] Trustee Rogers: elicit information. So that's the purpose of this meeting and that's the filter through which I will

[0:11:58] Trustee Rogers: be inviting you to appear to ask questions and appear at this meeting. So with that having been

[0:12:10] Trustee Rogers: said, I'll repeat some of that before we get into the public portion of it. So what's going to occur

[0:12:16] Trustee Rogers: at this stage is that we're going to have a presentation from the planner and he will give

[0:12:23] Trustee Rogers: you a from brad smith and he will give you a an outline related to the the rezoning process and

[0:12:31] Trustee Rogers: i just want to say one other thing i always want you to keep in mind this is an application by the

[0:12:37] Trustee Rogers: applicant it is not a a project of the local trust committee we're simply reply responding uh to an

[0:12:46] Trustee Rogers: applications that that's been made as any member of the public can make an application to uh rezone

[0:12:52] Trustee Rogers: their property and we just make decisions as we go along as to whether or not we're prepared to

[0:12:59] Trustee Rogers: go along with that but in the meantime the planner has to work through with the application as it as

[0:13:05] Trustee Rogers: it exists so you have a prop you'll have a presentation from planner smith related to

[0:13:11] Trustee Rogers: where we're at in the process there'll then be a an overview and a proposal of the overview and

[0:13:20] Trustee Rogers: where that proposal is from the applicant from the crystal mountain society i'm not quite sure

[0:13:25] Trustee Rogers: i see a number of names here of people who might be here to speak and i guess we'll determine that

[0:13:33] Trustee Rogers: as we get to that as to who's going to present then we'll enter into the question and answer

[0:13:38] Trustee Rogers: session and i'll give you the sort of the the guidelines for that when we get there so i've

[0:13:44] Trustee Rogers: spoken enough now for the moment um unless there's something else from either of the trustees i'm

[0:13:49] Trustee Rogers: I'm going to turn it over to Planner Smith.

[0:13:52] Trustee Rogers: And I think you have control of the screen

[0:13:56] Trustee Rogers: and you have a presentation I know to make.

[0:14:01] Planner: Thank you, Chair Rogers.

[0:14:03] Planner: So I'm just gonna walk through a quick PowerPoint

[0:14:05] Planner: and then I'll quickly walk through the framework

[0:14:09] Planner: of the two draft bylaws as they currently have been drafted

[0:14:14] Planner: and presented to LTC at the last trust meeting.

[0:14:18] Planner: And then I will pass it over to the applicant

[0:14:20] Planner: and they will be taking more time to describe their actual application itself

[0:14:25] Planner: and some of the key concepts and components of that application,

[0:14:30] Planner: including some of the most recent changes as their application continues to evolve.

[0:14:36] Planner: So I'm just going to share my screen here.

[0:14:53] Voice 2: Can you see a CIM there, the slideshow?

[0:14:59] Voice 20: Not yet, no.

[0:15:00] Trustee Rogers: Nope. I saw a black screen with a little

[0:15:05] Voice 18: icon

[0:15:06] Trustee Rogers: at the top left corner, but I didn't see an actual.

[0:15:09] Trustee Rogers: There you go.

[0:15:15] Voice 9: Looks good, Brad.

[0:15:20] Planner: Thank you.

[0:15:22] Planner: So here we are in a community information meeting for the Crystal Mountain Society's rezoning application that has been ongoing for a long time since 2000.

[0:15:34] Planner: The early 2000s, I believe, was when the file was first opened and one rezoning application occurred and went on for a number of years and then that was closed and the current application has been ongoing then since 2014.

[0:15:53] Planner: So, as I said, I'm just going to walk through a brief outline here of today and kind of where we're at in the process and the role of the Islands Trust and the bylaws themselves, and then I'll pass it over to the applicant.

[0:16:10] Planner: So, and then as Chair Rogers said, we will have time then for questions and answers of the staff, the applicant, and that's my understanding that

[0:16:22] Planner: the applicant also has Mr. Al Kohatz here who can speak to any water related questions,

[0:16:31] Planner: water testing questions. So moving on to the next slide here, so site context, so

[0:16:38] Planner: I'm sure most of you know Crystal Mountain is two lots on the north end of Galliano Island,

[0:16:45] Planner: as you can see on the picture to the left here. It's the two lots, one is zoned rural too,

[0:16:51] Planner: this one here and the other one is zone F1 and the combined lots are the proposed land ownership of

[0:17:00] Planner: Crystal Mountain. The combined size of the two lots, the forest lot is 20.5 hectares and

[0:17:08] Planner: district lot 9, the smaller our residential lot is 4.5 hectares for a total of 24.55 hectares

[0:17:17] Planner: And so current uses allowed in the forest lot would only be forest related with no dwelling or density rights.

[0:17:30] Planner: And on the lot nine zone rule two property, you would have the development potential for up to two dwellings with accessory cottages currently on that property.

[0:17:42] Planner: so as i said the current application has been ongoing since 2014 and of course we've evolved

[0:17:53] Planner: into a new local trust committee since then or um so the the current local trust committee that's

[0:17:59] Planner: before you today first considered the application in october of 2020 uh with a revised proposal

[0:18:06] Planner: and uh and considered again by a local trust committee in april of 2021 and that's where

[0:18:12] Planner: they provided the direction and to schedule this meeting and various other things that i'll speak

[0:18:17] Planner: to in a second here so though the draft amending bylaws were first received by uh the ltc of the

[0:18:26] Planner: day in 2015 and in 2017 while the original proposal in 2014 sought for a 100 covenant

[0:18:33] Planner: approach to the land base with no subdivision uh in 2017 local trust committee uh resolved to

[0:18:41] Planner: to accept a land transfer proposal.

[0:18:44] Planner: And that's really ultimately what you are now seeing today,

[0:18:49] Planner: the evolution of that work and being presented then

[0:18:53] Planner: to this new trust committee for consideration.

[0:18:56] Planner: And so there has been a lot of community engagement

[0:18:59] Planner: and negotiation undertaken on this applicant

[0:19:03] Planner: over many years.

[0:19:05] Planner: And so today's focus again is on questions and answers.

[0:19:09] Planner: So, just a bit of the legislative role of the Islands Trust.

[0:19:19] Planner: Provincial legislation authorizes local governments to adopt and amend official community plans

[0:19:24] Planner: and to establish zoning through land use by-laws.

[0:19:28] Planner: In this case, you are requiring amendments to both of those by-law provisions, and so

[0:19:35] Planner: you have the two by-laws, 256 and 257.

[0:19:39] Planner: rezoning processes are typically application driven as chair rogers mentioned

[0:19:43] Planner: the final decision is made by the local trust committee and in in this case and in all cases

[0:19:48] Planner: where there's an ocp amendment the islands trust act requires that there is provincial approval

[0:19:54] Planner: for that as well public hearing would be acquired prior to third reading of the bylaws and uh

[0:20:00] Planner: currently the amending bylaws are only in draft form so even they've been even though they were

[0:20:05] Planner: were received by LTC over six years ago,

[0:20:09] Planner: LTC has yet to give first or second reading

[0:20:13] Planner: of those bylaws and no decisions have been made

[0:20:16] Planner: with respect to that or with scheduling of a public hearing.

[0:20:22] Planner: So rezoning status, bit of a busy diagram here,

[0:20:26] Planner: but this basically is a flow chart of the typical steps

[0:20:33] Planner: in Islands Trust rezoning process.

[0:20:36] Planner: There's a lot of movement in these steps and they don't always go exactly as they're laid out.

[0:20:44] Planner: And sometimes you jump back and forth as new proposals get considered.

[0:20:50] Planner: But just a few summary points. So since 2014, I've talked about the updated reports to LTC.

[0:21:03] Planner: they gave direction at the april 5th meeting to receive the the amended draft bylaws and to

[0:21:11] Planner: use them in this cim staff have also uh under or are undertaking a advisory planning commission

[0:21:20] Planner: agency and first nation referrals so all of that work is underway we can talk about in the

[0:21:27] Planner: applicant uh uh we'll talk more a little bit covenants as well but uh the ltc has given some

[0:21:33] Planner: direction already for uh creating a section 219 covenant so um you see here the cim which is

[0:21:41] Planner: inserted in the process and um if uh following the cm and at some point ltc gets to first reading

[0:21:50] Planner: they would give direction uh around actual drafting of those covenant conditions as well

[0:21:57] Planner: And just finally, the LTC has directed the applicant to develop a water management plan, updated ecological impact assessment and provide a revised site plan and so all of those things are coming to fruition, and the site plan will be talked about today as well as the results of the ecological impact assessment.

[0:22:20] Planner: So decisions by post by LTC post 217. So this is just a summary of the resolutions that this LTC has made with respect to this application. So we've talked about most of these already.

[0:22:35] Planner: So preparing their draft bylaws, a few specific provisions within those bylaws with respect to cooking facilities, the covenant conditions.

[0:22:46] Planner: and then here we are with LTC having received those draft bylaws and giving direction for staff

[0:22:54] Planner: to schedule the CIM and undertake referrals and a few other wording changes and covenant pieces

[0:23:04] Planner: there as well so just in summary if adopted as of currently drafted bylaw 256 would result in

[0:23:16] Planner: the creation of a new health and wellness section of the official community plan with policies

[0:23:21] Planner: specific to spiritual education and with a 25 75 split you'd result in a 6.14 hectare portion

[0:23:30] Planner: of the property and it would be re-designated to spiritual education and that would be the

[0:23:36] Planner: portion that uh crystal mountain would retain and the remainder would be re-designated as

[0:23:43] Planner: nature protection and would be granted to the island trust conservancy so the land use bylaw

[0:23:49] Planner: amendments uh carrying uh on consistent with the ocp amendment uh that 6.14 portion would be

[0:23:57] Planner: rezoned to crystal mountain spiritual education retreat and the remainder of the two subject

[0:24:02] Planner: parcels would be zoned to nature protection and so with the current uses on the f1 lot only allowing

[0:24:08] Planner: allowing forestry, rezoning would allow for the what is being proposed and the bylaws

[0:24:16] Planner: themselves specifically describe the structures, the square, the maximum floor area and a lot

[0:24:26] Planner: coverage of those structures and the densities etc. with some new definitions that would

[0:24:32] Planner: be included and uh and restrictions uh that could also be captured in covenant with a more detailed

[0:24:39] Planner: site plan and then just more or less standard maximum height and setback provisions sorry

[0:24:47] Planner: just to speak briefly to the uh islands trust conservancy so in 2017 uh the land transfer

[0:24:55] Planner: uh flowed through the island's trust board and they passed eight con or they considered

[0:24:59] Planner: at eight conditions that would be required to accept the 75 percent portion and so Crystal

[0:25:06] Planner: Mountain has then been away working on those conditions and more recently the Islands Trust

[0:25:12] Planner: Conservancy reviewed their new revised site plan and again passed a resolution saying that they

[0:25:23] Planner: would accept the land transfer based on these new or amended resolutions so basically that

[0:25:35] Planner: there's a site visit and inspection and that the lot lines as laid out meet the goals of the

[0:25:41] Planner: islands trust conservancy resolving the questions with this with regard to statutory right-of-way

[0:25:49] Planner: and the applicant can speak more to how they've addressed that

[0:25:52] Planner: with moving the upper hooked portion from the last proposal

[0:26:02] Planner: to remove the pagoda.

[0:26:04] Planner: And so there's a boundary adjustment proposal for that piece in play.

[0:26:11] Planner: And then the ecological report, the statutory right-of-way,

[0:26:16] Planner: and all the other legal parts get addressed.

[0:26:20] Planner: addressed and a piece about trails and of course obviously with ITC now being the landowner they

[0:26:28] Planner: would be the responsible for determining what trails might exist on that transferred 75 portion

[0:26:39] Planner: so other legal instruments in play we've talked about the land total act section 219 Covenant

[0:26:44] Planner: can be broadly applied to regulate land use and construction of structures. LTC has already

[0:26:52] Planner: provided some direction with respect to the environmental assessments recommendations and

[0:27:00] Planner: LTC couldn't turn their mind to other covenant conditions as well.

[0:27:03] Planner: There are development permit areas on the property. In particular, the light green

[0:27:12] Planner: They have a requirement that all subdivision where any of that DPA 5 is present requires a DPA so they would require a DP as part of subdivision and any future developments in these green parcels would potentially require a development permit in the future as well.

[0:27:33] Planner: and other approvals and authorizations so they are applied for a water license from the province

[0:27:40] Planner: they would require subdivision approval from the province as well and going forward if rezoning

[0:27:46] Planner: and subdivision were approved they would also need to go through all building permits and other

[0:27:51] Planner: kind of more site-specific operational permitting processes before gaining occupancy

[0:27:59] Planner: and just finally local trust committee could choose to make rezoning subject to subdivision

[0:28:04] Planner: so to ensure that the subdivision occurs as part of the rezoning they could frame it that way

[0:28:11] Planner: so that is the end of my slides here just briefly here next steps in rezoning so today's CIM will

[0:28:20] Planner: help to inform the community and generate additional questions staff will summarize

[0:28:26] Planner: the results of this and also the referrals that I spoke to,

[0:28:31] Planner: any amendments to the bylaws

[0:28:34] Planner: to reflect the amended proposal.

[0:28:36] Planner: And of course, additional direction may come from LTC

[0:28:39] Planner: with respect to amendments

[0:28:41] Planner: and they've just submitted their water management plan.

[0:28:44] Planner: So staff are just getting a chance to look at that.

[0:28:46] Planner: And once all this is done,

[0:28:49] Planner: LTC could then be in a position to consider next steps

[0:28:53] Planner: with respect to first and second reading.

[0:28:56] Planner: So that is my presentation.

[0:28:59] Planner: And now Maple, I think it would be good

[0:29:02] Planner: to bring Keith Erickson and Keith can let us know

[0:29:07] Planner: if specifically other folks in his group

[0:29:10] Planner: want to participate.

[0:29:12] Planner: Thanks.

[0:29:12] Voice 9: Okay.

[0:29:14] Voice 9: Thank you.

[0:29:15] Voice 9: I'm just gonna stop your screen sharing for a second here.

[0:29:20] Planner: I'll do that.

[0:29:21] Voice 9: Keith has moved over.

[0:29:22] Voice 9: Hi, Keith. How are you? Oh, we just made it there.

[0:29:27] Planner: Mm hmm.

[0:29:28] Voice 28: Oh, thanks. Yeah, it would be great if we could bring Libby McClelland, Leslie Kane, and Janice Oakley.

[0:29:41] Voice 9: Okay, I don't see

[0:29:42] Voice 9: Janice, Libby, their names. Is that the one at the top there, Crystal Mountain Society, Oakley? Maybe it's that one there. Yeah, one second here.

[0:29:52] Voice 9: right i think

[0:29:52] Voice 9: that's it

[0:29:54] Voice 9: that's my apologies i didn't see that they're

[0:29:56] Voice 9: right there okay it should be good so they're moved

[0:30:00] Voice 9: over to the panelists and then maybe we'll just um keep them muted until um you want them to speak

[0:30:05] Voice 9: keith if that's fine just one sure

[0:30:07] Voice 28: that's great and then we'll also need um alcohut

[0:30:11] Voice 28: at the uh um towards the end of the presentation okay

[0:30:16] Voice 9: sounds good i'll just uh move them over here

[0:30:18] Voice 9: at the end okay

[0:30:19] Voice 28: thank

[0:30:20] Voice 9: you okay

[0:30:22] Voice 28: thanks maple so um i'm going to pass this over to uh um janice and

[0:30:28] Voice 28: and Libby and Leslie to begin the presentation.

[0:30:31] Voice 28: And you need to turn your video on and unmute.

[0:30:43] Voice 19: Hi there.

[0:30:44] Voice 19: We

[0:30:45] Voice 16: are just getting our screen together here.

[0:30:50] Voice 16: Just try and make it big enough here so that we can read it.

[0:30:56] Voice 16: Thanks for your patience.

[0:31:25] Trustee Rogers: Welcome.

[0:31:26] Trustee Rogers: Is one of you going to share your screen

[0:31:28] Trustee Rogers: or are we getting to that?

[0:31:29] Voice 21: Oh no, we just needed to get the text up on the screen and it had disappeared for a moment, so now it's back and we will begin.

[0:31:40] Voice 21: Keith is going to share his screen.

[0:31:42] Trustee Rogers: I see, thank you.

[0:31:44] Voice 21: Okay, go ahead.

[0:31:48] Voice 21: Hang on, we lost our text again.

[0:31:51] Voice 21: Is

[0:31:52] Voice 28: that coming through, the slide presentation?

[0:31:55] Voice 21: Yes.

[0:31:56] Voice 21: Yes,

[0:31:56] Trustee Rogers: I can see it for sure.

[0:31:58] Trustee Rogers: Great.

[0:31:59] Trustee Rogers: all

[0:32:00] Voice 21: right I'll begin I'll begin now hello it's great to see you all thank you so much for taking

[0:32:06] Voice 21: the time to be here today my name is Libby McClelland I've been with Crystal Mountain

[0:32:11] Voice 21: Society for many years both as a member of the board and the rezoning committee I've been a

[0:32:16] Voice 21: Galliana resident since 1964 I am joined today by Janice Oakley Leslie Kane and Keith Erickson

[0:32:24] Voice 21: together we will present the current state of our rezoning proposal. Leslie will give you a brief

[0:32:30] Voice 21: history of the society and how we came to be here on Galliano. Janice will give you a short

[0:32:36] Voice 21: description of the nature of our retreats. Keith will give an updated report on the ecosystems.

[0:32:43] Voice 21: I will address the longer-term vision for the society's land use in just a moment. But first

[0:32:53] Voice 21: First, on the broader view, the background on which our proposal is based, the Islands Trust Policy Statement and the Galliano Island Official Community Plan uphold the vital importance of protecting the unique environment of the area's ecosystems and communities

[0:33:09] Voice 21: from potentially adverse impacts of growth, development, and land use. Maintaining and restoring forest ecosystems is critical for sustainable forest management.

[0:33:19] Voice 21: Our Galliano bylaws speak to maintaining the rural character and natural resources while encouraging compatible and viable local economic opportunities.

[0:33:31] Voice 21: The OCP considers the community's present and future needs for educational and health-related facilities and services,

[0:33:39] Voice 21: while it supports Islanders' values of space, privacy, and aesthetic qualities over urban conveniences.

[0:33:47] Voice 21: There is a fundamental commitment to social diversity as integral to a sustainable and healthy community.

[0:33:55] Voice 21: There is recognition of the identity of the island community being dependent on the activities of volunteer-based groups.

[0:34:03] Voice 21: The OCP supports appropriately scaled opportunities for renewal of body, mind, and spirit.

[0:34:11] Voice 21: for individuals to experience the natural beauty and tranquility of Galeano by participating in

[0:34:18] Voice 21: low-impact outdoor pursuits. Galeano's official community plan supports passive contemplation,

[0:34:26] Voice 21: spiritual connection, and educational access to the forest. With respect to the island's trust

[0:34:33] Voice 21: and Galeano community values and objectives, we wish to present the development proposal for the

[0:34:40] Voice 21: Crystal Mountain Retreat Center in harmony with these values. I now introduce Leslie,

[0:34:47] Voice 21: a member of the rezoning committee. She will give us some historical context to the society.

[0:34:54] Voice 21: Thank

[0:34:55] Voice 1: you Libby. Good afternoon. I live at the north end of Galeano. I have been a member of

[0:35:01] Voice 1: Crystal Mountain Society since 2009. I've also volunteered as a land manager for several years

[0:35:08] Voice 1: which involve taking care of the forest land I was guided by a very thorough and complete

[0:35:13] Voice 1: professional ecological assessment report with suggestions for maintenance having spent a large

[0:35:18] Voice 1: amount of time on the land in this capacity as well as many personal retreats it has become a

[0:35:24] Voice 1: very special place to me I joined the rezoning committee in 2014 because I truly and wholeheartedly

[0:35:31] Voice 1: feel a forest retreat meditation center has enormous benefits for the land and the community

[0:35:37] Voice 1: as a whole. So let me begin by asking the question, why a forest retreat center and why Galliano Island?

[0:35:45] Voice 1: Well, it began in the 1970s when Crystal Mountain Society, a registered, charitable, non-profit,

[0:35:52] Voice 1: non-sectarian educational organization, held a retreat on Salt Spring Island with the Venerable

[0:35:58] Voice 1: Nemjo Rinpoche, a Canadian who was trained and ordained in Buddhist traditions and one who

[0:36:04] Voice 1: promoted the development of wholesome, clear, interested minds through study, meditation,

[0:36:10] Voice 1: and compassionate work. This was before the establishment of the Islands Trust.

[0:36:16] Voice 1: Shortly after this retreat, the Crystal Mountains members decided to look for land on the Gulf

[0:36:21] Voice 1: Islands for their own retreat site. They came to the north end of Galano and loved it. It was

[0:36:26] Voice 1: perfect natural setting required to do retreat work where one is removed from the busy patterns

[0:36:31] Voice 1: of daily city life. It was on June 29th, 1980 that the residential Lot 9 was purchased and for the

[0:36:39] Voice 1: next 20 years the land would be used in the summer months for retreat study, contemplation and

[0:36:45] Voice 1: meditation. To this day the ecosystems on this land have been respected and preserved. In 1982

[0:36:53] Voice 1: there was a request to build the World Peace Pagoda on the upper ridge of Lot 9 by a famous

[0:36:58] Voice 1: Burmese meditation teacher who also had deep connections as a teacher to some members of

[0:37:03] Voice 1: Crystal Mountain Society and their teachers. The World Peace Pagoda is a place of pilgrimage

[0:37:08] Voice 1: promoting world peace, harmony, and healing. Today it continues to be maintained by members

[0:37:15] Voice 1: of the Crystal Mountain Society and friends. After it had been logged, Crystal Mountain Society

[0:37:21] Voice 1: Society purchased Lot A, a 50-acre F1 forest lot. The 1999 acquisition was our hope of creating a

[0:37:29] Voice 1: long-term, year-round forest meditation retreat center. In 2004, the Society submitted its first

[0:37:36] Voice 1: rezoning application. Due to the sensitive nature and complexity of rezoning forest lots on Galliano,

[0:37:43] Voice 1: as well as with staff changes, elections, the OCP review of 2010, and fluctuations in the

[0:37:50] Voice 1: society's capacity to persevere effectively with the application progress was slow and intermittent

[0:37:59] Voice 1: in 2014 we resisted in making a new application by the staff a new application fee was paid in

[0:38:07] Voice 1: discussion with the ltc we were not given directions to cease operations we continued

[0:38:13] Voice 1: modest use of the land as we understood we were allowed given that we were in the process of

[0:38:18] Voice 1: rezoning in 2014 we were issued violation tickets we had the option to pay fines or choose the

[0:38:26] Voice 1: compliance agreement request option which we did this was discussed in detail in two separate 2015

[0:38:33] Voice 1: meetings at the july 2020 ltc meeting there was a resolution made in the discussion of unlawful

[0:38:41] Voice 1: land uses and planning applications quote the applicant may request that the local trust

[0:38:48] Voice 1: committee proceed with consideration of the application while the use is

[0:38:54] Voice 1: continuing. This reiterates what we understood from discussions with the LTC

[0:39:00] Voice 1: and staff in May 2015. Having been in the rezoning process for 17 years now, we are

[0:39:08] Voice 1: committed to see this current application come to fruition. We

[0:39:12] Voice 1: sincerely feel it will have enormous benefits for all involved. Janice will

[0:39:19] Voice 1: will now share with you in greater detail what retreats look like and why being in the forest

[0:39:25] Voice 1: on Galeano is beneficial. Hello

[0:39:39] Voice 16: everyone, glad to see you here today although I can't really see

[0:39:44] Voice 16: too many of you. I lived on Galeano for 20 years. I raised my son and worked here and I first started

[0:39:54] Voice 16: studying Dharma on Galeano when we were sharing teachings from people's homes and at the Page

[0:40:00] Voice 16: Drive Lounge in the late 1990s. Now I know that many of you have done retreat work in your lives

[0:40:08] Voice 16: and probably have a really good feel for what is needed for a retreat to be successful.

[0:40:15] Voice 16: The basic purpose of our retreats is to teach, learn, and practice meditation,

[0:40:21] Voice 16: to study the nature of mind and the interconnectedness of all life. North

[0:40:29] Voice 16: North Galliano has proven to have all the elements needed for the kind of deep study

[0:40:34] Voice 16: and practice that students need. Immersion in a natural setting, isolation from everyday

[0:40:42] Voice 16: life and other people, and ideally a place with a view, which is a meditation tool that

[0:40:49] Voice 16: heightens the ability to achieve deep concentration and focus. Retreatants arrive to the land

[0:40:58] Voice 16: more often than not by local carpooling and stay for the duration. There is no coming and going.

[0:41:06] Voice 16: A unique detail about our retreats is that they are done in silence. A typical day consists of

[0:41:15] Voice 16: two to three classes or sits with time in between for practice, chores, and meals. The people who

[0:41:23] Voice 16: come are sometimes from Galliano and mostly from other parts of BC and Ontario with a few folks

[0:41:30] Voice 16: from further away. Membership is not required and courses are open to the public.

[0:41:38] Voice 16: Now we have been holding summer retreats lasting two to four weeks for the past 15 years

[0:41:46] Voice 16: with up to 25 students present averaging 15. Teachings are held in a large tent,

[0:41:55] Voice 16: we camp and food is prepared in the open kitchen. We have wells, a grey water system

[0:42:02] Voice 16: and have been using outhouses because we can't camp for eight months of the year and as camping

[0:42:11] Voice 16: is prohibitive to elders and folks with mobility issues we have rented houses several times in the

[0:42:17] Voice 16: north end during the winter for three to five months of retreat and teachings we have designed

[0:42:24] Voice 16: a few movable prototype huts that have been tried out especially by those people needing more than

[0:42:30] Voice 16: a tent. And what we've learned over the past 15 years is that 22 students is a comfortable number

[0:42:39] Voice 16: staying on the land. As well, this is enough participants to allow us to be financially

[0:42:44] Voice 16: viable. In order to cover course costs like supplies, foods, and other expenses, teachers

[0:42:52] Voice 16: are paid in donations by the students. The Upper Ridge is ideal for the requirements of deep

[0:43:02] Voice 16: isolation and view, especially for retreats spanning many months. This is

[0:43:08] Voice 16: why we have always hoped and planned to offer a few retreatants at a time this

[0:43:14] Voice 16: opportunity. Our relationship to the land has been intimate and in and of itself a

[0:43:24] Voice 16: great focus of learning, especially as we have begun to see the slow recovery of

[0:43:30] Voice 16: of the logged forest on lot A

[0:43:32] Voice 16: and continued restoration begins to feel possible.

[0:43:37] Voice 16: For many participants, including myself,

[0:43:40] Voice 16: these retreats become the first deep experiences

[0:43:43] Voice 16: of interconnectedness with all natural,

[0:43:46] Voice 16: our whole natural world.

[0:43:48] Voice 16: And I'm really a changed person for the weeks

[0:43:51] Voice 16: that I spend up on these lands in practice and retreat.

[0:43:56] Voice 16: It's also from these retreats

[0:43:58] Voice 16: that I have my passion to work now full-time as a climate activist with Extinction Rebellion in

[0:44:04] Voice 16: Vancouver. Putting ourselves on the line to protect biodiversity, sensitive ecosystems, as well as

[0:44:12] Voice 16: Indigenous interests is what has manifested in my life, all sparked by the weeks of contemplation

[0:44:21] Voice 16: in these forests. All this to say that I don't see a better use of our forest zoned lots than

[0:44:31] Voice 16: to inspire deep connection and compassion in order to protect the earth okay now i would like to

[0:44:43] Voice 16: introduce keith erickson whom we are pleased to have on board with us as project manager

[0:44:50] Voice 16: in these last stages where the more complex coordination of the rezoning are taking place

[0:44:58] Voice 16: Thank

[0:45:02] Voice 28: you, Janice. Okay, I am going to be speaking to the ecology of the site today.

[0:45:16] Voice 28: I was hired to complete an ecological assessment in November last year,

[0:45:25] Voice 28: or not to complete it, to update an existing ecological assessment from 2009 and to provide

[0:45:33] Voice 28: some recommendations regarding the protection of ecology.

[0:45:37] Voice 28: So I'm just gonna go through a brief description

[0:45:39] Voice 28: of the properties, what they look like now,

[0:45:44] Voice 28: and then speak to some of the recommendations

[0:45:47] Voice 28: that were made and the values that are present.

[0:45:50] Voice 28: Okay, so we've got two properties,

[0:45:53] Voice 28: lot nine sticking up to the north,

[0:45:55] Voice 28: as you can see on the map,

[0:45:56] Voice 28: and lot A, the triangle constituting the bulk of the area.

[0:46:01] Voice 28: area. Both properties were logged sometime in the late 1800s to early 1900s and then

[0:46:08] Voice 28: lot A of course was clear cut again in the mid 1990s. This most recent logging was quite

[0:46:16] Voice 28: intensive with machine and skidders creating extensive soil compaction, especially in areas

[0:46:23] Voice 28: where the soils are moist. The clear cut did not include areas that were characterized

[0:46:29] Voice 28: by the steep slopes and ridges where the timber values were poor and access was difficult.

[0:46:36] Voice 28: So there still remains some older forest on the site, which is good.

[0:46:41] Voice 28: The ecology of the site is really defined by the high degree of topographic variation

[0:46:48] Voice 28: that's present there.

[0:46:49] Voice 28: There's four ridgelines and related cliff ecosystems that run through the properties.

[0:46:58] Voice 28: There's also a stream and wetland corridor, which runs through Lot 9 across neighboring

[0:47:06] Voice 28: District, Lot 87 and down through Lot A and out along its southeastern boundary into Spotlight

[0:47:16] Voice 28: Cove and Trincomalee Channel.

[0:47:17] Voice 28: I'm sort of tracing it with my cursor, which you might be able to see an extensive little

[0:47:23] Voice 28: wetland and stream system there.

[0:47:24] Voice 28: there. You can see the ridges and steep slopes on the map.

[0:47:30] Voice 28: They're represented by the burnt orange and olive colours. Then

[0:47:34] Voice 28: I'm sort of dragging my cursor over up in lot nine. And in the

[0:47:39] Voice 28: middle here, another section in here. They're also represented

[0:47:42] Voice 28: by these paler orangey colours up here. The pale colours

[0:47:47] Voice 28: represent areas that were logged but are still ridge and steep

[0:47:51] Voice 28: and steep slopes. The darker burnt umber and olive areas are mature forests, so areas that

[0:47:59] Voice 28: weren't logged and reflect those ecosystem types. They are the sites of some of the more rare

[0:48:10] Voice 28: ecosystems that are found on the property, including Douglas fir arbutus ecological

[0:48:14] Voice 28: associations, as we read listed, as well as there's a few smaller patches of Douglas fir

[0:48:20] Voice 28: Douglas fir dull Oregon grape association also red listed. The backsides of the ridges

[0:48:30] Voice 28: as they sort of gently slope down towards the northeast are cooler and they're characterized

[0:48:40] Voice 28: more by that sort of standard Douglas fir salal ecosystem. As these northeast facing slopes

[0:48:48] Voice 28: reach the base of the cliff,

[0:48:51] Voice 28: especially in this middle section where my cursor is going,

[0:48:56] Voice 28: they get much moister and richer

[0:48:59] Voice 28: and become quite high productivity forests,

[0:49:02] Voice 28: more characterized by maple,

[0:49:06] Voice 28: grand fir, and rich soil indicators

[0:49:12] Voice 28: like sword fern and vanilla leaf.

[0:49:16] Voice 28: Some more cedars in there as well.

[0:49:21] Voice 28: and then down of course into the wetland systems and the creek drainage. So in summary

[0:49:29] Voice 28: there's about half of these lands that are characterized by mature forests. There's about

[0:49:37] Voice 28: half of the lands that are characterized by recently logged 25 year old regenerating forest.

[0:49:44] Voice 28: There's about a hectare of wetland ecosystem, which is quite considerable, and there is also about just under a hectare of cleared area that Crystal Mountain has maintained for its infrastructure and use.

[0:50:04] Voice 28: And you can see the clear air clearings are sort of gray little blobs in the property.

[0:50:14] Voice 28: Okay, so that's a brief overview of what it looks like. Now I want to just talk about the key

[0:50:23] Voice 28: ecological values that were picked up and that deserve some protection on these properties,

[0:50:30] Voice 28: and those are the stream and riparian forest, the wetlands, the mature forest areas,

[0:50:37] Voice 28: areas characterized by moister, richer soils that are high productivity, areas characterized

[0:50:45] Voice 28: characterized by shallow, more fragile and sensitive soils, like the ridgetops and the

[0:50:49] Voice 28: steep southwest facing slopes, and the rare ecosystems, like the Douglas furarbutus, the

[0:50:56] Voice 28: Douglas furar dulloregan grape, and in the moister areas, there's some red alder, skunk

[0:51:01] Voice 28: cabbage, wetland association.

[0:51:06] Voice 28: In the ecological report, these areas are sort of collectively termed as sensitive.

[0:51:11] Voice 28: And if you look at the map on your screen, they are represented by the red crosshatch.

[0:51:18] Voice 28: So let me get my cursor over all of this red crosshatch area are the red are the sensitive ecosystems.

[0:51:27] Voice 28: And then I've also added on to this map a 30 meter buffer shown in blue around the creek,

[0:51:35] Voice 28: just to represent an area of riparian association that also should be protected.

[0:51:46] Voice 19: Okay, so

[0:51:49] Voice 28: looking at the next slide, the report also considers fragmentation and ecological

[0:51:55] Voice 28: contiguity. Of highest priority is the protection of that stream, wetland, and riparian forest

[0:52:02] Voice 28: corridor, which is an essential component for wildlife habitat and movement.

[0:52:09] Voice 28: Secondly, the protection of the contiguous mature forest main ridge and steep southwest slope

[0:52:17] Voice 28: system that has been identified here on the map, which represents the Islands Trust's

[0:52:24] Voice 28: forest contiguity mapping, by this darker green patch and this lighter green patch

[0:52:31] Voice 28: running through Lot A, Lot 9, and its neighboring properties.

[0:52:39] Voice 19: What else do we

[0:52:44] Voice 19: have here? Additionally, we

[0:52:49] Voice 28: want to recommend protecting areas that are

[0:52:54] Voice 28: contiguous or adjacent to District Lot 87, which is this large parcel

[0:53:01] Voice 28: or large parcel right here,

[0:53:04] Voice 28: kind of sandwiched between the Crystal Mountain properties.

[0:53:09] Voice 28: And this is currently Crown land

[0:53:13] Voice 28: with an interest from BC Parks.

[0:53:14] Voice 28: So there's a potential for protection there.

[0:53:17] Voice 28: And so augmenting that potential protected area

[0:53:22] Voice 28: through protected lands on the Crystal Mountain parcels

[0:53:24] Voice 28: is also considered ideal.

[0:53:28] Voice 28: And additionally at the site plan level,

[0:53:32] Voice 28: The report recommends focusing development in areas that have already been fragmented and impacted from the past logging and road building, and also to keep development compact and minimize the footprint of structures.

[0:53:51] Voice 28: Okay, so those were the ecological findings and Crystal Mountain then had to balance the protection of the identified ecological values with their own development goals and design criteria.

[0:54:03] Voice 28: And they communicated these to me, and these were to have limited use of the upper ridge area for long-term retreatants,

[0:54:15] Voice 28: foot access to viewpoints for that long view that Janice mentioned.

[0:54:21] Voice 28: They need to adhere to the geotechnical constraints for building.

[0:54:26] Voice 28: So there's a geotechnical covenant registered on the property that constrains where building can occur.

[0:54:32] Voice 28: And then they also wanted to ensure privacy and a degree of isolation for retreatants and, of course, maintain access to the pagoda.

[0:54:45] Voice 28: So how did they do with this? You can see from the map that we've got here that their parcel includes two separate portions.

[0:54:56] Voice 28: uh this grayish area with the buildings and such plotted on it and this grayish area up here

[0:55:05] Voice 19: um the

[0:55:10] Voice 28: uh sorry the this larger lower area is about five hectares in size and it is it provides

[0:55:17] Voice 28: for their primary retreat activity and this area up here is roughly one hectare in size

[0:55:25] Voice 28: and this would provide for that limited more isolated long-term retreat use so looking at

[0:55:33] Voice 28: this lock configuration it definitely minimizes encroachment into the most valuable ecological

[0:55:40] Voice 28: areas the sensitive areas that i described earlier and the key ecological components are

[0:55:46] Voice 28: are the red areas in the red hash areas and so you can see the lock configuration does well

[0:55:56] Voice 28: at staying out of those areas they also did well at protecting the stream wetland and riparian

[0:56:06] Voice 28: corridor which runs down through here you can see and they did well at protecting that contiguous

[0:56:14] Voice 28: forest contiguous mature forest which comes down through here across the lot where I they had to

[0:56:26] Voice 28: strike a balance uh between accommodating their requirements for isolation and for foot access to

[0:56:34] Voice 28: viewpoints with the ecological criteria for keeping the development compact and contiguous

[0:56:40] Voice 28: they've divided the lot into two um two portions or instance and there's you know some spacing

[0:56:47] Voice 28: required between their um and between their sleeping huts and structures in order to maintain

[0:56:53] Voice 28: maintain that isolation. In summary, the report summarizes, or it was requested from the planner

[0:57:05] Voice 28: that the report summarize the areas of the sensitive ecosystems as they fall into the

[0:57:11] Voice 28: proposed 25% Crystal Mountain owned portion versus the 75% Islands Trust Conservancy owned

[0:57:19] Voice 28: portion and you can see from this slide they've got 100 of lot nines intact mature forest and

[0:57:28] Voice 28: wetland ecosystems are protected a hundred percent of the wetland stream and riparian

[0:57:33] Voice 28: ecosystems are protected 94 of the mature and old forest ecosystems are protected 97 of the

[0:57:42] Voice 28: the high productivity forest that has moist rich soils

[0:57:45] Voice 28: is protected and 92% of the ridge

[0:57:49] Voice 28: and steep slope ecological communities is protected.

[0:57:52] Voice 28: And when I say protected, I mean,

[0:57:54] Voice 28: within the portion that is being transferred

[0:57:56] Voice 28: to the islands trust conservancy.

[0:58:01] Voice 19: Okay, in

[0:58:08] Voice 28: addition to transferring

[0:58:09] Voice 28: the most ecologically sensitive areas,

[0:58:16] Voice 28: Crystal Mountain have made further commitments

[0:58:18] Voice 28: towards ecological protection at the site plan level.

[0:58:22] Voice 28: On the 25% portion of land that they will retain, they have committed to ensuring that no structures

[0:58:30] Voice 28: are built in any of the sensitive areas that do occur there, that any large diameter remnant trees

[0:58:36] Voice 28: that survived the clear cut would be protected, and that they will maintain at least 60%

[0:58:45] Voice 28: of the property as natural forest cover. These commitments would be reflected in a

[0:58:52] Voice 28: restrictive covenant that brad referred to earlier registered on their parcel as for the management

[0:59:00] Voice 28: of the pagoda this presents a challenge as it's located as you can see on this map on lot 9 which

[0:59:08] Voice 28: is proposed to be transferred to the islands trust conservancy rather than deal with the complexities

[0:59:14] Voice 28: of an ongoing management agreement the two organizations have agreed instead to enter

[0:59:20] Voice 28: into a simple boundary adjustment.

[0:59:25] Voice 28: A corner of lot nine containing the pagoda,

[0:59:29] Voice 28: defined by the orange hash marks on the map,

[0:59:31] Voice 28: will become part of neighboring lot 10,

[0:59:36] Voice 28: which is owned by a Crystal Mountain teacher.

[0:59:40] Voice 28: An equivalent area of lot 10

[0:59:43] Voice 28: that contains ecologically valuable wetland

[0:59:47] Voice 28: and mature forest, and is defined by this red hash area,

[0:59:55] Voice 28: would be conveyed to the Islands Trust Conservancy

[0:59:59] Voice 28: and become

[1:00:00] Voice 28: part of the protected lot nine. Okay, well, that does it for my presentation. I'd be happy to

[1:00:08] Voice 28: answer questions at the end, and I'm going to hand it back over to Libby at this point.

[1:00:18] Voice 21: All right. Thank you, Keith. Thank you very much. With completion of rezoning, we will begin

[1:00:24] Voice 21: building an all-season retreat facility that will bring the society into full bylaw compliance.

[1:00:30] Voice 21: We will be pleased to build and operate in accord with the new site-specific Galliano

[1:00:35] Voice 21: Island Land Use By-law, the OCP amendment, and all the regulations required by pertinent

[1:00:41] Voice 21: government agencies.

[1:00:45] Voice 21: The Emergency Access Road, of great importance to our community and as designated in the

[1:00:50] Voice 21: Galliano Road Network Plan, will be opened immediately, requiring only the removal of

[1:00:56] Voice 21: boulders.

[1:00:57] Voice 21: The first priority of the Society will be the health and safety of our operations

[1:01:02] Voice 21: and therefore extends to the well-being of the neighborhood.

[1:01:06] Voice 21: Hydro will be extended to the end of Davina Drive, our new main entrance,

[1:01:11] Voice 21: enabling power hookup of the new water and septic systems.

[1:01:15] Voice 21: We will be ready to build and install these two systems as their prior approval

[1:01:20] Voice 21: is integral to completing rezoning.

[1:01:22] Voice 21: The water management plan is being developed and designed by Gord Beard of Ecosense.

[1:01:29] Voice 21: This plan outlines measures that can be taken to reduce our impact on the groundwater resource.

[1:01:35] Voice 21: Included is over 50,000 liters of storage and the integration of rainwater harvesting

[1:01:42] Voice 21: to reduce intensity of usage and maximize recovery.

[1:01:47] Voice 21: The plan also includes measures to manage stormwater, to encourage infiltration of runoff

[1:01:53] Voice 21: from buildings and roads into the groundwater of our two wells one is in use and the other will

[1:02:00] Voice 21: serve as an observation well which helps community understanding of water levels through the seasons

[1:02:07] Voice 21: alcoa of hygeo consulting completed and has kept up to date our hydrology report our application

[1:02:14] Voice 21: for a water license is complete and we are in contact with galliano's health inspector for

[1:02:20] Voice 21: guidance. He has outlined our closure of the outhouses according to island health guidelines

[1:02:26] Voice 21: and the kitchen gray water system will not be used after this season.

[1:02:31] Voice 21: The septic systems tested and approved by Fred Steven have permits from island health now in

[1:02:37] Voice 21: place. Al Cohut will be speaking later in more detail about water particularly.

[1:02:46] Voice 21: Thank

[1:02:47] Voice 1: you Libby. Our buildings will be basically sleeping huts, kitchen, dining, wash house,

[1:02:54] Voice 1: laundry, storage and a small office workspace as well as caretaker's cottage and teaching hall.

[1:02:59] Voice 1: The first structure built will be the basic shop facility to house the water system mechanics.

[1:03:05] Voice 1: Completion of the water and septic systems will allow building of the wash house incorporating

[1:03:10] Voice 1: incorporating four wash basins, two showers, two toilets and a single laundry.

[1:03:15] Voice 1: All fixtures will be low flow.

[1:03:18] Voice 1: The kitchen dining building can follow.

[1:03:21] Voice 1: This would will complete all the important

[1:03:23] Voice 1: infrastructure stage that support future all weather use and bylaw compliance.

[1:03:29] Voice 1: Buildings will be energy efficient in construction.

[1:03:32] Voice 1: We will produce energy with solar,

[1:03:34] Voice 1: with the goal to produce as much electricity as we use.

[1:03:38] Voice 1: Further construction is seen as relatively slow development for the teaching building and a few

[1:03:44] Voice 1: of the 160 square foot huts at first with the caretaker's cottage likely being further along

[1:03:49] Voice 1: in time. The small development on the upper ridge consists of just three huts and a service building

[1:03:56] Voice 1: with bathroom facility and a kitchen for three long-term retreatants. Whether these can be

[1:04:01] Voice 1: started early on has not been determined financially and may have to wait until the

[1:04:06] Voice 1: main retreat areas established. Looking at our buildings, there will be a total

[1:04:12] Voice 1: area of both sections of 965 square meters or 10,376 square feet. The total

[1:04:21] Voice 1: lot coverage is under 2% of the combined lots. Our sleeping huts for our

[1:04:30] Voice 1: hut design or what we call the echo pods will be single occupancy and used for

[1:04:35] Voice 1: sleeping, meditation, contemplation, yoga, stretching, and exercise. They will include

[1:04:42] Voice 1: storage space for personal effects, bedding, and cleaning supplies. The structures will be simple,

[1:04:49] Voice 1: comfortable, private, and keep a sense of connection to the surrounding forest. They

[1:04:55] Voice 1: will be off-grid. They will have no plumbing and no kitchen or cooking facilities. Pots will be

[1:05:02] Voice 1: heated for winter use using small marine propane heaters. These heaters are certified for safe use

[1:05:08] Voice 1: in confined areas such as boats. The pods will be robustly insulated and designed for energy

[1:05:13] Voice 1: efficiency. They will require very little energy to maintain warmth even on the coldest days. An

[1:05:20] Voice 1: innovative plug-and-play battery system will be used to power lights and a power outlet. Batteries

[1:05:26] Voice 1: will be charged in the central kitchen facility where there is solar and hydro power. Pods will

[1:05:32] Voice 1: use fire smart and green building materials. For example, the foundation could be anchored on

[1:05:38] Voice 1: metal piles screwed into the ground rather than a concrete foundation support. So if there was

[1:05:45] Voice 1: ever need for these to be removed, there would be no permanent scar on the land and the native

[1:05:50] Voice 1: soils would remain intact. Now Libby will speak to covenant and scale.

[1:06:00] Voice 21: Hello again.

[1:06:01] Voice 21: end. This rezoning will include the registration of a legal covenant restricting development on

[1:06:08] Voice 21: the ridge for two factors, assurance of potable water and restriction of siting of all structures

[1:06:15] Voice 21: in accord with the ecological assessment on the whole development. It will also include elements

[1:06:20] Voice 21: of the water management plan. The covenant goes one step beyond the bylaws to ensure at the finest

[1:06:27] Voice 21: the scale the building of structures and ongoing use respects ecological and hydrological values

[1:06:34] Voice 21: in perpetuity now addressing the relative scale of our application crystal mountain society is

[1:06:42] Voice 21: very aware of the concerns regarding the scale of our proposed intensity of use and development of

[1:06:48] Voice 21: the land this consider this consideration has consistently been at the forefront of our

[1:06:54] Voice 21: discussions we are fully aware of and in agreement with community concerns regarding scale of

[1:07:01] Voice 21: development and potential of setting precedent for future rezoning of forest zoned lands

[1:07:08] Voice 21: we are confident that our proposal addresses this issue meaningfully and effectively our rezoning

[1:07:16] Voice 21: has a couple of unique features to it it is a hybrid rezoning that includes both residentially

[1:07:23] Voice 21: zone and forest zoned land. It is site-specific zoning that is extremely limiting. As the proposed

[1:07:31] Voice 21: name implies, only Crystal Mountain spiritual education retreat use will be permitted on the

[1:07:38] Voice 21: land, contrary to much broader, more widely applicable zones, such as residential or commercial.

[1:07:47] Voice 21: Despite these unique features, we recognize that the scale of development can still come to bear

[1:07:53] Voice 21: in the consideration or perception of other future unique rezoning we have listened to your concerns

[1:08:00] Voice 21: we have listened to concerns expressed by members of the apc and we have listened to the concerns

[1:08:06] Voice 21: of our neighbors at the north end we are amending our application to reduce the scale of development

[1:08:13] Voice 21: permitted on the land our original proposal was to permit overnight stays for up to 30 participants

[1:08:21] Voice 21: participants, a number that would serve our current needs and allow for modest growth

[1:08:26] Voice 21: over time.

[1:08:28] Voice 21: With careful consideration, we have adjusted our model to favor smaller groups and are

[1:08:33] Voice 21: now proposing to accommodate up to 22 summer participants and 17 winter participants for

[1:08:41] Voice 21: overnight stays.

[1:08:42] Voice 21: days. Participants will be accommodated with 17 sleeping huts, reduced from 22, and five

[1:08:52] Voice 21: seasonal tent sites, reduced from eight. A small number of on-island students will likely

[1:08:59] Voice 21: attend retreats, but dropping into classes during retreat is not encouraged and is controlled.

[1:09:07] Voice 21: 30 is still the ideal number of people attending a class. If we have more than 30, it starts

[1:09:14] Voice 21: to detract from the teaching and learning experience. Our facilities will be designed

[1:09:19] Voice 21: for these numbers. This reduction represents an overnight participant footprint that is

[1:09:26] Voice 21: 25% smaller than our original proposal. The society feels this amended number of people

[1:09:36] Voice 21: places our proposal within the scope of what might be realized if we exercise our current

[1:09:42] Voice 21: residential rights on lot nine and elected to rezone lot A to a heritage forest style

[1:09:50] Voice 21: residential use. In total, this alternate option would allow for three houses of unlimited size,

[1:09:58] Voice 21: three accessory cottages, along with other clearings, accessory buildings, and related

[1:10:04] Voice 21: permitted uses, including home occupation of bed and breakfast. We feel Crystal Mountain's

[1:10:13] Voice 21: amended proposal will be less impactful to the environment and to the neighborhood than to an

[1:10:19] Voice 21: analogous residential rezoning approach from the amount of land protected to the amount of ongoing

[1:10:26] Voice 21: water and power consumption. Our proposal clearly demonstrates a comprehensive ecosystem-based

[1:10:34] Voice 21: approach to development, includes additional site-specific protections within a registered

[1:10:40] Voice 21: through covenant results in low impact silent forest-based meditation use that is consistent

[1:10:49] Voice 21: with objectives set out in the galliano ocp janice will now conclude our presentation

[1:11:03] Voice 16: thanks libby rezoning lots a and nine will make a significant contribution to the conservation

[1:11:13] Voice 16: of the island based on the quality of the ecosystems being protected and especially

[1:11:20] Voice 16: consider considering the connectivity of the transferred lands to the adjacent district lot

[1:11:26] Voice 16: 87 held by bc parks and their more general proximity to existing ecological reserve and

[1:11:34] Voice 16: crown lands the society will also be paying an endowment of thirty thousand dollars to the

[1:11:41] Voice 16: Islands Trust Conservancy to offset the costs of management of this property in perpetuity.

[1:11:51] Voice 16: If Galliano is taking the climate crisis seriously, understanding that deforestation

[1:11:59] Voice 16: and the resulting loss of biodiversity and damage done regarding the ability of the land to retain

[1:12:07] Voice 16: water, then we as a community need to make sure that as many parcels of land as possible are

[1:12:15] Voice 16: protected, that they get rezoned and moved out of the vulnerable designation of forestry.

[1:12:24] Voice 16: We have seen up close and personal what became of Lot A and the community forest while zoned F1.

[1:12:32] Voice 16: we've actually come to realize that our application not only removes land from ever being

[1:12:41] Voice 16: logged irresponsibly again but is in fact raising the bar for future rezonings and setting positive

[1:12:49] Voice 16: precedents. The 75-25 ratio is the right balance between land protected and land developed

[1:12:56] Voice 16: but using an ecosystem-based land use plan for the remaining 25 percent means that the community

[1:13:04] Voice 16: has input into the impact and use on this part too and allows protection to go above and beyond

[1:13:13] Voice 16: that of residential rezonings. It means that the siting of buildings on less sensitive ecosystems

[1:13:21] Voice 16: can be promoted, that the percentage of lot coverage can be discussed and minimized,

[1:13:29] Voice 16: that community benefits like observation wells and emergency access routes can be assured

[1:13:37] Voice 16: as well as making sure that there is ample water for all. We have been at the north end of

[1:13:46] Voice 16: Gaoneano for 40 years. We have taken excellent care of these lands and protected them all through this

[1:13:54] Voice 16: time. We've been quiet and kind neighbors and we've also been involved community members.

[1:14:05] Voice 16: Crystal Mountain Society has been in and out of the process of rezoning for 17 years and have

[1:14:12] Voice 16: remained responsive to community input and persevered even when it felt impossible to find

[1:14:20] Voice 16: common ground. Now is the right time to begin to bring this rezoning to a thoughtful and agreed

[1:14:30] Voice 16: upon completion so that we the applicants can come into compliance so that the LTC and staff

[1:14:39] Voice 16: can be successful in the implementation of having completed an F1 rezoning as well as use their

[1:14:46] Voice 16: precious few hours to turn to other projects and so that the galliano community can move forward

[1:14:54] Voice 16: with all the other plans waiting in the wings that benefit the environment and our communities thank

[1:15:04] Voice 16: you so much for your attention to us we've shared a lot of information and a lot of detail with you

[1:15:12] Voice 16: today and as always we look forward to your questions and input over the years we have had

[1:15:21] Voice 16: about a dozen tours on the lands and we will continue to offer these especially to the people

[1:15:27] Voice 16: who are here and the other community members who could make it today who are deeply interested in

[1:15:34] Voice 16: in forest lots and in what a retreat center looks like.

[1:15:40] Voice 16: We're hoping to do a tour as early as July 10th

[1:15:44] Voice 16: and we will keep the community posted

[1:15:47] Voice 16: as to when that will be, what time.

[1:15:51] Voice 16: Okay, so I believe now we are handing over the mic

[1:15:58] Voice 16: to Al Kolfat.

[1:16:00] Voice 16: Yeah,

[1:16:03] Voice 28: I'm going to put on Al's presentation that he's prepared. He'll be speaking specifically to the groundwater report that he prepared. I don't see Al in the promoted people. I don't know if he has been.

[1:16:23] Voice 9: Sorry, Keith, I've just named him over.

[1:16:25] Voice 28: Okay, great.

[1:16:26] Voice 9: Thank you.

[1:16:28] Voice 9: Okay,

[1:16:29] Voice 28: so I'm going to start up his presentation and share that screen and then Al will take it from there. Thank you. Al,

[1:16:49] Voice 19: are you there?

[1:16:50] Voice 19: He is here, he

[1:16:52] Trustee Rogers: just needs to unmute himself.

[1:16:54] Voice 27: Okay, is that better?

[1:16:55] Trustee Rogers: It is, thanks.

[1:16:56] Voice 27: Thank you everyone and I'm pleased to participate in today's meeting.

[1:17:05] Voice 27: I was hired by the Crystal Mountain Society back in 2005 and I was asked to look at the groundwater conditions on their properties

[1:17:19] Voice 27: and the amount of water they would need for what was proposed at that time

[1:17:28] Voice 27: and to evaluate the existing well wells that they have on their property so they

[1:17:34] Voice 27: have three wells on their property you could see them here a lot nine is a

[1:17:39] Voice 27: number five and then there's 17 and 18 on lot a now those numbers are numbers

[1:17:47] Voice 27: that I assigned to those sites which are listed in my report and that report I

[1:17:54] Voice 27: believe is available on the ltc website if anyone hasn't had a chance to review that so in 2005

[1:18:05] Voice 27: i did a groundwater assessment of this area and we pump tested the central well number 18

[1:18:14] Voice 27: to determine if there was enough water to support the facility as was proposed at that time

[1:18:23] Voice 27: and you can see that on the properties of the um crystal mountain the wells

[1:18:32] Voice 27: there's a there's a lot of land there and uh the down slope of these wells

[1:18:39] Voice 27: there there's a very high density of wells along spotlight cove and through there uh can i have

[1:18:46] Voice 27: the next slide please Keith so we tested that well in October of 2015 and that's an optimum

[1:18:57] Voice 27: time for testing bedrock wells on the gulf islands because the water levels are

[1:19:03] Voice 27: are very low at that time and this just shows the the range of historic levels that are

[1:19:11] Voice 27: observed in the observation well in Galiano that's been there for several decades

[1:19:17] Voice 27: So when the testing was done in October, the water levels were seasonally very low.

[1:19:24] Voice 27: Can I have the next slide, please?

[1:19:27] Voice 27: So the well that was tested is a relatively shallow well for bedrock.

[1:19:33] Voice 27: It's only 125 feet deep.

[1:19:36] Voice 27: That's completed in the Gabriola Formation.

[1:19:39] Voice 27: And it was drilled back in 1994.

[1:19:43] Voice 27: When it was drilled, the water level in the well was 60 feet.

[1:19:48] Voice 27: and then when we pump tested the well in october 2015 2015 the water level was actually much higher

[1:19:58] Voice 27: at that time we tested the well for 12 hours and it was tested at a constant rate of 2.14

[1:20:07] Voice 27: u.s gallons per minute the next slide please during that test there was drawdown in the well

[1:20:17] Voice 27: that utilized approximately 90% of the available drawdown in the well and we also monitored the

[1:20:25] Voice 27: other two wells on the property site 5 and site 17 and we observed no discernible discernible

[1:20:35] Voice 27: effects on due to the pumping of the well that was tested now the well was tested at just over

[1:20:43] Voice 27: over two gallons a minute, but in terms of a sustainable long-term yield, I estimate that at

[1:20:50] Voice 27: only 0.75 U.S. gallons per minute. Now, in relationship to the demand of the

[1:21:02] Voice 27: project that was proposed in 2015, the housing project demand is only 0.52 U.S. gallons per

[1:21:12] Voice 27: minute and I understand that is now currently being revised downwards so basically this well

[1:21:20] Voice 27: that the requirements the water supply requirements for what is being proposed on this

[1:21:26] Voice 27: property are quite quite small and the well is certainly quite capable of meeting those demands

[1:21:34] Voice 27: and even the because those demands are going to be revised downwards again then this well could

[1:21:46] Voice 27: be utilized utilizing only 70 percent of the drawdown of the well and providing a safety

[1:21:52] Voice 27: factor. I guess the other point I wanted to mention was that the properties are upslope

[1:22:00] Voice 27: the existing wells and they are essentially in the recharge area for the existing wells downslope.

[1:22:09] Voice 27: But having said that, the proposed use of the project well at half a gallon a minute

[1:22:16] Voice 27: will not have any detrimental effects on the wells downslope or the water quality

[1:22:24] Voice 27: of the wells downslope the other factor here is that my report will be reviewed

[1:22:32] Voice 27: in conjunction with the application for the water license by the ministry of lands forests

[1:22:41] Voice 27: natural resources so there will be another level of of technical comprehensive review of the

[1:22:49] Voice 27: the findings that we had in 2015.

[1:22:54] Voice 27: So I'm pleased to be here today

[1:22:56] Voice 27: and I'm prepared to answer any questions you may have

[1:22:59] Voice 27: on the groundwater aspects of this proposed project.

[1:23:03] Voice 27: Thank

[1:23:08] Voice 28: you very much Al for going through that for us.

[1:23:12] Voice 28: Much appreciated and thank you for your work.

[1:23:14] Voice 28: And I'll turn it over to Chair Rogers at this stage.

[1:23:17] Voice 28: The Crystal Mountain has finished

[1:23:20] Voice 28: their prepared presentation.

[1:23:21] Voice 28: Mayor Mrakas, Thank

[1:23:23] Trustee Rogers: you very much for that and for planner Smith presentation i'm just going to propose, we take a brief five minute break and start again at two o'clock and i'll open up for questions and answers at that time so i'll see you in five

[1:23:39] Voice 19: minutes okay welcome back

[1:28:51] Trustee Rogers: everyone, thank you attention and your indulgence brief break.

[1:28:58] Trustee Rogers: Mayor Mrakas, So we're now at the question and answer session of the.

[1:29:02] Trustee Rogers: of the community information meeting and this is your opportunity to ask questions and hopefully

[1:29:09] Trustee Rogers: and if we can answer them get answers or put them on our to-do list I want to say again a

[1:29:18] Trustee Rogers: couple of things first of all I want you to remember sort of the the rules of decorum for

[1:29:23] Trustee Rogers: any kind of a public meeting we have this is a workspace for everybody that you see here

[1:29:27] Trustee Rogers: and then everybody who you may be answering a question to

[1:29:31] Trustee Rogers: and that are entitled to have a safe and respectful workplace.

[1:29:34] Trustee Rogers: So I ask you to speak and indeed require you to speak respectfully

[1:29:38] Trustee Rogers: and to ask your questions in a non-personal way.

[1:29:42] Trustee Rogers: This is your opportunity to ask questions about the application

[1:29:47] Trustee Rogers: and the information that you've heard to date

[1:29:50] Trustee Rogers: and what other further information you might need.

[1:29:53] Trustee Rogers: It's not an opportunity to characterize or talk about individuals or people.

[1:29:57] Trustee Rogers: And I ask you not to do that.

[1:30:00] Trustee Rogers: It's also a place for, as I said, respectful language throughout, so that we can all feel

[1:30:06] Trustee Rogers: that we participated in a workplace space that was respectful. And again, I'd ask you to ask

[1:30:17] Trustee Rogers: questions that are information seeking, rather than questions that are couched to produce a

[1:30:26] Trustee Rogers: point of view or indicate a point of view. It's also probably not particularly useful to ask a

[1:30:33] Trustee Rogers: question about an issue that the LTC, for example, has not made a decision about. So if you ask us,

[1:30:41] Trustee Rogers: are you prepared to do X, i.e., whatever the issue that you think that the LTC should do,

[1:30:50] Trustee Rogers: and we haven't discussed it as an LTDC, we can't answer the question because it hasn't become up

[1:30:56] Trustee Rogers: as a decision item for us and today is not a decision item uh for any of uh for any of the

[1:31:01] Trustee Rogers: LTC and as you well know if you know our processes um we can't make decisions as a whole government

[1:31:08] Trustee Rogers: unless we are in a uh meeting that's called for that purpose and that's not what the purpose of

[1:31:14] Trustee Rogers: this meeting is so so with that in mind what I'd like to propose is the following um we and by the

[1:31:21] Trustee Rogers: way i i saw a couple of emails came in where people seemed to think that i had said that the

[1:31:27] Trustee Rogers: way the only way to to um submit questions was in writing and i if i if i i don't believe i said that

[1:31:34] Trustee Rogers: but if i implied that i i'm sorry this is the question and answer session we do have we have

[1:31:40] Trustee Rogers: received a series of questions uh from a variety of people it's hard to parse them because they

[1:31:46] Trustee Rogers: they came in very close to the meeting or during the meeting.

[1:31:50] Trustee Rogers: If we get the opportunity to turn to those questions

[1:31:53] Trustee Rogers: and address those, I will attempt to do so.

[1:31:58] Trustee Rogers: It's a little difficult to do two things at a time,

[1:32:00] Trustee Rogers: but we can do it.

[1:32:01] Trustee Rogers: So in the meantime, what I would ask is,

[1:32:03] Trustee Rogers: is that you keep your questions short

[1:32:06] Trustee Rogers: without too many preambles.

[1:32:08] Trustee Rogers: And I'm going to suggest that for first time around through,

[1:32:13] Trustee Rogers: as we go through the speakers,

[1:32:15] Trustee Rogers: that you'd be restricted to two questions and then we'll if we have time we'll come back to

[1:32:20] Trustee Rogers: you if you have further questions beyond that okay uh so i see some hands up and the first hand i

[1:32:29] Trustee Rogers: see up is from uh mr lippitz and i know if we could uh allow mr lippitz to speak modem uh i do

[1:32:37] Trustee Rogers: I did see an email from you, Mr. Lippitz, and, but if you're, sorry,

[1:32:45] Voice 19: sorry, and

[1:32:46] Trustee Rogers: I apologize at the outset if I mispronounce anybody's last name.

[1:32:52] Voice 25: Okay, am I, am I on?

[1:32:54] Voice 25: You are.

[1:32:55] Voice 25: Okay, firstly, thank you, Libby, Janice, Keith, and Ellen.

[1:33:02] Voice 25: excellent presentations answered a huge number of questions and corrected a lot of misinformation

[1:33:09] Voice 25: I may have had having said that my question is to the applicants and the trustees whether any

[1:33:17] Voice 25: consideration has been given or will be given that this bylaw if enacted will include a provision

[1:33:24] Voice 25: that the land is if the land is sold leased or any other manner transferred including to a

[1:33:30] Voice 25: successor organization the zoning goes back to what it was prior to the bylaw that is the uses

[1:33:36] Voice 25: permitted exclusively for the purposes set out as permitted in 8.6.1 and that once the applicant

[1:33:48] Voice 25: owner goes the uses go and that is my question and and i should also add that there should be

[1:33:58] Voice 25: be a covenant requiring that and that all as i say all buildings and improvements used for the

[1:34:05] Voice 25: limited purpose of this bylaw would be removed okay

[1:34:10] Trustee Rogers: yeah and i that that was the extent of your

[1:34:12] Trustee Rogers: email so your question is um whether or not if it's possible to put a provision in that if this

[1:34:19] Trustee Rogers: user particular applicant sells or leases that the the the amendments bylaw amendments would

[1:34:26] Trustee Rogers: would revert to the current zoning.

[1:34:28] Trustee Rogers: That's how I understand your question.

[1:34:30] Voice 25: Well, no, my question isn't whether it could be included.

[1:34:34] Voice 25: My question is whether you're going to include it.

[1:34:37] Trustee Rogers: Well, okay, let's address the first question.

[1:34:40] Trustee Rogers: The second question falls into the category of questions

[1:34:44] Trustee Rogers: of which we haven't discussed or decided.

[1:34:47] Trustee Rogers: So, but let me go to Mr. Planner Smith

[1:34:50] Trustee Rogers: to see if that's a possibility.

[1:34:54] Trustee Rogers: I've always thought that our zoning deals with the use not the user but over to you honor Smith

[1:35:01] Planner: you're correct chair Rogers the

[1:35:04] Planner: rezoning would be

[1:35:05] Planner: specific to the land not the owner of the land and the local trust committee is tasked with making a decision here on whether it's

[1:35:12] Planner: an appropriate land use regardless in a sense of

[1:35:17] Planner: Who a future might own owner might be in that a future owner?

[1:35:22] Planner: or as long as they were continuing with the same land use and density and structures, layout, etc.,

[1:35:32] Planner: then there's no way for LTC to restrict that.

[1:35:40] Trustee Rogers: Okay, Trustee Wolverton, I see your hand up.

[1:35:43] Trustee Rogers: And I should say, there's no restriction on trustees asking questions

[1:35:47] Trustee Rogers: because this was as much for our information as anyone else.

[1:35:50] Trustee Rogers: yes um

[1:35:51] Voice 17: but we do have already pretty restrictive descriptions for the galleon the gulf island film

[1:35:58] Voice 17: school film and television school and also the i believe the galleono inn and i think we had them

[1:36:05] Voice 17: also for the woodstone um i can't think of what it was called when it was the um eating disorder

[1:36:19] Voice 17: My

[1:36:19] Planner: point would be, though, that a new landowner could come and do the same film school land use that is currently allowed.

[1:36:28] Planner: There's no provision or restriction on that so just in those cases the same here the goal and intent is to limit the bylaw and the site plan and all the other covenant conditions to

[1:36:43] Planner: to limit that land use to what is being proposed

[1:36:46] Planner: and what would be expected in the future by LTC.

[1:36:55] Trustee Rogers: Okay.

[1:36:56] Trustee Rogers: Thank you, Mr. Lippert.

[1:36:58] Trustee Rogers: Was there another question?

[1:36:59] Trustee Rogers: I said two.

[1:37:02] Trustee Rogers: No, you're done?

[1:37:03] Trustee Rogers: That's it, thanks.

[1:37:04] Trustee Rogers: Thank you.

[1:37:09] Trustee Rogers: Ms. Forrest.

[1:37:11] Trustee Rogers: And yes, we can, was next.

[1:37:14] Trustee Rogers: And I know that we have,

[1:37:19] Trustee Rogers: a we did get a lengthy uh email about half an hour before the meeting came up miss north but uh

[1:37:27] Trustee Rogers: over to you um

[1:37:29] Voice 15: my question is just a simple procedural or process question and that is

[1:37:34] Voice 15: that there is obviously a limited time for questions today and my question is what's the

[1:37:41] Voice 15: process for questions that either we don't have time to ask or that can't be answered in completely

[1:37:48] Voice 15: or in full because more research is required or more information has to be gotten what is the

[1:37:55] Voice 15: process for this for receiving answers to questions that cannot be addressed today

[1:38:01] Voice 15: yeah

[1:38:04] Trustee Rogers: um so that's it i mean that's that's complicated and not complicated uh there are

[1:38:11] Trustee Rogers: as these matters come back to the to the to the local trust committee there's usually a staff

[1:38:17] Trustee Rogers: report, well, there's always a staff report and the staff reports attempt to answer questions as

[1:38:24] Trustee Rogers: they're raised. And we've seen examples of that over the last, my time on Galliano, where questions

[1:38:33] Trustee Rogers: get raised and they get answered in a staff report, or there's a question that's raised in

[1:38:37] Trustee Rogers: a town hall and again, answered in a staff report. The easiest way for us, I won't speak for, I'll

[1:38:44] Trustee Rogers: I'll let Planner Smith speak for himself,

[1:38:46] Trustee Rogers: but the easiest way for the planning staff,

[1:38:49] Trustee Rogers: because

[1:38:49] Voice 18: I'd

[1:38:50] Trustee Rogers: say most of the questions

[1:38:52] Trustee Rogers: are ones that the planner addresses,

[1:38:55] Trustee Rogers: at least in the staff report,

[1:38:58] Trustee Rogers: is probably to receive them in writing.

[1:39:00] Trustee Rogers: And then they go into their consideration

[1:39:04] Trustee Rogers: as they draft the staff reports, et cetera.

[1:39:08] Trustee Rogers: um it's more difficult when there are 40 questions um as opposed to four or six i'm i'm those are

[1:39:21] Trustee Rogers: numbers i'm i'm just sort of saying but it's obviously more difficult to address every one

[1:39:25] Trustee Rogers: individual clarence smith did you want to pick that one

[1:39:29] Planner: yes um we do our best to answer questions

[1:39:33] Planner: questions and if they're easy technical questions to answer then we'll respond quickly if they're

[1:39:43] Planner: well so yeah I don't I'll leave it yeah we do our best to answer questions and I think we try to

[1:39:51] Planner: ultimately we're trying to provide information to the to the trust committee I think today's

[1:39:57] Planner: presentation hopefully had try uh help to answer some of those questions uh um that in particular

[1:40:03] Planner: uh miss forest has raised in her uh email but staff will do their best to work through them and

[1:40:12] Planner: and as you've stated before some questions are answered when ltc makes a resolution about them

[1:40:20] Planner: some questions are are technical and can be answered now and uh yeah could

[1:40:27] Voice 15: i could i follow

[1:40:28] Voice 15: up with uh another question so the other part of my question is there is no uh there is is there a

[1:40:36] Voice 15: constrained time frame for questions after which there are no other questions that can be asked

[1:40:42] Voice 15: or and that's part and also can will we if we submit or as we have uh written questions

[1:40:52] Voice 15: can we be assured of written responses well

[1:40:58] Trustee Rogers: um i hate to make assurances uh sometimes

[1:41:04] Trustee Rogers: questions are so extensive and lengthy that we do as planner smith said uh they we do our best

[1:41:13] Trustee Rogers: to answer questions as they come up.

[1:41:17] Trustee Rogers: And so the process is if this matter proceeds,

[1:41:26] Trustee Rogers: and anybody who has been watching our LTC meetings

[1:41:32] Trustee Rogers: will recognize that I say that always,

[1:41:35] Trustee Rogers: if it proceeds further and continues on,

[1:41:40] Trustee Rogers: There is no time frame for the end to ask questions, but it is obviously better to get answers to questions and to ask specific questions as early as possible.

[1:41:56] Trustee Rogers: um the only time frame that sort of cuts the the end of the uh process sort of public process on

[1:42:05] Trustee Rogers: is if we finish a public hearing at which point the trustees cannot hear anything further unless

[1:42:16] Trustee Rogers: they reopen the public hearing and that's happened it's happened in my time here we

[1:42:22] Trustee Rogers: reopen the public hearing um and uh but even at that point the information can be sought from and

[1:42:31] Trustee Rogers: and uh with through the staff it's just you can't at that point try to affect the

[1:42:38] Trustee Rogers: the public hearing the um the trustees after a public hearing so um i i hope that's clear

[1:42:46] Trustee Rogers: Okay,

[1:42:47] Voice 15: so I can assume then that there's no end period for questions being sent to staff, for example, or our trustees, unless a public hearing has occurred, at which point, no further information can be received.

[1:43:04] Voice 15: By

[1:43:05] Trustee Rogers: the trustees, correct.

[1:43:06] Voice 15: By the trustees, okay.

[1:43:07] Trustee Rogers: But staff can still get stuff.

[1:43:09] Voice 15: Okay, thank you very much for this.

[1:43:12] Trustee Rogers: Okay, hope that helps.

[1:43:13] Trustee Rogers: helps. Anyway, sorry, I'm just reacting because I'm trying to be helpful and I'm not sure

[1:43:23] Trustee Rogers: how helpful that was. Thank you very much. Sheila Anderson is the next person. Welcome,

[1:43:29] Trustee Rogers: Sheila. Are you promoting these folks, the Maple?

[1:43:36] Voice 9: Yes, I am.

[1:43:37] Trustee Rogers: Okay, so I'm sorry, I perhaps didn't

[1:43:40] Trustee Rogers: make it clear, but you're free

[1:43:41] Trustee Rogers: to turn on your camera if you wish to, if you're promoting.

[1:43:45] Trustee Rogers: old. Thanks.

[1:43:55] Voice 9: Sheila, I have moved you over now. You may unmute yourself if you like and turn on

[1:43:59] Voice 9: your camera.

[1:44:01] Voice 22: Okay. Figured it out. I had to shut my laptop. It overheated and started going

[1:44:08] Voice 22: blinking on and off. I'm on my phone now. Thank you. You can hear me okay? Yeah. Okay. I have

[1:44:18] Voice 22: I have a couple of questions, and I just want to say I'm glad to hear of some changes already

[1:44:29] Voice 22: coming through, but based on the bylaw, the draft bylaw that's written, there's two main

[1:44:39] Voice 22: concerns I have, and the first question relates to one, which is the choice to put this in

[1:44:46] Voice 22: community facility and i believe there's just quite a bit in the ocp around that classification

[1:44:54] Voice 22: that makes this not fit and i also feel that it doesn't fit in the genre of of other community

[1:45:04] Voice 22: facilities and a few

[1:45:07] Trustee Rogers: so again

[1:45:08] Voice 22: i don't want to direct

[1:45:09] Trustee Rogers: you yeah why is

[1:45:11] Voice 22: it there i just want to

[1:45:12] Voice 22: know how it is that you can put it in community facility when it doesn't really fit there and i

[1:45:21] Voice 22: would i would like to see it not there okay

[1:45:24] Trustee Rogers: so we'll turn to planner smith

[1:45:26] Trustee Rogers: and ask him that

[1:45:27] Trustee Rogers: question okay

[1:45:28] Planner: so uh thank you hi miss anderson so the uh the genesis of the being in the community

[1:45:35] Planner: facility is really that LTC and staff inherited it in community facilities as that is where it was

[1:45:44] Planner: in 2015 when the original bylaw was amended it's a good point you raised LTC has also raised this

[1:45:53] Planner: point to me internally and so it's certainly something what I would think the reason

[1:46:00] Planner: originally is probably more that I think they were seeking for it to be limited to non-profit which

[1:46:07] Planner: may then fit it better into a community facility category but looking forward it might actually

[1:46:18] Planner: be better moved to the economic sub heading the economic activity subheading and its own

[1:46:28] Planner: separate sub-designation under that classification. So Ms. Forrest brought that point up in her

[1:46:37] Planner: feedback as well. So I think that's something that LTC could turn their mind to.

[1:46:43] Planner: Thank you.

[1:46:44] Trustee Rogers: And did you have a second question?

[1:46:47] Voice 22: Yes. The other area of concern I have with the

[1:46:51] Voice 22: bylaw that's drafted, aside from obviously they're proposing some reduced numbers, but

[1:46:58] Voice 22: But if the lack of contained in it, there's a lack of anything to control the occupancy rates.

[1:47:07] Voice 22: And, you know, I've, I have, I'm aware that other retreats often have multiple, you know, people sharing rooms, two or three people sharing rooms for the duration of their stay for the purpose of a course or, you know, whatever.

[1:47:24] Voice 22: and I and so when you do that math about how many people could actually be staying overnight for a

[1:47:32] Voice 22: period of time um this bylaw does not provide me with the comfort level I I need um when it's

[1:47:40] Voice 22: impacting a neighborhood okay so the question

[1:47:42] Trustee Rogers: so as I understand your question is why doesn't the

[1:47:46] Trustee Rogers: bylaw control or can it control not just the number of structures but how many people utilize

[1:47:52] Trustee Rogers: the property and by the way that's the question we've gotten as well a couple of times from other

[1:47:59] Trustee Rogers: folks so thank you and also

[1:48:01] Voice 22: day visits

[1:48:03] Voice 22: is that permitted um how could have an event be held that

[1:48:07] Voice 22: called in hundreds a special event i i just this is what concerns me can the planner answer that

[1:48:15] Voice 22: i

[1:48:15] Trustee Rogers: don't know i'll ask the planner yeah so

[1:48:18] Planner: obviously there's two different questions

[1:48:21] Planner: there. One in reference to the, I guess, the overnight density, you could refer to it as

[1:48:27] Planner: versus a day use maximum density. In my view, the overnight density, and there has been a question

[1:48:34] Planner: of whether it is lawful to define a dwelling as single occupancy, but in my view, by defining it

[1:48:44] Planner: as single occupancy and limiting the number of single occupancy structures you're allowed,

[1:48:50] Planner: that then de facto limits your density to that maximum number plus of course the caretakers

[1:48:58] Planner: cottage which setting a density on a household is obviously more problematic when you're talking

[1:49:05] Planner: about it could be a family that lives there so the day use I mean that question's been raised

[1:49:14] Planner: I guess it could be explored I would think that it would be difficult to I'm not sure if it's

[1:49:20] Planner: lawful we would may need to get legal advice with respect to that but it would also be very

[1:49:25] Planner: difficult to enforce and i can't think of another property that has within its zoning restrictions

[1:49:30] Planner: limits on day use perhaps in covenant that is something that could be captured a maximum

[1:49:38] Planner: event capacity could be captured within section 219 covenant condition but certainly that question

[1:49:46] Planner: has been answered or has been asked by others as well so is that helpful um

[1:49:53] Voice 22: thank you um i will

[1:49:54] Voice 22: just if the chair would allow me i recall in short-term vacation rental that with the

[1:50:01] Voice 22: recommendations there under from the bylaw enforcement they felt that counting the number

[1:50:08] Voice 22: of bedrooms in in a in a vacation rental unit was a way to help control the occupancy and was better

[1:50:19] Voice 22: than trying to just say so many people

[1:50:21] Voice 18: so

[1:50:22] Voice 22: i do remember that being quite recent well not that

[1:50:26] Voice 22: recently but that was what was stated then as a means of doing it so i'm just throwing that out

[1:50:30] Voice 22: i

[1:50:30] Trustee Rogers: think it's a fair question i i'm not suggesting there are other questions to ask you know what

[1:50:35] Trustee Rogers: What ability would we have to control larger gatherings?

[1:50:39] Trustee Rogers: We've heard the vision of the Crystal Mountain, but I also have heard that there have been

[1:50:48] Trustee Rogers: larger gatherings.

[1:50:49] Trustee Rogers: So it's a fair question.

[1:50:50] Trustee Rogers: I think we need to look into that.

[1:50:52] Trustee Rogers: Thank you.

[1:50:54] Trustee Rogers: Are you done?

[1:50:55] Trustee Rogers: Thank you.

[1:50:57] Voice 22: I'm not done, but I'll move on and let someone have a turn.

[1:51:00] Trustee Rogers: Okay.

[1:51:00] Trustee Rogers: So you'll come around the back.

[1:51:02] Trustee Rogers: Thanks.

[1:51:03] Trustee Rogers: Thanks.

[1:51:03] Trustee Rogers: The next person we have is, oh, I have a panelist. Who's that? Oh, Crystal Mountain Society. Sorry, that question wasn't directed to the Crystal Mountain Society, but did you want to answer it?

[1:51:20] Voice 16: Sure. I mean, I think it's worth mentioning that in the 40 years that we've been on the island,

[1:51:26] Voice 16: we have not had large gatherings. That's in 40 years. Probably, I think we've talked

[1:51:34] Voice 16: amongst ourselves and some of the members were there at the beginning of those 40 years.

[1:51:40] Voice 16: the the highest number we've had is maybe 32 um we have no plans uh for the future to have large

[1:51:50] Voice 16: gatherings the teachings are not conducive to large numbers our facilities won't be made for

[1:51:57] Voice 16: large numbers do we want to run workshops on how to restore the forest on our 25 percent

[1:52:05] Voice 16: absolutely we would love to run workshops up there too with other people who have overgrown

[1:52:12] Voice 16: forest lots to practice uh that good um those good activities um that's all i'd like to say

[1:52:24] Trustee Rogers: thanks i think the next person on the list was uh art moses oh

[1:52:32] Voice 9: uh chair rogers it was actually

[1:52:34] Voice 9: I just moved her over oh

[1:52:36] Trustee Rogers: okay I thought I saw Suzanne but then her she disappeared off my list

[1:52:40] Trustee Rogers: I

[1:52:40] Voice 9: moved her at the same time oh you already moved her okay yes thank you over to you

[1:52:49] Trustee Rogers: Ms. Forney um

[1:52:50] Voice 6: do I have the floor oh yes okay

[1:52:54] Voice 6: all right I know Chair Rogers that

[1:52:57] Voice 6: Art and I are quite similar no

[1:53:02] Trustee Rogers: no it was a never mind it doesn't matter yeah you disappeared off my list

[1:53:08] Trustee Rogers: so anyway

[1:53:09] Voice 6: we're up at the north end so we have unstable internet so if you lose uh the first

[1:53:15] Voice 6: thing i'll do is shut down the camera if it starts being unstable um so i i hear the uh intention to

[1:53:23] Voice 6: perhaps move uh crystal mountain to more of an economic zone and to me this really makes sense

[1:53:30] Voice 6: because to me it seems like um it doesn't really differ from international visitor accommodation

[1:53:37] Voice 6: I mean, on Crystal Mountain's own website, one member says, I have met people from all over the world, Europe, Central and South America, Australia and New Zealand.

[1:53:49] Voice 6: So these are people from international locations who can find a foothold on Galliano, if you like, with so many STVRs being tightly regulated.

[1:54:01] Voice 6: um whether they stay in eco pods or not these are international visitors they're paying quite a bit

[1:54:07] Voice 6: of money to come to galliano they're using all of our public roads and beach accesses um on several

[1:54:15] Voice 6: locations

[1:54:15] Trustee Rogers: are you getting to a question i

[1:54:19] Voice 6: am um thanks i'm just going to say that i'm a steward

[1:54:22] Voice 6: of the local beach access and some days um the lama will send all members down there for a walking

[1:54:29] Voice 6: meditation so my question is uh how is this not visitor accommodation from with people from all

[1:54:37] Voice 6: over the world attending and uh we don't have any controls in the number of people who will be able

[1:54:44] Voice 6: to attend especially since uh crystal mountain now has four residential compounds in the neighborhood

[1:54:51] Voice 6: that would host host up to four to ten people each so as you can hear who's your

[1:54:59] Trustee Rogers: question do you have

[1:55:00] Trustee Rogers: do you want to direct your question to somebody in particular like is it for the trust or is it

[1:55:05] Trustee Rogers: for the applicant well

[1:55:08] Voice 6: i mean i guess it's for both because we have heard a crystal mountain

[1:55:13] Voice 6: member of the planning team say that um if the dalai lama came for example they would want lots

[1:55:19] Voice 6: smart people all of that is impact on the neighborhood um all of the people who move

[1:55:24] Voice 6: to north galliano who are there for crystal mountain um it it has a huge impact to the

[1:55:31] Voice 6: neighborhood i see janice laughing but because she doesn't live on galliano anymore i think

[1:55:36] Voice 6: she's forgotten you know what it is like

[1:55:38] Trustee Rogers: okay okay please this is exactly the kind

[1:55:41] Trustee Rogers: of back and

[1:55:42] Trustee Rogers: forth i want if you

[1:55:43] Voice 6: have a question your

[1:55:44] Trustee Rogers: question was my

[1:55:46] Voice 6: question is how does this differ from

[1:55:48] Voice 6: from commercial or international visitor accommodation?

[1:55:51] Trustee Rogers: Okay, that's a good question.

[1:55:53] Trustee Rogers: Okay, fair question.

[1:55:54] Trustee Rogers: Did you want to attempt that?

[1:55:59] Voice 16: You're muted.

[1:56:00] Trustee Rogers: Yeah, if you would like to attempt it

[1:56:02] Trustee Rogers: and then we'll see if the planner

[1:56:04] Trustee Rogers: would like to address it as well.

[1:56:06] Voice 16: Well, it's funny that a question came at the end of that,

[1:56:09] Voice 16: but there were many things that were said within that,

[1:56:13] Voice 16: that are- I know.

[1:56:14] Voice 19: okay

[1:56:15] Voice 16: do we do i respond to um or for evidence where is the evidence that no

[1:56:23] Trustee Rogers: no janet no no no

[1:56:24] Trustee Rogers: we're not going to do this we're going to we're going to we're going to stop this if this starts

[1:56:28] Trustee Rogers: to turn into a debate between two people um the question i i asked miss boria not to make her

[1:56:35] Trustee Rogers: public statement she made it anyway so let's just leave it and she's asked the question is is how do

[1:56:41] Trustee Rogers: you see this as different from commercial accommodation i

[1:56:47] Voice 6: see planner smith

[1:56:48] Voice 16: has a tandem

[1:56:48] Voice 16: yeah i would definitely say that is a question for the planner okay

[1:56:52] Voice 19: then i'll turn to the plan

[1:56:59] Planner: in my view i would go back to what i just raised before that i think it is a good point that

[1:57:04] Planner: perhaps it doesn't fit well in commercial facilities and ltc could turn their mind to

[1:57:08] Planner: where it might fit better perhaps in visitor accommodation further to that we're talking

[1:57:15] Planner: I think in just the objectives to provide a variety of visitor accommodations and to ensure

[1:57:22] Planner: visitor accommodations do not adversely affect the natural environment I think that this application

[1:57:29] Planner: could potentially fit within those OCP objectives and so it wouldn't be unreasonable to move it into

[1:57:38] Planner: to a visitor accommodation uh yeah thanks okay

[1:57:44] Trustee Rogers: so let's I I don't know if you're still there

[1:57:48] Trustee Rogers: Miss Fournier um you turned your camera off uh that was one question I told people they could

[1:57:55] Trustee Rogers: have two did you want a second question or should I move on

[1:57:58] Voice 6: um just like Sheila I will move back in

[1:58:02] Voice 6: the queue if you prefer to but I do have one question in a very different area why don't you

[1:58:07] Trustee Rogers: ask your question and as long as um

[1:58:10] Voice 6: i want to turn my attention to the upper ridge of the development

[1:58:15] Voice 6: um because i think that many of the neighbors specifically the closest neighbor um has stated

[1:58:22] Voice 6: very clearly that he he allows um you know two or three cabin residents to pass through but

[1:58:30] Voice 6: but he is completely opposed to the idea of a kitchen bathhouse and a residence on the lower

[1:58:38] Voice 6: ridge. So my concern is, and actually even the project manager slash biologist said it's not

[1:58:47] Voice 6: ideal to have a cabin that close to that very dry Douglas fir Arbutus ridge. I would like to,

[1:58:55] Voice 6: and there's no proven water so i would say as a gesture of goodwill to the community would crystal

[1:59:02] Voice 6: mountain consider um taking away the upper ridge portion which threatens the steep slopes instead

[1:59:10] Voice 6: of sinking a well and instead of denying access to district law at 87 which is bc crown land

[1:59:17] Voice 6: so i'm

[1:59:19] Trustee Rogers: just gonna because i don't want to get back into this back and forth debate

[1:59:22] Trustee Rogers: I want to I want to your question is would Crystal Mountain consider abandoning the upper ridge

[1:59:28] Trustee Rogers: portion of their of their uh development proposal is that what I understand

[1:59:34] Trustee Rogers: I

[1:59:36] Voice 6: can I just yes that is that's basically my question because okay

[1:59:43] Trustee Rogers: so that's fine I'll turn

[1:59:44] Trustee Rogers: I

[1:59:45] Voice 6: just had four more words um it abuts district lock 87 which is BC crown land therefore subject

[1:59:53] Voice 6: subject to Aboriginal claims have they consulted with an Indigenous group well I

[2:00:00] Trustee Rogers: I don't know that's a question I can turn that question to them we certainly are so

[2:00:09] Trustee Rogers: it's out for referral and consultation that's one of the voices that's very noticeably missing so

[2:00:15] Trustee Rogers: far in this process we don't know what their response is going to be at this stage but I can

[2:00:21] Trustee Rogers: ask Crystal Mountain if someone would like to answer that question do I does anybody from

[2:00:27] Trustee Rogers: and Crystal, I don't wish to answer that question.

[2:00:30] Trustee Rogers: The question was, have you considered the upper slope,

[2:00:34] Trustee Rogers: et cetera, area and have you,

[2:00:38] Trustee Rogers: and I believe the subset question is,

[2:00:41] Trustee Rogers: is given that it's next to Crown land,

[2:00:43] Trustee Rogers: have you consulted with any indigenous groups?

[2:00:48] Voice 16: Okay, I'll answer those two questions.

[2:00:54] Voice 16: We have thought long and hard about both the sites

[2:01:01] Voice 16: uh in all these years and we come back to know for us the three small huts that are very far back

[2:01:15] Voice 16: actually from the ridge hundreds of feet from the ridge are integral to our retreat center

[2:01:23] Voice 16: And to the second question. Yes, we have sent our maps as they've evolved to the Penelakut First Nations, and we, they are aware of our plans and they are aware of our activities on those lands.

[2:01:44] Voice 16: Thanks for the question.

[2:01:55] Voice 19: Oh, you're muted Dan.

[2:01:59] Trustee Rogers: sorry um thanks for the questions we'll start with we've got the next uh and again i please

[2:02:06] Trustee Rogers: i'm asking please don't let's not have long prefaces ask your question and let's see if

[2:02:11] Trustee Rogers: we can get an answer to the question mr moses you're next

[2:02:14] Voice 19: you should be able to unmute yourself

[2:02:29] Trustee Rogers: now art thank

[2:02:31] Voice 29: you thank you there you go um one uh and i guess my can't i guess i gotta put my

[2:02:37] Voice 29: my camera on, if I figure it out, there we go.

[2:02:42] Voice 29: One difficulty with having a community information meeting

[2:02:46] Voice 29: in this, as a virtual session in this way,

[2:02:51] Voice 29: as trustee Wolverton pointed out

[2:02:54] Voice 29: in a, at an LTC meeting recently,

[2:02:58] Voice 29: is that we don't have access to the materials

[2:03:03] Voice 29: that are being shared and presented.

[2:03:05] Voice 29: it. So it's hard to refer to stuff that's been said. But I'll do my best, I guess. I have a

[2:03:13] Voice 29: question for Planner Smith, a couple of questions for Planner Smith in relation to his presentation.

[2:03:23] Voice 29: You said that, first off, you made a remark about the rural residential, the residential

[2:03:32] Voice 29: residential capacity on lot nine and you did you know did you say that there were

[2:03:40] Voice 29: what did you say where that was is the residential capacity on on lot nine 10 acre

[2:03:50] Voice 29: residentially zoned lot how many houses two houses

[2:03:54] Planner: and two cottages two houses and two cottages

[2:03:58] Planner: I believe I

[2:04:00] Voice 29: could you check that in the in the zoning bylaw because I think that you're, you're incorrect on that that the and certainly all the calculations have been made and discussions about crystal mountains have been that that lot allows one house, and one

[2:04:45] Voice 17: all right all right you're you're frozen or breaking up yeah

[2:04:51] Trustee Rogers: this is the other

[2:04:53] Trustee Rogers: this is the other problem with um these types of meetings but we're doing our best

[2:05:01] Planner: i

[2:05:01] Trustee Rogers: think we've lost mr moses so

[2:05:04] Planner: maybe i'm in a meeting

[2:05:07] Planner: yeah we

[2:05:09] Trustee Rogers: can't hear you so we're

[2:05:10] Planner: going to move you back

[2:05:14] Trustee Rogers: Can you move Mr. Moses back and perhaps we can come back to him?

[2:05:18] Voice 9: Yes.

[2:05:20] Voice 9: As a reminder, if people are having connection issues, they can always turn off their video.

[2:05:24] Voice 9: It saves a bit of bandwidth for next time.

[2:05:27] Trustee Rogers: Yep.

[2:05:30] Voice 9: Okay, on to Jenna then, Chair Rogers.

[2:05:32] Trustee Rogers: Yes, please.

[2:05:33] Trustee Rogers: I still see Mr. Moses on my screen.

[2:05:35] Voice 9: Yeah, I've tried to move him, but he's, for some reason, he's a bit frozen over here.

[2:05:41] Voice 9: I'll try again.

[2:05:42] Voice 19: Thanks very much.

[2:05:46] Trustee Rogers: my

[2:05:46] Voice 19: our apologies to uh mr rosa's uh um and he's not

[2:05:53] Trustee Rogers: wrong that we'd rather be doing this

[2:05:56] Trustee Rogers: in person um yes we had uh jennifer you're yes you're unmuted go ahead what who's your

[2:06:08] Trustee Rogers: question for what would you like to ask

[2:06:10] Voice 26: um i have a few questions um i think my first question

[2:06:15] Voice 26: is directed to the ltc planner um so the length of these retreat users um would fit into a

[2:06:25] Voice 26: definition of a resident not a visitor um based on staying several months up to six months

[2:06:30] Voice 26: um how do the bylaws resolve this incompatibility explain

[2:06:38] Planner: the incompatibility again to me please

[2:06:42] Voice 26: um so the bylaws are around uh like short-term visitors but the the applicant has described

[2:06:53] Voice 26: um retreat users coming for you know several months so i guess

[2:06:58] Voice 26: they would be six months

[2:07:00] Planner: so in my view they would be program participants just as if they were attending a college program

[2:07:06] Planner: or so my assumption and my understanding is that coastal mountain would have attendees come for

[2:07:13] Planner: a set program period of time and um and so that would be how that would work as opposed to

[2:07:22] Planner: uh just having people come as renters that when you would get over that 30 days it would no longer

[2:07:30] Planner: become a short-term vacation rental so okay i

[2:07:34] Trustee Rogers: think it's only the ones the proposal is only

[2:07:37] Trustee Rogers: for the upper ridge folks to stay for lengthy periods of time i don't i didn't hear them say

[2:07:43] Trustee Rogers: that the main i want to call it a campus but the area down below was proposed for that length

[2:07:50] Trustee Rogers: of time clearly said that the intention for the three huts and the upper ridge was to be for

[2:07:57] Trustee Rogers: longer stays yes given

[2:08:04] Voice 26: the sensitive and rare ecosystems particularly in that area of the lot

[2:08:09] Voice 26: i think that um is really important to clarify and to recognize the larger and different kind

[2:08:15] Voice 26: of impact that long-term stays have on the land and the communities i do have one other question

[2:08:22] Voice 26: go

[2:08:22] Trustee Rogers: ahead and

[2:08:23] Voice 26: i think this is also this is more for the applicant i suppose um so in the

[2:08:28] Voice 26: the presentation, it was explained that the total lot coverage of the building, which

[2:08:36] Voice 26: it sounds like, is there 25 different buildings? I guess that's a sub-question.

[2:08:45] Trustee Rogers: There was that one slide that I think Keith put up that had all the buildings listed and

[2:08:53] Trustee Rogers: then the total square footage. Was that from you, Keith, or was that from somebody else?

[2:09:00] Trustee Rogers: I think there are

[2:09:02] Voice 17: 30. I believe there are 30 structures,

[2:09:05] Trustee Rogers: including

[2:09:06] Voice 28: the tent platforms.

[2:09:11] Voice 28: I can share the screen if you like to show that.

[2:09:15] Trustee Rogers: Would you? It's just much easier to have that in front of us and then Ms. Fahl can ask your

[2:09:19] Trustee Rogers: question. And I agree that it's not ideal that these there, that's the one. I guess you add

[2:09:32] Trustee Rogers: add them up yeah

[2:09:33] Voice 26: so i looked through there and counted to 25 but i didn't want to make the

[2:09:37] Voice 26: assumption that the you know storage bath laundry and kitchen for instance weren't in one building

[2:09:42] Voice 26: which would reduce the impact um so that would be one concern that there's fragmentation with a lot

[2:09:50] Voice 26: dear

[2:09:55] Voice 19: we've

[2:09:56] Trustee Rogers: lost her now a

[2:09:58] Voice 26: lot of small buildings spread out

[2:10:02] Voice 26: sorry

[2:10:02] Trustee Rogers: we lost you for about five seconds can you repeat you were saying that um uh but i wasn't

[2:10:09] Trustee Rogers: sure what your question was um

[2:10:12] Voice 26: so it is a concern to me that there could be you know 25 different

[2:10:17] Voice 26: buildings i don't think that's necessary in this context instead of combining things and having a

[2:10:23] Voice 26: smaller footprint on the land um and my question around this is it was said two percent of the

[2:10:30] Voice 26: total lot would be covered by buildings but um isn't it more pertinent like can the applicant

[2:10:36] Voice 26: clarify what is the total lot coverage after 75 of the land is given to the itc because that's

[2:10:44] Voice 26: really the coverage of the land that crystal mountain retaining since

[2:10:50] Voice 28: i've got the since

[2:10:51] Voice 28: i'm unmuted i can clarify that for you um jenna the total lot coverage in meters is 965 of all

[2:11:02] Voice 28: and tenth the um that represents less than two percent of the crystal mountain owned portion

[2:11:18] Voice 26: The

[2:11:19] Voice 28: Crystal Mountain one portion is roughly 6.1 hectares or 61,000 square meters, with

[2:11:29] Voice 28: 965 less than 2% of that.

[2:11:32] Voice 28: Okay,

[2:11:32] Voice 26: so it's of the 25%.

[2:11:34] Trustee Rogers: Right.

[2:11:35] Trustee Rogers: Yeah.

[2:11:36] Voice 26: Okay.

[2:11:36] Voice 26: Thank you for clarifying that.

[2:11:37] Voice 26: Yeah.

[2:11:38] Trustee Rogers: Thank you because I was unsure about that too.

[2:11:40] Trustee Rogers: So that's what I thought.

[2:11:42] Trustee Rogers: i will also

[2:11:43] Voice 28: uh just oops i'll also just mention that there may be opportunities to

[2:11:52] Voice 28: uh combine some of these structures um on the site plan um i can get a site plan here

[2:12:04] Voice 28: this one could do on the site plan you can see that there's a red kitchen and a blue uh

[2:12:09] Voice 28: a bath and laundry that are essentially next to each other

[2:12:15] Voice 28: and could be potentially combined.

[2:12:20] Voice 28: There's also an office and a workshop

[2:12:23] Voice 28: that are essentially next to each other

[2:12:28] Voice 28: that may also have opportunity to be combined.

[2:12:31] Voice 28: So I agree in order in terms of reducing

[2:12:36] Voice 28: the number of buildings, there are some opportunities there.

[2:12:43] Voice 26: Okay, thanks for the clarification.

[2:12:46] Trustee Rogers: Good question. The next person we have is Carmita Domenia Hart. I'm sorry again if I

[2:12:53] Trustee Rogers: mispronounced your last name, Carmita, but please ask your question.

[2:13:02] Voice 8: Do you hear me?

[2:13:04] Voice 8: Can.

[2:13:05] Voice 8: Yes.

[2:13:06] Voice 8: Hello. This question is for Planner Smith. And since reason is go with the land,

[2:13:13] Voice 8: I think it's very important to know what is the definition of a spiritual education.

[2:13:20] Voice 8: I saw when Platon Smith did the presentation that it was written that there is a definition.

[2:13:29] Voice 2: I can share that if you'd like.

[2:13:31] Voice 2: I'll just share my screen here just a sec.

[2:13:39] Voice 2: See that?

[2:13:56] Voice 2: So the three definitions that have been added are here.

[2:13:59] Voice 2: and

[2:14:02] Planner: this is a spiritual education retreat is there i'll leave it there for you to read kermita

[2:14:07] Planner: thank you if you have a question and then while you are formulating if you have a question from

[2:14:15] Planner: that uh just circling back to mr der moses's comment uh just to clarify uh the the total

[2:14:22] Planner: densities are three three houses and three cottages that could be created if you combine

[2:14:27] Planner: or with the two properties i uh in my mind reversed the rural two lot it only has one

[2:14:35] Planner: house and one cottage density and the forest lot has two houses and two cottage density in a 75 25

[2:14:42] Planner: split um so mr moses was right i was flipping that around in my mind but the total that is

[2:14:50] Planner: described in the powerpoint with respect to three and three uh is correct

[2:14:56] Voice 8: yes

[2:14:57] Trustee Rogers: do you have a question

[2:14:59] Trustee Rogers: you'd like to ask?

[2:15:00] Voice 8: It is. It's because the spiritual is so vague as a word.

[2:15:06] Voice 8: I imagine it could be a religious, any religious, I don't know.

[2:15:14] Planner: The word, the use of the word

[2:15:15] Planner: religious or any explicit reference to religion is not legally allowed as it has conflicts with

[2:15:26] Planner: the canadian yes

[2:15:27] Voice 8: i understand but spiritual is so vague that you could put all these different

[2:15:34] Voice 8: ones even spiritualism yeah

[2:15:36] Planner: ultimately you need to call it something and i think that the real

[2:15:40] Planner: goal and objective is to ensure that whatever you call it that the bylaws

[2:15:45] Planner: and the actual contents of the byland bylaws themselves adequately describe the expected

[2:15:55] Planner: intended land use maybe

[2:15:58] Voice 8: spiritual could go and stay contemplative or meditative educational

[2:16:03] Voice 8: opportunities that will be more restricted okay

[2:16:07] Trustee Rogers: that would be up to lpc to decide okay

[2:16:10] Trustee Rogers: is there do you have another question carmina no

[2:16:13] Voice 8: thank you very much thanks

[2:16:15] Trustee Rogers: for your time

[2:16:16] Trustee Rogers: i'm sorry i'm

[2:16:22] Planner: just going to unshare my screen oh

[2:16:23] Trustee Rogers: okay uh thank you um uh sandy pottle is here

[2:16:27] Trustee Rogers: welcome okay

[2:16:39] Voice 19: i'm unmuted and start

[2:16:42] Voice 12: all right thank you very much uh yeah i i noticed uh

[2:16:47] Voice 12: that uh you know it's been said during the proceedings here that uh that people don't

[2:16:55] Voice 12: see a problem with uh taking a land out of the forest zone and using it for well this sort of

[2:17:02] Voice 12: use or some other as you know that promotes your passion for the earth now I'm you know because I

[2:17:13] Voice 12: was I've been very worried about precedent but obviously that is not something that concerns

[2:17:19] Voice 12: the applicant and I'm just wondering if this is shared by the LTC and if not you know how they're

[2:17:29] Voice 12: going to uh survey community opinion we had an ocp review and uh and forced retreats were not

[2:17:37] Voice 12: one of the things that were uh recommended to the ltc um so um you know i'm just wondering how

[2:17:48] Voice 12: you're going to deal with uh you know the possibility that well i mean that this is a

[2:17:56] Voice 12: precedent and now it's even commercial I mean yoga retreats artist retreats and that sort of thing

[2:18:02] Voice 12: I guess I'm just wondering it was my main concern with this proposal and it's obviously not

[2:18:09] Voice 12: something that bothers the applicant so I'm just wondering if this is a view that's shared by the

[2:18:18] Voice 12: LTC or if you're going to examine that further well

[2:18:26] Trustee Rogers: I don't know if I want to speak for my

[2:18:28] Trustee Rogers: my fellow trustees they can speak for themselves uh I my understanding is is that the um we that

[2:18:36] Trustee Rogers: issue of quote-unquote precedent has been raised by a number of of people that have written into us

[2:18:44] Trustee Rogers: uh i've heard from a number of them that that's an issue uh every staff report i've ever seen

[2:18:53] Trustee Rogers: that talks about variances or uh or rezonings etc uh talks about mentions the fact that one of the

[2:19:04] Trustee Rogers: concerns might be uh or i forget the phraseology is is will this set a precedent for somebody else

[2:19:11] Trustee Rogers: i mean i'm i i i don't know that i can answer the question for the ltc i can only answer for

[2:19:20] Trustee Rogers: myself that it will be a consideration for me as i go forward as to whether or not well there's a

[2:19:26] Trustee Rogers: lot of considerations but one of them is uh is this is this some form of precedent that would

[2:19:32] Trustee Rogers: become an issue on the island beyond if we ever approved it i mean main consideration is this a

[2:19:38] Trustee Rogers: is an appropriate thing for us to do in the first place um but then a subset of that is does it set

[2:19:44] Trustee Rogers: a an expectation that other places will go so i'll just speak for myself i won't speak for either

[2:19:50] Trustee Rogers: trustee wolverton and trustee rockefeller i'll let them speak for themselves if they wish to

[2:19:54] Trustee Rogers: um

[2:19:57] Voice 17: i would agree with uh what trustee rogers has said i mean um it i am concerned also about

[2:20:06] Voice 17: about whether precedents are set,

[2:20:08] Voice 17: especially adding sort of multiple dwellings

[2:20:16] Voice 17: or potential dwellings on properties.

[2:20:18] Voice 17: This one, I don't consider these are dwellings,

[2:20:22] Voice 17: but it is in the back of my mind as well.

[2:20:28] Voice 12: Yeah, I'm just thinking that given neighborhoods

[2:20:33] Voice 12: are close to forest zone lands,

[2:20:36] Voice 12: I mean, would they rather would the neighbors rather see, you know, the forest zone continue and the forest to be protected by sustainable forestry covenants or or just have a residential development where you know who your neighbors are, who's coming in, who's going out, you know, the peace and privacy of their neighborhood.

[2:20:56] Voice 12: and uh you know i i don't know if you're going to you know if it's going to be in visitor

[2:21:02] Voice 12: accommodation under economic zones i mean you know that that's a different thing today and that's a

[2:21:07] Voice 12: you know i'm glad it's moving over there uh because i think it will give us you know i know

[2:21:14] Voice 12: we've had people interested in yoga retreats and artist retreats and that sort of thing and uh

[2:21:20] Voice 12: And, you know, I don't know.

[2:21:24] Voice 12: I don't know how you're going to deal with it.

[2:21:26] Voice 12: But thank God it's not me.

[2:21:29] Trustee Rogers: Trustee Rockefeller, I gave Trustee, did you wish to address that at all?

[2:21:33] Trustee Rogers: You don't have to.

[2:21:34] Trustee Rogers: I just give you the opportunity before I move over to the app.

[2:21:38] Voice 11: No, I always, precedent's always at the forefront of my mind.

[2:21:41] Voice 11: And I always consider it during my decision making.

[2:21:45] Trustee Rogers: Okay.

[2:21:46] Trustee Rogers: So, yes, you wanted to, the question was for us, but did you want to address it, Jen?

[2:21:50] Trustee Rogers: can't

[2:21:53] Voice 19: hear you i

[2:21:56] Voice 16: think i'm just trying to understand um the words that you spoke at the

[2:22:01] Voice 16: very beginning of the meeting and then again going into this which is that this isn't a time

[2:22:07] Voice 16: for airing our opinions about the participants and whether we are known neighbors or who knows

[2:22:13] Voice 16: who we are i just i'm just questioning how much is being said before a question is actually being

[2:22:20] Voice 16: asked that's all okay

[2:22:21] Trustee Rogers: thank you for that i i uh i i appreciate being reminded and i'm trying to keep

[2:22:27] Trustee Rogers: it with our with our thing um i thought sandy's question was a reasonable one if if there was a

[2:22:34] Trustee Rogers: little bit of a preface i gave perhaps gave it a little uh that's a thank you um we'll go to uh

[2:22:41] Trustee Rogers: did you have another question uh sandy or is that it i said oh she's gone

[2:22:46] Voice 9: over one second

[2:22:47] Voice 9: and jerry rogers over back sorry

[2:22:50] Trustee Rogers: oh

[2:22:51] Voice 9: sorry i accidentally moved her back to attendees i

[2:22:53] Voice 9: thought oh sorry

[2:22:54] Voice 9: about that one moment sorry sandy i moved you back i didn't

[2:22:59] Trustee Rogers: know i did tell

[2:23:00] Trustee Rogers: people they could have two questions so if you had another one did you have another question

[2:23:04] Trustee Rogers: no yeah no okay

[2:23:09] Voice 12: thank you and i'm sorry for rambling on okay

[2:23:13] Trustee Rogers: thank you very much uh the

[2:23:17] Trustee Rogers: The next person, and again, I'm sorry about the last name, is Paula Uyuneka.

[2:23:22] Trustee Rogers: And I apologize for that.

[2:23:24] Trustee Rogers: We'll move you over.

[2:23:26] Trustee Rogers: And what's your question and who is it for?

[2:23:32] Voice 23: My question is, my first question is for perhaps the planner or the LTC.

[2:23:40] Voice 23: see um I hear a lot of concern about how many people might be actually using the single

[2:23:50] Voice 23: single person accommodation or how many people might actually be using the accommodation there

[2:23:56] Voice 23: and then how many people might be at an event on the property and I'm and I realize that both of

[2:24:04] Voice 23: those properties are zoned for residential use so if a residence were built were were built on those

[2:24:12] Voice 23: properties residents and cottage whatever is there some way to restrict the number of people who

[2:24:19] Voice 23: would live in that residence or is there some way for the neighbors to be assured that if your

[2:24:26] Voice 23: neighbor had a party how many people would be on their property is there some way for neighbors to

[2:24:34] Voice 23: to ensure that only X number of people can come to a party

[2:24:39] Voice 23: at your neighbor's property?

[2:24:41] Voice 23: That's my question.

[2:24:42] Trustee Rogers: Okay, so your question is if the properties were developed

[2:24:46] Trustee Rogers: just for single family homes or for homes as residents,

[2:24:50] Trustee Rogers: as opposed to this proposal,

[2:24:52] Trustee Rogers: can we put those kinds of restrictions on the property owner

[2:24:58] Trustee Rogers: in terms of how many people can stay there

[2:25:00] Trustee Rogers: or how many people they can have visiting?

[2:25:02] Trustee Rogers: That was your question, I think.

[2:25:03] Trustee Rogers: think

[2:25:03] Voice 23: yes and i don't i don't necessarily just mean that property i mean any residential yeah

[2:25:08] Trustee Rogers: i took you to mean any property that was zoned the same way and i think i know

[2:25:13] Trustee Rogers: the answer but

[2:25:14] Trustee Rogers: i'll turn to the planner and see if i don't want to

[2:25:16] Planner: and i would i think uh on some of that we might

[2:25:21] Planner: need some legal advice with respect to uh the limiting of day use in particular for a facility

[2:25:27] Planner: like this in terms of uh if the properties were instead rezoned for residential use or just to

[2:25:34] Planner: clarify your understanding so and also to clarify what i said before with mr moses uh the current

[2:25:42] Planner: there's two lots the one lot is 20.5 hectares and it is zoned forest one forest one currently

[2:25:49] Planner: allows no residential rights but what they could do with that lot is that they could uh they could

[2:25:56] Planner: could seek to give away 75% of that,

[2:25:59] Planner: which would be approximately 15.3 hectares

[2:26:02] Planner: and the remaining five and a bit hectares,

[2:26:06] Planner: they could rezone into up to two lots

[2:26:09] Planner: with a minimum of two hectares each.

[2:26:12] Planner: So that's where you get your two houses

[2:26:15] Planner: and two cottages out of that one F1 lot

[2:26:18] Planner: plus the one house and one cottage

[2:26:21] Planner: that you could just go ahead and build right now

[2:26:24] Planner: on their R2 lot.

[2:26:26] Planner: So your question around limiting the number of people in a household, Islands Trust wouldn't have that authorization.

[2:26:36] Planner: I'm not sure where the limit would be.

[2:26:39] Planner: There must be some limit in terms of how many, I mean, some kind of definition of a single household that police services or someone else would use.

[2:26:48] Planner: But it wouldn't be an Islands Trust toolbox.

[2:26:54] Trustee Rogers: Does that answer your question?

[2:26:55] Trustee Rogers: Yes, Trustee Wilberton, over to you.

[2:26:57] Trustee Rogers: Yeah,

[2:26:58] Voice 17: I think, I mean, the only controls I think on what people do on their properties as far as parties and gatherings and so on would be through the noise bylaws and the CRD, but there's nothing to prohibit someone from having 100 people at a party on their property, as far as I know.

[2:27:18] Trustee Rogers: Nothing in our bylaws.

[2:27:20] Voice 17: That's correct.

[2:27:21] Trustee Rogers: Nothing in our zoning. It's really, yeah. Anyway, does that answer your question, Pauline? Did you have another one?

[2:27:27] Trustee Rogers: that

[2:27:27] Voice 23: that um that yes kind of answers my question of if i was a neighbor up there and i and i don't

[2:27:40] Voice 23: like the idea of a whole bunch of people that i don't know being on this neighboring property

[2:27:46] Voice 23: that specifically this one that belongs to crystal mountain now my problem is that i can't control

[2:27:53] Voice 23: how many people are going to be on their property but i also i'm i'm just saying i think i also can't

[2:28:01] Voice 23: control how many people are on my residential neighbor's property or on my own they can't

[2:28:06] Voice 23: control how many people are living in my house or visiting my property either is that correct

[2:28:11] Voice 23: that's

[2:28:12] Trustee Rogers: the way i understand what the planner said okay

[2:28:15] Voice 23: my other question is actually for um

[2:28:19] Voice 23: um i would like to ask anyone from crystal mountain society or if i i don't actually see

[2:28:29] Voice 23: why this rezoning wouldn't get worked out and go through under whatever provisions economic

[2:28:35] Voice 23: what's

[2:28:35] Voice 19: your question the

[2:28:36] Voice 23: question is if if for some reason the rezoning did not go through

[2:28:43] Voice 23: what what would potentially happen on for example lot nine what would be your plan for lot nine if

[2:28:52] Voice 23: the rezoning doesn't go through?

[2:28:57] Voice 21: That's not a question that we can answer today about us,

[2:29:03] Voice 21: if the rezoning doesn't go through. I could, well the answer has sort of been made about what else

[2:29:13] Voice 21: can happen on those lands, right, but clearly the residential lot can be developed tomorrow

[2:29:20] Voice 21: as a residential property with all that entails the yeah 25% lot coverage actually there's a lot

[2:29:30] Voice 21: out up to 25% lot coverage which on a 10 acre lot is two and a half acres of coverage and I always

[2:29:38] Voice 21: think that's a very strange thing to visualize but on the F1 lot you know I'll try to say this

[2:29:47] Voice 21: keith or or the planner might jump in but if it stayed as f1 whether whoever owned it you know some

[2:29:58] Voice 21: um future

[2:30:00] Voice 21: uh speculative you know some oh i can't think of the word i'm sorry some imagined future owner that

[2:30:07] Voice 21: was not crystal mountain owned the forest lot land they could do anything from clear cut it

[2:30:13] Voice 21: right cut the rest of the forest off it damaged the sensitive ecosystems as they did

[2:30:18] Voice 21: when they logged it before we owned it um you know all those because you're allowed to do

[2:30:26] Voice 21: forest management however you visualize forest management it could go into the pmfl which would

[2:30:32] Voice 21: be a big tax savings and still it would be forestry and there are certain regulations

[2:30:38] Voice 21: involved in that i can't i'm trying to think of what else i guess someone could rezone it as f3

[2:30:45] Voice 21: which would allow one residence but that would also put portion of the land into a conservation

[2:30:51] Voice 21: And then you get to what's already been spoken on several times of doing a heritage forest model rezoning and subdivision, in which case you would still get 75% of the land transferred title to somebody.

[2:31:08] Voice 21: And, and you'd have the nature protection on it so there's that whole range of what could happen to that piece of property so it's a really good question of.

[2:31:17] Voice 21: of where does the weight lie for what's a good idea

[2:31:23] Voice 21: to happen with a forest lot.

[2:31:25] Voice 21: It seems like rezoning to,

[2:31:29] Voice 21: well, I think it was said in our presentation

[2:31:33] Voice 21: to move them from being in that vulnerable position

[2:31:37] Voice 21: of being either in the PMFL or remaining as F1

[2:31:40] Voice 21: and what can happen to them, you know?

[2:31:42] Voice 21: Right.

[2:31:43] Voice 21: Thank you.

[2:31:44] Trustee Rogers: Thanks for the answer.

[2:31:45] Trustee Rogers: Paula does that? I hope that answers your questions.

[2:31:48] Voice 23: It does, thank you.

[2:31:49] Trustee Rogers: Okay, back

[2:31:51] Voice 19: to Sheila Anderson.

[2:32:09] Voice 19: We can see you, but we can't hear you yet. Okay, I got it. Got it, great.

[2:32:24] Voice 22: Doing this on a phone is not

[2:32:26] Voice 22: great. No. I have a question. I had two questions again, but I'm going to ask this one.

[2:32:33] Voice 22: um perhaps the planner could just re-answer it but just based on some questions i've heard and

[2:32:42] Voice 22: some presentation of the applicants i think it important to just acknowledge that what is in

[2:32:50] Voice 22: our forest objectives in the ocp and that and also the the the option for f3 rezoning um requires not

[2:33:00] Voice 22: not a conservation covenant, but a sustainable forestry covenant, which allows tree cutting,

[2:33:05] Voice 22: but at a sustainable level for that lot. And I just felt I was hearing a lot of information

[2:33:12] Voice 22: that implied F3 would mean the owner could clear cut again. And that's not the case because they'd

[2:33:19] Voice 22: have to agree to a sustainable forestry covenant. So could the planner confirm that? And also that

[2:33:25] Voice 22: that our forest objectives in our OCP

[2:33:29] Voice 22: actually encourage sustainable forestry

[2:33:31] Voice 22: and don't talk a lot about straight net nature protection

[2:33:34] Voice 22: for forest land.

[2:33:42] Planner: You cut out a bit at the end there, Ms. Anderson,

[2:33:45] Planner: but I think I caught your question.

[2:33:48] Planner: Can you hear me?

[2:33:49] Planner: My connection is now saying it's unstable.

[2:33:51] Voice 20: Yes, we can hear you now.

[2:33:53] Planner: So just to clarify my understanding

[2:33:56] Planner: of what the applicant was saying there

[2:33:57] Planner: was that their options would be to leave it as F1,

[2:34:01] Planner: where they could clear cut the lot more or less just with whatever private uh private forest

[2:34:07] Planner: regulations uh exist in bc or they could seek to rezone to f3 where then you are correct it would

[2:34:15] Planner: be a sustainable forestry covenant which would require them to establish a home plate where their

[2:34:21] Planner: structures uh well you know if this is an f3 to a dwelling then your home plate of your residential

[2:34:27] Planner: and with the covenant that would consider the entire property

[2:34:33] Planner: just as an example is Mr. King's current rezoning application

[2:34:38] Planner: that is in front of the local trust committee.

[2:34:42] Planner: Does that answer your questions?

[2:34:44] Planner: And then

[2:34:45] Voice 22: there was one other thing at the end there.

[2:34:49] Planner: Sorry, go ahead.

[2:34:50] Voice 22: That was about the objective.

[2:34:51] Voice 22: The one about sustainable and also to encourage

[2:34:58] Voice 22: economic opportunities through the this forest management practice yeah

[2:35:02] Planner: so there are forestry

[2:35:04] Planner: objectives that certainly

[2:35:05] Planner: seek to seek obviously to develop sustainable forestry i would say the

[2:35:13] Planner: reality is that there's very little sustainable forestry that's actually occurring on the island

[2:35:18] Planner: and i think those ocp objectives were developed in a time where there was a vision for an actual

[2:35:24] Planner: sustainable forestry model that would serve the Galliano Island community as a whole with all

[2:35:30] Planner: those lots functioning together obviously that has never evolved difficult to envision it evolving

[2:35:36] Planner: as most of these F1 lot owners are just seeking to find a way to get residential rights as opposed

[2:35:45] Planner: to actually conducting forestry on them so well

[2:35:50] Voice 22: that's an interesting interpretation

[2:35:53] Voice 22: but it is your interpretation because the reason you know it was clear-cut by mb and then by the

[2:36:00] Voice 22: new owners and they've always wanted residential use and development rights that was that was what

[2:36:07] Voice 22: was happening when we wrote this a ocp and the one before it yeah

[2:36:11] Planner: i wasn't speaking to this

[2:36:12] Planner: i wasn't speaking to this particular property though you asked me broadly about the forestry

[2:36:16] Planner: objectives yes

[2:36:18] Voice 22: and i'm answering broadly about the forest objectives my other question was and

[2:36:23] Voice 22: i heard a response given um i think by you the chair um to some questions that referred to what

[2:36:32] Voice 22: the applicants had said they wanted to do and what i want to ask the local trust committee

[2:36:38] Voice 22: and in fact the staff as well is can you give us assurance that you will focus on what is contained

[2:36:45] Voice 22: in any bylaw you have drafted and what that means and can mean the maximum it can mean

[2:36:53] Voice 22: not what they say unfortunately we're not zoning isn't about what people who are here on earth now

[2:37:01] Voice 22: say it's about what can happen down the road and the maximum that can happen you must consider

[2:37:08] Voice 22: So I have to just ask if I can hear from the Trust Committee on that point, how you will tackle that job.

[2:37:20] Trustee Rogers: I can speak, but maybe I'll let your local trustee speak first and I'll speak last this time.

[2:37:26] Trustee Rogers: Do either of you want to address that question?

[2:37:29] Voice 17: Sure. I think it's, Sheila, thank you.

[2:37:32] Voice 17: I mean, I think it is very important that this is very clear, very clearly established what the density would be if this were to go ahead and that that would be something that the community could be assured would be followed and not, you know, things added to it and so on.

[2:37:55] Voice 17: I mean, you know, it would have to it would have to be written in such a way that that it does limit whatever Crystal Mountain is going to do to what whatever is agreed upon.

[2:38:12] Trustee Rogers: So I'm not seeing Trustee Rockefeller on mute, so I'll speak for a moment and she'll interrupt me.

[2:38:19] Trustee Rogers: I understand your question and agree with you and with the premise of the question entirely.

[2:38:26] Trustee Rogers: entirely uh as they say that good intentions only go are only so much worth so much and

[2:38:34] Trustee Rogers: yes i would say we have to keep our eye firmly on the uh the bylaw the covenant the reports the

[2:38:43] Trustee Rogers: how we can um i'm trying to think of the right word i want to say restrict but restricts not

[2:38:51] Trustee Rogers: not really the word i'm thinking of it's manage and and control what any development might look

[2:38:58] Trustee Rogers: like uh because you're absolutely right um uh what what these the folks that have been working

[2:39:07] Trustee Rogers: on the rezoning committee to now envision uh there could be a new group in five years 10 years 12

[2:39:13] Trustee Rogers: years that might have a different view and it's the land use bylaw and the covenants and the legal

[2:39:17] Trustee Rogers: protections that are the important considerations and i think that sort of is was brought up in the

[2:39:25] Trustee Rogers: context of of how we how we control you know mass numbers etc and and the applicant quite

[2:39:33] Trustee Rogers: properly came on and said well that we've never done that and we don't intend to but that's now

[2:39:38] Trustee Rogers: and we have to develop whatever we if we do something here if we agree to something we

[2:39:43] Trustee Rogers: have to develop this for the future that's my view i hope that answers your question i don't know if

[2:39:50] Trustee Rogers: trustee rockefeller wants to say anything more than that

[2:39:52] Voice 10: um no i think you pretty much said

[2:39:56] Voice 10: exactly what i was going to say thank you thank you well

[2:40:06] Voice 6: you're just muted uh we're coming around

[2:40:11] Trustee Rogers: okay i'm mr moses i know we i'm going to go to you and let you speak because we sort of lost you and

[2:40:18] Trustee Rogers: then i'll go to the may hills and the momson before i come back to you suzanne because you

[2:40:23] Trustee Rogers: You had your questions.

[2:40:24] Trustee Rogers: I want to get a first time speakers

[2:40:26] Trustee Rogers: and I feel like Mr. Moses didn't get a fair shot

[2:40:28] Voice 19: on his first question.

[2:40:44] Voice 29: There you go.

[2:40:45] Voice 19: Thank

[2:40:45] Voice 29: you Mr. Chair.

[2:40:45] Voice 19: Thank

[2:40:46] Voice 29: you Mr. Chair.

[2:40:46] Voice 29: Hopefully I don't disappear this time.

[2:40:48] Voice 29: I just wanted to make one comment in the discussion of,

[2:40:53] Voice 29: there's some criticism of people's points of view

[2:40:56] Voice 29: being made in this meeting.

[2:40:59] Voice 29: Just in response to that, I just remind,

[2:41:03] Voice 29: you're the chair, Mr. Chair,

[2:41:04] Voice 29: you're also chair of Maine Island Local Trust Committee,

[2:41:07] Voice 29: are you not i am so in a lot in a recent cim notice uh on main island it said that the

[2:41:16] Voice 29: cim will be an opportunity for community members to share their interests and concerns

[2:41:21] Voice 29: which

[2:41:21] Trustee Rogers: is what people are doing this is paliano and our notice didn't say that

[2:41:26] Voice 29: no it didn't i well i wonder why uh

[2:41:29] Trustee Rogers: because uh we'd be here a long long long long time and not

[2:41:34] Trustee Rogers: everybody would get an opportunity to get their questions in yeah thank you

[2:41:41] Voice 29: i just wanted to

[2:41:44] Voice 11: say that i

[2:41:45] Voice 29: didn't mean to ask that as a question it's

[2:41:47] Voice 11: okay i just i just wanted

[2:41:48] Voice 11: the community to know that while we did separate it it was intentionally because we do hope to

[2:41:53] Voice 11: hear the concerns at a different time so we're looking forward to hearing

[2:41:57] Voice 19: the concerns as well

[2:42:03] Voice 19: yes thank you um am

[2:42:05] Voice 29: i am i back okay great um i'm wondering uh uh in terms well i don't want

[2:42:16] Voice 29: to start better but i got i have four questions but i i guess i'm only going to get to answer

[2:42:20] Voice 29: a couple that's a couple um i'll just say that it's it's um that we can consider that these

[2:42:31] Voice 29: these buildings, these cabins, the sleeping cabins

[2:42:35] Voice 29: proposed for this development are not in fact dwellings.

[2:42:39] Voice 29: When the people who will use them

[2:42:42] Voice 29: will be staying for up to six months.

[2:42:44] Voice 29: How is that not residential use?

[2:42:47] Trustee Rogers: Okay, I'll turn that to Mr. Planner

[2:42:52] Trustee Rogers: as to the definition of a residence and resident.

[2:42:54] Trustee Rogers: Oh, we lost the planner.

[2:42:57] Voice 29: Oh,

[2:43:00] Trustee Rogers: oh, there he's back, I hope.

[2:43:06] Planner: hello i missed most of that so

[2:43:08] Trustee Rogers: the question was um again i think mr moses referring to the the

[2:43:14] Trustee Rogers: the long-term stay up on the ridge where there is a plan for them to be there for longer than

[2:43:20] Trustee Rogers: i didn't hear six months but certainly a matter of months uh that how what's the i i think the

[2:43:28] Trustee Rogers: question was is how are these huts or these build structures as he called them not quote

[2:43:34] Trustee Rogers: quote, residences, end of quote.

[2:43:36] Trustee Rogers: And so I take that to mean, what's the distinction?

[2:43:42] Planner: So as I stated before, as I would understand it,

[2:43:45] Planner: they would be treated more like a program

[2:43:46] Planner: as opposed to where they're renting the hut itself.

[2:43:51] Planner: They're purchasing the ability to participate in a program

[2:43:57] Planner: that includes their teachings, their food, their lodging,

[2:44:02] Planner: and it's all as a package as opposed to my understanding

[2:44:07] Planner: is that they wouldn't be just renting them one-off

[2:44:12] Planner: to individuals to live in.

[2:44:18] Trustee Rogers: I think the question is,

[2:44:20] Trustee Rogers: what's the difference between that and a residence?

[2:44:23] Trustee Rogers: Like somewhere that someone has a home in.

[2:44:30] Planner: Well, it's a commercial.

[2:44:32] Planner: It's not a residence. A residence is a, the caretaker's dwelling will be a residential dwelling, but the other structures aren't, they're not residential structures.

[2:44:47] Planner: They're commercial structures or right now they're community facility structures just as other accommodation facilities have the same thing.

[2:45:05] Planner: That's and I would say also I'm not 100 percent sure.

[2:45:10] Planner: And that's something that I'll make a note of to better understand.

[2:45:15] Planner: And perhaps there are residential tenancy active requirements or other things that we would need to.

[2:45:27] Voice 29: Okay.

[2:45:28] Voice 29: Mr. Chairman.

[2:45:32] Voice 3: Yes, I can hear you.

[2:45:33] Voice 3: Go ahead.

[2:45:34] Voice 29: Just to follow up to Brad Smith.

[2:45:37] Voice 29: Would they not have the, if they were from British Columbia, people staying in these huts, once they pass six months, once they pass 30 days in those huts, would they not have the right to vote in Galliano Island?

[2:45:55] Planner: So, as I described, they're not a residence and they're not going to have an address, they're going to be participating in a program that is for a set period of time and as part of the program they would be renting the lodgings within that hut.

[2:46:08] Planner: I don't get the connection you're making.

[2:46:12] Planner: Well,

[2:46:12] Voice 29: don't renters get to vote?

[2:46:14] Voice 29: Delano Island elections for 30 days.

[2:46:20] Trustee Rogers: um they get to vote if that's their residence i.e that's where they're that's their normal

[2:46:27] Trustee Rogers: residence if you're a resident of the island then you get to vote if

[2:46:36] Planner: i stay in a hotel for 40 days

[2:46:37] Planner: i don't get to vote okay

[2:46:42] Trustee Rogers: so i don't want to

[2:46:44] Voice 29: get in a debate about

[2:46:45] Trustee Rogers: that so what's your other question

[2:46:48] Voice 29: is it not the case that uh there are more uh long-term long-term uh retreatants will be

[2:46:58] Voice 29: involved uh than the three on the upper ridge that there will be there will be uh there are

[2:47:04] Voice 29: larger huts the three uh the three up uh the three sleeping cabins on the upper ridge are

[2:47:11] Voice 29: are 225 square feet.

[2:47:16] Voice 29: Up there are two down on the lower ridge

[2:47:19] Voice 29: that are also 225 square feet.

[2:47:22] Voice 29: Those will also be for long-term stays

[2:47:26] Voice 29: on the retreat, those two larger cabins.

[2:47:30] Trustee Rogers: Can I turn that question over to the applicant?

[2:47:37] Trustee Rogers: Is someone still here?

[2:47:38] Trustee Rogers: I'm not sure if Libby's here or who's still here or Jan.

[2:47:43] Trustee Rogers: Oh

[2:47:44] Voice 16: yeah we're all still here.

[2:47:45] Trustee Rogers: Yes

[2:47:46] Voice 16: actually Chair Rogers you we have talked specifically about the

[2:47:56] Voice 16: upper area being especially good for long-term retreatants but that doesn't mean that

[2:48:03] Voice 16: you know a two-month retreat wouldn't happen for people down below too.

[2:48:11] Trustee Rogers: Okay so Mr. Moses is

[2:48:12] Trustee Rogers: correct yeah

[2:48:13] Voice 16: yeah and i mean especially in the wet weather the um 160 square foot

[2:48:22] Voice 16: space uh to do the work mostly your inside is is very very very hard um past just a few weeks

[2:48:33] Voice 16: so somebody's there for a couple of months having another you know having 225 square feet means that

[2:48:40] Voice 16: that you can actually be successful in your retreat.

[2:48:44] Trustee Rogers: Okay.

[2:48:45] Trustee Rogers: Yes, Mr. Planner-Smith.

[2:48:47] Planner: Can I just ask the applicant

[2:48:49] Planner: to provide further clarification

[2:48:51] Planner: of how they structure participants in their retreats?

[2:48:57] Planner: As I described, are they renting the accommodation

[2:49:00] Planner: out separately from the programming

[2:49:02] Planner: or is it all part of a package

[2:49:05] Planner: and does it have a set beginning and end date?

[2:49:08] Planner: Thanks.

[2:49:10] Voice 16: yes but do you want me to answer that now please

[2:49:13] Planner: yes

[2:49:14] Voice 16: there are set beginning and ending dates

[2:49:17] Voice 16: and the um the place where people sleep is included in the package of the program cost

[2:49:27] Trustee Rogers: okay thanks i've got a bunch of people mr moses um and i'd like to be able to come back to miss

[2:49:34] Trustee Rogers: Fournier at some point. So can I go to Pat and Ian Mayhill, please?

[2:50:02] Voice 7: Chair Rogers, can you hear me?

[2:50:03] Voice 7: This is Pat Mayhill.

[2:50:05] Trustee Rogers: Oh, I can now. I couldn't hear you before, and I can't see you on my list,

[2:50:08] Trustee Rogers: but now I can hear you. Go ahead.

[2:50:09] Voice 7: Thank you. The water study that was done assumed much lower water

[2:50:15] Voice 7: use compared to other developments, and has this assumption been adjusted?

[2:50:21] Trustee Rogers: Sorry, go ahead.

[2:50:23] Trustee Rogers: based

[2:50:24] Voice 7: on the development now using excuse me flash toilets let's start with

[2:50:33] Trustee Rogers: tyner smith and then see if anybody from the applicant wants to address them so

[2:50:38] Planner: the original

[2:50:40] Planner: 2015 report does provide a summary of uses which did include the common uh bathroom facility below

[2:50:48] Planner: low as long as well as the kitchen facility so the only additional plumbing or plumbing facilities

[2:50:56] Planner: that would be proposed would be for the upper ridge with the common bathroom up there now

[2:51:02] Planner: and my understanding is that Mr. Kohut is adjusting his numbers

[2:51:08] Planner: based on the new proposal by CMS with their change densities and Mr. Kohut's original report

[2:51:16] Planner: also provides a rationale as to as to why that water use per day is proposed for the different

[2:51:23] Planner: uses.

[2:51:25] Trustee Rogers: Does that answer your question, Ms. Mayer?

[2:51:27] Voice 7: I believe it does. Thank you. May I ask another?

[2:51:30] Trustee Rogers: You may.

[2:51:32] Voice 7: Climate change exerts potential effects on precipitation, water movements,

[2:51:38] Voice 7: and soil moisture retention. I heard today that North America is experiencing an extended drought.

[2:51:47] Voice 7: for such a large development was there any modeling done to estimate the overall impacts

[2:51:52] Voice 7: of climate change on future water flow flows in spotlight creek the water table and well

[2:52:00] Voice 7: drawdowns thank you should

[2:52:06] Trustee Rogers: we turn to mr kohut or would you like to try that one mr langer smith

[2:52:09] Trustee Rogers: probably

[2:52:10] Planner: best to turn to mr kohut please chair rogers or um uh fresh water specialist

[2:52:15] Planner: of showbiz also on the on the uh line if we want to touch base with him as well

[2:52:21] Trustee Rogers: um so yeah there's

[2:52:26] Trustee Rogers: uh there

[2:52:29] Voice 27: have been some uh predictions about effects of climate change in this part of the

[2:52:34] Voice 27: southern vancouver island and the gulf islands and some of those predictions suggest that actually

[2:52:41] Voice 27: we will be getting more precipitation, although that precipitation may not fall in the same

[2:52:50] Voice 27: precipitation patterns that we have today. So I think that the main impacts are probably going

[2:52:59] Voice 27: to be on surface water sources, groundwater sources, deep wells tend to be more resilient

[2:53:08] Voice 27: resilient to drought conditions but I think this is an ongoing area of research and there hasn't

[2:53:16] Voice 27: been much detailed monitoring going on. We know from the, I mean in regards to climate change

[2:53:23] Voice 27: impacts, but we do know from the existing observation well on Galeano that's been there

[2:53:29] Voice 27: for the last 50 years or so that the groundwater systems tend to respond very quickly to the

[2:53:39] Voice 27: rainfall events that we get and they follow a very systematic seasonal effect and there hasn't

[2:53:49] Voice 27: been really significant changes in the deeper groundwater regimes. Now having said that there

[2:53:56] Voice 27: there are areas on Galliano Island and other Gulf Islands

[2:54:00] Voice 27: where there are issues such as saltwater intrusion

[2:54:04] Voice 27: and interference effects between wells.

[2:54:07] Voice 27: So even though things might be okay in certain areas,

[2:54:13] Voice 27: I think there needs to be more understanding

[2:54:17] Voice 27: of what is going on in those high density areas

[2:54:20] Voice 27: where there are going to be more impacts

[2:54:22] Voice 27: and more consequences of increased density

[2:54:26] Voice 27: and subdivision issues, those types of things.

[2:54:30] Voice 27: I hope that provides some background to that

[2:54:35] Voice 27: in terms of climate change.

[2:54:37] Voice 27: But I personally am not concerned too much

[2:54:41] Voice 27: about climate change in terms of overall well yields

[2:54:44] Voice 27: on a regional basis, but there are the issues

[2:54:48] Voice 27: of rising sea levels in coastal areas

[2:54:51] Voice 27: and the possibilities of saltwater intrusion

[2:54:53] Voice 27: into those near shore zones. So I hope that is some some help to the question.

[2:55:01] Voice 27: Thank

[2:55:02] Voice 7: you. May I ask a related question?

[2:55:05] Trustee Rogers: Yes please, quickly.

[2:55:08] Voice 7: Excuse me, did the

[2:55:10] Voice 7: water study assess the aquifer parameters and effects of large drawdowns

[2:55:16] Voice 7: by the proponent on existing users um

[2:55:20] Voice 27: well we we monitored the effects of the pumping test

[2:55:26] Voice 27: which i mentioned was two gallons a minute and we did not see any effects on the neighboring

[2:55:31] Voice 27: observation wells that we monitored and uh that evidence would suggest that there's there's not

[2:55:38] Voice 27: going to be any significant effects on the um neighboring wells on on other properties

[2:55:46] Voice 27: and that's been my experience in the Gulf Islands that especially in a very low capacity well such

[2:55:54] Voice 27: as this one and the proposed use of this well at a very low rate half a gallon minute is really all

[2:56:02] Voice 27: they require for this development that they're proposing.

[2:56:09] Trustee Rogers: Thank you. Thank you very much for

[2:56:11] Trustee Rogers: your questions. I'm going to go to Mr. Momsen because we haven't heard from him yet. Can you

[2:56:39] Voice 4: Do you hear me?

[2:56:39] Voice 19: Yes, we can.

[2:56:42] Voice 4: Okay, I'm sort of running a bit out of steam here.

[2:56:47] Voice 4: So I would like to make a general comment

[2:56:50] Voice 4: about the presentation.

[2:56:52] Voice 4: A lot of it was aspirational

[2:56:54] Voice 4: and it was very difficult to follow individually

[2:56:57] Voice 4: because there were so many goalposts had moved

[2:57:00] Voice 4: and I don't have a visual of what was presented.

[2:57:03] Voice 4: So it's difficult.

[2:57:05] Voice 4: So Mr. Bonson, as

[2:57:05] Trustee Rogers: I've said, this is not the time.

[2:57:07] Trustee Rogers: I appreciate people-

[2:57:08] Trustee Rogers: I know that.

[2:57:09] Voice 4: I know that but I wanted to say this that I find this I find it a little frustrating so it's very

[2:57:14] Voice 4: difficult to so all

[2:57:15] Voice 4: of these all of these

[2:57:16] Trustee Rogers: all these presentations will get up on our website

[2:57:19] Trustee Rogers: and uh you'll have a chance to then drill into it so and I know what okay they're actually posted

[2:57:28] Voice 4: online

[2:57:28] Planner: now chair Rogers oh they are okay

[2:57:31] Voice 4: here's my my question I I actually have two questions

[2:57:34] Voice 4: One is to Plano Smith. He said that in the response to a question on community facility,

[2:57:43] Voice 4: it could be moved to economic activity subheading. Could you elaborate on that? Because

[2:57:48] Voice 4: that's what affects dwelling limits and a lot of other things as well. So could you just

[2:57:57] Voice 4: respond to that please so

[2:58:01] Planner: in the in the bylaw that i inherited i guess you could say and that

[2:58:09] Planner: this ltc inherited in 2015 that was drafted it placed uh within the ocp sections the ocp has

[2:58:24] Planner: as different sections for each type of land use

[2:58:29] Planner: and associated objectives and policies underlying those.

[2:58:34] Planner: Not sure what that means.

[2:58:35] Voice 3: I can't hear him.

[2:58:37] Voice 3: Can you hear me?

[2:58:38] Voice 3: You're breaking up

[2:58:39] Voice 3: quite a bit, Brad.

[2:58:41] Voice 3: I didn't hear anything.

[2:58:42] Voice 3: Sorry.

[2:58:43] Voice 3: For

[2:58:44] Planner: whatever reason, my connection's really poor today.

[2:58:49] Planner: Is that better?

[2:58:50] Trustee Rogers: Nope.

[2:58:51] Trustee Rogers: Hello?

[2:58:51] Trustee Rogers: Nope, not really.

[2:58:52] Trustee Rogers: Okay, I will formulate this in a letter.

[2:58:56] Trustee Rogers: You know what, and I just want to say thank you for I appreciate that I understood your point, your question about what about moving it into a different and to talk about that.

[2:59:06] Trustee Rogers: I think, given that that's come up earlier today probably be best if we get that in staff report or he can respond to your question.

[2:59:14] Voice 4: Okay, so my other question is very short to Al-Kahout.

[2:59:19] Voice 4: It is, with climate change, yes, the ocean will rise,

[2:59:25] Voice 4: and everybody who lives below the Crystal Mountain

[2:59:31] Voice 4: will have to deal with saltwater intrusion.

[2:59:35] Voice 4: My concern is that if there's a constant draw, no matter how low,

[2:59:40] Voice 4: even if it's just 0.5 gallons a minute,

[2:59:42] Voice 4: by constant draw, how is this going to affect the wells below. I know that over the last few years

[2:59:49] Voice 4: when people drilled, I'm just across from Crystal Mountain, when the people on the on the on the

[2:59:54] Voice 4: ridge drill their wells they're standing where what level in our wells dropped by six.

[3:00:00] Voice 4: 16 feet. So I wonder whether...

[3:00:03] Trustee Rogers: Did

[3:00:03] Voice 4: you

[3:00:04] Trustee Rogers: hear Mr. Kohat about 15 minutes ago?

[3:00:10] Voice 4: Well, I think I did, but he didn't really... He mentioned saltwater intrusion. Saltwater

[3:00:15] Voice 4: intrusion is going to be a future reality down here.

[3:00:18] Trustee Rogers: So your concern is what will the constant

[3:00:21] Trustee Rogers: draw on the well above you have on your production of your well?

[3:00:26] Voice 4: Yeah, not necessarily production.

[3:00:28] Voice 4: if there's going to be decreased pressure,

[3:00:31] Voice 4: there's going to be more saltwater intrusion.

[3:00:33] Voice 4: Mr.

[3:00:34] Trustee Rogers: Kohut, do you want to address that again

[3:00:35] Trustee Rogers: or address that question?

[3:00:38] Trustee Rogers: By the way, we're going to carry on for a few minutes,

[3:00:41] Trustee Rogers: I'm hoping, so that we can try and get the rest

[3:00:44] Trustee Rogers: of these questions answered.

[3:00:46] Trustee Rogers: Yeah, Mr. Kohut, sorry.

[3:00:48] Voice 27: Yes, the proposed draw on this well

[3:00:52] Voice 27: for the Crystal Mountain is not a very large quantity.

[3:00:57] Voice 27: and we know from the existing observation wells that there's there's basically no effect so I

[3:01:11] Voice 27: would anticipate minimal effects on the closest wells even they're not even measurable I think

[3:01:19] Voice 27: we had instrumentation in the monitoring wells that were measuring within a centimeter half a

[3:01:28] Voice 27: centimeter of the water level fluctuations the well was tested at the most optimum time of the

[3:01:35] Voice 27: year in the in the late fall so i'm not anticipating that this well is is a major

[3:01:43] Voice 27: contributor to any issues in terms of water supply in that area now larger capacity wells are

[3:01:51] Voice 27: totally a total different picture and i don't know what some of the other wells are being used

[3:01:57] Voice 27: uh what sort of rates they are being used at in that region

[3:02:01] Voice 27: but certainly the density of the wells that are in the spotlight cove area gives me a lot

[3:02:09] Voice 27: of concern that there must be interference effects amongst those existing wells and

[3:02:15] Voice 27: there's possibilities of salt water intrusion and in terms of future management i would suggest

[3:02:23] Voice 27: that there needs to be close attention to those particular areas because that's where things need

[3:02:29] Voice 27: to be individuals need to understand what is going on in terms of the groundwater regime in those

[3:02:37] Voice 27: areas and looking at what sort of preventative measures well how can they sustain their water

[3:02:43] Voice 27: resource consider us saltwater intrusion and climate change and all these things and what

[3:02:49] Voice 27: what things can they do? Can they, for example, put in more conservation measures? Can they reduce

[3:02:56] Voice 27: their consumption? It's a challenge, I would say, in parts of Galliana where the well density is

[3:03:04] Voice 27: very high. But I don't think this particular development is going to have a major impact

[3:03:10] Voice 27: on those areas. Yes, Planner Smith.

[3:03:16] Planner: Can I be heard now? Yes.

[3:03:19] Planner: Thank you. Can I just

[3:03:20] Planner: add that uh there is a proposal in their water management plan for 54 000 liters of rainwater

[3:03:26] Planner: storage which would be supplemented by slow trickle groundwater storage so that would uh

[3:03:34] Planner: reduce the the constant load uh concerns as well with uh trickle feed uh feeding slowly

[3:03:41] Planner: groundwater recharge versus uh a constant use okay

[3:03:48] Trustee Rogers: thanks mr monson can

[3:03:50] Planner: i just can i just circle

[3:03:51] Planner: back to his other question too now that he can hear me to close that off sure rogers yeah just

[3:03:58] Planner: really quick so uh uh in the ocp right now the uh the bylaws are proposed to sit under the community

[3:04:08] Planner: facilities and utilities uh land use section uh what is being suggested is that that doesn't fit

[3:04:16] Planner: properly there and in fact it should be under the economic activity uh section which comes with a

[3:04:22] Planner: different setup of objectives and a different underlying set of land uses. So does that clarify

[3:04:29] Planner: things? So I would point you to the OCP if you want to better understand the difference between

[3:04:33] Planner: the economic activity designation versus the community facilities and utilities designation.

[3:04:41] Voice 4: Yeah sure I can look it up but it would be nice to if you would have outlined the at least a

[3:04:47] Voice 4: a couple of the options because having it under economic activity is quite a

[3:04:52] Voice 4: different story. So it's a big story.

[3:04:54] Planner: Yeah. So to be honest,

[3:04:56] Planner: these are draft bylaws and it hadn't been contemplated as I inherited them

[3:05:01] Planner: under community facilities.

[3:05:02] Planner: And so we hadn't turned our minds to whether it should be there.

[3:05:08] Planner: And so now is the time to do that.

[3:05:11] Voice 4: Okay. Thank you. Fair enough.

[3:05:12] Trustee Rogers: Thank you,

[3:05:14] Planner: Mr. Robinson. Yep, absolutely. Thank you.

[3:05:16] Trustee Rogers: we're carrying on for a few minutes i see i have five hands but i'm i i'm going to continue with

[3:05:21] Trustee Rogers: people who haven't asked a question yet i'm sorry miss for you i know you've had your hand up for a

[3:05:26] Trustee Rogers: long time um but uh ms dicario louise dicario has

[3:05:30] Voice 19: her handle okay yeah can hear you just fine okay

[3:05:50] Voice 24: the screen is kind of gone on me but um my comment was about community community facility as well

[3:05:59] Voice 24: um i do not think that uh it should go there and i was pleased to hear that planner smith said that

[3:06:09] Voice 24: he was um um looking into another uh economic zone because community facility is supposed to

[3:06:19] Voice 24: be a benefit and service to the entire community okay and

[3:06:23] Voice 24: uh that's certainly not the case here so

[3:06:26] Voice 24: So my question was, could it go to a different zone?

[3:06:33] Trustee Rogers: So I think it's pretty clear we're going to explore that.

[3:06:36] Trustee Rogers: And particularly the one that Planner Smith has indicated.

[3:06:40] Trustee Rogers: And I think that was a good question by a number of people.

[3:06:43] Trustee Rogers: Thank you.

[3:06:43] Voice 24: Yeah.

[3:06:43] Voice 24: And that's certainly my question as well.

[3:06:46] Voice 24: So

[3:06:46] Trustee Rogers: thank you.

[3:06:47] Trustee Rogers: Thank

[3:06:48] Voice 24: you very much.

[3:06:48] Trustee Rogers: Okay.

[3:06:49] Trustee Rogers: The last first-time speaker is Jennifer Margerson, if you have a quick question.

[3:06:54] Trustee Rogers: and i'd like to come back and and then finish off um uh with um a

[3:07:00] Voice 19: few second time questions

[3:07:05] Voice 14: yes thank you um i'm interested in the discussion on water and i'm not uh familiar with the water

[3:07:12] Voice 14: reports um in any detail on this particular application but um i did want to ask if there

[3:07:18] Voice 14: there has been any continuous monitoring with data loggers on this well to collect data over

[3:07:26] Voice 14: a long period of time and on any of the adjacent wells because it appears that that is a very good

[3:07:35] Voice 14: way to collect much more data than if I was correct in my understanding and I may not be

[3:07:42] Voice 14: that there was only a 12-hour flow test on this well in 2015 is is that correct or

[3:07:53] Voice 14: I'll

[3:07:57] Trustee Rogers: let the planner answer that I think if he knows it

[3:08:01] Planner: was a 12-hour pump test that is the only

[3:08:03] Planner: water testing that has been done well

[3:08:07] Voice 14: I do see that um freshwater specialist Shoba is here

[3:08:11] Voice 14: Well,

[3:08:12] Trustee Rogers: Mr. Coad's here and he did it, so we'll let him address it first, if that's all right.

[3:08:16] Voice 14: Sure.

[3:08:19] Voice 27: Yes, thank you for your question. There was monitoring done prior to the pumping test,

[3:08:28] Voice 27: during the pumping test, and after the pumping test. And I think Keith Erickson,

[3:08:33] Voice 27: I don't know if you're still there, if you could show the, I think I missed a couple of slides in

[3:08:38] Voice 27: in my presentation, but it did show what was going on

[3:08:43] Voice 27: in the observation wells.

[3:08:44] Voice 27: Now there hasn't been any monitoring since then

[3:08:47] Voice 27: to my knowledge, this would be up to the Crystal Mountain

[3:08:50] Voice 27: to decide whether they wanted to install

[3:08:54] Voice 27: some monitoring equipment.

[3:08:56] Voice 27: Monitoring is a very good idea because it does tell you

[3:09:00] Voice 27: exactly what's going on in terms of that groundwater regime,

[3:09:04] Voice 27: how it's responding to effects and this sort of thing.

[3:09:11] Voice 27: So we go down to the last two slides, Keith.

[3:09:18] Voice 27: Okay, this is what was going on

[3:09:22] Voice 27: in the observation well 17 on the property.

[3:09:27] Voice 27: And you could see the scale on the left is in centimeters.

[3:09:30] Voice 27: We're measuring very small fluctuations.

[3:09:34] Voice 27: And what does show up are tidal effects, which are quite pronounced, and they have this characteristic pattern.

[3:09:44] Voice 27: When we look at the actual time when the pumping test was taking place, there's no discernible effects of the pumping on that graph.

[3:09:58] Voice 27: But I think we could, so it is good to have a good period of record to really understand what's going on in the groundwater regime.

[3:10:11] Voice 27: There are the Ministry of Environment observation wells, but having an observation well in this particular area close to existing residential wells is probably a good recommendation.

[3:10:25] Voice 27: recommendation.

[3:10:26] Voice 28: And I'll point out that that is Crystal Mountain's intention is that I can't

[3:10:32] Voice 28: remember what number well it was. Well, 17 will become a provincial monitoring observation well

[3:10:41] Voice 28: and be the data there will be used for the benefit of the community.

[3:10:48] Voice 14: So I do have a follow-up

[3:10:50] Voice 14: question quickly I

[3:10:52] Planner: just add to that as well please chair Rogers yes you can

[3:10:55] Planner: that any condition of

[3:10:59] Planner: future rezoning would include a probably a covenant condition or at least a recommendation

[3:11:04] Planner: from staff for continuing continuous monitoring as a condition of rezoning what's

[3:11:13] Trustee Rogers: your follow-up

[3:11:13] Trustee Rogers: It

[3:11:14] Voice 14: was basically to ask if the trustees would propose a motion, given the the concerns about water issues that I hear from people in the area for continuous data logger monitoring prior to a decision being made.

[3:11:33] Trustee Rogers: Prior to a decision being made about what a

[3:11:37] Voice 14: rezoning decision.

[3:11:38] Trustee Rogers: Oh, well, I think you've heard the planner say that's going to be part of his report.

[3:11:44] Trustee Rogers: So I'm not anticipating any motions today.

[3:11:50] Trustee Rogers: Can

[3:11:50] Planner: I speak to that, Chair Rogers?

[3:11:52] Trustee Rogers: Sure.

[3:11:52] Planner: I think it would be useful to hear from the experts as to whether there would be, if that information is needed based on the well testing that they've done and their expertise for this particular application.

[3:12:06] Trustee Rogers: Yeah.

[3:12:08] Trustee Rogers: Okay.

[3:12:10] Trustee Rogers: I'm trying not to.

[3:12:11] Trustee Rogers: I'm trying to keep it.

[3:12:12] Trustee Rogers: i know we've got some other work to business to do and we've got a time limit so i'm trying to keep

[3:12:16] Trustee Rogers: us uh moving and i i i would appreciate personally as if uh now that we have our i we have a water

[3:12:26] Trustee Rogers: management plan or at least a draft one and some other information coming that that could be part

[3:12:30] Trustee Rogers: of a report from william schulbach and yourself that

[3:12:35] Planner: makes sense chair rogers let's do that

[3:12:37] Trustee Rogers: Okay. Thank you, Ms. Markerson. Okay, we're not, all the rest of the speakers have already spoken

[3:12:44] Trustee Rogers: once, so I'm going to start at the top and thank them for their patience. If I could ask you to be

[3:12:50] Trustee Rogers: brief, as I said, we have some other business we need to conduct before Trustee Rockefeller has to

[3:12:57] Trustee Rogers: go run for a ferry. So Suzanne Fournier, please. Hi,

[3:13:18] Voice 6: can you hear me?

[3:13:19] Voice 6: yeah

[3:13:20] Voice 19: okay

[3:13:21] Voice 6: um my question is to the galliano island trustees and are you concerned about the

[3:13:30] Voice 6: precedent setting that would uh be involved with the transfer of title that has this degree of

[3:13:37] Voice 6: forest fragmentation between the upper ridge and the lower area that also fails to follow

[3:13:43] Voice 6: ecological principles or section or OCP section 2 sub clause 12 and is seen by

[3:13:52] Voice 6: the crystal mountain project manager slash professional biologist as not

[3:13:57] Voice 6: ideal but the upper ridge development is only there for the needs of the

[3:14:02] Voice 6: applicant are you comfortable with setting this as a precedent don't think

[3:14:13] Trustee Rogers: that was addressed to me and i'm okay

[3:14:15] Voice 11: i can comment um seeing this in draft bylaw stage

[3:14:19] Voice 11: i'm comfortable with not commenting on that right now until i have further information thank you

[3:14:28] Voice 19: yeah

[3:14:29] Trustee Rogers: that'll be that'll be the end of your video thank you very much mr moses and i will not be

[3:14:35] Trustee Rogers: calling on you uh i i've advised you that you cannot use foul language and um so could you

[3:14:45] Trustee Rogers: please uh turn miss fornese uh and mr moses take him off the list thank you very much um

[3:14:52] Voice 19: justice

[3:14:53] Trustee Rogers: came over your video feed sorry

[3:14:55] Voice 9: i thought you wanted me to move her back to rogers uh i did

[3:14:59] Trustee Rogers: all

[3:14:59] Voice 9: right susan do you want me to uh one second she was just in the middle of saying something

[3:15:02] Voice 9: sorry Suzanne my apologies I just no

[3:15:06] Trustee Rogers: I I I asked you to move her back

[3:15:11] Voice 19: okay Mr. Chair

[3:15:17] Voice 19: what's the what's the issue so

[3:15:22] Trustee Rogers: um can

[3:15:24] Voice 17: I can I just answer uh briefly just to say that

[3:15:29] Voice 17: we are not at anywhere near a stage of making a decision we are still in the information

[3:15:34] Voice 17: gathering stage and so all of these things you know we'll be taking into

[3:15:39] Voice 17: consideration so

[3:15:44] Voice 19: I'm going to go to Sheila Anderson now yep thank

[3:16:14] Voice 22: you this

[3:16:15] Voice 22: is to do with the upper area I have a number of concerns which I won't be

[3:16:22] Voice 22: dealing with here but my question is when I look at the bylaw I see some

[3:16:27] Voice 22: parking spaces mentioned but in our land use policy a I think it's 22 it talks about the

[3:16:39] Voice 22: availability of permanent access maintained to safe standards to properties proposed for

[3:16:43] Voice 22: residential use or for land use that create uses that create increased demand for road access

[3:16:49] Voice 22: so my concern is the access to that upper area and for turnaround parking area for emergency

[3:16:58] Voice 22: vehicles I don't I didn't see that on the plan but it was very small on my phone so I might have

[3:17:03] Voice 22: missed it so that's that's a question I have for the upper area that one of my concerns is that

[3:17:11] Voice 22: there's this long private easement which typically doesn't have any standards applied to it doesn't

[3:17:17] Voice 22: get plowed if it snows we have an early snow unexpected or a big windstorm knocks down trees

[3:17:24] Voice 22: um so potentially that could create a problem when you could have three people staying up there

[3:17:30] Voice 22: or more so if workers were there so i i wanted to ask that is there has there been any consideration

[3:17:39] Voice 22: of how this bylaw could you know if you decide to proceed with that upper one as well as the

[3:17:47] Voice 22: lower one which is probably ill-advised in my opinion but if you do how can it possibly be

[3:17:54] Voice 22: addressed this issue of ensuring maintained safe standards of access i

[3:18:04] Trustee Rogers: i think it's a good question

[3:18:06] Trustee Rogers: and i know we haven't talked about it yet um planer smith did you want to discuss that

[3:18:14] Planner: so any subdivision approval would require those things to be considered as i understand it and i

[3:18:20] Planner: would pass it over to mr erickson to speak specifically to where they're at with those

[3:18:25] Planner: questions around access and the easement that's that would be helpful yeah

[3:18:35] Voice 28: I can

[3:18:37] Voice 28: add that Crystal Mountain will be preparing an emergency plan as part of

[3:18:46] Voice 28: this rezoning process that will address access and emergency response and a

[3:18:52] Voice 28: variety of different pieces. In terms of access to the upper road, they have had an inspection

[3:19:04] Voice 28: from the North End Fire Chief of that road in terms of its suitability for access and

[3:19:12] Voice 28: suitability for emergency vehicles. And there is a little bit of maintenance that's required

[3:19:18] Voice 28: required that will have to be done it's my understanding though I'm not an expert obviously

[3:19:24] Voice 28: in this field that if there is to be a building constructed up on that lot that there would have

[3:19:33] Voice 28: to be that the fire department would be consulted in terms of emergency vehicle access and suitability

[3:19:40] Voice 28: and that that would be a requirement of having any kind of building up there and having a building

[3:19:45] Voice 28: permit for that building and so Crystal Mountain's obviously committed to ensuring that that road is

[3:19:53] Voice 28: accessible and suitable for emergency vehicles. There is a turnaround up at the top that is

[3:20:00] Voice 28: that you can get a vehicle turned around in and that would be maintained and there are parking

[3:20:08] Voice 28: spots up at the top as well that would be maintained.

[3:20:13] Voice 22: And are those all within the area

[3:20:16] Voice 22: that Crystal Mountain is wanting to own. Yes.

[3:20:22] Voice 22: In the in the envelope. It's not in the.

[3:20:27] Voice 28: Yeah of course yeah

[3:20:29] Voice 22: all of those all of those would be contained

[3:20:31] Voice 28: within the Crystal Mountain

[3:20:33] Voice 28: portion of the lot yes. Okay

[3:20:40] Voice 22: so there's there's an issue of how can that be maintained in the

[3:20:44] Voice 22: long term um and and not be let go once you know this is just a concern i i have for um i suppose

[3:20:53] Voice 28: it

[3:20:53] Voice 22: would be similar to

[3:20:54] Voice 28: anyone's long driveway and maintaining that for for emergency access

[3:21:02] Voice 22: it's just it's a it's a whole because this is involving subdivision what you're proposing

[3:21:09] Voice 22: it's really a kind of an unusual exception that this separate lot up there doesn't have any road

[3:21:17] Voice 22: frontage normally in subdivision that is required so there's there's some kind of discussion going

[3:21:23] Voice 22: on here that are letting this happen without meeting those standards that would apply in any

[3:21:28] Voice 22: other subdivision so that raises a whole bunch of other questions but i i'm mostly just wanting to

[3:21:33] Voice 22: to pose that question so that the trustees can hear it

[3:21:37] Voice 22: and the planner can hear it because, you know,

[3:21:40] Voice 22: it's just, for me, it's one of several reasons

[3:21:43] Voice 22: why there's concern about that upper development.

[3:21:48] Trustee Rogers: Yes.

[3:21:48] Trustee Rogers: Anyway, thank

[3:21:49] Trustee Rogers: you very much.

[3:21:50] Trustee Rogers: Thank you very much for your contribution.

[3:21:52] Trustee Rogers: Yes, Planner Smith, you wanted to weigh in on this.

[3:21:55] Planner: Yes, thank you, Ms. Anderson.

[3:21:56] Planner: And I agree addressing those questions around access

[3:22:01] Planner: and ensuring that they are meeting driveway standards

[3:22:06] Planner: and all of those things.

[3:22:08] Planner: Those are all questions that have been posed by staff

[3:22:11] Planner: to the applicant.

[3:22:12] Planner: And I think it's really up to the applicant

[3:22:14] Planner: to work through those questions

[3:22:16] Planner: and return to staff and the LTC with a proposal

[3:22:21] Planner: that meets all the legal requirements

[3:22:23] Planner: of the province and other authorities

[3:22:24] Planner: for all of those considerations that you're raising.

[3:22:28] Planner: So they're not going unconsidered and Keith is working on all of those aspects and trying to better understand them.

[3:22:45] Planner: And of course, with the Section 99 subdivision proposal versus a normal subdivision proposal that flows through the approving officer,

[3:22:53] Planner: there are lots of different nuances and we are trying to those key concerns that you're raising

[3:22:57] Planner: are addressed no matter what type of subdivision occurs is that helpful yes

[3:23:06] Voice 19: thank you thanks

[3:23:10] Trustee Rogers: Akasha Forrest please please be brief we do have some other business to do hello

[3:23:23] Voice 15: I'm not going to

[3:23:24] Voice 15: turn on my video because it's quite windy here and my connection is unstable and yes it will be very

[3:23:30] Voice 15: brief a question for clarification because i'm really actually not sure about this particular

[3:23:35] Voice 15: point my understanding is that the islands trust does not have a legislative tool to enforce

[3:23:42] Voice 15: occupancy and that therefore occupancy can't be enforced through a land use bylaw so my con

[3:23:50] Voice 15: my question is for planner smith how uh how is it that a one room or one occupancy

[3:24:01] Voice 15: sleeping hut can actually be a legal form of accommodation uh when there's no legislative

[3:24:09] Voice 15: legislative tools that allow that to or to occur and that it's said that it could not

[3:24:20] Voice 15: force through a bylaw.

[3:24:22] Planner: So this is why we create draft bylaws and provide them to the community

[3:24:28] Planner: for consideration. So your question is a good one and staff will need to

[3:24:37] Planner: get advice perhaps legal advice as to whether a single occupancy provision like this in a bylaw

[3:24:43] Planner: is legal or not and if it's not then we'll turn our minds to to changing the bylaw

[3:24:51] Planner: if it is I think it largely addresses that question around density and how you ensure

[3:24:57] Planner: single occupancy uh if not then i'm not sure what the other options are and we can explore them with

[3:25:05] Planner: local trust committee if that assurance is needed for them thank you very

[3:25:09] Voice 15: much thank you very much

[3:25:10] Voice 15: and uh thank you very much for this opportunity to ask questions thanks

[3:25:15] Trustee Rogers: very much and we again

[3:25:16] Trustee Rogers: we do have your lengthy uh set of questions that we are still on our agenda okay i'm miss

[3:25:22] Trustee Rogers: Ms. Fournier, you still have your hand up.

[3:25:24] Trustee Rogers: Let's see, we can promote Suzanne.

[3:25:39] Voice 19: Can you hear me?

[3:25:40] Voice 19: I can.

[3:25:42] Voice 6: Okay, I just want to apologize for the outburst

[3:25:46] Voice 6: in a different part of our dwelling.

[3:25:48] Voice 6: I don't think the person concerned knew

[3:25:50] Voice 6: that it could be detected.

[3:25:53] Voice 6: I guess my question is,

[3:25:56] Voice 6: will Crystal Mountain conduct any restoration

[3:26:00] Voice 6: or rehabilitation of not only the land itself,

[3:26:05] Voice 6: I'm thinking here particularly of the two houses

[3:26:08] Voice 6: which are within the water course,

[3:26:12] Voice 6: the contamination of Spotlight Creek

[3:26:14] Voice 6: where it runs into Trincomalee Channel

[3:26:16] Voice 6: and the view ridge on lot A, which is quite worn down.

[3:26:22] Voice 6: It's a very steep slope, partly on the Mayhills land.

[3:26:26] Voice 6: Some of the Buddhist flags are actually on their land.

[3:26:28] Voice 6: Will there be restoration or rehabilitation of the areas that have been damaged?

[3:26:38] Trustee Rogers: It's odd. Dan will turn the camera on. I'm not sure.

[3:26:41] Trustee Rogers: Or maybe Keith wants to answer that question, or who would like to address that?

[3:26:45] Trustee Rogers: Rehabilitation of parts of the land that might have been damaged.

[3:26:49] Trustee Rogers: I think we may have lost her if she came on and then went off again.

[3:26:53] Voice 16: No, I'm

[3:26:53] Voice 16: here. I'm just thinking Keith might be better to respond to that.

[3:26:58] Voice 16: I

[3:27:00] Voice 28: can let you know, sorry, in concern with the two huts that are not included in the proposed Crystal Mountain parcel, which there are currently two movable sleeping huts on that land that are outside of the proposed Crystal Mountain parcel in the lower area.

[3:27:28] Voice 28: those two huts it's been recommended that they be moved onto the Crystal Mountain parcel and then

[3:27:35] Voice 28: the area where they are currently residing be restored using a rough and loose method to

[3:27:43] Voice 28: decompact the soils and then planted accordingly prior to transfer of the property to the Islands

[3:27:50] Voice 28: of trust conservancy. And

[3:27:53] Voice 6: with respect to the, I will say alleged because it's hard to prove

[3:27:59] Voice 6: these things, the alleged contamination of the Thorstein's groundwater irrigation system and

[3:28:05] Voice 6: wells below?

[3:28:09] Voice 28: I don't, I'm not sure what the issues are for those wells and I'm not, in my

[3:28:21] Voice 28: My walking around the Crystal Mountain property and investigation in terms of the ecology there, I haven't seen anything that has concerned me in terms of contamination of the creek.

[3:28:38] Voice 28: So I'm not, I couldn't comment on that. I don't know what there would be to restore.

[3:28:44] Voice 28: That's from

[3:28:45] Voice 19: my perspective. I think I'm

[3:28:47] Voice 28: missing information is the main piece of that.

[3:28:50] Trustee Rogers: there is

[3:28:51] Trustee Rogers: some correspondence from the Thornton's teams which probably it's public that you could

[3:28:55] Trustee Rogers: have a look at to see so well

[3:28:58] Voice 28: I think it's more I've seen the the information I've seen the the

[3:29:03] Voice 28: comments oh what's lacking is information in terms of what the issue is like what the actual

[3:29:10] Voice 28: issue that is causing the contamination is okay okay thank you one

[3:29:16] Voice 6: final question Mr. Chair

[3:29:18] Voice 6: Okay

[3:29:19] Trustee Rogers: go ahead quickly.

[3:29:21] Voice 6: My question is whether the trustees particularly Jane and Tahira are

[3:29:27] Voice 6: satisfied with this meeting as a method of public communication and questioning given the electronic

[3:29:35] Voice 6: interruptions the fact that the last hour has to be dedicated to other business I guess it's

[3:29:39] Voice 6: half hour now and the fact that there the whole new set of information was provided by Crystal

[3:29:46] Voice 6: amount unknown to the public today does this add up to a satisfactory cim in your view i can just

[3:29:54] Voice 17: respond to say suzanne this was the best that we could do i mean we've we've had three and a half

[3:30:00] Voice 17: half hours it's not the last time that we will get together to talk about this um i'm hoping

[3:30:06] Voice 17: of course that we can start meeting in person sometime soon but we're still limited uh in what

[3:30:14] Voice 17: we can do so i think this allowed new information to be presented people can go away think about it

[3:30:20] Voice 17: send in questions come to the next ltc with you know with questions and i think that so i'm

[3:30:29] Voice 17: satisfied that we have done this. We've heard from, you know, a number of people. We've had

[3:30:37] Voice 17: the presentations and I think it's helpful.

[3:30:41] Voice 6: So this meets the standard of the CIM in your view,

[3:30:45] Voice 6: although there's five pages of questions yet to be answered? Yes.

[3:30:52] Voice 6: So no more...

[3:30:54] Trustee Rogers: There's no statutory definition of the CIM. It's our process and we did...

[3:30:59] Trustee Rogers: but

[3:31:00] Voice 6: Jane and Tahira are answerable to Galliano residents so I guess I'm asking is it okay with

[3:31:07] Voice 6: you after we gave five pages of questions to just move to public hearing or first reading them

[3:31:13] Voice 6: we

[3:31:14] Voice 17: we haven't determined where we're going yet Suzanne and we haven't we only got those

[3:31:19] Voice 17: questions at at 10 to 12 um so it's going to take a

[3:31:24] Voice 17: while pardon me okay

[3:31:27] Trustee Rogers: I don't want I don't want

[3:31:28] Trustee Rogers: to prolong this debate we got your point you're not happy with the way that the the process went

[3:31:32] Trustee Rogers: and my

[3:31:34] Voice 6: question was trying to

[3:31:35] Trustee Rogers: explain that there's this is not and we've heard from both trustees

[3:31:39] Trustee Rogers: this is not the last time we'll have we'll discuss this application we're nowhere near a public

[3:31:43] Trustee Rogers: hearing um so uh you know i don't think that's a fair premise for you to offer up that that that

[3:31:52] Trustee Rogers: that's about where we're headed right now so there's been a lot of good questions that have

[3:31:58] Trustee Rogers: raised a lot of a lot of um questions for the planner for for us uh for the applicant in terms

[3:32:10] Trustee Rogers: of a variety of things that need to be considered as this process evolves yeah punishment just

[3:32:17] Planner: farther to that uh list of questions and so i think we've uh addressed and acknowledged that

[3:32:24] Planner: there are some things to look at and uh i've had a quick scan of those questions and uh there's

[3:32:30] Planner: a lot there there's some that are answerable and there are some that are i would say uh comments

[3:32:36] Planner: framed as questions that uh you're not going to get an answer back from staff at least

[3:32:41] Planner: but we'll do our best to address those key uh concerns that you raise and i think there's some

[3:32:48] Planner: really good points with respect to economic activity placing in the ocp versus community

[3:32:54] Planner: community facility that we've heard today and some questions around you know the the language

[3:33:01] Planner: and the bylaws and whether some of them are legally viable in respect of what they're limiting uh to

[3:33:09] Planner: do so it's impossible for us to work through every one of those questions in a CIM in an official way

[3:33:16] Planner: when we received them 30 minutes before the meeting so thank

[3:33:20] Trustee Rogers: you so um i'm afraid we've

[3:33:23] Trustee Rogers: for everyone that's here we've run out of time um we do have some sort of urgent galliano

[3:33:29] Trustee Rogers: businesses that just arisen in the last um in the last 24 hours or actually uh 36 hours that

[3:33:37] Trustee Rogers: we want to try and address and we have a time constraint so we need to go into camera now and

[3:33:43] Trustee Rogers: and deal with this.

[3:33:44] Trustee Rogers: So thank you all for all of your questions.

[3:33:47] Trustee Rogers: I want to thank the presenters

[3:33:48] Trustee Rogers: and thank you all for your attendance today.

[3:33:51] Trustee Rogers: I really appreciate a lot of the thoughtful questions

[3:33:53] Trustee Rogers: that we've received and we have many more

[3:33:55] Trustee Rogers: that we've taken in in writing.

[3:33:57] Trustee Rogers: And thank you to the society for coming forward

[3:34:01] Trustee Rogers: and being willing to answer the questions.

[3:34:03] Trustee Rogers: Thanks to Keith and Mr. Cohut and to Planner Smith.

[3:34:07] Trustee Rogers: Could someone please, Trustee Rockefeller,

[3:34:10] Trustee Rogers: trustee wolverton we got emailed out the motion if you can make the motion to go into camera

[3:34:15] Voice 12: yeah and

[3:34:15] Trustee Rogers: we'll see you all in

[3:34:16] Trustee Rogers: july the um if i believe is the next meeting of the local um

[3:34:24] Voice 11: i'll make a motion that the galliano island local trust committee business meeting be closed to the

[3:34:28] Voice 11: public in accordance with the community charter part four division three section 91g for the

[3:34:34] Voice 11: purpose of considering legal matters and that the recorder and staff attend the meeting okay

[3:34:39] Trustee Rogers: Okay, is there a seconder?

[3:34:41] Trustee Rogers: Seconded, okay, thank you very much.

[3:34:42] Trustee Rogers: We'll call the vote all in favor.

[3:34:44] Trustee Rogers: Thanks very much, bye-bye now, bye.

[3:34:47] Trustee Rogers: So there's a separate link, I believe,

[3:34:50] Trustee Rogers: for the in-camera meeting, is that correct, Maple?

[3:34:54] Voice 9: Yes, that's correct.

[3:34:55] Voice 9: I'd send you all an Outlook invite

[3:34:57] Voice 9: for the closed meeting.

[3:35:00] Voice 9: Did everyone get it, just to make sure?

[3:35:03] Voice 9: No,

[3:35:03] Voice 17: I don't see it,

[3:35:04] Voice 17: I don't.

[3:35:06] Voice 17: Oh wait, no, sorry, I do, I'm sorry, it was down.

[3:35:08] Trustee Rogers: It was right at the beginning of our meeting.

[3:35:11] Voice 17: Yes, yes, I see it.

[3:35:12] Voice 17: So we'll

[3:35:14] Trustee Rogers: see you there in a moment.

[3:35:15] Trustee Rogers: Thanks very much, everyone, for Aliano.