Salt Spring Island Local Trust Committee regular meeting, August 12, 2021

[0:00:00] Voice 9: other two zoom experiences we

[0:00:02] Voice 3: might have done it before you start okay we've got nathan online so

[0:00:06] Voice 3: we are at four out of seven which gets us to a quorum and i'm just checking my lines i can hear

[0:00:16] Voice 3: christine is finishing her phone call so

[0:00:20] Voice 9: everything

[0:00:23] Voice 3: is streaming and there's christine christine the

[0:00:35] Voice 3: meeting is ready we have a quorum i'll leave it to you to guide us to agenda and uh electing a chair

[0:00:45] Planner Mayes: well thank you rob apologies guys i was just on the phone uh so we are going to be uh electing

[0:00:53] Planner Mayes: a chair a little little later in this meeting um so i'll sort of just guide you through uh

[0:00:58] Planner Mayes: the agenda until that point um looking for an approval of the agenda that's in front of you

[0:01:04] Planner Mayes: uh just maybe by a show of hands if everyone is is good with that conrad nathan and brie and

[0:01:11] Planner Mayes: brent are all good thank you very much and so that will go ahead and so our next item is uh

[0:01:21] Planner Mayes: just an approval or adoption of the draft minutes of the may 13th 2021 meeting by show of hands

[0:01:29] Planner Mayes: Sorry. Yeah. Perfect. All four. Great. All right. Well, that was really quick. So now the election

[0:01:38] Planner Mayes: of the chair. Wonderful. All right. So it's our first meeting of our new AAPC. I see Nathan

[0:01:44] Planner Mayes: is our new member. Welcome aboard. And so generally what we're looking to do is we're

[0:01:51] Planner Mayes: looking to have someone nominate one of their fellow commissioners to become the chair for the

[0:01:58] Planner Mayes: the year and so i will ask whether or not someone wants to nominate someone else i'd like to

[0:02:05] Voice 7: nominate brie eagle who's been our chair for the last couple years doing a great job brie oh boy

[0:02:12] Voice 9: okay i don't know if that's i don't know if that's true but

[0:02:15] Planner Mayes: thank you for the kind of

[0:02:16] Voice 4: like to second

[0:02:17] Voice 4: that great

[0:02:19] Planner Mayes: all right so well i've had uh commissioner eagle has been nominated by

[0:02:23] Planner Mayes: Commissioner Pilon and that was seconded by Commissioner Bouchard and so in that case

[0:02:32] Planner Mayes: Commissioner Eagle would you like to accept the nomination? Yeah sure. All right

[0:02:40] Planner Mayes: I will say then Commissioner Eagle has been nominated and in that case would anyone else

[0:02:47] Planner Mayes: to nominate someone else for the chairmanship hearing nothing so in that case then i'm going

[0:03:03] Planner Mayes: to be the first to congratulate you uh commissioner eagle you've been elected chair of the aapc by

[0:03:10] Planner Mayes: acclamation all right thank

[0:03:14] Voice 9: you guys very much for your vote of confidence we're

[0:03:17] Planner Mayes: not out of the woods

[0:03:18] Planner Mayes: yet we do need a vice chair um so i will ask whether or not one of the commissioners would

[0:03:24] Planner Mayes: like to nominate a vice chair i

[0:03:28] Voice 7: would nominate brent sure do

[0:03:35] Planner Mayes: we have a seconder i'll second

[0:03:40] Voice 5: the nomination lovely

[0:03:42] Planner Mayes: all right well in that case uh commissioner bruchard has been nominated by

[0:03:47] Planner Mayes: commissioner pilon and that was seconded by commissioner robertson and thus commissioner

[0:03:53] Planner Mayes: bruchard you have uh i will ask you have you do you accept the nomination yes

[0:03:58] Voice 4: now i just want to

[0:03:59] Voice 4: to make sure i'm i'm going to be just uh keeping uh notes as well and supporting our uh our chair

[0:04:07] Voice 4: correct yeah

[0:04:09] Planner Mayes: so in in the absence of uh chair eagle um you will receive training um so that

[0:04:15] Planner Mayes: you could step in in her stead great

[0:04:17] Voice 4: thanks training

[0:04:19] Planner Mayes: see so i'm did you accept or do you

[0:04:25] Planner Mayes: accept i do i

[0:04:26] Planner Mayes: do lovely all right so in that case then uh commissioner bruchard has been nominated

[0:04:31] Planner Mayes: and i'll ask whether or not there's any other nominations all right so no further nominations

[0:04:43] Planner Mayes: i will call the nominations closed and then i will congratulate commissioner richard you have

[0:04:49] Planner Mayes: been elected the vice chair of the aapc by accumulation and

[0:04:54] Voice 7: now christine i i think it'd

[0:04:56] Voice 7: be useful for you to fill brie and brenton on all the benefits of being chair and the

[0:05:03] Voice 7: remunerations and so on and so forth we

[0:05:05] Voice 4: figured that out checks

[0:05:08] Voice 9: come monthly right

[0:05:12] Voice 9: all right

[0:05:13] Voice 4: well

[0:05:15] Planner Mayes: we'll consider that portion of the meeting close and i'm going to turn

[0:05:20] Planner Mayes: turn the reins over to you cherry eagle okay all right uh

[0:05:25] Voice 9: great so i guess we can just uh move

[0:05:30] Voice 9: straight along to uh item 3.1 uh no 3.2 which is uh uh 125 trick show road uh and i will turn it

[0:05:40] Voice 9: over to the planner responsible for that because i totally know who that is go right no

[0:05:46] Planner Mayes: problem

[0:05:48] Planner Mayes: that'll be me okay thank

[0:05:49] Planner Mayes: you so i guess the question is is you know i'm i'm happy to sort of

[0:05:53] Planner Mayes: run you through what the application is or whether or not you just wish to move straight into

[0:05:57] Planner Mayes: discussion no

[0:05:58] Voice 9: i think we as far certainly for my own benefit uh it would be great if you would do

[0:06:02] Voice 9: a little rundown for us i think yeah perfect

[0:06:05] Planner Mayes: all right all right um so the salt sprain local trust

[0:06:10] Planner Mayes: committee has uh referred to bylaws to propose bylaw number 523 which proposes to amend the

[0:06:17] Planner Mayes: Salt Spring Island Official Community Plan and Proposed By-law No. 524, which proposes to amend

[0:06:25] Planner Mayes: the Salt Spring Island Land Use By-law 355, and that's to our Agricultural Advisory Planning

[0:06:30] Planner Mayes: Commission in front of us. So these proposed by-laws are for an application which seeks to

[0:06:35] Planner Mayes: amend the Salt Spring Island Official Community Plan No. 434, and that's inclusion into Development

[0:06:39] Planner Mayes: Permit Area 2, which is non-village commercial and general employment, as well as Salt Spring Island

[0:06:44] Planner Mayes: land use bylaw number 355 which is to rezone a residential seven property to a commercial

[0:06:49] Planner Mayes: for a variant to make lawful an existing restaurant bakery and two commercial guest

[0:06:56] Planner Mayes: accommodation units so the property in question um you can see it highlighted in yellow on your

[0:07:01] Planner Mayes: left hand side there's the island stress zoning map and then the ortho photo just to note it's

[0:07:08] Planner Mayes: It's on the corner of Churchill Road at Upper Ganges.

[0:07:11] Planner Mayes: It is the most commonly known as Francis Bread.

[0:07:15] Planner Mayes: You can see the site plan on your right-hand side,

[0:07:19] Planner Mayes: which shows sort of the collection of buildings

[0:07:21] Planner Mayes: that are currently existing on the property.

[0:07:25] Planner Mayes: So you can see on these photos here,

[0:07:27] Planner Mayes: the top is the exterior of the bakery building.

[0:07:31] Planner Mayes: There's also some covered outside seating

[0:07:33] Planner Mayes: and then inside seating as well.

[0:07:35] Planner Mayes: And then at the bottom is the rear of the bakery

[0:07:37] Planner Mayes: with an outhouse that services the for the patrons. There's a single family dwelling that

[0:07:44] Planner Mayes: includes a secondary suite as well. You can see an accessory building. There's also a greenhouse,

[0:07:49] Planner Mayes: personal garden on the property, and a pond. These photos show the two commercial guest

[0:07:55] Planner Mayes: accommodation units that are currently on the property, one being Gallery Glamp up on the top

[0:07:59] Planner Mayes: and Gallery Cabin on the bottom. These are just some photos of the exterior of the property.

[0:08:07] Planner Mayes: You can see that there's some access from Churchill Road and there's also the Upper Ganges Road pathway which aligns the edge of the pathway at the road right there.

[0:08:18] Planner Mayes: And then you can see the view from Upper Ganges Road and Churchill Road of the subject property.

[0:08:24] Planner Mayes: So these are from the memorandum that you would have received for potential recommendations,

[0:08:31] Planner Mayes: recommendations, sorry, potential resolutions that you could make once you guys have considered

[0:08:37] Planner Mayes: the applications, and I'm happy to answer any questions.

[0:08:47] Voice 9: Okay, so we'll just sort of have a

[0:08:50] Voice 9: an open discussion and ask any questions that come up. I'm not great at Zoom, so it's easiest for me

[0:08:56] Voice 9: if you guys just put up your hands, because I can't figure out the electronic hand thing, so

[0:09:00] Voice 9: So go right ahead.

[0:09:04] Voice 9: Go right ahead, Brent.

[0:09:05] Voice 9: Yeah,

[0:09:06] Voice 4: I have to confess I'm pretty supportive

[0:09:09] Voice 4: of the proposal for the bylaw change,

[0:09:12] Voice 4: but I do know a fair amount about the site

[0:09:17] Voice 4: and the history of it.

[0:09:18] Voice 4: I do have a question though for my colleague, Christine here.

[0:09:25] Voice 4: I was really impressed with how you put together that packet,

[0:09:28] Voice 4: it how succinct it is there was talk of the gallery um you know that was run by

[0:09:38] Voice 4: uh peter hunt's uh father nick that he was going to keep some kind he wanted he envisioned some

[0:09:47] Voice 4: kind of blend of cultural space and um a bakery cafe could i just ask is is that um

[0:09:58] Voice 4: is that kind of cultural space, that gallery, you know, that's an important local collection of

[0:10:06] Voice 4: outdoor art there, for example. Would this bylaw at all preclude any sort of, you know, low impact

[0:10:16] Voice 4: cultural space like the kind that existed there before, you know, that was known there before

[0:10:24] Voice 4: when the father was when Nick Hunt was running that Duffy Gallery I hope is that question clear

[0:10:32] Voice 4: I'm just kind of concerned what happens when it becomes a zoned as a cafe does that

[0:10:41] Voice 4: change anything about the the previous zoning so

[0:10:47] Planner Mayes: so certainly the zoning changes is to commercial

[0:10:50] Planner Mayes: So currently it's Residential 7. Any sort of commercial operation would be in a home-based business format of which the current operation exceeds those regulations.

[0:11:02] Planner Mayes: And so this rezoning proposes to bring it into compliance with our land use bylaw.

[0:11:09] Planner Mayes: And as it stands, we're looking at what's there currently and trying to make or looking to make that lawful.

[0:11:16] Planner Mayes: Yeah.

[0:11:17] Voice 4: And I'm very impressed with how you put that so tightly in that proposed bylaw. So, for example, if, you know, they wanted to have an outdoor art exhibition or a music I know is problematic, that could be allowed by the

[0:11:41] Planner Mayes: proposed

[0:11:43] Voice 4: bylaw.

[0:11:44] Voice 4: off.

[0:11:45] Planner Mayes: So this is specific to the uses that are currently occurring on the property. So anything

[0:11:52] Planner Mayes: above and beyond that could go through other legislative mechanisms, such as a temporary

[0:12:00] Planner Mayes: use permit, for example.

[0:12:04] Voice 4: That's probably all I need to know. You know, I'm just mostly concerned

[0:12:08] Voice 4: about this long term issue of people down the road being concerned about, you know, too many

[0:12:14] Voice 4: cars along Churchill and you know legitimate concerns about uh changing the the ambience of

[0:12:21] Voice 4: that street at the same time it had been operated as a cultural space for a decade and there are

[0:12:30] Voice 4: some important cultural resources there so I'll just leave it at that thank you all

[0:12:35] Voice 9: right um

[0:12:36] Voice 9: Conrad I see you've got uh I've got you down next I just wanted to um interject a reminder

[0:12:43] Voice 9: kind of a question that we're here to talk about the agricultural ramifications of this

[0:12:50] Voice 9: bylaw change and just to ask you Kristen if specifically because it's residential and the

[0:12:55] Voice 9: zoning change would be to commercial obviously the subject property isn't a part of the ALR it

[0:13:00] Voice 9: doesn't really concern us so I'm just wondering what exactly it is that the trust is looking for

[0:13:06] Voice 9: from an agricultural perspective from us and then we'll and then we'll move on to you Conrad for

[0:13:10] Voice 9: for sure.

[0:13:11] Voice 7: You're covering my topic.

[0:13:14] Planner Mayes: I'll teach you to it. So you'll note that the property itself

[0:13:19] Planner Mayes: is actually on the edge of Upper Ganges and Churchill Road, both properties on either end

[0:13:24] Planner Mayes: of that. So across the road on Upper Ganges, as well as over on the Hastings House side,

[0:13:29] Planner Mayes: are both within the agricultural land reserve. Okay.

[0:13:32] Voice 9: Thank you. So that implies that at least

[0:13:37] Voice 9: part of our discussion here today ought to have to do with what kind of impact the zoning change

[0:13:43] Voice 9: the proposed zoning change would have on the neighboring ALR properties I would assume and

[0:13:48] Voice 9: so I'll open it back up if anyone else has yeah okay Conrad. Yeah

[0:13:53] Voice 7: no you raise the point exactly

[0:13:55] Voice 7: this Brie about the residential to commercial property. There has been no referrals of this

[0:14:03] Voice 7: proposal to the public as yet there's been no public input into this proposal from I read

[0:14:07] Voice 7: from what you've done so far Christine is that correct?

[0:14:10] Planner Mayes: Indeed so this is sort of the first

[0:14:12] Planner Mayes: part of the referral process it's going

[0:14:15] Planner Mayes: to our commission so the Agro S or the Advisory Planning

[0:14:19] Planner Mayes: Commission considered this earlier today and it's also going to various First Nations agency groups

[0:14:25] Planner Mayes: and provincial agencies as well.

[0:14:28] Voice 7: Okay thank you. The biggest issue I guess for the ag culture

[0:14:31] Voice 7: to a point of view would be the impact of how big this is because there'll be a need for expanded

[0:14:37] Voice 7: septic system there would be an impact on water in that area I mean I would think that that would

[0:14:42] Voice 7: be something that down the road that would be looked at by the planner by yourself in terms

[0:14:48] Voice 1: of the

[0:14:48] Voice 7: impact in the local area because I from the proposal I can see clearly that this this is

[0:14:53] Voice 7: well water here and obviously there's an aquifer that could be impacted for the local for the

[0:14:59] Voice 7: uh the local properties if you like the red neighborhood properties yeah

[0:15:04] Planner Mayes: this this particular

[0:15:06] Planner Mayes: property is on the north salt spring waterworks line oh

[0:15:09] Voice 7: is it okay

[0:15:10] Voice 4: now to uh may i uh yeah i have

[0:15:18] Voice 9: a feeling that nathan maybe you just wanted to say something first yeah yeah

[0:15:22] Voice 5: so i was just um

[0:15:23] Voice 5: wanting to clarify in this case um noting how christine uh highlighted that this is actually

[0:15:28] Voice 5: to bring the property into compliance i think in some instances there's no need for speculation

[0:15:34] Voice 5: so we could just ask the direct question has there been any um evidence that that the alr properties

[0:15:41] Voice 5: that are adjacent are being harmed um since we're not actually doing anything additional um we can

[0:15:47] Voice 5: really just answer that question directly okay

[0:15:51] Voice 4: so

[0:15:54] Voice 9: we'll just see christine did you want to answer

[0:15:56] Voice 9: that and then i'll get to you brent i'm

[0:15:59] Planner Mayes: not sure if brent was looking to sort of add on to nathan's

[0:16:02] Planner Mayes: question well

[0:16:04] Voice 4: there is a a nice report uh a handwritten uh fabulously handwritten report on

[0:16:12] Voice 4: water septic in there i i was impressed with that and my only comment this is just back to

[0:16:22] Voice 4: to my seconding Conrad's concerns about water is I want to make sure those calculations

[0:16:34] Voice 4: are for a crowded summer afternoon because it struck me that the kind of septic that's

[0:16:45] Voice 4: being outlined is really going to be working at carrying capacity when you have a particularly

[0:16:50] Voice 4: particularly um uh busy touristic uh summer weekend um but i i want to uh respond to

[0:16:59] Voice 4: nathan's concern also and that is the only thing i'm aware of where there's a relationship

[0:17:06] Voice 4: that might be considered negative is that people i don't understand why are parking in front of the

[0:17:17] Voice 4: the Hastings House farm stands.

[0:17:21] Voice 4: And that could, in the long term,

[0:17:24] Voice 4: stimulate some sales for Hastings House

[0:17:29] Voice 4: if people would, you know,

[0:17:31] Voice 4: they're going to have to mark,

[0:17:34] Voice 4: they're going to have to defend their territory,

[0:17:37] Voice 4: which is right across the road,

[0:17:39] Voice 4: so that people can buy their produce.

[0:17:42] Voice 4: And at times people have just parked right in front

[0:17:45] Voice 4: and people have not been aware of that Hastings House

[0:17:49] Voice 4: was trying to sell some of their produce.

[0:17:53] Voice 4: That's all I need to say.

[0:17:56] Voice 9: Okay, so maybe I'll try and pull it back.

[0:18:00] Voice 9: Christine, just in case you had any kind of a clear answer

[0:18:05] Voice 9: to Nathan's question about what kind of impacts

[0:18:09] Voice 9: have been reported on the neighboring agricultural properties so far,

[0:18:13] Voice 9: or have there been direct complaints on behalf of those neighboring ALR properties about the

[0:18:20] Voice 9: current level of use?

[0:18:22] Planner Mayes: So certainly not that I'm aware of. And so this is an opportunity for

[0:18:27] Planner Mayes: the AAPC in their capacity, in their recommendation, to determine whether or not that's

[0:18:32] Planner Mayes: something that should be addressed as part of this referral.

[0:18:38] Voice 9: Okay, thank you. That's helpful for sure.

[0:18:39] Voice 9: Sure. Hi, Jan, welcome to the meeting. I think you're caught up. Do you have anything? You know,

[0:18:46] Voice 9: we're talking about the 125 Churchill Road. And it's a residential to commercial zoning change

[0:18:54] Voice 9: that they're looking at. And the impact for us is the two neighboring properties are in the ALR.

[0:19:00] Voice 9: And so we're just sort of talking about the impacts that might happen to them. And if you

[0:19:06] Voice 9: you have anything you're welcome to jump in okay

[0:19:10] Voice 1: well i i apologize for being late we had to have

[0:19:13] Voice 1: a little emergency and then i forgot lost track of time but then i looked at my watch and zoomed

[0:19:18] Voice 1: inside to zoom so i don't have anything to add at this time but i'm following along okay great

[0:19:25] Voice 9: so i guess we're uh does anybody have thoughts on what kind of impacts we might be looking at

[0:19:32] Voice 9: that for the neighboring properties? I mean, off the top of my head, I think obviously

[0:19:36] Voice 9: the level of traffic is probably the biggest concern there, but I'm not sure exactly what

[0:19:43] Voice 9: cultural specific impact that would have. Yeah,

[0:19:47] Voice 4: there is a parking study and what they've had to

[0:19:51] Voice 4: do is create parking spots on the property itself. But there are people who vary and they

[0:20:01] Voice 4: They have little signs saying, you know, please be considerate of neighbors.

[0:20:07] Voice 4: There is a little bit of parking on Churchill that I'm quite certain has no negative impact on what would be agriculture in that corner of the Hastings House property because the really noisy traffic is along the road to Long Harbor.

[0:20:32] Voice 4: it it's uh so i my sense is that you know even probably the most sensitive agricultural species

[0:20:42] Voice 4: is going to be sheep and i i'm quite certain uh the few cars that park along there and we're

[0:20:51] Voice 4: and they're quite a ways from where the sheep are grazed anyway that it would be a negligible impact

[0:20:59] Voice 9: thanks for that anybody else have thoughts concerns emotion go right ahead nathan

[0:21:09] Voice 5: i'll

[0:21:11] Voice 5: just also add that um exactly upper ganges road is really the busiest street there and irrespective

[0:21:17] Voice 5: of this this properties um it will continue to be busy right and so i can't see any added

[0:21:24] Voice 5: additional burden of this property all

[0:21:29] Voice 9: right Conrad please you're muted Conrad

[0:21:37] Voice 9: you got to unmute new

[0:21:39] Voice 7: first yeah Christine when you've done your public

[0:21:44] Voice 7: consultation is it your intention to come back to the APC in the APC and

[0:21:49] Voice 7: provide feedback from the community before you go forward with

[0:21:53] Voice 7: recommendations to the trustees so

[0:21:56] Planner Mayes: certainly this process is sort of the

[0:21:58] Planner Mayes: preliminary referral once it returns back to the local trust committee for their consideration

[0:22:05] Planner Mayes: they can

[0:22:05] Planner Mayes: certainly consider changes and maybe re-referrals they could consider moving forward

[0:22:12] Planner Mayes: with the bylaw or not moving forward with the bylaw and there's of course the the public hearing

[0:22:18] Planner Mayes: process so that's an opportunity for the community to come out and also have their say as well

[0:22:23] Planner Mayes: okay

[0:22:23] Voice 7: so so in that in that case then it would probably be appropriate for the apc to make a

[0:22:30] Voice 7: recommendation regarding um some segment of the staff report on the community consultation

[0:22:35] Voice 7: that addresses local farming concerns so that we could review them yeah i mean i would think that

[0:22:43] Voice 7: that would be very appropriate for us to to do i

[0:22:46] Voice 9: think you're right and i think it's time for

[0:22:49] Voice 9: you to make the right the motion conrad you're so good at it i've

[0:22:54] Voice 4: also got one i i got

[0:22:56] Voice 4: if you

[0:22:57] Voice 4: want to just uh all

[0:22:58] Voice 9: right hit

[0:22:59] Voice 4: us go for it

[0:23:00] Voice 4: i mean my recommend uh my recommendation is to go ahead

[0:23:03] Voice 4: with the bylaw i mean this this has been a year-long saga there's already been a huge

[0:23:09] Voice 4: amount of staff resources in it now i do uh confess i did write a letter to islands trust

[0:23:16] Voice 4: uh uh about last february in support of francis bakery continuing to uh operate

[0:23:27] Voice 4: specifically because they were providing an outlet for local farmers so i with that in mind i did

[0:23:37] Voice 4: write a you know what forgive me if this is jumping the gun but if people were interested

[0:23:42] Voice 4: interested in proceeding with the bylaw review process. Remember, we're a long way from

[0:23:50] Voice 4: actually going ahead with the bylaw. There'd be chances for polishing. I'm suggesting because

[0:23:58] Voice 4: the Francis Bakery operation, when consistent with the proposed bylaw, would not impinge on

[0:24:05] Voice 4: or obstruct any agricultural operations in the area, and the cafe would provide one more retail

[0:24:11] Voice 4: outlet for local farm and related agricultural products okay

[0:24:19] Voice 9: um that did that come through

[0:24:22] Voice 9: clearly to you uh sarah as something that you could form into a motion or do we want to work

[0:24:29] Voice 9: that through a little more hi

[0:24:33] Voice 6: there um if if you could repeat that i i was typing but i wasn't

[0:24:37] Voice 6: quite fast enough or

[0:24:38] Voice 4: it's in the chat oh great you turn on your chat function uh and then i i

[0:24:46] Voice 4: would appreciate it one correction is that it's francis bakery not cafe and um you know i i urge

[0:24:56] Voice 4: all of you to polish it in any way you want i just i'm

[0:25:00] Voice 5: just going ahead with it

[0:25:01] Voice 4: this is the

[0:25:02] Voice 4: beginning of a review process to

[0:25:05] Voice 5: that notion of policy excuse me for interrupting um i would

[0:25:10] Voice 5: suggest that um recognizing that this rezoning is um for the property itself and not for the

[0:25:17] Voice 5: business right so we should probably remove any specific language about the specific business

[0:25:22] Voice 5: associated with it right um yeah that would be my suggestion so that uh the point still stands

[0:25:30] Voice 5: that we can encourage business as another outlet for agricultural products but without naming

[0:25:36] Voice 5: business specifically right

[0:25:38] Voice 4: so we we could substitute what says francis cafe that i just

[0:25:43] Voice 4: said bakery we could just simply put the address on churchill if people prefer that makes sense to

[0:25:51] Voice 4: me maybe

[0:25:55] Planner Mayes: sarah if you can bring that up on your share screen okay

[0:26:03] Voice 6: i'll do that or

[0:26:08] Voice 9: just read it

[0:26:09] Voice 9: back whatever's easy there we go can

[0:26:16] Voice 6: you i'll uh sorry i'll make that bigger here it is wasn't

[0:26:25] Voice 6: quite sure what you wanted to say here the proposed i

[0:26:28] Voice 5: think you could you could probably

[0:26:29] Voice 5: just say the rezoning the rezoning when consistent with the proposed bylaw will not and that's

[0:26:36] Voice 7: perhaps

[0:26:37] Voice 5: enough but i'm open to other suggestions sure i

[0:26:48] Voice 9: had thought i don't know if it's if it's

[0:26:50] Voice 9: It's useful to add more reasons why we think it is not going to have an impact on the ALR neighbors.

[0:26:59] Voice 9: But two of the things that came up in the discussion were that because it's not on well water, because it's on Salt Spring Water Works, there's not a water impact on the ALR neighbors.

[0:27:11] Voice 9: And if the parking is better managed, there would be little impact.

[0:27:15] Voice 9: Those are the two notes I have.

[0:27:16] Voice 9: that those are the two the two things to sort of watch i don't know if it's necessary to include

[0:27:21] Voice 9: those but i thought i'd mention them and

[0:27:29] Voice 4: just related to that uh the the parking issue that

[0:27:32] Voice 4: really ends up being a ministry of highways issue i mean they could they could just simply

[0:27:36] Voice 4: put up no parking signs there and uh or you know whatever uh so there we're not really uh

[0:27:45] Voice 4: coordinating with highways at the present time all

[0:27:57] Voice 9: right so it feels like uh we have a pretty

[0:28:02] Voice 9: clear uh recommendation there if everybody should we have sir read it out or everybody's had a

[0:28:08] Voice 9: chance to read it and we're good to go go ahead

[0:28:10] Voice 5: just one more thing so the the cap the second

[0:28:13] Voice 5: the cafe should probably be removed oh yeah um thank you the the business i don't know

[0:28:22] Voice 5: the business i guess would be fine the area and the business would provide one

[0:28:27] Voice 5: without specifying what the business is right yeah yeah that's good

[0:28:37] Voice 1: all

[0:28:38] Voice 9: right uh and so this

[0:28:40] Voice 9: is already uh uh a i guess it's a motion did no one's moved it really or seconded it but

[0:28:46] Voice 9: uh is that okay should we just vote on it or are we what do we need to do here you'll want to move

[0:28:53] Voice 9: and second it actually do it for real okay so can somebody move make this motion please yeah i made

[0:28:58] Voice 4: this motion okay please okay

[0:29:02] Voice 7: okay if brent brent moves it i'll second it

[0:29:05] Voice 9: that sounds like a plan

[0:29:07] Voice 9: to me we've

[0:29:08] Voice 7: done it and

[0:29:11] Voice 9: then i suppose we're at the point of uh all in favor of the motion

[0:29:16] Voice 9: okay okay thank

[0:29:19] Voice 7: you christine thank you yeah

[0:29:22] Planner Mayes: all right great you're on to your next application

[0:29:27] Planner Mayes: then 3

[0:29:28] Voice 9: .3 221 drake road it looks like and uh are you the planner on that as well christine

[0:29:35] Planner Mayes: i am not it is uh planner to jordy gordon he's coming okay

[0:29:39] Voice 9: all right so i'm gonna turn it over

[0:29:41] Voice 9: to you jordy you want to give us a rundown yeah

[0:29:44] Voice 2: so sorry can everybody everybody are we good okay

[0:29:46] Voice 2: Okay, I'm just gonna bring up a quick presentation here.

[0:30:02] Voice 2: So hopefully everyone can see the PowerPoint there.

[0:30:05] Voice 2: This is a rezoning application at 221 Drake Road, also known as Dragonfly.

[0:30:11] Voice 2: I'm sure some of you are at least somewhat familiar with the proposal is to rezone to allow 30 affordable housing units on the subject property.

[0:30:22] Voice 2: It has been considered by the AAPC before, actually, in 2017.

[0:30:27] Voice 2: I think pre-Chair Eagle, you might have been on the committee then.

[0:30:32] Voice 2: Um, so just, just to let everybody else know the, the resolution at that time was to support

[0:30:38] Voice 2: it, um, with effectively no, no effect on agriculture.

[0:30:42] Voice 2: Um, perhaps of consideration is just the proximity to agricultural land.

[0:30:47] Voice 2: Um, this is the property in relation to ALR boundaries.

[0:30:51] Voice 2: Obviously the main, uh, property across the road is, is Moat Park, um, with the sort of

[0:30:56] Voice 2: small section on the, on the end of Drake Road there, which doesn't appear to have any

[0:31:02] Voice 2: current agricultural activity. It's just sort of a dwelling. So this is an application from 2017

[0:31:09] Voice 2: and there's been some changes since the initial application, which is it's no longer a bareland

[0:31:20] Voice 2: subdivision. So the initial rezoning was to reduce the minimum lot size required for subdivision.

[0:31:27] Voice 2: that approach has since been uh abandoned effectively they're going for the densities

[0:31:33] Voice 2: with a plan to to do a building strata which sort of simplifies some of the process um so

[0:31:41] Voice 2: things that have changed uh that the no longer it's no longer bare land strata subdivision or

[0:31:45] Voice 2: pardon me no longer a bare land subdivision um there's been the further sort of discussion around

[0:31:52] Voice 2: a common house um they've obtained a water license from from the province to sort of a

[0:31:58] Voice 2: conditional water license um and then uh basically i don't want to say back to square one but sort of

[0:32:05] Voice 2: having to re reconsider a housing agreement which would ensure affordability and manage that process

[0:32:10] Voice 2: so um i guess you know similar to to the application you just heard sort of no not

[0:32:17] Voice 2: necessarily dealing with agricultural land per se but perhaps consideration of surrounding impacts

[0:32:21] Voice 2: and similar to have this perhaps pass a motion similar to what you did previously.

[0:32:31] Voice 2: I do have a list.

[0:32:32] Voice 2: I don't know if anybody's interested.

[0:32:33] Voice 2: The LTC did pass a number of resolutions at their last meeting related to this.

[0:32:38] Voice 2: I can go through them if you'd like.

[0:32:41] Voice 2: Sort of it just sort of reinitiated the bylaw referral process and asked for a couple of

[0:32:48] Voice 2: things and i think chief among that would be a water management plan which i don't know i guess

[0:32:53] Voice 2: if water is going to be a topic of interest i could i could i could skip to that um so this is

[0:33:00] Voice 2: the ask for a water management report uh from the applicant which they have indicated that they will

[0:33:07] Voice 2: provide so that's sort of forthcoming um and those are you know basically just identify you know what

[0:33:14] Voice 2: your sources of water, how you intend to use them, and to sort of provide a monitoring plan.

[0:33:24] Voice 2: And then also I think important to that is an estimate of water use based on occupancy,

[0:33:32] Voice 2: right? So trying to tie, try the two together. So that's, yeah, a quick overview. I'm happy

[0:33:39] Voice 2: to take any questions and get further into the weeds if anybody wants to, but yeah, I'll leave

[0:33:45] Voice 2: it there and i'll just bring back up the uh those sort of template resolutions again okay thanks

[0:33:53] Voice 9: very much jordy for that um you're right i was uh i was present last time around and it feels to me

[0:33:59] Voice 9: like there haven't been really any significant changes at all to this but uh except to the aapc

[0:34:04] Voice 9: which has three new members uh who haven't seen this before so if you guys have questions comments

[0:34:10] Voice 9: concerns now's the time shoot go ahead well

[0:34:16] Voice 4: you know there's not a lot of agriculture

[0:34:19] Voice 4: culture on that road and the potential as a north-facing slope with pretty limited water

[0:34:27] Voice 4: resources is pretty limited for the future i mean you know you could fit some tree crops in

[0:34:33] Voice 4: one day but i don't see that this proposal embodied in the bylaw in any way impinges on

[0:34:44] Voice 4: on the agriculture or lack of agriculture

[0:34:48] Voice 4: or agricultural potential on the ALR land

[0:34:51] Voice 4: in that neighborhood.

[0:34:53] Voice 4: And so I would be inclined if my colleagues felt the same

[0:35:00] Voice 4: to recommend proceeding.

[0:35:04] Voice 4: I can't think of any conditions other than the water study

[0:35:09] Voice 4: that is already gonna be required.

[0:35:13] Voice 9: yeah water use was definitely our only real concern last time around um if i remember

[0:35:20] Voice 9: correctly during our discussions about this it felt to us very much like there was little impact

[0:35:26] Voice 9: on little potential impact aside from potentially water going onto land or water being taken away

[0:35:34] Voice 9: from it so uh yeah i think you're you're on the right track there conrad or nathan anything to

[0:35:39] Voice 9: to add yeah

[0:35:40] Voice 7: no I agree that the the water management plan was very essential to this

[0:35:44] Voice 7: proposal I I you talked in your um your report about um a strata plan and the fact that uh

[0:35:53] Voice 7: the building strata plan is not part of the island's trust I'm just curious why not what's

[0:35:59] Voice 7: the thing with this this uh the strata plan and the building strata plan and and the relationship

[0:36:05] Voice 7: with the islands trust and i was just curious sure

[0:36:08] Voice 2: yeah it's um it's i guess a bit of a quirk

[0:36:11] Voice 2: or a loophole depending on the perspective of the legislation i think the assumption being that um

[0:36:18] Voice 2: you know you have to get a building permit for these structures so the assumption being i think

[0:36:24] Voice 2: that if the local government has issued a building permit um what interest really is it uh how the

[0:36:30] Voice 2: ownership is structured so it's effectively you still got to get all your approvals in place right

[0:36:36] Voice 2: so this is what they're doing now is going through the rezoning it just effectively sort of stratifies

[0:36:41] Voice 2: the the ownership model um and i my assumption being in the legislation is that yeah that the

[0:36:47] Voice 2: local government would have little interest in sort of um you know the ownership structure of

[0:36:52] Voice 2: it all so

[0:36:54] Voice 7: it doesn't it doesn't have

[0:36:55] Voice 2: to pass through yeah it doesn't have to pass through

[0:36:57] Voice 2: the normal subdivision approvals. Thank you.

[0:37:06] Voice 9: Anything else from anyone? Just

[0:37:08] Voice 5: add that I read

[0:37:09] Voice 5: it quite closely and also have no concerns.

[0:37:15] Voice 9: All right. So that feels like we are all pretty much

[0:37:19] Voice 9: on the same page. And it sounds like we're also ready to make a recommendation here. It feels

[0:37:23] Voice 9: like we're recommending they can recommend they can proceed with this. Anybody have a motion they'd

[0:37:29] Voice 9: like to make

[0:37:31] Voice 7: we certainly recommend it on the basis of having a water plan uh completed and

[0:37:44] Voice 7: approved yeah

[0:37:47] Voice 9: i think that's good so conrad it sounds like you are making a motion not to put

[0:37:52] Voice 9: words in your

[0:37:52] Voice 9: mouth that that we uh proceed uh recommend proceeding with the uh with the bylaw

[0:37:58] Voice 9: uh with with uh noting that the the water plan is uh an important uh part of the process for

[0:38:10] Voice 9: agricultural concerns yeah yeah

[0:38:13] Voice 7: that is completed to the satisfaction of the island's trust

[0:38:15] Voice 7: yeah

[0:38:16] Voice 9: yeah

[0:38:17] Voice 7: i

[0:38:19] Voice 9: said was that enough for you sarah you want something a little more

[0:38:22] Voice 9: clear sorry

[0:38:31] Voice 6: chair it takes me a minute to change screens there of course i think i could share my

[0:38:37] Voice 6: screen here i uh and uh we could go from there if that would be okay or

[0:38:44] Voice 9: just read it back if

[0:38:45] Voice 9: that's easier that's fine okay

[0:38:47] Voice 6: um okay i could read that back that the salt spring island

[0:38:55] Voice 6: agricultural advisory planning commission recommends the salt spring island local

[0:38:59] Voice 6: trust committee proceed with proposed bylaw number 505 subject to the following recommendation

[0:39:05] Voice 6: that a water availability study is

[0:39:08] Voice 7: sorry

[0:39:10] Voice 6: sorry management plan

[0:39:11] Voice 6: water management plan

[0:39:14] Voice 7: okay

[0:39:15] Voice 6: water management plan correct is

[0:39:20] Voice 6: completed uh to the status just completed

[0:39:25] Voice 6: period to

[0:39:26] Voice 7: the satisfaction of the island's trust yeah okay

[0:39:30] Voice 6: that a water management plan is completed

[0:39:32] Voice 6: to the satisfaction of the island's trust okay

[0:39:36] Voice 9: great thank you so that's conrad's motion can

[0:39:39] Voice 9: we get a seconder to that

[0:39:40] Voice 5: seconded the

[0:39:42] Voice 9: fight between nathan and jan but one of you sarah you

[0:39:46] Voice 9: pick pick your favorite uh so we've got a mover a mover and a seconder uh so all in favor of of

[0:39:53] Voice 9: that recommendation it looks like everybody okay yahoo and then uh looking at let me just look at

[0:40:07] Voice 9: the agenda i think the next thing on there is for one which is future meetings i don't know what

[0:40:13] Voice 9: that means or who's in charge of it but it isn't me raw it's raw is it you yes

[0:40:23] Voice 3: it is me okay thank

[0:40:25] Voice 3: Thank you. So this is just notice that as we work through the pandemic, as of September 30th, we will not be able to hold zoom meetings, unless the provincial legislation and the Islands Trust meeting procedures are updated to allow it.

[0:40:49] Voice 3: so uh there is work being done by both the province and the islands trust uh federation

[0:40:56] Voice 3: to update that information um you can't have a preference yet and uh basically assuming

[0:41:05] Voice 3: everything goes as uh as it stands right now um you know the the main goal is to try to find a

[0:41:13] Voice 3: hybrid model where we are meeting in person but allowing people to uh participate electronically

[0:41:18] Voice 3: or view electronically.

[0:41:21] Voice 3: That, I think, is sort of the general goal of the Islands Trust

[0:41:24] Voice 3: for the LTC and the APCs,

[0:41:28] Voice 3: but it requires provincial and federation-level changes.

[0:41:33] Voice 3: So that's the information.

[0:41:36] Voice 3: If there's any discussion or opinion, happy to hear it.

[0:41:42] Voice 3: Great.

[0:41:44] Voice 9: Okay. Thank you for the update.

[0:41:46] Voice 9: Did anyone have anything on that? No? We're good?

[0:41:49] Voice 9: Okay. As far as I can tell, unless I'm going to talk slowly in case there's anything, unless

[0:41:54] Voice 9: anyone has anything else they desperately want to say, I think we're going to go ahead and ask

[0:41:59] Voice 9: for a motion to adjourn. Do I need to do that? I don't know. Somebody do it anyway, just to be

[0:42:03] Voice 9: safe. Jan moves to adjourn. I'll second it. All right. I think we're all in favor. I think we've

[0:42:13] Voice 9: adjourned the meeting i think it's over i'm i'm done stay

[0:42:17] Voice 4: cool everyone thanks very much

[0:42:21] Voice 4: thanks very much thank you

Salt Spring Island 
Agricultural Advisory Planning Commission Minutes 
August 12, 2021       ADOPTED Page 1 
 
Salt Spring Island  
Agricultural Advisory Planning 
Commission 
 
Minutes of a Regular Meeting
 
 
 
Date of Meeting: Thursday, August 12, 2021 
 
Location:  Electronic Meeting 
 
Members Present:  Bree Eagle, Chair  
  Brent Brochu-Ingram, Vice Chair  
 Conrad Pilon, Commissioner  
 Nathan Roberson, Commissioner 
 Jan Steinman, Commissioner 
 
Absent:  Ken Byron, Commissioner  
  Zack Hemstreet, Commissioner   
   
Staff Present:  Geordie Gordon, Planner 2 
 Kristine Mayes, Planner 1 
 Sarah Shugar, Recorder 
 Rob Pingle, Planning Team Assistant 
 
Media and Others  Peter Grove, Local Trustee 
Present: Laura Patrick, Local Trustee 
 Doug Pepper, Ministry of Agriculture 
 
These minutes follow the order of the agenda although the sequence may have varied. 
 
Planner Mayes called the meeting to order at 3:00 p.m.   
 
1. APPROVAL OF AGENDA  
 
By general consent the agenda was adopted. 
 
2. MINUTES OF PREVIOUS MEETING 
 
2.1  Draft Minutes of the May 13, 2021 AAPC Meeting 
  
By general consent,
 
that the minutes  of  the May  13,  2021 Salt  Spring  Island Agricultural Advisory  Planning 
Commission meeting were adopted. 
 
 
 
 
 

 
 
Salt Spring Island 
Agricultural Advisory Planning Commission Minutes 
August 12, 2021       ADOPTED Page 2 
3. BUSINESS ITEMS 
 
3.1 Election of Chair 
 
Planner Mayes announced the election procedures.   
 
Planner  Mayes called  for  nominations  for  Chair.  Commissioner  Eagle  was  nominated  and 
accepted the nomination.  Planner Mayes called three times for further nominations.  Hearing 
none,  she  declared  the  nominations  closed.  Commissioner  Eagle  was  elected  Chair  by 
acclamation. 
 
Planner  Mayes  called  for  nominations for  Vice  Chair.  Commissioner Brochu-Ingram was 
nominated  and accepted the  nomination. Planner  Mayes  called  three  times  for  further 
nominations.  Hearing none, she declared the nominations closed. Commissioner Brochu-Ingram 
was elected Vice Chair by acclamation. 
 
3.2 SS-RZ-2020.2 - Peter Hunt / Meghan Carr - 125 Churchill Road 
 
Planner Mayes presented a memorandum dated July 29, 2021 regarding proposes amendments 
to the Salt Spring Island Land Use Bylaw No. 355 and the Salt Spring Island Official Community 
Plan No. 434 (OCP) to make lawful a restaurant and two commercial accommodation units. 
 
Member Steinman and Doug Pepper joined the meeting at 3:15 p.m. 
 
In discussion the following comments and questions were noted: 
 There  was  a  comment  that the  subject  property  had an art  gallery  and  whether the 
proposed bylaws include a cultural space/art gallery. Planner Mayes reported the rezoning 
application is specific to a restaurant and two commercial accommodation units and any 
additional uses may require a legislative mechanism such as a Temporary Use Permit. 
 There  was  a  question  regarding  the  proximity  to  properties  within  the  Agricultural  Land 
Reserve (ALR). Planner Mayes reported the properties to the south and west of the subject 
property are within the ALR. 
 There  was  a  question  regarding  whether  there  has  been  public  input.  Planner  Mayes 
reported the application is in the first stage of referral process including referral to various 
agencies.  
 There  was  a  question  regarding  septic  capacity  and  water  availability  impacts.  Planner 
Mayes reported the property is serviced by North Salt Spring Waterworks District and the 
applicants have proposed a septic system with capacity for the bakery to have 38 seats. 
 There was a question regarding whether there has been any evidence that the neighbouring 
properties  within  the  ALR are impacted  by the  proposed uses  on  the  subject  property. 
Planner  Mayes  reported  she  is  not  aware  of  any  complaints  regarding  impacts  to  the 
neighbouring properties that are within the ALR. 
 There was a comment that cars have parked in front of a neighbouring farm stand and that 
may need to be addressed. 
 There  was  a  question  regarding  whether  the  AAPC  would be  consulted  following  public 
consultation. Planner Mayes reported the Local Trust Committee referred the application to 
the  AAPC  and  the  LTC  could  re-refer  the  application  to  the  AAPC  further  along  in  the 

 
 
Salt Spring Island 
Agricultural Advisory Planning Commission Minutes 
August 12, 2021       ADOPTED Page 3 
process. A public hearing will also be an opportunity for the community to provide input on 
the application. 
 There was a suggestion for the staff report to address local farming concerns as part of the 
public consultation process. 
 
It was MOVED and SECONDED, 
That the Salt Spring Island Agricultural Advisory Planning Commission recommend to the Salt 
Spring  Island Local Trust  Committee  that  proposed  Bylaw  Nos.  523  and  524  proceed  for  the 
following reason: The rezoning, when consistent with the proposed bylaw would not impinge on 
or obstruct any agricultural operations in the area and the business would provide one more 
retail outlet for local farm and related agricultural products. 
 CARRIED 
 
3.3 SS-RZ-2017.2 - Fernando & Tammy Dos Santos - 221 Drake Road, SSI 
 
Planner Gordon presented  a memorandum  dated  July  12,  2021  regarding an  update  on  an 
existing rezoning application to permit 30 affordable housing units on the subject property at 
221 Drake Road.  
 
It was MOVED and SECONDED, 
That the Salt Spring Island Agricultural Advisory Planning Commission recommends that the Salt 
Spring  Island Local  Trust  Committee  proceed  with  proposed  Bylaw  No.  505,  subject  to  the 
following recommendation: that a water management plan is completed to the satisfaction of 
the Islands Trust. 
CARRIED 
 
4. OTHER BUSINESS 
 
 4.1 Future Meetings 
 
Planning Team Assistant Pingle reported in person meetings may be required on September 30, 
2021. 
 
5.     ADJOURNMENT  
  
 By general consent the meeting adjourned at 3:42 p.m. 
 
 
 
 
__________________________________ 
Bree Eagle, Chair 
 
 
CERTIFIED CORRECT: 
 
 
__________________________________ 
Sarah Shugar, Recorder