Gambier Island Local Trust Committee community information meeting, September 29, 2021

[0:00:00] Trustee Fast: Okay. Welcome, everybody, to the meeting of the special electronic meeting of the Gambier Island Local Trust Committee.

[0:00:11] Trustee Fast: And this, of course, we could also call it the Gambier-Keats Local Trust Area.

[0:00:17] Trustee Fast: And this meeting is going to be in order to hold a community information meeting with a staff presentation.

[0:00:24] Trustee Fast: and uh and then the opportunity to ask questions about proposed bylaws 153 and 154 and we're just

[0:00:32] Trustee Fast: waiting a moment because of internet connectivity trouble we're just making sure that we have both

[0:00:38] Trustee Fast: local trustees um with us so if you'll stand by a moment while we try and reconnect um with

[0:00:46] Trustee Fast: with Trustee Stamford from Gambier, who has already,

[0:00:51] Trustee Fast: are you there?

[0:00:52] Trustee Fast: Hi, can you hear me?

[0:00:54] Trustee Fast: Yes, thank you.

[0:00:55] Trustee Fast: Great.

[0:00:56] Trustee Fast: Very good.

[0:00:57] Trustee Fast: Great.

[0:00:58] Trustee Fast: Good.

[0:00:59] Trustee Fast: So now we're assembled, and I'd just like to get the meeting going.

[0:01:07] Trustee Fast: I'm just going to turn off my, there we go.

[0:01:11] Trustee Fast: Okay, so I would like to introduce the meeting, which I sort of just did, but for the 20 attendees, in case you missed it, this is the special electronic meeting of the Gambier Island Local Trust Committee in order to have a community information meeting to present information and hear questions and answers about proposed bylaws 153 and 154.

[0:01:35] Trustee Fast: or that is the Keats Shoreline Protection Project.

[0:01:38] Trustee Fast: And so we're gathered here and on Zoom

[0:01:44] Trustee Fast: and one trustee on the phone

[0:01:46] Trustee Fast: and maybe some of you on the phone as well.

[0:01:49] Trustee Fast: And then this is one of two community information meetings.

[0:01:53] Trustee Fast: So I just want to make sure at the beginning

[0:01:54] Trustee Fast: that everybody knows that there's an in-person

[0:01:58] Trustee Fast: alternative community information meeting

[0:02:00] Trustee Fast: that's going to be held on 630 in North Vancouver

[0:02:03] Trustee Fast: on October the 14th.

[0:02:06] Trustee Fast: at the john braithwaite community center and uh so i want to make sure everybody knows that

[0:02:12] Trustee Fast: and to apologize for the information on the uh first flyer that went out the first information

[0:02:19] Trustee Fast: about the meeting tonight of course it's wednesday night and that's why you're with us this is great

[0:02:23] Trustee Fast: thank you everybody for joining us so um this getting the meeting underway i'd just like to

[0:02:29] Trustee Fast: acknowledge with respect that we're meeting digitally on and about the traditional territory

[0:02:35] Trustee Fast: of the Squamish nation. And as this is the eve of the first or inaugural day of Truth and

[0:02:44] Trustee Fast: Reconciliation across Canada, I just wanted to invite people in the chat, if anybody's got access

[0:02:53] Trustee Fast: to it to let us know anything like about wind warnings I see is already up there

[0:03:00] Trustee Fast: but also if you want to acknowledge any territorial areas that you're part of

[0:03:08] Trustee Fast: then please put it in the chat and I would just like to move on here and begin the meeting.

[0:03:19] Trustee Fast: So I'm going to move this chat.

[0:03:23] Trustee Fast: Sorry, it's in the way.

[0:03:23] Trustee Fast: Sue Ellen Fast is my name.

[0:03:25] Trustee Fast: I'm coming to you from Nuklelekhwem, which is also called Kualakam, which is Bowen Island, next door to Gambier.

[0:03:34] Trustee Fast: And I'm here because I'm one of the Islands Trust vice chairs, which means I'm a chair for a local trust committee.

[0:03:40] Trustee Fast: And I am fortunate to be the chair for this one.

[0:03:44] Trustee Fast: So I'm coming to you from further down the sound.

[0:03:47] Trustee Fast: and um i'd like to let you know that um i'm joined today by the elected trustees um kate louise

[0:03:57] Trustee Fast: stamford who's there coming in by telephone kate louise you want to say a few words um

[0:04:02] Voice 19: just um

[0:04:03] Voice 19: join you today from child the witch in al-qaeda and i'm really pleased to be able to

[0:04:12] Voice 19: hear what you have to say today. Thank you.

[0:04:15] Trustee Fast: Thank you. And Dan Rogers, trustee from Keats Island.

[0:04:22] Trustee Rogers: Thanks. Most people on the panelists, attendees will know me and very nice to see you. I'm coming

[0:04:29] Trustee Rogers: actually to you from the traditional territories of the Musqueam, Tsleil-Waututh and Squamish

[0:04:34] Trustee Rogers: peoples in Vancouver, mostly because of the internet issues that many of us on Keats

[0:04:40] Trustee Rogers: Keith's experience from time to time. I wanted to be able to have a decent interview. I will

[0:04:45] Trustee Rogers: be, however, on Keith's tomorrow for the National Day of Truth and Reconciliation and look forward

[0:04:53] Trustee Rogers: to sort of thinking about what that all means in the context of our privilege of being on

[0:05:00] Trustee Rogers: Keith's Island. Black times in the Squamish language.

[0:05:05] Trustee Fast: Thank you. And together, the three of us make up the Gambier Island Local Trust Committee.

[0:05:10] Trustee Fast: and um this meeting's being obviously electronically conducted and it's being recorded

[0:05:17] Trustee Fast: just so you know and it's also being live streamed and uh so for the anybody who can't attend today

[0:05:23] Trustee Fast: or uh on october 14th um this uh stream is going to be recorded and you can pass the link along

[0:05:31] Trustee Fast: uh to others if you'd like or review it again um later and uh it'll be posted to the website

[0:05:37] Trustee Fast: like islandstrust.bc.ca website in a few days and so when we get to the question and answer part

[0:05:44] Trustee Fast: first um uh we're going to have the uh planners are going to explain where we're at and give a

[0:05:50] Trustee Fast: bit of background and then we'll get to the question and answer portion so when at when we

[0:05:54] Trustee Fast: get there you'll need to raise a digital hand um okay only the panelists have access to the chat

[0:06:04] Trustee Fast: That's fine.

[0:06:05] Trustee Fast: Okay, we'll just leave it at that.

[0:06:07] Trustee Fast: When we get to the question and answer portion, you need to raise your digital hand.

[0:06:12] Trustee Fast: Usually, if you draw your cursor or your finger down your screen, you'll see the raise hand

[0:06:16] Trustee Fast: function at the bottom.

[0:06:17] Trustee Fast: Raise the little yellow hand.

[0:06:18] Trustee Fast: Or if you're there on a phone, star nine raises your hand and star six to unmute.

[0:06:27] Trustee Fast: And if you've joined watching the watch live link at the website, then you won't be able

[0:06:34] Trustee Fast: able to raise your hand so then you need to um uh click the attend link you probably need to sign

[0:06:41] Trustee Fast: out click the attend link or call in to be able to raise your hand uh so that we can um hear your

[0:06:48] Trustee Fast: questions and answer them and you can participate in this public meeting and uh so we appreciate

[0:06:54] Trustee Fast: your understanding and assistance in this electronic format that we're all in so much

[0:06:59] Trustee Fast: these days with COVID and apologize in advance for any technical issues. If you're trying to

[0:07:07] Trustee Fast: get through and you're having technical problems, please email Will Cottingham. She is behind the

[0:07:13] Trustee Fast: scenes here administrating the meeting for us. Are you there, Will? There she is. And

[0:07:21] Trustee Fast: wcottingham at islandstrust.bc.ca. If you email her, she'll try and help you

[0:07:28] Trustee Fast: reconnect to the meeting. And Diane Corbett is our minute taker. We have a professional minute

[0:07:34] Trustee Fast: taker to make sure we get all the questions in and the answers. Diane, if you can turn on your

[0:07:40] Trustee Fast: video, then I know that you're there. Just want to check. There you are. Thank you. Just good to

[0:07:46] Trustee Fast: check. Thank you. This is a bit of a roll call too, as you can tell. And we've also got with us

[0:07:52] Trustee Fast: Sonia Zupanets. Sonia is another planner, who many of you will know because she's worked on

[0:07:57] Trustee Fast: this project in the earlier stages. And then the star of the show is Jamie Dubena. And Jamie is

[0:08:04] Trustee Fast: the island planner, and she's the one who's running the project currently. So this meeting

[0:08:10] Trustee Fast: is an official forum, and for your local trust committee to make decisions, but we won't be

[0:08:16] Trustee Fast: making them tonight. This is for us, we're here listening mostly, and it's the planners, I'll be

[0:08:21] Trustee Fast: directing them to uh sorry the questions i'll be directing them to the planners uh they're more

[0:08:26] Trustee Fast: stable to answer them and this is the the three sort of parts of our participatory government

[0:08:32] Trustee Fast: uh governance system that we've got in canada democracy wise at the local level is the elected

[0:08:38] Trustee Fast: representative the professional staff who've got the technical expertise and and uh and do the do

[0:08:44] Trustee Fast: do the work. And then the public, that's all of us who want to have our say about the lands and

[0:08:51] Trustee Fast: waters that we care about, and have interests in. And, and sometimes know a lot about that other

[0:08:58] Trustee Fast: people don't. So please feel free to bring your questions. What we're going to do. Oh, and I

[0:09:05] Trustee Fast: wanted to add, this is also a place of employment. So we have a safe workplaces policy. And I would

[0:09:12] Trustee Fast: just appreciate any help you can give us in keeping the meeting, helping us keep the meeting

[0:09:17] Trustee Fast: respectful, and open. And especially because some staff may be in their own homes. And certainly I

[0:09:27] Trustee Fast: am, as you can probably tell from my pathetic background. Okay, so we're going to go to

[0:09:34] Trustee Fast: begin the meeting now. And I'd like to turn the meeting over, the meeting over to

[0:09:43] Trustee Fast: Jamie Dubenya, Planner Dubenya, could you take us through your presentation please? I think she's

[0:09:48] Trustee Fast: going to take about 20 minutes but take it away Planner Dubenya. The

[0:10:05] Voice 6: slideshow is up on the screen.

[0:10:08] Voice 6: Looks good.

[0:10:14] Trustee Fast: Yes it is. Can you hear me?

[0:10:17] Voice 6: Yes okay and I'm just going to take myself off the video

[0:10:20] Voice 6: so we can just focus on the slides as well. Okay. Okay so welcome everyone and thank you for

[0:10:28] Voice 6: attending today's meeting this is the community information meeting number one for proposed

[0:10:33] Voice 6: bylaws 153 and 154 for keats so during this community information meeting I will provide

[0:10:46] Voice 6: an overview of the project including the work completed up to today I'll spend some time on

[0:10:53] Voice 6: the proposed development permit area and proposed amendment bylaws number 153 and 154 talk a bit

[0:10:59] Voice 6: about the development permit application process and provide some scenarios or examples.

[0:11:06] Voice 6: I'll review the legislative process to amend the bylaws, the bylaws being the official community

[0:11:11] Voice 6: plan and the land use bylaw. I'll summarize the next steps that LTC, local trust committee,

[0:11:16] Voice 6: can consider and then the chair will facilitate questions and answer period.

[0:11:21] Voice 6: Questions can be answered by plan staff and or the trustees. So this is a top priority project

[0:11:31] Voice 6: For the Gambier Local Trust Committee, all information related to this project has been posted to the project webpage, including staff reports, presentations, correspondence, and the proposed bylaws.

[0:11:41] Voice 6: All correspondence sent to the Local Trust Committee over the course of the project will have been received by the Local Trust Committee and posted as well.

[0:11:51] Voice 6: So this just summarizes the work completed on the project to date.

[0:11:54] Voice 6: June to the or sorry July 2017 staff there was a staff report that identified legislative options

[0:12:01] Voice 6: to regulate docks on Keats that was the beginning of the project and then it was picked back up in

[0:12:06] Voice 6: 2018 for phase one which included community consultation and surveys in 2019 the working

[0:12:14] Voice 6: group established I'm sorry there was a working group established to provide recommendations to

[0:12:18] Voice 6: local trust committee planning staff worked with that working group from for one year the working

[0:12:23] Voice 6: group members represented areas of Keats Island or across Keats Island and we thank them for their

[0:12:31] Voice 6: assistance in May 2020 there was a discussion paper that staff wrote to the local trust

[0:12:37] Voice 6: committee presenting options for the project skipping ahead to fall 2020 both staff and

[0:12:46] Voice 6: the working group present recommendations were presented to the local trust committee and the

[0:12:50] Voice 6: local trust committee directed staff to draft by-law language for consideration which the local

[0:12:57] Voice 6: trust committee reviewed in 2021 and then again in April which then resulted in early referrals to

[0:13:05] Voice 6: Squamish and Musqueam and sorry Tsleil-Waututh Nation and then in July the bylaws came back to

[0:13:13] Voice 6: the local trust committee for first reading which is where we are at now. Formal referrals have been

[0:13:20] Voice 6: sent out to First Nations and agencies and community groups um and just the bylaws that

[0:13:28] Voice 6: we're speaking of today have been vetted by the local trust committee they've been reviewed by

[0:13:32] Voice 6: the local trust committee and so here we are um so I'll just start with the current level of

[0:13:39] Voice 6: protection for shoreline on Keats so the Keats Island land use bylaw um does not permit permit

[0:13:45] Voice 6: retaining walls in the setback area from the natural boundary of the sea. There is currently

[0:13:51] Voice 6: a 7.5 meter setback for buildings and structures from the natural boundary with exceptions which

[0:13:57] Voice 6: I've listed here platforms with a maximum of 10 square meters or specs and floor area 10 square

[0:14:03] Voice 6: meters permitted boathouse pump utility house stairs or walkways that are required to access

[0:14:08] Voice 6: the foreshore or permitted marine structure and there is the marine conservation zone which I've

[0:14:15] Voice 6: I've attempted to highlight in this map,

[0:14:18] Voice 6: circled in yellow, that shows up.

[0:14:21] Voice 6: So that's the current protection

[0:14:23] Voice 6: for the shoreline at this time.

[0:14:26] Voice 6: So proposed bylaw number 153

[0:14:31] Voice 6: would include amendments

[0:14:34] Voice 6: to the Keats Island Official Community Plan,

[0:14:37] Voice 6: which we refer to as the OCP.

[0:14:39] Voice 6: This includes minor updates

[0:14:41] Voice 6: to Local Government Act sections,

[0:14:43] Voice 6: which are just simply to update those numbers but more specifically this proposed bylaw will

[0:14:51] Voice 6: establish a new shoreline development permit area which will be called dp3 and it includes

[0:14:58] Voice 6: the location the justification and the objectives of the development permit area

[0:15:03] Voice 6: so the location is shown on the map here it's also written in text in the proposed bylaw and

[0:15:09] Voice 6: And currently, it's proposed to be measured upland 15 meters from the natural boundary, including the foreshore and 100 meters seaward from the natural boundary.

[0:15:20] Voice 6: Area zoned marine conservation, the MC zone, and the Pumper Cove Regional Park have not been included in the proposed bylaw.

[0:15:32] Voice 6: And this here is just a list of the objectives.

[0:15:34] Voice 6: So the objectives for the development permit area clearly state what the development permit area is aiming at or seeking to achieve.

[0:15:40] Voice 6: The objectives 3.1 to 3.3 focus on protecting the environment and ecosystems. Objectives 3.5 and 3.6 focus more on climate change.

[0:15:51] Voice 6: And objective 3.4 aims to protect the public's safe use and recreation areas while balancing ecological integrity.

[0:15:58] Voice 6: The development current area aligns with Islands Trust policy statement policies that strive to protect natural processes, habitats, and species,

[0:16:05] Voice 6: minimize impact to sensitive coastal environments, regulate development activities so that the loss of significant marine and coastal habitat or interference with coastal processes is reduced.

[0:16:16] Voice 6: We know for Keats that there is an increase in development on the shoreline. We know there are unlawful developments along the shoreline.

[0:16:24] Voice 6: We know that there is a proliferation of structures along the shoreline that may impact the natural environment and coastal processes,

[0:16:30] Voice 6: processes, which can lead to more risk to upland lots as it changes wave action and increases

[0:16:35] Voice 6: erosion. We also know that the foreshore and the shoreline is a dynamic and sensitive area

[0:16:40] Voice 6: impacted by development and that there are important species such as forage fish and eelgrass

[0:16:45] Voice 6: present. And finally, we do know we need to adapt to climate change impacts as well. So now on to

[0:16:56] Voice 6: proposed bylaw number 154, which would amend the Keats Island Land Use Bylaw or LUB, which we often

[0:17:02] Voice 6: to refer to. This proposed bylaw would increase the setback from the present natural boundary of

[0:17:08] Voice 6: the sea from 7.5 meters to 15 meters. The current setback was adopted from the previous Sunshine

[0:17:14] Voice 6: Coast Regional District bylaw of 1974, and the current land use bylaw was adopted in 2002. So

[0:17:22] Voice 6: the setback is outdated and one of the smallest in the Islands Trust area. Setbacks are one

[0:17:29] Voice 6: one non-structural method to protect development from erosion and land slumping and avoid the need

[0:17:34] Voice 6: or perceived need for structural modification. Setbacks are also an effective method of

[0:17:40] Voice 6: maintaining natural processes and protecting ecological functions of shorelines as they

[0:17:45] Voice 6: establish locations for buildings away from the most vulnerable areas and away from sensitive

[0:17:50] Voice 6: shoreline features, functions, and processes. So this proposed setback is borrowing from the

[0:17:55] Voice 6: the science, I'm putting that in quotation, used by the province and its flood hazard guidelines,

[0:18:01] Voice 6: but it's being arbitrarily applied here because the provincial guidelines require

[0:18:05] Voice 6: at least a 15 meter setback from the future estimated natural boundary of the sea at year

[0:18:11] Voice 6: 2100. So we're applying this new setback or proposed setback to the present natural boundary.

[0:18:20] Voice 6: and the future natural boundary could actually be more upland. Likely the setback would be even be

[0:18:28] Voice 6: more if we were using science strictly to protect sensitive areas somewhere along the lines of 20

[0:18:32] Voice 6: or 30 meters. As well we've heard from First Nations that the shoreline is often where

[0:18:37] Voice 6: archaeological sites are found and a 15 to 30 meter setback is recommended for new development

[0:18:43] Voice 6: to adequately protect those areas.

[0:18:47] Voice 6: So as well, the proposed bylaw number 154

[0:18:50] Voice 6: is also proposing to make amendments

[0:18:52] Voice 6: to the permitted structures within the setback.

[0:18:55] Voice 6: So reducing the size of permitted platforms

[0:18:58] Voice 6: and only permitting one set of stairs or walkway

[0:19:02] Voice 6: to access the foreshore or a permitted marine structure.

[0:19:05] Voice 6: The current regulations are quite permissive.

[0:19:07] Voice 6: So the regulations would still permit access,

[0:19:10] Voice 6: but would reduce it to lessen impacts

[0:19:12] Voice 6: on sensitive riparian vegetation zones.

[0:19:16] Voice 6: As well, the proposed by-law is proposing

[0:19:18] Voice 6: to increase setbacks between docks to 10 meters

[0:19:22] Voice 6: and from lot lines to five meters to space them out

[0:19:25] Voice 6: and provide more area for light to shine and fish to swim.

[0:19:32] Voice 6: The by-law proposes to reduce the maximum float area

[0:19:36] Voice 6: for private docks to be 35 square meters

[0:19:39] Voice 6: in the CR1, RR, RC, and M2 zones, which is the majority of the island, and for shared docks to

[0:19:47] Voice 6: reduce the permitted size as well. It's also proposing to reduce ramp width to 1.5 meters

[0:19:55] Voice 6: and reduce the wharf float maximum area in the PI2 zone, which is private institutional 2 zone.

[0:20:03] Voice 6: The last three proposed amendments are intended to minimize overwater structures.

[0:20:10] Voice 6: proposed bylaw 154 also includes the applicability exemptions and guidelines of the new shoreline

[0:20:16] Voice 6: development permit area a development permit area restricts what a landowner can do with that

[0:20:20] Voice 6: portion of their land in the development permit area and the restriction depends on the purpose

[0:20:24] Voice 6: or type of development permit area so for this one it's to protect the natural environment and

[0:20:30] Voice 6: to protect development from hazardous conditions so applicability includes construction of or

[0:20:38] Voice 6: For addition to or alteration of a building or structure, land alteration, including vegetation removal and disturbance of soils, put that up there, and subdivision of land.

[0:20:52] Voice 6: So given the far-reaching applicability of development permit areas, the Local Government Act allows local governments to identify certain activities or circumstances exempt from the requirement of a development permit.

[0:21:04] Voice 6: There are several exemptions in the proposed development permit area. The main ones are listed here.

[0:21:09] Voice 6: year. So we've heard many concerns about the exemption related to tree pruning being limited

[0:21:15] Voice 6: to two trees in a growing season in relation to emergency prevention and I would know that there

[0:21:22] Voice 6: are two exemptions in the proposed bylaw L and M which address emergency work so vegetation removal

[0:21:27] Voice 6: to prevent wildfire and emergency procedures to prevent control or reduce threats to life or

[0:21:32] Voice 6: property. We've also heard many concerns about the limit on tree pruning and the impact that

[0:21:37] Voice 6: that this could have on viewscapes and I would note that the intent of the development permit

[0:21:41] Voice 6: area is not to protect views the intent is again described in the objectives which we can go back

[0:21:47] Voice 6: to if we need to as well mooring buoys have been included in the exemptions as they're very

[0:21:51] Voice 6: difficult to enforce and may not be connected to actual landowners on Keats and I'll just note that

[0:21:57] Voice 6: the Green Shores has identified preference for mooring buoys over docks but that's an argument

[0:22:04] Voice 6: that could continue so um so here we are the purpose of the development permit area guidelines

[0:22:12] Voice 6: are to assist an applicant in creating a proposal that meets the objectives of the development

[0:22:16] Voice 6: permit area and then to assist the local trust committee in considering and improving proposals

[0:22:22] Voice 6: and provide the basis for setting conditions in a development permit though not all of the

[0:22:26] Voice 6: guidelines will necessarily apply to every application the development permit area

[0:22:31] Voice 6: area guidelines can be broken down into five categories so there's general guidelines which

[0:22:36] Voice 6: encourage development outside of the development permit area where possible

[0:22:41] Voice 6: there are guidelines for construction replacement of docks and ramps which incorporates best

[0:22:46] Voice 6: practices and are intended to again minimize over water structures there are guidelines for

[0:22:53] Voice 6: shoreline modifications so I'll just note that retaining walls are not permitted outright and

[0:22:59] Voice 6: and would require development variance permit.

[0:23:02] Voice 6: However, the guidelines in the development permit area

[0:23:05] Voice 6: provide a criteria for allowing shoreline modifications,

[0:23:08] Voice 6: recognizing that there is a historical development pattern

[0:23:10] Voice 6: on Keats where buildings or infrastructure

[0:23:12] Voice 6: are within close proximity of the shoreline.

[0:23:15] Voice 6: The guidelines are intended to guide that development

[0:23:17] Voice 6: to ensure that the appropriate shoreline protection measures

[0:23:19] Voice 6: are used for existing buildings and structures

[0:23:22] Voice 6: and includes hiring qualified professional

[0:23:24] Voice 6: to manage the planning, design and construction

[0:23:26] Voice 6: of that shoreline modification

[0:23:27] Voice 6: to ensure that the softest approach is used and the most appropriate measure for that location

[0:23:33] Voice 6: is used rather than just placing big cement rocks or riprap. There's thought given to the

[0:23:38] Voice 6: modification methods. Other guidelines include for vegetation management, restoration and

[0:23:45] Voice 6: enhancement. So ideally retaining vegetation and trees wherever possible for slope protection

[0:23:50] Voice 6: and replanting where necessary. And finally, there's guidelines for subdivision. So these

[0:23:55] Voice 6: are looking at how to propose a subdivision that's more thoughtful based on the topography

[0:24:00] Voice 6: and access and shoreline protection. So I thought I'd walk through what the development permit

[0:24:09] Voice 6: application process looks like. So if adopted, all areas within the development permit area

[0:24:15] Voice 6: require a development permit for applicable activities. Only exempted activities are not

[0:24:20] Voice 6: required to get a development permit. Activities outside the development permit area do not require

[0:24:26] Voice 6: a development permit um the landowner would submit their application with the required documentation

[0:24:33] Voice 6: and other supplemental information demonstrating compliance with the applicable development permit

[0:24:37] Voice 6: guidelines um the development permit in respect of a protection area the cost currently the fee

[0:24:43] Voice 6: sorry is currently 440 dollars um there is no public notification process for development

[0:24:49] Voice 6: permits it does go code to staff for review and then the local trust committee considers

[0:24:55] Voice 6: the application and decides on whether it meets or sorry demonstrates compliance with the applicable

[0:25:01] Voice 6: guidelines. The permit would be issued subject to conditions such as vegetation replanting

[0:25:07] Voice 6: and the permit itself is valid for two years from the date of issuance.

[0:25:13] Voice 6: So we've had many questions about how the proposed bylaws will impact existing buildings and

[0:25:21] Voice 6: structures as many historic buildings and structures are measured 7.5 meters from the

[0:25:25] Voice 6: natural boundary of the sea on Keats or even closer as they were constructed prior to land

[0:25:30] Voice 6: use bylaw regulations and so I wanted to give you a couple scenarios of how the proposed bylaws

[0:25:35] Voice 6: could work. So this example here shows a dwelling with a deck that's constructed right up to the

[0:25:44] Voice 6: 7.5 meter setback meeting the current regulation. In this scenario the owner wants to repair the

[0:25:50] Voice 6: the existing deck, which would be exempted from a development permit, but, and would not require

[0:25:57] Voice 6: a variance. However, if the owner removes the deck and replaces it, they would be subject to

[0:26:02] Voice 6: the development permit area. And so, and so long as, sorry, and they would also be subject to a

[0:26:08] Voice 6: development variance permit if the 15 meters is adopted. Another example is if there's an existing

[0:26:14] Voice 6: septic that needs to be replaced, septic system, and it cannot be sited outside of the development

[0:26:18] Voice 6: permit area it would be subject to the development permit area as it includes land alterations such

[0:26:24] Voice 6: as vegetation removal and disturbance of soils. It would also require a professional or a registered

[0:26:30] Voice 6: on-site wastewater practitioner to assess the location for suitability and I'll just note the

[0:26:36] Voice 6: land use pilot does not require a development variance permit for a septic system within the

[0:26:40] Voice 6: setback from the natural boundary and it's currently not considered a structure in the

[0:26:44] Voice 6: land use file so it would be subject to a development permit but not a variance and then

[0:26:49] Voice 6: finally if we're talking about repairing a house then you're not subject to the development permit

[0:26:55] Voice 6: area or a variance but if the house was to be burned down and is damaged or destroyed beyond

[0:27:00] Voice 6: 75 percent of its value above the foundations which is determined by a building inspector this

[0:27:06] Voice 6: comes from the local government act then to build in that same location the landowner would need

[0:27:11] Voice 6: would be subject to a variance and a development permit and during that application process the

[0:27:16] Voice 6: applicant would need to justify why the house cannot be moved further back the idea of legal

[0:27:21] Voice 6: non-conforming status is that once the building or structure's life i'm saying that in quotes

[0:27:26] Voice 6: has come to an end then the intent is that the lot would come into compliance with the current

[0:27:31] Voice 6: bylaws of the day this becomes an opportunity for the landowner to build within the current

[0:27:35] Voice 6: regulations um in some cases that may not be possible and that's why the permit process is

[0:27:41] Voice 6: there um so um here we are today um so on the left is the status of the proposed bylaws um

[0:27:54] Voice 6: green boxes indicate work completed um with respect to the legislative amendment process

[0:28:00] Voice 6: um the bylaws were given first reading in july and then have been referred out to first nations

[0:28:05] Voice 6: agencies and community groups. We're currently at the gold box with the community information

[0:28:10] Voice 6: meeting today and as well in person on October 14th. The next steps are in blue. After the CIM

[0:28:18] Voice 6: today, the LTC will consider comments received today and during the October CIM and also

[0:28:24] Voice 6: responses from our referrals and consider giving further readings at a future local trust committee

[0:28:29] Voice 6: committee meeting. I'll also note that today is not a public hearing, which will be scheduled

[0:28:34] Voice 6: on another day, on a future date. At this time, we are here to present the proposed bylaws after

[0:28:40] Voice 6: first reading and answer questions you may have. And on that, I will turn it back over to the

[0:28:46] Voice 6: chair.

[0:28:48] Trustee Fast: Okay, thank you, Planner de Begna. And this is about the shoreline protection. And I think

[0:28:58] Trustee Fast: I'll just remind everybody, if you've joined by phone, you'll need to star nine. I see there's

[0:29:04] Trustee Fast: one hand up already. But otherwise, find that raise hand button on your screen. And I'm going

[0:29:12] Trustee Fast: to keep track of who wishes to speak. And if you click on the participants tab at the bottom of

[0:29:21] Trustee Fast: your screen you'll see the other hands that might be up um there as well uh there's 37 participants

[0:29:29] Trustee Fast: according to the um oh that includes the seven panelists okay and uh so i just want to make sure

[0:29:37] Trustee Fast: i wasn't missing anybody and first up we've got uh glenn donaldson glenn if you could uh confirm

[0:29:43] Trustee Fast: uh your name because sometimes people are using other people's computers confirm your name and

[0:29:49] Trustee Fast: the part of the island that you're uh uh interested in your interest in the island

[0:29:54] Trustee Fast: and uh have a question for the planner share

[0:29:57] Voice 20: fast i just wanted to ask did you

[0:30:00] Voice 20: want um to have these people promoted to panelists or just allowed to speak just

[0:30:05] Trustee Fast: allowed to speak i

[0:30:06] Trustee Fast: think thank you and

[0:30:08] Voice 20: also to let you know uh attendees aren't able to see who else is attending

[0:30:13] Voice 20: only panelists can see the attendees with the participant list unfortunately okay just so you

[0:30:20] Trustee Fast: know

[0:30:20] Voice 20: so people aren't searching so

[0:30:22] Trustee Fast: that's great thank you very much i mean things have been

[0:30:26] Trustee Fast: been changing and I've been on different systems. So I appreciate that, Will. And oh, here comes

[0:30:32] Trustee Fast: Glenn Donaldson. So Glenn, if you can unmute yourself. Oh, you're unmuted.

[0:30:37] Trustee Fast: Can

[0:30:37] Voice 9: you hear me okay?

[0:30:39] Trustee Fast: Yes. So please confirm your name, the part of the island or that you're

[0:30:43] Trustee Fast: interested in Keats and question for the planner.

[0:30:46] Voice 9: Excellent. Thank you. Well, my name is Glenn

[0:30:48] Voice 9: Donaldson. I'm the chair of the Keats Island Leaseholders Association. And we're the group

[0:30:55] Voice 9: of cottages um in the district lot 696 area that basically goes from uh salmon rock down past the

[0:31:04] Voice 9: government wharf uh into plumper cove so that that area of the island is district lot 696 and the

[0:31:12] Voice 9: cottages on that area um 110 lots there are the keats island leaseholders association and i'm the

[0:31:21] Voice 9: chair of that association so does that give you the information you're looking for

[0:31:25] Trustee Fast: perfect in fact

[0:31:26] Voice 9: that's

[0:31:26] Trustee Fast: more than i needed but thank you please go ahead

[0:31:29] Voice 9: excellent um we're one of your referral

[0:31:32] Voice 9: groups so we've received a referral that um your team has organized and i'm in the process of

[0:31:39] Voice 9: writing a referral and in as part of that process we've had meetings among the key

[0:31:45] Voice 9: Keats Highland Leaseholders Association executive, and also a community meeting amongst our own

[0:31:51] Voice 9: association. So I have feedback from all of those meetings, which I'm putting into the referral

[0:31:56] Voice 9: letter. I also sent you an email, the planners and our trustees, Dan and Kate Louise, earlier today,

[0:32:04] Voice 9: just sort of summarizing things. Dan's giving the thumbs up, so he's seen it. So I'm just going to

[0:32:09] Voice 9: summarize a couple of points here.

[0:32:11] Trustee Fast: You have a question for the planner before you go ahead?

[0:32:13] Trustee Fast: I

[0:32:14] Voice 9: will have a question for the planner once I describe the the issue that a couple of issues

[0:32:19] Voice 9: we have I will then ask what can be done about them so the the cottages in our area are old

[0:32:26] Voice 9: or we've had this property since 1926 and a lot of the most of the cottages if not all the vast

[0:32:33] Voice 9: majority were actually built before the 2000s so they've been there for a long time the lots are

[0:32:39] Voice 9: are the size they are and and have always been and they're not huge um if we do the setbacks

[0:32:47] Voice 9: we're talking about those lines are going to go through almost everybody's cabin like these lots

[0:32:53] Voice 9: are not deep enough to accommodate a setback that deep even the picture we had from the planner and

[0:32:59] Voice 9: in the slide presentation so showed the 15 meter setback going right through somebody's cottage

[0:33:04] Voice 9: All of our cottages will be like that on the waterfront, or essentially all.

[0:33:12] Voice 9: Secondly, in many cases, the land is not straight.

[0:33:16] Voice 9: It sort of weaves in and out.

[0:33:17] Voice 9: And when it sort of weaves in and forms these harbors, people's docks get close together because the properties aren't very wide.

[0:33:24] Voice 9: So if we go with these more restrictive setbacks in the docks, there will be many cases when people's docks won't even comply.

[0:33:33] Voice 9: apply so if this goes into effect it for someone who didn't have a cottage or a dock yet and wanted

[0:33:39] Voice 9: to build something they couldn't build anything like there's nothing left of the lot and the area

[0:33:43] Voice 9: for the dock in many cases if these rules go into effect so we appreciate the you know the planning

[0:33:50] Voice 9: team has done fantastic job on lots of stuff for keats and we're not anti-island's trust it's just

[0:33:57] Voice 9: we don't see this as being workable or reasonable um in at least in our area of the island thank

[0:34:05] Trustee Fast: you and did you have a question for the planner um

[0:34:08] Voice 9: yeah what can we do about that can we

[0:34:12] Trustee Fast: fair enough okay fair

[0:34:14] Voice 9: enough i have two questions but that's my first one the second the second

[0:34:19] Voice 9: question is it would be useful for us to understand sort of where the ability to regulate some of this

[0:34:25] Voice 9: stuff comes from when someone asked in one of our meetings this is islands trust not ocean trust

[0:34:30] Voice 9: how is it that especially things on the water can be regulated by an island trust group i have no

[0:34:38] Voice 9: idea what the answer to that is but that's one of the questions that we were asked so i'll put that

[0:34:41] Voice 9: out there thank you the first question i think is quite pressing because we've had this comment from

[0:34:46] Voice 9: many many many cottagers in our area what

[0:34:49] Trustee Fast: can we do okay so uh thank you very much glenn for the

[0:34:53] Trustee Fast: your questions and who would like to take that first one sure go ahead sonia

[0:34:58] Trustee Fast: yeah so yeah

[0:35:01] Trustee Fast: i'll take this one

[0:35:01] Planner Zupanec: uh just because of um you know we were working on on this portion

[0:35:06] Planner Zupanec: of keats closely for a long time so uh as uh planner debita had presented in one of her slides

[0:35:14] Planner Zupanec: the option for those smaller lots is there's a couple of options moving forward so the intent

[0:35:23] Planner Zupanec: of these draft regulations wouldn't be to sterilize properties or prevent the use and

[0:35:29] Planner Zupanec: enjoyment of the properties that are enshrined in the zoning that you have but it does inform

[0:35:38] Planner Zupanec: redevelopment and what that means is that now there would be an extra step if this were to

[0:35:43] Planner Zupanec: be adopted through the development permit process and likely a variance requirement

[0:35:50] Planner Zupanec: for any of those lots where there isn't an option to relocate the redevelopment or the

[0:35:59] Planner Zupanec: new development outside of that buffer area for this new special shoreline zone so there's going

[0:36:08] Planner Zupanec: to be we know likely a number of parcels where that would be the case that any building permit

[0:36:15] Planner Zupanec: application is also going to need a variance request and the justification for the variance

[0:36:21] Planner Zupanec: would have to be grounded in not just the parcel size but the configuration of the size of the

[0:36:27] Planner Zupanec: building that's being proposed the layout there might need to be a request for variance to the

[0:36:34] Planner Zupanec: a rear setback instead of the foreshore to the to the high watermark to push buildings further back

[0:36:42] Planner Zupanec: and those are all in support of ensuring that what's permitted under the zoning

[0:36:48] Planner Zupanec: is allowed to be developed which would be a single family dwelling and any accessory buildings so

[0:36:54] Planner Zupanec: those are things that are not being taken away or proposed to be sterilized on these lots it just

[0:37:01] Planner Zupanec: This means that moving forward, there's a few extra steps that might need to happen to contemplate where else and how else can redevelopment of these small lots happen that takes into account the objectives of this development permit area and the rationale for this setback.

[0:37:19] Planner Zupanec: so yes there would be an increase in the number of potential applications especially if many of

[0:37:26] Planner Zupanec: these smaller lots have a class of of structures and buildings that are all nearing replacement age

[0:37:33] Planner Zupanec: but that's something that the local trust committee has to anticipate and recognize moving

[0:37:40] Planner Zupanec: forward that this would be you know possibly a new way of of informing development on the island

[0:37:47] Planner Zupanec: and they might ask staff for more analysis on the number of small lots that might have this

[0:37:55] Planner Zupanec: scenario where there just isn't sufficient space to move back we don't have that data for tonight

[0:38:01] Planner Zupanec: for example but they're just to be clear there is a process and this is what the planner has

[0:38:08] Planner Zupanec: identified is through variance and development permit process a building permit could be issued

[0:38:14] Planner Zupanec: it just means that there's more information that has to be provided and there might be some more

[0:38:20] Planner Zupanec: questions about can we look at other configurations on the lot to reduce the impact in this sensitive

[0:38:27] Planner Zupanec: area so we likely can't eliminate it but we would be looking to reduce the impact of redevelopment

[0:38:35] Planner Zupanec: in this sensitive zone so i hope that clarifies for all the leaseholders that this doesn't mean

[0:38:41] Planner Zupanec: you can't do anything. It means that when you apply for a building permit, you're going to need

[0:38:46] Planner Zupanec: the sort of critical eye at your site plan as to how else could you redevelop differently

[0:38:52] Planner Zupanec: to reduce the impact and address some of these objectives if this is adopted.

[0:38:58] Voice 9: Thank you, Sonia. And for all your previous work too, it's much, it's always a pleasure to work

[0:39:02] Voice 9: with you folks. I think given what we know now, which I'll admit isn't a huge amount other than

[0:39:08] Voice 9: the information we've been given are most of our people will be opposed to this because it it

[0:39:14] Voice 9: appears to be unworkable given what we currently understand so that's our current feeling i know

[0:39:20] Voice 9: the trustee will want to know how we feel that's and that's so i can communicate that um it seems

[0:39:27] Voice 9: sort of very difficult to apply and and uh unreasonable in lots of cases given what we

[0:39:34] Voice 9: we currently understand.

[0:39:35] Trustee Fast: Thank you, Glenn. And I'm going to ask about your second question, too.

[0:39:40] Trustee Fast: Your second question, Glenn, was about the authority that the Islands Trust has to make

[0:39:49] Trustee Fast: changes like this. And who would like to take that one of the planners? Planner Dubinia?

[0:39:55] Voice 6: Yeah, thank you. Thanks, Glenn, for your questions. So I'm not sure if you mean if you're asking about

[0:40:02] Voice 6: the authority to like regulate land use or if you're asking about specifically development

[0:40:06] Voice 6: permit areas so i can just say that the local government act um does allow local governments

[0:40:14] Voice 6: to designated designate development permit areas um and for for specific reasons so um for this

[0:40:21] Voice 6: case it's protection of the natural environment and protection of development from hazardous

[0:40:24] Voice 6: conditions um the staff reports previously go through this in detail and i'm happy to forward

[0:40:30] Voice 6: forward them um to you i think the concern was more about the

[0:40:35] Voice 9: water the water okay

[0:40:37] Voice 9: how can you

[0:40:38] Voice 9: regulate things on the

[0:40:39] Voice 9: water that aren't on the island okay so that

[0:40:41] Voice 9: was a question from one of

[0:40:43] Voice 9: our members of our association that i'm passing along to you and we'd like to know the answer

[0:40:48] Voice 6: well yeah so the land use bylaw actually covers um 1 000 meters seaward of the keats island shoreline

[0:40:55] Voice 6: um and yeah we can regulate uh use and and density and structures um in that area yeah

[0:41:06] Voice 9: thank you thank

[0:41:08] Trustee Fast: you go ahead uh trustee rogers sorry

[0:41:12] Trustee Rogers: and thanks for the question glenn and nice

[0:41:15] Trustee Rogers: to see you again or i guess i can't see or hear you um it's a question we get asked a lot uh

[0:41:22] Trustee Rogers: And it's a little bit of a complicated legal issue as to, we can't regulate the water column, but we can regulate anything that's sort of attached to the seafloor bed.

[0:41:35] Trustee Rogers: And that's because of the legal decisions that says the province has control over the seafloor.

[0:41:43] Trustee Rogers: And that's why you have to get a dock permit from the province.

[0:41:47] Trustee Rogers: and that's and as a result they've given the trust and there's a much more convoluted legal

[0:41:56] Trustee Rogers: description as to why they've given the trust the authority to regulate to pass bylaws in relation

[0:42:02] Trustee Rogers: to structures in the marine area that attach to the seafloor we can't regulate boats going back

[0:42:13] Trustee Rogers: and forth. But if they're attached to the shoreline or the seafloor, then we have the

[0:42:19] Trustee Rogers: authority to do that. So that's sort of the simple answer. There's probably a much more

[0:42:25] Trustee Rogers: convoluted legal answer. And I see Sonia nodding. So I hope I got that mostly right.

[0:42:30] Voice 9: Thank you, Dan. Much appreciated.

[0:42:32] Trustee Fast: I'll just add, too, that the Islands Trust is not a municipality. We're not the same as a

[0:42:40] Trustee Fast: a regional district, the Islands Trust was set up

[0:42:43] Trustee Fast: to preserve and protect, I'm reading from the act here,

[0:42:49] Trustee Fast: the trust area and its unique amenities and environment.

[0:42:53] Trustee Fast: So it was set up around the same time

[0:42:55] Trustee Fast: as the Agricultural Land Reserve.

[0:42:57] Trustee Fast: And so it's got this special function

[0:43:00] Trustee Fast: and that's partly what is behind all this as well.

[0:43:05] Trustee Fast: Am I ready to go on to the next question

[0:43:07] Trustee Fast: or does uh anybody any panelists want to say anything else okay it's just i have a number

[0:43:14] Trustee Fast: of hands up so thank you very much glenn and i'm going to move on now to shivana brown um

[0:43:21] Trustee Fast: shivana i think maybe you can speak okay go ahead and tell us about confirm your name and

[0:43:26] Trustee Fast: and your connection with the island and and uh uh and questions for the planner thank you uh

[0:43:33] Voice 18: how's it working voice wise? Good. Thank you. Great. So it's myself,

[0:43:38] Voice 18: Siobhan Brown and my husband, David Watson.

[0:43:39] Voice 18: And we are down on Esplanade lane in Eastbourne.

[0:43:44] Voice 18: We've owned for about three years but our property was actually built in

[0:43:48] Voice 18: 1922. So similar to Glenn and his group, we are,

[0:43:53] Voice 18: we have some of the we're in one of those old cottages very close to the

[0:43:59] Voice 18: ocean. My question actually, and it's,

[0:44:02] Voice 18: it's actually a continuation off of one of Glenn's comments that Sonia responded to

[0:44:06] Voice 18: is that I wasn't able to see in any of the material that was previously shared through

[0:44:13] Voice 18: like either Jamie's reports or otherwise was of first of all how many oceanfront lots are there

[0:44:21] Voice 18: around Keats so first there's like sort of like collectively how many oceanfront lots are there

[0:44:26] Voice 18: how many have homes that are currently in the setback of 7.5 and that are currently grandfathered

[0:44:35] Voice 18: and then how many are ultimately going to be affected should this proposal go forward because

[0:44:40] Voice 18: exactly to the you know so the first picture three out of four homes were now either partially or

[0:44:47] Voice 18: or 100% now enclosed in that 7.5 to 15 meter section.

[0:44:55] Trustee Fast: Thank you, Siobhan.

[0:44:56] Trustee Fast: I think I heard one of the planners say

[0:44:59] Trustee Fast: that we didn't have this information yet.

[0:45:00] Trustee Fast: They don't do work unless the local trust committee

[0:45:05] Trustee Fast: directs them to or if we're at that stage

[0:45:07] Trustee Fast: in the work where that information is needed.

[0:45:10] Trustee Fast: But planners, who would like to take this question?

[0:45:13] Trustee Fast: question numbers of waterfront lots and homes in the setback um

[0:45:19] Voice 6: yes i can answer part of that

[0:45:22] Voice 6: question so um as of 2020 there were 90 individual parcels that fronted the natural boundary of the

[0:45:28] Voice 6: sea for keats we had mapping count that out for us um how many of those have um structures that

[0:45:36] Voice 6: are cited i'm guessing within the setback or outside of the current setback that's a question

[0:45:43] Voice 6: i can't answer um that we'd have to you know basically ask for a survey plan from every

[0:45:48] Voice 6: single one of those those owners but um i'll just note that the term grandfathered is not a legal

[0:45:53] Voice 6: term it's a colloquialism and we do use the term uh non-conforming like legal non-conforming or

[0:45:59] Voice 6: lawful non-conforming um under the local government act um so and and to determine whether something

[0:46:05] Voice 6: is or isn't uh legally non-conforming it's basically the onus is up to the landowner to

[0:46:12] Voice 6: prove that um and ultimately it can be taken to court to decide so um if we're talking about

[0:46:19] Voice 6: something existing now that meets the setback the 7.5 meter setback um but then we the 15 meter

[0:46:27] Voice 6: setback was adopted by the local trust committee that that would immediately make all of those lots

[0:46:33] Voice 6: um basically have legal non-conforming status for citing um if anything in below the 7.5 meter

[0:46:42] Voice 6: setback um yeah again it's historic and a lot of the we know there's a lot of historic development

[0:46:47] Voice 6: that's closer to the the natural boundary um so that you know really is a case-by-case

[0:46:54] Voice 6: situation um and we really wouldn't deal with it until we received either an application or

[0:47:01] Voice 6: a complaint um for violent enforcement okay

[0:47:05] Voice 18: yeah i think it's just surprising that and i did

[0:47:09] Voice 18: submit this note same thing to the email earlier was that originally the natural boundary setback

[0:47:17] Voice 18: was not part of this project's uh charter scope and mention of it didn't even um wasn't even shown

[0:47:27] Voice 18: up through february april and it really wasn't until your may 27th meeting that in the minutes

[0:47:36] Voice 18: it says that at that point in time as a result of a variance permit application that the minimum

[0:47:45] Voice 18: was being changed in the draft bylaws from 7.5 to 15 meters so you know for a project that has

[0:47:52] Voice 18: been ongoing for over three years to have a change occur quite reactionary is a bit surprising

[0:48:01] Voice 18: And I don't know if, you know, 90 oceanfront lots are aware of that change, particularly if they had been following the meetings prior to.

[0:48:12] Voice 18: And to even quote one of Jamie's past reports from February 4th, it was actually the direction of the LTC to maintain the existing setbacks.

[0:48:23] Voice 18: So why the sudden change?

[0:48:27] Trustee Fast: The planner would like to speak to that.

[0:48:30] Voice 6: Yeah, thanks, Shabana.

[0:48:32] Voice 6: so yeah actually this topic has come up uh through the three years um you know it's been

[0:48:38] Voice 6: kind of discussed here and there um and there yeah there has been some reluctance because

[0:48:43] Voice 6: because of the historical development pattern on keats island but that development variance

[0:48:49] Voice 6: that you're um speaking of um in the summer you know really brought to light this this issue so

[0:48:58] Voice 6: So, I mean, having structures close to the natural boundary immediately results in folks wanting to protect that development from erosion and from the sea.

[0:49:11] Voice 6: So, you know, this isn't something that we've just sprung, you know, from one meeting.

[0:49:18] Voice 6: It's something that we've been thinking about and highlighting that this is an outdated setback and it is time to look at it again.

[0:49:25] Voice 6: Again, I don't know if Sonia has anything further to speak on this because she was sort of involved with that DVP, but yeah.

[0:49:34] Planner Zupanec: No, more in general terms, I'll just add that the local trust committee at any point in their project charter development or in their project development can reevaluate the scope or the direction of a project.

[0:49:49] Planner Zupanec: And so despite the fact that they were repeatedly advised by staff that this project was still deficient by not addressing the setbacks, it took an application coming forward to really illustrate the potential situation of having multiple, you know, 90 shoreline modification applications coming forward at some point to protect infrastructure that just isn't ever going to be relocated as redevelopment occurs.

[0:50:19] Planner Zupanec: the next 30, 40, 50 years. And so it's at their discretion that the politicians can direct staff

[0:50:26] Planner Zupanec: to make any changes to the project or expand on any element of it. In this case, they've requested

[0:50:34] Planner Zupanec: that we come back with this particular setback inclusion. And the notification of property

[0:50:41] Planner Zupanec: owners has been through this process of mailing out notifications to encourage people to participate

[0:50:47] Planner Zupanec: participate in the community information meetings. So this is really the perfect timing for folks who

[0:50:52] Planner Zupanec: maybe were involved early on, but have forgotten or never have really been involved. This is a

[0:50:57] Planner Zupanec: great time to jump in. This project may change again, and likely they do. We see them change

[0:51:03] Planner Zupanec: right up until, you know, even after a public hearing. So, you know, stay tuned. The point of

[0:51:09] Planner Zupanec: today is to share what information we have today. Your input to the local trust committee may inform

[0:51:15] Planner Zupanec: reform more changes to the draft bylaws before they they are finally adopted so it's it's a

[0:51:21] Planner Zupanec: fluid process we are being transparent with what has been presented nothing's being hidden but this

[0:51:27] Planner Zupanec: is the classic case of how the legislative process works is that hopefully every rendition of these

[0:51:33] Planner Zupanec: bylaws is an improvement to sort of fine-tune these details so I hope

[0:51:39] Voice 18: that helps and if I

[0:51:41] Voice 18: one final question is there any opportunity for all islanders to vote on the the elements

[0:51:51] Voice 18: so rather than trying to get people to come to the these information meetings is doing it

[0:51:56] Voice 18: no differently than you would if you were having a strat a typical strata council meeting

[0:52:01] Voice 18: and changes under the strata act in your own buildings bylaws sure

[0:52:07] Planner Zupanec: so there's no referendum

[0:52:09] Planner Zupanec: that's being requested in terms of your input individually or as Islanders, you have your

[0:52:15] Planner Zupanec: individual right to connect with your elected officials and provide your specific input.

[0:52:22] Planner Zupanec: They have the sole discretion to make decisions about whether or not any element of these

[0:52:27] Planner Zupanec: bylaws is removed or included and whether or not it's approved.

[0:52:31] Planner Zupanec: They take into consideration the professional advice that they're given, policy directive

[0:52:37] Planner Zupanec: effective locally and provincially and federally, as well as the public input that they're going to

[0:52:45] Planner Zupanec: receive. So they have to balance that. Other governments, levels of government, as well as

[0:52:49] Planner Zupanec: First Nations. So the vote of the residents of the island, you know, it's not a format that they will

[0:52:57] Planner Zupanec: support or encourage because your input forms, you know, one third of a pie of input that they

[0:53:05] Planner Zupanec: need to consider to balance those really difficult decisions at the end of the day about whether a

[0:53:09] Planner Zupanec: bylaw is to be adopted or not so we just encourage throughout this process up until the close of a

[0:53:16] Planner Zupanec: public hearing that each and every resident tenant of keats island provides their input to the

[0:53:24] Planner Zupanec: elected officials and that's the the best forum to ensure that your voice is heard thank you very

[0:53:31] Trustee Fast: very much Planner Zupanets. And Planner Dubenya, can you remind people how they can

[0:53:38] Trustee Fast: submit their input?

[0:53:41] Voice 6: Yeah, thanks. The easiest way is to send an email to northinfo at

[0:53:48] Voice 6: islandstrust.bc.ca. And it can be directed to the local trust committee. It can be directed to

[0:53:54] Voice 6: myself. That's probably the easiest way. You can individually email myself or individually email

[0:54:00] Voice 6: a trustee but i think north info is probably your best bet um to make sure we all see it yes yeah

[0:54:08] Voice 6: thank

[0:54:09] Trustee Fast: you okay great i just want to say i've got four hands up so uh thank you very much shivana

[0:54:14] Trustee Fast: and i'm going to go now to bob quartermane bob if you could confirm your name and uh tell us

[0:54:20] Trustee Fast: about your connection to the island and your questions for the planner great

[0:54:24] Voice 10: thank you my

[0:54:24] Voice 10: My name is Bob Quartermain. I'm a Keats Island resident. I'm currently retired here. I have been on the island for 25 years. I own six 10-acre lots, including four water acre lots around Cotton Point.

[0:54:38] Voice 10: Point, two questions, one quick question,

[0:54:41] Voice 10: then a point and then a longer question.

[0:54:44] Voice 10: The first is just with respect to docks.

[0:54:46] Voice 10: For safety reasons, I have a fairly large dock,

[0:54:49] Voice 10: which meets current compliance.

[0:54:51] Voice 10: And wondering with the new regulations,

[0:54:53] Voice 10: whether you said, I think grandfathered

[0:54:57] Voice 10: isn't the appropriate term,

[0:54:58] Voice 10: but how do I ensure that I maintain my current dock?

[0:55:02] Trustee Fast: Legal non-conforming.

[0:55:04] Trustee Fast: Go ahead, Planner Devinia.

[0:55:05] Trustee Fast: It's

[0:55:09] Voice 6: an approved dock.

[0:55:10] Voice 6: Oh, sorry, say that again. I'm assuming this is an approved doc. Yeah, it's

[0:55:14] Voice 6: an approved doc and has been

[0:55:15] Voice 10: for many years. Okay,

[0:55:16] Voice 6: so just want

[0:55:17] Voice 10: to ensure how this regulation would impact on that.

[0:55:20] Voice 10: Yeah,

[0:55:20] Voice 6: thanks. So, yeah, it's, I mean, as it is now, and if these bylaws were adopted, you are free to use your dock as it is. When it comes time to remove it and replace it, that's where the bylaws would come into effect. So if you're just repairing something here and there, that's a different thing than actually removing and replacing.

[0:55:42] Voice 10: Okay, thank you. No, that's good. That's what my understanding was. I am a professional geoscientist, have been such for a number of years in the industry for 45 years. I have gone and reviewed all of the staff reports, and I'm unable to find any kind of professional engineer or professional geoscience report that looks at the geology and the geomorphology of the entire island and wondering what geological or geoscience work that you use to inform your research.

[0:56:11] Voice 10: decisions because again as we look at houses of individuals because much of this island is rock

[0:56:17] Voice 10: and there's actually very little shoreline that's not rock and not going to be subject to extensive

[0:56:22] Voice 10: erosion want to know how science was based on your decisions thank

[0:56:27] Trustee Fast: you very much bob and uh planners

[0:56:29] Trustee Fast: who would like to take this one i can go ahead plan it

[0:56:33] Voice 6: a bit um so yeah thanks again bob um

[0:56:37] Voice 6: And the, yeah, I mean, the intent of the regulations are to, you know, to protect the shoreline for the most part.

[0:56:45] Voice 6: If we're talking about harder surfaces, like you're saying, you know, there's areas of the island where a lot of this may not be applicable.

[0:56:56] Voice 6: But that being said, we do we do have mapping that we use shoreline mapping from, I believe, 2013 that was funded by Green Shores and the Stewardship Center for BC that identifies a buried shoreline.

[0:57:12] Voice 6: And so the blanket development permit area is intended to address all the shorelines.

[0:57:18] Voice 6: And in some cases, there's certain guidelines that may just, again, not be applicable depending on the site.

[0:57:24] Voice 6: um and each lot really is considered on a case-by-case basis um and and yeah while we

[0:57:30] Voice 6: recognize that softer shorelines are likely to be more vulnerable to sea level rise and

[0:57:34] Voice 6: there are an end to erosion and there's not as many around keats um we also know from the work

[0:57:42] Voice 6: done by our conservancy the islands trust conservancy that the coastal bluffs are also

[0:57:46] Voice 6: home to very fragile ecosystems and it's not so much about the geomorphology but it's about

[0:57:51] Voice 6: about, you know, the, the, the environment ecosystem that's there and, and, and the sensitivity of

[0:57:57] Voice 6: those. So, you know, they, they are harder and they may not be subject to things like erosion,

[0:58:03] Voice 6: but they do also have value, you know, diversity and, and other, you know, important

[0:58:14] Voice 6: functions too. So I don't know if I've answered your question, but.

[0:58:19] Voice 10: But the specific question was what actual geological geoengineering or geoscience work was done, which I take was not much or using other information.

[0:58:28] Voice 10: And I guess the concern in the question you made earlier was that, you know, we're looking at science here and applying it arbitrary.

[0:58:36] Voice 10: And, you know,

[0:58:36] Voice 10: you've heard here, these are people lives. We have to be able to look at it.

[0:58:40] Voice 10: And the geology is important because the erosion of it does inform the shoreline.

[0:58:45] Voice 10: And so I guess I would want to know the science that's been used and what specific reports I can go and look at as a professional giant geoscientist to see how you're impacting on the area where I live.

[0:58:58] Voice 10: Because I think we want to ensure that the trustees have good information around it as well.

[0:59:02] Voice 10: So that's what I was asking is the background behind that place.

[0:59:05] Trustee Fast: Very good. Okay. A question about the science. Planner Zupanets.

[0:59:09] Trustee Fast: So

[0:59:10] Planner Zupanec: we did do mapping back I think it was 2013 and we probably have this mapping available

[0:59:15] Planner Zupanec: still on our website we've updated the website but that did specific classification of shoreline

[0:59:21] Planner Zupanec: of Keats Island so we can point you to those maps and that was you know professionally prepared maps

[0:59:27] Planner Zupanec: contracted at work to do general classifications of the sensitivity of the shorelines for Keats

[0:59:34] Planner Zupanec: Island specifically. So that was the basis of discussions around the variability and the

[0:59:40] Planner Zupanec: associated ecosystems for those types of shorelines that are really critical. The other piece of the

[0:59:45] Planner Zupanec: science equation is the provincial guidelines pertaining to setbacks due to sea level rise

[0:59:51] Planner Zupanec: regardless of the shoreline composition is the province's guidelines around the 2100 sea level

[0:59:59] Planner Zupanec: Level rise.

[1:00:00] Planner Zupanec: and the 15 meter minimum setback that they've established

[1:00:02] Planner Zupanec: across all of coastal British Columbia.

[1:00:05] Planner Zupanec: So those two pieces are what inform our ability

[1:00:08] Planner Zupanec: to advise the local trust committee

[1:00:10] Planner Zupanec: if they wish to proceed with more site specific

[1:00:12] Planner Zupanec: classification of the Keats Island shorelines

[1:00:16] Planner Zupanec: to justify this development permit area, they can do that.

[1:00:20] Planner Zupanec: They need to source that project funding though

[1:00:22] Planner Zupanec: and direct staff accordingly.

[1:00:24] Planner Zupanec: And so to date that hasn't happened.

[1:00:26] Planner Zupanec: And I suspect that's because they're satisfied

[1:00:28] Planner Zupanec: with the level of information that we've provided them

[1:00:31] Planner Zupanec: based on the access to what we have

[1:00:34] Planner Zupanec: and the limited budget that we have.

[1:00:35] Planner Zupanec: And that this is not unlike

[1:00:37] Planner Zupanec: any other shoreline development permit area

[1:00:40] Planner Zupanec: that crossed the trust or other coastal areas

[1:00:42] Planner Zupanec: in British Columbia.

[1:00:43] Planner Zupanec: It's actually still on the very generous level of setbacks

[1:00:48] Planner Zupanec: and it's not nearly as restrictive

[1:00:52] Planner Zupanec: as other coastal development permit areas.

[1:00:55] Planner Zupanec: So the LTC has been confident

[1:00:56] Planner Zupanec: that what we've presented to date would be satisfactory in terms of you know current land

[1:01:02] Planner Zupanec: use planning practices in a coastal community and addressing first nations concerns as well

[1:01:07] Planner Zupanec: as ecological concerns so that's that's what we've used to date but there is definitely

[1:01:12] Planner Zupanec: opportunities for elected officials to go further and explore more site-specific science and data

[1:01:20] Planner Zupanec: but there needs to be a budget associated with that type of a project and to date we haven't

[1:01:25] Planner Zupanec: have that uh for this project

[1:01:27] Trustee Fast: thank you very much planner zupanets and um so maybe we can make sure

[1:01:32] Trustee Fast: that uh bob is able to find the shoreline maps that we've been talking about um i can't check

[1:01:40] Trustee Fast: the website right now but i'm sure we can follow up about that and um bob if you can't find them

[1:01:45] Trustee Fast: please get in touch with north info at islandstrust.bc.ca and ask for them the link

[1:01:54] Trustee Fast: specifically and uh i will just

[1:01:56] Trustee Rogers: say or if you want to send it to me i have bob's contact information

[1:01:59] Trustee Rogers: oh

[1:01:59] Trustee Fast: right okay and uh thank you and um i'll just say uh from bowen island's point of view

[1:02:06] Trustee Fast: i'm next door we're at 30 meters setback uh just so you know um and i i uh i don't think we're

[1:02:13] Trustee Fast: especially big and we're looking well anyway that's another story okay i will um i will go

[1:02:20] Trustee Fast: next to uh susan kegel susan if you could confirm your name and i'm probably saying it wrong uh your

[1:02:27] Trustee Fast: connection to the island and your question for the planners thank

[1:02:31] Voice 16: you very much yes so i am in

[1:02:34] Voice 16: plumper cove and um i have so many questions at this point but i will try to limit them

[1:02:42] Voice 16: i guess i would agree with what glenn had said earlier and shivana as well that i think those

[1:02:47] Voice 16: of us in plumper cove are very very very much opposed to all of these regulations i think you

[1:02:54] Voice 16: would find if you pulled the 90 some lots that are on the waterfront that uh everybody would be

[1:03:02] Voice 16: opposed to this um i think you would also find that a lot of people are within the 15 meter

[1:03:10] Voice 16: or setback. And I am concerned about the answer to one of Glenn's questions that we are all

[1:03:18] Voice 16: supposed to just take some few extra steps. Should we need to change anything or recover

[1:03:27] Voice 16: from a disastrous fire? A few extra steps, which sounds like a bunch more expense in order to prove

[1:03:36] Voice 16: that we can't relocate. I think a pretty simple survey of the island would make it clear which

[1:03:43] Voice 16: lots are impacted by these new regulations. And I don't think it's appropriate to require people

[1:03:54] Voice 16: in those situations to have to take those, quote unquote, few extra steps. I think we know right

[1:04:01] Voice 16: up front who they are. Susan, do you have questions for the planner? Well, I do have a question going

[1:04:09] Voice 16: back to some of the other things that are being talked about, which is it sounds like our input

[1:04:15] Voice 16: is not necessarily taken into consideration. We have no vote. We have to rely on our ability to

[1:04:23] Voice 16: make ourselves heard. And I think there's a lot of people in those 90 lots who do not know this

[1:04:31] Voice 16: is going on and do not have the ability to make themselves heard and apparently our making

[1:04:40] Voice 16: ourselves heard does not necessarily result in any actual changes. I feel very unrepresented

[1:04:47] Voice 16: by this process.

[1:04:49] Trustee Fast: Thank you Susan. I'm just going to follow up on one of your questions there which

[1:04:53] Trustee Fast: which was, do all the property owners know what's going on?

[1:04:59] Trustee Fast: Have everybody been receiving information?

[1:05:04] Trustee Fast: Perhaps, is there mail outs?

[1:05:08] Trustee Fast: Planner Dubenya, can you answer that question?

[1:05:13] Voice 6: Yeah, we have a list of landowners that's from BC Assessment,

[1:05:19] Voice 6: and that's who we mail out to.

[1:05:21] Voice 6: so it's based on who's attached to the title according to BC assessment and the mail outs do

[1:05:28] Voice 6: go out everything is online where people have information or looking for information and if

[1:05:34] Voice 6: they can't find it they're welcome to contact staff we can help you find information and

[1:05:42] Voice 6: yeah I think that's I

[1:05:43] Voice 16: can say as a landowner I did not receive said notification okay well then

[1:05:49] Trustee Fast: I think that would be great Susan if you could get in touch with either Dan or Will Cottingham

[1:05:58] Trustee Fast: northinfo at islandstrust.bc.ca and confirm your address with them and make sure that you

[1:06:08] Trustee Fast: receive that info next time it's mailed out and that would be because that's a significant

[1:06:15] Trustee Fast: question is to make sure that you're being contacted. Did you have another question for

[1:06:20] Trustee Fast: the planners?

[1:06:24] Voice 16: No, I don't have another question. I have another statement, which would be that

[1:06:27] Voice 16: mapping the island's shoreline is not at all the same as having scientific justification

[1:06:35] Voice 16: for these rules and regulations. So I would reiterate what the previous person said

[1:06:41] Voice 16: said about requiring more scientific justification. I, you know, I agree completely with the goals

[1:06:49] Voice 16: stated at the top of the bylaws. But there's just this enormous jump from those goals to the

[1:06:57] Voice 16: specifics in the bylaws. And I see no justification for that jump.

[1:07:03] Trustee Fast: Thank you very much. Thank you,

[1:07:05] Trustee Fast: Susan. And I see Trustee Rogers has his hand up. Go ahead.

[1:07:08] Trustee Rogers: And thank you, Susan, for that.

[1:07:10] Trustee Rogers: Can I just ask, and I'm not asking for an answer tonight, but for everybody who says that, because we've heard a number of things, is about, I don't know, two months ago, I sent out a notice of about three pages long, which sort of outlined what we were doing.

[1:07:30] Trustee Rogers: And I laid out the six goals that are in the OCP and said, you know, I'd like you, I asked people to think about whether they support those goals or not.

[1:07:40] Trustee Rogers: So, what I would encourage everybody to do is, if they're going to say they support those goals, but then say, but they don't support what we're doing, is how do you envision that we would achieve those goals in the context of all of this?

[1:07:59] Trustee Rogers: And again, I'm not asking to get into that discussion tonight. And so that's a message for everybody, is because this is what this is all about. And I want people to think specifically. So thanks, Susan. I appreciate your comments related to that.

[1:08:15] Trustee Rogers: that um i am a little concerned if if there are people that have not received notification i have

[1:08:24] Trustee Rogers: a emailing list of well over uh 130 maybe maybe higher than that 150 200 people on keats island

[1:08:32] Trustee Rogers: and i know my emails are shared so i am surprised to hear that there might be people that don't know

[1:08:38] Trustee Rogers: and um we take everybody's point of view into account so thank you

[1:08:46] Trustee Fast: Thank you. And yeah, there may be new people to the island or members of a family where the notifications are going to some people or one person and the other members of the family don't know. So please help us spread the word and by all means, get in touch.

[1:09:03] Trustee Fast: Thank you, Susan. Next I've got, I had Jan Hagedorn down, but I think I may have lost her. Anyway, her hand isn't up anymore. So Jan, if you'd like to speak, please raise your hand again. And I'm going to go to Josh Lepin. Josh, if you could just confirm your name and your connection to which part of the island and your questions for the planner.

[1:09:27] Trustee Fast: Hi,

[1:09:28] Voice 1: guys, trustees and planners. Nice to see you all. Josh Lapine from, I represent the Convention of Baptist Churches of British Columbia, the landowner of DL 696 and newly created lot two, which represents the 110 leaseholder lots on DL 696.

[1:09:51] Voice 1: six um i sent out uh my set of questions earlier today with uh some lidar maps that kind of

[1:10:00] Voice 1: highlight what the seven and a half to 15 meter setbacks would would do um i don't necessarily

[1:10:08] Voice 1: want to reiterate that question now because i think it um within within that email uh i was

[1:10:14] Voice 1: I was fairly detailed in outlining the impact.

[1:10:21] Voice 1: I just want to highlight the extensive process we went through in the creation of our bylaw 143, the many, many years spent developing that.

[1:10:32] Voice 1: And the key reason, in my point of view, was that we've got a community, existing community, that is unconforming in many ways to many of the modern bylaws.

[1:10:44] Voice 1: And the reason it took the length of time it took is because we had to develop a bylaw that was almost custom tailored to our area, to our developments.

[1:10:59] Voice 1: And if I look at the foreshore development, I see this really as part of that.

[1:11:05] Voice 1: When you look at the developed properties, waterfront properties make up more than 50% of the 110 lots. And on those developed shoreline properties, this bylaw change or bylaw 153, 154 would affect 100% of the existing structures there.

[1:11:29] Voice 1: And in my mind, when I think of a development variance permit, I think that that is for the exception and not the rule. It is for cases that are outside of the norm. And in our case, it would be 100% of individuals with waterfront dwellings that would be affected by it.

[1:11:49] Voice 1: And in my mind, that just seems that it would be adding a layer to those properties that

[1:11:59] Voice 1: would be beyond, I would say, reasonable.

[1:12:03] Voice 1: And given, you know, if this, I guess if this bylaw was in effect prior to us negotiating

[1:12:09] Voice 1: bylaw 143, it would have been a condition of 143 for us to be able to move forward with

[1:12:14] Voice 1: it that that that zoning that that setback would not be uh would not be able uh to apply to us so

[1:12:22] Voice 1: i guess my question really centers around is there a way to apply the the bylaw if it were to go all

[1:12:32] Voice 1: the way uh to certain lot sizes where it would you know on a 10 acre lot size uh for instance

[1:12:39] Voice 1: there would be a lot more opportunity to to meet those setbacks um or can it be applied to regions

[1:12:46] Voice 1: of keats where it doesn't affect 100 of the uh the waterfront dwellings that are existing

[1:12:53] Voice 1: thank

[1:12:54] Trustee Fast: you for your question josh and uh over to you planner dabena hi

[1:13:04] Voice 6: hi thanks josh um for

[1:13:06] Voice 6: sending your questions ahead of time too by the way uh so yeah i mean that's an option that the

[1:13:12] Voice 6: local trust committee can can sorry can consider um it would certainly take uh more analysis um

[1:13:19] Voice 6: and you know just you know to determine what the threshold would be um you know what size lot you

[1:13:27] Voice 6: know that sort of thing so you know i can't say um you know from from applying staffs for sex

[1:13:34] Voice 6: if that makes sense because it's sort of you know giving leniency to one area of the island only

[1:13:39] Voice 6: um you know but if we're talking about lot sizes that's something that the local trust

[1:13:44] Voice 6: committee could consider but you know it would take some looking into for sure um we'd have to

[1:13:49] Voice 6: look at all the lot sizes along um or around the natural boundary i mean we know eastbourne and

[1:13:55] Voice 6: your area that you represent are probably the smallest lots um so yeah hope does that answer

[1:14:01] Voice 6: your question yeah

[1:14:03] Voice 1: and i guess you know as we move further in this process and we get to a public

[1:14:08] Voice 1: hearing and and further readings you know all of this information and and these statements and

[1:14:14] Voice 1: questions today would go into that analysis um after this meeting so that's um you know i

[1:14:21] Voice 1: appreciate the opportunity to be able to present the questions today and and uh and highlight some

[1:14:27] Voice 1: of the challenges we have so thank you thanks

[1:14:30] Trustee Fast: thank you very much josh and um next up um we've

[1:14:35] Trustee Fast: We've got Ian Root.

[1:14:37] Trustee Fast: Ian, if you could just confirm your name,

[1:14:39] Trustee Fast: your connection to which part of the island,

[1:14:41] Trustee Fast: and your questions for the planner.

[1:14:44] Voice 11: Hi, Ian Root from Plumper's Cove.

[1:14:47] Voice 11: Our family's been in Plumper's since the early 1940s.

[1:14:53] Voice 11: You know, my concern with the changing the setback

[1:14:57] Voice 11: from the 7.5 to beyond that, to 30 or beyond that,

[1:15:02] Voice 11: is the for whatever reason when the properties were developed and and it's a group of them all

[1:15:09] Voice 11: within plumbers cove they're all designed like a hockey stick which put the cabins at the front of

[1:15:14] Voice 11: those lots so if any of us had to rebuild our property in the future and we weren't able to

[1:15:23] Voice 11: get the variance we would actually be building a property a cabin behind our neighbors so it would

[1:15:29] Voice 11: render our property pretty much useless to ever rebuild on if that was we were forced into that

[1:15:34] Voice 11: situation so the lot size the previous caller said about the lot size being you know 10 acres

[1:15:41] Voice 11: it doesn't really apply if you're hot if you have a hockey or a property that's shaped like a hockey

[1:15:46] Voice 11: stick that's designed for all the cabins to be around the waterfront without building anything

[1:15:51] Voice 11: upland because you wouldn't build behind your neighbors the other problem with the rule

[1:15:59] Voice 11: is if you were to build a new cabin if you had a property that you could build a cabin

[1:16:06] Voice 11: into that 30 meter setback then it you're going against all your other rules about cutting down

[1:16:13] Voice 11: trees because now you're going to cut down all the trees in the upland area that were there

[1:16:17] Voice 11: naturally before that just to move a cabin back to meet your setback so you've now created you

[1:16:25] Voice 11: you know, going against the whole tree cutting thing that you want to try and achieve. So,

[1:16:30] Voice 11: you know, it seems to me that you're applying a set of blanket rules to a place that it doesn't

[1:16:39] Voice 11: fit. And, you know, you need to take more consideration of the individual properties

[1:16:44] Voice 11: and the site that those properties have been built with to really understand why a cabin is where it

[1:16:52] Voice 11: is and why it can't be moved to achieve your setback requirements.

[1:16:59] Trustee Fast: Thank you Ian and I'm just

[1:17:00] Trustee Fast: going to stop you for a second because I think I heard you say the words 30 meter setback I just

[1:17:05] Trustee Fast: want to confirm that that's not what we're talking about here that's Bowen 30 meters.

[1:17:10] Voice 11: No you said

[1:17:11] Voice 11: early you said earlier on that that that was on the table that the First Nations would prefer if

[1:17:19] Voice 11: if we went to 30 or even 30 to 40 to 50 meter setback.

[1:17:24] Voice 11: So that is where, you know, all of a sudden you have,

[1:17:28] Voice 11: you know, like, okay, how far back

[1:17:30] Voice 11: are we going here?

[1:17:32] Trustee Fast: That's a great question, Ian.

[1:17:33] Trustee Fast: And let's just clear that up.

[1:17:36] Trustee Fast: Planner Dubenya.

[1:17:38] Trustee Fast: All right, thanks.

[1:17:39] Trustee Fast: Yeah,

[1:17:39] Voice 6: so the proposed by-law is proposing a setback

[1:17:42] Voice 6: of 15 meters and for the development permit area

[1:17:45] Voice 6: to measure upland 15 meters from the natural boundary.

[1:17:48] Voice 6: I did mention that we have heard from First Nations that it's preferable to be you know 15

[1:17:54] Voice 6: to 30 meters setback but the LTC the local trust committee is considering a 15 meter setback at

[1:18:00] Voice 6: this time at

[1:18:01] Trustee Fast: one five yeah

[1:18:02] Voice 6: yeah one five thank you okay

[1:18:04] Trustee Fast: good just wanted to make sure that I

[1:18:06] Trustee Fast: hadn't modeled things up thank you and did you have another plan another question uh Ian so it's

[1:18:12] Voice 11: okay for somebody then to build a cabin to rebuild their cabin and cut down all the trees that go

[1:18:17] Voice 11: go along with that to move their cabin to meet the your criteria this

[1:18:22] Voice 6: uh go ahead uh planner

[1:18:24] Voice 6: yeah so i can comment on that i mean yep um yeah we don't we don't encourage tree cutting but at

[1:18:32] Voice 6: the same time um when once a cabin you know lives out its life and is removed um and then you're

[1:18:38] Voice 6: required to you know if they have if you you know if you're required to set back 15 meters all that

[1:18:43] Voice 6: that area between the natural boundary and the 15 meters now has an opportunity to grow back and

[1:18:50] Voice 6: that area is you know identified as being an important area it's a riparian vegetation area

[1:18:55] Voice 6: and it provides habitat and protection um shade you know for um for species on on the shore so

[1:19:03] Voice 6: it's you know that area would have have an opportunity to actually grow back um so you

[1:19:08] Voice 6: know while we'd be losing trees if you are having to cut trees further back on your lot you'd be

[1:19:13] Voice 6: gaining you know um more habitat closer to the the vulnerable vulnerable area which is the shoreline

[1:19:19] Voice 6: thank you very much i think that's a

[1:19:22] Voice 11: bogus answer but anyway thank you

[1:19:25] Voice 11: thank

[1:19:26] Trustee Fast: you ian uh for your

[1:19:28] Trustee Fast: questions and um i'm just seeing another four i've got four hands now uh bob i've i've got bob

[1:19:36] Trustee Fast: quatermain but i'm not going to go to him next because i'm going to try and get the first time

[1:19:40] Trustee Fast: speakers in uh first so i'm going to uh skip you bob um maybe take your hand down and put it up

[1:19:47] Trustee Fast: again or hang on because i'm keeping a list so whichever you'd like to do and uh paul millie

[1:19:52] Trustee Fast: is who i've got next on my list paul if you could confirm your name uh the part of the island that

[1:19:58] Trustee Fast: you're um or your connection with the island and uh questions for the planners

[1:20:03] Voice 7: paul millie i'm a

[1:20:06] Voice 7: leaseholder on DL 696, have been there for about 30 years. And I think we are one of the few

[1:20:16] Voice 7: cottages along that strip of shoreline that was built after the seven and a half meter setback

[1:20:25] Voice 7: was established. So we're actually behind that. But 15 meters starts to create a whole lot of

[1:20:33] Voice 7: problems that have already been presented. I've got a couple of questions. I think, Jamie,

[1:20:40] Voice 7: you said something about 90 waterfront lots on Keats. And I'm wanting to check that number

[1:20:48] Voice 7: because as Josh just indicated, there's something like 60 waterfront lots on DL696.

[1:20:55] Voice 7: And I'm sure that there's many more than that around the rest of the island. So

[1:21:00] Voice 7: So how accurate is that 90 number?

[1:21:04] Voice 6: Yeah, Paul, thanks for pointing that out.

[1:21:06] Voice 6: The number that we counted was in 2020.

[1:21:09] Voice 6: So it included district lot 696 as one lot.

[1:21:12] Voice 6: So yeah, we're going 150 lots now then if it's 60.

[1:21:18] Voice 6: So thanks for pointing that out.

[1:21:19] Voice 6: And that could be corrected in the

[1:21:21] Voice 7: by-law.

[1:21:22] Voice 6: I

[1:21:22] Voice 7: think that's pretty significant

[1:21:24] Voice 7: if you're dealing with 150 or 200 lots.

[1:21:31] Voice 7: The other thing you mentioned was, it's been stated a couple of times that seven and a half meters is outdated. And it was established in the 70s, but why is it outdated? That just doesn't seem practical to me.

[1:21:51] Trustee Fast: Leonard Dubenya?

[1:21:53] Voice 6: Yeah, so bylaws from the 1970s

[1:21:57] Voice 6: don't take into consideration

[1:21:59] Voice 6: as much of the information we have now

[1:22:02] Voice 6: about the importance of protecting that area.

[1:22:07] Voice 6: So yeah, they are outdated.

[1:22:09] Voice 6: The bylaw now from 2002 is outdated.

[1:22:14] Voice 6: So I don't know if I can answer that question

[1:22:17] Voice 6: any more than that.

[1:22:18] Voice 6: Well,

[1:22:19] Voice 7: I would say that maybe the Islands Trust is outdated because it was created in the 70s.

[1:22:25] Voice 7: And the Islands Trust was created after Eastbourne and DL 696 was developed.

[1:22:33] Voice 7: So it starts to irk a little bit when I hear some of the comments around the background on these developments or changes that are being proposed.

[1:22:44] Voice 7: and the one thing that i haven't heard taken into consideration is the amount of inconvenience

[1:22:52] Voice 7: this creates for anybody trying to deal with their private property thank

[1:22:59] Trustee Fast: you paul i'm going to ask

[1:23:01] Trustee Fast: uh planner zupanets you i think i saw you had a something to add there to about the outdatedness

[1:23:07] Trustee Fast: just

[1:23:09] Planner Zupanec: to address the the profession of land use planning and coastal land use planning

[1:23:15] Planner Zupanec: The best management practices for coastal areas is 15 to 30 meter setbacks for buildings and structures adjacent to the natural boundary of the sea.

[1:23:25] Planner Zupanec: And for principal dwellings and residents, that 15 to 30 meter setbacks is the standard where accessory buildings, so buildings that aren't habitated, could be less than that.

[1:23:38] Planner Zupanec: So there is coastal planning best management practices, as with any profession, that we look to and guide our elected officials with.

[1:23:49] Planner Zupanec: So when we refer to outdated, it's because our profession is informed by land use planning, which is multifaceted in terms of the science that informs community planning and settlement patterns.

[1:24:03] Planner Zupanec: environmental planning is a big significant piece of what we do for coastal planning as well

[1:24:09] Planner Zupanec: so the our awareness in 2020 of critical habitat loss in the coastal region due to settlement

[1:24:18] Planner Zupanec: patterns that were approved in the last 50 to 100 years is is far more mature now than it was

[1:24:27] Planner Zupanec: even a decade ago. And our First Nations awareness of reconciliation and their rights and title

[1:24:34] Planner Zupanec: have also evolved even in the last decade to the point where we understand that that critical

[1:24:38] Planner Zupanec: foreshore zone provides a number of functions and features that far exceeds what we understood

[1:24:47] Planner Zupanec: when those arbitrary setbacks were established in the 70s. So there's a lot more sensitivity

[1:24:54] Planner Zupanec: and thought now that's why the development permit area creates an opportunity on a case-by-case basis

[1:25:01] Planner Zupanec: to do a site-specific evaluation of what is the best possible layout for redevelopment

[1:25:07] Planner Zupanec: for that particular site and we are well aware that that means that there's an extra application

[1:25:13] Planner Zupanec: process for individuals like yourself property owners that they would have to go through before

[1:25:20] Planner Zupanec: before they can submit their building permit.

[1:25:22] Planner Zupanec: So it is an extra step.

[1:25:23] Planner Zupanec: And it may require that you do need to consult

[1:25:26] Planner Zupanec: with some other land development professionals

[1:25:28] Planner Zupanec: to come up with the best possible proposal

[1:25:30] Planner Zupanec: to reduce the impact.

[1:25:32] Planner Zupanec: So when you use the word inconvenience,

[1:25:35] Planner Zupanec: we look at it as it's our responsibility

[1:25:39] Planner Zupanec: to ensure the best possible layout

[1:25:42] Planner Zupanec: for future settlement patterns

[1:25:45] Planner Zupanec: that reduce the cumulative negative impacts

[1:25:47] Planner Zupanec: that development can have so we're not saying that all development has that impact but it can

[1:25:54] Planner Zupanec: when there isn't a guidelines and objectives that we can all agree to which is the whole point of

[1:26:01] Planner Zupanec: the special purpose government the islands trust and it's evolved since the 40s as well or since

[1:26:06] Planner Zupanec: in the 40 years that it's been around so that's the intent is to create a case-by-case evaluation

[1:26:13] Planner Zupanec: valuation of these lots and in some cases there won't be any ability to change or deviate from

[1:26:19] Planner Zupanec: the current settlement pattern so that's where the variance is a administrative process to say

[1:26:26] Planner Zupanec: on this title on this lot the cabin or the cottage or the dwelling is permitted to exist in this

[1:26:33] Planner Zupanec: footprint because all the information that's been provided lends itself that this is actually the

[1:26:39] Planner Zupanec: only location for that so we've seen that already we're just saying that that's sort of what would

[1:26:44] Planner Zupanec: be borrowed that sort of process would be similar to what might happen if this were to be adopted

[1:26:51] Planner Zupanec: we have numerous cases of variances across the trust that we administer and process and each

[1:26:59] Planner Zupanec: application is based on its own merits so that's your shoreline that's your specific topography

[1:27:05] Planner Zupanec: That's what kind of forest ecosystem you might be within.

[1:27:09] Planner Zupanec: All those considerations would be analyzed

[1:27:13] Planner Zupanec: through that development permit application process.

[1:27:16] Voice 7: And you mentioned

[1:27:17] Trustee Rogers: that it's-

[1:27:18] Trustee Fast: Thank you, Planner Zubinitz.

[1:27:19] Trustee Fast: And go ahead, Trustee Rogers.

[1:27:21] Trustee Rogers: No, I heard Mr. Miley asking,

[1:27:23] Trustee Rogers: Millie asking another question.

[1:27:26] Trustee Rogers: Oh, go ahead.

[1:27:27] Voice 7: It was mentioned that the development permit

[1:27:31] Voice 7: would have a fee of $440 and take three months minimum.

[1:27:36] Voice 7: does that fact do those factors change much if there's a variance permit application at the same

[1:27:43] Voice 7: time we

[1:27:45] Planner Zupanec: have a joint fee schedule currently where there's a reduced fee if there's a variance at the

[1:27:52] Planner Zupanec: same time as a development permit because that that likely is often the case so i think the

[1:27:58] Planner Zupanec: local trust committee is being asked to review their fees bylaw in the next few months and that

[1:28:04] Planner Zupanec: that might be something that they, you know, might, might, will be

[1:28:10] Planner Zupanec: considered. Yeah, or might

[1:28:11] Planner Zupanec: might be subject to some more consideration. But typically, if you apply for both, there's a there's

[1:28:16] Planner Zupanec: a joint reduced fee for those two applications. And

[1:28:20] Voice 7: is the three months get longer if there's a

[1:28:22] Voice 7: variance?

[1:28:24] Planner Zupanec: Not not in our experience, they're concurrent applications, we do notification

[1:28:29] Planner Zupanec: with variance which is a different piece we do notify adjacent property owners so we do need to

[1:28:35] Planner Zupanec: build in a bit of extra time usually 10 days prior to a consideration everybody needs to be in receipt

[1:28:40] Planner Zupanec: of that notice um yeah so much like building permits these days at the srd where there's a

[1:28:48] Planner Zupanec: there's you know weights um when you apply for the building permit you can concurrently apply

[1:28:53] Planner Zupanec: for these or in advance of the building permit and just get the ball rolling

[1:28:58] Planner Zupanec: you know we do we have examples of how development permits work on Gambier on other islands in the

[1:29:05] Planner Zupanec: trust area so if you have specific questions about the processing we can we can chat about that but

[1:29:11] Planner Zupanec: for now this is what it might look like if this were to be adopted it's it's anticipated to happen

[1:29:16] Planner Zupanec: at the time of a building permit application okay thank you

[1:29:20] Planner Zupanec: thank

[1:29:21] Trustee Fast: you Paul I'd like to move along

[1:29:22] Trustee Fast: because I've still got five hands up and and that was just 10 minutes so I'd encourage if there's

[1:29:27] Trustee Fast: if you've got more questions um when we get down to the part where people can ask second questions

[1:29:32] Trustee Fast: please put your hand hand up again and um i'm going to move on now uh to joel melanson joel

[1:29:39] Trustee Fast: if you could confirm your name and your connection to the island and questions for the planners

[1:29:43] Trustee Fast: please go ahead yes

[1:29:45] Voice 8: hi uh can everyone hear me my name is john

[1:29:47] Voice 8: lanson i'm new to relatively new

[1:29:49] Voice 8: to keats uh i'm actually next door to siobhan siobhan and dave there um my i have two questions

[1:29:56] Voice 8: One, I've been perusing the Island Trust map site.

[1:30:00] Voice 8: And I'm trying to find the natural boundary barrier for Keats Island.

[1:30:04] Voice 8: It seems like there's lots of information on other

[1:30:06] Voice 8: islands like Gambier and such.

[1:30:09] Voice 8: I'm just wondering if there's a way to get that information on the MAPIT program.

[1:30:14] Trustee Fast: That's a good question for maybe, Planner Debenia, are you familiar with looking at it through the MAPIT lens?

[1:30:23] Trustee Fast: Because I know there's different kinds of software.

[1:30:25] Voice 6: I am familiar, but I'm not sure.

[1:30:28] Voice 6: like what sorry I don't quite understand you're trying to find where the natural boundary is on

[1:30:33] Voice 6: the map yeah

[1:30:34] Voice 8: you you have lots of property boundaries and other islands have the natural

[1:30:38] Voice 8: boundary mapped as a as a as a um you as a as a layer

[1:30:44] Voice 8: as a layer yeah exactly that's the word I

[1:30:47] Voice 8: was looking for okay um and there's nothing for Keats I was just interested to see if that was

[1:30:51] Voice 8: available in some or could be added to the mapping program um

[1:30:55] Voice 6: well yeah i mean i can i can see you

[1:30:59] Voice 6: know why that layer is not added for keats but i'll just i'll just note that the natural boundary

[1:31:03] Voice 6: um when it shows up on our our mapping is not going to be exact um you know right so

[1:31:10] Voice 6: um the only really really to determine it is to be on the land and a surveyor to basically mark it

[1:31:17] Voice 6: but um you can get a sense from the mapping but if if you want Joel I can I can look into it and

[1:31:23] Voice 6: get back to you it's

[1:31:25] Voice 8: not something that needs to be addressed immediately I was just kind of

[1:31:27] Voice 8: interested to see if that could be added or as a reference and the second second point I wanted to

[1:31:31] Voice 8: make was you know kind of following up on Shabana's uh comment about the essentially the evolution of

[1:31:38] Voice 8: the of the bylaw and the development kind of the incorporation of this the seven and a half to 15

[1:31:43] Voice 8: 15 meters. It sounds like, you know, again, I'm pretty new to the island, but, you know,

[1:31:48] Voice 8: Siobhan and others have been here for quite a while. So if it's news to them in the process,

[1:31:52] Voice 8: do you feel it's appropriate for us to take a bit more time to review this before it goes to

[1:32:01] Voice 8: further steps in the process? I mean, I think this seven and a half to 15 meter increment is

[1:32:08] Voice 8: is a pretty significant portion.

[1:32:10] Voice 8: And from all the feedback I've heard to date,

[1:32:12] Voice 8: that seems to be the main focus of the comments.

[1:32:16] Voice 8: Maybe wondering about the flexibility of the process

[1:32:18] Voice 8: in terms of getting a bit more time on our hands

[1:32:21] Voice 8: to kind of absorb this information

[1:32:23] Voice 8: and really kind of understand the impacts

[1:32:27] Voice 8: it would have on our properties.

[1:32:31] Voice 6: Planner Dubenya.

[1:32:34] Voice 6: Staff don't typically dictate the speed.

[1:32:37] Voice 6: So I think that's the trustee.

[1:32:39] Voice 6: I think that's more of a trustee question.

[1:32:41] Voice 6: Yeah, so I'll maybe let you respond, or Trustee Rogers.

[1:32:47] Trustee Fast: Well, I'll respond briefly just to say we've got another one of these community information meetings.

[1:32:54] Trustee Fast: And then, you know, as we have our regular schedule of meetings there, it goes through the steps and we try to do the business of the local trust committee and keep things moving along.

[1:33:06] Trustee Fast: long. Trustee Rogers, do you have anything you want to add?

[1:33:10] Trustee Rogers: Well, I just want to say,

[1:33:12] Trustee Rogers: if you go back to the presentation from the planner about where we're at in the process

[1:33:16] Trustee Rogers: and how many more steps there are to go, we have our referrals out right now. We're doing our

[1:33:22] Trustee Rogers: community information meetings, which we have to absorb, which will probably take the remainder of

[1:33:28] Trustee Rogers: this calendar year. And there's always opportunity for more input after that. I'll just say,

[1:33:35] Trustee Rogers: To some extent, we're, well, not to some extent, we're three years into this project. And, you know, we started out with a, and I know you weren't on the island, Joel, but we started out with a survey and a couple of information meetings where we got a lot of input, etc. about the ideas behind this project.

[1:33:56] Trustee Rogers: We had a year long working group,

[1:33:58] Trustee Rogers: which talked about the principles

[1:34:01] Trustee Rogers: that we wanted to incorporate

[1:34:03] Trustee Rogers: into the work we wanted to do.

[1:34:05] Trustee Rogers: And then staff now has been working on this

[1:34:07] Trustee Rogers: for six to eight months.

[1:34:08] Trustee Rogers: And I agree, although this issue of 15,

[1:34:13] Trustee Rogers: seven and a half versus 15 meters

[1:34:14] Trustee Rogers: has been part of the discussion for quite a while.

[1:34:18] Trustee Rogers: We had a number of, we had, in fact,

[1:34:21] Trustee Rogers: the planner did do a comparison of our Island

[1:34:25] Trustee Rogers: and to all of the other islands and the islands trust

[1:34:28] Trustee Rogers: to sort of see where we fit

[1:34:30] Trustee Rogers: and what other avenues were available.

[1:34:34] Trustee Rogers: So all I would say is I think there is,

[1:34:38] Trustee Rogers: at least my sense is,

[1:34:41] Trustee Rogers: I'm sort of anticipating this will take us

[1:34:43] Trustee Rogers: most of the rest of this term,

[1:34:45] Trustee Rogers: which is about a year to finish this process.

[1:34:48] Trustee Rogers: So I'm hoping that's enough time for people to absorb it.

[1:34:52] Trustee Rogers: I hope that's an answer to your question.

[1:34:56] Trustee Fast: thank you very much trustee rogers and uh i've got more

[1:34:59] Trustee Fast: hands up now so i'm going to uh look at

[1:35:02] Trustee Fast: the list i've got susan kegel but i've spoken uh susan yes i've got a check mark beside your name

[1:35:08] Trustee Fast: so i'm going to go past you now to somebody who hasn't spoken and that's uh uh uh jan hagedorn jan

[1:35:15] Trustee Fast: um can you confirm your name and your connection to the island and welcome back i think you're a

[1:35:20] Trustee Fast: former trustee and uh your question for the planners thank

[1:35:23] Voice 21: you yes jan hagedorn i've been

[1:35:26] Voice 21: 60 plus years on the island um grandchildren are fifth generation so it makes it really

[1:35:32] Voice 21: interesting part of six district lot 696 and i just want to thank you for the discussion and

[1:35:39] Voice 21: the questions and i one of mine was answered and it was to do with you know the small lots

[1:35:46] Voice 21: and district 696 and the confusion around that and just you know there's a real recognition too that

[1:35:54] Voice 21: in district lot 696 specifically huge amounts of the shoreline are already protected

[1:36:02] Voice 21: and a lot of the you know there's a huge amount probably 100 plus acres that's uh protected

[1:36:10] Voice 21: behind so it's a unique space those lots are small and yes they were clustered and

[1:36:17] Voice 21: Close to shore. Anyway, I think questions have been answered about that.

[1:36:22] Voice 21: I wanted to ask there, you said there was a 35 square meter float maximum for any new existing floats or if you had to change them.

[1:36:35] Voice 21: What about is there has there been any consideration for shared docks and what that looks like?

[1:36:45] Voice 21: I know you talked about that, but what is the incentive to encourage, rather than the proliferation of docks,

[1:36:52] Voice 21: has there been a discussion around how can we encourage people to share docks?

[1:36:57] Voice 21: And that would hopefully keep down the impact on the foreshore as well as the cover to the ocean and the eelgrass and whatever.

[1:37:09] Voice 21: So that's my question.

[1:37:11] Trustee Fast: Thank you. Thank you, Jan.

[1:37:13] Trustee Fast: and uh uh planner uh debena yeah

[1:37:18] Voice 6: thanks jan um it's nice to see you here um yeah there hasn't

[1:37:22] Voice 6: really been any further incentivization of sharing docs um at this point so you know that's something

[1:37:30] Voice 6: that again the local trust committee could consider um you know what that looks like

[1:37:35] Voice 6: you know not quite sure you know the the proposed bylaw um also um is reducing the size of the

[1:37:46] Voice 6: shared docks as well um you know just to reduce the size in general but um yeah i don't know i

[1:37:52] Voice 6: don't think i can really answer sorry sorry to interrupt but there is

[1:37:55] Trustee Rogers: still an incentive for

[1:37:57] Trustee Rogers: if you share your dock that it can be bigger yeah

[1:38:00] Voice 6: sorry yeah that's right yeah i

[1:38:02] Trustee Rogers: mean that

[1:38:03] Trustee Rogers: That still exists in the bylaw.

[1:38:05] Voice 21: Okay.

[1:38:05] Voice 21: So there's an opportunity there if you're really, you know,

[1:38:10] Voice 21: considering that is to make those incentives and to encourage people do

[1:38:15] Voice 21: that.

[1:38:15] Voice 21: It does protect the foreshore.

[1:38:18] Voice 21: So what is that?

[1:38:20] Voice 21: What is the size?

[1:38:21] Voice 21: And is there,

[1:38:22] Voice 21: is there a larger structure that you could put on the foreshore?

[1:38:25] Voice 21: I don't know.

[1:38:26] Voice 21: I'm just throwing that out.

[1:38:29] Trustee Fast: Yeah.

[1:38:30] Trustee Fast: I think it looks like trustee Rogers is looking it up and,

[1:38:34] Trustee Fast: And because I did see something like that earlier as well.

[1:38:38] Trustee Fast: So maybe we'll come back to that one.

[1:38:40] Trustee Fast: If you don't mind, Jan.

[1:38:42] Trustee Fast: I

[1:38:42] Voice 21: do not mind.

[1:38:44] Voice 21: Thank you.

[1:38:44] Voice 21: Okay.

[1:38:45] Voice 21: Thanks for your time.

[1:38:46] Trustee Fast: Thank you very much.

[1:38:47] Trustee Fast: And stick with us when we get the answer.

[1:38:50] Trustee Fast: If we get it in this meeting, I hope you're still with us.

[1:38:54] Trustee Fast: I'm going to go on now to another person who hasn't spoken yet.

[1:38:58] Trustee Fast: And that's Trish Cowley.

[1:39:00] Trustee Fast: Trish, if you could confirm your name and your connection with Keats

[1:39:03] Trustee Fast: and your um questions for the planners go ahead trish um

[1:39:12] Voice 12: not trish cowley it's blair atwood okay

[1:39:17] Voice 12: um i've been on the island for several years we're fourth generation i'm kind of confused

[1:39:22] Voice 12: about the whole situation um there seems to be a lot of mention of keats island in everything

[1:39:29] Voice 12: there is no mention of any other islands in how sound involved in any of these proposed bylaws

[1:39:35] Voice 12: what makes keats so special well

[1:39:39] Trustee Fast: that's a good question um uh i believe that this is a bylaws

[1:39:43] Trustee Fast: that are just uh designed for keats island but part of the referrals is that they have been set

[1:39:49] Trustee Fast: out to other organizations like the regional districts and things like that anyway uh planner

[1:39:55] Trustee Fast: dubenya yeah

[1:39:57] Voice 6: this project is focusing on keats and is you know the proposed bylaws are um for

[1:40:04] Voice 6: for the Keats Island land use by-law

[1:40:07] Voice 6: and official community plan.

[1:40:08] Voice 6: The other islands in the Howe Sound,

[1:40:11] Voice 6: Bowen, First Falls and Municipality,

[1:40:13] Voice 6: Gambier has its own land use by-law

[1:40:15] Voice 6: and official community plan.

[1:40:18] Voice 6: Passage, Boyer, they all have their own

[1:40:20] Voice 6: different land use by-laws.

[1:40:22] Voice 6: So this is just specifically looking at Keats.

[1:40:26] Voice 6: Yeah, so.

[1:40:28] Trustee Fast: This is the way the planning goes

[1:40:30] Trustee Fast: is island by island um that each uh big island has its own uh plans and development um structures go

[1:40:40] Trustee Fast: ahead uh planners opinion zupanets sorry a mash

[1:40:44] Planner Zupanec: -up between jamie and i um i just wanted to bring up

[1:40:47] Planner Zupanec: the mapping because the reason keats is important is that it was identified if you can see these

[1:40:52] Planner Zupanec: maps um in the house sound as one of the more sensitive islands in terms of uh the distribution

[1:40:58] Planner Zupanec: of shoreline types the vulnerability of those shorelines based on energy sediment movement but

[1:41:05] Planner Zupanec: also the the ecosystem values so these three maps are the ones that we were referring to earlier

[1:41:11] Planner Zupanec: and in the how sound that keeps sort of ranked higher than any of the other islands also because

[1:41:18] Planner Zupanec: of the the prevalence of shoreline modifications that are already in place now that it has the

[1:41:26] Planner Zupanec: the highest percentage of shoreline that's been modified through structures like seawalls and

[1:41:32] Planner Zupanec: retaining walls and so that tends to in other coastal examples lead to more problems in some

[1:41:40] Planner Zupanec: cases for adjacent properties in terms of side effects of those structures when they were not

[1:41:48] Planner Zupanec: engineered with sort of green shores principles or softer engineering so that's why this was

[1:41:53] Planner Zupanec: was prioritized as a project for the trust committee

[1:41:57] Planner Zupanec: and it was resourced with the budget requests

[1:42:01] Planner Zupanec: and the trust committee has been at the helm

[1:42:03] Planner Zupanec: of deciding whether to proceed with it,

[1:42:05] Planner Zupanec: whether to slow it down, fasten it up.

[1:42:08] Planner Zupanec: So your elected officials are the key

[1:42:10] Planner Zupanec: to why these projects have momentum or don't

[1:42:14] Planner Zupanec: and your input at any stage in the project is valuable

[1:42:18] Planner Zupanec: to help inform, like I mentioned,

[1:42:20] Planner Zupanec: the three tier of professional input,

[1:42:22] Planner Zupanec: local government, First Nations input, and public input.

[1:42:26] Planner Zupanec: And that's how they have to do balanced decision-making.

[1:42:29] Voice 12: My concern is that there is a majority

[1:42:32] Voice 12: of non-waterfront property on the Island

[1:42:36] Voice 12: compared to most other Islands.

[1:42:38] Voice 12: And what's kind of going to be an unbalanced opinion

[1:42:41] Voice 12: as to what's going on.

[1:42:44] Trustee Fast: Hang on, I'm going to go, thank you, Blair.

[1:42:47] Trustee Fast: I'm just going to go to Trustee Rogers

[1:42:50] Trustee Fast: had his hand up for a moment.

[1:42:51] Trustee Fast: Hi,

[1:42:52] Trustee Rogers: Blair. We have our own OCP and land use bylaw. Gambier has their own OCP and land use bylaw. They already have a 15 meter setback. So we aren't part of their OCP.

[1:43:08] Trustee Rogers: I can tell you as well that almost, I won't say exclusively, but almost every local trust area is looking at revisiting their foreshore bylaws.

[1:43:21] Trustee Rogers: There's actually a new report out by the Regional Planning Committee encouraging every local trust committee to review their own foreshore based on there.

[1:43:34] Trustee Rogers: And they are substantially different.

[1:43:37] Trustee Rogers: I hear you about the non-waterfront versus waterfront on Keats Island.

[1:43:46] Trustee Rogers: You can go back and look at the survey that we did three years ago.

[1:43:52] Trustee Rogers: It was pretty split.

[1:43:55] Trustee Rogers: It was sort of split between those that supported a review and enhancing protections and those that didn't.

[1:44:03] Trustee Rogers: So, and we all, and I'll just tell you my perspective, we all live here. So, but I hear you. Thanks, Blair.

[1:44:15] Trustee Fast: Thank you, Blair. And I think what I'm going to do now, because I've still got five hands up, and we're at 816, and we're scheduled to go till 830. I'm going to try and move things along a little faster, in order to get everybody's questions.

[1:44:28] Trustee Fast: So next up, I've got Ainsley Baldwin. Ainsley, if you could confirm your name and your connection to Keats and your questions for the planners.

[1:44:38] Voice 4: Hi. Yes, Ainsley is my name. My partner and I are very new to Keats.

[1:44:44] Voice 4: We just bought a property in Eastbourne earlier this year and we're looking forward to meeting all our neighbours.

[1:44:52] Voice 4: um and first off just want to say thank you to everybody for all the information and the

[1:44:58] Voice 4: questions it's been super informative um i have two questions i'll try to make a brief

[1:45:02] Voice 4: first of all um wondering if you can confirm the new bylaws essentially if you have

[1:45:11] Voice 4: is it true to say that if you have a structure already built that you're not planning to replace

[1:45:18] Voice 4: place, essentially, this doesn't affect anything for you. And secondly, earlier in the presentation,

[1:45:30] Voice 4: you mentioned that this proposed extension of the restricted area is sort of based on

[1:45:38] Voice 4: um like more conservative um estimates of of sea level rise and so i'm just wondering

[1:45:47] Voice 4: what the plan is uh going forward if you know once we get to the point where the sea level

[1:45:56] Voice 4: rises beyond what we're currently talking about how that impacts things for um structures built

[1:46:04] Voice 4: on the shoreline and um yeah what the plan is going forward from there thank

[1:46:12] Trustee Fast: you for that uh

[1:46:12] Trustee Fast: forward thinking question i'm trying to always think uh 2050 maybe 100 years onwards and i don't

[1:46:21] Trustee Fast: know what things are going to happen before that but uh planner dobenia would you like to take these

[1:46:25] Trustee Fast: questions yeah

[1:46:26] Voice 6: thanks ainsley um so it's uh your question the first question about um you know

[1:46:32] Voice 6: know structures that are already built um whether they're not affected i um i just want to say yeah

[1:46:37] Voice 6: legally legal like lawful buildings or structures that are um in place um would not be affected if

[1:46:44] Voice 6: they're you know staying how they are but um you know there are structures that are existing now

[1:46:50] Voice 6: that are not lawful so i can't speak for all structures being protected um or deemed legally

[1:46:57] Voice 6: non-conforming because they're not legal to begin with but um that's where again where the

[1:47:02] Voice 6: case by case site by site sort of situations you know come up but um your second question about um

[1:47:10] Voice 6: you know sea level rise in the future um i would hope that in the future that um you know this

[1:47:18] Voice 6: this would need to be you know addressed again and again you know depending on how you know you know

[1:47:24] Voice 6: in the future the future planners that sort of thing um you know are addressed but yeah the

[1:47:30] Voice 6: conservative side of things is to go even further back but you know that that would almost render

[1:47:36] Voice 6: some of these lots um undevelopable a 30 meter setback so um yeah i i don't know if i can add

[1:47:45] Voice 6: anything further than that but perhaps sonia can speak further on that one now just

[1:47:51] Trustee Fast: to uh uh

[1:47:52] Trustee Fast: recognize that as the planners have told us the the province is taking sea level rise seriously

[1:47:59] Trustee Fast: and suggesting 15 to 30 if I got that right meter setback and anyway thank you very much

[1:48:09] Trustee Fast: Ainsley I hope that answers your questions and I'm going to zip ahead because we're running out

[1:48:15] Trustee Fast: of time but please get in touch with any of us but the easiest way is northinfo at

[1:48:21] Trustee Fast: at islandstrust.bc.ca and follow up questions

[1:48:26] Trustee Fast: and things like that, that we'll be happy to help.

[1:48:29] Trustee Fast: And I'm gonna move on now to N Phillips.

[1:48:34] Trustee Fast: So if you could please tell us your name

[1:48:35] Trustee Fast: and your connection to the island,

[1:48:37] Trustee Fast: questions for the planners, please go ahead.

[1:48:39] Voice 15: Yeah, Chris Phillips, N is the first initial,

[1:48:41] Voice 15: which I don't use, Pumper Cove.

[1:48:44] Voice 15: So I just wanna see whether this sort of thing

[1:48:47] Voice 15: is really the intent of,

[1:48:49] Voice 15: because I think this is what actually happens

[1:48:50] Voice 15: under some of the proposals for a couple of examples. We have a cedar hedge well a very

[1:48:58] Voice 15: rough cedar hedge sort of larger than a typical cedar head trees spaced about a bit further apart

[1:49:04] Voice 15: right above the water line well right above the on the bank above the water line this was planted

[1:49:13] Voice 15: in probably not too long after 1938 when the house was constructed to prevent erosion

[1:49:20] Voice 15: the bank was bare at that time and so to keep it as a hedge requires cutting this stuff

[1:49:29] Voice 15: sides and especially the top every year every two years and some or so and so my understanding is

[1:49:37] Voice 15: that under the proposed bylaw that would simply not be legal at all because it involves

[1:49:43] Voice 15: involves uh uh doing more than uh just ordinary pruning and also on uh more than two trees

[1:49:52] Voice 15: thank

[1:49:53] Trustee Fast: you thank you chris let's check about that before you go on um would that be uh would chris

[1:50:00] Trustee Fast: be able to uh maintain that rough cedar hedge so

[1:50:03] Voice 6: i'm just looking at the exemptions and one of them

[1:50:05] Voice 6: is gardening and property maintenance activities um which includes lawn mowing weeding shrub pruning

[1:50:11] Voice 6: vegetation planting and minor soil disturbances that do not alter the general contours of the

[1:50:15] Voice 6: land um you know without having senior cedar hedge

[1:50:20] Voice 15: is uh well it's it's even it's not

[1:50:24] Voice 15: formally a hedge even it's roughly that shape but it's not really maintained as a hedge it's

[1:50:29] Voice 15: maintained as uh cedar trees uh in a uh but with things you know not allowed to get too high or

[1:50:37] Voice 15: spit out too much. But otherwise, the purpose is not hedge, but prevention of erosion. But

[1:50:49] Voice 15: it certainly sounds like we wouldn't be able to keep it, and it would make me wish it hadn't

[1:50:53] Voice 15: ever been planted.

[1:50:55] Trustee Fast: Thank you, Chris, for this question. This is a pretty detailed example,

[1:51:00] Trustee Fast: and seeing is it how it may be in influencing erosion or not erosion I mean I don't have the

[1:51:11] Trustee Fast: right words for it there but maybe this is a detailed question you can follow up with Jamie

[1:51:16] Trustee Fast: later but I hear you about you need we'll yeah I've

[1:51:21] Voice 15: got another couple of examples of things

[1:51:23] Voice 15: okay because

[1:51:24] Trustee Fast: we're at 8 23 and I've got three more people or two more people sorry go ahead

[1:51:29] Trustee Fast: Go ahead. Go ahead with another one.

[1:51:30] Voice 15: Yeah. We have a boathouse built probably about 50 years ago

[1:51:34] Voice 15: or more. It's about one meter back from the sea, maybe one and a half. Presumably, I don't know.

[1:51:42] Voice 15: I can't prove when it was built. It needs to have its roof replaced soon. This is repair or whatever.

[1:51:51] Voice 15: But then the question becomes whether this is a legal non-conforming structure. And apparently,

[1:51:55] Voice 15: the onus would be on us to prove that it is. And since we don't have records of when it was built,

[1:52:01] Voice 15: how do we prove that? That's a good question.

[1:52:04] Trustee Fast: Over to you, Planner Dabena.

[1:52:07] Voice 6: I have a list of ways to prove it, if that's as far as it's going to go. But yeah, I think

[1:52:15] Voice 6: currently the boathouses are permitted in the setback. They've been removed in the proposed

[1:52:20] Voice 6: proposed bylaw um you know so again without you know i don't know the history of your lot and i

[1:52:27] Voice 6: you know so it would really be hard to say whether it is or isn't legally non-conforming but at this

[1:52:32] Voice 6: point a boat house is permitted so if this bylaw proceeds as it is proposed um it would be

[1:52:41] Voice 6: likely a legally non-conforming structure repairing the roof is acceptable um yeah and would not

[1:52:48] Voice 6: require a development permit um but replacing it or sorry replacing it completely would require

[1:52:54] Voice 6: the development permit and also a variance if the bylaws are adopted as they are written

[1:53:00] Voice 15: yeah i mean i mean the point is that there's lots of these things which may or may not actually be

[1:53:05] Voice 15: okay but which uh and i just as i as far as understanding the the rough cedar hedge

[1:53:12] Voice 15: edge preservation probably isn't, that have been done for years and years and years, and

[1:53:18] Voice 15: that during which the character of the area has not changed, and which even if they are

[1:53:27] Voice 15: okay, then become at least very questionable to verify that they're okay and subject us

[1:53:32] Voice 15: to significant risks of fines for noncompliance, because we can't prove something.

[1:53:43] Trustee Fast: Thank you very much, Chris. I'm going to move along. I'll just mention one of the other changes that hasn't been mentioned yet, and that is that whales and cetaceans and herring and some of the nature is coming back to Howe Sound.

[1:53:56] Trustee Fast: And some of it, I think, Planner Dibenya mentioned forage fish earlier on, and I just wanted at some point to pop in the words, little fish that are food for salmon.

[1:54:07] Trustee Fast: they need beaches and shade from and food that falls from trees above them and some of these

[1:54:14] Trustee Fast: things we we are just finding out about and now that um nature's coming back uh a little bit um

[1:54:21] Trustee Fast: that that's encouraging um to think about the ecosystems on land and the ones in in the sea

[1:54:29] Trustee Fast: and how they interact um i'm going to go ahead now to emily roberts emily if you're still there

[1:54:34] Trustee Fast: it's uh 8 27 um confirm your name your connection to the island and uh your questions for the

[1:54:40] Trustee Fast: planner please go ahead emily

[1:54:46] Voice 20: sorry it's just indicating that uh emily is using an older version

[1:54:51] Voice 20: of zoom so i only have the option of promoting her to panelists rather than just allowed to talk

[1:54:56] Voice 20: are you okay with that yep go ahead okay

[1:55:09] Trustee Fast: emily i think we've got you on our panelist side i can

[1:55:13] Trustee Fast: see your name has come up um if you can unmute yourself and speak hmm one moment here i can see

[1:55:27] Trustee Fast: your microphone oh i don't see a microphone for emily roberts yeah i'm

[1:55:34] Voice 20: only seeing uh i'm only

[1:55:35] Voice 20: seeing video i'm not seeing any uh any audio yeah

[1:55:40] Trustee Fast: i'm sorry emily we can't hear you you could try

[1:55:43] Trustee Fast: Try phoning in if you can get in in the next few minutes.

[1:55:48] Trustee Fast: Otherwise, I'm going to have to go on now.

[1:55:51] Trustee Fast: And I'm just going to go on now to Chris Ritchie,

[1:55:54] Trustee Fast: because I don't see his name on my list with a checkmark yet.

[1:55:57] Trustee Fast: So Chris, if you're there, Chris Ritchie, please go ahead.

[1:56:06] Trustee Fast: Chris Ritchie, if you could confirm your name,

[1:56:09] Trustee Fast: your connection to the island, which I think I know your name,

[1:56:12] Trustee Fast: and your questions for the planner.

[1:56:15] Trustee Fast: need to unmute yourself chris how's

[1:56:23] Voice 13: that much better

[1:56:24] Voice 13: i'm from pumper cove you've heard lots

[1:56:27] Voice 13: of us um there's lots and lots of questions and and i'm i am um i think i'm dealing grappling

[1:56:36] Voice 13: with some of the challenges of the sins of the father we've been there since 1944 and so my

[1:56:42] Voice 13: grandfather said in motion as chris phillips grandfather said in motion and in roots

[1:56:48] Voice 13: grandfather said in motion, things that we're grappling with now. I think that we are pretty

[1:56:53] Voice 13: more sensitive than perhaps our grandparents were and are aware of the values that we can

[1:57:02] Voice 13: compromise or promote there. But I think that there's other parts of the island that aren't

[1:57:07] Voice 13: developed that provide a much more blank slate to protect all of the values, not the ones that are

[1:57:13] Voice 13: are now under a trail or under a boathouse or under a wall. And I guess it's a philosophical

[1:57:19] Voice 13: question, but will the, if the bylaws come into place, the staff spend more time or more emphasis

[1:57:27] Voice 13: in areas where they have the opportunity to set in motion the objectives that Island Trust brings

[1:57:34] Voice 13: brings forward? Or are they going to be chasing old boathouses or old walls? And I recognize it's

[1:57:43] Voice 13: a bit of a philosophical question. But I think it's important.

[1:57:48] Trustee Fast: Thank you, Chris. And I'm going

[1:57:52] Trustee Fast: to put that one over. Well, I'm going to put that one to Planet Dependia first. And then maybe we'll

[1:57:58] Trustee Fast: see if anybody else wants to weigh in on that uh and uh as somebody who um well no i'll just go

[1:58:05] Trustee Fast: ahead to jamie go ahead jamie yeah

[1:58:08] Voice 6: thanks for that question chris um yeah the purpose of these

[1:58:13] Voice 6: violence isn't to penalize you know existing buildings and structures um you know really the

[1:58:20] Voice 6: focus is on new construction new you know but that that includes you know replacing

[1:58:25] Voice 6: existing structures so um you know we're not here to we're not driving around in our boat

[1:58:31] Voice 6: you know keeping track of everybody's meterage from the national

[1:58:34] Voice 6: boundary um that's not the

[1:58:36] Voice 6: intent here um so yeah i don't know if i can calm people's concerns on that one but you know

[1:58:45] Voice 6: ultimately our bylaw enforcement comes down to complaints and you know we receive them or we

[1:58:50] Voice 6: don't receive them that's sort of where that stuff gets triggered um yeah thank

[1:58:58] Voice 13: you very much slightly

[1:58:59] Voice 13: unfair question but i i think it's it resonates with lots of people who are worried that their

[1:59:06] Voice 13: cabin even before it's burned down by catastrophe some what we would think is minor repairs are

[1:59:12] Voice 13: going to be captured by the dpa and the variant stuff trustee

[1:59:17] Trustee Rogers: rogers can i just say two things

[1:59:19] Trustee Rogers: I just wanted to let you know, I'm going to ask the staff at some point to do two things, at least from this conversation, from questions asked, and they may be doing it anyway.

[1:59:29] Trustee Rogers: One is to, in answer to, I think it was Paul Milley's question, is to sort of, if we could get that, the best practices manual, which might have some scientific discussion or at least a summary of it, about why 15 to 30 meters is considered best practices, get it up as public information.

[1:59:49] Trustee Rogers: um so that people can see it and the second second thing is is

[1:59:53] Trustee Rogers: i know that people are concerned as to um what they can and can't do to their property

[2:00:00] Trustee Rogers: to their building without triggering the permit and and you know I don't know the absolute answer

[2:00:08] Trustee Rogers: to that but I'm guessing there's a fair there's a comprehensive list somewhere that we could put

[2:00:12] Trustee Rogers: together and get that as information. Good

[2:00:16] Trustee Fast: thanks and I look forward to hearing that at the next

[2:00:19] Trustee Fast: local trust committee meeting which will be also on October the 14th in North Van

[2:00:28] Trustee Fast: if I've got that correct.

[2:00:32] Trustee Fast: So I'm going to now just note that it's 8.33

[2:00:36] Trustee Fast: and we've heard from everybody who wanted to ask questions.

[2:00:41] Trustee Fast: Thank you, everybody, for your good questions.

[2:00:44] Trustee Fast: There's

[2:00:44] Trustee Rogers: still two hands up, Madam Chair.

[2:00:46] Trustee Fast: Yes, one of them is Emily Roberts,

[2:00:48] Trustee Fast: who we weren't able to connect to.

[2:00:49] Trustee Fast: And the other is Susan Kegel,

[2:00:51] Trustee Fast: who we have heard from already once.

[2:00:53] Trustee Fast: and um i'm just going to uh ask uh trustees would you like to ask hear from them or uh i think bob

[2:01:03] Trustee Fast: quatermain would probably like to ask more questions as well i think he had his hand up

[2:01:07] Trustee Fast: earlier or

[2:01:09] Trustee Rogers: it's really a staff issue but i wouldn't mind if we just take five minutes and

[2:01:13] Trustee Rogers: finish and people are promised to be quick

[2:01:15] Voice 19: yeah i'm i'm of the same ilk thank you very good thank

[2:01:20] Trustee Fast: Thank you, trustees, for your input then.

[2:01:22] Trustee Fast: And I'm going to try Emily Roberts again, just because we haven't heard from her.

[2:01:27] Trustee Fast: So let's thank you, Will, in the background there.

[2:01:31] Trustee Fast: There she is.

[2:01:32] Trustee Fast: I see the video thing, but I still don't see the little.

[2:01:38] Trustee Rogers: No, we

[2:01:38] Trustee Rogers: see her mic now.

[2:01:39] Voice 20: She's got a mic now.

[2:01:41] Voice 20: She's good.

[2:01:42] Voice 20: Go ahead, Emily.

[2:01:43] Voice 2: Sorry, this is Lauren Roberts.

[2:01:45] Voice 2: I'm Emily's husband.

[2:01:47] Voice 2: I'm sorry for the technical difficulties.

[2:01:49] Voice 2: but so go

[2:01:50] Trustee Fast: ahead lauren your questions

[2:01:51] Voice 2: for the planner

[2:01:52] Trustee Fast: go ahead yeah

[2:01:53] Voice 2: we're new property owners

[2:01:54] Voice 2: on melody point uh the same as everybody else here with the hockey stick type uh issue can you

[2:02:02] Voice 2: clarify the ramifications to properties such as stairs that might go down to a beach or decks

[2:02:07] Voice 2: that are over top of water and what would be considered a replacement or a repair on that

[2:02:13] Voice 2: and then the second one is that we hear lots of language around variances and from what we've

[2:02:20] Voice 2: heard variances are very difficult to get approved and so I'm concerned about that part as well as

[2:02:28] Voice 2: to if you have any statistics that specifically speak to how often variances are actually

[2:02:34] Voice 2: approved.

[2:02:36] Trustee Fast: Thank you for that succinct couple of questions and I'll turn it over to Planner

[2:02:42] Trustee Fast: to Benya?

[2:02:44] Voice 6: Yeah, I don't have stats on, you know, whether they, you know, whether they have or have

[2:02:50] Voice 6: not been issued. Really, each application is considered on its own merit. There's so much

[2:02:56] Voice 6: to consider. It's not just about the site itself, but the proposal and then the information provided,

[2:03:02] Voice 6: the justification for that variance. There's a lot that goes into it. So it's really hard to say

[2:03:08] Voice 6: whether um they are or not um going to be approved um without you know looking at one specifically so

[2:03:16] Voice 6: um yeah i can't give you like a real answer on that one because it really just depends um

[2:03:22] Voice 6: and you know and the other thing about variances too is that there's a public notification aspect

[2:03:28] Voice 6: to it too so the local trust committee is taking into consideration you know the impacts on

[2:03:33] Voice 6: neighbors as well as you know you know planners uh technical review and and other you know

[2:03:40] Voice 6: information so and

[2:03:42] Trustee Fast: the guidelines yeah absolutely

[2:03:43] Trustee Fast: development permit area yeah

[2:03:45] Voice 6: you know but if we're

[2:03:47] Voice 6: talking about a situation where we're talking about a lot that's really small and can't meet

[2:03:52] Voice 6: this you know proposed 15 meter setback and um you know the way the configuration of the land

[2:03:58] Voice 6: involves them having to encroach you know there's you know there's it has to you know it has to be

[2:04:04] Voice 6: considered that the lot is not developable in some areas and so it makes sense to build in you know

[2:04:09] Voice 6: potentially encroaching into either the setback from the natural boundary or the setback of

[2:04:15] Voice 6: another lot line to be farther from the natural boundary so you know it all really depends on

[2:04:20] Voice 6: the application itself um yeah yeah and

[2:04:24] Trustee Fast: the second part of his

[2:04:24] Voice 6: question was about stairs

[2:04:26] Voice 6: Stairs. Yeah. And sorry. So stairs are permitted to access the foreshore and permitted marine structures. Replacing stairs. I mean, how it's proposed now, it's a set of stairs. So rather than, you know, multiple stairs, because we do know there's some significant stairs in some cases.

[2:04:50] Voice 6: so again it really depends on um the situation of how much is being replaced or you know repaired

[2:04:57] Voice 6: we're talking about board removal then that's repair right but if you're reconfiguring it and

[2:05:02] Voice 6: it's you know taking up you know having to remove more vegetation and take up a new space and that

[2:05:07] Voice 6: would likely require um some sort of application um structure should not be crossing the natural

[2:05:13] Voice 6: boundary into the foreshore that's um the trespass into the provincial foreshore so um i have some

[2:05:19] Voice 6: and concerns about that but um yeah again just it's all based on the site the site itself and

[2:05:26] Voice 6: the proposal yeah

[2:05:27] Trustee Fast: that's a pretty detailed question and anybody um is always welcome to

[2:05:32] Trustee Fast: contact uh planners to ask questions uh specific to a property or a situation uh inquiries are

[2:05:40] Trustee Fast: totally normal and welcomed and uh i'm seeing the planners nodding so that's great thank you

[2:05:46] Trustee Fast: for your questions. And I'm wondering, we're at 838. Susan Cagle, if you're still there,

[2:05:54] Trustee Fast: you've still got your hand up, please go ahead your questions for the planner.

[2:05:58] Voice 16: Thank you. Yes, I am still here. So I want to just circle back to some of the comments that

[2:06:03] Voice 16: were made a little bit earlier. My take on all of this is what you were really trying to accomplish

[2:06:11] Voice 16: is further degradation of the foreshore and the environment on Keats Island.

[2:06:19] Voice 16: And if I have that correct, then I think your focus, as Chris Ritchie pointed out,

[2:06:26] Voice 16: needs to be in those areas that have not so far been developed.

[2:06:32] Voice 16: Honestly, in Plymouth or Cove, what we have done is done.

[2:06:36] Voice 16: done. And there's nothing we can do about what happened 80 years ago. We are continuing to

[2:06:44] Voice 16: maintain our existing properties. And our maintenance does not, in fact, contribute to

[2:06:50] Voice 16: erosion. In fact, it is quite the opposite of that. And it does

[2:06:55] Voice 16: not impact biodiversity or the

[2:06:58] Voice 16: environment. And

[2:07:00] Voice 1: I have a

[2:07:00] Voice 16: question. No, I don't. But I'm going to speak anyway, because this is

[2:07:04] Voice 16: an opportunity for us to get our voices out there so please hear me out um if we are forced to move

[2:07:13] Voice 16: cabins for example you will be left with concrete foundations within the 15 meter mark where trees

[2:07:20] Voice 16: will in fact not grow and which will be very unsightly and ridiculous so that doesn't make

[2:07:28] Voice 16: any sense whatsoever and it also doesn't make any sense to penalize those of us who have been doing

[2:07:34] Voice 16: a really good job of stewardship on our lands and not impacting the environment. So I really

[2:07:44] Voice 16: encourage you to focus your efforts in other places rather than boathouses and retaining

[2:07:51] Voice 16: walls that already exist and cedar hedges. Those are not the problems and we are not the problem.

[2:08:01] Trustee Fast: Thank you very much Susan for your comments and thank you everybody for your comments. I'm at a point where I don't see any more hands up and we're at 8.40 and so I would like to invite everybody to please send any feedback about tonight's meeting if there's something we could do better or if there's something technical you've got to suggest that would make it better anything to northinfo at islandstrust.bc.ca

[2:08:31] Trustee Fast: and uh uh any further questions or input that's where to send it as well and uh i just remind

[2:08:39] Trustee Fast: everybody that we've got um another meeting uh coming up on october 14th in north vancouver this

[2:08:48] Trustee Fast: is the in porsche in person meetings uh at 6 30 we'll have another one of these um community

[2:08:57] Trustee Fast: community information meetings just like this uh and then i believe sorry i've just had to pull up

[2:09:04] Trustee Fast: my calendar here the um uh gambier keats oh no that's something else so anyway that's that's

[2:09:15] Trustee Fast: where it's coming up and we do

[2:09:16] Trustee Rogers: have our regular ltc earlier in the day that's

[2:09:20] Trustee Fast: what i thought too

[2:09:20] Trustee Fast: i just don't see it on my calendar anyway but it will be at the um at the website and uh i'm sorry

[2:09:26] Trustee Fast: Sorry, I don't have that information in front of me.

[2:09:28] Trustee Fast: I thought I did.

[2:09:29] Trustee Fast: But also, so that day, just mark October 14th in your calendar.

[2:09:34] Trustee Fast: And by all means, get in touch if you can't find the meeting information.

[2:09:39] Trustee Fast: It is there at the islandstrust.bc.ca website.

[2:09:44] Trustee Fast: And thanks, everybody, for helping us keep the meeting as productive

[2:09:51] Trustee Fast: and highlighting some of the issues and questions

[2:09:54] Trustee Fast: and hopefully answering some of those.

[2:09:56] Trustee Fast: and uh and helping us with um uh advance the process and uh and we'll see where we where we

[2:10:04] Trustee Fast: go from here but our next meeting october 14th thank you very much everybody for your input

[2:10:09] Trustee Fast: and uh i'm going to say i think the meeting is adjourned anybody

[2:10:15] Voice 19: else to say and i just

[2:10:16] Voice 19: real quick as uh trustee stamford here i just want to let people know that although you couldn't see

[2:10:22] Voice 19: me i heard every word and um i really appreciate the um the way that you've been so respectful

[2:10:30] Voice 19: in your questions and your your concerns about the proposed bylaws so thank you thank

[2:10:37] Trustee Fast: you kate louise

[2:10:38] Trustee Fast: any last words from anybody else okay thanks kate louise and we're just going to say goodbye good

[2:10:45] Trustee Fast: night everybody and uh we'll see you um in person on october 14th anybody who wants to join us

[2:10:51] Trustee Fast: and uh and we're going to try i believe to also be live streaming the um uh the part of the meeting

[2:11:01] Trustee Fast: that's before that but uh so hopefully you might be able to see that or the recording we're going

[2:11:07] Trustee Fast: to do some experimenting about trying to keep the good parts of digital meetings while also going

[2:11:11] Trustee Fast: back to in-person meetings so we'll see uh how that all works hope to see some of you on the

[2:11:17] Trustee Fast: october the 14th and uh i think we'll sign out good night everybody night thanks to ellen bye

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Local Trust Committee Special Meeting Minutes 
September 29, 2021 
 Gambier Island Local Trust Committee 
Minutes of Special Meeting 
 
Date of Meeting:  September 29, 2021 
Location:   Electronic Meeting 
 
Members Present:   Sue-Ellen Fast, Chair 
David Rogers, Local Trustee 
Kate-Louise Stamford, Local Trustee 
 
Staff Present:   Jaime Dubyna, Island Planner 
    Sonja Zupanec, Island Planner 
    Diane Corbett, Recorder 
 
Also Present:   Members of the Public – 30 
 
1. CALL TO ORDER  
Chair Fast called the meeting to order at 6:33 p.m.  She acknowledged that the meeting was 
being held in the traditional territory of the Squamish Nation, and noted it was the evening 
before the first Truth and Reconciliation Day across Canada. 
Chair Fast announced that this was a special electronic meeting in order to hold a Community 
Information Meeting (CIM) to present information regarding Proposed Bylaw Nos. 153 and 
154, and to provide an opportunity for members of the public to ask questions about the 
bylaws. A second CIM will be held in person on October 14, 2021 in North Vancouver. 
Trustees Stamford and Rogers gave introductory remarks.  
Chair Fast described procedures for this electronic meeting and introduced staff in 
attendance. She invited Island Planner Dubyna to present Proposed Bylaw Nos. 153 and 154. 
2. COMMUNITY INFORMATION SESSION – KEATS ISLAND SHORELINE PROTECTION PROJECT – 
PROPOSED BYLAW NOS. 153 AND 154  
To amend the Keats Island Official Community Plan (OCP) and Land Use Bylaw (LUB) to establish 
a new Shoreline Development Permit Area (DP-3), amend siting regulations in relation to the 
setback from the natural boundary of the sea, and amend marine structure regulations.  
2.1.  Planner Presentation  
Island Planner Dubyna presented an overview of Proposed Bylaw Nos. 153 and 154 
that included: 
 Background information; 
 Proposed changes in the amendment bylaws; 
 Development Permit (DP) application process and examples; 

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 Legislative process for the proposed bylaws; and 
 Next steps for Local Trust Committee (LTC) consideration. 
 
Background points included: 
 Keats Island Shoreline Protection Project has been a Top Priority Project of the LTC 
since 2017. 
 Community survey and information meetings were conducted in 2018 to identify 
community shoreline values and introduce policy, regulatory and voluntary 
options. 
 Working Group of Keats Islanders was established to work with staff to provide 
recommendations to the LTC in 2019-2020.  May 2020 discussion paper presented 
four options for shoreline protection: 
o Development Permit Area (DPA);  
o Flood Protection Bylaw;  
o Creation of Marine zones; and 
o Heritage Conservation Areas.  
 June 2020 Fifth option: no change to bylaws. 
 October 2020 Working Group recommendations to the LTC and Staff 
recommendations for next steps for the LTC were presented. 
 November 2020 LTC endorsed establishing a Shoreline DPA and amending marine 
structure regulations. 
 Proposed bylaws received first reading in July 2021 and referrals were sent out to 
First Nations, agencies and community groups. 
 
Draft Bylaw No. 153 would amend the Keats Island Official Community Plan (OCP) Bylaw 
No. 77 to establish a new Development Permit Area 3: Shoreline (DP-3), for the purpose 
of protecting the natural environment, its ecosystems and biodiversity, and to protect 
development from hazardous conditions. It includes the location, justification and 
objectives of DP-3. The DPA would cover upland 15 metres (m) from the natural 
boundary of the sea, the foreshore area and seaward 100m from the natural boundary 
of the sea. 
Draft Bylaw No. 154 would amend the Keats Island Land Use Bylaw No. 78 (LUB) for 
marine structure regulations, including:  
 Reducing the area, number and types of structures in the setback from the natural 
boundary of the sea;  
 Increasing the setback from the natural boundary of the sea from 7.5m to 15m;  
 Increasing setbacks between neighbouring private floats and docks and between lot 
lines;  
 Reducing the maximum area of dock floats in the marine-based area; and 
 Reducing dock ramp width. 
Draft Bylaw No. 154 also includes DP-3 applicability, exemptions and guidelines.  
It was noted there has been increasing development along the Keats shoreline, a 
sensitive and dynamic area. The shoreline is often where archaeological sites are 
found.  

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September 29, 2021 
The existing 7.5m setback from the natural boundary of the sea on Keats is one of the 
smallest in the Islands Trust Area. Retaining walls are not permitted in the setback 
area; permitted are platforms (max. 10m
2
), boathouse, pump/utility house, 
stairs/walkways. Docks/wharves are not permitted in the Marine Conservation (MC) 
zone. 
The Island Planner outlined activities that do not require a DP, and noted that a DP is 
required for applicable development activities within the DP Area. A fee and 
documentation are required; processing applications takes three or more months. 
Issuance of permit is based on demonstration of compliance with DP guidelines and 
may be subject to conditions. DP-3 contains guidelines for:  
 Construction and replacement of docks and ramps;  
 Shoreline modifications;  
 Vegetation management, restoration and enhancement; and  
 Subdivision. 
The Island Planner reviewed steps of the regulatory process and next steps for the 
LTC. 
2.2.  Public – Questions and Answers Session  
Chair Fast thanked the planner for the presentation, described to public participants 
how to raise their hand electronically, and invited questions on Proposed Bylaw Nos. 
153 and 154. 
 The Chair of Keats Island Leaseholders Association (representing the 110 cottages 
in DL 696 from Salmon Rock past the government wharf into Plumper Cove), 
noted his group was one of the referral groups and that he was in the process of 
responding to the referral. He also had sent an email to trustees summarizing the 
group’s position on the proposed bylaws. The majority of the cottages in this area 
are old and built before 2000, and the properties are not wide. With the proposed 
15m setback, the lines would go through everyone’s cabin.  The group did not see 
what was proposed as being workable or reasonable in this area of the island and 
asked what could be done about that.  The group wanted to understand where 
the ability to regulate some of this comes from, especially on issues over the 
water. 
o Island Planner Zupanec clarified options for smaller lots. The intent of the 
draft regulations is not to sterilize these properties or prevent use and 
enjoyment of properties that are enshrined within the current zoning, but it 
does inform redevelopment. If this is adopted, there would likely be a variance 
requirement for any of those lots where there is not an option to relocate the 
redevelopment or the new development outside the buffer area. Any building 
permit application would also need a variance request. 
 He further stated that most of the group would be opposed to this and that it 
appears to be unworkable, difficult to apply and unreasonable. He wondered what 
authority Islands Trust has to make changes like this. 
o Island Planner Dubyna explained that the Local Government Act allows local 
governments to designate DP Areas; in this case for the protection of the 
natural environment.  The Land Use Bylaw covers 100m seaward of Keats 

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Local Trust Committee Special Meeting Minutes 
September 29, 2021 
Island shoreline, where local governments can regulate use, density and 
structures. 
o Trustee Rogers noted Islands Trust cannot regulate the water column but can 
regulate anything attached to the seabed; the Province has regulatory 
authority over the sea floor, and has given Islands Trust the authority to 
regulate in marine areas regarding structures that attach to the sea floor. 
o Chair Fast explained that Islands Trust was not the same as a Regional District, 
and was set up to preserve and protect the Trust Area and its amenities and 
environment. 
 A member of the public asked how many ocean front lots are around Keats, and 
how many have homes that are currently at the 7.5m setback and would be 
affected should the proposal go forward. 
o Island Planner Dubyna noted that there were 90 parcels on the waterfront as 
of 2020. No data was at hand regarding the existing number of legally non-
conforming structures sited in the setback.  
 She further inquired about the reasoning for the change in the setback from the 
natural boundary of the sea from 7.5m to 15m part way through this project. 
o Island Planner Dubyna explained this topic had been discussed over the past 
three years, and that there had been reluctance to increase the setback 
because of the historical development pattern on Keats Island. A development 
variance application had brought this issue to light. It highlighted that this is 
an outdated setback. Having structures close to the natural boundary of the 
sea results in people wanting to protect their development from erosion. 
o Island Planner Zupanec remarked that the LTC, at any point in a project 
charter or project development, could reevaluate the scope or direction of a 
project. Despite that the Local Trustees were repeatedly advised by staff that 
this project was still deficient by not addressing the setbacks, it took an 
application coming forward to illustrate the potential situation of having 
multiple (90) shoreline modification applications coming forward at some 
point to protect infrastructure, that likely is not ever going to be relocated, as 
redevelopment occurs over the next 40-50 years. Trustees had requested staff 
to come back to the LTC with this particular setback inclusion. Notification to 
property owners has been through the process of mailing out notifications to 
encourage people to participate in the CIMs. The project may change again. 
Peoples’ input to the LTC may inform more changes to the draft bylaws before 
they are adopted. 
 She then asked if there was any opportunity for islanders to vote on elements of 
the proposal. 
o Island Planner Zupanec explained that there is no referendum; people have 
the right to connect with elected officials, who have sole discretion regarding 
changes to the proposed bylaws, and who take into account advice and public 
input. Residents and tenants are encouraged to provide input to the elected 
officials to ensure their voice is heard. To submit input to the LTC, send an 
email to: northinfo@islandstrust.bc.ca. 
 A member of the public advised he owns six lots. One has a large dock and is in 
compliance. He asked how to ensure he maintains his current dock. 

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September 29, 2021 
o Island Planner Dubyna commented that he was free to use the dock as is. The 
proposed bylaws, if adopted, would come into effect when it is time to replace 
it. 
 He further advised that he is a geoscientist, and commented that he had not 
found any staff reports that look at professional reports of the geology and 
geomorphology of the island. Much of the island is rock. He asked how science 
was used to inform decisions, and what professional reports were used; geology is 
important because erosion affects the shoreline.  
o The Island Planners referenced the shoreline mapping conducted by Islands 
Trust in 2013, where there was a specific classification of shorelines on Keats, 
the basis of LTC discussions around variability and shorelines.  They also 
referred to guidelines from Islands Trust Conservancy, and to Provincial 
guidelines pertaining to setbacks on shorelines. It was noted there is an 
opportunity for elected officials to explore more science and data, if 
budgeted. 
o Chair Fast noted the setback on Bowen Island is at 30m. 
 A member of the public stated she was opposed to all of the proposed regulations 
and thought all of the waterfront owners would be opposed. She thought it would 
be found that a lot of structures were in the 15m setback. She questioned 
whether community input was taken into consideration, and whether the 90 
waterfront lot owners would have the ability to make themselves heard.  She 
further stated that there should be more scientific justification for the regulations. 
o There was ensuing discussion on the distribution of information to the public 
regarding the bylaw process. The public was urged to contact 
northinfo@islandstrust.bc.ca for information. 
 A representative of the Convention of Baptist Churches of BC, landowner of DL 
696 and newly created Lot 2, had questions about the impact of the proposed 
setbacks. He highlighted the extensive work done in developing Bylaw Nos. 143 
and 144; there was an existing community that was non-conforming and the 
bylaws were custom tailored to the development. Waterfront properties make up 
more than 50% of the 110 lots, and the proposed bylaws would affect 100% of the 
existing structures there. He wondered if there is a way to apply the bylaw to 
certain lot sizes, and if it could apply to regions of Keats where it does not affect 
100% of the lots. 
o Island Planner Dubyna suggested that could be considered by the LTC but that 
it would take more analysis. 
 A member of the public was concerned with changing the setback from 7.5m and 
stated that when the properties were developed, all were designed like a hockey 
stick. If he had to rebuild the property in the future, he would be building a cabin 
behind the neighbours, rendering the property useless. Probably trees would have 
to be cut down to meet the setback if a new cabin were to be built. He suggested 
that a set of blanket rules was being applied in a place where it does not fit. There 
should be consideration given to individual properties to understand why a cabin 
is built where it is. 
 A member of the public agreed that a 15m setback presents problems that were 
already presented, and wondered why the 7.5m setback is outdated. 
o Island Planner Dubyna noted bylaws from the 1970s do not take into 
consideration the importance of protection of an area. 

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September 29, 2021 
 He further noted that the amount of inconvenience this creates for anybody trying 
to deal with their private property is something that should be taken into 
consideration. 
o Island Planner Zupanec explained that in the profession of coastal land use 
planning, best management practices for coastal areas is 15-30m setbacks for 
buildings and structures adjacent to the natural boundary of the sea, and for 
principal dwellings and residences is 15-30m setbacks as a standard.  
Accessory buildings not inhabited could be less than that. There has been 
increased understanding of the critical habitat loss due to settlement patterns 
that were approved in the last 50 to 100 years, and of the importance of the 
foreshore zone. Work with First Nations in reconciliation and Rights of Title 
have helped in understanding the critical foreshore zone that provides 
functions and features that were overlooked in the 1970s. Through the DPA, 
there is an opportunity on a case-by-case basis to look at what is the best 
layout for redevelopment of that particular site. Each application is based on 
its own merits. 
 A member of the public inquired if it is appropriate to take a bit more time to 
review this before it moves forward. The 15m is significant, and seems to be the 
main focus of the comments.  Need more time to absorb this information and try 
to understand the impact on properties. 
o Chair Fast noted there is another CIM, after which the proposed bylaws go 
through steps with the LTC. 
o Trustee Rogers summarized the process so far: bylaw referrals are out. At a 
CIM, Trustees have to absorb feedback and there is an opportunity for more 
input after that. The LTC is three years into this project. Started with a survey, 
and information meetings, and got input. There was a year long Working 
Group, where they talked about principles to incorporate into the work. Staff 
have been working on this for six to eight months. The Trustee anticipated it 
taking about a year to finish this process. 
 A member of the public acknowledged the confusion around small lots on DL 696. 
Is there any consideration for shared docks? Has there been discussion about how 
people can share docks? Make incentives for shared docks to protect the 
foreshore and have less impact on the ocean. 
 A member of the public noted there is no mention of any other islands in Howe 
Sound. What makes Keats special? 
o Staff reported the project is focusing on Keats and the proposed bylaws are 
for the Keats OCP and LUB. Other Trust islands have different OCPs and LUBs. 
Planning is island by island. 
o Island Planner Zupanec noted that through the mapping work, Keats was 
identified as one of the more sensitive islands in Howe Sound in terms of 
ecosystem values; Keats ranked higher than other islands.  The prevalence on 
Keats of shoreline modifications (seawalls and retaining walls) ranked highest; 
there are side effects of those structures that can present problems. That is 
why this was prioritized for this LTC. Elected officials are key as to why these 
projects have momentum; that is why public input is valuable. 
 A member of the public stated that if you have a structure already built that you 
are not planning to replace, essentially this does not affect anything for you. What 
is the plan going forward once sea level rises to address impacts on the shoreline? 

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September 29, 2021 
o Island Planner Dubyna explained that legal structures would not be affected; 
there are some existing structures that are not lawful. Applications would be 
considered case by case. Regarding sea level rise in the future, she hoped that 
this would be addressed again and again. The planner noted the conservative 
side is to go even further back with the setback, but this would render some of 
these lots undevelopable. 
o Chair Fast reported the Province is taking sea level rise seriously and is 
suggesting a 15-30m setback. 
 A member of the public discussed the maintenance of his cedar hedge on the bank 
above the waterline; its purpose is prevention of erosion.  He inquired if this was 
not legal under the proposed bylaw, because it involves more than ordinary 
pruning and more than two trees.  
o Island Planner Dubyna reported there are exemptions for gardening and 
property maintenance, as long as the work does not alter the general contours 
of the land. 
 He then explained he has a boathouse that was built about fifty years ago, and is 
about a metre back from sea. He could not prove when it was built. He wondered 
if needed replacement of the roof would be considered legal nonconforming.  
o Island Planner Dubyna responded that she has a list of ways to prove the age 
of a structure. Currently boathouses are permitted in the setback, and were 
removed in the proposed bylaw. Repairing the roof of a boathouse would not 
require a DP; replacing the boathouse completely would require a DP. 
 A member of the public stated that there are other parts of the island that are not 
developed which provide a much more blank slate to protect all of the values. If 
the bylaws come into place, will the staff spend more emphasis in areas where 
they have the opportunity to set in motion the objectives Islands Trust brings 
forward, or will they be focusing on old boathouses or old walls? 
o Island Planner Dubyna explained the purpose of the bylaws is not to penalize 
existing buildings and structures, but to focus on new construction including 
replacing existing structures.   
o Trustee Rogers noted he would ask staff to post a best practices manual that 
would include information about why 15–30m is considered best practice. He 
recognized that people were concerned about what they can and cannot do to 
their building without triggering the need for a permit, and suggested that a 
list be posted.  
 A member of the public inquired about what would be considered a replacement 
for stairs that go to the beach or for decks over water; he wondered if there were 
statistics on how often variances are approved.  
o Island Planner Dubyna indicated she did not have statistics on variance 
approvals. Each application is considered on its own merits. There is a public 
notification aspect to take into consideration, impacts on neighbours. Stairs 
are permitted to access the foreshore and marine structures; if they are being 
reconfigured and taking up new space, an application would be required. 
o Chair Fast stated the public was welcome to contact planners with questions 
specific to a situation. 
 A member of the public encouraged the LTC to focus on areas that have not yet 
been developed, rather than potentially penalizing people who are maintaining 
and stewarding their existing properties. 

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September 29, 2021 
3. ADJOURNMENT  
Chair Fast thanked everybody for highlighting issues and questions, and helping to advance 
the process.  She encouraged the public to send any feedback about tonight’s meeting and 
any further input to northinfo@islandstrust.bc.ca. Another CIM will be held on October 14, 
2021 at 6:30pm at John Braithwaite Community Centre in North Vancouver. 
By general consent the meeting was adjourned at 8:45 p.m. 
 
 
_________________________ 
Sue Ellen Fast, Chair 
 
Certified Correct: 
 
 
_________________________ 
Diane Corbett, Recorder