Galiano Island Local Trust Committee community information meeting, October 23, 2021

[0:00:00] Voice 10: uh

[0:00:00] Voice 4: welcome to everyone uh hopefully people were able to find their way into

[0:00:06] Voice 4: uh the zoom meeting and uh join us for this um uh community information meeting

[0:00:14] Voice 4: uh thank you i see we're now live streaming um and i'm sorry robert i should have said i was

[0:00:19] Voice 4: ready to start it's one o'clock time to begin i'm just seeing i see we're still getting uh

[0:00:25] Voice 4: We're now up to 16 attendees, but I think I'm going to suggest we start the meeting.

[0:00:31] Voice 4: That's okay with Trustee Wolverton, and I assume, Carly, you're ready?

[0:00:36] Voice 9: I just have one question before we begin.

[0:00:38] Voice 9: There was a question in the chat about whether the camera is on for the participants.

[0:00:46] Voice 4: I've asked.

[0:00:47] Voice 4: I didn't see that question.

[0:00:49] Voice 4: I've asked the galley participants to turn their camera off until they're starting to

[0:00:55] Voice 4: listen.

[0:00:56] Voice 4: okay if that's okay is that okay with you trustee wolverton sure

[0:01:00] Voice 4: and in fact i intend to because

[0:01:02] Voice 4: the speech is not about us i mean i in a large i'm going to probably turn my camera off for parts of

[0:01:08] Voice 4: this as well um just so that we can have a full screen available for people to um uh to see the

[0:01:16] Voice 4: present presenter uh i i i see there's a hand up um from a shirt or share o'hara

[0:01:25] Voice 4: and another one we're not into the question section is this a is this a procedure of

[0:01:32] Voice 4: question share i guess i i guess i'd have to unmute you to ask can we unmute her for a second

[0:01:38] Voice 4: just is it is that a woman yes

[0:01:40] Voice 9: it is sure uh she's she's taken her hand oh no

[0:01:45] Voice 4: no now if you can unmute

[0:01:47] Voice 4: yourself if you have a procedural question please feel free to uh unmute yourself share

[0:01:54] Voice 10: and ask your

[0:01:55] Voice 10: question there you are

[0:02:01] Voice 10: okay

[0:02:02] Voice 18: yeah um just a point of order just so you know that although there's

[0:02:08] Voice 18: a single session on zoom there's actually two of us here and you may find that there's other people

[0:02:16] Voice 18: as well just uh to give a more true indication of how many people are um watching and listening and

[0:02:26] Voice 18: learning thank

[0:02:27] Voice 4: you mr hero that's fine i we anticipate that and in fact this this meeting

[0:02:33] Voice 4: is being recorded and is actually being broadcast live

[0:02:37] Voice 4: so people can actually join us

[0:02:41] Voice 4: without actually signing into the webinar.

[0:02:43] Voice 4: So we know there are more people involved

[0:02:47] Voice 4: than just that's on the webinar,

[0:02:48] Voice 4: but thank you for that information.

[0:02:51] Voice 4: So welcome to the special community information meeting

[0:02:57] Voice 4: of the Galliano Local Trust Committee.

[0:03:00] Voice 4: I'm just gonna wait for a second

[0:03:02] Voice 4: and while the there's the planners back um and uh we're we're pleased to have you this is the

[0:03:08] Voice 4: meeting that we were originally going to do uh in person at the beginning of the month and and

[0:03:14] Voice 4: determined that it would would be more uh accessible to many people if we did it in a zoom

[0:03:21] Voice 4: form so it's a special meeting of the local trust committee um as always uh we're very

[0:03:27] Voice 4: I want to start by acknowledging that we're very privileged and appreciative to be able

[0:03:34] Voice 4: to meet across the traditional territories of the Coast Salish people.

[0:03:39] Voice 4: This is an important recognition and we encourage people to attempt to take the time to understand

[0:03:50] Voice 4: understand the history of the Indigenous peoples in this region for millennia that have lived here

[0:03:58] Voice 4: and worked and gathered food and lived in this area for millennia. We are very appreciative of

[0:04:06] Voice 4: that and we're able to gather through this technology across the traditional territory

[0:04:12] Voice 4: of the Coast Salish people. I know that many of you are on Galliano today. The island now known

[0:04:19] Voice 4: One is Galliano, and that, of course, is the traditional territory of the

[0:04:23] Voice 4: Penelakut First Nation and other Coast Salish nations who have gathered there

[0:04:30] Voice 4: and lived there for over the years.

[0:04:32] Voice 4: And we're very appreciative of that.

[0:04:34] Voice 4: And also, it's a very meaningful time in the reconciliation process that the

[0:04:42] Voice 4: Canadians are attempting to understand and implement as we go forward.

[0:04:47] Voice 4: So I wanted to take that moment to recognize and acknowledge and hope we all appreciate that.

[0:04:55] Voice 4: This is a special meeting of the community of the local trust committee.

[0:05:00] Voice 4: I want to take a moment before I tell you the process today to introduce a few people.

[0:05:05] Voice 4: You can see on your screen at the moment, one of the trustees, Trustee Wolverton.

[0:05:10] Voice 4: Nice to see you, Jane.

[0:05:12] Voice 4: Jane, this particular application relates to the Galley,

[0:05:18] Voice 4: Galeo Green or Galley proposal that is before

[0:05:22] Voice 4: the local trust committee.

[0:05:25] Voice 4: The other, your other local trustee has recused herself

[0:05:29] Voice 4: from this application and thus the two of us make up

[0:05:33] Voice 4: the local trust committee for the purposes of this.

[0:05:36] Voice 4: We have with us from the trust are Robert Barlow,

[0:05:41] Voice 4: who's a staff member in Victoria the traditional territory with so much speaking people and he'll

[0:05:48] Voice 4: be controlling the the electronics as we go forward as well we have Carly Bilney as our

[0:05:54] Voice 4: recorder thank you Carly as always for joining us and doing an excellent job and you'll see

[0:06:00] Voice 4: although his camera is off at the moment you'll see planner Smith who planner Brad Smith who is

[0:06:07] Voice 4: the island planner for Galeano and we'll be making a presentation as we start the process. There's

[0:06:14] Voice 4: Brad. Hi Brad. So and so and so you know this this process there is a gathering place the

[0:06:23] Voice 4: anybody who wanted to attend in person could do so and that that was the Victoria office

[0:06:27] Voice 4: and I know Brad is there along with Robert Barlow and anyone who might have wanted to attend in

[0:06:33] Voice 4: person can do that. So this, as I said, this meeting is being broadcast. There's a webinar

[0:06:41] Voice 4: recorded, will be up on our website, contains information. And the process will be that we

[0:06:47] Voice 4: will have a presentation from Planner Smith first to set out where we're at in our process in terms

[0:06:55] Voice 4: in terms of the rezoning application.

[0:06:58] Voice 4: And so after Planner Smith,

[0:07:02] Voice 4: we will then have a series of presenters

[0:07:04] Voice 4: from the applicant from Galley

[0:07:08] Voice 4: and they will present themselves.

[0:07:10] Voice 4: They'll introduce themselves

[0:07:11] Voice 4: and walk through the presentation that they have.

[0:07:15] Voice 4: They have a number of slides

[0:07:16] Voice 4: and a number of different presenters

[0:07:18] Voice 4: and I'll let them introduce themselves.

[0:07:20] Voice 4: We are also very pleased to have Anna Braco

[0:07:24] Voice 4: from BC Housing with us, and she'll be available

[0:07:27] Voice 4: for at least the beginning part of the question

[0:07:30] Voice 4: and answer session if people have questions

[0:07:32] Voice 4: about the role that BC Housing plays in these applications.

[0:07:39] Voice 4: And we thank Anna for making herself available this morning,

[0:07:44] Voice 4: or this afternoon, I guess this afternoon now.

[0:07:46] Voice 4: So with that, Trustee Wolverton,

[0:07:48] Voice 4: do you have anything you'd like to add to my introduction?

[0:07:53] Voice 4: So, thank

[0:07:54] Voice 4: you and I'll turn this over to Planner Brad Smith for his presentation.

[0:08:01] Voice 4: It will appear on the screen and I'm, as I said, I'm just going to turn my camera off

[0:08:05] Voice 4: so that the screen is hopefully everybody can watch full screen of this, and we'll be

[0:08:11] Voice 4: back once we're ready to, well I guess it doesn't really matter, I guess we're just

[0:08:15] Voice 4: a screen.

[0:08:16] Voice 4: So, over to you, Planner Smith.

[0:08:19] Planner: Please clarify, you can see the slides now?

[0:08:22] Voice 4: yes yes yes i can see them thank you

[0:08:24] Planner: thank you chair rogers so thank you everyone for attending

[0:08:28] Planner: today on your saturday afternoon i know everyone's got lots to do so uh it's great you're here for

[0:08:34] Planner: this important meeting today we're talking about the rezoning application for the uh the galliano

[0:08:40] Planner: gain property on galliano island brought forward by the galliano affordable living initiative

[0:08:46] Planner: of society or galley so i'm just going to present a quick overview of the rezoning process and uh

[0:08:53] Planner: and walk through the actual uh amending bylaw i will pass it over then to the applicant and

[0:08:59] Planner: their representatives to uh walk through their proposal and the the various aspects of it

[0:09:05] Planner: and then that will be followed by a question and answer session as chair rogers indicated

[0:09:09] Planner: and bc housing will be available in that force person if anyone has any uh questions with uh

[0:09:16] Planner: respect to BC Housing's role. And so site context. So I'm sure many of you are familiar with the

[0:09:24] Planner: property. It's located at 409 Portier Pass Road, and it's commonly known as the Galeano Green

[0:09:30] Planner: property. In 2017, it was rezoned and redesignated in the OCP and the Land Use Bylaw through a

[0:09:39] Planner: similar process to the one that's going on now. And that was approved by the local trust

[0:09:46] Planner: committee of the time to redesignate the property to community housing and rezone it to a zone

[0:09:53] Planner: specific to this property or community housing one or ch1 so the previous rezoning proposal was

[0:10:00] Planner: for bare land strata that allowed a density of one dwelling per lot for a maximum of 20 lots

[0:10:06] Planner: the rezoning occurred but the bare land strata subdivision never was completed and that proposal

[0:10:13] Planner: The proposal was brought forward by a previous society and the land transfer has now occurred to GALI, who is also an incorporated not-for-profit society in BC.

[0:10:24] Planner: So the new proposal by GALI is seeking to develop 20 affordable housing units on the subject property in a more traditional multi-unit building design, and there's no subdivision proposed.

[0:10:36] Planner: proposed. And so today's CAM is to present information, allow the applicant and the representatives

[0:10:42] Planner: an opportunity to do that and for us to answer any questions you have with the application

[0:10:48] Planner: or the process or the amending bylaws. So just quickly a little bit of background about

[0:10:55] Planner: the role of the trust and the rezoning process. So provincial legislation authorizes local

[0:11:00] Planner: governments to adopt and amend official community plans and establish zoning through land use

[0:11:05] Planner: bylaws islands trust is a special purpose local government that has the land use planning function

[0:11:12] Planner: for the gulf islands and so the local trust committee then have the decisions around

[0:11:19] Planner: the rezoning decisions that occur in their local trust areas so rezoning processes are typically

[0:11:26] Planner: application driven as is this one the final trust or the final decision is the local trust

[0:11:31] Planner: committees to make uh and uh approval is always required by the islands trust executive committee

[0:11:37] Planner: for all bylaws following third reading and in this case as there's no scp amendments are proposed

[0:11:43] Planner: given the land is already designated in the ocp for community housing there's no provincial approval

[0:11:49] Planner: required uh if there was uh ocp amendments or uh if in the future ltc decided they needed to amend

[0:11:57] Planner: the OCP for some purpose, then potentially the Minister would also be required to approve the

[0:12:02] Planner: bylaws. A public hearing would be required as per the Local Government Act prior to third reading

[0:12:09] Planner: of the bylaw and currently the amending bylaw is only in draft form. So just the current quick

[0:12:16] Planner: status of the rezoning, so the application was received in June of 2021 and they were, sorry,

[0:12:23] Planner: or received by LTC at the June 7th LTC meeting.

[0:12:27] Planner: And at that meeting, LTC directed staff to proceed.

[0:12:30] Planner: An amending draft by-law has been established

[0:12:33] Planner: based on that direction.

[0:12:34] Planner: The applicant has been very diligent

[0:12:36] Planner: in providing the various professional reports

[0:12:39] Planner: and plans required, including site layout,

[0:12:42] Planner: building design and servicing,

[0:12:44] Planner: environmental and ecological analysis,

[0:12:47] Planner: water and septic analysis,

[0:12:49] Planner: as well as the development of a water management plan

[0:12:51] Planner: and a geotechnical assessment

[0:12:53] Planner: and staff have

[0:12:55] Planner: completed agency

[0:12:57] Planner: and First Nation referrals

[0:12:58] Planner: and also an advisory

[0:13:01] Planner: planning commercial or advisory

[0:13:03] Planner: planning commission referral has also

[0:13:05] Planner: been completed and

[0:13:07] Planner: staff will be bringing those recommendations

[0:13:09] Planner: to the LTC or sorry that report

[0:13:11] Planner: which includes some recommendations

[0:13:13] Planner: to the LTC at

[0:13:15] Planner: a future meeting.

[0:13:18] Planner: So the OCP designation as I spoke

[0:13:20] Planner: the property is already designated for

[0:13:22] Planner: community housing based on that process in 2017.

[0:13:27] Planner: For this current proposal,

[0:13:30] Planner: the rental structure that's currently been proposed

[0:13:33] Planner: has been a 20% deep subsidy,

[0:13:36] Planner: 50% reared to rent geared to income

[0:13:39] Planner: and 30% affordable market rate rent structure,

[0:13:42] Planner: which is consistent with the current BC housing

[0:13:46] Planner: funding model and staff and legal counsel

[0:13:50] Planner: have reviewed that and have deemed that that approach for affordable housing with that rent

[0:13:55] Planner: structure has uh is consistent with the ocp as a whole um and uh if the applicant were seeking

[0:14:03] Planner: a broader range of rent structures given the the need for flexibility uh which which staff

[0:14:10] Planner: certainly recognize the need for when seeking uh different uh funding models and as well

[0:14:16] Planner: well, potentially different funders,

[0:14:19] Planner: but if there was more flexibility required,

[0:14:22] Planner: then staff may need to review that for OCP consistency

[0:14:26] Planner: and the LTC would need to be presented that information.

[0:14:32] Planner: The land use by-law amendments.

[0:14:34] Planner: So this is the by-law that is actually being changed.

[0:14:38] Planner: So if adopted as written,

[0:14:39] Planner: the change in density would be from one dwelling per lot

[0:14:44] Planner: to 20 dwellings per lot,

[0:14:45] Planner: which is consistent with the previous subdivision proposal,

[0:14:50] Planner: which would have allowed for up to 20 densities

[0:14:53] Planner: if subdivision had occurred.

[0:14:55] Planner: There are amendments to maximum floor and lot coverage

[0:14:59] Planner: to allow for the building design and character

[0:15:02] Planner: in a multi-unit structure,

[0:15:05] Planner: amendments to reduce the number of communal buildings

[0:15:08] Planner: and make it smaller,

[0:15:10] Planner: and an increase in the minimum average lot size

[0:15:13] Planner: to ensure that no subdivision occurs in the future as no subdivision is being proposed now.

[0:15:18] Planner: And further to that, there's been an addition of a clause that requires 100% of the units

[0:15:24] Planner: be rental units in perpetuity, which is consistent with new provincial legislation

[0:15:32] Planner: developed to provide another tool or mechanism for local governments to further secure

[0:15:39] Planner: cure affordable housing for their communities.

[0:15:42] Planner: So just one other part that is required

[0:15:46] Planner: is a housing agreement.

[0:15:48] Planner: So if rezoning is approved,

[0:15:51] Planner: it would be in conjunction with a housing agreement,

[0:15:55] Planner: which would be between the local trust committee

[0:15:58] Planner: and the society.

[0:16:00] Planner: And it essentially provides the framework

[0:16:04] Planner: for how the society will manage

[0:16:08] Planner: and operates uh as long as well as uh you know all the other agreements that the society would

[0:16:14] Planner: need to reach with bc housing or what other uh uh funding group uh they um they uh achieve

[0:16:22] Planner: so there's three parts our housing agreement uh there's the base bylaw which is adopted by the

[0:16:28] Planner: ltc and authorizes the ltc to enter the housing agreement these the agreement itself which i

[0:16:33] Planner: talked about is a contract between the parties to provide affordable housing and this housing

[0:16:39] Planner: agreement becomes registered on title so the contents of a housing agreement and this is

[0:16:46] Planner: work that is needing to still be contemplated the actual process of working with the applicant on

[0:16:51] Planner: the development of this housing agreement it's just at the beginning of stages but the general

[0:16:57] Planner: contents of a housing agreement include general definitions agreement over the lands on the use

[0:17:04] Planner: in development including property maintenance this typically includes a site plan which would

[0:17:09] Planner: likely be included in this case as well which specifically describes the layout of the

[0:17:16] Planner: development and the all of the structures that are being proposed it provides who is

[0:17:24] Planner: eligible for housing the rental structure and the rates rules governing rental policies in alignment

[0:17:32] Planner: with the provincial legislation,

[0:17:33] Planner: other restrictions on subletting and assignment,

[0:17:36] Planner: monitoring and reporting,

[0:17:38] Planner: and then all those general legal terms around indemnity,

[0:17:43] Planner: covenant running with the land, et cetera.

[0:17:46] Planner: Other legal instruments to realize this project,

[0:17:50] Planner: so Land Title Act, Section 219 Covenant,

[0:17:53] Planner: the housing agreement is also secured

[0:17:57] Planner: in a Section 219 Covenant,

[0:17:59] Planner: it but beyond that the ltc can establish covenant conditions which are secured against title for

[0:18:07] Planner: a broad range of of uses and considerations with respect to the land and the development

[0:18:14] Planner: of structures on that land so for example you know minimum volume water storage requirements

[0:18:22] Planner: conditions around ecological production,

[0:18:25] Planner: construction management, et cetera.

[0:18:27] Planner: And typically those covenants also require site plans

[0:18:32] Planner: and elevation drawings,

[0:18:33] Planner: any other maps and schedules that are relevant.

[0:18:36] Planner: Development permit areas.

[0:18:37] Planner: So there are a DPA one riparian

[0:18:40] Planner: and DPA five sensitive habitat on the property,

[0:18:42] Planner: but the proposed development completely avoids

[0:18:47] Planner: those development permit areas.

[0:18:48] Planner: So there's no development permit required.

[0:18:53] Planner: The OCP also contains a broad policy

[0:18:56] Planner: that LTC could assign the lands

[0:18:59] Planner: as a development permit area.

[0:19:01] Planner: Staff would likely not recommend that,

[0:19:04] Planner: but that's up to LTC to decide.

[0:19:08] Planner: Other approvals and authorizations to move forward

[0:19:10] Planner: would include issuance of a water license from the province.

[0:19:14] Planner: The applicant has applied for that water license.

[0:19:17] Planner: since they've received a technical memo

[0:19:20] Planner: that is favorable to their development,

[0:19:25] Planner: and that technical memo is now being vetted out

[0:19:28] Planner: to other agencies such as Islands Trust

[0:19:33] Planner: through the provincial referral process.

[0:19:36] Planner: And they would also require, of course,

[0:19:38] Planner: all building permit, wastewater treatment,

[0:19:40] Planner: and any other local level permits

[0:19:43] Planner: for the construction and development of their property.

[0:19:46] Planner: And just a point here, if water license approval was not completed in time or was not completed at the point where LTC is feeling they're ready to make a decision with respect to this application, LTC could choose to make the rezoning subject to water license approval.

[0:20:08] Planner: So just next steps in rezoning. So today's CIM is the purpose is to inform the community and the LTC even more broadly about the application and generate any questions.

[0:20:23] Planner: Staff will summarize the results of this meeting and as well as the APC recommendations as I recommended and bring that forward.

[0:20:30] Planner: There is one outstanding requirement for the applicant to submit a hydrogeologist report.

[0:20:37] Planner: They're currently collecting data through a data logger

[0:20:43] Planner: in the source well, and they're required to provide

[0:20:46] Planner: a report in the new year to LTC for that.

[0:20:48] Planner: And the section 219 covenant and housing agreement pieces

[0:20:52] Planner: are still being worked on.

[0:20:55] Planner: And as I mentioned earlier,

[0:20:58] Planner: the bylaw is still in draft form.

[0:21:00] Planner: So there's been no decisions yet by LTC

[0:21:03] Planner: with first and second reading

[0:21:04] Planner: or scheduling of a public hearing.

[0:21:06] Planner: So that's everything for me, Chair Rogers. I will now stop sharing my screen and we will pass it over to Ada Kudik to begin their presentation. Thank you.

[0:21:20] Planner: Thank

[0:21:21] Voice 4: you very much, Planner Smith, and what I wanted to say for folks in the attendees box section of the webinar, we'll be coming back, so if you have questions for the planner, please hold those for when we get to the question and answer session.

[0:21:41] Voice 4: So, welcome to all those from the Galliano Affordable Living Initiative group.

[0:21:47] Voice 4: I see Ada Kudyk is there.

[0:21:49] Voice 4: I assume you're going to introduce, and my understanding is perhaps you or perhaps Lauren

[0:21:56] Voice 4: Magner will introduce the application and the presentation, and hopefully, and I understand

[0:22:02] Voice 4: you'll be introducing all of the presenters as we go along.

[0:22:05] Voice 4: So thank you and welcome.

[0:22:08] Voice 4: over to you.

[0:22:10] Voice 12: Thank you, Chair Rogers. Thank you very much. Thank you, Chair Rogers. So I'm just

[0:22:18] Voice 12: going to give a brief overview. We have a number of panelists, and the first presenter is Lauren

[0:22:25] Voice 12: Magner from Galley Society.

[0:22:32] Voice 1: Thank you, Ada. Thanks, everybody. Welcome. My name is Lauren

[0:22:37] Voice 1: Magner, and I am a member of the board of the Galeano Affordable Living Initiative Society,

[0:22:43] Voice 1: Society, affectionately known as GALI, where I sit as Treasurer. GALI is pleased to have

[0:22:49] Voice 1: the opportunity to share information about our vision and our proposal for affordable

[0:22:54] Voice 1: rental housing on the Galliano Green property, and we look forward to answering your questions

[0:22:59] Voice 1: about the proposal. We acknowledge the deep privilege of living upon the unceded and asserted

[0:23:06] Voice 1: lands of the Penelaket, La Mulcha and Hwilitsum First Nations, as well as other Hul'q'o

[0:23:13] Voice 1: meet them and central thin speaking peoples and the treaty territory of the swastik first nation

[0:23:20] Voice 1: in today's presentation you will hear from other galley board members along with our development

[0:23:25] Voice 1: partner new commons development and some of the amazing professional consultants who've worked

[0:23:30] Voice 1: um excuse me who've worked with us on developing the proposal so thanks again to chair rogers

[0:23:36] Voice 1: trustee robleton planner smith and trust staff and to the community for taking the time to be

[0:23:41] Voice 1: with us today we're all very much looking forward to sharing listening and connecting with you all

[0:23:47] Voice 1: a little bit more about us galley was registered as a bc non-profit society in march of 2020

[0:23:56] Voice 1: we began our partnership with new commons development shortly after that in april 2020

[0:24:02] Voice 1: and we've been working very closely with them since to develop our proposal

[0:24:06] Voice 1: for Galeano Green. In June 2020, Galea was fortunate to be able to acquire the 10-acre

[0:24:14] Voice 1: Galeano Green property from the very generous Galeano Community Housing Association.

[0:24:20] Voice 1: GCHA has worked very, very hard over several years through a community process with the

[0:24:26] Voice 1: Islands Trust that resulted in the Galeano Green property being designated for community housing.

[0:24:31] Voice 1: We are very, very grateful to the GCHA for their support and confidence that Gali has

[0:24:37] Voice 1: the vision and the capacity to develop affordable housing on the Galeano Green property.

[0:24:43] Voice 1: I'd like to introduce my fellow board member, Carol Gwynn, who will give us some more additional

[0:24:48] Voice 1: background and information about Galeano Green property and our vision.

[0:24:53] Voice 1: Thanks.

[0:24:55] Voice 2: Thanks, Lauren.

[0:24:56] Voice 2: Yes, my name is Carol Gwynn and I'm also on the board of Gali.

[0:25:00] Voice 2: You can see here is where the property is. It is next to the Page Drive area, which is senior affordable housing.

[0:25:12] Voice 2: And as you'll see in Mater's slides, it is the front half of the property adjacent to Georgeson Bay Road, where the units will be built.

[0:25:25] Voice 2: I also want to say that I'm a resident of Page Drive and like most of our residents here are

[0:25:33] Voice 2: looking forward to our neighbors at Galliano Green. This Page Drive and the Page Drive board

[0:25:40] Voice 2: is also on board and they have designated a member of their board to be a liaison with the

[0:25:47] Voice 2: Galley Board. And I guess the next slide. Okay. Okay, our

[0:25:58] Voice 2: vision for Galeano Green, and this is the architect's drawing,

[0:26:01] Voice 2: is that it be a village within the broader Galeano community

[0:26:06] Voice 2: very similar to what Page Drive is now. And this will offer

[0:26:11] Voice 2: attractive, green, affordable and secure housing for singles,

[0:26:18] Voice 2: families, and seniors, and also priority will be given to Indigenous, First Nation, and other

[0:26:27] Voice 2: people of Galeano Island. We all know how much Galeano needs affordable housing, and we appreciate

[0:26:36] Voice 2: the support we've received so far from the Galeano community for the Galley Vision, and we hope for

[0:26:43] Voice 2: even more community support so that we can move forward as quickly as possible to get much needed

[0:26:50] Voice 2: affordable housing built. And I will now pass this on to Mike Coble.

[0:27:02] Voice 3: Yes, hello everybody.

[0:27:05] Voice 3: I'm Mike Coble. I'm also a Galley Board member. Brad has covered a lot of this background, but I

[0:27:13] Voice 3: just want to recap what Brad said in his opening presentation that the land use designation for

[0:27:19] Voice 3: to the Galliano Green property in the OCP

[0:27:21] Voice 3: is community housing.

[0:27:23] Voice 3: The current zoning, which is based on

[0:27:26] Voice 3: the Galliano Community Association proposed plan

[0:27:32] Voice 3: was to allow up to 20 homes based on the bare land strata

[0:27:37] Voice 3: subdivision plan and individually leased lots

[0:27:41] Voice 3: and owner built homes.

[0:27:43] Voice 3: And our proposal, Galli's proposal is different.

[0:27:46] Voice 3: We propose not to subdivide, but to build the 20 affordable rental homes and for multi unit buildings.

[0:27:55] Voice 3: And because of the difference in our proposal. That's why we are requiring

[0:28:02] Voice 3: To rezone

[0:28:05] Voice 3: This discussions with the trust actually began very shortly after we acquired the property. So Galley and our new commons partners began to

[0:28:16] Voice 3: discussions with trust planning staff about the Galliano Green project back in June of 2020.

[0:28:24] Voice 3: And then in March of this year, as Brad has summarized, we submitted our rezoning application

[0:28:31] Voice 3: package to the planners to be brought forth for LTC consideration and included in that package

[0:28:38] Voice 3: a range of different consultants reports and ecological assessment report, a site plan,

[0:28:44] Voice 3: a building design plan, lots of information about the well and the water situation, the septic system,

[0:28:51] Voice 3: overall water management plan, and you're going to be hearing about these just coming up in the

[0:28:57] Voice 3: presentation. And in June of this year, as Brad summarized, the LDC directed staff to proceed to

[0:29:03] Voice 3: draft rezoning bylaws and to refer the application, the draft bylaws to the APC and others, and also

[0:29:11] Voice 3: of schedule the CIM that we're having today. So I'd like to now introduce Aida Kudik who we've

[0:29:19] Voice 3: already heard from briefly from New Commons Development who's going to give you some

[0:29:23] Voice 3: background information about New Commons and provide an overview about where we are in the

[0:29:27] Voice 3: project.

[0:29:30] Voice 12: Thank you Michael and good afternoon everyone. My name is Aida and I work with New

[0:29:35] Voice 12: Commons Development who is the project partner with Galley Society in development of Galliano

[0:29:41] Voice 12: Green project and delivering it to their end users, which is Galliano residents.

[0:29:48] Voice 12: New Commons Development is a non-profit real estate development company,

[0:29:53] Voice 12: and we are focused on building and preserving affordable housing. And we are a national...

[0:30:00] Voice 12: company. We have offices in both Toronto and Vancouver, and we work with cooperatives,

[0:30:06] Voice 12: non-profits, faith-based groups, and municipalities, and all that to create and renew Canada's

[0:30:13] Voice 12: social purpose real estate. Our team brings highly skilled real estate and affordable

[0:30:21] Voice 12: housing development expertise. We have currently 16 active projects, and when I say active, it is

[0:30:29] Voice 12: in uh construction kind of develop uh documents development or and or in construction

[0:30:35] Voice 12: one of the project say programs that we started is a small communities initiative which is

[0:30:43] Voice 12: development of affordable housing in small communities that we also found to be very

[0:30:48] Voice 12: important a part of sustainability so galiano green is one of those projects um and the screen

[0:31:02] Voice 12: obviously froze for a reason all right and we have all talked about it but just

[0:31:13] Voice 12: to kind of understand the comprehensiveness of the process I would

[0:31:19] Voice 12: like just to kind of go through it is not just the rezoning process that we

[0:31:24] Voice 12: are in once the Galeano galley Society acquired the land we worked on

[0:31:32] Voice 12: developing a feasibility say report on the site and generally this development and to make sure

[0:31:41] Voice 12: that a project is financially viable so in that feasibility phase of the project we have conducted

[0:31:48] Voice 12: number of assessment reports we have contracted the architectural consultant which is mobius

[0:31:54] Voice 12: architecture who developed the conceptual design for the project based on which we have then

[0:32:01] Voice 12: and developed a number of other reports,

[0:32:03] Voice 12: as both Brad and Michael mentioned,

[0:32:06] Voice 12: which includes geotechnical site assessment,

[0:32:09] Voice 12: environmental site assessment, hydrogeological report

[0:32:12] Voice 12: that also included a well pumping test.

[0:32:16] Voice 12: We also developed a water management plan

[0:32:19] Voice 12: that includes site servicing plan.

[0:32:21] Voice 12: And one of the latest, the last, say, reports

[0:32:26] Voice 12: that we provided is ecological assessment.

[0:32:28] Voice 12: all these kind of informed basically the application that we submitted to a land

[0:32:36] Voice 12: trust and we did have a number of conversations with planning staff with

[0:32:44] Voice 12: updating our drawings and reports as well as needed because every time we

[0:32:50] Voice 12: create a new report obviously that one informs give us more information and

[0:32:55] Voice 12: more kind of understanding of the site and the needs and today we are conducting community

[0:33:01] Voice 12: information meeting where we hope that we will be able to answer most if not all the questions

[0:33:09] Voice 12: that community may have regarding this development so now i'm going to pass over to keith erickson

[0:33:17] Voice 12: who is our ecological professional who developed the ecological assessment for this site thank you

[0:33:30] Voice 17: Yeah, good to be with you today to speak to this.

[0:33:35] Voice 17: If you just want to throw it to the next slide, that's great.

[0:33:41] Voice 17: In May of this year, I was contracted by GALI to produce an ecological assessment of the site.

[0:33:52] Voice 17: So I spent a few days out on the site documenting what was there, different types of ecological systems.

[0:33:59] Voice 17: And then I produced a report that reviewed all the relevant information and provided some assessment and some recommendations in terms of minimizing the impacts of the proposed development on the site.

[0:34:20] Voice 17: So I'll start this very brief summary by describing a little bit about the ecology, then I'll

[0:34:27] Voice 17: talk about the assessment and recommendations, and then I was also asked to provide some

[0:34:34] Voice 17: insight into the differences of the proposed development versus the current or existing

[0:34:44] Voice 17: existing potential development allowed by the bylaws currently, that is the subdivision

[0:34:54] Voice 17: option that currently exists versus what is being proposed by GALA.

[0:34:58] Voice 17: Okay, so on to the ecological values.

[0:35:02] Voice 17: It is a forested lot, it looked like it had been logged a couple of times probably in

[0:35:13] Voice 17: the late 1800s there was um stumps indicating with um with uh with um springboard marks in them

[0:35:22] Voice 17: indicating some original logging then and then uh looked like a very thorough logging had occurred

[0:35:27] Voice 17: um sometime in the 1940s um leaving a stand uh forest stand aged roughly 70 to 80 years old

[0:35:36] Voice 17: um there were a couple of old growth trees that i found on a lot on the uh sort of northwestern

[0:35:43] Voice 17: corner. They're on the map. It's on your screen. You can see them. They're two orange asterisks.

[0:35:52] Voice 17: Those are the only two old growth trees that I found. The rest were, as I said,

[0:35:56] Voice 17: 70 to 80 years old. There was some that were of larger diameter. They were either growing on

[0:36:04] Voice 17: really great little microsites, or they were likely saplings or little poles at the time that

[0:36:12] Voice 17: that logging occurred in the in the 40s and and uh didn't get cut down and had a leg up on everything

[0:36:18] Voice 17: else and so they're bigger and and taller and more dominant in the stand and those trees are

[0:36:23] Voice 17: represented by all of the red and pink asterisks of pink being douglas fir and red being red cedar

[0:36:31] Voice 17: so those are just a little bit bigger or dominant trees in the stand and i mapped all of those

[0:36:38] Voice 17: um in terms of the ecosystem types um it kind of revolved around there's a central knoll or like

[0:36:46] Voice 17: little hill on this property um and uh the slopes to the south and to the north north of that are

[0:36:55] Voice 17: characterized by um you know a nice maturing douglas fir um dollar organ grape sword fern

[0:37:03] Voice 17: with a few grandfurs and maples mixed in there on kind of moderate slopes with moderate

[0:37:12] Voice 17: moisture and nutrient regimes. There is also on the northern part of the lot a flat and more low

[0:37:23] Voice 17: lying area that is characterized, that's much wetter and richer and has higher productivity

[0:37:29] Voice 17: activity, and that's characterized by western red cedar mainly, predominantly, and red alder

[0:37:35] Voice 17: and a nice layer of sword fern with some salmon berries and things like that mixed in.

[0:37:42] Voice 17: In terms of ecological significance, we have the Putter Creek, which crosses the property

[0:37:51] Voice 17: on its northern portion, is associated with that wetter forest area, and Putter Creek

[0:37:58] Voice 17: associated with it is it's riparian and some swampy sort of alder skunk cabbage areas

[0:38:06] Voice 17: around it. There is also a couple of ecologically significant

[0:38:11] Voice 17: communities, one of which occurs on the southern tip or corner of the property.

[0:38:19] Voice 17: It's a Douglas fir, dull oregon grape community which is red listed in British Columbia and there

[0:38:26] Voice 17: is a also at the top of the knoll on the north side of the just on the north side upper slope

[0:38:33] Voice 17: of the knoll there is a really nice douglas fir alaska onion grass community which is also a red

[0:38:39] Voice 17: listed community in british columbia so that's represented by ecosystem or ec02 a and b on on

[0:38:48] Voice 17: on the map, the Douglas Burdella Oregon grape is EC02.

[0:38:56] Voice 17: I think it's 02, well, in the Southern corner there,

[0:39:01] Voice 17: I can't see, cause my video is blocking it for me.

[0:39:05] Voice 17: Anyway, so we found those ecosystems

[0:39:09] Voice 17: and the creek and the large trees.

[0:39:11] Voice 17: So that's sort of the ecological values.

[0:39:14] Voice 17: So in terms of an assessment,

[0:39:15] Voice 17: if we can go to the next slide,

[0:39:18] Voice 17: We found, I found that the stream and riparian areas, the DPA one that Planner Smith had pointed out, was adequately protected through the proposed plan.

[0:39:38] Voice 17: The development is proposed development is over 100 meters from that creek and riparian system and so that is ample 30 meters is the sort of threshold recommendation, where you need to start looking at providing recommendations for how to mitigate impact so

[0:39:56] Voice 17: So at over 100 meters, it's a good distance away.

[0:40:01] Voice 17: In terms of the old growth trees,

[0:40:03] Voice 17: they're nowhere near development either

[0:40:05] Voice 17: and are not threatened in any way in terms of being cut.

[0:40:09] Voice 17: The larger diameter trees are by and large protected.

[0:40:13] Voice 17: There were a couple that were

[0:40:18] Voice 17: within the path of the proposed development.

[0:40:20] Voice 17: And as a recommendation,

[0:40:23] Voice 17: I made a recommendation to minimize impact on those trees in recognition that there might

[0:40:30] Voice 17: be one or two that need to be cut down.

[0:40:35] Voice 17: In terms of protection of the red listed ecosystems, the wetter red alder skunk cabbage areas were

[0:40:43] Voice 17: adequately protected.

[0:40:44] Voice 17: The Douglas fir, dull Oregon grape area on the southern corner was protected, no development

[0:40:50] Voice 17: development in that area. The Douglasburg Alaska Onion Grass area is in close proximity

[0:40:58] Voice 17: to the development, so there was recommendation made to ensure that the footprint, the development

[0:41:05] Voice 17: footprint was removed from that ecosystem. Next slide.

[0:41:15] Voice 17: And finally, to summarize a little bit of a comparison between, as I said, what the

[0:41:24] Voice 17: current zoning allows versus what the proposed um uh development will um will do in terms of impact

[0:41:33] Voice 17: to the ecology um the proposed development is galley development is significantly um

[0:41:41] Voice 17: less in terms of its footprint it um it uh it has a far far less forest fragmentation

[0:41:48] Voice 17: than what is what is permitted currently. It increases the buffer from Potter Creek

[0:41:58] Voice 17: and protects that system more readily. And it does not infringe into that southern corner

[0:42:09] Voice 17: of the of the property and protects the that red listed double spur dollar and grape system.

[0:42:19] Voice 17: as you can see on the map there are three red uh uh circled or or uh yeah

[0:42:27] Voice 17: um red shapes on there those are are areas that are currently um that are part of the

[0:42:35] Voice 17: current proposal uh under land and housing um group um for the subdivision um that uh

[0:42:47] Voice 17: whereas the galley proposal really consolidates the footprint into the southeastern corner of the property next to the existing Page Drive development.

[0:43:03] Voice 17: So it sort of illustrates the degree of fragmentation that is being removed as a result of this new proposal.

[0:43:13] Voice 17: proposal and so that's it for me and I'm happy to answer any questions later on in the presentation

[0:43:19] Voice 17: thank you thank

[0:43:21] Voice 12: you Keith so it is back to me so just a kind of summarize what Keith said like

[0:43:30] Voice 12: basically our plan represents what we are showing is evolution in design through different processes

[0:43:39] Voice 12: processes that this site has been through. So in comparison, like what we are, I mean,

[0:43:48] Voice 12: constantly trying to do, of course, working with land trust planning staff is to make this project

[0:43:55] Voice 12: as efficient and as beneficial to the environment that we possibly can. So this is the last

[0:44:04] Voice 12: iteration of our site plan as Keith mentioned when he was doing his

[0:44:10] Voice 12: assessment our site plan looked a little bit different so one of the things that

[0:44:15] Voice 12: he identified was the ecological sensitive area at the very top of our

[0:44:21] Voice 12: site which is the area that I'm showing I hope you can see my cursor so what we

[0:44:26] Voice 12: have done is we reorganized the top layout of the building to make sure and

[0:44:32] Voice 12: the parking to make sure that we do not impact this area and we stay clear from it the other

[0:44:38] Voice 12: part that was also recommended by keith was preservation of large diameter trees and even

[0:44:45] Voice 12: though some of the trees they are already impacted by the existing road that is this one here

[0:44:51] Voice 12: but we have also reorganized the lower bank of our site plan in order to protect this cluster of

[0:44:59] Voice 12: of large trees.

[0:45:02] Voice 12: And I believe this was a quite successful response

[0:45:05] Voice 12: to ecological report that we have got from Keith.

[0:45:10] Voice 12: Our site, just to give you a better understanding

[0:45:15] Voice 12: of kind of trying to minimize the impact on the environment

[0:45:20] Voice 12: and what our intent was, is that site area is 10 acres

[0:45:24] Voice 12: and our buildings, including the roads and the parking,

[0:45:28] Voice 12: cover less than one acre so the lot coverage in total is 8.65% meaning that

[0:45:36] Voice 12: it leaves over 90% of protection of the forest including the riparian area at

[0:45:44] Voice 12: the very north our site plan basically was derived from desire to make it we

[0:45:53] Voice 12: wanted to create a project or development that fits its environment uh actually kind of blends

[0:46:00] Voice 12: in rather than having something that is imposed on site which is why we decided to proceed with

[0:46:07] Voice 12: the approach of proposing four smaller buildings so that way we create this kind of village

[0:46:16] Voice 12: appearance that you can see you already saw this picture but it's really about nesting the buildings

[0:46:22] Voice 12: inside the forest versus you know eliminating the forest to create room

[0:46:28] Voice 12: for the buildings and I think Mobius architecture our architect Peter he

[0:46:33] Voice 12: actually did an amazing job placing the buildings so in a such a smart way that

[0:46:41] Voice 12: everything is ground oriented and it is accessible for either lower level or

[0:46:46] Voice 12: upper level plan so in total we have four buildings the image that you are

[0:46:52] Voice 12: seeing basically this is if you would stand approximately in this corner again

[0:46:58] Voice 12: I hope you can see my cursor if you were standing on this corner maybe not

[0:47:03] Voice 12: standing maybe if you were a bird above this corner because this is a little bit

[0:47:07] Voice 12: elevated view this is approximately what you would see you would see a little

[0:47:12] Voice 12: village of a couple of small buildings that are nested in the forest

[0:47:16] Voice 12: environment the four buildings that we have they are three types we have

[0:47:23] Voice 12: building type a this is basically three townhouse units that are two level units

[0:47:29] Voice 12: two and three bedrooms so in total six units that are distributed in two

[0:47:35] Voice 12: buildings one at the top and one at the bottom building type building type B

[0:47:42] Voice 12: B, sorry, building type B has in total six units. Again, it is two level building with three units

[0:47:51] Voice 12: on each level that vary between one bedroom and two bedroom units. And building C is a third type

[0:47:59] Voice 12: that has in total eight units varying from studio to one bedroom apartments also on two levels.

[0:48:06] Voice 12: What we wanted to achieve with this kind of very diverse unit types is that we wanted to be able to cater to different groups from individuals to family size units.

[0:48:25] Voice 12: The units ranges from about 350 square feet in the small studio units to about 1200 square feet in our townhouses.

[0:48:36] Voice 12: So overall, our goal was to create a very diverse, diverse development that could cater to a very diverse types of families or individuals who would populate this area.

[0:48:54] Voice 12: And with that plan, I'm going to turn over to Al Kahoot, who is our hydrogeological consultant, and he did all the hydrogeological reports and, well, pumping tests. Go ahead, Al.

[0:49:22] Voice 19: oh thank you ada and um hi everyone i'm very pleased to be here this afternoon to discuss

[0:49:30] Voice 19: the water supply for this uh proposed housing project um this map in front on the screen at this

[0:49:38] Voice 19: time shows the location of the um water supply well uh designated wtn

[0:49:48] Voice 19: 91453 and it shows that well in relationship to the neighboring the closest neighboring wells

[0:49:56] Voice 19: these well tag numbers are the numbers that are in the provincial wells database

[0:50:03] Voice 19: now some of these wells also have what are called well plates on them

[0:50:08] Voice 19: uh which have what are called wid numbers and so this this means wells can be identified in the

[0:50:18] Voice 19: field uh if you notice these well plates um the closest well to this uh production well

[0:50:27] Voice 19: for the facility is wtn59275 that's located on the neighboring property at the seniors housing

[0:50:37] Voice 19: Society complex. Could I have the next slide please? So the project well was originally

[0:50:51] Voice 19: constructed in 1993 to a depth of 244 feet and then was altered in 2012 and this well

[0:51:01] Voice 19: has been tested on three occasions in 2013, 2018 and most recently in October 2020.

[0:51:13] Voice 19: The last test was conducted at a rate of 72 point or at a for a duration of 72.5 hours, just over three days at a pumping rate of 3.25 US gallons per minute.

[0:51:30] Voice 19: Basically during that test 50% of the available drawdown in that well was utilized.

[0:51:37] Voice 19: I could have the next major. Next slide please.

[0:51:40] Voice 19: I guess okay um so based on the pumping tests that have been done to date

[0:51:58] Voice 19: the estimated yield of the well is 3.25 US gallons per minute and that means that it's

[0:52:06] Voice 19: that well could be sustained on a annual basis at that pumping rate now the housing project demand

[0:52:15] Voice 19: based on 50 persons in residence would be 2.11 US gallons per minute so the

[0:52:23] Voice 19: well would not be used at its ultimate capacity based on the results of the

[0:52:29] Voice 19: testing. I should point out also that this well is a fairly good well and

[0:52:34] Voice 19: could be actually used at higher rates but more testing would need to be

[0:52:41] Voice 19: done if that was desirable. Now there are some potential interference effects on the neighboring

[0:52:48] Voice 19: well at the Housing Society. We measured those effects during the pumping tests and

[0:52:54] Voice 19: we recorded 5.4 meters of interference during the 2020 pumping test and at a pumping rate of

[0:53:06] Voice 19: which is less than the actual, if the well is used at a rate of 2.11 US gallons a minute to

[0:53:14] Voice 19: meet the demand of the project, the interference would be much less. And that is interference over

[0:53:21] Voice 19: the entire season. And this would reduce the available drawdown in the neighboring well by

[0:53:32] Voice 19: by about 8.9%.

[0:53:35] Voice 19: And this reduction available drawdown

[0:53:38] Voice 19: would probably not affect the ultimate capacity

[0:53:40] Voice 19: of that well to continue to supply

[0:53:43] Voice 19: the neighboring housing, seniors housing project.

[0:53:49] Voice 19: So based on those measurements of the nearby interference,

[0:53:54] Voice 19: we can project that the impact on neighboring wells

[0:53:59] Voice 19: that I showed in that first diagram

[0:54:01] Voice 19: would be much less than those measured in the societies well next door and I should also point

[0:54:10] Voice 19: out that the reports that have been done on this well are being reviewed by the Ministry of Lands

[0:54:16] Voice 19: and Forests in connection with the water license and they'll be doing a thorough assessment on the

[0:54:23] Voice 19: results that are presented in the these my report so that's it I'll be pleased to answer any

[0:54:30] Voice 19: any questions when required.

[0:54:32] Voice 19: Thank you very much.

[0:54:34] Voice 12: Thank you very much, Alan.

[0:54:36] Voice 12: And now we will turn to Guai Engineering,

[0:54:39] Voice 12: who is our civil engineering consultant

[0:54:44] Voice 12: and who prepared water management plan

[0:54:47] Voice 12: and in collaboration with AL delivered

[0:54:50] Voice 12: the feasibility of this project.

[0:54:54] Voice 12: Corey.

[0:54:55] Voice 15: Yep, thanks Ada.

[0:54:56] Voice 15: You can skip to the second slide.

[0:54:58] Voice 15: slide. As you mentioned, my name is Corey. I'm a principal and civil engineer with Gwaii

[0:55:03] Voice 15: Engineering. I put together the water management plan for the development. In doing so, researched

[0:55:10] Voice 15: quite a bit of literature for similar developments just to establish kind of what the best guidelines

[0:55:16] Voice 15: were to use. And through that, centered on design guidelines for rural residential community

[0:55:23] Voice 15: water systems and the methodologies really to establish maximum daily demands.

[0:55:30] Voice 15: So by definition, that's the greatest usage in a 24 hour period for the year.

[0:55:35] Voice 15: So that 7.99 liters per minute quoted by Al, that would be the greatest usage over 24 hours

[0:55:42] Voice 15: within the year.

[0:55:43] Voice 15: Really average daily use is two and a half times below that.

[0:55:47] Voice 15: that so about 3.2 liters per second based on the projected population.

[0:55:56] Voice 15: So with MDD2 you're considering domestic usage plus water loss allowance in the system.

[0:56:03] Voice 15: We have a single line system that the intent would be to have a meter on the outlet of

[0:56:09] Voice 15: the well and individual meters on each unit block.

[0:56:12] Voice 15: So in doing so you could compare both readings and if there was ever to be a leak detected you'd be able to identify that leak and repair it so intention being we would never want leakage in the system.

[0:56:28] Voice 15: Irrigation demands were negligible we're not offering your irrigation connections from the system.

[0:56:34] Voice 15: Instead we're going to be offering rainwater harvesting and other means for that. So no

[0:56:41] Voice 15: irrigation connections, no water loss allowance allowed us to approximate maximum daily demands

[0:56:46] Voice 15: of 7.99 litres per minute. Then further in that, approximating fire demands using NFPA,

[0:56:55] Voice 15: so rural guidelines for approximating fire flows, gave us an approximate volume of 21,000 litres.

[0:57:01] Voice 15: This was superseded in conversations with Galliano Fire Department, found a governing fire flow of 90,850 litres, so over four times the NFPA requirement.

[0:57:14] Voice 15: And then putting those together and approximating the proposed reservoir volumes also allows for equalization and emergency storage.

[0:57:24] Voice 15: So, if there's ever power outage or any other means that would shut off the accessibility to the well, there's a buffer storage that's allowed for in the volume.

[0:57:35] Voice 15: And we used volumes from the Water Sustainability Act based on the proposed populations.

[0:57:41] Voice 15: Added that to the fire storage and the maximum daily demand requirements, giving us 128,000 or almost 130,000 litre volume requirement.

[0:57:50] Voice 15: And then beyond that, just working off of recommendations provided by Al, looking at

[0:57:56] Voice 15: treatment requirements and approximate configurations and systems downstream of the well, looking

[0:58:02] Voice 15: at a multibarrier approach to treatment as required by Island Health.

[0:58:08] Voice 15: You can go to the next slide, please.

[0:58:13] Voice 15: So a large counterpart to the actual volume and domestic usage requirements was researching

[0:58:22] Voice 15: philosophies and methodology around water conservation so a large priority and intention

[0:58:28] Voice 15: of this report was to recommend a water conservation plan for the future development

[0:58:33] Voice 15: so putting together legal measures operations and maintenance requirements community engagement

[0:58:39] Voice 15: aspects to to look at other similar developments and the types of instruments that they have to

[0:58:47] Voice 15: to develop their conservation plans.

[0:58:50] Voice 15: Things like water restrictions, planting requirements,

[0:58:54] Voice 15: irrigation requirements, requiring low flow fixtures,

[0:58:58] Voice 15: usage for recreational water,

[0:59:01] Voice 15: operations and maintenance plans

[0:59:03] Voice 15: with leakage and repair management,

[0:59:06] Voice 15: installing meters on units.

[0:59:08] Voice 15: There's quite a bit of methodology

[0:59:10] Voice 15: that can go into water conservation.

[0:59:12] Voice 15: So that was a big part of the report.

[0:59:15] Voice 15: Moving past conservation into stormwater design, I think it's been stated a few times that the intention for the development is to be sustainable.

[0:59:26] Voice 15: So my approach for stormwater design is to create a methodology that mimics the pre-development condition, something that fits into the natural environment.

[0:59:37] Voice 15: So repurposing stormwater on site.

[0:59:40] Voice 15: I think I mentioned the rainwater harvest system. So having tanks or something similar adjacent to

[0:59:47] Voice 15: each unit block, collecting rainwater volumes, repurposing that for harvesting and irrigation

[0:59:52] Voice 15: purposes so we're not drawing demand from the systems, and then beyond that collecting storm

[0:59:58] Voice 15: stormwater from the various

[1:00:00] Voice 15: surfaces on site conveying it to a localized treatment and infiltration system then putting

[1:00:07] Voice 15: that back into the ground we're just discharging it in a sustainable way so we're not jeopardizing

[1:00:13] Voice 15: or impacting any neighboring developments or any of the ecology that was mentioned

[1:00:16] Voice 15: so that's a large part of what i'll be doing within the stormwater management philosophy

[1:00:23] Voice 15: and then at the end the section 219 covenant that pulls it all together so a lot of the

[1:00:30] Voice 15: recommendations and statements made in the water management plan just working with the ltc to to

[1:00:35] Voice 15: pull this all together within covenant requirements that that make this purposed beyond um and just

[1:00:43] Voice 15: kind of identifying a lot of these measures that are going to be required awesome

[1:00:51] Voice 12: thank you very

[1:00:52] Voice 12: much corey um so i am going to turn now uh to a little bit more of uh feasibility of the project

[1:01:05] Voice 12: and uh where we are at with when it comes to a financial part uh of of the project development

[1:01:14] Voice 12: so uh primarily first thing to kind of note and very important to note is that uh galley society

[1:01:22] Voice 12: is contributing, making an equity contribution in the land. And as Lauren and Michael said,

[1:01:34] Voice 12: they have managed to obtain the land from the society and put it in as the equity for the

[1:01:44] Voice 12: development of affordable housing, which is a great achievement. Another thing also very

[1:01:50] Voice 12: important is community fundraising one of the one of the main kind of parts of

[1:01:58] Voice 12: any pro forma or financial analysis of the project feasibility is the society's

[1:02:09] Voice 12: capacity when it comes to investing its own resources so one of the things is

[1:02:17] Voice 12: also community fundraising and Galley Society has already has been has done

[1:02:24] Voice 12: and still is working really hard on in community fundraising to support the

[1:02:30] Voice 12: project and capacity building another important part this project would not be

[1:02:37] Voice 12: here today if there was no pre development funding that was that was

[1:02:44] Voice 12: was confirmed and obtained for this project.

[1:02:48] Voice 12: So the Galley Society, along with New Commons Development,

[1:02:53] Voice 12: we managed to get small communities initiative grant,

[1:02:56] Voice 12: small communities development consulting support,

[1:03:00] Voice 12: also CMHC seed funding for the project

[1:03:02] Voice 12: and grant in aid from Capital Regional District

[1:03:07] Voice 12: in support of capacity building.

[1:03:10] Voice 12: All these funds were used to produce all the reports that some of them were presented to you today, but a lot of other work that perhaps is kind of more background work that you can find on the Land Trust website if you want to see more detailed information.

[1:03:31] Voice 12: information. We are also working on other pre-development funding applications. There are

[1:03:37] Voice 12: grants that were already made or are in the process. So one of them is with Community Housing

[1:03:43] Voice 12: Transformation Centre that is supporting the capacity building of affordable housing societies.

[1:03:51] Voice 12: And the other one that we find very important for the project, as we are all very dedicated to this

[1:03:58] Voice 12: goal is with Federation of Canadian municipalities with the green

[1:04:02] Voice 12: municipal fund this particular fund provides funding for developments in

[1:04:12] Voice 12: order to achieve high energy efficiency and sustainability so this particular

[1:04:19] Voice 12: fund works to support traditional or say less traditional methods in order to

[1:04:28] Voice 12: to achieve net zero energy efficiency or net zero ready and those funds are those

[1:04:37] Voice 12: applications are as I mentioned in the process major or capital funding for the

[1:04:44] Voice 12: project there are a couple of opportunities that galley societies

[1:04:48] Voice 12: guys study and NCD we are exploring currently originally as Brad mentioned

[1:04:56] Voice 12: the rent schedule that was proposed was due to our application with BC Housing,

[1:05:05] Voice 12: in particular, Community Housing Fund application.

[1:05:09] Voice 12: So BC Housing, as probably most of you know, has the CHF program that funds development of affordable housing.

[1:05:19] Voice 12: And there's a representative from BC Housing.

[1:05:22] Voice 12: so perhaps any particular questions you may have about that program or the rent

[1:05:27] Voice 12: structures you may forward you may come and reach out and I believe is with us

[1:05:34] Voice 12: today the other capital funder that we are considering for the project is CMHC

[1:05:42] Voice 12: they are obviously it is a different program from BC housing and they have

[1:05:47] Voice 12: their own principles and guidelines that we would have to follow. As Brad mentioned,

[1:05:54] Voice 12: it would require a little bit more flexibility because obviously every potential funding group

[1:06:02] Voice 12: has their priorities and guidelines that we should comply with in order to obtain the funding.

[1:06:12] Voice 12: The third one is FCM, Green Municipal Fund. As I mentioned, we currently are working on the pre-development funding, which is a study application grant, but they also provide capital funding if the study grant is approved and we manage or demonstrate to achieve a particular energy efficiency.

[1:06:39] Voice 12: They would provide capital funding for those methodologies.

[1:06:44] Voice 12: And most likely for capital funding opportunities, typically it is difficult to have a single funder for a project.

[1:06:56] Voice 12: So obviously one of the options is a combination of funding.

[1:07:02] Voice 12: so may it be two or more but in that case it is a little bit different both

[1:07:10] Voice 12: financial structure and also any other outcomes or operations that come out

[1:07:17] Voice 12: from that and with that thought and operations I'm going to pass the baton

[1:07:23] Voice 12: back to Michael to talk a little bit more about the operations once the

[1:07:29] Voice 12: project is completed michael

[1:07:35] Voice 3: yes waiting for the slide yes okay yes thanks ida um yeah just uh very

[1:07:42] Voice 3: briefly a couple of points about the operations uh one just to emphasize that the galliano green

[1:07:51] Voice 3: affordable rental housing will be owned by galley and managed by galley so obviously managed locally

[1:07:58] Voice 3: with a lot of volunteer board support with regard to the rental rate framework as Ida just said

[1:08:08] Voice 3: the rent structure that we will be using will be largely dependent on who the major capital

[1:08:18] Voice 3: funder is if that turns out to be BC housing then we would expect that there would be a formula

[1:08:27] Voice 3: with a mix of deep subsidy rents,

[1:08:31] Voice 3: rent geared to income

[1:08:33] Voice 3: and indexed affordable market rental rates.

[1:08:37] Voice 3: But just to emphasize that it is dependent

[1:08:42] Voice 3: on the formulas and the requirements

[1:08:45] Voice 3: of the major funders.

[1:08:48] Voice 3: Tenants selection would be done

[1:08:51] Voice 3: according to the housing agreement

[1:08:53] Voice 3: that's already been mentioned

[1:08:55] Voice 3: uh with the islands trust and also in accordance with an operating agreement that

[1:09:02] Voice 3: galley would have with the with the funders and i also really want to emphasize that the

[1:09:09] Voice 3: priority will be certainly given to current galliano residents and galliano first nations

[1:09:16] Voice 3: and indigenous community members so i think we have one more slide here

[1:09:22] Voice 3: And just to wrap up that Gali will continue to reach out to the neighbors of the project land and to the community in general to answer questions and provide information.

[1:09:42] Voice 3: We are really working now to understand the best way to consult with Galeano First Nations and Indigenous community members.

[1:09:50] Voice 3: We hope soon to offer some guided tours for interested folks of the Galeano Green property.

[1:09:59] Voice 3: And as always, there will be information and update information provided on our website through social media, mail outs, articles in the active page and so on.

[1:10:12] Voice 3: and of course we always invite any islanders to email us or contact any of the galley board

[1:10:19] Voice 3: members whose names are shown here on the screen so thank you all and this concludes our presentation

[1:10:27] Voice 3: and we look forward to answering your questions okay

[1:10:33] Voice 4: well thank you all of the members of galley

[1:10:39] Voice 4: I was going to ask whether, before we get into the questions, we're very pleased to

[1:10:47] Voice 4: have Anna Braco from BC Housing with us, and if Anna wished to say anything or just respond

[1:10:54] Voice 4: to questions, to put the application in the context.

[1:10:58] Voice 4: If not, we can just leave it as questions, and I'm not sure Anna, her camera's not on,

[1:11:04] Voice 4: so I don't know whether she wishes to make any comments

[1:11:08] Voice 4: prior to us going to the question and answer session.

[1:11:10] Voice 4: Hi, Anna, nice to see you again.

[1:11:12] Voice 4: Hi,

[1:11:12] Voice 8: thanks for the opportunity.

[1:11:16] Voice 8: I think I'm okay with just the questions at this moment

[1:11:18] Voice 8: in the interest of time.

[1:11:20] Voice 4: Thanks, Ms. Mariko.

[1:11:21] Voice 4: Just

[1:11:21] Planner: to clarify, Anna only has a few minutes with us,

[1:11:24] Planner: so if there are any burning questions

[1:11:25] Planner: for her or for the role of BC Housing,

[1:11:27] Planner: if they could come first, that would be great.

[1:11:29] Planner: Thanks, Chair.

[1:11:29] Voice 4: So that's what my next comment was going to be.

[1:11:34] Voice 4: I know we have Ms. Brayco only for a small period of time this afternoon.

[1:11:38] Voice 4: So this is your opportunity to ask questions.

[1:11:41] Voice 4: I know I have a couple in the Q&A box, which I'll get to in time.

[1:11:46] Voice 4: I'm going to, what I'm going to say is, while we'll accept your comments as well, of course,

[1:11:54] Voice 4: if you wish to make them, we have lots of opportunity to receive your comments.

[1:11:58] Voice 4: But what this opportunity is, is an attempt to, or sorry, an opportunity for you to ask

[1:12:03] Voice 4: ask your questions, hopefully get the information you need.

[1:12:07] Voice 4: Take that away and think about what your comments might be.

[1:12:12] Voice 4: There'll be lots of opportunities for comments,

[1:12:13] Voice 4: both at local trust committee meetings

[1:12:15] Voice 4: and any public hearing.

[1:12:16] Voice 4: You can write us and you can send us comments

[1:12:18] Voice 4: in writing at any point.

[1:12:20] Voice 4: So please get your question answered

[1:12:22] Voice 4: and we look forward to those questions.

[1:12:24] Voice 4: We have these people here,

[1:12:25] Voice 4: be able to have questions.

[1:12:26] Voice 4: Of course, remember that a lot of the reports

[1:12:28] Voice 4: that have been referred to are on our website.

[1:12:31] Voice 4: site so if you want to go see the details of the water management plan or the water studies that

[1:12:36] Voice 4: have been done or the ecological assessment that that has been referred to uh please uh go and read

[1:12:43] Voice 4: them they're all on the website and the details are all there uh so i see one hand up and i'll

[1:12:48] Voice 4: take that hand first and and i remind you if you have a question that relates to bc housing please

[1:12:54] Voice 4: ask that try and get your question in early um so that so that we can last minute so first up is

[1:13:00] Voice 4: Elizabeth McClellan so if we can unmute Elizabeth McClellan go ahead Elizabeth you just need to

[1:13:15] Voice 4: unmute yourself now I

[1:13:16] Voice 14: didn't actually sign up for a question maybe I pressed the wrong button

[1:13:19] Voice 14: sorry you've

[1:13:20] Voice 4: got you've got your hand up oh

[1:13:23] Voice 14: I'm so sorry okay renegade phone sorry there we go okay

[1:13:30] Voice 4: so I'm gonna go do one of that so I see Trustee Wolverton has a question so I'll give you a

[1:13:36] Voice 4: priority and then I'll go to the questions that are in the Q&A box as well.

[1:13:43] Voice 9: Okay my question

[1:13:46] Voice 9: is for BC Housing Anabreco and it's just does BC Housing often work in conjunction with CMHC

[1:13:58] Voice 9: and if so are the requirements sort of aligned especially the rent subsidies and

[1:14:07] Voice 9: and how flexible is that area or is it fairly fixed?

[1:14:14] Voice 8: Yeah, thanks for the question.

[1:14:16] Voice 8: We do work with CMHC on some of these projects.

[1:14:20] Voice 8: As it has been mentioned already,

[1:14:22] Voice 8: we do have different requirements.

[1:14:24] Voice 8: We do primarily look at who is the major funder.

[1:14:27] Voice 8: So if CMHC is providing the majority of the funds,

[1:14:30] Voice 8: then we do have some flexibility

[1:14:31] Voice 8: in whatever our requirements are,

[1:14:33] Voice 8: whether it's the rent mix or it's accessibility features because those are the areas that

[1:14:40] Voice 8: sometimes do differ between us and CMHC or other funders so depending on who is going to be the

[1:14:45] Voice 8: main funder if BC Housing is the main funder we would ask the other agencies to provide that

[1:14:51] Voice 8: flexibility to us okay okay

[1:14:55] Voice 9: okay that's good thank you okay

[1:14:59] Voice 4: so I don't see any hands up but I

[1:15:00] Voice 4: Oh, just a sec, I do see some hands up.

[1:15:02] Voice 4: I'm gonna go to one of the questions in the Q&A session.

[1:15:05] Voice 4: Thank you for using that.

[1:15:06] Voice 4: This particular webinar has a Q&A box

[1:15:08] Voice 4: and I can read those as well.

[1:15:10] Voice 4: But first up, there's a question from Joan Henrique.

[1:15:17] Voice 4: How will water demand affect neighboring properties

[1:15:20] Voice 4: and aquifers?

[1:15:22] Voice 4: And I think that's probably a question for Al Hohut.

[1:15:26] Voice 4: I know you talked about the one neighbor, but perhaps you could be a little bit broader about how our water and you might want to talk about the monitoring we're doing on the wells right now as well.

[1:15:39] Voice 4: So, thanks.

[1:15:48] Voice 10: Well,

[1:15:48] Voice 19: thank you for that question.

[1:15:51] Voice 19: The testing that was done on the well for the proposed housing development, we monitored the closest well to that well.

[1:16:03] Voice 19: And we have a good idea of exactly what degree of interference this production well would have on the closest well.

[1:16:13] Voice 19: And I believe we can extrapolate that to the other wells in the area that there would be a lesser impact on them.

[1:16:23] Voice 19: the degree of impact in terms of water availability should not be significant on the neighboring wells

[1:16:36] Voice 19: from the data we have at this time.

[1:16:39] Voice 19: We're also monitoring the water levels in the well at the facility currently during this very dry period that we've had

[1:16:49] Voice 19: and then into the recharge area and we'll be preparing a report on what has

[1:16:55] Voice 19: been going on regionally in the water water table the low demand that is place

[1:17:04] Voice 19: going to be placed on this well for 50 residents I believe will not have a

[1:17:08] Voice 19: significant impact on the aquifer as such or neighboring wells that's my

[1:17:16] Voice 19: my opinion based on previous monitoring in other areas the major factor there is the relatively

[1:17:24] Voice 19: low demand that is being anticipated by this project. I hope that's helpful.

[1:17:32] Voice 4: Thank you Mr.

[1:17:33] Voice 4: Cohut. I have Steve Goldberg next and I know you've also put a question in the Q&A but I'll

[1:17:40] Voice 4: I'll ask Steve to be unmuted

[1:17:43] Voice 4: and perhaps he can ask his question directly.

[1:17:50] Voice 9: I noticed Trustee Rogers that-

[1:17:53] Voice 4: Yeah, I did see that.

[1:17:54] Voice 4: I just saw that now.

[1:17:55] Voice 4: I see Jennifer Markeson has a question for BC Housing.

[1:18:00] Voice 4: So perhaps we could go to Jennifer Markeson.

[1:18:02] Voice 5: Go ahead, I'm fine with that.

[1:18:03] Voice 4: Yeah, that's fine, thanks.

[1:18:04] Voice 4: If we could mute Mr. Goldberg again

[1:18:07] Voice 4: and if we could unmute Jennifer Markeson

[1:18:10] Voice 4: because she has a question for BC Housing.

[1:18:12] Voice 4: Go ahead Ms. Markeson.

[1:18:19] Voice 7: Yes thank you very much. Anna I would just like to ask about BC Housing

[1:18:26] Voice 7: and their funding of housing developments in areas such as Galliano where we do not have city water

[1:18:36] Voice 7: or city sewer and as you can appreciate probably these are probably the main concerns for high

[1:18:45] Voice 7: high density housing developments of this type,

[1:18:48] Voice 7: high density for our area.

[1:18:50] Voice 7: And it does raise the question of sustainability

[1:18:55] Voice 7: of a housing development that is funded by taxpayers.

[1:19:02] Voice 7: If in fact there are impacts on water,

[1:19:07] Voice 7: both the water availability from the additional use

[1:19:11] Voice 7: use of water by the housing development, future build-out that's already approved in the surrounding

[1:19:19] Voice 7: area, climate change, which we've had a real run at that this summer on the Gulf Islands

[1:19:26] Voice 7: with our extremely long drought period, and as well, contamination of water of the wells

[1:19:35] Voice 7: nearby from a very large septic field that would be required for a development of this kind so

[1:19:42] Voice 7: I'm just wondering what BC Housing's thoughts are on these kind of large for our area housing

[1:19:51] Voice 7: developments that could potentially have significant impact both on neighbors water

[1:19:58] Voice 7: and of course on the availability of water for the housing development itself.

[1:20:07] Voice 8: Yeah, thank you. So when we look at applications that are coming in, and in this particular case, under the Community Housing Fund program, we do rely on the reports of consultants and we heard from those consultants today.

[1:20:22] Voice 8: So we would ask the applicants to submit all of that information and rely on the approvals of the authorities that have jurisdiction over such matters.

[1:20:31] Voice 8: We, if we don't have certain information, we see it as risk. So when we're evaluating those applications, there's a criteria and we score against that criteria.

[1:20:43] Voice 8: Rezoning is one of them, having water is another one. And so if there is any doubts, then we just look at it from that perspective of whether the project has a significant amount of risk.

[1:20:56] Voice 8: If there is an approval from subject experts or an advice from subject experts,

[1:21:01] Voice 8: we do rely on that information submitted in the proposals. I hope that answers that.

[1:21:07] Voice 7: Thank you. Yes, I guess a concern that some of us would have, however, is that these reports

[1:21:15] Voice 7: are professional reliance reports that are being prepared by people hired by the applicant.

[1:21:24] Voice 7: and neighbors have often submitted additional information that is not reflected in these

[1:21:31] Voice 7: reports for example water problems already occurring in the neighborhood so I'm not sure

[1:21:38] Voice 7: that those are perhaps reaching BC Housing in these reports.

[1:21:43] Voice 4: So is your question whether

[1:21:45] Voice 4: neighbors can can comment on the application to BC Housing is that your question?

[1:21:50] Voice 7: Yes sure that's

[1:21:52] Voice 8: good question absolutely so any of the communication that uh that comes in either directly to bc housing

[1:22:00] Voice 8: or if it's passed on through the local trust committee it it can come directly to us we do

[1:22:07] Voice 8: evaluate the applications based on what is submitted in them so if we do not see a substantial

[1:22:13] Voice 8: level of support or if some of that information is omitted then we'll look at it from that perspective

[1:22:18] Voice 8: If the applicant wishes to not submit negative comments, then we do not, sometimes we do not have that information, but at the end of the day, we do look at what is missing as well as what is present.

[1:22:30] Voice 8: Okay, thank you very much.

[1:22:32] Voice 4: Thank you, Ms. Nargeson. I'm going to go back to Mr. Goldberg and those of you who have put in the Q&A box, I will come to your questions in a moment.

[1:22:42] Voice 10: Can you hear me?

[1:22:47] Voice 10: We just

[1:22:48] Voice 4: need to get, you need to unmute yourself, Steve.

[1:22:52] Voice 4: I try to, okay.

[1:22:53] Voice 5: yeah

[1:22:54] Voice 4: you did and then you disappeared but you're back thanks all

[1:22:57] Voice 5: right so is there a video of me

[1:22:59] Voice 5: or we just have you uh

[1:23:01] Voice 5: no there is not that's okay

[1:23:03] Voice 5: no problem i i want to um congratulate the group

[1:23:08] Voice 5: for its exceptional work i was involved in this project early on when there wasn't an opportunity

[1:23:15] Voice 5: for external funding, so I am absolutely thrilled at the model and the design of this and the

[1:23:25] Voice 5: thoughtfulness that's gone into this today. My question is about the level of confidence that

[1:23:32] Voice 5: the board has about security outside external funding and what's anticipated internally about

[1:23:43] Voice 5: about how much would need to be raised within the community.

[1:23:50] Voice 3: Chair Rogers, maybe I could, it's Mike Hobel,

[1:23:54] Voice 3: maybe I could-

[1:23:54] Voice 3: Sure, go ahead, Michael.

[1:23:56] Voice 3: And you can

[1:23:57] Voice 3: turn your camera on.

[1:23:59] Voice 3: Thank you.

[1:24:01] Voice 3: Yes, and thanks, Steve, for your question

[1:24:04] Voice 3: with regard to confidence about external funding.

[1:24:08] Voice 3: I know you know, but just for everybody's benefit,

[1:24:12] Voice 3: It's a really competitive process. There's tremendous demand for funding for affordable housing projects, and I'm sure Anna from ABC Housing could tell you all about the number of good applications for funding that they get that they aren't able to fund.

[1:24:30] Voice 3: So it's a very competitive process. Same for CMHC. So that said, the Galley Board is

[1:24:39] Voice 3: confident in our plan and our proposal and intends to work very, very hard to

[1:24:47] Voice 3: meet the requirements for the applications for these various funding agencies. It's really

[1:24:55] Voice 3: really important in this picking up on something Jennifer was just commenting about. It's very

[1:25:00] Voice 3: important that we are able to demonstrate strong community support for the project and that

[1:25:10] Voice 3: we are able to demonstrate the need. And I think here on Galeano, as on other Gulf Islands,

[1:25:18] Voice 3: we definitely got the housing need. So the other part of your question, I think, had to do with

[1:25:25] Voice 3: raising funds locally and again I'm confident that we will be able to to raise significant

[1:25:34] Voice 3: funding it's already started a little bit with the raise the roof auctions and so on but significant

[1:25:40] Voice 3: community funding as we go forward last thing I was going to say it's really the other key thing

[1:25:45] Voice 3: about making an application for the funding from the major capital funding is that we have the

[1:25:51] Voice 3: zoning in place so that also requires a strong community support of course that's the local

[1:25:57] Voice 3: trust committee process that we're engaged in here thank you thank

[1:26:02] Voice 4: you mr mr goldberg does

[1:26:04] Voice 4: that answer your question that's perfect

[1:26:06] Voice 5: i haven't been called mr goldberg for many times or a very

[1:26:10] Voice 5: long

[1:26:10] Voice 4: time so okay all right well thank you steve for your question we'll uh ask you to mute yourself

[1:26:16] Voice 4: again and we'll go to I think I'll go back to the the written questions then

[1:26:25] Voice 4: I'll come to trustee Wolverton I have another question from Joan Henrique how

[1:26:35] Voice 4: will individual water usage be monitored and that might be a question from well

[1:26:40] Voice 4: you tell me but I would guess mr. Brown but whoever it is that wants to answer

[1:26:44] Voice 4: that question yeah

[1:26:46] Voice 15: i can answer that um the intention is going to be to have a uh an overall

[1:26:51] Voice 15: meter on the well and then individual domestic meters on each unit block so knowing the

[1:26:57] Voice 15: populations of each unit block the overall well usage we can break it down per unit block pretty

[1:27:05] Voice 15: specifically based on that population so that allows us to kind of go back and engage how close

[1:27:12] Voice 15: we are to the rural design guidelines.

[1:27:17] Voice 4: Okay, thanks.

[1:27:19] Voice 4: And while we have you, I have another question

[1:27:22] Voice 4: from Laurie C who says,

[1:27:24] Voice 4: in the DWAI presentation, it was noted

[1:27:27] Voice 4: that the South Galliano volunteer fire department

[1:27:30] Voice 4: has asked for water supply four times higher

[1:27:33] Voice 4: than the NFDA standard.

[1:27:35] Voice 4: Why such a significant overage?

[1:27:38] Voice 15: Yeah, it was my understanding

[1:27:40] Voice 15: it's an insurance requirement for Galliano Island.

[1:27:43] Voice 15: So new development or reservoir development requires that 90,000 litre, certainly a much more strict requirement than NFPA or similar standard FUS, which is an industry standard.

[1:28:00] Voice 15: Okay.

[1:28:01] Voice 4: Thank you for that.

[1:28:03] Voice 4: So I'm going to go to Trustee Wolverton, who has another question.

[1:28:08] Voice 9: My question is kind of in a similar area, so maybe Corey Brown could stand by for that.

[1:28:14] Voice 9: I'm wondering whether the large tank that you envisage there, the 125,000, I think,

[1:28:21] Voice 9: litres, could be constructed and configured in such a way that it's filled with rainwater,

[1:28:30] Voice 9: maybe initially filled with groundwater, but that it's maintained with

[1:28:35] Voice 9: rainwater as opposed to groundwater.

[1:28:38] Voice 15: Yeah, typically not. Any kind of surface water

[1:28:42] Voice 15: for domestic usage has a completely different criteria as far as quality of water and treatment

[1:28:49] Voice 15: completely different criteria and the design guidelines so we'd have to base our methodology

[1:28:57] Voice 15: on a completely different system kind of go through that process with surface water

[1:29:03] Voice 15: you don't don't typically see mixtures of these types of systems okay

[1:29:10] Voice 9: so can i just follow up

[1:29:13] Voice 9: with that so that the um the large tank would be holding emergency water plus fire fighting water

[1:29:21] Voice 9: together correct

[1:29:23] Voice 15: yeah all treated water from the well

[1:29:26] Voice 9: okay okay

[1:29:30] Voice 4: um so that answers your question

[1:29:34] Voice 4: trustee wolverine thanks yes so i have a question that came in the box from from the in the question

[1:29:39] Voice 4: asking boss from asha forest could galley provide information on the proposed septic system it seems

[1:29:46] Voice 4: that the ecological report that its location will be close to the upland area is there any

[1:29:52] Voice 4: anticipated impact on riparian beyond that that's the question i'm not sure who is it going to be

[1:30:00] Voice 4: keith who answers that or is it michael or who who would like to tackle that one thank

[1:30:06] Voice 12: you trust you

[1:30:06] Voice 12: rogers maybe michael i may address this i can share my screen with the ecological plan and just

[1:30:13] Voice 12: to explain uh is that okay

[1:30:18] Voice 4: whoever whoever would like to answer go ahead okay

[1:30:22] Voice 12: so i'm just gonna

[1:30:23] Voice 12: reshare the plan that uh um keith shared with us and uh just to point out the plan that is

[1:30:30] Voice 12: referenced here is the first plan that we submitted with the land trust planning department

[1:30:38] Voice 12: so this was the original septic dispersal line that was proposed and the second one

[1:30:44] Voice 12: basically the septic system is going to be gravity each building would have its own collection point

[1:30:50] Voice 12: that would gravity wise uh by gravity would be taken down at the very bottom treated and then

[1:30:57] Voice 12: pumped at the locations provided and dispersed in the field. The

[1:31:04] Voice 12: treatment and the field, they have a particular filtrating system so there

[1:31:10] Voice 12: would be no effect on the ecosystem. The reason we did not provide an updated

[1:31:17] Voice 12: septic system line is because unfortunately Galeano Island had a fire

[1:31:23] Voice 12: ban that prevented our consultant to go on site and conduct further site testing

[1:31:30] Voice 12: regarding the placement of the lines so for the time being we have the

[1:31:35] Voice 12: confirmation that the site is most likely going to be capable of providing

[1:31:44] Voice 12: the septic line as indicated in the on the lower bench I don't know if you can

[1:31:49] Voice 12: see my cursor but on the lower bench so even in the original plan we were not going to use

[1:31:55] Voice 12: both lines this was option a and option b however this area was not significantly

[1:32:02] Voice 12: um investigated because the first time our consultant went on site unfortunately he

[1:32:09] Voice 12: encountered a really strong storm so they had to their investigation was interrupted and was

[1:32:14] Voice 12: conducted only at the top bank and then for the second one uh as i mentioned we unfortunately we

[1:32:21] Voice 12: had this unfortunately uh fire ban so any kind of equipment uh so including the excavator was not

[1:32:29] Voice 12: allowed to be used so now with the uh you know weather conditions and uh being that would be our

[1:32:35] Voice 12: next step in design of um septic system does that answer uh the question yes

[1:32:45] Voice 4: brad i see planner

[1:32:46] Voice 4: or smith has a hand up too thank

[1:32:48] Planner: you chair rogers i can just add further to that that uh along with

[1:32:52] Planner: the uh water report that is one other outstanding report that uh staff are waiting to receive is

[1:32:59] Planner: this updated septic report that considers those ecological assessment recommendations

[1:33:04] Planner: thanks okay

[1:33:04] Voice 4: thank you um michael did you have something else you wanted to add i see here

[1:33:10] Voice 4: i

[1:33:10] Voice 3: just yes i just wonder whether keith may want to comment i think part of akasha's question was

[1:33:16] Voice 3: about the riparian area um

[1:33:24] Voice 10: can you hear me yep yep okay so the

[1:33:31] Voice 17: um the what's about the

[1:33:34] Voice 10: go

[1:33:34] Voice 17: ahead keith the ecological assessment report made recommendations to um uh find a different

[1:33:45] Voice 17: different location for the separate, the potential septic line. The location that

[1:33:54] Voice 17: had been provided at the time of the report occurred through that Douglas for onion grass

[1:34:04] Voice 17: red listed community. And so it was recommended that it not occur through that community because

[1:34:11] Voice 17: as the significant excavation would be required

[1:34:14] Voice 17: to bury the line, despite the fact that the,

[1:34:19] Voice 17: my understanding is that the water or the effluent

[1:34:23] Voice 17: coming out of the line would not pose

[1:34:25] Voice 17: any kind of ecological concern,

[1:34:28] Voice 17: but the actual installation of that line itself

[1:34:31] Voice 17: would require significant disruption of the soil to bury it.

[1:34:36] Voice 17: And so it was recommended not to occur there.

[1:34:39] Voice 17: there. And then a further recommendation was to minimize

[1:34:44] Voice 17: the, you know, the road or the the access, this disturbance by

[1:34:50] Voice 17: by access to construct such a line, and it's sort of left in

[1:34:55] Voice 17: the court of the of the of the septic engineer to, to devise a

[1:35:03] Voice 17: design that can adhere to those recommendations.

[1:35:09] Voice 4: So, and my understanding is, Mike, from what I've heard is that that's work that's still to be done is to take those recommendations from Keith in the environmental assessment and try and find a way to take those recommendations and put it into your septic design.

[1:35:26] Voice 4: Yes,

[1:35:26] Voice 3: absolutely. There's some further site study that needs to be done, but the future location for the dispersal line will be well distanced from the riparian area. So that is, I think, the key point to Akash's question.

[1:35:43] Voice 17: Okay. And yes, there was not a concern raised in terms of its impact on the riparian area.

[1:35:48] Voice 17: you

[1:35:49] Voice 4: okay thank you for that i hope that answers the question um so the next i'll come back to

[1:35:55] Voice 4: you trustee wolverton i'm going to go to uh jennifer margason again has her hand up uh if

[1:36:00] Voice 4: we could unmute her yeah

[1:36:03] Voice 7: um i would just like a little bit more information about septic i see

[1:36:07] Voice 7: that it's just a type one septic um treatment system that's recommended for this development

[1:36:15] Voice 7: and I'm assuming that that's the type of septic system

[1:36:19] Voice 7: that many people would have just for one home

[1:36:22] Voice 7: or one home in a cottage on a property.

[1:36:26] Voice 7: 50 residents is the number that is given.

[1:36:29] Voice 7: How many bedrooms are actually in this development?

[1:36:33] Voice 7: I wasn't able to sort of see that anywhere.

[1:36:36] Voice 4: Okay, so two questions there, I think,

[1:36:39] Voice 4: is it a type one system being proposed?

[1:36:42] Voice 4: And secondly, how many total bedrooms are there?

[1:36:46] Voice 12: So I can, if I may, Chair Rogers.

[1:36:49] Voice 4: Sure, go ahead, please.

[1:36:50] Voice 12: Yeah, so when it comes to type 1 system, the reason why we mentioned it, why it was mentioned

[1:36:57] Voice 12: in the report is because type 1 system actually requires the largest surface for disbursement.

[1:37:05] Voice 12: So there are three levels.

[1:37:08] Voice 12: So there's type 1, type 2, type 3.

[1:37:10] Voice 12: Each type has its own different inputs on how the material is dispersed and filtered prior to that.

[1:37:20] Voice 12: So the reason why we showed type 1 is because we wanted to demonstrate that this particular development can be supported by the largest area-wise system that is required.

[1:37:35] Voice 12: type 2 and type 3 are area wise significantly smaller but they have other

[1:37:42] Voice 12: kind of different requirements where they become like deeper deeper systems

[1:37:48] Voice 12: like versus type 1 is more shallow I hope that answers your question we did

[1:37:54] Voice 12: not really decided on exact type of septic system for this development just

[1:38:01] Voice 12: just because we don't have all the input yet.

[1:38:04] Voice 12: So as Michael said,

[1:38:06] Voice 12: once the site investigation is further completed

[1:38:09] Voice 12: and we have the tests for the soils in the exact location

[1:38:14] Voice 12: where we plan to put the septic dispersal line,

[1:38:19] Voice 12: this is when we would actually have

[1:38:22] Voice 12: the septic consultant to design the system

[1:38:27] Voice 12: them based on um based on the conditions basically so it's not uh it is not guided by the number of

[1:38:36] Voice 12: users um type one can be used for single uh single home or can be used for multiple um multiple um

[1:38:45] Voice 12: users or you know uh multi-family housing uh building uh it really just depends on the size

[1:38:53] Voice 12: The only reason why large developments use other types, as I said, it's because it requires a larger area for disbursement.

[1:39:01] Voice 12: So if there are, you know, 100 units or 200 units, you would need like a football field to have this type one system, which is why typically then the developments move because there is not that much of the land available.

[1:39:16] Voice 12: So then they move towards type two or type three just to minimize the area of the septic system.

[1:39:21] Voice 12: them so no

[1:39:24] Voice 7: not exactly so how many how many bedrooms are in this particular

[1:39:31] Voice 7: development so

[1:39:33] Voice 12: I do not really have that information on top of my head I would

[1:39:38] Voice 12: have to actually look at the plans and and

[1:39:43] Voice 7: one of galley representatives answer

[1:39:45] Voice 7: answer that question because 50 residents seems like a low number for 20 units and my my septic

[1:39:55] Voice 7: my septic question is around it sounds like there will be no no treatment no septic treatment and

[1:40:04] Voice 7: this is an area that is surrounded by other wells and I'm just my my question and my concern is just

[1:40:15] Voice 7: the potential for contamination of other properties wells as a result of as you say this

[1:40:23] Voice 7: very large septic field and my understanding with septic is that there are no real guarantees

[1:40:30] Voice 7: when it comes to contamination of other other wells in a fragmented bedrock system

[1:40:38] Voice 7: So

[1:40:40] Voice 12: to go back, I think perhaps maybe I didn't specify very clearly, there is going to be a treatment. So each individual building will have a septic collection at the, you know, next to the building.

[1:40:54] Voice 12: That collection will be led by gravity down the hill, and there will be a collection tank that will have the treatment plant.

[1:41:05] Voice 12: So everything will be treated before it is pumped up and dispersed in the disbursement field.

[1:41:13] Voice 12: So, and then the field itself, they have a particular filtration system. So it's not really that you just disperse it like there are different layers in the ground that actually help prevent anything that you are referring to as, you know, pollution or anything like that.

[1:41:30] Voice 12: What

[1:41:31] Voice 7: kind of treatment? I mean, we all have tanks in our septic systems that perform a type of biological treatment, but that doesn't get rid of pharmaceuticals and all kinds of other substances that flow into a septic field and can disperse, the plumes can disperse further towards people's wells.

[1:41:57] Voice 7: So I'm not sure what you mean by treatment.

[1:42:00] Voice 12: So the treatment will be recommended by our consultant. To be quite honest, I don't know exactly what type of treatment will be used here. There are filtration treatments and there is UV treatments as well. Which one exactly will be used for this particular development? I really can't tell. And I really don't think that we have that determined yet. Yes, Brad, did you want to?

[1:42:26] Planner: No, go ahead. When you're done.

[1:42:28] Voice 12: okay um so we don't really have that specified but there are definitely guidelines and um policies

[1:42:36] Voice 12: and regulations when it comes to septic systems so uh where i would be um i'm pretty sure that

[1:42:44] Voice 12: they would not allow for any kind of pollution to be uh you know dispersed on site okay thank

[1:42:51] Voice 4: you i'm gonna i'm gonna ask mr hobel did you want to answer the question of how many bedrooms there

[1:42:55] Voice 4: are yes

[1:42:56] Voice 3: yes i i do just on the septic i'm not the septic engineer either but of course island health

[1:43:02] Voice 3: is quite involved in approving any any septic system yeah with regard to jennifer's question

[1:43:09] Voice 3: about bedrooms there's two studio units there's a total of 10 one bedroom units total in the plan

[1:43:16] Voice 3: that we have now four two bedroom units and four three bedroom units by my math that's 32 bedrooms

[1:43:22] Voice 3: okay so

[1:43:26] Voice 4: and i i think at least as i understand it maybe planner smith wants to talk to this but

[1:43:30] Voice 4: as i understand that the subject design and and proposal and study is not yet before us but over

[1:43:37] Voice 4: to you planner smith you had a comment mr

[1:43:40] Planner: hobel answered uh two of my questions yes there are 32

[1:43:43] Planner: bedrooms and they are summarized or the the proposal with the all of the bedroom types and

[1:43:50] Planner: and sizes, et cetera, are on the June 1st, 2021 staff report

[1:43:55] Planner: that's online.

[1:43:56] Planner: With respect to septic, Mr. Hobel's correct

[1:43:59] Planner: that any final septic approvals

[1:44:02] Planner: would be at the purview of Island Health.

[1:44:05] Planner: And as Ada walked through,

[1:44:10] Planner: there was initial a septic assessment.

[1:44:12] Planner: The ecological assessment pointed out

[1:44:14] Planner: that perhaps that's not the best location.

[1:44:16] Planner: And so now the septic designer's in the process,

[1:44:18] Planner: but being delayed to do that work to verify that that other location is suitable.

[1:44:26] Planner: So that work is ongoing and a report will be coming to LTC.

[1:44:30] Voice 1: OK, thank you very much.

[1:44:33] Voice 4: Thank you.

[1:44:35] Voice 4: We could mute Ms. Margison again and I'll go to planner.

[1:44:39] Voice 4: Sorry, planner.

[1:44:40] Voice 4: Trustee Wolverton, please.

[1:44:47] Voice 10: My question is

[1:44:50] Voice 9: for Gally and for probably even for Gwaii.

[1:44:53] Voice 9: um i've been asking about um the consideration for a porous driveway uh rather than impermeable

[1:45:01] Voice 9: uh asphalt and i'm wondering what if there's been discussion of that and if so what um

[1:45:07] Voice 9: what materials might be considered so

[1:45:14] Voice 4: who would like to um handle that topic someone from galley

[1:45:20] Voice 4: i'm guessing mr hobo

[1:45:21] Voice 3: well certainly as i've communicated with jane directly about this we are

[1:45:28] Voice 3: definitely looking into this uh i don't know if cory has any uh comments um we're all very

[1:45:37] Voice 3: conscious of the need to uh the reason i mentioned cory of course the stormwater

[1:45:42] Voice 3: services run off and so on and we of course are talking about handling uh that with

[1:45:49] Voice 3: with swales, and again,

[1:45:51] Voice 3: Corey can comment about that for sure,

[1:45:54] Voice 3: but we are definitely looking into the,

[1:45:59] Voice 3: this product that we've heard about,

[1:46:01] Voice 3: the permeable asphalt for driveways.

[1:46:04] Voice 3: Okay.

[1:46:07] Voice 4: Yeah, Mr. Brown, did you want to comment on that?

[1:46:10] Voice 15: Yeah, I was just going to say further,

[1:46:11] Voice 15: I mean, really as developer driven for us,

[1:46:13] Voice 15: depending on what our standard is for stormwater treatment,

[1:46:17] Voice 15: There are certain types of materials for that application, pervious concrete or pervious paving.

[1:46:24] Voice 15: There's also types of pavers that you can look at, strategic areas. For me, when you have a site that

[1:46:30] Voice 15: has nice underlying soils that we've identified in the geotechnical report, I typically like to

[1:46:36] Voice 15: collect within an overall system, somewhere that we can place it strategically. So collect road

[1:46:46] Voice 15: road runoff through swales and other treatment areas and then bring it down to to one identified

[1:46:51] Voice 15: area and disperse it locally rather than having disbursement through all paved areas just allows

[1:46:57] Voice 15: for more control in the system and that's really from the roadway areas I mean as I mentioned in

[1:47:04] Voice 15: my my presentation the intention would be to have rain barrels or cisterns adjacent to each unit

[1:47:11] Voice 15: unit block. So that would take a large chunk of the volume as well from the units. And so we're

[1:47:18] Voice 15: really talking about overflow from those cisterns and then road runoff. But I guess, long story

[1:47:25] Voice 15: short, I mean, it's developer driven and how we want to approach our treatment and stormwater

[1:47:30] Voice 15: management methodology. There are certain instruments to look at for that. My overall

[1:47:37] Voice 15: recommendation would be designing an overall system that kind of takes takes everything and

[1:47:42] Voice 15: disperses it all within one area thank

[1:47:48] Voice 9: you yeah

[1:47:49] Voice 4: thanks trustee wolverton for the question uh i

[1:47:53] Voice 4: have um diane cragg hello

[1:48:00] Voice 6: hi hi um first of all thank you very much for having this meeting i have

[1:48:06] Voice 6: to say that i really wish that um the structure of the meeting was such that i i could see the

[1:48:11] Voice 6: list of other community members who are attending the meeting because i feel a little bit like a

[1:48:16] Voice 6: community of one anyway that's just an observation um i am an immediate neighbor of this property we

[1:48:24] Voice 6: share a 400 foot property line i have looked at the documentation with respect to water and asked

[1:48:33] Voice 6: a number of questions of the proponents and i have to say that even though i have a low producing

[1:48:38] Voice 6: well I'm happy enough with what's happened with the water so I want to say thank you for that

[1:48:43] Voice 6: my question is about the riparian area and I am wondering I see that this project is still

[1:48:52] Voice 6: referred to as 409 Furley Pass Road and of course that is a unused access on the north side of the

[1:49:01] Voice 6: property although the access that's going to be used by this proposal is only the one on the south

[1:49:06] Voice 6: side so seeing as that that unused access transverses the riparian area I'm wondering if

[1:49:15] Voice 6: the if the proponents are considering changing the address to Georgeson Bay Road which is where

[1:49:23] Voice 6: the access will be and if there is any plan to remove the culvert or remediate that existing

[1:49:32] Voice 6: existing unused access on Carly Pass Roof.

[1:49:35] Voice 3: Mr. Hobo.

[1:49:37] Voice 3: Yes, thanks, Diane.

[1:49:40] Voice 3: First of all, with regard to the address,

[1:49:42] Voice 3: we agree with you.

[1:49:43] Voice 3: It's very confusing when we talk to people

[1:49:46] Voice 3: about the location.

[1:49:48] Voice 3: And of course, as you know,

[1:49:52] Voice 3: addresses are assigned actually by the fire department.

[1:49:56] Voice 3: And for historical reasons,

[1:49:58] Voice 3: that was the address that was the 409 portlier pass was the address assigned at some time in the

[1:50:07] Voice 3: past we certainly will be wanting to change the civic address to to Georgeson Bay Road so that

[1:50:18] Voice 3: will happen with regard to I think you said remediation well you said removal of the culvert

[1:50:23] Voice 3: for the poorlier pass quote entrance I think that culvert would have to remain just because of

[1:50:31] Voice 3: for handling you know runoff from the road and all that sort of stuff into the you know the

[1:50:37] Voice 3: ditch there but with regard to doing something different in that driveway location I think we

[1:50:46] Voice 3: would be very much open to any anything that would you know plant some more native vegetation there

[1:50:53] Voice 3: or so on because we don't intend to use it as an access to the property at all and as as you know

[1:51:00] Voice 3: as the closest neighbor to the riparian area that's a really critically sensitive area and

[1:51:05] Voice 3: uh you know galliano green has no development plans for it and it may be a good idea to

[1:51:14] Voice 3: to do some kind of decommissioning of that driveway.

[1:51:23] Voice 3: Go ahead, Aiden.

[1:51:26] Voice 12: Thank you.

[1:51:26] Voice 12: I just wanted to add that we have officially requested

[1:51:30] Voice 12: an access off of Georgeson Bay

[1:51:32] Voice 12: from Ministry of Transportation and Infrastructure,

[1:51:36] Voice 12: and we got the approval letter.

[1:51:37] Voice 12: So at this point in time,

[1:51:40] Voice 12: like we do have approval of official access

[1:51:43] Voice 12: from Georgeson Bay,

[1:51:44] Voice 12: but the only thing is like to change the addressing for after the project moves forward

[1:51:50] Voice 4: okay thank you diane did you does that answer your question if so could you put your hand down

[1:51:55] Voice 4: otherwise um yours is the only hand up at the moment i do have one i

[1:52:01] Voice 4: do have one go ahead

[1:52:02] Voice 4: thank you

[1:52:04] Voice 6: uh this is a quick one um can you i i see that the apc recommendations have not yet

[1:52:10] Voice 6: been presented and i wonder when they will be available because i think that they're important

[1:52:14] Voice 6: They

[1:52:15] Voice 4: are important. I'll turn to Planner Smith for that.

[1:52:18] Planner: I'm working on a staff report for the next meeting, November 8th, that will

[1:52:23] Planner: include the APC report and staff considerations of that report.

[1:52:27] Voice 6: Great. Thanks very much. Actually, I'm happy. Thanks a lot.

[1:52:31] Planner: Thank you.

[1:52:35] Voice 4: Thank you for your questions, and just to let you know, yes, this is the limitation of

[1:52:41] Voice 4: Zoom. You do feel like a community of one, but if you can imagine when we have larger meetings,

[1:52:46] Voice 4: and we have 26 attendees if we put them all up on screen and I know some people do that

[1:52:52] Voice 4: it would we find it would we just have found it's been very distracting to the uh the process so but

[1:52:58] Voice 4: I appreciate your comments I understand where you're coming from so I have no further hands up

[1:53:03] Voice 4: and there's no questions in the question and answer box so just gonna I'm going to just sort

[1:53:10] Voice 4: of vamp for a moment see if anybody else has a question while you have all all of these uh people

[1:53:15] Voice 4: people here. I expect that that's partly because the number of reports and the thoroughness

[1:53:22] Voice 4: of the application has been, oh, now they're popping up out of everywhere. So, maybe I'll

[1:53:30] Voice 4: go to someone who hasn't asked a question yet, and that's Andrew Loveridge.

[1:53:38] Voice 10: Andrew Loveridge Okay, can you hear me now?

[1:53:39] Voice 13: Steve M.:

[1:53:39] Voice 10: We sure can.

[1:53:40] Voice 10: Andrew Loveridge Good,

[1:53:41] Voice 13: okay. I want to ask a question if I can

[1:53:44] Voice 13: be allowed to speak in favor of the proposal and um if i can be permitted to say that it's um a

[1:53:52] Voice 13: good location because it's within easy walking distance of all the facilities and it means

[1:53:58] Voice 13: people have to have to absolutely have cars to get to and from may i be permitted to say that

[1:54:06] Voice 4: you have said it so i guess it's done uh was there actually a question too well that was

[1:54:12] Voice 4: That's my question, but I'm not.

[1:54:13] Voice 4: Okay, thank you for the leverage.

[1:54:16] Voice 4: Trustee Wolverton, you had a question?

[1:54:19] Voice 9: I do.

[1:54:20] Voice 9: This is for Alcoa.

[1:54:24] Voice 9: You had said that you didn't anticipate that this well would have any effect on Page Drive or the surrounding wells.

[1:54:32] Voice 9: And I just wanted to ask, what

[1:54:35] Voice 10: would happen if it did affect them?

[1:54:47] Voice 19: Well, we did monitor some effects.

[1:54:49] Voice 19: But I think the effects that we monitored are certainly manageable within the context of how much water this well is going to produce.

[1:54:58] Voice 19: And that is a maximum use, assuming no recharge for the entire summer months, at least three or four months.

[1:55:09] Voice 19: So the other part of the project would be that there would be continual monitoring of the project well on the water levels.

[1:55:20] Voice 19: And I think monitoring in neighboring wells,

[1:55:25] Voice 19: there is an unused well apparently

[1:55:27] Voice 19: on the neighboring property at the seniors housing

[1:55:31] Voice 19: that could be used as a monitor well.

[1:55:33] Voice 19: So any water systems, I think monitoring is key

[1:55:38] Voice 19: because there could be water leakages

[1:55:41] Voice 19: and I think Corey discussed that.

[1:55:45] Voice 19: So certainly I think just prudent management

[1:55:48] Voice 19: of this operation and reporting on a regular basis and reviewing of the

[1:55:56] Voice 19: information on a regular basis if there was somebody who felt they were

[1:56:01] Voice 19: adversely affected then I think that information should should be provided to

[1:56:08] Voice 19: the society to investigate if that's required there

[1:56:12] Voice 9: is one other well quite a

[1:56:13] Voice 9: a large water system galliano estates and it's quite close as the crow flies and it covers the

[1:56:24] Voice 9: area the golf course and the houses there and I wondered if that if that if when you've been

[1:56:30] Voice 9: looking at the well on on this property if you've thought about monitoring their well or looking at

[1:56:38] Voice 9: the impact?

[1:56:41] Voice 19: I haven't proposed that but certainly the well on the property is going to be subject

[1:56:48] Voice 19: to the water license and the authorities in Nanaimo would probably be aware of all the large

[1:56:55] Voice 19: wells in the area and whether they have water licenses or not and I think they would

[1:57:03] Voice 19: certainly be taking that into consideration of potential interference effects of all

[1:57:09] Voice 19: these wells that are going to be licensed okay

[1:57:12] Voice 9: thank you you're

[1:57:14] Voice 19: welcome which

[1:57:16] Voice 4: is a good reminder

[1:57:17] Voice 4: for anybody watching of wells in the neighborhood to get their wells registered

[1:57:20] Voice 11: so because that's

[1:57:22] Voice 4: the best way to protect your your um your right to your well and i know that that's been an issue

[1:57:30] Voice 4: we've we've talked about for years now because then they actually extended the time for the

[1:57:35] Voice 4: registration but it's a good reminder um thanks uh trustee wolverton good question uh diane craig

[1:57:42] Voice 4: again thanks

[1:57:46] Voice 6: very much uh this is a quick two-part question uh first i guess for the the planner um

[1:57:52] Voice 6: what's the time frame for getting this to public hearing roughly and then secondly for the

[1:57:58] Voice 6: proponents um if you are so fortunate as to have a successful public hearing what is your anticipated

[1:58:04] Voice 6: and get this thing going because we need this go

[1:58:11] Voice 4: ahead thanks

[1:58:12] Planner: chair roger so uh as you heard earlier

[1:58:16] Planner: the bylaws are in draft form uh agency referrals have been completed uh apc referrals have been

[1:58:22] Planner: completed uh professional reports have more or less been completed except for this one outstanding

[1:58:27] Planner: water report with respect to the data logger analysis that's underway and the septic analysis

[1:58:33] Planner: The timeframe for the water report is till the end of the calendar year for the actual data collection with the report to follow after that.

[1:58:43] Planner: So it's my understanding that LTC want that information in hand before they would consider going to public hearing.

[1:58:50] Planner: We're also working on the section 219 covenant and the housing agreement language.

[1:58:57] Planner: And so all of that work can proceed over the next several months as we're waiting for that water report. So I would think the earliest that LTC would be in a position to consider first and or second reading and going to a public hearing would be early in the new year.

[1:59:13] Planner: In the, you know, late, late winter early spring.

[1:59:18] Voice 6: Thank you. Thank you.

[1:59:23] Voice 4: Yes. And Jennifer Markison, please.

[1:59:27] Voice 6: Oh, I just like the rest of my question answers.

[1:59:29] Voice 6: Oh,

[1:59:29] Voice 4: I'm sorry. I'm sorry. I'd forgotten you had two questions. Sorry. Go ahead.

[1:59:34] Voice 3: I think it's Mike. I think Diane was asking about timeline for construction. Is that right, Diane?

[1:59:41] Voice 3: That's right.

[1:59:41] Voice 3: Yeah. Well, short answer is first the rezoning. But really, in addition to that, which is a necessary condition, rezoning, we also have to obtain major construction.

[2:00:00] Voice 3: funding, major capital funding. And that's subject to the availability of that funding,

[2:00:07] Voice 3: different funding programs from the major funders. Recall, Ed was talking about BC,

[2:00:15] Voice 3: and it may be a combination of BC Housing, CMHC, Federation of Canadian Municipalities.

[2:00:22] Voice 3: So needless to say, we're looking at all possibilities, and we would break ground as

[2:00:28] Voice 3: as soon as we could, once we had the funding.

[2:00:32] Voice 3: And of course, as mentioned numerous times now,

[2:00:35] Voice 3: that's also requires that the rezoning be in place.

[2:00:40] Voice 10: Thank you.

[2:00:43] Voice 4: Thank you, Ms. Craig.

[2:00:46] Voice 4: Jennifer Markson, over here.

[2:00:49] Voice 7: Yes, I would just like to echo Andrew's comments

[2:00:53] Voice 7: that this does seem like a very good location

[2:00:57] Voice 7: in terms of accessibility for residents

[2:01:00] Voice 7: to all the services that they would need

[2:01:03] Voice 7: and ease of getting to the ferry and so on.

[2:01:06] Voice 7: So I really like that about this proposal.

[2:01:11] Voice 7: At the risk of sounding like a broken record,

[2:01:13] Voice 7: my only questions are around water in the area.

[2:01:18] Voice 7: And I'm just wondering,

[2:01:20] Voice 7: a question I guess for Mr. Kohut,

[2:01:24] Voice 7: is um is the already approved for uh additional build out in the surrounding area

[2:01:33] Voice 7: and the impact of climate change is that factored into his report in any way that's my first

[2:01:41] Voice 7: question and my second question is that are there currently water problems for neighbors in this

[2:01:49] Voice 7: area. I understand that the previous proposal for Galliana Green was based completely on rainwater

[2:02:00] Voice 7: catchment for potable water. So this is a really big switch to relying on one well for all the

[2:02:08] Voice 7: water with just some supplementary rainwater catchment preps for irrigation. So I'd just

[2:02:15] Voice 7: like to know from from Mr. Kohut how already zoned for build out and the impact of climate change and

[2:02:23] Voice 7: possible already occurring water problems in the area if they exist have been taken into account

[2:02:30] Voice 7: in his report.

[2:02:32] Voice 4: Okay so Mr. Kohut I'm gonna I'm just gonna help here because I think there were

[2:02:36] Voice 4: three questions there. The first was does does your report take into account the impacts of

[2:02:43] Voice 4: climate change uh does your report take into account um uh already approved build out and

[2:02:52] Voice 4: i've forgotten the third one but i'm sure you captured them but you can answer those

[2:02:57] Voice 4: yeah right and all and whether there's any identified water problems in the area that

[2:03:03] Voice 4: would be that would be included in your reports i'll leave it up to you to answer those three

[2:03:07] Voice 4: I

[2:03:09] Voice 19: guess I'll start with the climate change. My understanding of the reports that have been done, the modeling that has been done on climate change, is that the Gulf Islands can expect more extremes in weather events.

[2:03:29] Voice 19: perhaps drier summers like we experienced this this past summer but then maybe more intense

[2:03:36] Voice 19: rainfall events in the winter times higher intensity short duration larger volumes of water

[2:03:47] Voice 19: our best measure of the effects of climate change are in the observation wall network that the

[2:03:55] Voice 19: the province maintains and that data does not show in recent years that there has been

[2:04:04] Voice 19: an overall decline in water levels regionally in the Gulf Islands.

[2:04:10] Voice 19: Now having said that, there may be specific areas in the Gulf Islands where there are

[2:04:16] Voice 19: problems and wells are interfering with each other.

[2:04:20] Voice 19: so on the climate change i'm not too excited about the effects on the groundwater regime

[2:04:26] Voice 19: the indications are that things might actually improve um but uh with all

[2:04:35] Voice 19: future uncertainty about the all sorts of events don't don't quote me on that but uh

[2:04:41] Voice 19: i'm optimistic based on my experience with the observation well network that the province has

[2:04:48] Voice 19: a pretty good handle on what is happening to groundwater regimes in different areas

[2:04:56] Voice 19: for galliano there is monitoring that is going on now and for example

[2:05:03] Voice 19: the water levels we see now in october are exactly the same where they were last year at this site

[2:05:11] Voice 19: when we monitored this particular site and uh actually things are improving now so

[2:05:17] Voice 19: um i'm pretty optimistic that there hasn't been significant changes to the groundwater levels

[2:05:25] Voice 19: in this particular area now with regard to problems in the area i am not aware of any

[2:05:33] Voice 19: specific problems if there are problems and i didn't identify those in my reports and i

[2:05:41] Voice 19: haven't done a survey door-to-door to ask people if they had water problems. My experience with

[2:05:48] Voice 19: water problems is they tend to be localized, they tend to be issues with the wells or their pumps

[2:05:54] Voice 19: or the water quality changes that are perhaps going on. So I haven't seen water problems.

[2:06:05] Voice 19: I've been testing this particular well on Galliano since 2013, and no issues have been reported to me or to Galli as far as I know, while we were doing any of the testing in the past.

[2:06:24] Voice 19: What was the third question now, I think?

[2:06:26] Voice 7: The build-out in the area, the already approved for build-out.

[2:06:30] Voice 7: that yes

[2:06:31] Voice 19: my my report doesn't specifically uh address the build out uh uh i did do some

[2:06:40] Voice 19: recharge calculations about the uh the amount of water that is moving through the uh through

[2:06:47] Voice 19: the property and um i think those figures are in the report um but uh i didn't address overall

[2:06:58] Voice 19: So, should

[2:07:00] Voice 7: that not be should that not be factored into such a report because it's already approved for it will happen, it will be an additional draw on the aquifer in that area.

[2:07:14] Voice 19: I did make some calculations on that, but.

[2:07:19] Voice 19: But I suppose more thorough work could be done in that area.

[2:07:24] Voice 19: But basically, the demand that is going to be posed by this particular facility is really not a major demand in terms of magnitude,

[2:07:39] Voice 19: in terms of the overall availability of water in that water or watershed or that particular region.

[2:07:47] Voice 19: I don't think it's significant, basically, because the demand is not that high.

[2:07:59] Voice 19: I just

[2:08:01] Planner: add to that that it's my understanding that when the ministry considers water license approval,

[2:08:06] Planner: that they do do some build-out analysis considerations and work future demand into their calculations.

[2:08:15] Planner: So, in this case, there has been a favorable technical report issued from FLNRO, and they would consider those factors when analyzing their report. Thanks.

[2:08:30] Voice 7: just a supplementary question um my understanding with climate change is that while we may have

[2:08:38] Voice 7: wetter winters the vast majority of that water is lost it does not stay you know it does not

[2:08:45] Voice 7: stay with us it runs off the the island and that it is during the the ever longer and more intense

[2:08:53] Voice 7: drought periods when also people are using far more water for gardens and visitors and more

[2:09:01] Voice 7: tourists on the island that that is the time when we will and and you know are in many areas

[2:09:08] Voice 7: seeing water level problems in people's wells so it really is my understanding that that is

[2:09:17] Voice 7: that's the period of time we should really be concerned with uh

[2:09:22] Voice 19: well i i yes i believe you're

[2:09:27] Voice 19: correct there it's certainly during the late summer early fall when things are are um the

[2:09:35] Voice 19: most critical and in the case of the monitoring we we did at galliano green this past summer

[2:09:42] Voice 19: water levels were in fact lower this summer um actually in late august

[2:09:50] Voice 19: uh than they were the previous summer so i think i think we can expect in some areas lower water

[2:09:59] Voice 19: levels we're looking at in this particular area it was a meter below what it was the previous

[2:10:05] Voice 19: year but we also saw with the rains we had in september and october the water levels

[2:10:12] Voice 19: completely recovered so in terms of overall water use perhaps we can anticipate lower water levels

[2:10:21] Voice 19: in the summer months but at the same time we can expect things to rebound during the winter months

[2:10:27] Voice 19: during this excess a lot of it does go over to to run off directly to the ocean but the

[2:10:36] Voice 19: the porosity or the storage capacity of these fractured rocks is very very limited it's very

[2:10:45] Voice 19: small in terms of overall water and there's certainly enough water every

[2:10:51] Voice 19: year to recharge the systems that's what we're seeing in terms of the long-term

[2:10:57] Voice 19: observation while monitoring.

[2:10:59] Voice 7: Thank you very much. Thank

[2:11:01] Voice 4: you. I saw another hand up

[2:11:04] Voice 4: but it's gone so I'm assuming it's so I'm going to just again vamp a bit is

[2:11:12] Voice 4: there anybody else that would have a question for the people that are here I

[2:11:15] Voice 4: I recognize it's quarter after three and, you know,

[2:11:19] Voice 9: people have other things.

[2:11:20] Voice 9: It was Laurie C. I don't know if Laurie C.

[2:11:22] Voice 4: I know, but her hand is gone.

[2:11:24] Voice 4: So I didn't know if her question got answered.

[2:11:29] Voice 4: I'm not seeing her put her hand back up.

[2:11:32] Voice 4: And there are no questions in the Q&A box that haven't been answered.

[2:11:38] Voice 4: So I just want to say that, once again, I learned a lot today.

[2:11:45] Voice 4: Thank you for all of the people that attended.

[2:11:49] Voice 4: Thank you for the, and maybe everybody from Galley

[2:11:54] Voice 4: can turn their, oh, there's Laurie says

[2:11:57] Voice 4: she got her question answered.

[2:11:59] Voice 4: Everyone want to turn their camera back on to say goodbye.

[2:12:02] Voice 4: And I'll just say, thank you very much

[2:12:05] Voice 4: to the people from Galley for the work

[2:12:06] Voice 4: for the presentation today.

[2:12:08] Voice 4: It was very thorough.

[2:12:09] Voice 4: Nice to see you again, Mr. Kogut.

[2:12:11] Voice 4: Mr. Brown, nice to meet you.

[2:12:12] Voice 4: and as well as all of the other folks,

[2:12:16] Voice 4: Ms. Pudic and all the folks from Galley.

[2:12:18] Voice 4: It was great for you to take the time.

[2:12:22] Voice 4: We will see you now.

[2:12:25] Voice 4: Ms. Wolverton, do you have anything further

[2:12:27] Voice 4: you'd like to add before we sign off?

[2:12:30] Voice 9: No, no, just that I do appreciate

[2:12:32] Voice 9: the work that's gone into this

[2:12:35] Voice 9: and look forward to seeing the report

[2:12:37] Voice 9: at our next meeting.

[2:12:40] Voice 4: Great.

[2:12:41] Voice 4: Right. So thanks very much. Mr. Hubbell, I haven't forgotten your invitation to come and tour the

[2:12:46] Voice 4: property. And I'm trying to think of a time to come and do that because I'd like to see it.

[2:12:50] Voice 4: It's always better to see it in person. So thank you. Nice to meet you all. I'm sure we'll be

[2:12:54] Voice 4: meeting again. And with that, I think I'll, as there's no more questions, I'll just thank Ed

[2:12:59] Voice 4: Franks, of course, to Planner Smith, as always, for organizing all of this, and to Robert Barlow

[2:13:04] Voice 4: and to Carly Bilney for their work behind the scenes. I think I'm going to adjourn the meeting

[2:13:09] Voice 4: and wish you all a great,

[2:13:12] Voice 4: if a little bit rainy,

[2:13:13] Voice 4: Saturday afternoon.

[2:13:15] Voice 4: Take care.

[2:13:15] Voice 4: Bye-bye.

[2:13:16] Voice 4: Thanks, Chair Rogers.

[2:13:17] Voice 4: Thank you very much.