Denman Island Local Trust Committee special meeting, January 13, 2022

[0:00:15] Voice 13: There he is.

[0:00:18] Voice 11: Hello, can you hear me?

[0:00:20] Trustee Fast (probable): Yep. Thank you for the sound check.

[0:00:21] Trustee Fast (probable): Yeah.

[0:00:22] Trustee Fast (probable): Very good.

[0:00:23] Trustee Fast (probable): Yeah,

[0:00:23] Trustee Critchley (probable): sorry about that.

[0:00:25] Trustee Critchley (probable): I was on my computer an hour ago with no problems, and I tried getting in about three minutes, too, and I had no Wi-Fi.

[0:00:32] Trustee Critchley (probable): So I had to reboot my system, and I'm glad to be connected.

[0:00:38] Trustee Critchley (probable): Hello, everybody.

[0:00:39] Trustee Fast (probable): Hello.

[0:00:40] Trustee Fast (probable): We haven't started yet, and attendees are just joining us.

[0:00:44] Trustee Fast (probable): welcome everybody who's watching or who is joining us in the zoom or is watching us on live stream

[0:00:50] Trustee Fast (probable): we're just um i'm seeing people file in and i'm just going to take the opportunity to close my

[0:00:54] Trustee Fast (probable): door because i'm working from home here there's lots of people and pets

[0:01:05] Trustee Fast (probable): some of which will probably barge in but we'll see what happens okay 22 we seem to be holding

[0:01:13] Trustee Fast (probable): at 22 participants 10 of us panelists so i'm going to call the meeting to order if everybody's ready

[0:01:21] Trustee Fast (probable): I see. Okay, great. Well then, I would like to begin by welcoming everybody to this special meeting. It's a special electronic meeting of the Denman Island Local Trust Committee.

[0:01:34] Trustee Fast (probable): We're going to have a community information meeting regarding the Denman Housing Association's affordable housing project, also called Denman Green, sometimes. And if you, or at least that's how I know them.

[0:01:47] Trustee Fast (probable): So I want to begin the meeting by acknowledging that we're, with respect, meeting digitally on and about the unceded traditional territories of the Comox and the Qualicum First Nations.

[0:02:04] Trustee Fast (probable): And thanks, everybody, for joining us here.

[0:02:07] Trustee Fast (probable): I'm Sue Ellen Fast, and I'm the chair of the Denman Island Local Trust Committee, and I'm elected on Bowen Island.

[0:02:15] Trustee Fast (probable): So I'm the Off-Island Chair, one of the Vice Chairs of the Islands Trust.

[0:02:20] Trustee Fast (probable): I'm joined today by Denman Island Trustees, Laura Bushekin, there she is, and David Critchley.

[0:02:30] Trustee Fast (probable): There's Trustee Critchley. Very good.

[0:02:32] Trustee Fast (probable): And together, the three of us make up the Denman Island Local Trust Committee.

[0:02:35] Trustee Fast (probable): And this, obviously, meeting is being conducted electronically.

[0:02:41] Trustee Fast (probable): It's also being live streamed.

[0:02:42] Trustee Fast (probable): So there are people who may be watching who we don't know who's there.

[0:02:48] Trustee Fast (probable): And for those who can't attend today, this meeting is also being recorded, or if you want to refer to it later.

[0:02:55] Trustee Fast (probable): So a couple of days to get it up on the website, and that'll be terrific.

[0:03:00] Trustee Fast (probable): Plus, I can see now 25 attendees are with us today in this Zoom webinar.

[0:03:05] Trustee Fast (probable): When we get to the question and answer part of the meeting after the presentations, if you'd like to speak, you can raise your digital hand.

[0:03:13] Trustee Fast (probable): depending on your system you may see a little yellow hand or you might see a raise hand or

[0:03:20] Trustee Fast (probable): if you haven't done this before drag your cursor down across your screen and you might see some

[0:03:25] Trustee Fast (probable): things across the bottom show up or if you're on joining by phone welcome and you can press star

[0:03:32] Trustee Fast (probable): nine to raise your hand and star six will unmute you and I'm going to be going by names after I see

[0:03:39] Trustee Fast (probable): a digital hand raised and so we appreciate your understanding as we obviously are getting more

[0:03:46] Trustee Fast (probable): and more used to navigating electronic meeting situations we apologize in advance for any

[0:03:52] Trustee Fast (probable): technical challenges that might come up but they may partly because we're working from home on our

[0:03:59] Trustee Fast (probable): home wi-fi systems some people might be in the office I think maybe but regardless please bear

[0:04:07] Trustee Fast (probable): are with us. So I'd like to introduce some of the staff that's here. Heather Cower is our regional

[0:04:13] Trustee Fast (probable): planning manager. And are you there, Heather? There she is. So she'll be speaking, I think,

[0:04:20] Trustee Fast (probable): later on in the meeting when we get to item three on our very short agenda. After the community

[0:04:28] Trustee Fast (probable): information portion of the meeting, we're going to have a little quick part about meeting procedures

[0:04:33] Trustee Fast (probable): procedures bylaw, which will enable us to hold electronic meetings with all the T's dotted and

[0:04:41] Trustee Fast (probable): the I's crossed. No, nothing about the I's crossed. Okay, no jokes. Okay, Sonia Zupanets is our

[0:04:49] Trustee Fast (probable): island planner. There she is. And she's going to be giving the main part of the presentation. And

[0:04:55] Trustee Fast (probable): then she's going to be introducing the applicants. And so they're with us today. And I'll introduce

[0:04:58] Trustee Fast (probable): them in a minute. Vicki Bachman is our minute taker. We've got a professional minute taker

[0:05:03] Trustee Fast (probable): behind the scenes. And so thank you, Vicki, for joining us. And Will Cottingham is our

[0:05:11] Trustee Fast (probable): long-suffering editor, I would say, or admin assistant who's running the meeting in the

[0:05:16] Trustee Fast (probable): background. And she will help anybody who's got technical problems connecting. So if you run into

[0:05:21] Trustee Fast (probable): any problems um get in touch with will by emailing north info north info at islandstrust.bc.ca

[0:05:31] Trustee Fast (probable): would that be correct will very good thank you so um in spite of all of my uh joking around here

[0:05:40] Trustee Fast (probable): this is an official meeting so this is a formal uh forum for your local trust committee to um

[0:05:48] Trustee Fast (probable): hear questions, hear from the applicants

[0:05:52] Trustee Fast (probable): and understand the information involved in this application

[0:05:56] Trustee Fast (probable): related to land use decisions

[0:05:58] Trustee Fast (probable): that we're going to make in the future

[0:05:59] Trustee Fast (probable): and to discuss this business.

[0:06:02] Trustee Fast (probable): So that's what's going on today.

[0:06:05] Trustee Fast (probable): And of course, this is a place of employment.

[0:06:08] Trustee Fast (probable): So regarding, let's be hard on the issues

[0:06:12] Trustee Fast (probable): and the questions and easy on each other.

[0:06:14] Trustee Fast (probable): These are tough times for everybody

[0:06:15] Trustee Fast (probable): and uh we want to participate in a shared democracy where we all uh can participate

[0:06:23] Trustee Fast (probable): and all voices are welcome uh and uh so as much as you can help me appreciate appreciate any help

[0:06:30] Trustee Fast (probable): in um helping us with an open and respectful uh meeting that's safe for everybody and um

[0:06:37] Trustee Fast (probable): i think i've covered all of that okay then i'm going to uh now we're up to 26 attendees

[0:06:44] Trustee Fast (probable): attendees and if anybody has a problem or a question about how to participate

[0:06:51] Trustee Fast (probable): northinfo at islandstrust.bcd.ca and you'll reach there she's got her email up there oh she's going

[0:06:59] Trustee Fast (probable): to no that's the zoom one northinfo at islandstrust.bc.ca thank you and I'm going to

[0:07:08] Trustee Fast (probable): turn it now over to our island planner Sonia Zupanets to begin the community information

[0:07:15] Trustee Fast (probable): meeting about bylaws number 241 and 242.

[0:07:19] Voice 10: Excuse me. I maybe wasn't paying attention when we

[0:07:23] Voice 10: adopted the agenda, but I do have one thing I would like to add to the agenda.

[0:07:31] Trustee Fast (probable): Let's adopt the

[0:07:31] Trustee Fast (probable): agenda. But before I do that, Laura, can you tell us what you wanted to add? My apologies. Yes,

[0:07:37] Voice 10: Yes, it is. The item would be a letter of support to CVRD. That's the Comox Valley Regional District for people listening regarding housing service. Let's shorthand.

[0:08:00] Voice 10: Very

[0:08:00] Trustee Fast (probable): good. So we'll put that in at 3.2. I even had it penciled in. Thank you very much for bringing that up.

[0:08:08] Trustee Fast (probable): and

[0:08:08] Voice 10: also just i don't actually have the agenda in front of me sorry i just figured that it's a cim

[0:08:14] Voice 10: but um are we going to discuss our um upcoming regular meeting and how we're going to handle

[0:08:20] Voice 10: that because i know there's a lot of questions about timing and omicron and in-person electronic

[0:08:27] Trustee Fast (probable): i think that will be part of our discussion in 3.1 about the meeting procedures bylaw because

[0:08:33] Trustee Fast (probable): really it talks about our options and uh and how we can go forward to deal with situations like the

[0:08:38] Trustee Fast (probable): one we've got in front of us okay so as

[0:08:41] Voice 10: long as we will be making or looking at making a decision

[0:08:45] Voice 10: about uh how we're gonna do that meeting yep i've

[0:08:49] Trustee Fast (probable): written it in there too next meeting and uh that's

[0:08:52] Trustee Fast (probable): great thanks everybody and uh and i don't want to um uh with having to change all these meetings

[0:09:00] Trustee Fast (probable): and change all these agendas and things it's a it's a challenge so if I miss anything else please

[0:09:05] Trustee Fast (probable): flag it with me that's terrific thank you okay so then can I ask for approval of the agenda

[0:09:11] Trustee Fast (probable): I see some nods and from both okay thank you so let's adopt the agenda by consent then that's

[0:09:20] Trustee Fast (probable): great and then we're going to move on to call to order community information meeting bylaws number

[0:09:30] Trustee Fast (probable): 241 and 242. Introduce Planner Zupanetz. Please take it away.

[0:09:35] Planner Zupanec (probable): Good evening, everybody. My name

[0:09:37] Planner Zupanec (probable): is Sonia Zupanetz. I'm one of the senior planners out of the Gabriel office, and I'm joining you

[0:09:42] Planner Zupanec (probable): tonight from Standing Buck Territory. I'm very happy to be here. And I was also the planner

[0:09:49] Planner Zupanec (probable): assigned to the first edition of the Denman Housing Association file. So some of you are

[0:09:55] Planner Zupanec (probable): familiar with that. If this is your first time tuning in, we hope that this evening will answer

[0:10:00] Planner Zupanec (probable): some of your questions, if not give you a lot of input as to who to contact and how to get

[0:10:06] Planner Zupanec (probable): additional information moving forward. I'm just going to share my screen, shut off my video here

[0:10:11] Planner Zupanec (probable): and make sure that you guys have access to the presentation materials. Of course, we have it all

[0:10:23] Planner Zupanec (probable): set up. Okay, so just a quick check with the chair that you can see one slide. Nope, I see the first

[0:10:43] Planner Zupanec (probable): one and the next slide all right so let's do it this way is there one slide visible now one slide

[0:10:53] Planner Zupanec (probable): yep that looks good great thank you okay so this evening i'm going to be reviewing the main

[0:11:05] Planner Zupanec (probable): elements of the bylaw amendment application derz 2021.1 which is the proposal for rezoning and

[0:11:14] Planner Zupanec (probable): and density transfer to enable the Denman Green

[0:11:17] Planner Zupanec (probable): affordable housing development in the Denman Village.

[0:11:24] Planner Zupanec (probable): So the purpose of this meeting is for us to provide

[0:11:27] Planner Zupanec (probable): an overview of the most up-to-date details

[0:11:30] Planner Zupanec (probable): of this application, as well as the information

[0:11:33] Planner Zupanec (probable): that we have and might still require in order

[0:11:36] Planner Zupanec (probable): for this application to be considered ready

[0:11:39] Planner Zupanec (probable): for a future public hearing.

[0:11:41] Planner Zupanec (probable): We'll be providing an overview of the three proposed bylaws

[0:11:46] Planner Zupanec (probable): that are being considered by the local trust committee

[0:11:49] Planner Zupanec (probable): in order to enable the changes

[0:11:50] Planner Zupanec (probable): that the applicant is requesting.

[0:11:53] Planner Zupanec (probable): And a main function of this meeting is also to identify

[0:11:56] Planner Zupanec (probable): what the potential next steps are in the application.

[0:11:59] Planner Zupanec (probable): Are there significant information gaps

[0:12:02] Planner Zupanec (probable): that still need to be filled?

[0:12:03] Planner Zupanec (probable): Are there changes to the proposed bylaws

[0:12:06] Planner Zupanec (probable): that your trust committee needs to consider?

[0:12:09] Planner Zupanec (probable): Hopefully we'll be able to address your questions

[0:12:13] Planner Zupanec (probable): or contact us for more information in terms of process and next steps after today this meeting

[0:12:21] Planner Zupanec (probable): is also an opportunity to ensure that you have sufficient information to make an informed

[0:12:26] Planner Zupanec (probable): decision about whether your interests are affected by the proposed bylaws and if they are

[0:12:31] Planner Zupanec (probable): what type of input do you wish to provide to the ltc as part of that future public hearing process

[0:12:37] Planner Zupanec (probable): if and when it proceeds to that stage the public hearing has not yet been scheduled

[0:12:41] Planner Zupanec (probable): and it's the opinion of staff that the LTC does need to consider additional information prior to

[0:12:48] Planner Zupanec (probable): scheduling that. All information related to tonight's presentation will be posted to, is or

[0:12:57] Planner Zupanec (probable): will be shortly posted to the application website. So if you're looking for follow-up, this website

[0:13:05] Planner Zupanec (probable): will have all the information that you require to follow along with the application.

[0:13:10] Planner Zupanec (probable): Okay, so let's get into it. So I'm going to start with an overview of the density transfer element of this application so that we can clarify how this is going to work.

[0:13:21] Planner Zupanec (probable): So there are three separate areas of Denman Island that are highlighted here in yellow that are part of this application to enable this affordable housing proposal specifically and they all work together so we can't tease any of these out separately.

[0:13:36] Planner Zupanec (probable): The first parcel that's highlighted there on the screen with the arrow is called what we refer to as the donor parcel, and that's located at 6080 Woodham Road.

[0:13:48] Planner Zupanec (probable): Three densities from this parcel from the non-agricultural land reserve portion of the property are proposed to be removed and transferred to the north end of the island for market housing, not intended for affordable housing.

[0:14:03] Planner Zupanec (probable): and that's this parcel at the north end of the island what we refer to as a receiver parcel so

[0:14:12] Planner Zupanec (probable): that's lots four and five on Daines Road so the transfer if approved would permit

[0:14:20] Planner Zupanec (probable): three additional dwellings or three additional lots where currently two dwellings or two lots

[0:14:27] Planner Zupanec (probable): are currently permitted and then the third parcel of interest relevant to the density transfer is

[0:14:37] Planner Zupanec (probable): is 1151 Northwest Road.

[0:14:40] Planner Zupanec (probable): That's right in the village.

[0:14:42] Planner Zupanec (probable): I'm sure many of you are familiar with this property.

[0:14:45] Planner Zupanec (probable): And so we're also referring to this as the receiver parcel.

[0:14:49] Planner Zupanec (probable): And this is specific for the development of 20,

[0:14:52] Planner Zupanec (probable): up to 20 units of affordable rental housing.

[0:14:56] Planner Zupanec (probable): And the densities for this would come out

[0:14:58] Planner Zupanec (probable): of the Denman Island Density Bank.

[0:15:01] Planner Zupanec (probable): And the bank currently does have sufficient densities

[0:15:03] Planner Zupanec (probable): to support this application.

[0:15:04] Planner Zupanec (probable): And the reason for all this density dancing across the island is to allow the Dunman Housing Association with the applicant to gain possession of this particular property in the village, which is currently owned by a local resident, and all three pieces of this density transfer would need to be approved in order for the affordable housing portion to be possible.

[0:15:28] Planner Zupanec (probable): So that's important to note.

[0:15:29] Planner Zupanec (probable): So now we're going to look in a little bit more detail

[0:15:32] Planner Zupanec (probable): at this receiver parcel on Northwest road

[0:15:36] Planner Zupanec (probable): and the applicant will all be also assisting

[0:15:38] Planner Zupanec (probable): and that I'll transfer over to them in just a minute.

[0:15:40] Planner Zupanec (probable): And then I'll be spending a bit of time

[0:15:42] Planner Zupanec (probable): after the applicants presented to go over next steps

[0:15:47] Planner Zupanec (probable): and some more details about the bylaws.

[0:15:50] Planner Zupanec (probable): So this is the receiver parcel intended

[0:15:54] Planner Zupanec (probable): for the affordable housing.

[0:15:56] Planner Zupanec (probable): It is a 1.5 hectare portion of a property that has recently been subdivided.

[0:16:04] Planner Zupanec (probable): The 0.28 hectare portion that you see on the left-hand side has been retained by the current owner for market residential use, and it's not part of this application.

[0:16:16] Planner Zupanec (probable): So what you see in green is the extent of the Denman Green proposal.

[0:16:22] Planner Zupanec (probable): proposal. This parcel in its entirety was originally split zoned commercial and residential.

[0:16:28] Planner Zupanec (probable): So the subdivision line simply followed the zone boundary to create the two separate lots.

[0:16:34] Planner Zupanec (probable): And we're going to, I'm going to stop sharing the screen so that the applicant can get into

[0:16:43] Planner Zupanec (probable): more specific details about the development on this parcel. And then we'll come back to me and

[0:16:49] Planner Zupanec (probable): I will get into the details about the actual bylaw amendments that the LTC is considering.

[0:16:55] Planner Zupanec (probable): Let's share my screen here.

[0:17:03] Planner Zupanec (probable): And so we have Simon Palmer, Emily Davies, and Maris McDonald for this portion of the presentation.

[0:17:16] Voice 6: Okay, do you want me to go ahead?

[0:17:19] Voice 1: Sure, if you wanted to say something, Simon.

[0:17:21] Voice 6: Yeah, I have a few quick words to say.

[0:17:24] Voice 6: Madam Chairman, Trustees, Denman community members in attendance, everybody.

[0:17:29] Voice 6: everybody just a few words of context first next October will mark the 10th anniversary

[0:17:36] Voice 6: of the incorporation of Denman Housing Association 10 years we've been at it an

[0:17:42] Voice 6: incorporation that was prompted by the proven and long recognized need for affordable housing

[0:17:47] Voice 6: on Denman Island a need that for dozens of our friends and neighbors remains as critical today

[0:17:54] Voice 6: day as it was then, which is why working in parallel with the trust approval process of our

[0:18:01] Voice 6: rezoning application, we are dealing expeditiously with the practical aspects of making Denman Green

[0:18:08] Voice 6: a reality, such as the design and costing of the buildings themselves, of which you will hear more

[0:18:15] Voice 6: shortly, designing systems for freshwater, wastewater and greywater, for solar power

[0:18:22] Voice 6: generation and more. Our timeline for design completion and costing is early June, that's June

[0:18:31] Voice 6: this year, which is the earliest we have been told when BC Housing may send out requests for proposals

[0:18:38] Voice 6: for the next community housing funding. We are cautiously hopeful that our application to the

[0:18:45] Voice 6: trust in which this information meeting is one more step may receive final approval by that June

[0:18:53] Voice 6: date as well. A quick word about the team that represents Denman Housing Association.

[0:18:59] Voice 6: In addition to administrative, communication, and business skills and experience, we are fortunate

[0:19:06] Voice 6: to have two building engineers on our board, Dave Ricketts and Harvey Goodman, who have spent their

[0:19:13] Voice 6: careers successfully building just the kind of multi-family accommodation that our architects

[0:19:19] Voice 6: techs will be presenting to you in a moment. Whilst energy and perseverance have been key

[0:19:25] Voice 6: in maintaining momentum and pushing through the numerous obstacles in a project such as this,

[0:19:32] Voice 6: the competitive funding climate in which we find ourselves requires professionals who will give

[0:19:39] Voice 6: Denman Green the economic advantage to succeed. Nothing is certain. BC Housing only approved

[0:19:47] Voice 6: 20% of the units that applied for funding in the last call.

[0:19:53] Voice 6: But we are focused and determined to leave nothing undone

[0:19:57] Voice 6: in our drive to get the necessary financing

[0:20:01] Voice 6: and to see Denman Green finally built.

[0:20:04] Voice 6: I'll be happy to answer any questions

[0:20:06] Voice 6: during the Q&A session.

[0:20:08] Voice 6: Meanwhile, I give you now Maris MacDonald

[0:20:12] Voice 6: and Emily Davis of MacDonald Hagerty Architects.

[0:20:15] Voice 6: Thank you.

[0:20:16] Voice 6: Great.

[0:20:18] Voice 1: Thank you, Simon. Can everyone hear me?

[0:20:21] Voice 1: A little quiet.

[0:20:22] Voice 1: A little quiet? All right. I'll speak louder.

[0:20:25] Voice 1: Thank you.

[0:20:26] Voice 1: So thank you for having us. My name is Emily Davies. I'm an architect with

[0:20:32] Voice 1: MacDonald Hegarty Architects. Maris MacDonald, the principal at MHA,

[0:20:37] Voice 1: is also here tonight to help answer any questions you might have at the end of this presentation.

[0:20:44] Voice 1: So we'll be showing you two preliminary schematic designs for the Denman Green site.

[0:20:51] Voice 1: But first we'll go over the project team, some project background information, and some precedents that will be informing the design.

[0:21:03] Voice 1: So the team is currently made up of members from the Denman Housing Association, as Simon said, and McDonald Hegarty Architects.

[0:21:11] Voice 1: the denman housing association has been working with us to help us understand the housing needs

[0:21:18] Voice 1: of the denman island community and get us up to speed on some of the more technical site aspects

[0:21:24] Voice 1: and this list will of course grow as more consultants come on board so moving on to

[0:21:33] Voice 1: project background so a little bit of context the project site is located at the corner of

[0:21:41] Voice 1: kirk road and northwest road across from the denman community hall and within the denman

[0:21:47] Voice 1: village area you can see that it's within walking distance to a number of community amenities but

[0:21:55] Voice 1: currently the property is sitting unoccupied so a number of studies were done to assess the site

[0:22:04] Voice 1: at the time of rezoning, site water and wastewater plans

[0:22:10] Voice 1: that have already been done have given us a good idea

[0:22:13] Voice 1: of how much area should be allocated

[0:22:15] Voice 1: for septic and irrigation.

[0:22:18] Voice 1: And we're currently awaiting an environmental assessment

[0:22:22] Voice 1: to determine the setback requirement

[0:22:27] Voice 1: of a waterlogged area on the west side of the site.

[0:22:31] Voice 1: and you can see the extent of the wetter area here toned in orange and so to get the ball rolling

[0:22:42] Voice 1: while we're waiting for this environmental assessment we've moved forward with some

[0:22:47] Voice 1: conservative wetland setback assumptions we'll revise these of course as needed once we receive

[0:22:53] Voice 1: the biologists recommendations and in addition to this setback there's also a 10 meter setback

[0:23:01] Voice 1: under the R4 zoning schedule. So we're left with about 0.4 hectares or just about an acre of

[0:23:08] Voice 1: buildable area. And moving on to precedents, we've looked at a number of precedents to help inform

[0:23:18] Voice 1: the site design. We would like the design to focus on ground-oriented development that incorporates

[0:23:27] Voice 1: incorporates the use of natural landscaping, which we think is in keeping with the Denman

[0:23:33] Voice 1: Village context. We're also proposing a design that includes shared and private patio areas

[0:23:42] Voice 1: and garden spaces to sort of help encourage and foster a sense of community and ownership

[0:23:49] Voice 1: within the development. Natural and durable building palette will integrate well with the

[0:23:58] Voice 1: natural surroundings and this will be brought inside through the use of ample glazing with

[0:24:05] Voice 1: an emphasis on daylighting and we would like the architecture to really be informed by the

[0:24:12] Voice 1: landscape and integrate itself rather than the other way around and finally we'd like to use

[0:24:18] Voice 1: varying colors or materials to really individualize each home so the first design option is mostly a

[0:24:29] Voice 1: single-story option. So option one arranges 20 housing units into two mostly single-story

[0:24:38] Voice 1: buildings, which have a shared courtyard. The linear arrangement really uses the space

[0:24:46] Voice 1: efficiently, and we've provided recessed areas within the architecture to provide opportunities

[0:24:53] Voice 1: opportunities for private patios and garden plots.

[0:24:57] Voice 1: There is a community space and laundry

[0:25:00] Voice 1: facilities at the north end of the property.

[0:25:05] Voice 1: We're allocating 30 parking stalls.

[0:25:07] Voice 1: That's one point five stalls per unit along the north property line.

[0:25:13] Voice 1: And the intent is to provide photovoltaic

[0:25:17] Voice 1: panels along the south property line and a septic field in the southeast corner.

[0:25:25] Voice 1: So the units themselves are a mix of one, two, and three bedroom homes. And these layouts are

[0:25:33] Voice 1: based on BC Housing design standards and area requirements. And the intent is to make 20%

[0:25:40] Voice 1: of the units accessible. And then as per BC Housing's requirements, we've provided a

[0:25:50] Voice 1: roughly 760 square foot community space which features a covered outdoor spillout space

[0:25:58] Voice 1: and the space bookends the building facing northwest road and really anchors the project

[0:26:04] Voice 1: we sort of see this as being a highly glazed and tall space that visually connects with the greater

[0:26:12] Voice 1: Dunman community. And then mail, laundry, and mechanical spaces are grouped together in this

[0:26:19] Voice 1: part of the building for efficiency. And then when you put all of these elements together,

[0:26:26] Voice 1: you end up with a building area of roughly 19,000 square feet. So here is a view showing the

[0:26:36] Voice 1: preliminary massing concept, just for sort of a look at scale. So this is the single-story option.

[0:26:44] Voice 1: And going on to the two-story option, the logic is really the same. The 20 units are pretty much simply stacked. They still have the shared courtyard in between.

[0:27:01] Voice 1: between. Again, parking, septic, PV panels, and the community room are mostly in the same spots.

[0:27:11] Voice 1: The upper units are accessed from the side where the slope is higher by a set of stairs,

[0:27:18] Voice 1: and the lower units are accessed from a patio entry from the lower side of the slope. And again,

[0:27:28] Voice 1: the unit plans would essentially be the same with some small tweaks to the three-bedroom unit.

[0:27:37] Voice 1: And again, the common space, the logic still applies. We've rearranged the spaces to better

[0:27:44] Voice 1: fit with the narrower building arrangement of this concept. And then here's a view showing

[0:27:52] Voice 1: the preliminary massing and scale for option two. So that brings us to the end of our presentation.

[0:28:03] Voice 1: presentation we'd be really happy to take your questions during the question period

[0:28:08] Voice 1: pass it back over to whoever's next thanks

[0:28:12] Planner Zupanec (probable): Emily thank

[0:28:13] Voice 1: you very much

[0:28:13] Planner Zupanec (probable): back to Sonia go ahead you

[0:28:16] Planner Zupanec (probable): can unshare your screen and I can switch back thanks so

[0:28:22] Voice 11: much of course okay

[0:28:43] Planner Zupanec (probable): so next portion

[0:28:46] Planner Zupanec (probable): of the presentation it's not quite as colorful and easy on the eyes because we're going to be

[0:28:52] Planner Zupanec (probable): talking about the denman official community plan and land use bylaw changes which are

[0:28:56] Planner Zupanec (probable): predominantly text-based so um bear with me now we're going to start with your official community

[0:29:06] Planner Zupanec (probable): plan and the types of changes that need to be considered by the local trust committee in order

[0:29:10] Planner Zupanec (probable): to enable the development as was just presented so currently the denman green parcel as we'll call it

[0:29:21] Planner Zupanec (probable): is designated village and and that's predominantly a designation to support commercial uses which is

[0:29:29] Planner Zupanec (probable): consistent with the other village designations in that neighborhood so one of the changes in

[0:29:35] Planner Zupanec (probable): your official community plan is to update that so that it's a residential designation in order to

[0:29:42] Planner Zupanec (probable): allow for 20 units up to 20 units of residential housing to be developed on site so the local trust

[0:29:50] Planner Zupanec (probable): committee has given first reading to bylaw 241 which is to amend the OCP to include this particular

[0:29:57] Planner Zupanec (probable): change

[0:30:00] Planner Zupanec (probable): The second piece in bylaw 241 is to remove the Denman green parcel shown in solid red there

[0:30:08] Planner Zupanec (probable): from the commercial development permit area which is shown hatched. So the commercial development

[0:30:14] Planner Zupanec (probable): permit area controls the form and character of any new development or land alteration in the

[0:30:21] Planner Zupanec (probable): village core. Again it relates predominantly to commercial activity. So one of the changes is to

[0:30:28] Planner Zupanec (probable): to remove it from this development permit area

[0:30:31] Planner Zupanec (probable): so that it's not subjected to that

[0:30:32] Planner Zupanec (probable): as there's no guidelines to really inform

[0:30:36] Planner Zupanec (probable): the type of development that's being proposed.

[0:30:41] Planner Zupanec (probable): The next change is related to zoning,

[0:30:45] Planner Zupanec (probable): which is part of your land use by-law.

[0:30:47] Planner Zupanec (probable): So switching over to the land use by-law

[0:30:50] Planner Zupanec (probable): and that's by-law 242,

[0:30:53] Planner Zupanec (probable): which is also received first rating.

[0:30:56] Planner Zupanec (probable): We would need to change the commercial zoning in this case

[0:30:59] Planner Zupanec (probable): to the new affordable housing R4 zone.

[0:31:05] Planner Zupanec (probable): And it has a site specific number one,

[0:31:08] Planner Zupanec (probable): which would be just for this development.

[0:31:10] Planner Zupanec (probable): So you may recall for those of you who are familiar

[0:31:13] Planner Zupanec (probable): with the DCLTA seniors affordable housing application,

[0:31:17] Planner Zupanec (probable): which is also still in the final stages of approvals,

[0:31:21] Planner Zupanec (probable): they have an R4-2 zone designation.

[0:31:25] Planner Zupanec (probable): It hasn't been applied yet

[0:31:26] Planner Zupanec (probable): because the bylaws have not been adopted.

[0:31:29] Planner Zupanec (probable): but this would be the R4-1.

[0:31:33] Planner Zupanec (probable): And then the other bylaw piece is a housing agreement.

[0:31:38] Planner Zupanec (probable): And this is a really important tool

[0:31:41] Planner Zupanec (probable): and an important part of this application

[0:31:43] Planner Zupanec (probable): to ensure that the affordability of the housing units

[0:31:49] Planner Zupanec (probable): that are developed, whether it's DHA

[0:31:51] Planner Zupanec (probable): or any other not-for-profit organization,

[0:31:53] Planner Zupanec (probable): the housing agreement currently stipulates

[0:31:55] Planner Zupanec (probable): that they would construct only duplexes

[0:31:58] Planner Zupanec (probable): or triplexes or quadplexes,

[0:32:00] Planner Zupanec (probable): that they would be constructed to meet the minimum level 2 bc energy step code efficiency standards

[0:32:09] Planner Zupanec (probable): that it be constructed with a type 3 advanced sewage treatment system that the 20 units of

[0:32:17] Planner Zupanec (probable): housing would be rented to qualified occupants at an affordable rate and a specific tenant

[0:32:24] Planner Zupanec (probable): selection procedure is adhered to as well as annual reporting to the island's trust

[0:32:30] Planner Zupanec (probable): so the housing agreement is registered on the title of the property and it's there in perpetuity

[0:32:38] Planner Zupanec (probable): there can be modifications to the agreement but it is a bylaw so it does need to be

[0:32:43] Planner Zupanec (probable): given first second third reading and adopted by the local trust committee so that

[0:32:50] Planner Zupanec (probable): proposed or draft is is currently also being considered and then the other subset piece to

[0:32:58] Planner Zupanec (probable): this particular property and the application process is a restrictive covenant which we also

[0:33:03] Planner Zupanec (probable): presented a draft to the local trust committee and it requires that the denman housing association

[0:33:09] Planner Zupanec (probable): would install fencing to mitigate noise and dust along the shared interior lot lines they would

[0:33:17] Planner Zupanec (probable): install a data logger into the groundwater well and take hourly readings of water level temperature

[0:33:24] Planner Zupanec (probable): and electronic electric conductivity and submit that annually to the islands trust

[0:33:30] Planner Zupanec (probable): and again require that at the time of the siting and use permit that they would

[0:33:35] Planner Zupanec (probable): be submitting documentation that all dwellings meet the minimum step two energy step code

[0:33:41] Planner Zupanec (probable): code requirements. So in terms of these bylaws that we have on our website and that are the

[0:33:49] Planner Zupanec (probable): substance of a future public hearing that you would be commenting on, bylaw number 241, as I

[0:33:56] Planner Zupanec (probable): mentioned, is to amend the official community plan. So in addition to some of these site-specific

[0:34:01] Planner Zupanec (probable): changes to the Denman Green parcel, there's also general policy changes around affordable rental

[0:34:09] Planner Zupanec (probable): housing, rental tenure housing being established, that these dwellings need to comply with the BC

[0:34:16] Planner Zupanec (probable): Energy Step Code and reducing the size of the commercial DPA, as I showed you in the previous

[0:34:22] Planner Zupanec (probable): slide. So feel free to review this particular bylaw. And if you have any questions about 241

[0:34:30] Planner Zupanec (probable): related to your OCP, we can answer those today. Moving on to bylaw 242, which is specific to

[0:34:39] Planner Zupanec (probable): Landy style. This is where you find the nitty gritty regulations around this new affordable

[0:34:47] Planner Zupanec (probable): housing zone, the R4 zone, and most importantly, the R4-1 regulations specific to the affordable

[0:34:54] Planner Zupanec (probable): housing property. And that regulates the siting, the size, the use, the density, the number of

[0:35:00] Planner Zupanec (probable): parking. It also requires a new site-specific R1-5 zone, and that's specific to the Daines

[0:35:09] Planner Zupanec (probable): road parcels to increase the density in that location from the two lots and dwellings to three

[0:35:17] Planner Zupanec (probable): and then a new site specific R27 zone for the Woodham road parcel to decrease the density

[0:35:24] Planner Zupanec (probable): from seven to four. So that's all contained within bylaw 242 for your reference. I'd like to

[0:35:34] Planner Zupanec (probable): summarize some of the bylaw referral responses that we've received as of today. So these are

[0:35:39] Planner Zupanec (probable): the organizations that we sent the bylaws all three or two bylaws the ocp and the land use bylaw

[0:35:48] Planner Zupanec (probable): after first reading they were sent to the list of first nations regional agencies the adjacent

[0:35:55] Planner Zupanec (probable): local trust committee and non-agencies such as the apc the advisory planning commission

[0:36:02] Planner Zupanec (probable): the denman conservancy and the fire department so as these responses come in we compile them so that

[0:36:09] Planner Zupanec (probable): that we can present them to the local trust committee

[0:36:12] Planner Zupanec (probable): at a future meeting date.

[0:36:14] Planner Zupanec (probable): So that hopefully will be happening soon,

[0:36:16] Planner Zupanec (probable): but tonight I'll just go over the handful of responses

[0:36:20] Planner Zupanec (probable): that we've received.

[0:36:21] Planner Zupanec (probable): So the first is the Comox Valley Regional District,

[0:36:26] Planner Zupanec (probable): and they were really interested in ensuring

[0:36:28] Planner Zupanec (probable): that there would be adequate space available

[0:36:32] Planner Zupanec (probable): on the private land portion of the Dunman Green Parcel

[0:36:36] Planner Zupanec (probable): for future infrastructure to support a public bus stop so a small pull-in and adequate signage

[0:36:46] Planner Zupanec (probable): space for signage and possibly a park and ride for the denman transit system

[0:36:52] Planner Zupanec (probable): so that would be approximately three to five vehicles worth of space

[0:36:55] Planner Zupanec (probable): and so they are interested in identifying early on in this process that this is a

[0:37:01] Planner Zupanec (probable): project that i think denman works has also been participating in and at this site

[0:37:07] Planner Zupanec (probable): may be very conducive to supporting this type of infrastructure and would need to be incorporated

[0:37:13] Planner Zupanec (probable): into any site planning early on should the community and the local trust committee agree

[0:37:18] Planner Zupanec (probable): to do that as part of this process. There were no additional comments or concerns from the

[0:37:24] Planner Zupanec (probable): CVRD planning parks water or fire services departments. So the local trust committee

[0:37:30] Planner Zupanec (probable): will be receiving a package with these referral responses in a future date as part of a staff

[0:37:35] Planner Zupanec (probable): report these are just summary comments for this evening just to give you a sense of what we've

[0:37:40] Planner Zupanec (probable): received to date so name up first nation and couch and tribes responded that they had no concerns or

[0:37:46] Planner Zupanec (probable): comments and that they deferred to other first nations for comment and the denman conservancy

[0:37:51] Planner Zupanec (probable): did receive an early referral package from the local trust committee and did provide some

[0:37:56] Planner Zupanec (probable): preliminary comments to the local trust committee and they will be reviewing this up-to-date referral

[0:38:02] Planner Zupanec (probable): referral package and hopefully providing an up-to-date referral response to the LTC

[0:38:07] Planner Zupanec (probable): because they have a conservation covenant area adjacent to the Danes Road parcels.

[0:38:14] Planner Zupanec (probable): So the LTC is interested to hear what, if any, additional issues might need to be considered

[0:38:21] Planner Zupanec (probable): for the Danes Road parcels that will be receiving an increase in density if this is approved.

[0:38:27] Planner Zupanec (probable): We have a freshwater specialist on staff at the Islands Trust, and they also were given an early

[0:38:32] Planner Zupanec (probable): referral package to review the water plan specifically for this application. The freshwater

[0:38:39] Planner Zupanec (probable): specialist has identified concerns with the use of an average daily demand calculation that the

[0:38:45] Planner Zupanec (probable): applicant is using, which is less than what the BC design guidelines and the island health standards

[0:38:51] Planner Zupanec (probable): stipulate. So they're flagging that as a potential concern, as well as some concerns regarding the

[0:38:59] Planner Zupanec (probable): the rainwater harvesting calculations, water treatment plan for quality and the climate

[0:39:06] Planner Zupanec (probable): modeling that was used to support the water plan and potential stormwater management planning for

[0:39:11] Planner Zupanec (probable): the site. As there's been a newly identified area of the property as you saw on the site plan

[0:39:18] Planner Zupanec (probable): which is significantly wetter and still being identified or classified as to whether or not

[0:39:24] Planner Zupanec (probable): it constitutes a wetland and how to protect that area from any adverse impacts of development.

[0:39:34] Planner Zupanec (probable): So in terms of the status of this application, today is where we're at in terms of the community

[0:39:40] Planner Zupanec (probable): information meeting. Staff will be preparing a report summarizing referral responses,

[0:39:47] Planner Zupanec (probable): any revised site plans and professional reports that the applicant is preparing

[0:39:52] Planner Zupanec (probable): hearing to provide to the local trust committee with any recommendations of what changes need to

[0:39:59] Planner Zupanec (probable): be considered and whether the bylaws are ready for second reading. It's at that point in time

[0:40:04] Planner Zupanec (probable): that the local trust committee can consider scheduling the public hearing. They need to

[0:40:08] Planner Zupanec (probable): be satisfied that the professional reports are complete, that the documentation to date is

[0:40:16] Planner Zupanec (probable): sufficient to answer the questions that they have and that there are no further major changes

[0:40:23] Planner Zupanec (probable): anticipated to the bylaws themselves. At that point in time after the public hearing is when

[0:40:29] Planner Zupanec (probable): they can consider a third reading and referrals to the Islands Trust Executive Committee as well

[0:40:37] Planner Zupanec (probable): as the OCP bylaw must be referred to the Minister of Municipal Affairs and Housing for approval

[0:40:46] Planner Zupanec (probable): and only at that point in time can they consider final reading and adoption of the bylaws. I'll

[0:40:55] Planner Zupanec (probable): quickly review a few of the possible next steps as well in terms of deliverables or ideas that

[0:41:03] Planner Zupanec (probable): that need to be considered

[0:41:04] Planner Zupanec (probable): to support that schedule of events.

[0:41:08] Planner Zupanec (probable): So the LTC needs to be satisfied

[0:41:10] Planner Zupanec (probable): that the proposed water system is appropriate,

[0:41:13] Planner Zupanec (probable): that any sensitive ecosystems are adequately protected

[0:41:17] Planner Zupanec (probable): through the use of the zoning regulations that we have

[0:41:20] Planner Zupanec (probable): or restrictive covenants as a tool.

[0:41:24] Planner Zupanec (probable): They also need to be satisfied

[0:41:26] Planner Zupanec (probable): that there's no issues related

[0:41:27] Planner Zupanec (probable): to the Danes Road receiver parcel

[0:41:29] Planner Zupanec (probable): in terms of the increase in density

[0:41:31] Planner Zupanec (probable): as it is adjacent to park land

[0:41:33] Planner Zupanec (probable): and ecological covenant areas so hearing back from those referral agencies will be important

[0:41:39] Planner Zupanec (probable): the bylaws do need to be adopted the covenant needs to be registered on title at that point

[0:41:46] Planner Zupanec (probable): in time the title of land can be transferred to the denman housing association and that point

[0:41:52] Planner Zupanec (probable): dha is intending to apply to bc housing for funding should the call for funding be available

[0:41:58] Planner Zupanec (probable): available later this year and if BC Housing approves the application at that point in time

[0:42:05] Planner Zupanec (probable): the applicant will be working with BC Housing on further design, site plan, water, sewage

[0:42:10] Planner Zupanec (probable): finalization. It's all subject to change pending the funding of course. So some issues and opportunity

[0:42:18] Planner Zupanec (probable): of course we just want to reiterate we are well aware of the need for affordable rental housing

[0:42:24] Planner Zupanec (probable): on denman we are needing to ensure that any zoning changes that are being considered by the

[0:42:31] Planner Zupanec (probable): local trust committee will actually result in a viable development for the affordable housing

[0:42:37] Planner Zupanec (probable): portion and not just for-profit housing and balancing those decisions with the realities

[0:42:43] Planner Zupanec (probable): of whether there is appropriate and adequate water so that's working closely with island health in

[0:42:48] Planner Zupanec (probable): in terms of their water licensing for groundwater

[0:42:51] Planner Zupanec (probable): and the water plan that has been submitted by the applicant

[0:42:56] Planner Zupanec (probable): and the strong need to protect and enhance

[0:42:58] Planner Zupanec (probable): any sensitive ecosystems or habitats

[0:43:00] Planner Zupanec (probable): as part of redevelopment of the two receiver parcels.

[0:43:06] Planner Zupanec (probable): So your local trust committee is available

[0:43:11] Planner Zupanec (probable): to participate in the Q&A as well as planning staff

[0:43:16] Planner Zupanec (probable): staff and the applicant and consultants, of course, and following the close of this

[0:43:21] Planner Zupanec (probable): community information meeting, I encourage you to submit your questions to the North Info address

[0:43:27] Planner Zupanec (probable): or the phone number on the screen so that we can get back to you. And I will stop sharing the

[0:43:33] Planner Zupanec (probable): screen at this point and return the platform back to the chair for facilitating questions from the

[0:43:42] Planner Zupanec (probable): public and then I'm happy to redirect them to whoever can answer them thanks so much for your

[0:43:50] Planner Zupanec (probable): time very

[0:43:51] Trustee Fast (probable): good thank you planners of bonnets and I'd like to then open the question and answer

[0:43:57] Trustee Fast (probable): period we're at 7 48 and I'm hoping to conclude the question and answer by 8 40 if we can to leave

[0:44:07] Trustee Fast (probable): 10 minutes each for the two other items on our agenda today the meeting procedures bylaw

[0:44:13] Trustee Fast (probable): to facilitate electronic meetings and the CVRD letter about a housing service and so if that

[0:44:21] Trustee Fast (probable): suits everybody then hopefully people can keep their questions down to like a minute long

[0:44:28] Trustee Fast (probable): of questions so that we have time for the answers which I think is what people will be

[0:44:34] Trustee Fast (probable): looking for. And so I'm going to begin and remind everybody, it's click the hand or little raise

[0:44:46] Trustee Fast (probable): hand at the bottom of the screen, or if you're on a phone, star nine to raise your hand. And

[0:44:53] Trustee Fast (probable): then we'll, I'll call on you and Will Cottingham behind the scenes will give you a

[0:45:00] Trustee Fast (probable): a mic now. Let me just make sure I'm on the right. Yep, I'm on the attendees now and I'm not seeing

[0:45:07] Trustee Fast (probable): any hands. So I'd like to invite people. If you've got a question, here are the people who can answer

[0:45:13] Trustee Fast (probable): them. Planner Zupanetz and Simon Palmer, Emily Davis and Maris McDonald. So questions for the

[0:45:26] Trustee Fast (probable): applicants or for questions for the planner. Who would like to raise their hand? There's Steve

[0:45:31] Trustee Fast (probable): Steve Morgan. Steve, talking permitted. Please go ahead, Steve, if you could confirm that I've

[0:45:38] Trustee Fast (probable): got your name correct and your connection with the island.

[0:45:42] Voice 2: Yes, you have my name correct and

[0:45:43] Voice 2: I live at 2993 Nelson Crescent on Inman.

[0:45:47] Trustee Fast (probable): Thank you. Please go ahead. Your question?

[0:45:49] Voice 2: At what point or to what degree is Island Health going to be called in to

[0:45:54] Voice 2: take a look at the water system for this development?

[0:45:59] Trustee Fast (probable): Thank you. And who would like

[0:46:01] Trustee Fast (probable): like to answer that one sonia sure

[0:46:04] Planner Zupanec (probable): i'll start and then simon can give an update i'm sure he's

[0:46:07] Planner Zupanec (probable): much more in tune with the actual status week to week but um islands island health it has been

[0:46:15] Planner Zupanec (probable): involved for quite some time with the applicant uh even the first rendition of their proposal a

[0:46:22] Planner Zupanec (probable): few years ago in terms of a water plan so for this particular application the applicant has

[0:46:28] Planner Zupanec (probable): has provided sufficient preliminary details

[0:46:32] Planner Zupanec (probable): to staff for comment.

[0:46:34] Planner Zupanec (probable): And Simon can provide an update

[0:46:36] Planner Zupanec (probable): on the actual status of the application

[0:46:38] Planner Zupanec (probable): in terms of where it's at at this point in time.

[0:46:41] Planner Zupanec (probable): The water plan that they've submitted,

[0:46:43] Planner Zupanec (probable): which is posted to our own site,

[0:46:46] Planner Zupanec (probable): is the document that has also been submitted

[0:46:48] Planner Zupanec (probable): to Island Health, as far as I understand.

[0:46:51] Planner Zupanec (probable): And Simon, you can correct me if I'm wrong.

[0:46:54] Planner Zupanec (probable): But that is a significant technical document

[0:46:58] Planner Zupanec (probable): that Island Health is reviewing as well

[0:46:59] Planner Zupanec (probable): in terms of their licensing procedure.

[0:47:02] Planner Zupanec (probable): Over to you, Simon.

[0:47:04] Voice 6: Yes, so the first step in proving water,

[0:47:10] Voice 6: groundwater in particular,

[0:47:11] Voice 6: was to hire a hydrogeologist called Alan Dakin,

[0:47:15] Voice 6: who's a much respected man out of Victoria,

[0:47:18] Voice 6: has worked for, I would guess,

[0:47:21] Voice 6: probably 50 odd years on this sort of thing.

[0:47:24] Voice 6: And he did a 72-hour well test on the well,

[0:47:28] Voice 6: which is on the site and he monitored nearby wells and he reached the

[0:47:35] Voice 6: conclusion that the well that we have on the site is capable of supplying 130

[0:47:41] Voice 6: percent of the needed daily potable water in other words one-third more than

[0:47:48] Voice 6: we actually need that information was included in a water plan that was

[0:47:55] Voice 6: It was created by engineers working for a company called Integral in Victoria.

[0:48:01] Voice 6: And in conjunction with Island Health, and when I say in conjunction, I'm talking about dozens of emails and phone calls between the engineer and the public health engineer at Island Health,

[0:48:14] Voice 6: who went over the figures that the hydrogeologists came up with, went over the rainfall assumptions.

[0:48:20] Voice 6: And those assumptions, by the way, used the driest year since 1946 as a baseline, and they concluded that we could collect 50% of the needed potable water from rainwater, treat it, and therefore only supply 50% of the need from the well, the groundwater itself.

[0:48:50] Voice 6: and the reason for that decision was that we felt that it was environmentally responsible to preserve

[0:48:56] Voice 6: as much groundwater as we could and make a use of the available rainwater to supplement that

[0:49:06] Voice 6: groundwater. The water plan, as Sonia Zupanek has said, is on the website and it has been

[0:49:15] Voice 6: gone over with a fine-tooth comb by Island Health and their next step they

[0:49:21] Voice 6: have told us is actually approving the system design for the overall water plan

[0:49:29] Voice 6: and Steve Morgan if you have any further questions I'd be very happy to go into

[0:49:34] Voice 6: more detail with you on this aspect of the project.

[0:49:38] Voice 2: That would be great thank

[0:49:40] Voice 2: Thank you very much. Am I still, you're able to hear me still?

[0:49:44] Trustee Fast (probable): Yes, I can, Steve. And I've got another person with their hand up.

[0:49:48] Voice 2: Yes, I'll just finish up. I'm assuming that the details of the depth of the well and the size of the aquifer and things like that are posted on the website in the report.

[0:49:58] Voice 2: Yeah,

[0:49:59] Voice 6: that's correct. It's all in the water plan.

[0:50:01] Voice 6: All right. Thank you very much.

[0:50:03] Trustee Fast (probable): Thank you. Thank you, Steve.

[0:50:05] Trustee Fast (probable): Steve. Okay, I'm going to go now to Noah Ross. Noah, if you could confirm that you're Noah Ross

[0:50:12] Trustee Fast (probable): and not somebody else's computer and your connection with the island, please go ahead.

[0:50:17] Voice 7: Yeah, thank you. Yeah, I'm Noah Ross. And I live across the street on Kirk 3305.

[0:50:27] Voice 7: And this is probably on a website I haven't looked, but I was curious what the definition

[0:50:31] Voice 7: of affordable was for the bylaw.

[0:50:35] Voice 7: I think, am I right that there was a cabinet or a bylaw

[0:50:38] Voice 7: that required that there be affordable housing there?

[0:50:43] Voice 7: And I was curious also on the design plan,

[0:50:48] Voice 7: there's a solar array facing the buildings.

[0:50:52] Voice 7: And I was wondering if that's like right on the road

[0:50:55] Voice 7: or if there's trees between that and the road

[0:50:56] Voice 7: or what that would look like.

[0:50:58] Voice 7: So that's two questions.

[0:50:59] Voice 7: thank

[0:51:00] Trustee Fast (probable): you very much uh noah thanks for your questions and i'm going to turn it over first to

[0:51:04] Trustee Fast (probable): planner zupanet sure

[0:51:06] Planner Zupanec (probable): i can share the screen um if this or perhaps emily could pull up the site plan

[0:51:12] Planner Zupanec (probable): for the solar array question so we can look at that site plan a bit more detailed and then in

[0:51:20] Planner Zupanec (probable): terms of the affordability the housing agreement that would be registered on title stipulates

[0:51:27] Planner Zupanec (probable): and defines exactly what how that will be put into practice in terms of the rental of the units

[0:51:36] Planner Zupanec (probable): and so that's bylaw number 243 and what I can do while Simon addresses the photovoltaic question

[0:51:48] Planner Zupanec (probable): with the site plan here is I'll find a reference for that particular bylaw for you so to point you

[0:51:54] Planner Zupanec (probable): to it because it's several page document uh and then so after we're done with this question here

[0:51:59] Planner Zupanec (probable): i can give you that reference so simon can you address the location

[0:52:05] Trustee Fast (probable): of the solar panels go wait

[0:52:08] Trustee Fast (probable): go ahead simon sure

[0:52:10] Voice 6: the location at the moment is along that kirk road boundary but set back

[0:52:16] Voice 6: And it would be our intention to do extensive planting on all the boundaries of the site in order to, you know, soften the view of the buildings and generally make it a more rural, pleasant prospect.

[0:52:37] Trustee Fast (probable): And how would the... Go ahead, Noah, you can complete your question.

[0:52:42] Voice 7: just i guess like because there's a bunch of bushes there i guess now at least maybe that's

[0:52:47] Voice 7: more as we get sort of more east or west i mean but uh but yeah that's no thanks thanks for that

[0:52:53] Voice 7: simon that's that's just what i was wondering okay okay

[0:52:56] Trustee Fast (probable): that's great and we'll uh uh planter

[0:53:00] Trustee Fast (probable): supernets will be back shortly but meanwhile everybody can and

[0:53:04] Voice 7: i guess there is sort of an

[0:53:05] Voice 7: ancillary question did you mean that the trees that are there now will be taken out during

[0:53:08] Voice 7: in construction and then there'd be planting um yeah

[0:53:13] Voice 6: we were we were advised by the arborist who

[0:53:16] Voice 6: looked at the previous site that we were trying to develop on denman road that uh trees that are

[0:53:23] Voice 6: uh let me get this right trees that are one and a half times or more the distance from the base

[0:53:32] Voice 6: of the tree to a building are considered to be potentially dangerous and therefore need

[0:53:40] Voice 6: to be removed. But I was on the site actually today with the environmental biologist looking

[0:53:47] Voice 6: at that wet area on the west side of the site and we discussed replanting with native species

[0:53:56] Voice 6: species and the extent of the replanting will far outweigh the number of trees that we're required

[0:54:03] Voice 6: to remove.

[0:54:05] Voice 11: Okay thank

[0:54:07] Trustee Fast (probable): you very much Noah and Planner Zupanets did you come back with another

[0:54:12] Trustee Fast (probable): part of that question about the definition of affordable?

[0:54:16] Planner Zupanec (probable): Yeah so in bylaw 243 that is the

[0:54:20] Planner Zupanec (probable): bylaw of interest if you want to read about how this would actually play out in terms of

[0:54:28] Planner Zupanec (probable): the affordability of these units so affordable dwelling unit is defined the affordable market

[0:54:34] Planner Zupanec (probable): unit is defined section d is the section that deals with rental rates and so that's where it's

[0:54:42] Planner Zupanec (probable): specified that the the rent payable by a qualified renter which is also defined is for one of the

[0:54:49] Planner Zupanec (probable): affordable housing units exclusive of utilities must not exceed 30 percent of the gross monthly

[0:54:56] Planner Zupanec (probable): household income of the qualified renter except in the case of an affordable market unit and then

[0:55:02] Planner Zupanec (probable): there's a number of other subsections to section d rental rates that might be of interest to you so

[0:55:08] Planner Zupanec (probable): this particular bylaw is an administrative bylaw it's not subject to the public hearing as is the

[0:55:16] Planner Zupanec (probable): OCP and land use bylaw changes that I presented on but feel free to review that and ask the

[0:55:23] Planner Zupanec (probable): applicant or the planner any questions that you have about the specific provisions within the

[0:55:28] Planner Zupanec (probable): housing agreement bylaw.

[0:55:31] Trustee Fast (probable): Thank you very much Planner Zupanets and for anybody listening if

[0:55:36] Trustee Fast (probable): you have questions and you're not able to find answers on the website you can always email

[0:55:42] Trustee Fast (probable): email northinfo at islandstrust.bc.ca and ask to be connected to Planner Zupanets or

[0:55:49] Trustee Fast (probable): they will find somebody to help you if you choose to go that route or of course

[0:55:56] Trustee Fast (probable): Denman Housing Association may be able to help you too, Simon Palmer. So I'm going to go back

[0:56:03] Trustee Fast (probable): to my list here. I've got Stephanie Slater has her hand up. Stephanie, if you could confirm your

[0:56:09] Trustee Fast (probable): your name and your connection with the island. Go ahead. Oops. And then I lost her. Okay. Well,

[0:56:24] Trustee Fast (probable): while we're waiting for Stephanie to, oh, the hand went down. There's a hand. She's back.

[0:56:34] Trustee Fast (probable): Stephanie, if you could confirm your identity and your connection to the island,

[0:56:41] Voice 9: please go ahead.

[0:56:41] Voice 9: ahead. Thank you. Can you hear me now? Yes. No, thank you very much. Yes. Confirming my name is

[0:56:49] Voice 9: Stephanie Slater and I am a resident of Denman Island, also involved with the Denman Community

[0:56:54] Voice 9: Land Trust Association. So well aware of the work involved in these projects and congratulations to

[0:57:00] Voice 9: our colleagues here with Denman Housing for the progress you've made in this project.

[0:57:07] Voice 9: project. And just wondering if you could speak to the mix of affordable versus market housing and

[0:57:14] Voice 9: how that's being handled with the financing that you have planned for the project.

[0:57:21] Trustee Fast (probable): I'm assuming this might be a question straight to Simon Farmer. Would that be correct? I'm seeing

[0:57:26] Trustee Fast (probable): Sonia nodding. So Simon, over to you.

[0:57:29] Voice 6: Yeah. Hello, Stephanie. In fact, there is no market

[0:57:32] Voice 6: housing in this project. It is all affordable housing.

[0:57:38] Voice 9: Well, thanks, Simon. I heard a reference

[0:57:40] Voice 9: to market or housing, I thought.

[0:57:42] Voice 9: So thanks for clarifying.

[0:57:44] Voice 6: No, I think, well, Sonia can explain

[0:57:47] Voice 6: what she was referring to.

[0:57:49] Planner Zupanec (probable): Over to you, Planner Zubinitz.

[0:57:53] Planner Zupanec (probable): Within the housing agreement,

[0:57:54] Planner Zupanec (probable): there's affordable market unit references.

[0:58:00] Planner Zupanec (probable): But

[0:58:01] Voice 6: it's not pure market, it's affordable market,

[0:58:05] Voice 6: which means that it's near market, but it's not market.

[0:58:08] Planner Zupanec (probable): That's right.

[0:58:09] Planner Zupanec (probable): lots of terms and room for confusion on whether it's profits or not but they are considered

[0:58:17] Planner Zupanec (probable): affordable market units okay does

[0:58:22] Voice 9: that answer your question stephanie

[0:58:23] Trustee Fast (probable): uh

[0:58:25] Voice 9: yes uh thank you uh

[0:58:27] Voice 9: i was i i just thought it would be of interest for a lot of people to hear because i think there

[0:58:33] Voice 9: is room for confusion with the different terms here so but the

[0:58:37] Trustee Fast (probable): housing agreement as mentioned

[0:58:39] Trustee Fast (probable): is number 243 when you go to the website to look it up and I think trustees might be able to help

[0:58:47] Trustee Fast (probable): as well I'm not sure depending on who you wish to put your questions to Noah Ross has his hand up

[0:58:54] Trustee Fast (probable): again and we're doing well here Noah please go ahead just

[0:59:03] Voice 7: following up which which website are

[0:59:06] Voice 7: you talking about uh

[0:59:08] Trustee Fast (probable): good question that is the islands trust website and uh it's a it's a big

[0:59:14] Trustee Fast (probable): website because it has 13 local trust areas in it so if you go up to the top of the website there's

[0:59:22] Trustee Fast (probable): an area called island planning and if you pull down there you'll be able to find denman and

[0:59:28] Trustee Fast (probable): that's i think your best route in unless anybody else has a better suggestion no you're correct

[0:59:35] Planner Zupanec (probable): under current applications for Denman Island we have a page exclusively for the DCLTA and

[0:59:42] Planner Zupanec (probable): the Denman Housing Association applications and you can see under the tabs we'll have all the

[0:59:48] Planner Zupanec (probable): supporting documents and the bylaws themselves you can always

[0:59:52] Planner Zupanec (probable): email me or Northinfo and we'll

[0:59:57] Planner Zupanec (probable): send you the direct link to the documents if that's easy

[0:59:59] Planner Zupanec (probable): these.

[1:00:00] Planner Zupanec (probable): here for you very

[1:00:01] Trustee Fast (probable): good i was just going to ask if that was possible because sometimes

[1:00:03] Trustee Fast (probable): those big websites can be tricky to navigate depending on your bandwidth so uh that i

[1:00:10] Trustee Fast (probable): appreciate that does that hopefully that helps noah or did you have another question

[1:00:14] Voice 7: i just don't

[1:00:15] Voice 7: see 243 on that site but i'm probably missing it so i will follow up an email because i guess my

[1:00:20] Voice 7: concern is that if it's 30 percent of of household income that's but but it's not tied to um income

[1:00:28] Voice 7: of the household then it's not necessarily affordable in the scheme of like compared to

[1:00:39] Voice 7: what like lower income families can afford more than they might be able to access on the market

[1:00:46] Voice 7: if that makes sense it's not limited to lower income which I guess is at least I'm probably

[1:00:50] Voice 7: not grasping the full import of the definition of affordable but it seems like it's affordable

[1:00:56] Voice 7: within the household but not like across households on a broader basis if that makes

[1:01:02] Voice 7: sense

[1:01:02] Trustee Fast (probable): across households i think it's within the household isn't it

[1:01:06] Voice 7: yeah but and that's that's

[1:01:08] Voice 7: sort of not what i think of it as affordable housing it means it's like cheaper housing for

[1:01:11] Voice 7: people that that people that make a certain amount of money can afford uh like affordable

[1:01:16] Voice 7: for most people not for anyone based on their salary if that makes sense i think

[1:01:24] Trustee Fast (probable): i'm oh go

[1:01:25] Trustee Fast (probable): Go ahead, Simon.

[1:01:26] Voice 6: Yeah, it is a very complicated situation

[1:01:33] Voice 6: and one that I've not got my head around.

[1:01:36] Voice 6: All I can tell you, Noah,

[1:01:37] Voice 6: is that BC Housing has three groups of affordability.

[1:01:43] Voice 6: One is deep subsidy,

[1:01:46] Voice 6: which is for the people

[1:01:47] Voice 6: who really cannot afford very much at all.

[1:01:50] Voice 6: The other one is linked to the income

[1:01:54] Voice 6: of the household the gross income of the household and there is a limit on that so for example if

[1:02:03] Voice 6: you're earning three hundred thousand a year it doesn't mean that you're going to be paying a

[1:02:07] Voice 6: hundred thousand or indeed even qualify for this kind of housing

[1:02:11] Voice 11: so

[1:02:12] Voice 6: there is a maximum income that

[1:02:14] Voice 6: you can earn in order to qualify and the other one is the near market category and that category is

[1:02:22] Voice 6: required in order to make the whole project financially viable because this is not a gift

[1:02:30] Voice 6: from the province to denman island unqualified and total it is a partial grant but a quite a large

[1:02:40] Voice 6: chunk of the um of the uh the financial viability is covered by a mortgage which has got to be paid

[1:02:47] Voice 6: laid off. And in order to do that, you've got to have a certain income flow, which is why there is

[1:02:53] Voice 6: the near market category. Now, these categories, they vary from year to year, depending upon the

[1:03:00] Voice 6: cost of money, and the cost of the construction, and the availability of funds from BC housing.

[1:03:07] Voice 6: But broadly speaking, those are the three categories. And they are all aimed at providing

[1:03:13] Voice 6: affordable housing to people who basically cannot afford even if even if the rental potential

[1:03:20] Voice 6: existed on an island like denman they could not afford to pay that uh market rent does that help

[1:03:29] Voice 6: it does yeah okay thank

[1:03:33] Trustee Fast (probable): you thank you very much simon and noah and uh and i can just i've been

[1:03:38] Trustee Fast (probable): visiting the website and i can confirm you go down island planning denman island and then under that

[1:03:43] Trustee Fast (probable): that banner where the word Denman is, there's a ribbon with a whole bunch of other little links

[1:03:49] Trustee Fast (probable): in it. And one of those is current applications. And, and then you can find your way to this one

[1:03:57] Trustee Fast (probable): D E R Z 2021.1. Is that correct? Yeah. And, and there I suggest you look in the start reading

[1:04:10] Trustee Fast (probable): through the staff reports that's my my way into these complicated uh matters but uh you can also

[1:04:17] Trustee Fast (probable): contact north info at islandstrust.bct.ca and ask to speak to planners upanets

[1:04:25] Trustee Fast (probable): because it is complicated it's a good question um anybody else have a question for uh the planners

[1:04:33] Trustee Fast (probable): or the architects or for simon palmer i'm seeing sonia here

[1:04:39] Planner Zupanec (probable): fast we had a written submission

[1:04:41] Planner Zupanec (probable): question for the elected officials if i can read that out yeah please go ahead if there isn't a

[1:04:47] Planner Zupanec (probable): list of other folks that wish to speak uh so the submission was um that they the writer would like

[1:04:56] Planner Zupanec (probable): it mentioned that as islanders denman islanders had a vote on fiber optic internet and the money

[1:05:02] Planner Zupanec (probable): that it needed so why could that not be for affordable housing knowing that this might

[1:05:09] Planner Zupanec (probable): fall within the CVRD the Comox Valley Regional District's mandate but that it should it's worth

[1:05:14] Planner Zupanec (probable): mentioning in this form that it could be helpful in establishing a fund for land purchases so that

[1:05:22] Planner Zupanec (probable): densities don't go no need for so that densities aren't used for profit housing so I think that's

[1:05:32] Planner Zupanec (probable): some more of the questions for the elected officials okay

[1:05:35] Trustee Fast (probable): thank you uh very much and now

[1:05:37] Trustee Fast (probable): i see you melanie in the chat melanie murray and uh so i'm going to um put this over to local

[1:05:45] Trustee Fast (probable): trustees but i think uh we could mention that we're probably going to be talking about this

[1:05:49] Trustee Fast (probable): later on the agenda at 3.2 this is uh the letter of support for the cvrd having a housing feasibility

[1:05:58] Trustee Fast (probable): feasibility study for a housing service that we're going to be discussing later in the meeting

[1:06:04] Trustee Fast (probable): is that something uh planner beshaken you'd like to speak to or trustee christie sure

[1:06:11] Trustee Critchley (probable): um i can

[1:06:13] Trustee Critchley (probable): speak to the question that was raised just a little bit off the top of my head here um so

[1:06:19] Trustee Critchley (probable): it is very topical because in the last trust council we were talking about the possibilities

[1:06:27] Trustee Critchley (probable): of establishing a housing authority for the Islands Trust.

[1:06:32] Trustee Critchley (probable): And right now, as I understand it,

[1:06:34] Trustee Critchley (probable): we don't have the legal ability to do that,

[1:06:38] Trustee Critchley (probable): but I think staff is looking into it.

[1:06:41] Trustee Critchley (probable): And so it is a very topical conversation that's going on.

[1:06:48] Trustee Critchley (probable): What is being suggested?

[1:06:51] Trustee Critchley (probable): Yes, we can, generally speaking,

[1:06:53] Trustee Critchley (probable): we can put questions to taxpayers as to if they want to be levied an extra amount for a specific

[1:07:03] Trustee Critchley (probable): purpose, such as was done for high-speed internet. And in theory, something like that could be done

[1:07:09] Trustee Critchley (probable): for housing. But for the island's trust to do it, we would need some legal mechanism to have

[1:07:17] Trustee Critchley (probable): have a housing authority. And I could tell you that to this point, it's been very difficult.

[1:07:24] Trustee Critchley (probable): When I was involved in an early affordable housing project, one of the objections taken was, well,

[1:07:31] Trustee Critchley (probable): if we have a housing agreement, which is going to set out the requirements for rents and who is a

[1:07:44] Trustee Critchley (probable): qualified tenant and things like this. And we're going to have to police that and have

[1:07:51] Trustee Critchley (probable): essentially like a tax return, if you like, a basic declaration each year. And is the trust

[1:07:58] Trustee Critchley (probable): prepared to do that, to be sort of a receiver of a statutory declaration on an annual basis to keep

[1:08:07] Trustee Critchley (probable): track and make sure that property which is intended to be affordable housing is in fact

[1:08:12] Trustee Critchley (probable): kept that way so this is a whole new sort of area of bureaucracy to add to the trust and there was

[1:08:18] Trustee Critchley (probable): question then as to whether should he you know embark on that at all and the decision was done

[1:08:25] Trustee Critchley (probable): to yes at least put the toes in the water and so that that now exists but it is it is going to be

[1:08:34] Trustee Critchley (probable): a matter of controversy in expanding this role of the trust to include a housing authority there's

[1:08:42] Trustee Critchley (probable): some school of thought that this is a matter that should be dealt with exclusively by the municipal

[1:08:48] Trustee Critchley (probable): um jurisdiction or the the regional district sorry that um that sort of overlay each of the

[1:08:55] Trustee Critchley (probable): the islands in in terms of administration but yeah your point is taken it is somewhat being

[1:09:03] Trustee Critchley (probable): looked at and and considered whether we ever get to the point of putting it to people i'd be most

[1:09:09] Trustee Critchley (probable): interested to see what the response was and whether people are prepared to be taxed

[1:09:13] Trustee Critchley (probable): additionally to create a fund for this purpose anyway thanks for the question

[1:09:18] Trustee Fast (probable): thank you trustee christie i hope that answers the question go ahead trustee we're shaking

[1:09:23] Voice 10: yeah thanks and um you you did call me planner beshaken a few minutes ago which i took as an

[1:09:29] Voice 10: honor um but um i'll just say melanie i did send you a brief email just to between you and i to

[1:09:37] Voice 10: to it's such a good question and it kind of grabbed my interest and I squeezed an email

[1:09:42] Voice 10: between my meetings um it um like it there are as uh trustee Chrisley pointed out it's

[1:09:51] Voice 10: it's a interesting idea with potential and it's also it's not an easy thing to just do there's

[1:09:59] Voice 10: no sort of structure for it there's no legislative framework for it um you know what to do with the

[1:10:05] Voice 10: money how to decide how to spend it how to who will do it like um but at the same time i think

[1:10:12] Voice 10: as we we move forward with this housing um crisis we're in i think that governments everywhere and

[1:10:21] Voice 10: and communities are saying we've got to look for new new tools new ways of doing things

[1:10:26] Voice 10: um and just so the the item that's on the agenda later is to do with uh asking or supporting the

[1:10:33] Voice 10: CVRD to look into creating a housing authority, which would include a referendum and more taxes,

[1:10:39] Voice 10: but it's not a major amount of money to build housing. It would be a housing authority. It

[1:10:47] Voice 10: could take many forms and they would be doing a feasibility study, but it would be a small

[1:10:52] Voice 10: amount of money in the tens of thousands to support the creation of housing, but it wouldn't

[1:10:57] Voice 10: be the housing because that's just a way bigger level and and yes at a trust-wide level we're

[1:11:04] Voice 10: actually looking now at um possibly uh advocating to the provincial government to create a uh

[1:11:12] Voice 10: housing authority for the trust area uh to create and fund um is the idea and because it is so

[1:11:19] Voice 10: complex and controversial it it is a this is a long discussion before we actually get there but

[1:11:25] Voice 10: but it's certainly something we are talking about

[1:11:29] Voice 10: and looking at and looking for all kinds of ways

[1:11:33] Voice 10: to, I would say, do something to mitigate

[1:11:39] Voice 10: the wildly elevating property values

[1:11:44] Voice 10: while also respecting the carrying capacity

[1:11:50] Voice 10: of the islands and the rural nature of the communities.

[1:11:55] Voice 10: Yeah.

[1:11:55] Trustee Fast (probable): Thank you very much, Trustee Bushekin. I'm just going to, I see there's another hand up, but just before I get to Mary Wood, I'd just like to point out that at the last Islands Trust Council meeting, we did affirm a housing equity and workforce shortage crisis exists in many of the islands in the Islands Trust area.

[1:12:18] Trustee Fast (probable): and we referred recommendations to the regional planning committee of which trustee Bushekin is

[1:12:26] Trustee Fast (probable): the chair so she'll be all involved in that and it's recognized it's not only Denman and so

[1:12:35] Trustee Fast (probable): this is partly why it's happening at being brought up at trust council I'm going to go now to Mary

[1:12:42] Trustee Fast (probable): Wood Mary if you could confirm your name and your connection to the island and please go ahead

[1:12:52] Voice 8: Thank you. I hope you can hear me. Thank you for taking my question. My name is Mary Wood. I live on Lake On Road on Denman Island and housing is a concern for me, lack of housing.

[1:13:06] Voice 8: I just want to refer back to previous questions regarding affordability, and just a very specific question.

[1:13:15] Voice 8: If we have a person in need of housing who has a monthly income of $1,000 or $1,500, would this housing be available to them?

[1:13:31] Trustee Fast (probable): Thank you for your question, Mary, and I'm going to turn it over, I think, to Simon Palmer.

[1:13:37] Trustee Fast (probable): I think might be, I'm seeing, Simon, would that be a question you could take?

[1:13:43] Voice 6: Yeah, I think the answer is yes, potentially.

[1:13:50] Voice 6: The route to getting into the affordable housing is, first of all, to register with the housing registry, which is run by BC Housing.

[1:14:00] Voice 6: and they examine the income level of the applicant and then it goes to the local

[1:14:12] Voice 6: selection, if you like, and other factors such as numbers of years on the island,

[1:14:18] Voice 6: whether there are children involved in the house, you know, if there are children,

[1:14:23] Voice 6: children, then that is clearly a housing priority, but certainly that deep subsidy that I mentioned

[1:14:33] Voice 6: before is the segment at which somebody who's earning $1,000, $1,500 a month, he or she

[1:14:41] Voice 6: would fall into that category and potentially qualify, yes.

[1:14:47] Trustee Fast (probable): Thank you very much, and I'm not seeing any more hands up now.

[1:14:51] Trustee Fast (probable): Now, hopefully, Mary, that answered your question.

[1:14:54] Trustee Fast (probable): So, oh, there's Noah.

[1:14:56] Trustee Fast (probable): Noah Ross has got another question.

[1:14:58] Trustee Fast (probable): Please go ahead, Noah.

[1:15:00] Voice 7: Sorry, just circling around this.

[1:15:02] Voice 7: I found like in the planning reports, I found a, so it's Section 219 covenant, the housing agreement in the Section 219 covenant.

[1:15:13] Voice 7: And that's got a language about affordability in it.

[1:15:16] Voice 7: And it's complicated, but am I right that there's a sub percentage of these 20 units that are earmarked for lower income households, and then the lion's share are to be rented at affordable rate to the general public, provided they're approved by the committee?

[1:15:48] Voice 7: by the committee is that a fair sort of summary of of um the and i i guess that's missing what

[1:15:58] Voice 7: criteria the housing the the sort of control committee applies um i i guess i would have just

[1:16:06] Voice 7: hoped for a summary of this because i'm all for affordable housing but just throwing the word

[1:16:13] Voice 7: affordable around isn't really gonna finalize that so that's sort of my my question is there

[1:16:19] Voice 7: There needs to be like a summary of it beyond that word, I'd say.

[1:16:26] Trustee Fast (probable): Thank you, Noah, for the question.

[1:16:28] Trustee Fast (probable): You're asking very specific questions, and I'm not sure, Simon, do you have that kind of detail?

[1:16:35] Voice 6: Well, no, because as I said before, the criteria as far as income limits and the percentage of the housing,

[1:16:46] Voice 6: which is allocated to deep subsidy or income related allocations it changes

[1:16:56] Voice 6: from year to year and and if I were to give you a percentage today it wouldn't

[1:17:00] Voice 6: apply in two years time or whatever whenever we're actually going to get an

[1:17:04] Voice 6: occupant into it I think the bottom line is that affordability is is defined as

[1:17:11] Voice 6: as somebody paying no more than 30% of the gross income of the family.

[1:17:16] Voice 6: And in order to stop rich, rich people moving into there,

[1:17:21] Voice 6: there is an income limit above which you cannot earn and qualify.

[1:17:26] Voice 6: And those are really the two sort of guardrails of the whole thing,

[1:17:31] Voice 6: the 30% and the income limit.

[1:17:33] Voice 6: And within that scope, if you like,

[1:17:37] Voice 6: like there is an opportunity for people earning minimal amount of money

[1:17:44] Voice 6: to get decent accommodation.

[1:17:48] Trustee Fast (probable): Thank you very much, Simon.

[1:17:50] Trustee Fast (probable): And partly, Noah, this whole process with your elected officials

[1:17:58] Trustee Fast (probable): and the professional planning staff and consultants,

[1:18:01] Trustee Fast (probable): part of this is so that you can ask your questions and have your input

[1:18:07] Trustee Fast (probable): and follow along as things get more and more defined.

[1:18:13] Trustee Fast (probable): So good questions and I hope this is helping.

[1:18:20] Trustee Fast (probable): I'm looking to see if there's any more hands

[1:18:23] Trustee Fast (probable): that are up at this time and

[1:18:26] Voice 11: I'm

[1:18:28] Trustee Fast (probable): not seeing any more hands.

[1:18:33] Trustee Fast (probable): So I'm wondering if we could close off

[1:18:38] Trustee Fast (probable): this part of the meeting or I'm going to put another call out for hands to go up we've got

[1:18:43] Trustee Fast (probable): the architects with us and I see trustee Critchley go ahead David thank

[1:18:49] Trustee Critchley (probable): you I didn't want to ask

[1:18:50] Trustee Critchley (probable): questions until the until the public had had the opportunity first but I have a couple of things

[1:18:56] Trustee Critchley (probable): one observing on the the sketches that have been presented this evening I don't know if my memory

[1:19:03] Trustee Critchley (probable): is correct on this but I seem to recall that the that the plans put forward earlier had the septic

[1:19:12] Trustee Critchley (probable): disposal area up in the northeast corner and now it appears to be I think in the southeast corner

[1:19:20] Trustee Critchley (probable): so question number one is is that correct has there been kind of a shift of thinking on where

[1:19:25] Trustee Critchley (probable): that should be and if it has was there an investigation of the suitability of that area

[1:19:31] Trustee Critchley (probable): area as a septic disposal area.

[1:19:37] Voice 1: So I believe that the septic field has always been shown in the

[1:19:42] Voice 1: southeast corner. Simon might be able to speak a bit more to the engineer's findings at that

[1:19:51] Voice 1: corner of the site. They were the ones that selected that corner based on soil type I believe

[1:19:56] Voice 1: is that correct Simon?

[1:19:58] Voice 6: Yeah I'll pick that up if you like. David you're quite correct that the

[1:20:04] Voice 6: the configuration if you like of the septic field has changed from the first iteration of the site

[1:20:12] Voice 6: plan to the current one. I think the order of business is that the next thing is we want to

[1:20:21] Voice 6: get the delineation of the wet area from the environmental biologist and that will then

[1:20:28] Voice 6: inform the architect about exactly where the two long buildings can go and that in turn will tell

[1:20:40] Voice 6: us whether or not we can stay with the original location of the of the septic field or the

[1:20:46] Voice 6: slightly adjusted one of the latest site plan if if indeed the first layout of the septic field

[1:20:56] Voice 6: that's got to be changed then of course test bits will have to be dug and and an analysis done as it

[1:21:03] Voice 6: was as it was for the first layout all right

[1:21:09] Voice 6: does that make sense yes thank you okay

[1:21:15] Trustee Fast (probable): trustees go

[1:21:18] Voice 10: ahead trustee beshakin thank you um this is a question i would like to hear um perhaps from

[1:21:26] Voice 10: the architects and it is a question i've asked before but i guess i wasn't entirely um satisfied

[1:21:35] Voice 10: with the answer so i'm going to ask it again um uh the sites directly across from our community hall

[1:21:42] Voice 10: which in uh non-pandemic times is quite lively and has events and the events um sometimes go late

[1:21:52] Voice 10: and are noisy and people in um hang out outside directly across the street um they go outside to

[1:22:02] Voice 10: smoke and get fresh air and talk and and um you know concerts dances um lively events with

[1:22:10] Voice 10: alcohol um and uh because our downtown primarily isn't residential this is new and i i foresee

[1:22:21] Voice 10: see potential conflict, which is really my only concern about this site. Otherwise, it's an ideal

[1:22:28] Voice 10: site. And yeah, I'm wondering if there's anything in terms of design and soundproofing and barriers

[1:22:38] Voice 10: and screening and orientation that can minimize the disruption from the community hall, because I

[1:22:46] Voice 10: I do think it is important for the community, hoping it can happen again, that we use the

[1:22:53] Voice 10: facility the way we traditionally have used it. Thank you for your question.

[1:22:59] Voice 1: Over to you, Emily.

[1:23:01] Voice 1: Sure. Yeah, no, I totally understand your concerns. I guess we always saw the use of

[1:23:11] Voice 1: landscaping being incorporated into that area facing Northwest Road. The buildings are set back

[1:23:19] Voice 1: 10 meters from the property line. So there's quite a bit of room in there, you know, for fencing,

[1:23:24] Voice 1: for planting, for trees. And, you know, that's something that we would work with a landscape

[1:23:30] Voice 1: architect with to sort of shield, you know, it's a balance. You want to create a connection with

[1:23:37] Voice 1: with the streetscape, but you know,

[1:23:39] Voice 1: you also want to have a bit of screening, a bit of privacy.

[1:23:42] Voice 1: So it's kind of a balance.

[1:23:44] Voice 1: And we, you know, we think it's nice

[1:23:46] Voice 1: that the community space faces that road

[1:23:49] Voice 1: and faces the community hall.

[1:23:51] Voice 1: You know, it sort of creates a connection there,

[1:23:54] Voice 1: but certainly I think landscaping would really be a key

[1:23:59] Voice 1: in addressing those concerns, absolutely.

[1:24:03] Trustee Fast (probable): Thank you very much.

[1:24:05] Trustee Fast (probable): and uh any more uh questions or should we move on to the other parts of the agenda go ahead trustee

[1:24:11] Trustee Fast (probable): was shaken well i see trustee christie

[1:24:14] Trustee Critchley (probable): christie i'm

[1:24:15] Trustee Fast (probable): sorry i missed your pen there go ahead trustee

[1:24:17] Trustee Critchley (probable): christie um yeah so i wanted to ask about the uh intention along the kirk road area there and it

[1:24:25] Trustee Critchley (probable): was mentioned about having a solar array i'm wondering what would be the intended height of

[1:24:31] Trustee Critchley (probable): that and whether there would be any fencing between the road and that solar array. You've

[1:24:39] Trustee Critchley (probable): mentioned some shrubbery or other plantings to take the edge off it as it were and I'm supposing

[1:24:50] Trustee Critchley (probable): those would have to be low in order to not be shading the photovoltaic cells so I'm just

[1:24:57] Trustee Critchley (probable): just wondering if you could describe in a little more detail what your plans are for making that

[1:25:03] Trustee Critchley (probable): visually attractive from that side of the development.

[1:25:11] Voice 1: Sure. So like first off,

[1:25:15] Voice 1: where we've located the photovoltaic panels is very preliminary. Another location that we

[1:25:22] Voice 1: had sort of considered was on the north side of the property, north of the parking. So if

[1:25:28] Voice 1: if we could sort of slide the parking down a little bit

[1:25:30] Voice 1: and align the photovoltaics along the property line there.

[1:25:37] Voice 1: But, you know, we also,

[1:25:39] Voice 1: we know that we can't plant trees

[1:25:41] Voice 1: on top of the septic field.

[1:25:43] Voice 1: So it sort of made sense to combine the two,

[1:25:46] Voice 1: have the photovoltaics on top of the septic field,

[1:25:49] Voice 1: since we only can really plant grasses

[1:25:51] Voice 1: and smaller things there.

[1:25:53] Voice 1: there. So I don't think we ever envisioned trees blocking the photovoltaics, but definitely sort

[1:26:03] Voice 1: of making an attractive streetscape to sort of soften those panels. So it's not the first thing

[1:26:11] Voice 1: that you see when you look at that property line. But I think we would need to work with

[1:26:16] Voice 1: like a specialist in that area to find the best location for those panels. That would be another

[1:26:23] Voice 1: part to the question.

[1:26:26] Trustee Critchley (probable): And the usual height of them?

[1:26:31] Voice 1: I mean, these ones would be located on the

[1:26:34] Voice 1: ground. I mean, they're raised up, you know, probably about four feet on a steel sort of

[1:26:42] Voice 1: structure. But another option is to also maybe use the roofs to our advantage, and potentially

[1:26:50] Voice 1: potentially, we could put some on the roofs. We've, we've sort of, we've talked about it very

[1:26:55] Voice 1: generally. But it's something that will sort of follow, follow, you know, locating the buildings,

[1:27:02] Voice 1: we sort of need to determine that first. And then, you know, where we where we put the photovoltaics

[1:27:08] Voice 1: will sort of be the next step.

[1:27:10] Trustee Fast (probable): Thank you. And I'm going to pass it over to Simon, who

[1:27:13] Trustee Fast (probable): that's david

[1:27:15] Voice 6: i i think the um i i'm no i'm no pv expert but my guess is that the panels themselves

[1:27:23] Voice 6: would would be no taller than those panels that are opposite the guest house at the moment

[1:27:30] Voice 6: so they're probably they're probably about five five and a half feet high so any shrubbery that

[1:27:36] Voice 6: was planted along the roadside in front of them would screen them from a pedestrian for example

[1:27:42] Voice 6: or somebody in a car, but it wouldn't wouldn't screen them obviously if you were, you know,

[1:27:48] Voice 6: overhead or, you know, you know, in some double decker bus or something. So, so I think from from

[1:27:56] Voice 6: ground level, they would be screened if that is, in fact, the the final location of the of the BV

[1:28:02] Voice 6: array.

[1:28:05] Trustee Fast (probable): Thank you very much. Does that answer your question? Trustee Critchley?

[1:28:11] Trustee Critchley (probable): Yes. Thank

[1:28:12] Trustee Fast (probable): you. I've

[1:28:13] Trustee Fast (probable): I've got a little bit of a delay, so I'm just checking in with you.

[1:28:16] Trustee Fast (probable): And now I'll go to Trustee Boucherkin.

[1:28:19] Trustee Fast (probable): I

[1:28:20] Voice 10: think this is more of a comment and a request than a question.

[1:28:26] Voice 10: And it does go back to what Noah Ross was asking about, about the affordability.

[1:28:33] Voice 10: And I think one or two other people asked about it.

[1:28:35] Voice 10: And I know it is a complicated thing and that it's also, it's not very discretionary.

[1:28:43] Voice 10: because it has to do with the financial viability of the project

[1:28:49] Voice 10: and the way BC Housing does that

[1:28:52] Voice 10: and that they have worked out fairly complex ways

[1:28:58] Voice 10: to ensure that these projects are financially viable for the long term

[1:29:02] Voice 10: and also respond to different needs for different types of housing.

[1:29:09] Voice 10: But my request is that somehow the information be brought out in a more complete and transparent way.

[1:29:17] Voice 10: And even if it's using, you know, this year's numbers for income, if you made that clear that it changes, it would give people a sense of how this will work.

[1:29:29] Voice 10: and what kind of people would, not what kind of people,

[1:29:34] Voice 10: but people of what income levels would be supported

[1:29:39] Voice 10: by the different types of housing in the project.

[1:29:46] Trustee Fast (probable): Thank you for the point there and the suggestion,

[1:29:50] Trustee Fast (probable): maybe some examples or links to websites might be other ideas.

[1:29:54] Trustee Fast (probable): I'm not sure.

[1:29:56] Trustee Fast (probable): Okay.

[1:29:57] Trustee Fast (probable): Thank you.

[1:29:58] Trustee Fast (probable): Anything else for the...

[1:30:00] Trustee Fast (probable): planners or now we're at 834 and um we could move on to the other parts of the agenda if we're at

[1:30:06] Trustee Fast (probable): that point

[1:30:07] Voice 10: there was just one more question in the chat oh sorry i i could read it out here

[1:30:13] Voice 10: uh for clarity is the proposed subdivision of the danes road property from two to three

[1:30:19] Voice 10: or two to five i

[1:30:23] Trustee Fast (probable): think that might be a planner zupanets uh question right so

[1:30:28] Planner Zupanec (probable): if you're going

[1:30:30] Planner Zupanec (probable): Going back to the slides in the recording,

[1:30:33] Planner Zupanec (probable): one of the first ones you'll see it's from two to five.

[1:30:36] Planner Zupanec (probable): So there's currently two lots, lots four and five,

[1:30:39] Planner Zupanec (probable): and the proposal would be for a maximum of five lots

[1:30:44] Planner Zupanec (probable): in that area, five dwellings.

[1:30:48] Voice 10: Very good.

[1:30:48] Planner Zupanec (probable): And there's a second question,

[1:30:50] Voice 10: is the commercial zoning of the Kirk Road property

[1:30:55] Voice 10: represented on the site drawings?

[1:30:57] Voice 10: I don't seem to see it.

[1:30:59] Voice 10: no

[1:31:00] Planner Zupanec (probable): because that's part of the rezoning application to remove the commercial the village designation

[1:31:07] Planner Zupanec (probable): and the commercial zoning and replace it with residential designation and affordable housing

[1:31:13] Planner Zupanec (probable): site-specific zoning so

[1:31:16] Trustee Fast (probable): the land use would be changing but

[1:31:19] Planner Zupanec (probable): yes designation and the land use

[1:31:21] Planner Zupanec (probable): zoning those two tools that we use to regulate land would both change for that property so there

[1:31:30] Planner Zupanec (probable): there would be no commercial component to the denman grain parcel outside of home occupation

[1:31:37] Planner Zupanec (probable): options.

[1:31:39] Trustee Fast (probable): Very good. Thank you very much. And it looks like we've answered that question. And just

[1:31:45] Trustee Fast (probable): as a reminder, everybody, we may have passed the first reading, but there are more readings and a

[1:31:52] Trustee Fast (probable): public hearing to come. And at any one of those points, plus everything in between, your income

[1:31:59] Trustee Fast (probable): input is welcome income your input is welcome your questions are welcome and your comments

[1:32:07] Trustee Fast (probable): and suggestions and uh and i think um uh that's great thank you everybody for your good questions

[1:32:15] Trustee Fast (probable): and i'm going to move on to the next part of the agenda uh then if that's okay with everybody

[1:32:22] Trustee Fast (probable): okay thank you then uh emily and uh maris back there and uh thank you simon if you want to hang

[1:32:30] Trustee Fast (probable): out with us please feel free to stick around i just didn't want to force you to or not acknowledge

[1:32:36] Trustee Fast (probable): your uh contributions thanks very much thank

[1:32:38] Voice 1: you very much for having us have a good night everyone

[1:32:40] Voice 1: thank

[1:32:41] Voice 10: you okay so

[1:32:44] Voice 10: if i may just say a word chair fast just for the members of the public who i

[1:32:49] Voice 10: think are dropping off i just want to thank you for showing up um even on zoom it can be hard to

[1:32:54] Voice 10: get yourself active in the evening and i think it's really great that people are learning about

[1:32:59] Voice 10: this and letting us know what their questions and concerns are uh so thank you for making the time

[1:33:05] Voice 10: for this that's

[1:33:07] Trustee Fast (probable): right this is participatory democracy and we appreciate your uh your input

[1:33:12] Trustee Fast (probable): and your local knowledge and your uh ideas thanks okay so we're on now to uh section 3.1 of the

[1:33:20] Trustee Fast (probable): agenda which is meeting procedures by law and uh and in the agenda there's pages 2 to 16 has the

[1:33:29] Trustee Fast (probable): for anybody who's following along to help us get to decisions about how many and how we might want

[1:33:38] Trustee Fast (probable): what options we might want for electronic meetings especially as the virus is with us and for the

[1:33:44] Trustee Fast (probable): future so with us we've got planning manager Heather Cowher for the region and Heather please

[1:33:50] Trustee Fast (probable): please take it away.

[1:33:51] Voice 3: Yeah, I will just kind of briefly introduce this. This is that we're asking

[1:33:58] Voice 3: for first, second, and third reading of the meeting procedures bylaw, which doesn't require

[1:34:03] Voice 3: a public hearing. It essentially implements recent legislation at the province that now would allow

[1:34:13] Voice 3: allow for you to have your regular meetings for all of you to attend electronically and so that's

[1:34:21] Voice 3: kind of the the impetus for the changes you'll also notice from the track changes version that

[1:34:27] Voice 3: there are some other recommended changes to it a section on medium meeting decorum and delegations

[1:34:37] Voice 3: and public participation those are new to your bylaw but are sort of ideas that have been

[1:34:45] Voice 3: introduced before and this just puts them into it into the bylaw so yeah we're asking for three

[1:34:52] Voice 3: readings and moving it along to the executive committee and that once once the executive

[1:34:59] Voice 3: committee approved it it would come back to you for approval we could do that by rwm and then

[1:35:04] Voice 3: potentially any of your meetings coming up for the for the year um could be electronic thank you

[1:35:11] Trustee Fast (probable): very much um heather and i think uh i just wanted to draw people's attention to to recommendation

[1:35:17] Trustee Fast (probable): number five um because we're one of the very first uh local trust committees that's um dealing with

[1:35:27] Trustee Fast (probable): uh this meeting procedures bylaw update uh now that the pandemic has stopped us from meeting

[1:35:34] Trustee Fast (probable): in person again which we were moving back to number five suggests adding a full-time staff

[1:35:40] Trustee Fast (probable): position to the budget because of course even though as I understand it applications development

[1:35:49] Trustee Fast (probable): applications have have blossomed during the pandemic more work for staff and yet we've got

[1:35:58] Trustee Fast (probable): needing somebody to run these zoom meetings and if all meetings go that way so would that be

[1:36:04] Trustee Fast (probable): a take on it or did you want to say something about that heather yeah

[1:36:07] Voice 3: i did and i i just wanted

[1:36:09] Voice 3: to flag it for you now because you have your trust council meeting coming up in march that will

[1:36:15] Voice 3: finalize your budget for next year and and if that staff person is not in the budget for next year

[1:36:21] Voice 3: um will be it right now as you know the um we we haven't been able to support

[1:36:29] Voice 3: support, except for special meetings like this, we haven't been able to support having town halls

[1:36:35] Voice 3: and having the public speak at electronic meetings. And that would still be an issue

[1:36:43] Voice 3: without additional staff support.

[1:36:48] Trustee Fast (probable): Thank you. So I just wanted to flag that because there are five

[1:36:51] Trustee Fast (probable): recommendations there. But thank you for the introduction. We don't have a lot of time.

[1:36:58] Trustee Fast (probable): we're at 8 41 and so uh questions for the planner or for the regional planning manager i should say

[1:37:04] Trustee Fast (probable): please go ahead trustee critchley thanks

[1:37:07] Trustee Critchley (probable): um i just noticed in going over this again i'm sure

[1:37:11] Trustee Critchley (probable): i've read this before and not caught it but in paragraph five um the last sentence there

[1:37:17] Trustee Critchley (probable): um to be conducted electronically must be delivered to the trustee in accordance with

[1:37:23] Trustee Critchley (probable): should it be should be delivered to the trustees in plural or to deliver to each trustee

[1:37:32] Trustee Critchley (probable): just seemed like strange wording there i

[1:37:35] Voice 3: think you're right yeah you probably want to add an

[1:37:37] Voice 3: s on to the end of that

[1:37:39] Trustee Critchley (probable): yeah would you prefer the s uh plural or the each trustee um it's

[1:37:48] Voice 3: It's probably simpler to put the S on the end.

[1:37:51] Trustee Critchley (probable): Okay.

[1:37:52] Voice 3: Do

[1:37:53] Trustee Critchley (probable): we need an amendment to do that?

[1:37:56] Voice 3: I think we can address it without a resolution.

[1:38:04] Voice 3: Okay.

[1:38:05] Voice 3: Probably not.

[1:38:07] Voice 3: That was paragraph, which paragraph was that?

[1:38:11] Voice 3: Section five.

[1:38:12] Voice 3: Okay.

[1:38:13] Voice 3: Yeah.

[1:38:16] Trustee Critchley (probable): Just the very last part there.

[1:38:18] Trustee Fast (probable): Okay.

[1:38:20] Trustee Fast (probable): Thank you.

[1:38:20] Trustee Fast (probable): And

[1:38:20] Voice 10: I'll go to Trustee Boushegan next.

[1:38:22] Voice 10: Go ahead, Laura.

[1:38:23] Voice 10: Oh, no, I was holding my hand up to say it was section five.

[1:38:26] Voice 10: Oh, I actually, I'm happy with this as is.

[1:38:35] Voice 10: I mean, I'm not particularly happy that we can't just go back to in-person meetings,

[1:38:40] Voice 10: of course, but given that it's still very complicated.

[1:38:44] Voice 10: And I think, I mean, to be fair, honestly, I think we should be using electronic meetings

[1:38:50] Voice 10: now and then strategically regardless of you know any pandemics um so like i'm personally

[1:39:00] Voice 10: ready to start putting motions forward is that fine have you got anything else

[1:39:05] Trustee Critchley (probable): yeah i do um in paragraph 38 and this is on the topic of um public participation and

[1:39:15] Trustee Critchley (probable): And paragraph 38 is probably an existing thing I've read before, never concerned about it,

[1:39:22] Trustee Critchley (probable): but it says, you know, basically what is permissible and how the public should behave and so forth.

[1:39:28] Trustee Critchley (probable): It says, subjects, and this would be for town halls, subjects must be on topics which are

[1:39:35] Trustee Critchley (probable): not normally dealt with by Islands Trust staff as a matter of routine.

[1:39:41] Trustee Critchley (probable): sort of a peculiar thing to me like why are we preventing the public from talking about that

[1:39:47] Trustee Critchley (probable): if that's something they want to talk about to their elected officials is there a rationale for

[1:39:53] Trustee Critchley (probable): that yeah

[1:39:54] Voice 3: i think i can answer that um and and that is that um the things that we that you talk

[1:40:00] Voice 3: about routinely there there are actually ways to address it so people can be delegations to talk

[1:40:09] Voice 3: about some things and they they can talk they can speak specifically to the applications that

[1:40:16] Voice 3: are on the agenda um that sort of thing um so i i think that's to kind of um funnel funnel the

[1:40:28] Voice 3: comments yeah to funnel it a little bit um i've gotten that comment from other trustees as well

[1:40:34] Voice 3: who've seen this draft and that language isn't in your current bylaw um so in the end i don't think

[1:40:45] Voice 3: it you know it

[1:40:46] Voice 3: it doesn't mean that people can't just bring up you know topics that they care about

[1:40:53] Voice 3: um i don't think it limits them completely but i i hear what you're saying about it being a

[1:41:00] Voice 3: little awkward what if

[1:41:02] Voice 3: you change the word

[1:41:02] Trustee Critchley (probable): you know i was just going to say that you know people

[1:41:07] Trustee Critchley (probable): on them in particular certain vocal subset are very concerned about democracy and their rights

[1:41:13] Trustee Critchley (probable): of expression and all that sort of thing and this you know if we are creating rules for people I

[1:41:19] Trustee Critchley (probable): want them to be reasonable and I want to be able to support them but this one I really have trouble

[1:41:24] Trustee Critchley (probable): with I can't figure it out so my inclination would be to delete 38 if I have support for that.

[1:41:33] Trustee Fast (probable): Thank you Trustee Critchley and I'm just going to pop in what about changing the word must

[1:41:38] Trustee Fast (probable): to should or something milder that you will probably be able to see, because I do like the

[1:41:48] Trustee Fast (probable): idea of funneling things so that people bring something together as a delegation or, although

[1:41:56] Trustee Fast (probable): that wouldn't, yeah, I don't know. I don't know.

[1:41:59] Trustee Critchley (probable): Sorry, this isn't, I just point out, this isn't

[1:42:02] Trustee Critchley (probable): delegation as

[1:42:02] Trustee Fast (probable): i understand it i'm just

[1:42:03] Trustee Fast (probable): realizing yeah i'm realizing that thank you very much uh

[1:42:08] Trustee Fast (probable): town hall which we could also think about as public comments or whatever yeah good thank you

[1:42:13] Trustee Fast (probable): uh

[1:42:14] Voice 10: i'm open uh trustee bushekin um sorry i'm trying to see where this is town hall specifically

[1:42:20] Voice 10: and not just public participation generally um well

[1:42:28] Trustee Critchley (probable): it might it might be but

[1:42:30] Voice 10: yeah i think

[1:42:30] Voice 10: it's

[1:42:31] Trustee Critchley (probable): not just delegation no

[1:42:33] Voice 10: it's not just delegations i think the way i understand this

[1:42:38] Voice 10: but i agree it's not clear is that we actually don't welcome people to get up and provide their

[1:42:49] Voice 10: analysis of how staff are operationally doing their job which happens now and then people decide

[1:42:58] Voice 10: that they think that they know how to better organize how staff work and it's part of our

[1:43:06] Voice 10: like part of our duty as an employer that staff don't have to sit around and have members of the

[1:43:11] Voice 10: public critique them or tell them how to do their job we have supervisors for that but i think

[1:43:18] Voice 10: i mean i think that's dealt with completely elsewhere um in that we always let the public

[1:43:28] Voice 10: know that um you know critiquing staff's performance or trying to manage it is is not

[1:43:37] Voice 10: appropriate so i don't know is that sonia is that or um rather heather is that perhaps what this

[1:43:45] Voice 10: means um i

[1:43:48] Voice 3: guess i wouldn't read it that way okay um i don't know that that particular issue that

[1:43:55] Voice 3: you're talking about is addressed you

[1:43:58] Voice 10: know if we don't even all agree on what it means i think yes

[1:44:02] Voice 10: take it out check it out yeah

[1:44:04] Trustee Fast (probable): yeah i see uh 29.1 says uh refers to defamatory remarks and uh

[1:44:12] Trustee Fast (probable): individuals and delegations so maybe that covers it and maybe we can take uh

[1:44:17] Trustee Fast (probable): 38 out then thanks for responding

[1:44:20] Trustee Fast (probable): that following up on your suggestion there trustee critchley

[1:44:24] Trustee Fast (probable): can we strike 38 um

[1:44:28] Trustee Critchley (probable): yes so do you need a motion

[1:44:31] Trustee Critchley (probable): to do that yes please of course we haven't given

[1:44:34] Trustee Critchley (probable): it a reading so that's true

[1:44:36] Trustee Fast (probable): that's true so um we could just when we give it a reading say as amended

[1:44:43] Trustee Fast (probable): or

[1:44:44] Voice 3: do you want to yeah we would need a motion to amend the draft yeah and then

[1:44:49] Trustee Critchley (probable): okay i'll move that

[1:44:50] Trustee Critchley (probable): that. Okay. Okay. So I'll move that the Denman Island Local Trust Committee draft bylaw number

[1:44:57] Trustee Critchley (probable): 244 cited as Denman Island Local Trust Committee meeting procedures bylaw 2022 be amended by

[1:45:05] Trustee Critchley (probable): deleting paragraph 38.

[1:45:09] Trustee Fast (probable): I'll second that. Thank you. Any more discussion? Call a question. All

[1:45:16] Trustee Fast (probable): those in favor? Aye. Aye. Aye. Very good. That's three hands up for the minute. Take her back

[1:45:23] Trustee Fast (probable): there uh vicky thank you and um uh that's good any more uh questions or suggestions about the

[1:45:31] Trustee Fast (probable): draft bylaw here uh just it's

[1:45:35] Trustee Critchley (probable): understood then we'll just we'll we'll tack on an s on a trustee

[1:45:38] Trustee Critchley (probable): there

[1:45:39] Voice 11: as

[1:45:40] Trustee Critchley (probable): a typo all right thank

[1:45:42] Voice 11: you number five uh so

[1:45:43] Trustee Critchley (probable): i'm prepared to move the first motion then

[1:45:46] Trustee Critchley (probable): if that's in order please go ahead so i'll move the i move the denman on local trust committee

[1:45:52] Trustee Critchley (probable): bylaw number 244 cited as done on local trust committee meeting procedures bylaw 2022 as amended

[1:46:00] Trustee Critchley (probable): be read a first time you

[1:46:03] Trustee Fast (probable): have a seconder thank you trustee bushaken and uh any more discussion

[1:46:09] Trustee Fast (probable): about this call the question all those in favor aye aye

[1:46:15] Trustee Critchley (probable): aye

[1:46:16] Trustee Fast (probable): that's three eyes that passes uh the

[1:46:19] Trustee Fast (probable): next one you

[1:46:21] Trustee Critchley (probable): want me to continue on sure

[1:46:23] Voice 10: just keep going all

[1:46:25] Trustee Critchley (probable): right i'll move then the deminon

[1:46:27] Trustee Critchley (probable): local trust committee bylaw number 244 cited as deminon local trust committee meeting procedures

[1:46:33] Trustee Critchley (probable): bylaw 2022 as amended be read a second time

[1:46:38] Trustee Fast (probable): second thank you uh any discussion call the question all

[1:46:43] Trustee Fast (probable): all those in favor aye aye

[1:46:46] Trustee Critchley (probable): aye

[1:46:47] Trustee Fast (probable): that passes unanimously thank you on to the next one

[1:46:51] Trustee Fast (probable): i

[1:46:52] Trustee Critchley (probable): move that demin on local trust committee bylaw number 244 cited as demin on local trust committee

[1:46:58] Trustee Critchley (probable): meeting procedures bylaw 2022 as amended be read a third time second

[1:47:05] Trustee Fast (probable): thank you and uh any discussion

[1:47:07] Trustee Fast (probable): Any discussion?

[1:47:09] Trustee Fast (probable): All in favor?

[1:47:10] Trustee Fast (probable): No.

[1:47:10] Trustee Fast (probable): Aye.

[1:47:11] Trustee Critchley (probable): Aye.

[1:47:12] Trustee Fast (probable): Aye.

[1:47:13] Trustee Fast (probable): Thank you.

[1:47:14] Trustee Fast (probable): That third one passes unanimously.

[1:47:16] Trustee Fast (probable): And go ahead.

[1:47:18] Trustee Critchley (probable): I'll move that the Denman Island Local Trust Committee By-law Number 244, cited as Denman

[1:47:23] Trustee Critchley (probable): Island Local Trust Committee Meeting Procedures By-law 2022, as amended, be forwarded to the

[1:47:30] Trustee Critchley (probable): Secretary of the Islands Trust for approval by the Executive Committee.

[1:47:34] Trustee Fast (probable): Second.

[1:47:35] Trustee Fast (probable): Thank you.

[1:47:36] Trustee Fast (probable): Any discussion?

[1:47:37] Trustee Fast (probable): call the question all those in favor aye aye

[1:47:42] Trustee Critchley (probable): aye

[1:47:43] Trustee Fast (probable): thank you that passes unanimously and on what do

[1:47:47] Trustee Fast (probable): you think about number five go

[1:47:53] Voice 10: ahead trustee oh much sighing ensues uh i'm sure i speak for all

[1:48:00] Voice 10: of us i don't know i mean i'm an elected official and maybe i shouldn't say this but it makes me

[1:48:09] Voice 10: want to cry um but I will I will move it because I mean if we could get another full-time staff

[1:48:20] Voice 10: member I want another planner you know I want our planners to be supported we try and squeeze so

[1:48:27] Voice 10: much work out of them um we we have OCP and LUB uh sections that really need renewal we have

[1:48:35] Voice 10: of emerging issues we can't get to um and that's what i want but uh also i want to be meeting in

[1:48:42] Voice 10: person i mean this works well but it is just not the same uh and not the same for the community

[1:48:48] Voice 10: um and yet who knows where we're going with omicron um and other variants and other viruses

[1:48:59] Voice 10: says i don't know uh and i do understand that if we don't have this it's going to fall on

[1:49:05] Voice 10: administrative staff and planning staff and so that's no good um i guess my only well i guess

[1:49:14] Voice 10: it would be more up to financial planning committee to look at it like i would like to

[1:49:19] Voice 10: know that if if like if the pandemic situation actually significantly and consistently eases

[1:49:28] Voice 10: and we go back to mostly in-person meetings i would assume that this could be a position that

[1:49:33] Voice 10: would contractually we could

[1:49:36] Voice 11: withdraw or

[1:49:39] Voice 10: repurpose the position um but that is and i'm on financial

[1:49:44] Voice 10: planning committee and i imagine that will be worked out so having said that and i'm not actually

[1:49:49] Voice 10: gonna cry in the meeting um i will move i said okay if i go ahead and put it on the please go

[1:49:57] Voice 10: Go ahead.

[1:49:58] Voice 10: Okay.

[1:49:58] Voice 10: I will move that the Denman Island Local Trust Committee requests that Trust Council consider

[1:50:02] Voice 10: adding a full-time staff position to the 2022-23 fiscal year budget for electronic meeting

[1:50:09] Voice 10: support.

[1:50:11] Voice 10: Thank you.

[1:50:12] Voice 10: Do I have a seconder?

[1:50:15] Trustee Critchley (probable): Yeah, I'll second it for discussion.

[1:50:17] Trustee Critchley (probable): I don't have a mind on this.

[1:50:19] Trustee Fast (probable): Thank you.

[1:50:20] Trustee Fast (probable): Well, I just note that this is not just for Northern Region, that this would be shared

[1:50:24] Trustee Fast (probable): shared across the trust and assuming that there's lots of meetings going on between all 11 or 12 of

[1:50:32] Trustee Fast (probable): them that have regular meetings not you know Bowen is separate and that this might mean

[1:50:41] Trustee Fast (probable): more flexibility for staff so that they can put the energy where it's most needed and whether

[1:50:50] Trustee Fast (probable): whether it's supporting the planning function or planners not having to do so much driving.

[1:50:55] Trustee Fast (probable): But that's just a few ideas to kick off the discussion.

[1:50:58] Trustee Fast (probable): Who'd like to speak?

[1:51:02] Trustee Critchley (probable): Any more discussion?

[1:51:03] Trustee Critchley (probable): So I just feel like it's an awkward time to be supporting this

[1:51:13] Trustee Critchley (probable): because we really don't know how much time we're going to need,

[1:51:16] Trustee Critchley (probable): how many of these electronic meetings we're going to have.

[1:51:19] Trustee Critchley (probable): of i've got no idea of the flexibility of staff time and normally we see business cases being

[1:51:25] Trustee Critchley (probable): prepared on these sorts of things and you know presumably that there would be some staff input

[1:51:31] Trustee Critchley (probable): and rationalization um for it for for a recommendation further down the road um but

[1:51:39] Trustee Critchley (probable): uh yeah i guess we're the wording of it strictly is to consider we're not saying

[1:51:46] Trustee Critchley (probable): do it um in the normal course i'd prefer of course that it be considered first by a financial

[1:51:52] Trustee Critchley (probable): planning committee um but because we're talking about this budget coming up um i'm presuming

[1:52:01] Trustee Critchley (probable): there is not another financial planning committee meeting opportunity between now and the next uh

[1:52:08] Trustee Critchley (probable): trust council or is this oh yeah

[1:52:10] Voice 10: there's yeah there's one next week actually on wednesday

[1:52:16] Voice 10: because i'm on financial planning committee um and it's i mean financial command planning

[1:52:22] Voice 10: committee is wrestling with the budget and with trying to keep the budget minimal and now that

[1:52:28] Voice 10: property values are going through the roof we really there's going to be a lot of pressure not

[1:52:33] Voice 10: to have significant tax increases um not that having property values go up means you have tax

[1:52:40] Voice 10: increases necessarily but it's just um so there's fpc next week and then actually uh in february

[1:52:49] Voice 10: there's another one before trust council so it it is it's pretty hard for something to get into

[1:52:58] Voice 10: the budget without going through financial planning committee uh so i would love to if we

[1:53:03] Voice 10: We passed this resolution to forward it to FPC as soon as possible.

[1:53:08] Voice 10: And to, yeah, I mean, a business case should be made.

[1:53:13] Voice 10: And I don't know, like I'm thinking Mark VanBakel should get his hands on this, our tech guy.

[1:53:21] Voice 10: I'm just going

[1:53:21] Voice 10: to jump in, Laura.

[1:53:23] Trustee Fast (probable): I'm also on financial planning committee, and I'm pretty sure

[1:53:25] Trustee Fast (probable): we did see information, if not a full business case on this.

[1:53:31] Trustee Fast (probable): uh it was part of the part of the package and uh financial planning committee has already said no

[1:53:38] Trustee Fast (probable): it's dying down we don't want to go that way right so this would be bringing it back but

[1:53:43] Trustee Fast (probable): you know saying well we think it should take another look at it is what i uh how i interpret

[1:53:50] Voice 10: it okay yeah thank you i'd forgotten but you're right um yeah okay

[1:53:57] Trustee Critchley (probable): so if i might just add a

[1:54:00] Trustee Critchley (probable): comment then for all those people who might be listening in or watching this in the future.

[1:54:06] Trustee Critchley (probable): I do have great reservations about this. I'm going to emphasize that it contains the word

[1:54:11] Trustee Critchley (probable): consider. And I would like to have more discussion on it. And I would certainly reserve the right to

[1:54:16] Trustee Critchley (probable): be voting against it when it came up in Trust Council if it did. So that's just to explain

[1:54:22] Trustee Critchley (probable): my position on it right now. But I'll vote in favor of it.

[1:54:27] Voice 10: Yes. Thank you. I feel the same way

[1:54:30] Voice 10: as i said okay difficult and i then as it's

[1:54:33] Trustee Fast (probable): 859 i'm going to call the question yeah um

[1:54:36] Trustee Fast (probable): so go ahead

[1:54:38] Trustee Fast (probable): oh no

[1:54:39] Trustee Fast (probable): that was me voting trustee shaken all those in favor i yes

[1:54:43] Voice 11: i i

[1:54:45] Trustee Fast (probable): that's three eyes uh and that

[1:54:48] Trustee Fast (probable): passes and do um heather would you be forwarding this or should we make a separate motion to

[1:54:53] Trustee Fast (probable): forward it to financial planning committee no we'll i'll work on moving it to financial planning

[1:54:58] Trustee Fast (probable): committee slide it

[1:54:59] Trustee Fast (probable): across okay thank you very good well then uh we just need to consider our

[1:55:04] Trustee Fast (probable): next meet oh cvrd meeting we're going a little late um this is the uh um letter of support

[1:55:12] Trustee Fast (probable): for the uh comox valley regional district feasibility study uh for a housing service

[1:55:17] Trustee Fast (probable): and uh laura did you want to speak

[1:55:20] Voice 10: to this uh yes i i will so this has been something that's

[1:55:24] Voice 10: been discussed actually since the beginning of term uh we started talking about at least i did

[1:55:30] Voice 10: with director arbor from the comox valley regional district uh that uh perhaps they could establish a

[1:55:36] Voice 10: housing service so what this means uh for the members of the public is that uh a small tax

[1:55:45] Voice 10: levy would be uh applied across the island and the money would specifically go to a housing service

[1:55:52] Voice 10: Now, you're probably thinking, what is that? And that's what we don't know. It would be some funded service to support housing. It would not be, you know, millions of dollars to build housing. It might be like in the Comox Valley, they have a coalition that meets and does, shares information and does projects together and advocates and does coalition type things.

[1:56:20] Voice 10: uh and it pays for the expenses of that but there are other things it could do it could hire someone

[1:56:26] Voice 10: to support maybe the housing associations that exist so um it's like a little seed um and what

[1:56:34] Voice 10: they would do this regional district is they would the first step is just uh a feasibility study

[1:56:43] Voice 10: uh and that would look at the options of what it might be how it would work how it would how

[1:56:49] Voice 10: how expensive it would be, etc. And then there would be probably a referendum. And so it could,

[1:56:54] Voice 10: if they do it soon, they could tie it in so that the referendum could happen with the next

[1:56:59] Voice 10: municipal election, which is very efficient, and the least expensive way of doing it. So

[1:57:07] Voice 10: that and and I know that Director Arbor is talking about this and working to make it happen. So I

[1:57:15] Voice 10: I move that the Denman Island Local Trust Committee

[1:57:20] Voice 10: send a letter to the Comox Valley Regional District,

[1:57:25] Voice 10: encouraging them to undertake a feasibility study

[1:57:28] Voice 10: on establishing a housing service on Denman Island.

[1:57:31] Voice 10: And I'd sent that to Vicki ahead of time, so she has it.

[1:57:35] Voice 10: Very good.

[1:57:35] Trustee Fast (probable): And that is my motion.

[1:57:37] Trustee Fast (probable): Very good.

[1:57:38] Trustee Fast (probable): I saw it in my email too,

[1:57:40] Trustee Fast (probable): and it seems I'm getting a deja vu feeling about this.

[1:57:43] Trustee Fast (probable): We've

[1:57:43] Voice 10: talked about it,

[1:57:44] Trustee Fast (probable): but we haven't.

[1:57:45] Trustee Fast (probable): i don't think we've done a letter i know

[1:57:47] Trustee Fast (probable): a letter well another one won't harm uh because it was a

[1:57:52] Trustee Fast (probable): while ago uh trustee christie i'll

[1:57:56] Trustee Critchley (probable): second that motion thank

[1:57:57] Trustee Fast (probable): you and uh any more discussion

[1:58:01] Trustee Fast (probable): my only question is

[1:58:03] Trustee Fast (probable): i just have a quick one which is uh who will draft this letter because i'm not

[1:58:08] Trustee Fast (probable): as familiar although i think we may have drafted something before i'm seeing laura thinking maybe

[1:58:13] Trustee Fast (probable): she i will draft

[1:58:15] Voice 10: it but if there is something we did before can is there a way staff can search

[1:58:18] Voice 10: that out um without putting hours of work into it which is what might happen if i tried to find it

[1:58:26] Voice 10: um i'm

[1:58:27] Voice 13: going to i can see if i can find something in our records thank

[1:58:32] Voice 10: you will codding him

[1:58:34] Voice 10: behind the scenes there and uh and i will draft it i can make reference to the statistics in the

[1:58:40] Voice 10: the housing needs assessment that you know and equivocally point to a need yeah and things like

[1:58:46] Voice 10: that great i think that's why i'm i think the

[1:58:49] Trustee Fast (probable): last one yeah i think we we

[1:58:52] Voice 10: may have one letter

[1:58:53] Voice 10: we could

[1:58:53] Trustee Fast (probable): just follow it up but it doesn't matter i think your motion is fine and it's been moved

[1:58:57] Trustee Fast (probable): and seconded and uh we know who's going to draft it and will's going to see if we've got the

[1:59:01] Trustee Fast (probable): original i might be able to find it in my email too so um uh any more discussion then i'm going

[1:59:09] Trustee Fast (probable): going to call the question all those in favor aye aye

[1:59:12] Voice 11: aye

[1:59:13] Trustee Fast (probable): thank you that's three that passes

[1:59:16] Trustee Fast (probable): unanimously and then i just want to consider our next meeting and uh i have to confess i've

[1:59:22] Trustee Fast (probable): misplaced that little email so i hope heather is still uh with us there or is that something

[1:59:29] Trustee Fast (probable): will coddingham that you can help us with oh let's see if i can find that letter

[1:59:40] Voice 13: from heather

[1:59:41] Voice 13: I do think Heather's still here. I don't have the email, but I do think I've found the housing letter.

[1:59:51] Voice 13: Oh, good. Very good.

[1:59:53] Voice 13: So I can forward

[1:59:55] Trustee Fast (probable): that to

[1:59:56] Voice 13: Trustee Boucherkin or to all of them.

[2:00:00] Voice 13: okay

[2:00:00] Trustee Fast (probable): trustee bushekin thank you i can do that

[2:00:03] Trustee Fast (probable): okay and um hornby hornby meeting logistics

[2:00:09] Trustee Fast (probable): oops that's upcoming denman meeting okay hang on a second here um we might need to pass a motion

[2:00:16] Trustee Fast (probable): to cancel the january 18th motion and hold a special meeting on february the 15th um i believe

[2:00:24] Trustee Fast (probable): is what i've got written down here uh and

[2:00:37] Voice 10: i just i feel like um maybe while you're looking for that

[2:00:40] Voice 10: just for the i see there's still public here and they're probably wondering what this is all about

[2:00:44] Voice 10: and i think just to be fair we should explain that this is about and i may not even have this

[2:00:50] Voice 10: right but i'll do my best um well canceling slash postponing all depends how you think about it

[2:00:58] Voice 10: But the regular business meeting, which was currently is scheduled for next Tuesday and having it in February.

[2:01:06] Voice 10: And the main reason for this, I believe, is an in-person meeting now is is just has a lot of complexities with staff coming to the meeting.

[2:01:22] Voice 10: and um it during you know because of the omicron spike and uh and staff availability and also the

[2:01:31] Voice 10: question of you know would denman islanders who want to participate feel safe coming to the meeting

[2:01:37] Voice 10: uh and then there's also um the main work that is on our work program and that we're working on

[2:01:45] Voice 10: and even this application there's pieces that aren't ready yet that we can't really do much

[2:01:51] Voice 10: match uh on that date so we i think the idea is to find a date in february and i i believe that

[2:01:59] Voice 10: because we um did that work on the meeting procedures bylaw we can it it would be just

[2:02:07] Voice 10: a regular business meeting held electronically except

[2:02:11] Trustee Fast (probable): that it has to go through the executive

[2:02:14] Trustee Fast (probable): committee and then come back to us for fourth reading final reading which we might be able to

[2:02:21] Trustee Fast (probable): to do by email without a meeting resolution without a

[2:02:27] Trustee Fast (probable): meeting but we just don't know how

[2:02:29] Trustee Fast (probable): the timing's going to work exactly so I found the bits here and unless Heather can join us

[2:02:36] Trustee Fast (probable): we need a motion to cancel the January 18th meeting and hold a special meeting February 15th

[2:02:43] Trustee Fast (probable): uh and that special meeting would be just be for um uh specific urgent kinds of uh information and

[2:02:52] Trustee Fast (probable): the things i've got down on the email is denman farm plan uh follow-up verbal discussion and

[2:03:02] Trustee Fast (probable): minutes from the community information meeting earlier this evening uh if it's ready and uh

[2:03:09] Trustee Fast (probable): Denman Green verbal report on any referral comments that still might be coming in and

[2:03:17] Trustee Fast (probable): copies of comments ready for publication so just keeping the big projects going

[2:03:23] Trustee Fast (probable): rolling along just the urgent ones and so that's what I understand from

[2:03:32] Trustee Fast (probable): from Heather, and then hopefully, March 22, we pick up our regular meeting again, maybe in person,

[2:03:40] Trustee Fast (probable): if possible. And so that's the thinking so far. So I would all make the motion. And there's

[2:03:49] Trustee Fast (probable): Heather. So the motion, I don't know if you heard all that Heather, but the motion to cancel the

[2:03:54] Trustee Fast (probable): meet January 18 meeting and hold a special meeting February 15. Is that correct? I'm

[2:03:59] Trustee Fast (probable): looking at your email from the 6th of January and that the special meeting on February 15th

[2:04:11] Trustee Fast (probable): would be electronic and it would be to talk about the Denman farm plan verbal discussion in the

[2:04:17] Trustee Fast (probable): minutes from the community information meeting early this evening and the Denman green verbal

[2:04:25] Trustee Fast (probable): report and anything about copies of comments if there are any this is I'm looking at your email

[2:04:32] Trustee Fast (probable): out i'm seeing you nodding yes

[2:04:33] Voice 11: so

[2:04:34] Trustee Fast (probable): um i'll make the motion to cancel the january 18th meeting and

[2:04:39] Trustee Fast (probable): to hold a special electronic meeting on february the 15th do i have a seconder uh at 10 at 10 30

[2:04:46] Trustee Fast (probable): a.m that's a good question i don't have a time uh is that what you'd prefer well

[2:04:56] Trustee Critchley (probable): whatever i'm easy

[2:04:57] Trustee Critchley (probable): 9 30 9 o'clock well

[2:05:00] Trustee Fast (probable): let's leave the time out of it because staff sometimes have to work into the

[2:05:04] Trustee Fast (probable): evening for meetings like this and uh and i just don't want to tie them down too tightly

[2:05:09] Trustee Fast (probable): uh with the time

[2:05:10] Voice 3: okay in this particular case it would actually help us to know what time you'd

[2:05:16] Voice 3: prefer so we can better on that well

[2:05:18] Voice 10: 10 is quite a typical time for our meetings so why don't we

[2:05:22] Voice 10: stick with 10 okay at

[2:05:24] Trustee Fast (probable): 10 o'clock okay thank you and uh so the motion then reads uh to cancel the

[2:05:29] Trustee Fast (probable): january 18th meeting and to hold a special electronic meeting on february the 15th at 10

[2:05:33] Trustee Fast (probable): o'clock beginning at 10 o'clock thank

[2:05:36] Trustee Fast (probable): you and uh any more discussion about this okay then i'll call

[2:05:42] Trustee Fast (probable): the question all those in favor aye aye aye thank you

[2:05:48] Voice 10: that passes unanimously and if

[2:05:51] Voice 10: i may just a

[2:05:52] Voice 10: question or two i mean this is fairly last minute for i believe there are people on demon who are

[2:05:58] Voice 10: who were feeling excited that there was going to be an in-person meeting because there are people

[2:06:02] Voice 10: who maybe just don't do zoom and they're like want to participate and um i i feel for them i

[2:06:11] Voice 10: i um fully understand and empathize um so just in terms of letting people know uh

[2:06:22] Voice 10: i imagine that one of us should put a sign on the door to even sooner like just

[2:06:28] Voice 10: just so that people can see it.

[2:06:33] Voice 10: And will a subscription go out,

[2:06:36] Voice 10: like an email to the subscription list?

[2:06:39] Voice 10: And I will make some Facebook posts,

[2:06:44] Voice 10: turn off comments so people don't grumble too much.

[2:06:48] Trustee Fast (probable): That's great.

[2:06:49] Voice 10: I think it

[2:06:50] Voice 10: isn't great, but.

[2:06:53] Trustee Fast (probable): It is the situation, right?

[2:06:56] Trustee Fast (probable): It's a

[2:06:56] Trustee Fast (probable): serious situation.

[2:06:57] Trustee Fast (probable): situation and uh and you know the uh provincial health officer has told uh uh people who run

[2:07:06] Trustee Fast (probable): workforces and have employees to expect that a third of them are going to be absent and uh so

[2:07:12] Trustee Fast (probable): um the islands trust has gone back to the previous um plan as i understand it mostly

[2:07:19] Trustee Fast (probable): and uh or approximately and now uh staff have to rejuggle all of these meetings with all of

[2:07:25] Trustee Fast (probable): the notices and the timing and all that kind of thing uh if i'm understanding correctly so there

[2:07:30] Trustee Fast (probable): will be a notice that goes out is that correct heather i'll

[2:07:34] Voice 13: be sending one out as soon as possible

[2:07:36] Voice 13: tomorrow morning

[2:07:37] Voice 10: okay great okay david since i'm gonna brave the world of social media could you

[2:07:44] Voice 10: take on just going and putting some kind of sign on the door in time for tuesday morning sure i'll

[2:07:50] Trustee Critchley (probable): I'll put it in all the normal posted places.

[2:07:55] Voice 10: Oh, okay.

[2:07:55] Voice 10: I was thinking even

[2:07:56] Voice 10: just on the door at the activity center,

[2:07:59] Voice 10: but as much as you do the more, the better.

[2:08:01] Voice 10: Yeah,

[2:08:02] Trustee Critchley (probable): I can do that.

[2:08:02] Voice 10: Okay.

[2:08:03] Trustee Critchley (probable): Thank

[2:08:04] Voice 10: you very much, everybody.

[2:08:05] Voice 10: Just for

[2:08:06] Trustee Critchley (probable): the public record, by the way,

[2:08:08] Trustee Critchley (probable): I will point out that the Denman Health,

[2:08:11] Trustee Critchley (probable): the Denman Clinic Association met last, I think it was last night.

[2:08:16] Trustee Critchley (probable): And it was mentioned in the course of that meeting

[2:08:18] Trustee Critchley (probable): and that there are a number of COVID cases on Denman.

[2:08:21] Trustee Critchley (probable): So it's not something that's entirely speculative.

[2:08:24] Trustee Critchley (probable): So thank you.

[2:08:26] Trustee Fast (probable): Thank you, everybody.

[2:08:28] Trustee Fast (probable): And thank you for helping us shift our step,

[2:08:32] Trustee Fast (probable): but hold our course

[2:08:33] Trustee Fast (probable): and keep the important work rolling along.

[2:08:37] Trustee Fast (probable): And thank you to Planner Zupanets

[2:08:42] Trustee Fast (probable): for the community information meeting.

[2:08:44] Trustee Fast (probable): That was terrific.

[2:08:45] Trustee Fast (probable): And thank you, Vicky, back

[2:08:48] Trustee Fast (probable): there and everybody.

[2:08:49] Trustee Fast (probable): will for running the meeting thank you everybody and happy new year as happy as we can right yes

[2:08:56] Trustee Fast (probable): good night everybody and good night attendees who are still here

[2:09:00] Trustee Fast (probable): good night thank you good night

ADOPTED 
Denman Island Local Trust Committee ADOPTED 1 
Special Meeting Minutes 
January 13, 2022 
 
Denman Island Local Trust Committee 
Minutes of Special Meeting 
 
Date: 
Location: 
January 13, 2022 
Electronic Meeting 
 
Members Present: Sue Ellen Fast, Chair 
 David Critchley, Local Trustee 
 Laura Busheikin, Local Trustee 
  
Staff Present: Sonja Zupanec, Island Planner 
 Heather Kauer, Regional Planning Manager 
 Vicky Bockman, Recorder 
  
Others Present: Approximately thirty-one (31) members of the public 
 Simon Palmer, Denman Housing Association 
 Maris MacDonald, MacDonald Hagarty Architects 
 Emily Davies, MacDonald Hagarty Architects 
 
1. CALL TO ORDER 
“Please note, the order of agenda items may be modified during the meeting. Times are provided 
for convenience only and are subject to change.” 
Chair Fast called the meeting to order at 7:05 pm, welcomed the public, and acknowledged that 
the meeting was being held electronically in traditional territory of Coast Salish First Nations 
including the K'ómoks and Qualicum First Nations.  She introduced herself, Local Trustees, staff, 
recorder and the representatives from Denman Housing Association (DHA) and MacDonald 
Hagarty Architects. 
She advised that this Special Local Trust Committee (LTC) meeting was being held to conduct a 
Community Information Meeting (CIM) presentation and facilitated question and answer 
session where members of the public will hear information and can ask questions about 
application DE-RZ-2021.1 (DHA), proposed Bylaw Nos. 241 (Official Community Plan), 242 (Land 
Use Bylaw), and 243 (Housing Agreement). 
2. COMMUNITY INFORMATION MEETING - Bylaw Nos. 241, 242 and 243  
Regarding DE-RZ-2021.1 - Denman Housing Association (DHA) - Affordable Housing Project 
(Denman Green) 
The following additions to the agenda were presented for consideration: 
 3.2 Letter of Support to Comox Valley Regional District (CVRD) regarding Housing Service 
By general consent the agenda was approved as amended. 

ADOPTED 
Denman Island Local Trust Committee ADOPTED 2 
Special Meeting Minutes 
January 13, 2022 
2.1 Planner Presentation 
Planner Zupanec explained that this CIM provides an opportunity for the public to learn 
about the rezoning application, density transfer and changes to bylaws proposed to 
enable the Denman Housing Association “Denman Green” affordable housing 
development project; determine if interests are affected; and encourages submission of 
written or verbal questions. She advised that a facilitated question and answer session 
will follow this presentation.  
She provided an overview of the proposed density transfer: 
 Donor Parcel (6080 Woodham Road): reduce density on non-ALR portion of the 
parcel from 7 permitted dwellings/parcel to 4; 
 Receiver Parcels (Lots 4 and 5 Danes Road): increase density from 2 permitted 
market housing dwellings/lots to 5; 
 Receiver Parcel (1151 Northwest Road): increase density from 1 permitted dwelling 
up to 20 units of affordable housing, with 19 densities transferred from the Denman 
Island Density Bank which currently has sufficient densities to support this 
application; 
 The density transfer pieces are necessary to allow for DHA to be in possession of the 
property in the village currently owned by a local resident, and all three pieces of 
the density transfer must be approved in order for the affordable housing portion to 
be possible. 
 
The receiver parcel which will include the affordable housing development has recently 
been subdivided into two separate lots with a 1.05 ha portion for the affordable housing 
parcel and with .28 ha to be retained by the current owner for market residential use 
and which is not a part of this application.  
 
Simon Palmer, on behalf of the DHA, spoke to the application noting that DHA has been 
working for ten years to address a proven and recognized need for affordable housing 
on Denman Island. He outlined the timeline for design and costing relating to BC 
Housing proposals for community funding. 
 
Emily Davies, MacDonald Hagarty Architects, provided information on their work to 
advance the project: 
 site water and wastewater plans have been completed. They are awaiting an 
environmental assessment to determine setback requirement for the waterlogged 
area on the west side of the site; 
 the R4 setback requirement of 10 metres has been included to determine the 
available area; 
 preliminary schematic design possibilities include a single story option or a two-
story option with minor configuration differences, the use of natural landscaping, 
shared and private outdoor open spaces, natural and durable building palate, 
integrating daylight with natural and durable materials, a photovoltaic solar array, 
30 parking stalls, a community room, laundry facility and mechanical/electrical 
room. 
 

ADOPTED 
Denman Island Local Trust Committee ADOPTED 3 
Special Meeting Minutes 
January 13, 2022 
Planner Zupanec provided an overview of the following: 
Proposed changes to the Official Community Plan (OCP) and Land Use Bylaw (LUB): 
 OCP – Bylaw No. 241 
o Change the Denman Green subject area from Village-V to Residential-R; 
o Remove the Denman Green parcel from Development Permit Area 
(DPA) No. 5-Commercial; 
o New policies in support of affordable rental housing, rental tenure 
housing, BC Energy Step Code requirements and reducing the size of the 
Commercial DPA. 
 LUB- Bylaw No. 242  
o Change the subject area from Commercial – C to Affordable Housing – 
R4(1); 
o New Affordable Housing Zone-R4(1), new site specific R1(5) zone for the 
Danes Road parcels; 
o New site specific R2(7) zone for the Woodham Road parcel. 
 
Housing Agreement Bylaw No. 243: 
 includes requirements for construction, sewage treatment system type, 
affordable rental rate to qualified occupants, a tenant selection procedure, 
annual reporting to the Islands Trust. 
 
Restrictive Covenant: 
 includes fencing, datalogger and construction of dwellings to a minimum 
Step 2 Energy Stop Code requirements. 
 
Bylaw Referral Response Comments received to date: 
 CVRD expressed interest in ensuring available space on the 1151 Northwest 
Road parcel for future infrastructure to support a public bus stop and a park 
and ride; 
 Denman Conservancy is currently reviewing the bylaw referral package as it 
relates to the Danes Road receiver parcel adjacent to park and ecological 
covenant lands; 
 Islands Trust Freshwater Specialist expressed concerns regarding the 
average daily demand and rainwater harvesting calculations, water 
treatment plan, climate modelling and storm water management planning. 
 
Possible Next Steps; 
 include ensuring an appropriate water system, sensitive ecosystem 
protection, adoption of bylaws, registration of covenant on title, transfer of 
land to DHA, DHA application to BC Housing for funding, and subsequent 
applicant and BC Housing working together to finalize design, site plan, 
water and sewage plan. 
 
Issues and Opportunities: 
 the need for affordable rental housing on Denman Island is well known; 
 zoning changes need to ensure a viable affordable housing development, 
not just for profit housing; 

ADOPTED 
Denman Island Local Trust Committee ADOPTED 4 
Special Meeting Minutes 
January 13, 2022 
 decisions need to consider appropriate and adequate water; 
 sensitive ecosystems and habitats need to be protected. 
2.2 Question and Answer Session 
Members of the public were invited to raise questions with answers provided by the 
Planner, applicant or architects for the applicant. 
 At what point will Island Health review the water system for this development? 
o Island Health has been involved for some time. The water plan is on the 
Islands Trust website and has been submitted to Island Health for their 
review. The next step is for Island Health to approve the design of the 
system for the overall plan. 
 What is the definition of “affordable” for the bylaw? 
o The Housing Agreement Bylaw No. 243 stipulates and defines exactly how 
to put the affordability element into practice with section D dealing with 
rental rates.   
 
To make the project financially feasible a combination of the three BC 
Housing groups of affordable housing will be needed: deeply subsidized, 
linked to gross income of household with payment of no more than 30% of 
the gross income of the family with a maximum income to qualify, and near 
market. The route to qualify for a deep subsidy would be to register with BC 
Housing and then to meet the local selection criteria. The criteria for income 
limits and percentage of housing allocated to deep subsidy or income 
related allocation changes from year to year. 
 
A Trustee requested that information on the affordability of this project be 
provided in a more complete and transparent method, even if the limits and 
percentages criteria are utilized using this year’s numbers, to provide the 
public with a sense of how this will work.  
 
 Where will the solar array be located and will trees be removed? 
o The current siting of the solar array is along the Kirk Road boundary. An 
arborist will be consulted to determine potentially dangerous trees 
requiring removal. Discussions have included replanting with native species. 
 Why not create a referendum to establish a fund for purchase of land for 
affordable housing? 
o Taxpayers could be asked if they want to be levied for this specific purpose, 
and Trust Council has discussed the possibility of establishing a Housing 
Authority for this purpose. The underlying framework to support this does 
not currently exist and would need to be considered and determined. The 
subject of a Housing Service for Denman Island is on the agenda at 3.2. 
 Has the septic disposal location, now shown in the southeast corner, been 
shifted from another location and was there an investigation for suitability for 
that area? 
o The southeast corner has been selected by professionals and has changed 
from the first iteration. A report from an environmental biologist reviewing 

ADOPTED 
Denman Island Local Trust Committee ADOPTED 5 
Special Meeting Minutes 
January 13, 2022 
the wet area will inform the final configuration of the buildings and septic 
field. Test pits and analysis would have to be done if change is necessary. 
 The site is directly across from the community hall which can be lively and noisy 
into late evening and concern was expressed regarding a possible conflict; has 
the design included any measures to minimize this possible disruption?  
o The area facing Northwest Road will have a 10 metre setback which will 
allow for fencing and trees, and the incorporation of landscaping would be a 
key to addressing those concerns. 
 What is the intended height of the solar array and how would that area be 
screened? 
o The solar array site is very preliminary at this time and a specialist will be 
consulted to determine the best location after the site of the buildings is 
determined. The height might be 4-5 feet on a steel structure or there might 
be potential to use some on roofs. Landscaping would screen from ground 
level if that is the final location. 
 Is the Danes Road density increasing from 2 to 3 or from 2 to 5? 
o Danes Road Lots 4 and 5 are proposed to increase density from 2 permitted 
market housing dwellings/lots to 5. 
 Is the commercially zoned section of the Kirk Road property represented on the 
site drawings? 
o Part of the rezoning application is to remove the commercial zone 
designation and replace it with residential and affordable housing site- 
specific zones. There would be no commercial component to the Denman 
Green parcel other than the home occupation option. 
Chair Fast thanked everyone for their participation and advised that Trustees and staff 
can be contacted with further questions. 
3. NEW BUSINESS 
3.1 Meeting Procedures Bylaw - Staff Report - for decision 
Regional Planning Manager Kauer presented the Staff Report that asks the LTC to 
consider replacement of the Denman Island Meeting Procedures Bylaw to incorporate 
provincial regulation changes permitting local government regular business electronic 
meetings and adding provisions for public participation and meeting decorum.  
She advised that recommendations include requesting that Trust Council be asked to 
consider adding a full time staff position to the 2022/23 fiscal year budget for electronic 
meeting support which would allow public to participate in Town Halls electronically. 
Discussion of the draft Meeting Procedures Bylaw No. 244, 2022 included the following: 
 Correction of a typo: paragraph no. 5, last line: change “trustee to “trustees”; 
 Paragraph 38 was considered to be unclear and its removal was supported. 
 

ADOPTED 
Denman Island Local Trust Committee ADOPTED 6 
Special Meeting Minutes 
January 13, 2022 
DE-2022-001 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee Bylaw No. 244, cited as “Denman Island 
Local Trust Committee Meeting Procedure Bylaw, 2022” be amended by deleting 
paragraph 38. 
CARRIED 
 
DE-2022-002 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee Bylaw No. 244, cited as “Denman Island 
Local Trust Committee Meeting Procedure Bylaw, 2022” as amended, be read a first 
time. 
CARRIED 
 
DE-2022-003 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee Bylaw No. 244, cited as “Denman Island 
Local Trust Committee Meeting Procedure Bylaw, 2022” as amended, be read a second 
time. 
CARRIED 
 
DE-2022-004 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee Bylaw No. 244, cited as “Denman Island 
Local Trust Committee Meeting Procedure Bylaw, 2022” as amended, be read a third 
time. 
CARRIED 
 
DE-2022-005 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee Bylaw No. 244, cited as “Denman Island 
Local Trust Committee Meeting Procedure Bylaw, 2022” as amended, be forwarded to 
the Secretary of the Islands Trust for approval by the Executive Committee. 
CARRIED 
 
DE-2022-006 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee request that Trust Council consider 
adding a full time staff position to the 2022/23 fiscal year budget for electronic meeting 
support. 
 
Discussion on the motion ensued. Trustees noted that more information would be useful to inform a 
decision, expressed concerns, and questioned flexibility and if in-person meetings were to be resumed 
regularly could this position be repurposed to a planning position; questions and rationale might be 
addressed through a review by Financial Planning Committee at this point as it is time sensitive, and 
could provide useful information prior to consideration by Trust Council. Staff will forward the matter to 
Financial Planning Committee. 
CARRIED 

ADOPTED 
Denman Island Local Trust Committee ADOPTED 7 
Special Meeting Minutes 
January 13, 2022 
 
3.2  Letter of Support to Comox Valley Regional District (CVRD) regarding Housing Service 
Trustee Busheikin explained that a Denman Island Housing Service has been discussed 
for some time and that CVRD Director Arbour is working on this initiative. The process 
would involve a feasibility study and then a referendum on a small tax levy applied for a 
specific Housing Service to support housing. 
DE-2022-007 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee send a letter to the Comox Valley 
Regional District encouraging them to undertake a feasibility study on establishing a 
Housing Service on Denman Island. 
 
Staff will forward a letter drafted previously to Trustee Busheikin who offered to act on this resolution. 
CARRIED 
4. ADJOURNMENT 
Upcoming Meeting 
LTC members discussed the meeting scheduled for January 18
th
  and supported postponing the 
meeting for reasons including the allowance for receipt of information on the DHA rezoning 
application; and to hold the meeting electronically in consideration of the number of COVID 
cases currently active on Denman Island. 
 
DE-2022-008 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee cancel the January 18, 2022 meeting and hold a 
Special Electronic Meeting on February 15, 2022 at 10:00 am. 
 
CARRIED 
By general consent the meeting was adjourned at 9:13 pm. 
 
 
_________________________ 
Sue Ellen Fast, Chair 
 
Certified Correct: 
 
 
_________________________ 
Vicky Bockman, Recorder