Denman Island Local Trust Committee public hearing, April 29, 2022

[0:00:00] Planner Zupanec (probable): The R2 standard zoning is three meters.

[0:00:03] Planner Zupanec (probable): And the original recommendation at first reading

[0:00:05] Planner Zupanec (probable): was to create a very conservative setback

[0:00:08] Planner Zupanec (probable): to the conservation, to the covenant boundary of 30 meters.

[0:00:12] Planner Zupanec (probable): At the last LTC meeting, you reduce that to six.

[0:00:15] Planner Zupanec (probable): And the staff is now recommending

[0:00:17] Planner Zupanec (probable): that this provision be removed

[0:00:18] Planner Zupanec (probable): as per the co-applicants request at your last meeting.

[0:00:22] Planner Zupanec (probable): So the first recommendation is specific to that.

[0:00:25] Planner Zupanec (probable): And there is in this body of the staff report,

[0:00:29] Planner Zupanec (probable): the actual text excerpt from the by-law pertaining to that specific provision.

[0:00:37] Planner Zupanec (probable): So the second recommendation is to give second reading as amended to by-law 242. There are no

[0:00:42] Planner Zupanec (probable): other changes contemplated for by-law 242 prior to a public hearing being scheduled.

[0:00:49] Planner Zupanec (probable): So Chair Fast, I'm not sure if you wish to pause for questions specific to that before we move on

[0:00:54] Planner Zupanec (probable): to the other staff recommendations, or if you want me to just keep going.

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

[0:00:59] Trustee Fast (probable): i like the idea of taking it one at a time um if people uh not necessarily the motions but

[0:01:05] Trustee Fast (probable): just to see if people pause and see if trustees have questions for the planner otherwise we'll

[0:01:13] Trustee Fast (probable): keep going oh okay go ahead laura trustee boucher question for

[0:01:17] Trustee Busheikin (probable): the applicant for the

[0:01:19] Trustee Busheikin (probable): co-applicant uh henning nielsen around this number one

[0:01:25] Trustee Fast (probable): is that um just for the video i just want to

[0:01:29] Trustee Fast (probable): make sure it says Michael on the screen but that's you isn't it Henning Nielsen that is Henning

[0:01:34] Voice 11: Nielsen thank you I'm

[0:01:36] Voice 11: here incognito as Michael I don't know how that ever happened but I may have

[0:01:40] Voice 11: lent my computer to a Michael we have a close friend Michael and the user may never have

[0:01:47] Voice 11: changed or he set it up for me at some times I've tried to to be Henning but um when I

[0:01:55] Trustee Busheikin (probable): Now you're Henning.

[0:01:57] Trustee Busheikin (probable): You became Henning.

[0:01:58] Trustee Busheikin (probable): I don't know if you did that

[0:01:59] Trustee Busheikin (probable): or someone else on the call.

[0:02:00] Trustee Busheikin (probable): Probably Henning.

[0:02:01] Trustee Busheikin (probable): Probably will.

[0:02:02] Trustee Busheikin (probable): That's better not to get into, you know, yeah.

[0:02:09] Trustee Busheikin (probable): So

[0:02:09] Trustee Fast (probable): usually in these meetings,

[0:02:12] Trustee Fast (probable): we do have an opportunity for the applicants

[0:02:14] Trustee Fast (probable): to speak after the planner has spoken.

[0:02:16] Trustee Fast (probable): So if you've got questions for the applicant,

[0:02:19] Trustee Fast (probable): Trustee Bishakin, he's here.

[0:02:22] Trustee Fast (probable): Yeah, I

[0:02:23] Trustee Busheikin (probable): understand that, you know, this is in some ways fairly symbolic because it really just has to do with three meters, a three meter strip.

[0:02:33] Trustee Busheikin (probable): But I think we should be thorough nonetheless.

[0:02:37] Trustee Busheikin (probable): And my question is, I understand from the planner's report that I quote that the land adjacent to the Covenant area, those lands are not likely to be developed.

[0:02:55] Trustee Busheikin (probable): It says here that it's a northeast slope.

[0:02:58] Trustee Busheikin (probable): So then my question really is, if they're not likely to be developed, and if having this increased setback would provide a sense of comfort, but also a sense of due diligence, given that we are increasing the density in this place that had a less dense zoning,

[0:03:20] Trustee Busheikin (probable): Why is it important to change, to do this number one recommendation?

[0:03:31] Trustee Fast (probable): Co-applicant Nielsen, go ahead.

[0:03:34] Voice 11: I think it's important from a couple of points of view.

[0:03:39] Voice 11: Number one, I think we are in a situation where there are, I know that we are being referred to as applicants.

[0:03:49] Voice 11: I think we might as well also be referred to as proponents because we are proposing as individual islanders to assist the island and in a way assist the local trust committee in expediting some promises or wishes

[0:04:18] Voice 11: that both trustees campaigned on and ran on in the last election which was

[0:04:27] Voice 11: affordable housing we're now some goods 15 months into this application of the

[0:04:38] Voice 11: proposal that we brought forward with literally hundreds of hours of volunteer

[0:04:44] Voice 11: work and expenses to bring this forward. And in a way, if we are trying to tweak and think that

[0:04:57] Voice 11: there should be setbacks changed in relationship to certain adjacent types of land, then it is my

[0:05:10] Voice 11: opinion that that is a process that ought to be done as a as a project where the trust committee

[0:05:20] Voice 11: could address the public in general and ask whether is this something that would be supported

[0:05:28] Voice 11: to do these sort of site-specific piecemeal adjustments I find them to be confusing

[0:05:37] Voice 11: using. And I don't find them to be of any... To me, having been involved in land use planning

[0:05:48] Voice 11: and design built for 50 years, it seems just not the right way to do it. And I've made

[0:05:56] Voice 11: that observation before and I stand by it. I think if it's a great idea for the island

[0:06:06] Voice 11: to do this around parks and conservation areas and otherwise then by all means let's have a

[0:06:12] Voice 11: public discussion let's go through the process of bylaw amendments just like proponents of

[0:06:18] Voice 11: from the public have to um i think that's kind of where i'm at with it okay

[0:06:25] Trustee Busheikin (probable): can i if i may can i

[0:06:27] Trustee Busheikin (probable): continue i just want to go back and like because the core of my question really is more pragmatic

[0:06:35] Trustee Busheikin (probable): if it's unlikely that there would be development within that buffer area is there a a pragmatic

[0:06:44] Trustee Busheikin (probable): reason to do with what will actually happen on the land or how this um this whole uh change in

[0:06:54] Trustee Busheikin (probable): land use will affect everything to do with that project like if yeah i'm just reading that it's

[0:07:01] Trustee Busheikin (probable): unlikely that that will be developed so why not there's been some interest in the original

[0:07:06] Trustee Busheikin (probable): proposal was to have a much bigger setback um if it's not going to make a difference to the

[0:07:13] Trustee Busheikin (probable): development of the lander it is unlikely to other than the idea of it is there a pragmatic reason

[0:07:21] Trustee Busheikin (probable): well

[0:07:23] Voice 11: i think that goes both ways if it isn't then why would we change the setback

[0:07:30] Voice 11: and muddy the waters around setbacks by doing them site-specifically.

[0:07:37] Voice 11: I can think that if somebody wanted to clear for view, for example,

[0:07:47] Voice 11: these are view properties, with setbacks, there may be from the public a reluctance

[0:07:57] Voice 11: or confusion about whether one could clear, take down a tree, for example, in the setback area or not.

[0:08:07] Voice 11: So I just like consistency. It's my way of looking at things.

[0:08:14] Voice 11: I don't have any other way, I think, of looking at it.

[0:08:20] Voice 11: And again, I get back to the piecemeal, kind of a principle for me,

[0:08:26] Voice 11: that the piecemeal approach to planning is, I find it clumsy, if you want.

[0:08:37] Trustee Fast (probable): Okay, thank you. I see that Trustee Boucherkin is nodding. Does that complete your question?

[0:08:45] Trustee Busheikin (probable): Yeah, I mean, we could discuss it probably for a long time, but that's,

[0:08:49] Trustee Busheikin (probable): yeah, that was an answer to my question. So thank you.

[0:08:52] Trustee Busheikin (probable): okay thank

[0:08:52] Trustee Fast (probable): you very much um so shall is there any more questions for the planner about this

[0:09:00] Trustee Fast (probable): first item or shall we move on to the next bit i don't see any hands up so please go ahead sonia

[0:09:09] Trustee Fast (probable): great thank you

[0:09:10] Planner Zupanec (probable): okay so that takes care of summarizing recommendations one and two which

[0:09:15] Planner Zupanec (probable): are specific to the land use bylaw amendment recommendation number three is specific to

[0:09:21] Planner Zupanec (probable): to something that we've been putting on hold

[0:09:23] Planner Zupanec (probable): because we could not present to you

[0:09:26] Planner Zupanec (probable): the Island Stress Policy Statement Checklist

[0:09:29] Planner Zupanec (probable): until we felt that we could actually check off

[0:09:33] Planner Zupanec (probable): the policies that were relevant to the application

[0:09:35] Planner Zupanec (probable): and we didn't have sufficient information.

[0:09:37] Planner Zupanec (probable): So now is the point in the application

[0:09:40] Planner Zupanec (probable): where we bring you

[0:09:41] Planner Zupanec (probable): the Island Stress Policy Statement Checklist.

[0:09:43] Planner Zupanec (probable): There is an analysis attached.

[0:09:45] Planner Zupanec (probable): attached I think it's attachment number three that and four that provide you with the

[0:09:53] Planner Zupanec (probable): interpretation of the various policies and staff commentary from 2021 and then updated to 2022 so

[0:10:00] Planner Zupanec (probable): I don't need to go through those in detail but just so you know that's embedded in the staff

[0:10:04] Planner Zupanec (probable): report and this recommendation is the standard recommendation when we feel that you are ready to

[0:10:12] Planner Zupanec (probable): provide the concurrence that the bylaws 241 which is the OCP amendment and 242 which is the land

[0:10:19] Planner Zupanec (probable): use bylaw amendment are not contrary to or at variance with the island stress policy statement

[0:10:24] Planner Zupanec (probable): and this is necessary in order for you to contemplate next steps which would be public

[0:10:29] Planner Zupanec (probable): hearing so typically you do this at first reading we didn't have the information that you have today

[0:10:36] Planner Zupanec (probable): in your package at first reading so that's why it's before you today and recommendation four

[0:10:42] Planner Zupanec (probable): is subset to that is that your OCP amendment bylaw which is bylaw 241 has been sitting at

[0:10:50] Planner Zupanec (probable): first reading and today would be the opportunity for you to consider second reading of that if you

[0:10:56] Planner Zupanec (probable): agree that the trust policy statement checklist has been sufficiently met as per the staff analysis

[0:11:05] Planner Zupanec (probable): analysis. So the reason the checklist has been checked off, now we can dive into the next bit

[0:11:12] Planner Zupanec (probable): of the staff report. And this is sort of the pith and substance of today's meeting. And I'll just

[0:11:17] Planner Zupanec (probable): skip ahead to the section of the report, which is related to the status of the water approval

[0:11:25] Planner Zupanec (probable): specifically. And that's really where we're at today. And so we're going to have enough space

[0:11:32] Planner Zupanec (probable): space and time for you to ask any questions that you have about the supporting documentation that's

[0:11:37] Planner Zupanec (probable): been submitted and our freshwater specialist William Shelbaugh who is very very well versed

[0:11:42] Planner Zupanec (probable): in this topic is also supporting us today in terms of questions that you might have because

[0:11:48] Planner Zupanec (probable): there is a lot of technical information that's presented so this is your opportunity to get

[0:11:53] Planner Zupanec (probable): clarity so that you can determine whether you are going to concur with the other staff

[0:11:57] Planner Zupanec (probable): recommendations, which is saying moving forward to a public hearing. So what you have in your

[0:12:04] Planner Zupanec (probable): package is pretty much everything we have up to date to give you. The only additional information

[0:12:10] Planner Zupanec (probable): we have is a verbal update pertaining to the land water resource stewardship. I keep forgetting the

[0:12:19] Planner Zupanec (probable): new acronym. There's an email that the applicant did receive this week. And so I will just give

[0:12:27] Planner Zupanec (probable): you the confirmation that we did have email confirmation from the provincial department

[0:12:34] Planner Zupanec (probable): to the applicant not to staff pertaining to their review of the additional information

[0:12:41] Planner Zupanec (probable): that the applicant has submitted and when the applicant has their opportunity to speak later

[0:12:48] Planner Zupanec (probable): they can summarize that for you but I did receive a copy and can concur that we have it and it's

[0:12:53] Planner Zupanec (probable): It's sufficient for you to proceed today, but we don't have a paper copy for you.

[0:12:59] Planner Zupanec (probable): And it's correspondence, informal correspondence between the applicant and the provincial department.

[0:13:05] Planner Zupanec (probable): So the staff report summarizes some of the key pieces related to the technical documentation that you've received from the provincial hydrogeological review, which is attachment seven.

[0:13:16] Planner Zupanec (probable): and then the subsequent follow-up reviews that the applicants conducted on the impact of the well

[0:13:25] Planner Zupanec (probable): on the wetland which is the report in attachment five and then the necessary updates to the

[0:13:32] Planner Zupanec (probable): wastewater report to demonstrate where the siting is and how it will interface with the newly

[0:13:40] Planner Zupanec (probable): defined wetland area and that's attachment number six so lots and lots of technical reports here for

[0:13:47] Planner Zupanec (probable): you but in summary i think these five key pieces are sort of the sort of layman um summary for

[0:13:56] Planner Zupanec (probable): your consideration um that the adjacent groundwater users are not anticipated to experience impacts

[0:14:03] Planner Zupanec (probable): based on the projected well water use that the applicant's done that's a key finding

[0:14:09] Planner Zupanec (probable): in the documentation and that there's minor interference between the DHA well and the

[0:14:17] Planner Zupanec (probable): museum property which is adjacent and but that the test pumping rate that was used was far greater

[0:14:26] Planner Zupanec (probable): than the proposed long-term capacity so that the fact that it was flagged it was determined that

[0:14:35] Planner Zupanec (probable): there was no other interference with other wells in that vicinity and that's important for the

[0:14:40] Planner Zupanec (probable): island stress policy statement checklist as well is that we needed that documentation to demonstrate

[0:14:45] Planner Zupanec (probable): that there was no adverse impacts on the projected use of this well on adjacent property owners

[0:14:51] Planner Zupanec (probable): the other key pieces around salt water intrusion and it was determined that it was a low risk for

[0:14:57] Planner Zupanec (probable): salt water intrusion based on the projected um rates of use and there was a provincial

[0:15:06] Planner Zupanec (probable): determination of the long-term capacity which is slightly less than what the applicant had

[0:15:11] Planner Zupanec (probable): originally estimated that so it's 8.43 cubic meters per day so that's an important number

[0:15:17] Planner Zupanec (probable): because that is what we would likely see as part of a license for for the groundwater usage

[0:15:24] Planner Zupanec (probable): when and if the license is approved and that the hydrological connectivity of the well to the

[0:15:33] Planner Zupanec (probable): wetland that was one of the outstanding questions that the province had for the applicant and they've

[0:15:38] Planner Zupanec (probable): submitted documentation sufficient to the province that there doesn't appear that they are connected

[0:15:44] Planner Zupanec (probable): there was a likelihood that there would be but that they're not and so that's important as well

[0:15:49] Planner Zupanec (probable): in terms of protecting any of the freshwater features of the property from any adverse impacts

[0:15:55] Planner Zupanec (probable): of overuse of that well. So I think this is the opportunity to pause to ascertain whether the

[0:16:03] Planner Zupanec (probable): trustees have any questions about the technical details contained in any of these documents

[0:16:09] Planner Zupanec (probable): because these would all be part of a public hearing package and a community information

[0:16:15] Planner Zupanec (probable): information meeting but this is the time for you to be super clear on what it is that you have

[0:16:22] Planner Zupanec (probable): before you before we take it and allow the public to consume and ask questions about it as well

[0:16:30] Planner Zupanec (probable): thank

[0:16:32] Trustee Fast (probable): you very much planner zupanets and uh i'm wondering if we've got questions for the planner

[0:16:37] Trustee Fast (probable): before i ask the applicants to fill in any gaps or talk about things so trustee critchley question

[0:16:45] Trustee Fast (probable): question for the planner?

[0:16:45] Trustee Critchley (probable): Well, I'm happy to hear from the applicants, first of all, if that's the

[0:16:49] Trustee Critchley (probable): protocol, I don't mind waiting my turn.

[0:16:52] Trustee Fast (probable): Okay, usually according to our public participation

[0:16:55] Trustee Fast (probable): guidelines, we at this point give the applicant five minutes to applicants, five minutes to

[0:17:03] Trustee Fast (probable): fill in any gaps or speak about what they, whatever you want to say, whatever comments

[0:17:14] Trustee Fast (probable): you want to say so uh perhaps we should do that now unless people have questions for the planner

[0:17:18] Trustee Fast (probable): beforehand trustees not

[0:17:21] Trustee Critchley (probable): seeing any hands sorry now that i think about it go ahead i think about it

[0:17:27] Trustee Critchley (probable): perhaps it would be um better to for me to ask a question of the fresh water specialist first

[0:17:35] Trustee Fast (probable): okay so

[0:17:36] Trustee Critchley (probable): that information is out there for the applicant to respond to if if any i'm not sure

[0:17:40] Trustee Critchley (probable): but um i was just wondering um if mr shoba's had a chance to review these things and if he had any

[0:17:49] Trustee Critchley (probable): comment on any of the professional reports that that are uh put forward here go ahead

[0:17:58] Trustee Critchley (probable): freshwater

[0:17:58] Voice 1: specialist yeah okay thank you thank you chair uh thanks for the question trustee

[0:18:02] Voice 1: Chris Lee. I just have one.

[0:18:09] Voice 2: I should start off to say that the reports have been professionally

[0:18:17] Voice 2: done. And I don't have any comment on the professional merit or integrity of the consultants

[0:18:25] Voice 2: who undertook the report. However, I just want to share my screen. If I may, Chair.

[0:18:32] Trustee Fast (probable): Please go ahead.

[0:18:33] Trustee Fast (probable): thanks

[0:18:33] Voice 2: um so you see my screen it should show and i'm i'm guessing this is the current plan

[0:18:40] Voice 2: can is that can i just get confirmation that this is kind of the current idea yes it is okay thank

[0:18:48] Voice 2: you um and i also may flip to uh al dakin's um uh drawings for for clarity but i i think just

[0:18:58] Voice 2: just if you'd be willing to just take my word for it,

[0:19:02] Voice 2: because I have it in my mind's eye what it looks like.

[0:19:05] Voice 2: And he is showing in his report

[0:19:08] Voice 2: and also chose here with the elevation

[0:19:12] Voice 2: that largely there is groundwater movement

[0:19:16] Voice 2: in the fractured aquifer from the east,

[0:19:21] Voice 2: so from the playground area and going towards the well.

[0:19:25] Voice 2: And it may be quite radial,

[0:19:28] Voice 2: but it is trending towards the wetland.

[0:19:32] Voice 2: And as I believe it was Mr. Dakin

[0:19:37] Voice 2: that wrote a letter report that did analysis

[0:19:44] Voice 2: that the well is not connected to the wetland,

[0:19:46] Voice 2: that there is quite a substantial,

[0:19:49] Voice 2: I guess we'll call it an aquifer cap.

[0:19:52] Voice 2: So the majority of the groundwater flow

[0:19:58] Voice 2: is coming underground and interacting with that well

[0:20:01] Voice 2: well and that water is likely not coming into the wetland and the wetland is quite perched.

[0:20:07] Voice 2: He has identified that the soils in the area are quite clayey. Contrasting to H2O's assessment of

[0:20:20] Voice 2: the septic field, just that first look, it's one thing that stick up gradient of the well,

[0:20:29] Voice 2: regardless of the aquifer, it's just nothing of note. But there's going to be enough works in the

[0:20:39] Voice 2: area uh the one thing that connectivity of on the sand fine sand even to medium grain sand like so

[0:21:17] Voice 2: that's pretty aquifer if it was a shallow aquifer sound

[0:21:23] Voice 2: thing like in the northern part of them and

[0:21:25] Voice 2: uh whereby like the the soil there on that that epic field is just there um and

[0:21:50] Voice 2: also i just noticed

[0:21:51] Voice 2: today that um it does encroach also slightly yeah so that that's that's my own

[0:22:20] Voice 17: thank you very much

[0:22:21] Voice 2: I'm open for any questions, if there are any. Thank you.

[0:22:24] Trustee Fast (probable): Yeah. Okay. Thank you. Trustees? Trustee Bishakin?

[0:22:28] Trustee Busheikin (probable): Yeah. So the discrepancy you brought up around the description of the soil for the septic

[0:22:37] Trustee Busheikin (probable): mold, how can that, like, how would that get better resolved? Is that something that when

[0:22:45] Trustee Busheikin (probable): when it comes time to actually constructing the septic system

[0:22:49] Trustee Busheikin (probable): and getting the necessary approvals in place,

[0:22:54] Trustee Busheikin (probable): that that would sort of need to be resolved at that point?

[0:23:00] Voice 2: Yeah, through the chair, like the septic installers are wizards.

[0:23:05] Voice 2: Like they're amazing at what they do.

[0:23:08] Voice 2: I think the analysis of the potential for to receive septic

[0:23:15] Voice 2: is quite and to dig a hole in the ground and fill up with water and watch percolate which is fine

[0:23:22] Voice 2: and and so that that simple assessment is looking particularly at that percolation where

[0:23:29] Voice 2: um mr dakin was looking at the opposite of that and so i'm just saying that one analysis

[0:23:36] Voice 2: was very they're both very favorable to each to visual analysis in different ways

[0:23:42] Voice 2: so it's possibly that the soils do the property because there is elevation and so that wetland

[0:24:16] Voice 2: if it's not collecting and rainwater compacted and perhaps in a completely different soil horizon

[0:24:28] Voice 2: and so photography much water and if water management handle that and where that then go

[0:24:55] Voice 2: to the wetland if the wetland the system that is protected that if there's not I'm not

[0:25:26] Voice 2: more

[0:25:44] Trustee Fast (probable): questions for the freshwater specialist go ahead trustee Critchley

[0:25:47] Trustee Fast (probable): Thank

[0:25:49] Trustee Critchley (probable): you. Mr. Shobha, I'm not sure of your areas of expertise and whether it encompasses

[0:25:57] Trustee Critchley (probable): wastewater treatment, plant design and specifications and so forth. But one of

[0:26:03] Trustee Critchley (probable): the things I was wondering about is in the report of H2O Environmental, it talks about the

[0:26:11] Trustee Critchley (probable): DDF, the daily design flow, which I gather is something which is mandated in some health

[0:26:20] Trustee Critchley (probable): regulation somewhere on the design of septic systems. But then, and that is estimated for

[0:26:26] Trustee Critchley (probable): this project of being 18,200 liters per day, which sounds to me to be a tremendous amount of

[0:26:34] Trustee Critchley (probable): of water uh and effluent um but then there is a um a statement that in reality it is expected that

[0:26:45] Trustee Critchley (probable): the daily design flow would be one half that um so but there's nothing that i could see in the

[0:26:53] Trustee Critchley (probable): document that would tell me the rationale for that is are you able to comment on on that sort

[0:27:02] Trustee Critchley (probable): of estimate um

[0:27:04] Voice 2: yeah sure so just uh the chair um thank you for that comment um it's a good one um

[0:27:10] Voice 2: i think if we did our water budget analysis on septic alpha all of the water budgets would be

[0:27:19] Voice 2: extremely in the red because they are rated to to hold a lot of effluent and i think for a lot

[0:27:28] Voice 2: lot of reasons that there are septic fields that have integrated systems with with also

[0:27:35] Voice 2: with french drains sometimes that's like french drains are pumped into the same septic outflow

[0:27:42] Voice 2: if there's not a stormwater management um largely the the water like the amount of water that's

[0:27:51] Voice 2: going into the septic field if it's not an integrated system with stormwater is um is the

[0:27:58] Voice 2: amount of water from the well that is being removed and plus any other um water that comes

[0:28:03] Voice 2: from so it should closely be related to their daily demand so even at the assumption that it's

[0:28:12] Voice 2: going to be a fraction of its design is still more than what for water another thing too is

[0:28:23] Voice 2: that septic fields are rain on them then they can um but yeah no i i just wanted to say what

[0:29:19] Trustee Fast (probable): i have a question who's steve

[0:29:20] Voice 2: thank you okay thank you okay um

[0:29:27] Voice 2: yeah just one more comment

[0:29:29] Voice 2: on the well i mean um so the applicant pumping at 20 per hour and um there is like a safe

[0:29:49] Voice 2: i apologize if i said mr

[0:30:00] Voice 2: apologize for that. And, you know, it's like one, it's like two gallons a minute or something like

[0:30:06] Voice 2: this. And, you know, that's a low producing well. And through careful management, it's likely to

[0:30:16] Voice 2: be a sustainable producer. It's just going to need some careful management of a viable water

[0:30:28] Voice 2: source over a long period of time and um so i just consider that when when carrying forward to asking

[0:30:38] Voice 2: for mitigating measures assist the applicant in the operation of this well for first example thank

[0:30:54] Voice 2: you also yeah and also just the placement of the well too i'm not sure about the shared garden and

[0:30:59] Voice 2: how that's going to be managed but obviously the groundwater protection regulation and well

[0:31:04] Voice 2: siting has to be followed i'm not sure if they're set back to buildings but that's something that

[0:31:08] Voice 2: at the, I think so, but looked at our setbacks parking lots, it's just in a very vulnerable

[0:31:16] Voice 2: location, where if it was like tucked away to the side, it would be less so, just surrounded by

[0:31:23] Voice 2: people and infrastructure and cars and, and potential for when the ensuring that the well

[0:31:40] Voice 2: and not Cassie from the upgrading, which the parking lot is at the up gradient. So likely a

[0:31:47] Voice 2: stormwater management okay

[0:31:54] Trustee Fast (probable): thank you very much that was comprehensive trustee christy go ahead

[0:32:01] Trustee Critchley (probable): david yeah so uh just following up on on the uh comment that you made about the well needing

[0:32:08] Trustee Critchley (probable): sort of management in order for it to to maintain its life as a good well uh are are those management

[0:32:16] Trustee Critchley (probable): management tools or systems, the ones that we have, for example, previously employed with regard

[0:32:27] Trustee Critchley (probable): to the DCLTA matter that involves a monitoring system with electronic readouts and all that

[0:32:38] Trustee Critchley (probable): sort of thing to make sure that you don't sort of overdraw down the well? Is that what you had in

[0:32:42] Trustee Critchley (probable): mind in terms of management or are there other things that you would want us to specify to

[0:32:48] Trustee Critchley (probable): ensure as far as is possible that that this uh well continues to be viable uh

[0:32:57] Voice 2: yeah thank you um

[0:32:58] Voice 2: so monitoring of the well levels and um and also monitoring of the flow from the well

[0:33:05] Voice 2: is is a really two really important parameters to see the performance of the well over time and

[0:33:12] Voice 2: through the seasons uh having that data and then um monitoring the water flow or water usage if you

[0:33:20] Voice 2: will from from other areas um like the laundry or from maybe not every single unit but groups of

[0:33:27] Voice 2: units can really help in water accounting and uh there's some successful water systems like

[0:33:33] Voice 2: the Osborne system and our Eastbourne system around Keats Island they do water auditing like

[0:33:39] Voice 2: like that and they have a few wells that come together five gallons a minute and serve 175

[0:33:44] Voice 2: homes so it's like it's a their water auditing is really essential to the success of that

[0:33:50] Voice 2: water system and and that type of look can out here another one is having a variable pump so

[0:34:06] Voice 2: instead of having a pump pump installer just sets it at like the two gallons per minute that there

[0:34:13] Voice 2: is out of impact i imagine that there is and that's not long-term storage that's just like

[0:35:09] Voice 2: they looked at it but no i imagine there can be some i imagine those things you see or not but

[0:35:59] Voice 17: thank you any follow-up questions for the freshwater specialist yes

[0:36:06] Trustee Critchley (probable): okay

[0:36:07] Trustee Fast (probable): go ahead david

[0:36:08] Trustee Fast (probable): so

[0:36:10] Trustee Critchley (probable): um also another of the assumptions made in terms of the design flow for the wastewater system

[0:36:18] Trustee Critchley (probable): is that the flow would be reduced by about 30 percent by the use of gray water for the toilet

[0:36:26] Trustee Critchley (probable): systems. Do you have any comment on that?

[0:36:30] Voice 2: Yeah I do. So I just wonder like over time if it's

[0:36:36] Voice 2: if it's actually a reduction. I think see this is where like I get a little bit murky pardon the pun

[0:36:45] Voice 2: because gray water recycling to me seems just like another input so some say that it's removing

[0:36:56] Voice 2: the man on the well and that could be but I just see gray water as just like rainwater and and so

[0:37:05] Voice 2: you put the gray water back in the system you know everything is still moving downhill so I just I

[0:37:11] Voice 2: just wonder if it's going to be a true reduction on septic or not and I don't know if I'm thinking

[0:37:17] Voice 2: about that the right way like if you just think about it like say the laundry um and so instead

[0:37:23] Voice 2: of the laundry taking all the water and just moving it straight to the septic field the laundry

[0:37:27] Voice 2: just pumps it back uphill and gets used in the toilet but that's just moving downhill again

[0:37:32] Voice 2: so instead of putting just fresh water into the toilets you're just pumping water from the laundry

[0:37:39] Voice 2: back uphill and then it's moving back down so so if the laundry is just like completely cut off

[0:37:47] Voice 2: from the septic field then i guess that's the reduction yeah like maybe if we do some bean

[0:37:55] Voice 2: counting or droplet counting that is 30 but to me it just kind of seems that once the whole thing's

[0:38:01] Voice 2: going i guess like if you just think about the laundry's cut off at the field and it's moving

[0:38:10] Voice 2: through toilets then then i guess that would be a reduction

[0:38:17] Trustee Critchley (probable): thank you um so i've got further

[0:38:21] Trustee Critchley (probable): question on that okay continuing on with with wastewater which is my major concern here is

[0:38:28] Trustee Critchley (probable): It's probably readily apparent from the line of questioning.

[0:38:33] Trustee Critchley (probable): So one of the statements for H2O Environmental talks about with proper maintenance of the wastewater system,

[0:38:42] Trustee Critchley (probable): there will be a minimum risk of, quote, negative impact of the effluent on both the well for the property and on neighboring wells.

[0:38:55] Trustee Critchley (probable): So I'm wondering, can you say what is proper maintenance and would it be part of our concern that we have some sort of covenants in our documentation, much as we did on the DCLTA file for continuous well monitoring and so forth?

[0:39:23] Trustee Critchley (probable): Should we be having specific maintenance requirements for the wastewater treatment system as part of the Islands Trust concerns here?

[0:39:36] Voice 2: Okay, that's a good question.

[0:39:40] Voice 2: I'm not going to comment on what type of maintenance, like the septic installers and then the operators of septic fields.

[0:39:49] Voice 2: I imagine if they were to do maintenance, it would be up to guidance standards.

[0:39:56] Voice 2: Um, uh, or can the LTC or should the LTC require that there is, um, regular maintenance of

[0:40:07] Voice 2: the septic field that is then reported back to the LTC would probably be the question

[0:40:12] Voice 2: there.

[0:40:12] Voice 2: Um, and, and if that is maybe not reporting back to the LTC, but if there's some sort

[0:40:20] Voice 2: of indication that the, that the development will undergo the appropriate septic field

[0:40:27] Voice 2: maintenance as recommended by h2o then perhaps that comes in a covenant i don't know i'll

[0:40:36] Voice 2: differ for that analysis but um i i think like septic fields are are largely set them and forget

[0:40:48] Voice 2: them until you run into a problem where i think all of us have lived on the subject and um i i

[0:40:55] Voice 2: just see this another it's another complex system the septic fields because as you notice septic

[0:41:00] Voice 2: fields are uphill everything is downhill so there's um i imagine there's gonna be pumps and

[0:41:06] Voice 2: tanks and and then i imagine with the end of the center who's

[0:41:21] Voice 2: and you know we look through

[0:41:28] Voice 2: a system and it's very up to date and seven years and applicant not one of them who the operators

[0:42:13] Voice 2: are the response plan if you will i'm not sure what they want but um i know for galliano

[0:42:39] Voice 2: no rezoning to affordability.

[0:42:54] Voice 8: Thank you.

[0:42:55] Trustee Fast (probable): Thank you.

[0:42:57] Trustee Fast (probable): So I'm wondering if at this point,

[0:43:01] Trustee Fast (probable): whether the planner has anything else they'd like to say,

[0:43:03] Trustee Fast (probable): otherwise I'd like to see if the applicants would like to add anything.

[0:43:08] Trustee Fast (probable): Planner Zupanets?

[0:43:09] Planner Zupanec (probable): No, just to remind everybody to the proposed system that's being,

[0:43:13] Planner Zupanec (probable): that was designed as part of this as a type three system.

[0:43:17] Planner Zupanec (probable): And so that is the most complex system comes with a whole host of

[0:43:24] Planner Zupanec (probable): maintenance requirements from the from the professional as well and island health is

[0:43:29] Planner Zupanec (probable): involved in that process so any funder for the housing would likely make sure it's in their

[0:43:34] Planner Zupanec (probable): best interest to maintain that system which is a very significant investment to the exact

[0:43:39] Planner Zupanec (probable): specifications of the maintenance manual once it's constructed to ensure costly repairs aren't

[0:43:46] Planner Zupanec (probable): necessary due to poor maintenance that's all okay

[0:43:51] Trustee Fast (probable): thank you then looking at the time we've been on

[0:43:56] Trustee Fast (probable): this for 50 minutes and i just wanted to uh give the applicant a chance to um uh speak if you've

[0:44:04] Trustee Fast (probable): got uh co-applicants uh maybe i'll go to simon first and and uh and see if there's anything you

[0:44:11] Trustee Fast (probable): you want to add or um say go ahead simon mute

[0:44:19] Voice 7: myself uh i hope i could be heard um listening

[0:44:23] Voice 7: to the conversation just now it strikes me that um uh well let me rephrase what i was going to say

[0:44:33] Voice 7: uh i think that you should be confident that the investment being put into this by people like bc

[0:44:44] Voice 7: Housing, CMHC and the Federation of Canadian Municipalities being the three bodies to whom

[0:44:51] Voice 7: we're going to be from whom we're going to be requesting funding. I think you should be

[0:44:56] Voice 7: confident that they are not going to allow their money to be used to create a project

[0:45:02] Voice 7: which is then going to be mismanaged. That the maintenance of things such as the rainwater

[0:45:09] Voice 7: harvesting system the well the pumps the wastewater system is clearly and obviously

[0:45:16] Voice 7: going to be part of a comprehensive management plan and even before that part of a very

[0:45:24] Voice 7: comprehensive water system design and in fact following this meeting our group our team

[0:45:35] Voice 7: are going to start the design process for these various systems.

[0:45:41] Voice 7: So I really can't add anything more than that, I don't think.

[0:45:49] Voice 7: But there is a degree of logic between the fact that, you know,

[0:45:56] Voice 7: taxpayer money is going to be spent on this project

[0:45:59] Voice 7: and taxpayer money is not going to be misused.

[0:46:02] Voice 7: It's not going to be allowed to be misused.

[0:46:06] Voice 7: Because, as I'm sure some of you will know, organizations like BC Housing are extremely careful in how they allow investments to be made and the oversight that they insist on having.

[0:46:25] Voice 7: Other than that, I don't think I've got anything to add. I don't know if my colleague Dave Ricketts would like to say something.

[0:46:31] Trustee Fast (probable): I see his hand up. Please go ahead, Mr. Ricketts.

[0:46:33] Trustee Fast (probable): Thanks.

[0:46:34] Voice 12: Just a couple of things to add to what Simon said. And these are really just speaking

[0:46:39] Voice 12: to sort of specific comments that William made. First of all, there will be a stormwater

[0:46:45] Voice 12: management plan. That's one of the next consultants we'll be bringing on board. So I think that'll

[0:46:50] Voice 12: address some of the issues that were raised. And I also think that the water license and

[0:46:57] Voice 12: and Island Health are going to have monitoring requirements

[0:47:00] Voice 12: of us, so I think that'll be addressed specifically

[0:47:04] Voice 12: because of their requirements.

[0:47:07] Voice 12: Simon already mentioned rainwater harvesting and storage.

[0:47:11] Voice 12: One of the things you mentioned, William,

[0:47:13] Voice 12: was the septic system sort of impinging a little bit

[0:47:19] Voice 12: on the 30 meter zone from the well.

[0:47:22] Voice 12: And we are aware of that,

[0:47:24] Voice 12: that but since that that plan was prepared we had a more rigorous survey done of the lot so we now

[0:47:33] Voice 12: have half meter contours and set to proper datums and so on so we are planning on making adjustments

[0:47:40] Voice 12: to the site plan to to respect the more accurate information we have now but i can tell you that

[0:47:47] Voice 12: in the the up-to-date survey information there's nothing there that's alarming it

[0:47:52] Voice 12: generally correspond with the information we've got so it's just minor adjustments required

[0:47:58] Voice 12: and i think that's it okay

[0:48:00] Trustee Fast (probable): thank you and uh um is this the time that you might refer to that

[0:48:08] Trustee Fast (probable): informal email that you received that staff can't include in this report yet

[0:48:16] Trustee Fast (probable): the planner referred to a informal email confirmation to the applicants from

[0:48:24] Trustee Fast (probable): forest lands and resource stewardship sure

[0:48:31] Voice 7: would you like me to address that uh

[0:48:32] Voice 7: madam chairman i

[0:48:34] Trustee Fast (probable): would because uh it it raises uh uh makes me curious

[0:48:39] Trustee Fast (probable): please go ahead so

[0:48:41] Voice 7: so the the the basic question was actually twofold one was

[0:48:46] Voice 7: to what degree if any the drawdown of the well impacts the wetland particularly during the dry

[0:48:54] Voice 7: season and whether or not the well uh if if it does impact what impact does it have on any flora

[0:49:03] Voice 7: or fauna and this was the question from forest lands natural resources or whatever they're called

[0:49:10] Voice 7: now and our hydrogeologist re-examined his data and uh he asked current environmental who did the

[0:49:20] Voice 7: environmental study to place some um gauges at three points in the wetland and to drill

[0:49:28] Voice 7: auger holes to find out what the what the composition was of the soil and the conclusion

[0:49:35] Voice 7: conclusion to this layman was that, and it's contained in the reports that are attached to

[0:49:45] Voice 7: the staff report, by the way, was that they will not have any impact on either of those with well

[0:49:52] Voice 7: to wetland nor to the flora and fauna. The reports were sent to Forest Lands and Natural Resources

[0:49:58] Voice 7: and the email that we got back from them on Thursday was that their questions had been

[0:50:05] Voice 7: satisfied and they were now moving quote-unquote to the consultation stage which basically means

[0:50:12] Voice 7: that their questions over impact had been answered satisfactorily and they could go

[0:50:20] Voice 7: start the process of consulting with First Nations and other bodies before going ahead to

[0:50:31] Voice 7: to internal examination of the license application

[0:50:36] Voice 7: and eventually to issuance of the license.

[0:50:41] Trustee Fast (probable): Thank you, that's great.

[0:50:43] Trustee Fast (probable): That was the report complete with photos.

[0:50:46] Trustee Fast (probable): Go ahead, Trustee Critchley.

[0:50:49] Trustee Critchley (probable): Thank you.

[0:50:49] Trustee Critchley (probable): Mr. Palmer, did you get any indication

[0:50:52] Trustee Critchley (probable): from BC Water Licensing Authority

[0:50:55] Trustee Critchley (probable): as to when their process would be completed?

[0:50:58] Trustee Critchley (probable): I think we did issue a letter indicating that it was in, there's a community benefit aspect to expediting this and in accordance with the policies that they would do that.

[0:51:10] Trustee Critchley (probable): Have they indicated to you what sort of timeframe?

[0:51:13] Voice 7: Yeah, their bottom line was that it could be up to four, and I'm quoting here, up to four to five months from date, from now.

[0:51:22] Voice 7: And the reason for that length of time is that they have heard, or in their experience, they have heard that the Comox First Nation is particularly concerned about groundwater quantities, and that that might therefore lead them to be requiring either further information or internal debate or some back and forth with the ministry.

[0:51:53] Voice 7: They were they were not specific but but four to five months was the time period that they were that they that they put in their email to me on Thursday, as being the likely the likely timeline.

[0:52:09] Trustee Fast (probable): Thank you.

[0:52:10] Trustee Fast (probable): Any more questions for the code. Oh, I can see trustee show but William show but please go ahead.

[0:52:18] Voice 2: I give me 20 years.

[0:52:19] Voice 2: if trustee then um just kidding um this is a question to the applicant um if i may chair um

[0:52:27] Voice 2: i think

[0:52:28] Voice 2: you should go

[0:52:28] Trustee Fast (probable): ahead oh

[0:52:29] Voice 2: thank you um do you have i know this is really early days but

[0:52:34] Voice 2: just going back to management of the water systems um i have definitely seen a bc housing

[0:52:41] Voice 2: water system uh failed improper management um of course they're built well and um but then they

[0:52:50] Voice 2: need to be operated and i was wondering um if there's like a thought or an understanding of

[0:52:57] Voice 2: who will be the operator of the water system going forward will it be a hired person or

[0:53:04] Voice 2: a volunteer base or a consultant or a contractor that will operate the water system going forward

[0:53:11] Voice 2: i imagine that will be a requirement of of um the operating permit for the water treatment

[0:53:17] Voice 2: but from uh island health so i was just wondering if if that's been thought of yet

[0:53:24] Voice 2: the

[0:53:26] Voice 7: answer is we've not we've not covered that ground but my guess would be that with a rainwater

[0:53:34] Voice 7: treatment system uh with uh the well uh and the rainwater having to be balanced uh with the amount

[0:53:43] Voice 7: of pumping that's involved that there would have to be somebody with professional qualifications

[0:53:51] Voice 7: and my second comment is that island health alone will require that we have an eo cp certified

[0:53:59] Voice 7: operator for this being a small water system if

[0:54:05] Voice 12: i can add to that just briefly um at sort

[0:54:09] Voice 12: of one level up the intent is that makola will be the operator for the project so they have uh

[0:54:16] Voice 12: considerable experience in managing this sort of facility okay

[0:54:20] Voice 17: thank you any more questions

[0:54:25] Trustee Fast (probable): trustees for the uh applicants or

[0:54:29] Voice 17: um the planner otherwise i'm seeing that we're at 502

[0:54:37] Voice 17: and

[0:54:37] Trustee Fast (probable): uh i'm wondering if we want to look at the uh series of recommendations and uh and begin to

[0:54:44] Trustee Fast (probable): to discuss it as the local trust committee.

[0:54:48] Trustee Fast (probable): Trustee Critchley.

[0:54:50] Trustee Critchley (probable): Thank you.

[0:54:55] Trustee Critchley (probable): Yes, from the time of my questions,

[0:54:57] Trustee Critchley (probable): you can see the most biggest concern I have

[0:54:58] Trustee Critchley (probable): is with regard to wastewater discharge.

[0:55:03] Trustee Critchley (probable): I'm concerned because of this, the proximity,

[0:55:06] Trustee Critchley (probable): the septic discharge fields and the system,

[0:55:11] Trustee Critchley (probable): the proximity to the well,

[0:55:14] Trustee Critchley (probable): other neighbors being potentially impacted i noticed that you know h2o has really acknowledged

[0:55:22] Trustee Critchley (probable): that there is of course a risk factor involved when it talks about minimizing the risk of negative

[0:55:29] Trustee Critchley (probable): impact so to me that acknowledges one a risk element that is there and i'm not comforted by

[0:55:40] Trustee Critchley (probable): Mr. Palmer's reference to the requirements of other agencies. I think, you know, the law courts

[0:55:48] Trustee Critchley (probable): are full of cases where the defense is always, oh, I thought somebody else was looking after that,

[0:55:55] Trustee Critchley (probable): or, you know, there's four parties and they're all pointing fingers at the other guy for having

[0:56:01] Trustee Critchley (probable): failed to either institute a requirement or to monitor it or do something else. So that to me

[0:56:09] Trustee Critchley (probable): is no comfort and and furthermore we are um the other agencies they're they're out there to

[0:56:17] Trustee Critchley (probable): protect money uh which is fair enough taxpayer money perhaps uh we are here to protect the

[0:56:24] Trustee Critchley (probable): environment and to protect the uh the safety of people uh the citizens of the island particularly

[0:56:31] Trustee Critchley (probable): the village area under consideration now so i want to make a motion um that i would move the

[0:56:37] Trustee Critchley (probable): local trust committee request staff to arrange a professional review of the proposed wastewater

[0:56:46] Trustee Critchley (probable): treatment system for Denman Green at the expense of the applicant.

[0:56:55] Trustee Fast (probable): Thank you. I'm just going to

[0:56:58] Trustee Fast (probable): see if Vicki caught that as our minute taker, because it kind of came quickly. Vicki, can you

[0:57:08] Trustee Fast (probable): confirm that you've got that yes

[0:57:11] Voice 14: i did get that thank

[0:57:13] Trustee Fast (probable): you very good uh go ahead um dave ricketts

[0:57:19] Voice 12: yeah with all due respect to david i don't see this as a legal thing i see this as a

[0:57:25] Voice 12: wastewater specialist and engineering thing and what h2o yeah

[0:57:30] Voice 12: so what h2o have done have followed

[0:57:34] Voice 12: all of the appropriate guidelines and we'll continue to do that in the design and maintenance

[0:57:39] Voice 12: as a facility going forward.

[0:57:41] Voice 12: So I'm not sure where the concern arises.

[0:57:44] Voice 12: It seems kind of a bit of a doomsday look at things

[0:57:52] Voice 12: when we're taking all the right precautions

[0:57:54] Voice 12: with respect to wastewater specialists and engineering.

[0:57:58] Trustee Fast (probable): Okay, thank you.

[0:58:00] Voice 17: I'm going to bring in William Schulbeck.

[0:58:06] Voice 2: Thank you, Chair.

[0:58:07] Voice 2: Yeah, so I just did a recalculation of H2O's

[0:58:14] Voice 2: hydraulic connectivity of the site

[0:58:17] Voice 2: and they say 0.8 meters per day most of the time we're in in groundwater science we're looking at

[0:58:30] Voice 2: it's usually in in in centimeters or meters per per second and so a they have it at nine times

[0:58:43] Voice 2: times 10 to the negative six,

[0:58:46] Voice 2: so almost one times

[0:58:50] Voice 2: 10 to the negative five meters

[0:58:51] Voice 2: per second, and that would be like a clean sand.

[0:58:56] Voice 2: And then the work done by Mr. Dakin

[0:59:01] Voice 2: was showing very low connectivity, like a glacial till.

[0:59:06] Voice 2: So there's the possibility that it's a layered system.

[0:59:11] Voice 2: And I think just to maybe put some technical note

[0:59:17] Voice 2: to the concern that Trustee Critchley is talking to is that I believe that he's referring to

[0:59:25] Voice 2: breakout downslope and interact with in between the not on the surface

[0:59:33] Voice 2: property boundary. Groundwater likes to travel along boundaries.

[1:00:00] Voice 2: of water indeed that's what water so as well as the

[1:00:40] Trustee Fast (probable): okay thank you so i think what i'm envisioning

[1:00:43] Trustee Fast (probable): is a lens of sand sitting uh in the soil uh perhaps with the clay underneath it or maybe

[1:00:51] Trustee Fast (probable): some other layers i don't know but okay thank you uh i um i withdraw my images because they

[1:00:57] Trustee Fast (probable): might be completely incorrect but i hope somebody would uh tell me if they were way off um i'm uh

[1:01:07] Trustee Fast (probable): I'm going to go now to back to David.

[1:01:10] Trustee Fast (probable): You had a motion there that the local trust committee

[1:01:13] Trustee Fast (probable): request staff to arrange a professional something.

[1:01:17] Trustee Fast (probable): And did

[1:01:18] Voice 4: you want to

[1:01:19] Trustee Fast (probable): speak to your motion before?

[1:01:21] Trustee Fast (probable): Because we don't have a seconder yet.

[1:01:23] Trustee Fast (probable): And I'm right.

[1:01:26] Trustee Fast (probable): Vicki, can

[1:01:27] Voice 4: you read the motion?

[1:01:28] Trustee Fast (probable): I'm going to ask Vicki to read the motion back so we know what exactly it is.

[1:01:32] Voice 15: Vicki?

[1:01:33] Voice 15: Sure.

[1:01:33] Voice 15: or move that the local trust committee request staff

[1:01:37] Voice 15: to arrange a professional review

[1:01:39] Voice 15: of the proposed wastewater system for Deming Green

[1:01:42] Voice 15: at the expense of the applicant.

[1:01:45] Trustee Fast (probable): Okay, okay, thank you.

[1:01:50] Trustee Fast (probable): Do

[1:01:50] Voice 17: I have a seconder?

[1:01:56] Voice 17: I'm not seeing a seconder at this time.

[1:02:00] Trustee Fast (probable): We're thinking about, we're fairly early in the process.

[1:02:05] Trustee Fast (probable): We haven't had public input yet.

[1:02:09] Trustee Fast (probable): We are just looking at second reading, and I'm wondering, since we don't have a seconder who's putting up their hand among the other local trustees, whether we should move on, or do we want to take time to discuss this?

[1:02:31] Trustee Fast (probable): It's 10 after 5.

[1:02:34] Trustee Critchley (probable): Well, I think it's worthy of discussion.

[1:02:38] Trustee Critchley (probable): If I might just briefly expand on why I think this is important.

[1:02:44] Trustee Critchley (probable): You know, professional opinions can vary. Mistakes can be made in professional reports as well. I'm not suggesting that there are any that I detect here. There are a couple of questions that I had, of course, that I saw.

[1:03:00] Trustee Critchley (probable): But this is such a fundamentally important issue to the protection of the environment and to the protection of wells in the immediate neighborhood there, not the least of which is the very well that's going to be serving the water needs of the residents of this project.

[1:03:19] Trustee Critchley (probable): For me, this is rather an unprecedented size of a development that would rely upon wastewater treatment and a well.

[1:03:32] Trustee Critchley (probable): There are a couple of factors that cause me concern.

[1:03:35] Trustee Critchley (probable): One is the uphill nature of the septic system from the well.

[1:03:41] Trustee Critchley (probable): The other is the proximity of the well to the septic system.

[1:03:47] Trustee Critchley (probable): Yes, it's outside the 30 meters or can be made so with slight rejigging of the design, but that's putting it right to the edge.

[1:03:59] Trustee Critchley (probable): And do those regulations contemplate a septic system that is serving a development of this magnitude and that's going to be putting out literally thousands of liters of wastewater on a daily basis?

[1:04:15] Trustee Critchley (probable): basis. To me, it cries out for some secondary review to just see that we're on the right track

[1:04:24] Trustee Critchley (probable): here and we're doing the right thing. I do not want to be accosted at the general store five

[1:04:33] Trustee Critchley (probable): years from now saying, why on earth did you approve that system? You know, you've caused

[1:04:39] Trustee Critchley (probable): is the pollution of my well down here and that well there and this and uh you know on and on so

[1:04:46] Trustee Critchley (probable): to me it's a very key fundamental part of this project our role is is preserve and protect

[1:04:54] Trustee Critchley (probable): and our little motto if we are to put any um action to the words is you've got to be more

[1:05:02] Trustee Critchley (probable): careful with an island so that's where i'm coming from on this thank

[1:05:08] Trustee Fast (probable): you very much and i see your

[1:05:09] Trustee Fast (probable): Our planner, Zupaneth, has your hand up.

[1:05:11] Trustee Fast (probable): Go ahead, please.

[1:05:13] Planner Zupanec (probable): Again, just a reminder that the report is recommending a type 3 system,

[1:05:19] Planner Zupanec (probable): and that's a method of technology that is capable of removing pathogenic organisms

[1:05:25] Planner Zupanec (probable): before the effluent is discharged into a drain field, from what we understand.

[1:05:30] Planner Zupanec (probable): This is one of the most effective treatment system package systems.

[1:05:36] Planner Zupanec (probable): It's like a mini sewage treatment plant, essentially.

[1:05:40] Planner Zupanec (probable): actually. So I don't know if that helps provide any assurance that because that's the recommendation

[1:05:45] Planner Zupanec (probable): for the only type of system that could be placed on this site, that it does give a higher level of

[1:05:52] Planner Zupanec (probable): comfort, that there is nothing that's being released out of these tanks until it's been

[1:05:57] Planner Zupanec (probable): treated, essentially. And it's a much higher quality of effluent than what you would find

[1:06:02] Planner Zupanec (probable): in a type one or type two standard system. That's all.

[1:06:07] Voice 17: Thank you. Go ahead, Trustee Boucher.

[1:06:10] Voice 17: Sheik, can't hear you.

[1:06:16] Trustee Busheikin (probable): Sorry about that. I'm just saying that because we are having discussion,

[1:06:20] Trustee Busheikin (probable): I'll just add a bit. I mean, it wasn't seconded so often. We don't have any discussion, but it is,

[1:06:27] Trustee Busheikin (probable): I, you know, I concur with the importance of the topic. So I will just comment that I,

[1:06:35] Trustee Busheikin (probable): you know, I'm familiar with the work of HTO Consulting and I mean, any expert in this

[1:06:43] Trustee Busheikin (probable): business doing the work has generally if they've been around for a while design all kinds of

[1:06:48] Trustee Busheikin (probable): systems and this one isn't it's big for denman but it's not big for you know industry standards

[1:06:55] Trustee Busheikin (probable): and i you know i'm very confident in the level of expertise that is way beyond me or i think any of

[1:07:04] Trustee Busheikin (probable): of us um you know the island stress is not in the business of figuring out if septic systems

[1:07:12] Trustee Busheikin (probable): are the right ones that there are other there's other agencies who do that and and um and i um

[1:07:25] Trustee Busheikin (probable): yeah we just i don't i've heard detail today that's you know at my top level of understanding

[1:07:31] Trustee Busheikin (probable): around these issues and I don't I also I think just hiring someone else to review it

[1:07:41] Trustee Busheikin (probable): if we believe in the work that's been done why would we do that and if they find something

[1:07:45] Trustee Busheikin (probable): concerning I believe it's something that will be found down the road when and if DHA actually goes

[1:07:53] Trustee Busheikin (probable): through the process of getting this septic system built and approved I think that any

[1:08:00] Trustee Busheikin (probable): um uh areas that need to be uh reviewed with that that's going to come up and um it just it

[1:08:10] Trustee Busheikin (probable): it seems to me it's just another barrier of many that is really outside of what we

[1:08:21] Trustee Busheikin (probable): what what is in our our purview as the islands trust um there's so much detail that's gone into

[1:08:31] Trustee Busheikin (probable): to all of this and um i think it's really quite quite complete um so i'm yeah i'm not interested

[1:08:42] Trustee Busheikin (probable): in going ahead with this okay

[1:08:47] Trustee Critchley (probable): so i have a

[1:08:48] Trustee Critchley (probable): question question yep go ahead what is the other agency

[1:08:52] Trustee Critchley (probable): that will review this i think

[1:08:55] Trustee Critchley (probable): we've heard it's not not island health island health will receive

[1:09:00] Trustee Critchley (probable): receive a plan and put it in a drawer, nobody will look at it. That's my understanding of the

[1:09:07] Trustee Critchley (probable): system. So if Island Health was looking at it and checking it off, I would have no issues at all

[1:09:13] Trustee Critchley (probable): with that. But as far as I know, that's not going to happen.

[1:09:17] Trustee Busheikin (probable): Well, my understanding is that Island

[1:09:19] Trustee Busheikin (probable): Health does a little more than check it and look into a drawer. And I have had dealings with them

[1:09:25] Trustee Busheikin (probable): with our own septics, and there is a system of professional responsibility that I think

[1:09:35] Trustee Busheikin (probable): is run quite well, and I also, my understanding is that the funding agency, BC Housing, and

[1:09:46] Trustee Busheikin (probable): the development company, McCullough Housing, their reputations, their fiscal responsibility,

[1:09:52] Trustee Busheikin (probable): Their legal responsibility is all on the line, and that's already several layers right there.

[1:09:59] Trustee Busheikin (probable): And I like whether it's Makola or another development company, this is their business.

[1:10:08] Trustee Busheikin (probable): They're professionals in the field, and they're going to be highly motivated to make sure that nothing goes wrong.

[1:10:14] Trustee Busheikin (probable): on. As with BC Housing, they're under a lot of scrutiny and this is what they do. This is all

[1:10:25] Trustee Busheikin (probable): they do. They create housing. We don't create housing. We zone land for housing. Thank you.

[1:10:35] Voice 17: And I see you, Mr. Palmer. Go ahead. I can't hear you though. I'm mute.

[1:10:49] Voice 7: Okay. I was just,

[1:10:51] Voice 7: Just excuse me, Madam Chairman, I was just reading the wastewater assessment and H2O have almost their last paragraph.

[1:11:01] Voice 7: They say a long term contract with a registered on site wastewater practitioner certified for maintenance will be mandatory to maintain the wastewater system at design levels of treatment.

[1:11:15] Voice 7: Now, of course, H2O can't mandate that, but they could certainly recommend it.

[1:11:20] Voice 7: And I think we would take that recommendation very seriously.

[1:11:24] Trustee Fast (probable): Thank you very much.

[1:11:27] Trustee Fast (probable): I'd like to move on.

[1:11:28] Trustee Fast (probable): It's 20 after five now, and we've got another item on our agenda.

[1:11:32] Trustee Fast (probable): We've got a lot of recommendations from staff in front of us.

[1:11:36] Trustee Fast (probable): So if we can go back to page two of our agenda has the recommendations on this topic.

[1:11:44] Trustee Fast (probable): I'm wondering if any trustee out there would care to make one of these motions.

[1:11:51] Planner Zupanec (probable): Should I finish the recommendations? We haven't done five and six yet. I can just do a quick

[1:11:55] Planner Zupanec (probable): summary. Oh, sorry.

[1:11:56] Planner Zupanec (probable): Yes, please go ahead, Planner Zupanitz. Great. So recommendation number five

[1:12:03] Planner Zupanec (probable): is specific to exactly what you've been discussing now, in terms of water, at least,

[1:12:08] Planner Zupanec (probable): not the septic. But back last year, you had a specific direction to the applicant that you

[1:12:14] Planner Zupanec (probable): were expecting a water license, an approved water license from the province to be presented.

[1:12:21] Planner Zupanec (probable): and its conditions prior to a public hearing being scheduled.

[1:12:24] Planner Zupanec (probable): So we've since rethought the appropriateness of this

[1:12:29] Planner Zupanec (probable): based on the most recent information about how much longer it would take

[1:12:33] Planner Zupanec (probable): for that at a conservative estimate of four to five months

[1:12:39] Planner Zupanec (probable): of additional consultation with other agencies.

[1:12:42] Planner Zupanec (probable): So staff is recommending that you provide some clearer direction,

[1:12:47] Planner Zupanec (probable): that you would accept the proof of an approved water license

[1:12:51] Planner Zupanec (probable): prior to final consideration of adoption of the bylaws instead.

[1:12:56] Planner Zupanec (probable): And that also allows the applicant to buy some time

[1:13:00] Planner Zupanec (probable): in terms of having their license,

[1:13:02] Planner Zupanec (probable): which does have a time limit to it,

[1:13:05] Planner Zupanec (probable): the conditions of use to begin their use.

[1:13:09] Planner Zupanec (probable): There's a clock that starts to tick once that license is issued

[1:13:12] Planner Zupanec (probable): and therefore it would bring them closer to the end

[1:13:14] Planner Zupanec (probable): of your legislative review process of the bylaws

[1:13:16] Planner Zupanec (probable): and allow them time to proceed with actual development of the property for beneficial

[1:13:23] Planner Zupanec (probable): use of the water. So that's what recommendation five is about. And that would mean that at a

[1:13:28] Planner Zupanec (probable): public hearing community information meeting, I would advise the community that they would not

[1:13:33] Planner Zupanec (probable): be seeing the actual conditions of a license because those would be received post public

[1:13:38] Planner Zupanec (probable): hearing if you concur with this. But that staff would be reporting back to the local trust

[1:13:43] Planner Zupanec (probable): trust committee that it has been approved but those conditions likely would not be a public

[1:13:47] Planner Zupanec (probable): document nor would the local trust committee be seeing that after a public hearing and the sixth

[1:13:53] Planner Zupanec (probable): recommendation is just pertaining to the specific direction that we feel that you are ready to if

[1:13:59] Planner Zupanec (probable): you're confident that you have sufficient information to proceed to public hearing that

[1:14:04] Planner Zupanec (probable): we could schedule that within the next regularly scheduled meeting may 31st 2022 that's it thanks

[1:14:13] Voice 17: okay

[1:14:14] Trustee Fast (probable): thank you all right thank you so uh trustees questions for the planner go ahead trustee

[1:14:20] Trustee Fast (probable): question on

[1:14:22] Trustee Busheikin (probable): number six the scheduling that you're thinking um and i understand it will ultimately be

[1:14:27] Trustee Busheikin (probable): up to the local trust committee but final super nuts you're thinking that the cim and the public

[1:14:33] Trustee Busheikin (probable): hearing could be folded into our may 31st of whatever it is end of may meeting correct okay

[1:14:41] Trustee Busheikin (probable): Okay, both of them all in one, all at once.

[1:14:47] Trustee Busheikin (probable): Okay, well, we'll see when we get to that.

[1:14:50] Planner Zupanec (probable): So we've had one dedicated community information meeting already.

[1:14:54] Trustee Busheikin (probable): Yeah.

[1:14:55] Trustee Busheikin (probable): And

[1:14:55] Planner Zupanec (probable): this would be the sort of what we call the mini CIM before the public hearing.

[1:14:59] Planner Zupanec (probable): It's not, you know, days beforehand, because we have already had one.

[1:15:04] Planner Zupanec (probable): And I've addressed a number of those issues that were raised at that point in time.

[1:15:09] Planner Zupanec (probable): so it's up to you how you would like to proceed but that that would be the recommendation from

[1:15:13] Planner Zupanec (probable): our point of view is to embed it as part of your next meeting and

[1:15:18] Trustee Busheikin (probable): my my i'm in my imagination then

[1:15:21] Trustee Busheikin (probable): it would probably be at the beginning of the meeting and then the decision making would

[1:15:24] Trustee Busheikin (probable): happen at the meeting is that what you're envisioning also correct

[1:15:28] Planner Zupanec (probable): what we usually do is

[1:15:29] Planner Zupanec (probable): we open uh the business meeting and we recess the regular business meeting for the community

[1:15:35] Planner Zupanec (probable): information meeting public hearing and then you go back into your regular business meeting at

[1:15:39] Planner Zupanec (probable): the close of the public hearing and you have an opportunity then to also consider the input that

[1:15:45] Planner Zupanec (probable): you've received and provide any direction to staff how you would like to move forward okay

[1:15:53] Voice 14: yeah i mean

[1:15:54] Voice 14: it could be i mean i

[1:15:56] Trustee Busheikin (probable): have no idea but it could be quite a long public hearing so um let's we'll get

[1:16:03] Trustee Busheikin (probable): to number six when we get there um yeah

[1:16:05] Trustee Fast (probable): yeah because it's because it's 5 24 and this meeting

[1:16:09] Trustee Fast (probable): was supposed to run till six yeah and uh so i would like to um uh begin with the recommendations

[1:16:16] Trustee Fast (probable): that we've got before us uh unless anybody's got more questions for the planner on five and six

[1:16:23] Trustee Fast (probable): hearing none then

[1:16:24] Voice 17: uh i would like to entertain a motion who'd like to make a motion

[1:16:27] Voice 17: go

[1:16:30] Voice 14: ahead trustee shaken okay i will

[1:16:34] Trustee Busheikin (probable): move number one and i would like to speak to it i move that

[1:16:38] Trustee Busheikin (probable): that Denman Island Local Trust Committee

[1:16:39] Trustee Busheikin (probable): bylaw number 242,

[1:16:40] Trustee Busheikin (probable): cited as Denman Island Land Use Bylaw 2008,

[1:16:43] Trustee Busheikin (probable): amendment number one, 2021,

[1:16:45] Trustee Busheikin (probable): be amended by removing line item two

[1:16:47] Trustee Busheikin (probable): from section 1.2 of the R28 site-specific zoning regulations

[1:16:52] Trustee Busheikin (probable): and renumbering subsequent sections accordingly.

[1:16:56] Trustee Fast (probable): Thank you.

[1:16:57] Trustee Fast (probable): And did you mean 1.2 or 1.20?

[1:17:01] Trustee Fast (probable): Is there a difference?

[1:17:02] Trustee Fast (probable): Okay, 1.20.

[1:17:05] Trustee Fast (probable): Thank you.

[1:17:06] Trustee Fast (probable): And do I have a seconder?

[1:17:07] Trustee Fast (probable): I

[1:17:10] Voice 8: don't want to second that no okay

[1:17:12] Trustee Fast (probable): I'm going to second it for discussion and uh uh did you want

[1:17:16] Trustee Fast (probable): to speak to your motion trustee Bouchakin yeah

[1:17:19] Trustee Busheikin (probable): I do you know this is of all the pieces and there

[1:17:22] Trustee Busheikin (probable): are many many pieces this is one I really struggled with because I I'm not hearing a good reason

[1:17:31] Trustee Busheikin (probable): not to have the increased setback uh and that's why I asked the applicant about it but I'm also

[1:17:38] Trustee Busheikin (probable): so not seeing a really strong scientific reason to have it. And looking at the big picture,

[1:17:47] Trustee Busheikin (probable): where you look at trade-offs and balances, I think it is a matter of a three meter strip.

[1:17:54] Trustee Busheikin (probable): I don't think it's a substantial issue. And I think that they're bigger, whether we're looking

[1:17:59] Trustee Busheikin (probable): at the recommendations from the housing needs assessment, or we're looking at the, you know,

[1:18:06] Trustee Busheikin (probable): official community plan policies around affordable housing. I think there are

[1:18:11] Trustee Busheikin (probable): some compelling reasons to move forward with affordable housing and this is sort of the

[1:18:19] Trustee Busheikin (probable): without having a strong or anything I have tried and I've talked to make several phone calls

[1:18:27] Trustee Busheikin (probable): and talked to several stakeholders here there's a scientific reason that an extra three meters

[1:18:37] Trustee Busheikin (probable): will provide any kind of measurable uh protection i haven't really found that i just want to say

[1:18:44] Trustee Busheikin (probable): like the reasoning i heard today that that you know peace piecemeal approaches aren't good

[1:18:49] Trustee Busheikin (probable): um and that consistency is good that's absolutely true in consistent situations but this has already

[1:18:56] Trustee Busheikin (probable): been shall we say piecemealed out there certainly was no community process to say this particular

[1:19:02] Trustee Busheikin (probable): area of the island is the most appropriate one to receive density transfers. It was somewhat random

[1:19:08] Trustee Busheikin (probable): based on circumstances and therefore these parcels are different. So it's the cat's out of the bag

[1:19:19] Trustee Busheikin (probable): in terms of being piecemeal and given that I think a different approach isn't unreasonable.

[1:19:25] Trustee Busheikin (probable): reasonable. But looking at the bigger picture of getting on with creating some viable affordable

[1:19:34] Trustee Busheikin (probable): housing that will be subsidized properly, that will be managed professionally, and that will

[1:19:41] Trustee Busheikin (probable): have, that will be legally bound to remain affordable housing in perpetuity is there's a lot

[1:19:49] Trustee Busheikin (probable): of um policy and circumstance and things happening um politically and provincially and federally and

[1:19:57] Trustee Busheikin (probable): all over that is asking us to to get on with it and it's not substantial so it's it's in summary

[1:20:04] Trustee Busheikin (probable): it's with some um some reluctance but overall i will go ahead and put this on the table and i

[1:20:10] Trustee Busheikin (probable): intend to vote in favor okay thank you uh

[1:20:14] Trustee Fast (probable): trustee critchley did you want to speak or i can speak

[1:20:16] Trustee Fast (probable): week. Go ahead, Trustee Critchley.

[1:20:19] Trustee Critchley (probable): Thank you. I'll just say that I note that the recommendation for

[1:20:24] Trustee Critchley (probable): an increased setback came from the Demenon Conservancy Association, which is a highly

[1:20:33] Trustee Critchley (probable): regarded and esteemed organization in our community. It contains a number of people who

[1:20:40] Trustee Critchley (probable): We were highly educated as biologists and land conservators, and we attempted to give some credibility to that recommendation.

[1:20:53] Trustee Critchley (probable): I noticed also that it was supported by staff initially, and the initial request was for 30 meters additional.

[1:21:01] Trustee Critchley (probable): We had a discussion about the practicalities of that.

[1:21:05] Trustee Critchley (probable): that the at that time the developer said objected because it would destroy views the ability to have

[1:21:14] Trustee Critchley (probable): views from residences and that would destroy economic value and so forth so the questions

[1:21:19] Trustee Critchley (probable): was raised what would what could be an additional setback that would not interfere economically

[1:21:26] Trustee Critchley (probable): what would be acceptable so that we can maximize the protection of the land which is after all

[1:21:32] Trustee Critchley (probable): are very reason for existence uh we passed that uh as a compromise and i see no reason to go back

[1:21:43] Trustee Critchley (probable): on it as has been pointed out there has been no reason uh put forward other than a concern over

[1:21:51] Trustee Critchley (probable): policy and those policies are our policies uh we the local trust committee will decide in in the

[1:21:57] Trustee Critchley (probable): cases from time to time what we think is appropriate and i see no reason to go back on

[1:22:04] Trustee Critchley (probable): on that uh in this instance so i'll be voting against this okay

[1:22:10] Trustee Fast (probable): thank you uh trustee or sorry

[1:22:13] Trustee Fast (probable): planners of bonnet just

[1:22:15] Planner Zupanec (probable): a point of clarification the original 30 meter setback was proposed by

[1:22:18] Planner Zupanec (probable): planning staff and was and was supported by the denman conservancy when we did our referral

[1:22:23] Planner Zupanec (probable): thank

[1:22:25] Voice 5: you thank

[1:22:27] Trustee Fast (probable): you okay well i'm going to uh say a few words just that i um uh although

[1:22:33] Trustee Fast (probable): i uh want to protect land um i'm not sure conservation covenants are always the best

[1:22:40] Trustee Fast (probable): way to do that anyway um and then when i contrast that against the need in a housing crisis um

[1:22:49] Trustee Fast (probable): for projects like this to go ahead and how rare it is for charities to come

[1:22:56] Trustee Fast (probable): forward and volunteers to, to do this kind of work.

[1:23:02] Trustee Fast (probable): And seeing as we're still at the early in the process.

[1:23:09] Trustee Fast (probable): And I think I would like to see the process go forward and,

[1:23:16] Trustee Fast (probable): and that staff have been negotiating with the co-applicants.

[1:23:20] Trustee Fast (probable): and it's all together in a package,

[1:23:22] Trustee Fast (probable): I'll be voting in favor.

[1:23:24] Trustee Fast (probable): And I'd like to, any more discussion,

[1:23:27] Trustee Fast (probable): I'd like to call the question.

[1:23:31] Trustee Fast (probable): Okay, I'm gonna call the question.

[1:23:33] Trustee Fast (probable): All those in favor of the motion?

[1:23:36] Trustee Fast (probable): Aye.

[1:23:37] Voice 17: Aye.

[1:23:39] Voice 17: Those opposed?

[1:23:42] Voice 8: Aye.

[1:23:43] Trustee Fast (probable): Okay, thank you very much.

[1:23:45] Trustee Fast (probable): That motion passes.

[1:23:47] Trustee Fast (probable): And let's move on.

[1:23:49] Trustee Fast (probable): Is there somebody who would like to make the further motion?

[1:23:53] Trustee Fast (probable): I'll make it.

[1:23:54] Trustee Fast (probable): Okay, go ahead, Trustee Boushegan.

[1:23:56] Trustee Fast (probable): I

[1:23:56] Trustee Busheikin (probable): move that Denman Island Local Trust Committee bylaw number 242 cited as Denman Island land use

[1:24:03] Trustee Busheikin (probable): bylaw 2008 amendment number 1 2021 be read a second time as amended. Thank you. Do I have a

[1:24:10] Trustee Busheikin (probable): seconder? Seconder.

[1:24:12] Trustee Fast (probable): Thank you. Okay and would you like to speak to your motion Laura?

[1:24:17] Trustee Busheikin (probable): I think I kind

[1:24:20] Trustee Busheikin (probable): of hit the main points. I think well I will maybe I'll hit them again briefly. A lot of work has

[1:24:27] Trustee Busheikin (probable): been done on this um and a lot of care has been taken i appreciate that uh the you know the wetland

[1:24:35] Trustee Busheikin (probable): which was no one seemed to know about uh when that was discovered the whole approach i mean the site

[1:24:41] Trustee Busheikin (probable): plan changed and um that was uh responded to in a diligent way um we know that although this has

[1:24:50] Trustee Busheikin (probable): been before the trust in its current form for i don't know a year and something and some months

[1:24:56] Trustee Busheikin (probable): that this project has a longer history, the volunteers have put a lot of work into it,

[1:25:03] Trustee Busheikin (probable): I don't think that's ever enough reason, but I think that they've really created a project that

[1:25:08] Trustee Busheikin (probable): works, it's in a good location, it is going to provide, if it goes through a variety of different

[1:25:16] Trustee Busheikin (probable): types of housing, like different price points, which I think is good, I think the diversity

[1:25:20] Trustee Busheikin (probable): city is is good and um like i daily hear and see things about the housing crisis that that um are

[1:25:32] Trustee Busheikin (probable): so concerning and this is not going to solve that but it's going to help uh and it's in a location

[1:25:45] Trustee Busheikin (probable): that is already quite developed it's in the downtown area it's not going to have negative

[1:25:51] Trustee Busheikin (probable): of environmental impacts uh so i think it's a really time to see it move forward okay thank you

[1:26:01] Voice 17: uh any more discussion trustee christian or shall i just call the question okay oh question

[1:26:10] Trustee Fast (probable): i'm

[1:26:11] Trustee Fast (probable): going to call the question then all those in favor aye aye thank you that's three hands went up that

[1:26:18] Trustee Fast (probable): motion passes unanimously uh then that it's going to be read a second time as amended that's great

[1:26:24] Trustee Fast (probable): it's read a second time uh who would like to make the next motion sure

[1:26:29] Trustee Critchley (probable): i can do that okay

[1:26:31] Trustee Fast (probable): i'll

[1:26:31] Trustee Critchley (probable): move in the deminon local trust committee has reviewed the allowance trust policy statement

[1:26:35] Trustee Critchley (probable): directors only checklist and determined that bylaw number 241 cited as deminol official committee

[1:26:40] Trustee Critchley (probable): plan 2008 amendment number 1 2021 and bylaw number 242 cited as deminol land use bylaw 208

[1:26:50] Trustee Critchley (probable): amendment number one 2021 are not contrary to our variance with the island's trust policy statement

[1:26:57] Trustee Fast (probable): thank you do i have a second thank you laura and um uh shall we have discussion about this or

[1:27:06] Trustee Fast (probable): hearing

[1:27:06] Trustee Critchley (probable): none go ahead

[1:27:07] Trustee Fast (probable): david uh

[1:27:09] Trustee Critchley (probable): yeah i just want to mention for the record that of course we are

[1:27:12] Trustee Critchley (probable): acknowledging that in a sense uh we are outside the trust policy statement with regard to the

[1:27:19] Trustee Critchley (probable): the water license issue possibly, but acknowledging that we're, for pragmatic reasons, wanting to

[1:27:28] Trustee Critchley (probable): continue this on, and we won't finally approve it unless there is such a water license issued.

[1:27:35] Trustee Critchley (probable): I think it's fair to say that I'm personally satisfied in regard to the ability of the

[1:27:41] Trustee Critchley (probable): the applicant to provide sufficient water

[1:27:45] Trustee Critchley (probable): to this project by combination of the well

[1:27:51] Trustee Critchley (probable): and harvested rainwater.

[1:27:54] Trustee Critchley (probable): Thank you.

[1:27:55] Trustee Fast (probable): Thank you.

[1:27:57] Trustee Fast (probable): I'll just comment that I'm looking at attachment three here.

[1:28:00] Trustee Fast (probable): I haven't seen one of these before that I remember.

[1:28:04] Trustee Fast (probable): Maybe I have.

[1:28:06] Trustee Fast (probable): This is the other parts.

[1:28:07] Trustee Fast (probable): This is not the directives.

[1:28:08] Trustee Fast (probable): this is the Islands Trust Policy Statement other pieces

[1:28:13] Trustee Fast (probable): and I really liked the format.

[1:28:14] Trustee Fast (probable): It was really clear and I can see it was very helpful

[1:28:20] Trustee Fast (probable): to have a sort of roundup of where we've got to so far

[1:28:24] Trustee Fast (probable): and I'll be voting in support of this motion as well.

[1:28:29] Trustee Fast (probable): Any more discussion?

[1:28:31] Trustee Fast (probable): Okay, I'm going to call the question

[1:28:33] Trustee Fast (probable): on recommendation number three.

[1:28:35] Trustee Fast (probable): All those in favor?

[1:28:36] Trustee Fast (probable): One,

[1:28:38] Voice 8: two,

[1:28:40] Trustee Fast (probable): three, three hands went up.

[1:28:41] Trustee Fast (probable): Thank you, that passes unanimously.

[1:28:43] Trustee Fast (probable): And how about the next one?

[1:28:47] Trustee Busheikin (probable): Do we just alternate?

[1:28:49] Trustee Busheikin (probable): Yeah, go ahead.

[1:28:50] Trustee Busheikin (probable): Okay, I move that Denman Island

[1:28:51] Trustee Busheikin (probable): Local Trust Committee By-law number 241

[1:28:54] Trustee Busheikin (probable): cited as Denman Island Official Community Plan 2008

[1:28:58] Trustee Busheikin (probable): Amendment Number 1, 2021 be read a second time.

[1:29:01] Trustee Busheikin (probable): Thank you.

[1:29:02] Trustee Busheikin (probable): Do I have a seconder?

[1:29:04] Voice 17: Trustee Critchley, thank you.

[1:29:06] Trustee Fast (probable): you and uh people want to discuss this i'm going to call the question all those in favor

[1:29:12] Trustee Fast (probable): all right all

[1:29:14] Voice 8: right all

[1:29:16] Trustee Fast (probable): right three hands went up thank you very much that passes unanimously i hope

[1:29:20] Trustee Fast (probable): you don't mind my little pauses it's just that sometimes there's lag in the video so i don't want

[1:29:24] Trustee Fast (probable): to uh miss anybody's uh vote okay thank you and then um number five i'll

[1:29:31] Trustee Critchley (probable): move that okay the demina

[1:29:34] Trustee Critchley (probable): and Local Trust Committee has considered the March 11th, 2022 hydrological technical review

[1:29:40] Trustee Critchley (probable): from the Ministry of Land, Water and Resource Stewardship, formerly Flynn Road, for 1151

[1:29:47] Trustee Critchley (probable): Northwest Road and determined that despite resolution DE 2021-052, proof of an approved

[1:29:56] Trustee Critchley (probable): water license is not required prior to a public hearing being shown.

[1:30:00] Trustee Critchley (probable): scheduled, and the applicant is requested to submit it to the Islands Trust planning staff

[1:30:05] Trustee Critchley (probable): prior to final consideration of proposed bylaws 241, 242, and 243 for adoption.

[1:30:14] Trustee Fast (probable): Thank you. And can I just ask a clarification? The address here, 1151 Northwest Road,

[1:30:21] Trustee Fast (probable): I see it other places written as 1151 Kirk Road. Is this correct in the motion?

[1:30:28] Trustee Fast (probable): It's Northwest Road, yes.

[1:30:30] Trustee Fast (probable): Thank you.

[1:30:30] Trustee Fast (probable): Very good.

[1:30:31] Trustee Fast (probable): Do I have a seconder?

[1:30:34] Trustee Fast (probable): Thank you, Laura Bershaken.

[1:30:37] Trustee Fast (probable): And any discussion?

[1:30:41] Trustee Fast (probable): I think we've discussed this already in our meeting so far.

[1:30:46] Trustee Fast (probable): So I'm going to call the question.

[1:30:47] Trustee Fast (probable): All those in favor?

[1:30:49] Trustee Fast (probable): Aye.

[1:30:50] Voice 8: Aye.

[1:30:51] Trustee Fast (probable): Aye.

[1:30:51] Trustee Fast (probable): That's three ayes, three hands went up.

[1:30:53] Trustee Fast (probable): Thank you.

[1:30:53] Trustee Fast (probable): That passes unanimously.

[1:30:54] Trustee Fast (probable): asleep and um so number

[1:30:58] Trustee Busheikin (probable): six it would be my preference if it is at all possible and i

[1:31:03] Trustee Busheikin (probable): understand that there can be technical challenges to have the cim and the public hearing the night

[1:31:10] Trustee Busheikin (probable): before or even a few nights before the meeting and there are two reasons um we do not hear

[1:31:18] Trustee Busheikin (probable): know what we'll hear at the public hearing and to have uh even a 12-hour lag and be able to sleep on

[1:31:25] Trustee Busheikin (probable): it i think leads to much more um measured and thoughtful decision making which is really

[1:31:31] Trustee Busheikin (probable): important um that's one reason i'd also there can you can feel like a rush and there's going to be

[1:31:37] Trustee Busheikin (probable): other business that we're going to want to get to like the farm regulations project that we may

[1:31:42] Trustee Busheikin (probable): may never get to if this is scheduled at the same time as the regular business meeting.

[1:31:48] Trustee Busheikin (probable): The other thing is, you know, we pretty regularly hear from constituents about meeting accessibility.

[1:31:56] Trustee Busheikin (probable): I mean, it's much more complicated now with remote meetings because we hear from people

[1:32:00] Trustee Busheikin (probable): who find the in-person meetings less accessible and people who think the remote meetings are

[1:32:06] Trustee Busheikin (probable): less accessible.

[1:32:07] Trustee Busheikin (probable): And then there's all the people who say when you only have meetings during the day, all

[1:32:11] Trustee Busheikin (probable): All the people with regular jobs, which is a lot of people, can't come to them.

[1:32:17] Trustee Busheikin (probable): And I think what we've done thus far is just try to alternate.

[1:32:21] Trustee Busheikin (probable): And we've been tending to have our CIMs and, well, we haven't had a public hearing in eons, but our engagement type meetings in the evenings or sometimes I think on weekend afternoons, although that's difficult in peak gardening season.

[1:32:37] Trustee Busheikin (probable): So for that reason, and I know it's much more complex and probably more expensive, difficult for staff, but I would like to say that we are going to schedule the CIM and public hearing the night before the regular business meeting.

[1:32:58] Trustee Busheikin (probable): meeting oh I see this doesn't even have a date in it should have read it first so there's no

[1:33:04] Trustee Busheikin (probable): so maybe we don't in a way we could have just done the resolution and then had the whole discussion

[1:33:10] Trustee Busheikin (probable): about timing yeah

[1:33:11] Planner Zupanec (probable): I'd recommend the resolution just stay the way it is and then I take your

[1:33:15] Planner Zupanec (probable): feedback and don't worry I you can trust me that I will take your feedback I

[1:33:19] Trustee Busheikin (probable): do trust you Sonia

[1:33:21] Trustee Busheikin (probable): um okay I thank you and I'm I'm sorry I did it in the wrong order but um as you know I've been

[1:33:26] Trustee Busheikin (probable): been thinking about it for a little while so i'm going to move that the denman island local trust

[1:33:29] Trustee Busheikin (probable): committee request staff to schedule a community information meeting and public hearing for bylaw

[1:33:34] Trustee Busheikin (probable): number 241 cited as denman island official community plan 2008 amendment number 1 2021

[1:33:40] Trustee Busheikin (probable): and bylaw number 242 cited as denman island land use bylaw 2008 amendment number 1 2021

[1:33:48] Trustee Busheikin (probable): thank you do i have a seconder

[1:33:50] Voice 8: second thank

[1:33:51] Trustee Fast (probable): you and uh we've had some discussion here

[1:33:55] Trustee Fast (probable): any more discussion hearing none i'm going to call the question all

[1:33:59] Trustee Critchley (probable): those go ahead i'll just

[1:34:01] Trustee Critchley (probable): say that i agree with laura's commentary thank you okay

[1:34:05] Trustee Fast (probable): then uh i'll call the question all those in

[1:34:08] Trustee Fast (probable): favor one two three three hands went up that passes unanimously thank you very much and um

[1:34:17] Trustee Fast (probable): Do, have we passed enough input to Sonia now about the timing, and then I want to give the applicants a chance to say something as per our guidelines, if they wish to, after the LTC makes a decision you can ask questions about the decision and next steps it says in our guidelines.

[1:34:37] Trustee Fast (probable): lines and um so if anybody uh from the applicant side um has any questions about next steps

[1:34:46] Trustee Fast (probable): otherwise uh sonia will be able to um help you i think i'm not seeing any hands on the applicant

[1:34:53] Trustee Fast (probable): oh go ahead simon palmer can't

[1:34:56] Voice 17: hear you you're muted myself

[1:35:01] Voice 7: okay

[1:35:02] Voice 17: i'd

[1:35:03] Voice 7: like to thank the planner

[1:35:04] Voice 7: for her hard work particularly when there are apparently staff shortages in the northern office

[1:35:12] Voice 7: and today for having the second reading of the two bylaws and it's gratifying to move forward

[1:35:20] Voice 7: and I hope that May 31st meeting we can move forward further thank you very much thank you

[1:35:29] Trustee Fast (probable): okay then here seeing no other hands I'm going to move on I'm going to we've got other items

[1:35:35] Trustee Fast (probable): on the agenda so i'd like to thank uh freshwater specialist william shulba and uh the applicants

[1:35:40] Trustee Fast (probable): co-applicants for joining us uh thank you very much everybody and uh feel free to um

[1:35:47] Trustee Fast (probable): disappear or stay with us if you'd like to uh for the next item on on the agenda and uh i'm

[1:35:53] Trustee Fast (probable): just looking for where oh here it is okay can

[1:35:57] Planner Zupanec (probable): we take a two-minute break

[1:35:59] Trustee Fast (probable): i think that's a very good

[1:36:01] Trustee Fast (probable): idea let's come it's 5 44 let's come back at 5 46 or 5 46 and a half thank you okay

[1:36:09] Trustee Fast (probable): thanks everybody

[1:36:11] Voice 17: okay i

[1:38:58] Trustee Fast (probable): can hear some people are back but obviously some people aren't because i can

[1:39:02] Trustee Fast (probable): see the wind blowing through trustee bushikin's windows and the leaves okay

[1:39:18] Trustee Fast (probable): Okay, thank you for reconvening. We're going to move

[1:39:21] Trustee Fast (probable): on now to this is page 77 of the agenda so I'm just going to scroll ahead here for anybody watching the live stream page 77 to 80 of the agenda is the project that we're looking at here.

[1:39:40] Trustee Fast (probable): down near the end there we go okay so i'm going to bring the meeting call the meeting back to order

[1:39:49] Trustee Fast (probable): after our quick break and uh um trustee christie are you there i thought i saw him oh there you are

[1:39:59] Trustee Fast (probable): okay thank you i could just see the back of your head in your ear and i wasn't sure if what i was

[1:40:04] Trustee Fast (probable): seeing okay so uh this is the um denman housing and short-term rentals review project and uh we've

[1:40:13] Trustee Fast (probable): We've got

[1:40:13] Trustee Fast (probable): a recommendation in front of us about this,

[1:40:16] Trustee Fast (probable): several recommendations,

[1:40:17] Trustee Fast (probable): and I'd like to ask the Island Planner, Sonia Zupanets,

[1:40:21] Trustee Fast (probable): to speak to her report.

[1:40:24] Planner Zupanec (probable): Great, thank you, Chair Fast.

[1:40:26] Planner Zupanec (probable): This is in direct response to your March 22nd LTC resolution

[1:40:30] Planner Zupanec (probable): requesting that staff bring forward a draft project charter

[1:40:34] Planner Zupanec (probable): for your consideration and discussion.

[1:40:36] Planner Zupanec (probable): There's two recommendations.

[1:40:38] Planner Zupanec (probable): The first is that you give this project a name

[1:40:41] Planner Zupanec (probable): that actually reflects the scope of what it is that you wish to review which we're suggesting

[1:40:47] Planner Zupanec (probable): is the Denman Island Housing and Short-Term Rentals Review Project since both of those

[1:40:52] Planner Zupanec (probable): elements are cornerstone in this review and that it be classified as a targeted public engagement

[1:40:59] Planner Zupanec (probable): with First Nations residents external agencies and local organizations to update the OCP and LUB

[1:41:04] Planner Zupanec (probable): with policies and regulations to strengthen your housing options and affordability on the island

[1:41:10] Planner Zupanec (probable): and so the attachment number one is a draft project charter in the standard template format

[1:41:16] Planner Zupanec (probable): using the budget that was approved by trust council earlier this year

[1:41:20] Planner Zupanec (probable): any elements of this project charter i'll just flip to that now can be

[1:41:28] Planner Zupanec (probable): amended today you can just receive it for information you can provide direction to

[1:41:36] Planner Zupanec (probable): staff on the changes that you wish to see and we can begin work on this as soon as possible

[1:41:43] Planner Zupanec (probable): seeing as we really only have a year in this fiscal to get this portion of the work done it's

[1:41:51] Planner Zupanec (probable): a small budget and you have identified that a consultant doing the engagement would be the

[1:41:56] Planner Zupanec (probable): preferred method to ensure that this work is completed within the fiscal and the second fiscal

[1:42:03] Planner Zupanec (probable): fiscal year would be when the actual drafting

[1:42:06] Planner Zupanec (probable): of the amendments and by-law considerations would occur.

[1:42:09] Planner Zupanec (probable): So this project charter is for this first phase.

[1:42:12] Planner Zupanec (probable): And if you've got any questions,

[1:42:13] Planner Zupanec (probable): I'm ready to take any of your feedback

[1:42:15] Planner Zupanec (probable): to incorporate into the final endorsed version

[1:42:18] Planner Zupanec (probable): or other options that you'd want to consider.

[1:42:22] Trustee Fast (probable): Okay, thank you very much, Planner Zupanets.

[1:42:24] Trustee Fast (probable): Questions for the planner?

[1:42:25] Trustee Fast (probable): Go ahead, David.

[1:42:29] Trustee Critchley (probable): Thank you.

[1:42:30] Trustee Critchley (probable): Chair Fast, just as a comment,

[1:42:31] Trustee Critchley (probable): I noticed that you're not appearing on my screen at all.

[1:42:33] Trustee Critchley (probable): you're just a green rectangle. There you are. Sorry. Yeah. So I was wondering, how did we

[1:42:46] Trustee Critchley (probable): get actually, I can't remember the discussion about the short-term rentals review aspect of

[1:42:53] Trustee Critchley (probable): this. We're looking at housing certainly, but I don't recall a discussion on short-term

[1:43:00] Trustee Critchley (probable): vacation rentals I've never had anybody ask me to do a review of it or had any community interest so

[1:43:07] Trustee Critchley (probable): and it may just stir up more issues to resolve so if I'd like a little feedback on that if

[1:43:16] Trustee Critchley (probable): somebody's got a better recollection than me on how we got to this the the second thing I would

[1:43:21] Trustee Critchley (probable): just mention is in regard to recommendation one and the title is that I couldn't possibly agree

[1:43:28] Trustee Critchley (probable): agree to such an inordinately lengthy title. I just find that beyond the pale as far as

[1:43:36] Trustee Critchley (probable): descriptions. I say keep it short and sweet, and that could be a subheading or something,

[1:43:42] Trustee Critchley (probable): but for the title of it, I just find that way too unwieldy.

[1:43:46] Planner Zupanec (probable): Oh, no, that's all right. It is

[1:43:48] Trustee Critchley (probable): the

[1:43:48] Planner Zupanec (probable): title with

[1:43:49] Trustee Critchley (probable): comments on the charter.

[1:43:52] Planner Zupanec (probable): It's not intended to be the entire title. It is just the

[1:43:56] Planner Zupanec (probable): title and then we have a descriptor box under each project and that okay that's the descriptor

[1:44:02] Planner Zupanec (probable): that you could use okay thank

[1:44:06] Trustee Fast (probable): you and uh i believe we talked about this at um it's item 10.1 i'm

[1:44:12] Trustee Fast (probable): looking at my notes from the march 22nd 22 22 meeting and um i had written a line through

[1:44:23] Trustee Fast (probable): through short-term rentals, but then it looks like I put it back. My notes are sketchy and I don't

[1:44:28] Trustee Fast (probable): think we've adopted these minutes yet. So because this is a special meeting and it's just come back

[1:44:34] Trustee Fast (probable): to us quickly after trust council approved the funding for it. So maybe somebody remembers more

[1:44:42] Trustee Fast (probable): than me. That's just from my sketchy notes. Go ahead, Trustee Beshagen. Okay. I mean, I'm curious

[1:44:48] Trustee Fast (probable): if

[1:44:48] Trustee Busheikin (probable): the planners, the tenants remember something differently, but like, I'll just try and restrain

[1:44:55] Trustee Busheikin (probable): myself because I'm like, mildly annoyed to see short-term rentals there, because in my memory,

[1:45:04] Trustee Busheikin (probable): that was a sort of a leftover from at one point, we had a different idea. We actually had somewhere,

[1:45:12] Trustee Busheikin (probable): you know, on one of our lists that we do a targeted OCP LUB review to cover maybe four or

[1:45:18] Trustee Busheikin (probable): five topics and that was one of them because I think at some point I remember might have been

[1:45:24] Trustee Busheikin (probable): at least a term ago we had some people come to us and say could we have a limited number of

[1:45:32] Trustee Busheikin (probable): you know STBRs that aren't B&Bs and you know could we look at that and we kind of said well

[1:45:39] Trustee Busheikin (probable): we'll put it on our list but it was not ever supposed to be part of the housing review and

[1:45:44] Trustee Busheikin (probable): I just think it got kind of this is my sense it got kind of stuck there and I went through this

[1:45:48] Trustee Busheikin (probable): This whole discussion actually is part of financial planning committee because this

[1:45:55] Trustee Busheikin (probable): project, to get its funding, had to go through financial planning committee and get put on

[1:45:59] Trustee Busheikin (probable): the budget, and it kept showing up on our agenda as this housing and short-term rentals,

[1:46:05] Trustee Busheikin (probable): and I'm like, get rid of the word short-term rentals.

[1:46:07] Trustee Busheikin (probable): Rentals is only about housing, and I felt like I had to keep saying it, and it's like

[1:46:13] Trustee Busheikin (probable): these short-term rentals just want to push their way in there.

[1:46:17] Trustee Busheikin (probable): I don't think that we want to look at short-term rentals if you look at the objectives. There's nothing to do with that. I mean, you could look at short-term rental policies in terms of their impact on housing, and that could be in scope, but it shouldn't be in the title because it's not the main goal.

[1:46:40] Trustee Busheikin (probable): And quite honestly, I don't think we need to do that. We have some of the strictest short-term rental regulations that I know of in the trust area or even anywhere. They're really quite, quite strict. It has to be within the home or attached by covered breezeway.

[1:46:59] Trustee Busheikin (probable): So I just would like to remove all reference to short-term rentals.

[1:47:09] Trustee Fast (probable): Thank you, Laura. And I am looking at the draft minutes that I just found in the, I looked them up in WebDAV in the system, and it was moved and seconded, according to the draft minutes, that the Denman Island Local Trust Committee requests staff to prepare a project charter with respect to the Denman Island Official Community Plan and Land Use By-law Review for Housing, period.

[1:47:32] Trustee Fast (probable): period so um I think we have had maybe this discussion before and uh and now is the time

[1:47:40] Trustee Fast (probable): to uh make it clear um because we now have the draft uh project charter in front of us so um

[1:47:50] Trustee Fast (probable): which words do you want staff to remove uh from the project charter I think might be the way to

[1:47:57] Trustee Fast (probable): say it what edits

[1:47:57] Trustee Busheikin (probable): do you want yeah I would like and I don't know if this has to be done by

[1:48:02] Trustee Busheikin (probable): resolution there's a few other changes so um i would like to see them remove the words

[1:48:08] Trustee Busheikin (probable): and short trump saying that and short-term rentals be removed throughout the document

[1:48:20] Trustee Busheikin (probable): and i think that and in the name of the project um it actually i only see it once and that's in

[1:48:29] Trustee Busheikin (probable): the third bullet under in scope where it has a short-term rental regulation so that should be

[1:48:34] Trustee Busheikin (probable): removed and it should be removed from the

[1:48:38] Voice 14: title okay is

[1:48:42] Voice 3: that a motion does

[1:48:43] Voice 14: it need to be a motion

[1:48:44] Voice 14: i guess it should should

[1:48:48] Trustee Busheikin (probable): it well because there's a few other changes so should we save them all up

[1:48:51] Trustee Busheikin (probable): and make one motion or does it matter yeah

[1:48:53] Planner Zupanec (probable): ideally if you could make a motion to amend the draft

[1:48:57] Planner Zupanec (probable): project charter and then a second motion that you endorse the project charter as amended and then

[1:49:03] Planner Zupanec (probable): we'll post that to the web and so um and yeah i apologize if your business case that was submitted

[1:49:11] Planner Zupanec (probable): to trust council and the references contained therein regarding the short-term rentals which

[1:49:17] Planner Zupanec (probable): are also a part of that business case have been recycled into this because it was uh there was

[1:49:22] Planner Zupanec (probable): mention of it at your last meeting and so yeah it was not intended to be a whole subset if

[1:49:28] Planner Zupanec (probable): if you didn't want it to be so

[1:49:31] Trustee Fast (probable): that's helpful that's why it's in front of us today so I think

[1:49:35] Trustee Fast (probable): I've got a motion there

[1:49:36] Trustee Busheikin (probable): from Laura I think we should collect all the the amendments into one

[1:49:42] Trustee Busheikin (probable): yes okay just keep that idea I don't think we'll forget it I suspect

[1:49:47] Trustee Fast (probable): that Vicky's got it she's with

[1:49:50] Trustee Fast (probable): us I think yeah can I just check Vicky that you're back okay

[1:49:55] Voice 17: thank you very

[1:49:56] Trustee Fast (probable): good thank you I just

[1:49:57] Trustee Fast (probable): I just wanted to check since we've come back from the break.

[1:49:59] Trustee Fast (probable): Okay, something else, Trustee Critchley, go ahead.

[1:50:04] Trustee Critchley (probable): So in the charter, looking at the charter in scope,

[1:50:09] Trustee Critchley (probable): the last item is flexible housing.

[1:50:12] Trustee Critchley (probable): And I have no idea what that means.

[1:50:15] Trustee Critchley (probable): I'm assuming it's not housing made out of

[1:50:19] Trustee Critchley (probable): some certain substance, but implies something else,

[1:50:22] Trustee Critchley (probable): but I don't know what.

[1:50:24] Planner Zupanec (probable): So at the last meeting where you discussed this,

[1:50:29] Planner Zupanec (probable): The references that you had used were distributed square footage or similar approaches, so we could use that wording if you wanted, but yeah, just flexible zoning for housing would likely be a better term that we could use there.

[1:50:47] Planner Zupanec (probable): What's your preference, David?

[1:50:48] Voice 17: I

[1:50:55] Trustee Critchley (probable): don't know that flexible zoning captures it.

[1:50:58] Planner Zupanec (probable): Sorry,

[1:50:59] Trustee Critchley (probable): could you say what the discussion was?

[1:51:01] Planner Zupanec (probable): distributed square footage or similar approaches so that's all part of that sort of more flexible

[1:51:07] Planner Zupanec (probable): zoning where you create categories of regulations around lot coverage or floor area and how the

[1:51:14] Planner Zupanec (probable): each owner distributes that on the parcel there's more flexibility versus saying prescriptively

[1:51:21] Planner Zupanec (probable): you have this much room for a square for a principal dwelling or for a cabin or for a

[1:51:27] Planner Zupanec (probable): workshop or garage okay

[1:51:32] Trustee Fast (probable): uh

[1:51:32] Trustee Busheikin (probable): trustee was shaken yeah i would just add and that might have come

[1:51:38] Trustee Busheikin (probable): from me talking about that because there is a work that's just being completed on main island that

[1:51:43] Trustee Busheikin (probable): we have discussed in the regional planning committee um as a you know somewhat innovative

[1:51:51] Trustee Busheikin (probable): model which is called the i think they were calling it distributed square footage and maybe

[1:51:55] Trustee Busheikin (probable): Maybe they've given it another term, but that is exactly as as Planner Zupanets describes.

[1:52:02] Trustee Busheikin (probable): And they did a, you know, they did a sort of overlay where they looked for zones and parts of the island where this could be viable and they put ramifications around it.

[1:52:13] Trustee Busheikin (probable): So it's perhaps somewhat innovative, at least for the trust area.

[1:52:17] Trustee Busheikin (probable): So I would be happy with this distributed square footage or, you know, I think, Sonia, you had something.

[1:52:26] Trustee Busheikin (probable): like or similar approaches because there's a lot of there's a lot at least i'm hearing more and

[1:52:32] Trustee Busheikin (probable): more about some different approaches to to doing that um and

[1:52:40] Trustee Fast (probable): i'll just i'll just uh remark from

[1:52:42] Trustee Fast (probable): the minutes uh the trustee suggested topics for consideration in the including consideration of

[1:52:49] Trustee Fast (probable): distributed square footage of dwellings okay or an approach similar to the main island methodology

[1:52:55] Trustee Fast (probable): technology. Would distributed square footage of dwellings or similar work?

[1:53:03] Trustee Busheikin (probable): I just think

[1:53:04] Trustee Busheikin (probable): distributed square footage or similar. Okay. That's just what I've heard it called. That's

[1:53:10] Trustee Busheikin (probable): what the trustees from Maine seem to call it anyways, and the planner. Okay. Okay. Thank you.

[1:53:19] Trustee Fast (probable): Trustee Christie, do you want to take a turn? Go ahead.

[1:53:22] Trustee Critchley (probable): Yeah, thanks. See, I'm fine with that

[1:53:24] Trustee Critchley (probable): uh amended wording um on the out of scope um says review of land use designations or zoning

[1:53:32] Trustee Critchley (probable): categories um now i can understand we're not going to get into a deep review of of that those topics

[1:53:39] Trustee Critchley (probable): per se but wouldn't they necessarily be involved in scope in some at least tangential way

[1:53:52] Voice 4: I think so

[1:53:53] Trustee Critchley (probable): by putting it out of scope does that create some sort of uh tension

[1:53:59] Trustee Critchley (probable): uh or uh ambiguity on what we're about here um

[1:54:06] Trustee Fast (probable): I'll let the planner answer but it seems to me that

[1:54:09] Trustee Fast (probable): out of scope review means something technical whereas I'm sure we would be referring to them

[1:54:15] Trustee Fast (probable): uh and staff would do that would that be correct planners openets that's

[1:54:20] Planner Zupanec (probable): right because this is

[1:54:21] Planner Zupanec (probable): is such a limited targeted project.

[1:54:24] Planner Zupanec (probable): I think the intent is to make it clear

[1:54:26] Planner Zupanec (probable): that the names of your designations

[1:54:29] Planner Zupanec (probable): and the names of your zones aren't up for review.

[1:54:33] Planner Zupanec (probable): There's no new categories that are being contemplated

[1:54:35] Planner Zupanec (probable): at this point in time.

[1:54:38] Planner Zupanec (probable): So if that's not the correct understanding

[1:54:41] Planner Zupanec (probable): is that you would like to leave that open

[1:54:44] Planner Zupanec (probable): as part of the suite of options

[1:54:46] Planner Zupanec (probable): questions um at this stage for phase one at least then yes we should take that out

[1:54:56] Planner Zupanec (probable): because you do have you don't you don't have a lot to work with in terms you have a lot in scope

[1:55:01] Planner Zupanec (probable): and that that would be a sufficient engagement project to do what you have right now in scope

[1:55:07] Planner Zupanec (probable): and so it's really helpful to have it clear that there's no need to look at all these other

[1:55:12] Planner Zupanec (probable): there are potential options at this point during the engagement phase but if you would like to keep

[1:55:18] Planner Zupanec (probable): that in because you're contemplating perhaps looking at new zoning in different areas then

[1:55:25] Planner Zupanec (probable): we can remove that and put it into the in scope I

[1:55:30] Trustee Critchley (probable): think so I'm

[1:55:32] Trustee Fast (probable): seeing nodding from both local

[1:55:34] Trustee Fast (probable): trustees so let's put that on the list is to move review of land use planning the second bullet

[1:55:42] Trustee Fast (probable): from out of scope into in scope is that what I'm hearing yeah yeah yeah

[1:55:49] Trustee Fast (probable): okay and next I'm noticing

[1:55:54] Trustee Fast (probable): that we're at 603 and I don't want to keep staff too

[1:55:57] Trustee Busheikin (probable): long go ahead Laura Bershaken yeah I would be

[1:55:59] Trustee Busheikin (probable): good to wrap up but um and I'm aware of the danger of adding more and more to in scope but I do think

[1:56:05] Trustee Busheikin (probable): I'm looking at a third bullet in scope when we talk about secondary suites I think we're going

[1:56:10] Trustee Busheikin (probable): going to also be talking about secondary dwellings I don't think it would be possible not to so just

[1:56:16] Trustee Busheikin (probable): to be clear I'd like to add secondary suites secondary dwellings and travel trailer regulations

[1:56:23] Trustee Busheikin (probable): make it like that maybe

[1:56:27] Trustee Fast (probable): the secondary dwellings replaces the short-term rental regulations

[1:56:32] Trustee Fast (probable): so okay just another way to look at it yeah and

[1:56:39] Trustee Busheikin (probable): then I just have one more question

[1:56:41] Trustee Busheikin (probable): uh it okay I'll ask my question um if we wanted to look at like one approach I've heard of

[1:56:53] Trustee Busheikin (probable): I believe that in fact Victoria is doing this is to um uh and I know that Hornby did it to some

[1:57:03] Trustee Busheikin (probable): degree is to create a zone of something like community housing where something like a Denman

[1:57:12] Trustee Busheikin (probable): green project could happen and not need to go through a rezoning but it would need to satisfy

[1:57:22] Trustee Busheikin (probable): really almost all the boxes that get ticked off in in rezoning where you know you um but it would

[1:57:29] Trustee Busheikin (probable): not be a political decision it would be like these in this zone multiple units up to x amount are

[1:57:36] Trustee Busheikin (probable): are allowed, if there's a housing agreement, if there's the water, the septic setbacks,

[1:57:44] Trustee Busheikin (probable): the environmental studies as needed, et cetera, et cetera. If we wanted to have that discussion,

[1:57:52] Trustee Busheikin (probable): and the reason I hesitated to bring it up is such a huge discussion, I don't want us to

[1:57:56] Trustee Busheikin (probable): discuss that now, but if we wanted to keep it open to have that discussion, would we need to

[1:58:02] Trustee Busheikin (probable): to put that in scope or is that implied in review of land use designations or zoning categories

[1:58:12] Voice 14: go ahead

[1:58:13] Planner Zupanec (probable): planner zubinets that's exactly why it was out of scope

[1:58:17] Planner Zupanec (probable): because it is a significant community consultation piece on its own it is and that is likely

[1:58:29] Planner Zupanec (probable): likely difficult to achieve with the budget that you currently have it can be raised but i don't

[1:58:39] Planner Zupanec (probable): know that anyone is going to be able to do any fulsome engagement on that topic alone

[1:58:49] Trustee Busheikin (probable): yeah and i have to ask this like is there any way we can increase our budget like is there money

[1:58:58] Trustee Busheikin (probable): within the local trust committee budget we haven't spent a lot of money i think on consultation or

[1:59:03] Trustee Busheikin (probable): anything in the last i think couple of years i just feel like last time it was six years ago

[1:59:09] Trustee Busheikin (probable): and we looked at secondary suites and dwellings and we kept it really narrow and i remember

[1:59:15] Trustee Busheikin (probable): the trustee one of the trustees at the time saying baby steps baby steps is the first step of many

[1:59:22] Trustee Busheikin (probable): money let's keep it small and we can do it and i i i don't think the time is right to say we have

[1:59:29] Trustee Busheikin (probable): to be really narrow because when are we going to get to this topic again because there's a lot of

[1:59:33] Trustee Busheikin (probable): other pressing topics that i would like to get to and we all would like to get to that actually

[1:59:38] Trustee Busheikin (probable): we've spent so much time on housing and i'm obviously not against that but i would like to

[1:59:44] Trustee Busheikin (probable): get to forest protection and climate change policies so i feel like if we can find more

[1:59:49] Trustee Busheikin (probable): money to do this right and do it thoroughly and have the community discussions so they're

[1:59:55] Trustee Busheikin (probable): not dangling.

[1:59:56] Trustee Busheikin (probable): And I don't know if maybe a resolution to ask staff to

[2:00:00] Trustee Busheikin (probable): to look into possibilities for increasing the budget is even reasonable.

[2:00:06] Trustee Busheikin (probable): I mean, I hear a little like, oh, you know,

[2:00:09] Trustee Busheikin (probable): director of planning services has like a fund.

[2:00:13] Trustee Busheikin (probable): You know, I'm being a little flippant, but yeah.

[2:00:19] Trustee Busheikin (probable): So

[2:00:20] Trustee Fast (probable): how about we deal with that one separately and we do these edits now.

[2:00:25] Trustee Fast (probable): Okay.

[2:00:26] Trustee Fast (probable): And, and then we can pass the second motion,

[2:00:33] Trustee Fast (probable): which is that we endorse it if we endorse it yeah and then talk about budget how about that

[2:00:40] Trustee Fast (probable): yeah otherwise we're talking

[2:00:42] Trustee Fast (probable): about budget and we never get around to i know yeah okay

[2:00:45] Trustee Fast (probable): good idea

[2:00:46] Trustee Fast (probable): thank you keep it linear so we have a uh a motion that i hope that vicky has captured uh vicky have

[2:00:55] Trustee Fast (probable): have you got a motion for us there uh

[2:00:58] Voice 15: i can try okay so uh you are moving to amend the

[2:01:08] Voice 15: project charter which the draft

[2:01:11] Voice 15: title the draft project charter yeah yep uh and i've got four

[2:01:17] Voice 15: points the words and short-term rentals be removed throughout the document and in the name of the

[2:01:23] Voice 15: the project. Replace flexible housing, which is in the in-scope part, with distributed square footage

[2:01:32] Voice 15: or similar approach. Move the second bullet from out-of-scope, which is review of land use

[2:01:42] Voice 15: designations or zoning categories, into the in-scope and add secondary dwellings to the

[2:01:53] Voice 15: the third bullet of in scope

[2:01:55] Voice 15: and remove the short-term rental regulation.

[2:01:59] Voice 15: So it would be add secondary suite,

[2:02:01] Voice 15: secondary dwellings, travel trailers.

[2:02:06] Voice 8: Right.

[2:02:07] Voice 15: That's what I've captured so far.

[2:02:09] Trustee Fast (probable): Thank you, that sounds right.

[2:02:10] Trustee Fast (probable): So would one of the trustees wish to move

[2:02:13] Trustee Fast (probable): to amend the draft project charter with those changes?

[2:02:20] Voice 3: I'll do that.

[2:02:21] Trustee Fast (probable): Thank you, Laura.

[2:02:21] Trustee Fast (probable): Do I have a seconder?

[2:02:23] Trustee Busheikin (probable): I

[2:02:25] Trustee Fast (probable): hope I don't have

[2:02:26] Trustee Fast (probable): to repeat it all.

[2:02:26] Trustee Fast (probable): all i'm sorry do i need to repeat it all no um okay we've just heard it from vicky so i think

[2:02:33] Trustee Fast (probable): if you just say um i move to amend the draft project charter uh as described i

[2:02:40] Trustee Busheikin (probable): move to amend

[2:02:42] Trustee Busheikin (probable): the draft um housing review project charter as described thank you do i have a seconder

[2:02:49] Trustee Critchley (probable): yes thank

[2:02:51] Trustee Fast (probable): you david critchley and uh any more discussion i'll call the question all those in

[2:02:58] Trustee Fast (probable): favor one two three hands went up thank you very much and then the second motion um would be uh

[2:03:08] Trustee Fast (probable): i'm looking at page 77 who would like to make the second motion okay so the

[2:03:15] Trustee Critchley (probable): second one would

[2:03:17] Trustee Critchley (probable): really be the first one that is mentioned i suppose then so i'll move the deminon local

[2:03:21] Trustee Critchley (probable): trust committee amend the title and description of the second top priority project to be denman

[2:03:30] Trustee Critchley (probable): island housing review project and then

[2:03:39] Trustee Fast (probable): the second part is just the description yes

[2:03:42] Trustee Critchley (probable): and the described

[2:03:45] Trustee Critchley (probable): as targeted public engagement with first nations residents external agencies and local organizations

[2:03:53] Trustee Critchley (probable): to update the official community plan on land use bylaw with policies and regulations to

[2:03:58] Trustee Critchley (probable): strengthen housing options and affordability on the island thank

[2:04:03] Trustee Fast (probable): you do i have a seconder

[2:04:04] Trustee Fast (probable): thank you laura was shaken motion moved and seconded do i have any uh discussion

[2:04:10] Trustee Fast (probable): then i'm going to call the question all those in favor aye aye aye

[2:04:15] Trustee Fast (probable): three hands went up thank you

[2:04:16] Trustee Fast (probable): that passes unanimously and then we've got the third option there i can move that then okay

[2:04:25] Voice 4: The Demond Island

[2:04:25] Trustee Critchley (probable): Local Trust Committee approved the project charter for the Demond Island

[2:04:31] Trustee Critchley (probable): Housing Rent, sorry, Housing Review Project dated April 29th, 2022 as amended.

[2:04:40] Trustee Fast (probable): Thank you. Do I have a seconder? Okay. And Laura, that's great. And any more discussion?

[2:04:45] Trustee Fast (probable): All those in favor? Aye. Aye. Aye. Okay, great. That's three hands went up. Thank you. That

[2:04:52] Trustee Fast (probable): passes. Well done, everybody. Now we've got a little bit more discussion left about the budget.

[2:04:56] Trustee Busheikin (probable): okay so i'd like

[2:04:58] Trustee Busheikin (probable): to move that um so i'm going to go ahead and make this motion um and if it's

[2:05:04] Trustee Busheikin (probable): futile we will find out i'm going to move that the denman island local trust committee requests

[2:05:09] Trustee Busheikin (probable): staff to look into options for increasing the budget of the denman island housing

[2:05:26] Trustee Busheikin (probable): review project to

[2:05:30] Voice 14: allow for thorough exploration of options okay

[2:05:46] Trustee Fast (probable): thank you no it's we're we're

[2:05:49] Trustee Fast (probable): running late we're too we're well into it um i'll

[2:05:53] Voice 8: second okay

[2:05:54] Trustee Fast (probable): thank you it's just uh

[2:05:57] Trustee Fast (probable): not adding anything we're just asking for more money to do it uh thorough uh more thoroughly

[2:06:06] Trustee Fast (probable): we've been told that the budget is a limitation so that's great any more discussion go ahead david

[2:06:13] Trustee Critchley (probable): just so i have a question of uh planners open up if we pass this motion then is this going to stall

[2:06:20] Trustee Critchley (probable): things because uh we won't know the budget and hence you can't put it out for a tender to get

[2:06:25] Trustee Critchley (probable): a consultant do we shoot ourselves in the foot by delaying this well

[2:06:30] Planner Zupanec (probable): hopefully it's not a major

[2:06:32] Planner Zupanec (probable): delay if there is an avenue to secure a few thousand more dollars I think it's

[2:06:41] Planner Zupanec (probable): worth exploring that option and if there isn't I should be

[2:06:45] Planner Zupanec (probable): able to get that

[2:06:46] Planner Zupanec (probable): confirmation relatively quickly the LTC has a new budget for this next fiscal so

[2:06:52] Planner Zupanec (probable): from you can you can also move money within your own budgets so in May I

[2:06:59] Planner Zupanec (probable): don't know that you can do it today because your budgets not attached to

[2:07:02] Planner Zupanec (probable): your agenda but I would imagine in May that you're able to give direction that you can

[2:07:07] Planner Zupanec (probable): move some of your communications money or your project other project money over to this project

[2:07:13] Planner Zupanec (probable): and provide a formal resolution at that point in time and we can have a better sense of how much

[2:07:20] Planner Zupanec (probable): you have to move around to help supplement the budget but let me explore those other avenues

[2:07:25] Planner Zupanec (probable): news first and exhaust that and then we can advance the um request for proposals

[2:07:33] Voice 8: very

[2:07:33] Trustee Fast (probable): good thank you any more uh questions or discussion no then

[2:07:39] Trustee Fast (probable): i'm going to call a question

[2:07:40] Trustee Fast (probable): all those in favor hi

[2:07:42] Voice 8: two

[2:07:43] Trustee Fast (probable): three three hands went up thank you that passes unanimously

[2:07:46] Trustee Fast (probable): thank

[2:07:48] Trustee Busheikin (probable): you sonia for being game very

[2:07:51] Trustee Fast (probable): good and uh i think that that concludes our meeting

[2:07:55] Trustee Fast (probable): and um we've covered a lot of business today thank you very much everybody uh for keeping it to just

[2:08:02] Trustee Fast (probable): 16 minutes over and uh thank you very much planner zupanets and to vicky behind the scenes who helped

[2:08:08] Trustee Fast (probable): us with that help the last part especially go quickly so um thank you very much everybody and

[2:08:14] Trustee Fast (probable): thank you everybody watching on the live stream and who's seeing the recording and uh we'll to

[2:08:19] Trustee Fast (probable): to be continued at our next hopefully in-person meeting coming up near the

[2:08:24] Trustee Fast (probable): end of May. Thanks everybody.

[2:08:26] Trustee Fast (probable): Thank you all.

[2:08:27] Trustee Fast (probable): Bye.

[2:08:27] Trustee Fast (probable): Thank you. Bye-bye.

[2:08:29] Trustee Fast (probable): Thank you, Will, behind the scenes.

ADOPTED 
Denman Island  ADOPTED 1 
Local Trust Committee Special Meeting Minutes 
April 29, 2022 
 
Denman Island Local Trust Committee 
Minutes of Special Meeting 
 
Date: 
Location: 
April 29, 2022 
Electronic Meeting 
 
Members Present: Sue Ellen Fast, Chair 
 David Critchley, Local Trustee 
 Laura Busheikin, Local Trustee 
  
Staff Present: Sonja Zupanec, Island Planner 
William Shulba, Freshwater Specialist 
 Vicky Bockman, Recorder 
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 4:02 pm.  She introduced Trustees, staff and recorder; 
and acknowledged that the meeting was being held electronically in territory of the Coast Salish 
First Nations that includes K'ómoks First Nation.  
She explained that this meeting has a limited agenda with matters of a time-sensitive nature for 
consideration; and that due to technical and staff limitations the meeting is available for viewing 
by streaming and is being recorded, however, public participation is not possible at this meeting. 
2. APPROVAL OF AGENDA 
By general consent the agenda was approved as presented. 
3. DE-RZ-2021.1 (Denman Housing Association) - Staff Report  
Planner Zupanec summarized the Staff Report that asks the Local Trust Committee (LTC) to 
consider the following staff recommendations for next steps in the Denman Green project 
application to amend the Official Community Plan (OCP) and Land Use Bylaw (LUB) to allow for a 
density transfer and 20 units of affordable housing: 
 Amend Proposed Bylaw No. 242 (LUB) to remove the site-specific setback regulation from 
the R2(8) zoning as per the owner’s request; 
 Give second reading to Bylaw No. 242 (LUB); 
 Review and confirm consistency with the Islands Trust Policy Statement checklist; 
 Give second reading to Bylaw No. 241 (OCP); 
 Consider that proof of an approved water license not be required prior to a Public Hearing 
being scheduled with the applicant requested to submit it prior to final consideration of 
proposed Bylaw Nos. 241, 242, and 243 for adoption; and 
 That staff be requested to schedule a Community Information Meeting and Public Hearing 
for proposed Bylaw Nos. 241, 242, and 243. 
 

ADOPTED 
Denman Island  ADOPTED 2 
Local Trust Committee Special Meeting Minutes 
April 29, 2022 
Discussion of these recommendations included the following point: 
 A Trustee asked the co-applicant and owner of the Danes Road receiver parcels to explain 
his request to remove the proposed six metre setback from the Denman Island Conservancy 
covenant lot boundaries requirement, as the area is not likely to be developed and this 
might provide a sense of due diligence in a proposal that is adding to the density of the area. 
o Henning Nielsen responded that he is proposing to expedite an affordable housing 
project on Denman Island; and that setback changes to adjacent types of land should be 
a process that is done as a project and not as a site-specific adjustment. 
 
Planner Zupanec reported on the following: 
 The Ministry of Lands, Waters and Resource Stewardship (LWRS) conducted a 
hydrogeological review of the Denman Green water plan; the applicant has submitted an 
updated wastewater report and an updated professional report addressing the impact of 
the well’s use on the adjacent wetland. The reports and an analysis of the key findings of 
these reports are provided in the Staff Report. The supporting documentation gives planning 
staff confidence to advise the LTC that the bylaws are consistent with the Islands Trust 
Policy Statement. 
 The well licensing authority has indicated a timeline of 4-5 months to complete the process. 
The LTC may consider advancing the project to second reading and proceeding to a Public 
Hearing in May, 2022 prior to receipt of the final license with the applicant to provide proof 
of the approved water license prior to consideration of final adoption of the bylaws. 
 
A Trustee asked Freshwater Specialist Shulba to comment on the professional reports, 
discrepancy of soil characterizations, daily design flow of the wastewater system, well 
monitoring options, and possible requirement of wastewater system maintenance reports. 
The following key points were noted in response: 
 The extensive clay layer below the wetland reported in the Elanco Enterprises report is in 
contrast to the sandy loam soil in the H
2
0 Wastewater Assessment, however it is possible 
that soils can vary across a property.  
 The average daily flow estimated by H
2
0 Wastewater to be ½ the daily design flow may be 
explained by factors including the reusing of greywater for toilet flushing and the addition of 
precipitation; and it was noted that the daily design flow is designed to allow for peak uses. 
 This well will need careful management to be a sustainable, viable water source. A storm 
water management plan and water management plan are recommended; monitoring of the 
well levels and flow are important parameters through seasons and over time; well water 
storage for approximately 4-5 days of storage was suggested. 
 
Other comments on water and wastewater included the following: 
 Planner Zupanec advised that the proposed wastewater system is a Type 3 system which is 
the most complex system that comes with a multitude of maintenance requirements. 
 Simon Palmer, speaking on behalf of Denman Housing Association (DHA), commented that 
the funding agencies will require responsible management of the systems and that these 
systems will be part of a comprehensive management plan and comprehensive water 
system design.   
 
He reported that LWRS had asked about the impact, if any, the well might have on the 
drawdown of the wetland particularly during the dry season and what, if any, impact the 

ADOPTED 
Denman Island  ADOPTED 3 
Local Trust Committee Special Meeting Minutes 
April 29, 2022 
well might have on the flora and fauna. Current Environmental investigated further and the 
conclusion was that there will not be any impact to the wetland nor to flora or fauna. An 
email was received from LWRS stating that their questions have been satisfied and they are 
now moving on to the consultation stage.   
 
Although this has not yet been addressed by DHA, Island Health will require that this water 
system be operated by an Environmental Operators Certification Program qualified 
professional operator. 
 
 Dave Ricketts, DHA, advised that there will be a storm water management plan and that the 
water license and Island Health will have monitoring requirements. He reported that a more 
rigorous survey has been completed and an adjustment will be made to ensure the septic 
system does not impinge within 30 metres of the well. 
 
Trustees debated whether a professional review of the proposed waste water system should be 
conducted: 
 A Trustee expressed concern with the proximity of the septic discharge fields and system to 
the well, potential impact on neighbouring wells, the uphill nature of the septic system from 
the well, the size of the project and need to protect the environment and water for the 
needs of the project. 
 A Trustee argued that complete and detailed professional reports have been received, 
funding agencies and Island Health will be involved, and a need for further review was not 
considered necessary. 
 
DE-2022-040 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee Bylaw No. 242 cited as “Denman Island Land Use 
Bylaw, 2008, Amendment No. 1, 2021” be amended by removing line item 2 from section 1.20 
of the R2(8) site specific zoning regulations and renumbering subsequent sections accordingly. 
 
Trustee Busheikin observed that while regulating setbacks on a site specific basis is not unreasonable 
there has not been any scientific reason presented to support an increased setback, and the 
advancement of an affordable housing project is a compelling reason to favour this amendment. 
 
Trustee Critchley noted that the originally proposed setback regulation of 30 metres that was supported 
by Denman Island Conservancy was reduced to six metres as a compromise, and he did not consider the 
process and policy to be reason to reduce the setback further. 
 
Chair Fast proposed that the need to protect land needs to be balanced with the need of projects such 
as this affordable housing project. She recognized that this process is still at an early stage and would 
like to see the process go forward. 
CARRIED 
Trustee Critchley Opposed 
 

ADOPTED 
Denman Island  ADOPTED 4 
Local Trust Committee Special Meeting Minutes 
April 29, 2022 
DE-2022-041 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee Bylaw No. 242 cited as “Denman Island Land Use 
Bylaw, 2008, Amendment No. 1, 2021”, as amended, be read a second time. 
 
Trustee Busheikin appreciated that meaningful work and care have gone into this project; a diligent 
response was taken when the wetland was discovered; volunteers have created a project that works in a 
good location and will provide a variety of different types of housing; and it is time to see it move 
forward. 
CARRIED 
DE-2022-042 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee has reviewed the Islands Trust Policy Statement 
Directives Only Checklist and determined that Bylaw No. 241, cited as “Denman Island Official 
Community Plan, 2008, Amendment No. 1, 2021” and Bylaw No. 242, cited as “Denman Island 
Land Use Bylaw, 2008, Amendment No. 1, 2021” are not contrary to or at variance with the 
Islands Trust Policy Statement. 
 
Trustee Critchley suggested that this may be outside of the Islands Trust Policy Statement with regard to 
the water license issue, however, the Local Trust Committee is willing to continue with the process, 
noting that approval will not occur until a water license is issued. He is personally satisfied with the 
ability of the applicant to provide sufficient water to this project through a combination of well and 
harvested rain water. 
CARRIED 
DE-2022-043 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee Bylaw No. 241 cited as “Denman Island Official 
Community Plan, 2008, Amendment No. 1, 2021” be read a second time. 
CARRIED 
DE-2022-044 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee has considered the March 11, 2022 
Hydrogeological Technical Review from the Ministry of Land, Water and Resource Stewardship 
(formerly Ministry of Forests, Lands and Natural Resource Operations) for 1151 Northwest Road 
and determined that despite resolution DE-2021-052, proof of an approved water license is not 
required prior to a Public Hearing being scheduled and the applicant is requested to submit it to 
Islands Trust planning staff prior to final consideration of Proposed Bylaw Nos. 241, 242 and 243 
for adoption. 
CARRIED 

ADOPTED 
Denman Island  ADOPTED 5 
Local Trust Committee Special Meeting Minutes 
April 29, 2022 
DE-2022-045 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee request staff to schedule a Community 
Information Meeting and Public Hearing for Bylaw No. 241 cited as "Denman Island Official 
Community Plan, 2008, Amendment No. 1, 2021” and Bylaw No. 242 cited as “Denman Island 
Land Use Bylaw, 2308, Amendment No. 1, 2021”. 
 
Trustees requested that that the Community Information Meeting and Public Hearing be scheduled the 
evening before the next regularly scheduled Local Trust Committee meeting if possible as this provides 
time for Trustees to consider input provided, allows community members who might not be available 
during the day to attend, and if held separately from a business meeting would allow more time for 
agenda business items to move forward. 
CARRIED 
 
Simon Palmer, on behalf of the applicant Denman Housing Association, thanked Planner 
Zupanec for the hard work on this project. He commented that it is gratifying to see the project 
move forward and hoped it can advance further at the May 31
st
 Local Trust Committee meeting. 
 
By general consent the meeting recessed at 5:44 pm and reconvened at 5:47 pm. 
4. Denman Housing and Short Term Rentals Review Project - Staff Report  
Planner Zupanec presented the Staff Report that asks the LTC to consider endorsement of a 
draft project charter for their second Top Priority project. She advised that this project charter 
represents phase one of the project and would utilize the budget that was approved by Trust 
Council. 
Trustees clarified that “Short Term Rentals” was not intended to be a part of the Housing 
Review and suggested amendments to the draft project charter including the changing of the 
name of the project to “Denman Island Housing Review Project”. 
DE-2022-046 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee amend the Housing Review Project Charter as 
follows: 
 The words “short term rental” be removed throughout the document and the name of 
the project be changed to “Denman Island Housing Review Project”; 
 Replace the In Scope item “flexible housing” with “distributed square footage or similar 
approach”; 
 Move Out of Scope item “Review of land use designations or zoning categories” into In 
Scope; 
 In Scope third bullet to read: “Secondary suite, secondary dwelling, travel trailer 
regulations”. 
CARRIED 

ADOPTED 
Denman Island  ADOPTED 6 
Local Trust Committee Special Meeting Minutes 
April 29, 2022 
DE-2022-047 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee amend the title and description of the second 
Top Priority Project to be “Denman Island Housing Review Project – Targeted public 
engagement with First Nations, residents, external agencies and local organizations to update 
the Official Community Plan and Land Use Bylaw with policies and regulations to strengthen 
housing options and affordability on the island.” 
CARRIED 
DE-2022-048 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee approve the project charter for the “Denman 
Island Housing Review Project” dated April 29, 2022 as amended. 
CARRIED 
Trustees discussed budgetary considerations, suggesting that additional funding may be 
required to address all items in the project charter. Staff indicated that avenues to obtain more 
funding can be explored without delaying the process significantly. 
 
DE-2022-049 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee request staff to look into options for increasing 
the budget of the Denman Island Housing Review Project to allow for thorough exploration of 
options. 
CARRIED 
5. ADJOURNMENT 
By general consent the meeting was adjourned at 6:17 pm. 
 
 
_________________________ 
Sue Ellen Fast, Chair 
 
Certified Correct: 
 
_________________________ 
Vicky Bockman, Recorder