Denman Island Local Trust Committee community information meeting, May 30, 2022

[0:00:01] Voice 1: Okay.

[0:00:03] Voice 24: Yes. Okay. So the recording has begun. And I'll just launch in here. I've given the introductions and talked about what the meeting is going to be about. Denman Island Local Trust Committee meeting, May the 30th, 2022, 6.30pm, Denman Island Community Hall. And I'm calling the meeting to order.

[0:00:22] Voice 24: order. So here we go. We might move some things around. The timing isn't important here. First

[0:00:30] Voice 24: of all, I'm going to turn the meeting over, as I mentioned, to our planner, Sonia Zupanets.

[0:00:35] Voice 24: Planner Zupanets, if you could give your presentation. Give

[0:00:39] Voice 7: it away. I'm going to do a quick sound

[0:00:41] Voice 7: check to see if you need my voice to be out. Nope? Okay. Is

[0:01:01] Voice 6: that? Nope.

[0:01:10] Voice 23: I'm going to ask

[0:01:10] Voice 23: you if I

[0:01:24] Voice 6: can get away with it. My kids seem to think I'm the loudest thing on the

[0:01:28] Voice 6: the planet. Is that better? Okay, thank you.

[0:01:34] Voice 7: Good evening, thanks so much for coming. It's

[0:01:37] Voice 7: really nice to be in person back London. My name is Sonia Zunetz. I've been the island

[0:01:42] Voice 7: planner for this particular fund since it was received, as well as the previous rendition

[0:01:48] Voice 1: of the

[0:01:49] Voice 7: DHA application. So I'm really pleased to be at the public hearing stage with you

[0:01:54] Voice 7: at this point in time so I'll be reviewing all the main elements of the

[0:01:58] Voice 7: bylaws which are being considered for the public hearing this evening and the

[0:02:03] Voice 7: whole point is to make sure that you've got all the information you need through

[0:02:07] Voice 7: this question and answer period to be able to speak at the public hearing to

[0:02:11] Voice 7: your elected officials so we're going to provide you with that opportunity

[0:02:18] Voice 7: tonight for the question and answer period to review any and all

[0:02:22] Voice 7: information related to this application so including the bylaws the restrictive

[0:02:27] Voice 7: covenant as well as

[0:02:30] Voice 7: any other general proposal questions the applicant is here

[0:02:33] Voice 7: as well as some of the qualified professionals to support the applicant

[0:02:38] Voice 7: so we're going to be talking about the density transfer the affordable housing

[0:02:43] Voice 7: proposal the water elements the protection of the natural environment

[0:02:48] Voice 7: those are all elements embedded in three specific bylaws which is bylaw 241 to

[0:02:55] Voice 7: to amend the Denman Official Community Plan,

[0:02:58] Voice 7: By-law 242 to amend your land use by-law,

[0:03:01] Voice 7: and By-law 243, which would be a brand new housing agreement

[0:03:05] Voice 7: that would be specific to the Denman Green site.

[0:03:09] Voice 7: And then that all feeds into the whole point

[0:03:12] Voice 7: of hosting a public hearing.

[0:03:14] Voice 7: So those by-laws need to be heard.

[0:03:16] Voice 7: You need to comment on those by-laws

[0:03:18] Voice 7: in order for the local trust committee

[0:03:19] Voice 7: to make decisions about whether or not to move forward.

[0:03:25] Voice 7: The other element of that tonight is to ensure that you understand whether or not your interests

[0:03:31] Voice 7: are affected by any of those three bylaws that are being considered, and providing either

[0:03:37] Voice 7: a written submission tonight, and we have comment forms on the table when you walked

[0:03:42] Voice 7: in, so you could do written or you could do verbal, those are the two options.

[0:03:46] Voice 7: After the close of the hearing tonight, there's no further opportunities for input to the

[0:03:52] Voice 7: elected officials so it's very time sensitive today that this is the last

[0:03:55] Voice 7: opportunity for public input you can speak with me after tonight but you

[0:04:00] Voice 7: can't speak to your elected officials they're the ones who make the decision

[0:04:04] Voice 7: so let's hope we answer all your questions so we can get to that okay so

[0:04:12] Voice 7: I'm going to quickly go over for those of you that weren't at the community

[0:04:15] Voice 7: information meeting that we held earlier this year the three parcels that are

[0:04:21] Voice 7: part of this application. So three separate areas of Denman Island to enable the affordable housing

[0:04:28] Voice 7: proposal to move forward are affected by this. The first parcel is located at 6080 Woodham Road.

[0:04:34] Voice 7: We call this the donor parcel because it would be donating three densities from the non-agricultural

[0:04:42] Voice 7: land reserve portion of the property. So from a permitted seven dwellings and reducing that down

[0:04:47] Voice 7: to four and those would be transferred to what we classify as the receiver parcels on

[0:04:54] Voice 7: Danes Road lots four and five Danes Road so if this transfer would be approved through

[0:05:02] Voice 7: these files that we're discussing it would permit a maximum of five dwellings five separate

[0:05:08] Voice 7: lots where currently there are two and then the second or the third piece of this application

[0:05:15] Voice 7: is of course the Denman Green site which is also a receiver parcel at 1151

[0:05:22] Voice 7: Northwest Road and it would be an increase in density to allow up to 20

[0:05:28] Voice 7: units of affordable housing on that particular site and those densities are

[0:05:33] Voice 7: from your official community plan which permits an increase of up to 5% for the

[0:05:39] Voice 7: purposes of affordable housing so that's where those numbers would be drawn from

[0:05:43] Voice 7: And there are sufficient densities in that in order for this application to withdraw them for this purpose.

[0:05:56] Voice 7: So this is the Denman Green parcel.

[0:05:58] Voice 7: It had just recently been subdivided by the current owner so that the 1.5 hectare portion that's shown in green

[0:06:08] Voice 7: can be eventually transferred to the Denman Housing Association if this application is successful.

[0:06:15] Voice 7: And then the remaining 0.28 hectare piece, which is residentially zoned, would be retained by the current owner.

[0:06:23] Voice 7: And that's not part of the affordable housing application, just to be clear.

[0:06:31] Voice 7: Okay, so the intent is to develop that piece, the 1.5 hectare piece, for the not-for-profit affordable rental housing application for up to 20 units, as we mentioned, through hopefully successful grant applications, if it's able to be.

[0:06:47] Voice 7: re-zoned and receive funding from the province or other funding sources. So the applicant has

[0:06:55] Voice 7: prepared a number of site plans which you might be familiar with over the course of the last

[0:07:00] Voice 7: year and a half and this is the most recent site plan that's been posted to the website for those

[0:07:07] Voice 7: of you who've taken a look at it. Minor changes since the last revision that we looked at earlier

[0:07:11] Voice 7: this year but the site plan is really important because it delineates some significant features

[0:07:18] Voice 7: and functions of how this proposal would be developed so in general terms there

[0:07:23] Voice 7: is a significant portion that would be retained in its natural state because

[0:07:27] Voice 7: it's classified as a wetland area and that's shown on the site plan and the

[0:07:32] Voice 7: remainder of the lot would then therefore hold all the infrastructure that's

[0:07:36] Voice 7: required to support those 20 units of housing so that includes the parking the

[0:07:40] Voice 7: septic the well and the actual units themselves and this site plan also

[0:07:48] Voice 7: delineates a fencing requirement that's part of a restrictive covenant that the

[0:07:52] Voice 7: local trust committee is considering as well as the pedestrian trail along the

[0:07:59] Voice 7: wetland boundary and the site plan is further supported by a provisional

[0:08:08] Voice 7: proposed layout for those units of 12-home housing which is a mix of one

[0:08:14] Voice 7: two and three bedroom configurated family homes as well as a common

[0:08:20] Voice 7: building which would house a mechanical room, common laundry facilities, and a

[0:08:27] Voice 7: community space, small community space for the residents. So in terms of water

[0:08:35] Voice 7: which is one of the key features that has been under considerable discussion

[0:08:39] Voice 7: over the last few months, the dwellings would be supported by a water system

[0:08:43] Voice 7: that's comprised of 50% well water, so groundwater, and through an approved

[0:08:48] Voice 7: water license from the province and that's still pending and in process, and

[0:08:53] Voice 7: and 50% rainwater collection from the roof areas

[0:08:56] Voice 7: of the buildings that are proposed on the site.

[0:09:03] Voice 7: The other significant factor to this site

[0:09:06] Voice 7: is the proposed septic system,

[0:09:09] Voice 7: and the applicants are proposing

[0:09:10] Voice 7: a type three wastewater system,

[0:09:12] Voice 7: which is the most advanced system

[0:09:15] Voice 7: to support the 20 units of housing,

[0:09:18] Voice 7: and that would require a certified operator

[0:09:20] Voice 7: for maintenance on site.

[0:09:22] Voice 7: It's been designed by a qualified professional,

[0:09:25] Voice 7: and we do have the supporting documents that the site can accommodate this particular technology

[0:09:31] Voice 7: to support all the wastewater requirements.

[0:09:36] Voice 7: So if the by-laws subject to this hearing tonight are eventually adopted by the local

[0:09:42] Voice 7: trust committee, the applicant will then have to complete the water design system in order

[0:09:47] Voice 7: to submit the drinking water application to the province and go through the final steps

[0:09:53] Voice 7: steps for approval as well as refine any architectural plans for submission, landscaping, electrical

[0:10:00] Voice 7: and other critical infrastructure pieces as part of their grant application to the province.

[0:10:06] Voice 7: So there's a number of pieces and details that aren't finalized because at this stage

[0:10:10] Voice 7: we're still concerned with the use and the density of the land the applicant can after

[0:10:15] Voice 7: after the bylaws are considered, fine-tune all those details after bylaw approval or consideration.

[0:10:25] Voice 7: So in terms of bringing you back to the bylaw language, which is perhaps less interesting but really important for tonight,

[0:10:33] Voice 7: the Denman Green Parcel requires a change to your Official Community Plan.

[0:10:37] Voice 7: land. The land use designation is currently village and so that would need to be amended

[0:10:44] Voice 7: to reflect the residential use so that's a significant change in your OCP that needs

[0:10:50] Voice 7: to be contemplated and that is embedded in By-law 241. 241 also includes a change to

[0:10:59] Voice 7: remove this parcel from the commercial development permit area which currently applies to this

[0:11:05] Voice 7: area of Denman and that's there to guide the form and character of commercial

[0:11:11] Voice 7: development so it wouldn't be relevant for this particular application so the

[0:11:16] Voice 7: other changes to this area shown in red would be removed from the development

[0:11:21] Voice 7: permit area in the official community plan so it wouldn't be subject to those form and

[0:11:26] Voice 7: character guidelines and the other change that's required is to rezone it

[0:11:32] Voice 7: from the commercial zone which currently applies to the property to a new

[0:11:37] Voice 7: affordable housing zone which is proposed to be R4 and this is the same

[0:11:42] Voice 7: affordable housing zone that you might have heard being used for the DCLTA

[0:11:47] Voice 7: seniors affordable housing project similar base zoning so the third piece

[0:11:57] Voice 7: is the housing agreement bylaw number 243 and this is an important part of the

[0:12:02] Voice 7: application to ensure that the affordability of these units is

[0:12:07] Voice 7: maintained in perpetuity that's a contract agreement between the local

[0:12:11] Voice 7: government, which is the DEN Trust Committee, and the owners of the property, which would be the not-for-profit DEN Housing Association.

[0:12:18] Voice 7: And that way the parcel

[0:12:20] Voice 7: cannot be developed for any other purpose except to provide that affordable housing.

[0:12:25] Voice 7: So the Housing Agreement By-law would require DHA to construct a certain form of housing which is stipulated.

[0:12:33] Voice 7: It would need to be constructed to meet very specific energy efficiency standards.

[0:12:37] Voice 7: with that type 3 sewage disposal system that's been articulated in the reports that were submitted,

[0:12:45] Voice 7: and rental of the units to qualified occupants at an affordable rate.

[0:12:50] Voice 7: There is a specific tenant selection procedure that's stipulated in the housing agreement,

[0:12:56] Voice 7: and annual reporting to the Islands Trust as well.

[0:13:03] Voice 7: The fourth piece, which is not a bylaw, but is a restrictive covenant,

[0:13:08] Voice 7: This would be something that would be registered on title of the Denman Green site, and it's also an important tool because it holds the owner accountable to a certain set of restrictions.

[0:13:19] Voice 7: And what they are is to install fencing to mitigate noise and dust along the northern shared interior lot line,

[0:13:27] Voice 7: install a data logger in the well to take hourly readings of the water level the temperature the

[0:13:33] Voice 7: electronic electric conductivity and submit that data to the islands trust and to construct those

[0:13:40] Voice 7: dwellings to a minimum of a step two energy step code requirement and what we understand is that

[0:13:47] Voice 7: that minimum is actually much higher if the bc housing application for funding is approved

[0:13:52] Voice 7: I think they use step 4 but the Islands Trust would be requiring step 2 if the funding was with another agency perhaps that doesn't help

[0:14:02] Voice 7: so in summary just to draw your attention to the bylaws again because you will be speaking to these in the public hearing

[0:14:15] Voice 7: so bylaw 241 is to amend the official community plan and that's some new policy wording when you're looking at the bylaw

[0:14:23] Voice 7: which we have a copy of at the back there, in support of affordable rental housing,

[0:14:29] Voice 7: the rental tenure housing being established for Denman,

[0:14:32] Voice 7: that new dwellings would need to comply with the BC Energy Step Code,

[0:14:37] Voice 7: and it would be reducing the size of that commercial development permit area to eliminate that site.

[0:14:42] Voice 7: That's really the substance of the changes for that particular bylaw.

[0:14:46] Voice 7: And for bylaw 242, that is to amend your land use bylaw,

[0:14:51] Voice 7: so the the pith and substance of those changes are there would be a new zone for the r41

[0:14:57] Voice 7: the affordable housing site to regulate sighting size use density parking there would be a new site

[0:15:05] Voice 7: specific r28 zone for that donor lot that's donating three densities and a new site specific

[0:15:13] Voice 7: r28 zone for the receiver site on danes road that would be receiving those densities and those are

[0:15:19] Voice 7: not mark those are not affordable housing units those are market housing so that's the summary of

[0:15:25] Voice 7: the changes in there and to reiterate what's happening after the public hearing tonight

[0:15:30] Voice 7: because these are really important steps to keep in mind in terms of the information you

[0:15:35] Voice 7: want to provide to the local trust committee after this public hearing they have a meeting tomorrow

[0:15:41] Voice 7: so they can consider third reading and third reading is pretty significant

[0:15:45] Voice 7: because that sets the stage for the next set of approvals,

[0:15:49] Voice 7: which would be the Islands Trust Executive Committee

[0:15:51] Voice 7: and the provincial minister would need to approve those bylaws as a close to last step.

[0:15:58] Voice 7: And at that point, the bylaws can be considered for adoption by the Local Trust Committee.

[0:16:06] Voice 7: The title of the land could then theoretically also be transferred to DHA at that point in time

[0:16:12] Voice 7: just to finalize the land transfer and at that point DHA is then in a position to apply for

[0:16:18] Voice 7: funding to actually develop the site for the affordable housing project and it's also at that

[0:16:27] Voice 7: point in time that the community would expect DHA to finalize all the plans in submission for

[0:16:32] Voice 7: funding related to the actual architecture infrastructure but it would need to align

[0:16:37] Voice 7: very strongly with the restrictive covenant and the bylaws that are under discussion today

[0:16:42] Voice 7: So this is the critical point in which if you have burning questions, this is it for asking those questions because once the public hearing starts, it's a one-way communication.

[0:16:56] Voice 7: It's your comments to the local trust committee. It's not a time for questions.

[0:17:00] Voice 7: So if you have specific questions about the bylaws, I'm likely the best person to answer those questions.

[0:17:06] Voice 7: If there are specific questions about elements of the proposal, the applicant and their professional

[0:17:13] Voice 7: support team that's here tonight could probably best answer that.

[0:17:16] Voice 7: And the local trust committee, the chair would likely decide if there's any questions that

[0:17:21] Voice 7: you want to ask directly of the trustees.

[0:17:24] Voice 7: So typically what my experience has been with community information meetings is we do bleed

[0:17:30] Voice 7: into the public hearing time if needed because it's really important that we get your questions

[0:17:35] Voice 7: answered so I'll transfer it over to the chair who's going to facilitate the

[0:17:45] Voice 7: order in which questions will be asked and I'll be on standby to help answer

[0:17:51] Voice 7: any of them as well as the applicant so we'll sort of share like between the applicant and I

[0:17:56] Voice 7: very good

[0:17:59] Voice 24: thank you very much thank you planner Zupanets we're gonna I'll

[0:18:06] Voice 24: raise my voice here and let me know if it gets too loud so now is the time for

[0:18:15] Voice 24: questions and questions for the planner especially about the project and I will

[0:18:21] Voice 24: just note that all of the split most of the slides that she just showed are in

[0:18:25] Voice 24: tonight's agenda as part of the package of the meeting agenda that you can find

[0:18:32] Voice 24: at the website so if you ever want to look at it again or you want to have it

[0:18:36] Voice 24: copy for your file somehow it's her presentation is available at the analyst

[0:18:43] Voice 24: trust website under this Denman meeting agenda so I'd like to see if anybody's

[0:18:50] Voice 24: got questions for the planner can I start over here would you like to come

[0:18:54] Voice 24: up to the mic and then everybody can hear and it'll be on the recording thank

[0:18:59] Voice 24: Thank you.

[0:18:59] Voice 16: Okay.

[0:19:00] Voice 16: I'm Steve Morgan,

[0:19:01] Voice 16: I'm the vice president of the Cornell Water System,

[0:19:04] Voice 16: which provides water for 19 families

[0:19:06] Voice 16: on Kirk and Nelson streets.

[0:19:07] Voice 16: And this is a question, right?

[0:19:08] Voice 24: This

[0:19:08] Voice 16: is a question.

[0:19:09] Voice 16: Great.

[0:19:09] Voice 16: I'm just

[0:19:09] Voice 16: telling you who I am.

[0:19:10] Voice 24: Great.

[0:19:11] Voice 16: The question is, will the residents of these

[0:19:14] Voice 16: be required to have any special training

[0:19:17] Voice 16: in order to minimize their use of resources

[0:19:21] Voice 16: or is there something special they have to do,

[0:19:24] Voice 16: some behavior that they have to have

[0:19:25] Voice 16: or can they just be regular average people

[0:19:27] Voice 16: behaving the same way that that was happening in terms of water use and sewage.

[0:19:32] Voice 24: Thank you. That's a good question. Is that a question for the planner?

[0:19:35] Voice 24: No,

[0:19:38] Voice 7: there's nothing in the bylaws that require any sort of

[0:19:41] Voice 7: education for the tenants, but the applicant can speak to how the Denman Housing Association might be responsible for

[0:19:48] Voice 7: tenancy selection and basic information being provided.

[0:19:52] Voice 7: So I would ask the applicant to possibly address that as I'm sure it's been contemplated

[0:19:57] Voice 7: in terms of tendency selection.

[0:20:00] Voice 24: Did you want to speak to that, Simon?

[0:20:02] Voice 24: Sure.

[0:20:02] Voice 24: Okay.

[0:20:03] Voice 24: I

[0:20:03] Voice 13: would say that there are various elements

[0:20:06] Voice 13: that go to economizing the use of water.

[0:20:10] Voice 13: One of them is low-flow fixtures,

[0:20:13] Voice 13: which are going to be incorporated into units.

[0:20:15] Voice 13: The other one is that we are reusing gray water

[0:20:19] Voice 13: for toilet flushing,

[0:20:20] Voice 13: which is going to minimize the use of fresh water

[0:20:23] Voice 13: to the tune, we estimate,

[0:20:25] Voice 13: of some 600,000 litres a year. And the third one is, as Sonia referenced just now, is tenant,

[0:20:33] Voice 13: you might call it, education, if you like, on being sparing with water. And I think,

[0:20:40] Voice 13: generally speaking, people who live on Gulf Islands are responsible and conscious of the

[0:20:48] Voice 13: the importance of minimizing water use.

[0:20:53] Voice 16: Okay,

[0:20:54] Voice 13: so you've got two passive mechanisms

[0:20:55] Voice 16: with devices, but they're also going to have to be

[0:20:59] Voice 16: thoughtful in the way that they use water and you're going to educate them in that?

[0:21:03] Voice 16: Absolutely, yeah.

[0:21:04] Voice 16: May I ask another question?

[0:21:06] Voice 24: Can we give somebody else a turn?

[0:21:07] Voice 24: Of course.

[0:21:08] Voice 24: Thank you.

[0:21:09] Voice 24: Who else would like to ask a question?

[0:21:12] Voice 24: Something for clarification.

[0:21:14] Voice 24: Back, come on up.

[0:21:15] Voice 24: I'll come to you next.

[0:21:24] Voice 20: Patty Willis, I'd like some clarity on how, why the transfer of densities from Woodham to Danes

[0:21:36] Voice 20: figures into the village green, and why those two seemingly different actions are conflated.

[0:21:48] Voice 24: Okay, thank

[0:21:49] Voice 24: you. Go ahead, Planner Zupanets.

[0:21:53] Voice 7: So if I need to pull up the map again, I sure can,

[0:21:56] Voice 7: But the question around the transfer of density for the Woodham to the Daines Road parcel is that that's the primary mechanism for this parcel on Kirk Road to be transferred to DHA.

[0:22:09] Voice 7: It's part of a comprehensive application.

[0:22:12] Voice 7: There's no piecing out any element of that density transfer.

[0:22:17] Voice 7: They all have to happen in order for this to be successful so that the land can be transferred to DHA.

[0:22:23] Voice 7: So the owner of the parcels has created this agreement that would work for both parties and they've entered into this joint application to rezone the parcels and permit this transfer and increase in density so that the DHA can receive this piece in the village and develop it for the intended purpose.

[0:22:44] Voice 7: so it can't happen on its own that's not what the proposal is and we don't have

[0:22:50] Voice 7: any means to sort of piece it apart and only focus on one element because the

[0:22:56] Voice 7: applicants have come forward with this proposal exactly as we've presented it

[0:23:01] Voice 7: that it has to be the density transfers in order to support the affordable

[0:23:06] Voice 7: housing piece to be transferred to DHA I

[0:23:09] Voice 20: think that's not clear in the materials

[0:23:11] Voice 20: that we see okay

[0:23:13] Voice 7: well I'm sorry to hear that we have tried very hard to from the

[0:23:17] Voice 7: beginning to show graphically what's happening on these three parcels so that

[0:23:22] Voice 7: everybody understands that it's not just the deadman green site that we're

[0:23:26] Voice 7: talking about we're talking about two other pieces as well so I hope that we

[0:23:31] Voice 7: can clarify that tonight if there's any further questions about that I can pull

[0:23:35] Voice 7: of the map again thank

[0:23:36] Voice 24: you for your question and uh sir question for the planner yeah

[0:23:52] Voice 17: i have a

[0:23:52] Voice 17: question uh that relates to who the players are in all this who is the proponent i

[0:24:00] Voice 24: think we just

[0:24:00] Voice 24: went over that who

[0:24:01] Voice 17: is the proponent by name the

[0:24:04] Voice 24: denman housing association is

[0:24:06] Voice 6: the key applicant

[0:24:07] Voice 6: okay so

[0:24:07] Voice 17: that would that mean then that the denman housing association is not only representing the

[0:24:13] Voice 17: the interests of affordable housing but also the interests of the people

[0:24:18] Voice 17: involved in this density transfer

[0:24:20] Voice 11: that's correct okay

[0:24:22] Voice 17: that's not clear also in

[0:24:26] Voice 17: terms of the players I'd like to know who owns parcel number five on Woodham

[0:24:33] Voice 17: Road I think the community is entitled to know who the people are that are

[0:24:38] Voice 17: involved in this we don't have that information it wasn't in the grapevine

[0:24:42] Voice 17: or the Flagstaff.

[0:24:44] Voice 7: Okay, so in terms of the Lots 4 and 5 and the Denman Green site that's part of this density transfer,

[0:24:51] Voice 7: we have two applicants, co-applicants. We have the Denman Housing Association and the owner of the parcels.

[0:24:58] Voice 7: Who is

[0:24:59] Voice 17: the owner of the parcels?

[0:25:00] Voice 7: Henning Nielsen.

[0:25:01] Voice 7: Henning Nielsen.

[0:25:02] Voice 7: And the Wooden Parcel is owned separately, and that's the Snyder applicant. So you'll see...

[0:25:08] Voice 17: The Snyder applicant? What is the full name of that person?

[0:25:12] Voice 7: I don't remember the first name.

[0:25:14] Voice 17: Does anyone know who's the property owner? Nancy Snedd.

[0:25:18] Voice 7: Thank you. So it's, yes. So the co-applicants for this application are Denman Green and Henning Nielsen.

[0:25:27] Voice 17: Okay. And is it correct that Henning Nielsen is also the person who owns the property that you referred to earlier as the 2.8 hectare piece that's not part of the affordable housing agreement? That's correct.

[0:25:40] Voice 17: Correct. And could that property be used for commercial purposes or is it only going to be used for housing purposes?

[0:25:48] Voice 7: Currently it's zoned residential and it's permitted one single family dwelling.

[0:25:52] Voice 17: Okay, and so that property could be sold as a piece of residential property adjacent to this development.

[0:26:00] Voice 17: Correct.

[0:26:02] Voice 17: I have lots of other questions, but I want to let other people get

[0:26:06] Voice 24: a chance and I

[0:26:06] Voice 17: will come back if I can.

[0:26:07] Voice 17: Very good. Thank you.

[0:26:09] Voice 24: Another question for the planner or for any of us that can help answer questions? Very good. Come forward.

[0:26:18] Voice 14: Has the 0.28 Hector piece subdivision been approved?

[0:26:25] Voice 7: No, it's in the final stages, if I'm not mistaken, and then the transfer has not happened because it requires the bylaws to be adopted.

[0:26:34] Voice 7: What

[0:26:35] Voice 14: is the final stage?

[0:26:36] Voice 14: The

[0:26:37] Voice 7: Ministry of Transportation is responsible for final subdivision approval.

[0:26:41] Voice 14: Has the Ministry of Environmental Health been involved?

[0:26:44] Voice 7: Well, the Ministry of Transportation approves subdivisions and refers out to multiple agencies.

[0:26:50] Voice 7: So water, septic, all those things have to be approved.

[0:26:53] Voice 7: Thank you.

[0:26:54] Voice 7: Yeah.

[0:26:55] Voice 7: Okay.

[0:26:57] Voice 24: Thank you.

[0:26:58] Voice 24: Who's next?

[0:26:58] Voice 24: Come forward.

[0:27:04] Voice 19: So in the transfer of...

[0:27:07] Voice 24: Could you give your name?

[0:27:08] Voice 24: Oh, I'm Judy Armstrong.

[0:27:09] Voice 19: Thank you.

[0:27:10] Voice 24: Everybody else probably knows everybody, but it's me.

[0:27:12] Voice 19: I don't know that.

[0:27:13] Voice 19: Anyways, I'm just curious, because what we're doing here is removing a vital commercially zoned piece of property from the downtown area,

[0:27:22] Voice 19: and we're making exceptions to take densities from some out-of-town area to make this affordable.

[0:27:30] Voice 19: So will the commercial, will any of the properties be replaced downtown that would be zoned commercially?

[0:27:37] Voice 19: because what we're doing is we're taking away the last and final commercial

[0:27:42] Voice 19: properties that could develop downtown area which was called the village in the

[0:27:48] Voice 19: first place and making it into a residential area so I think now with the

[0:27:56] Voice 19: way it is is that it's not the balance is changing for the downtown area has

[0:28:01] Voice 19: that been considered in this plan yes

[0:28:04] Voice 7: but there's no additional lands being contemplated for

[0:28:08] Voice 7: commercial zoning as part of this application so the need for siting affordable housing was

[0:28:14] Voice 7: determined to be the priority versus developing additional commercial lands at this time if and

[0:28:21] Voice 7: when the community decides that there is a stronger need for commercial land it would be

[0:28:25] Voice 7: it through a different application to rezone to commercial to compensate for the loss of

[0:28:32] Voice 7: that parcel if it's rezoned residential.

[0:28:34] Voice 19: So, considering that the current owner is only donating a certain portion of that land

[0:28:43] Voice 19: to affordable housing, why couldn't there be a restriction on the part that they are

[0:28:48] Voice 19: having to be considered to be only commercial and not residential?

[0:28:51] Voice 19: Yeah,

[0:28:52] Voice 7: so that was not what the applicants have been proposing to bring forward.

[0:28:57] Voice 7: What you see is the application that's been submitted to the Local Trust Committee.

[0:29:01] Voice 7: It's not a negotiation piece where the LTC gets to ask for this or that.

[0:29:06] Voice 7: This is what the applicants requested.

[0:29:09] Voice 7: So, and the point in time in which they need to decide whether the bylaws should be adopted

[0:29:15] Voice 7: is when perhaps that type of rationale might come into play.

[0:29:18] Voice 7: if that was deemed to be a significant risk, that there needs to be a commercial strip

[0:29:24] Voice 7: retained to compensate for the loss of the 1151 North White's, but that hasn't been contemplated

[0:29:31] Voice 7: in the documents.

[0:29:32] Voice 19: Okay.

[0:29:33] Voice 19: So that would

[0:29:33] Voice 24: be something to say in your comments during the public hearing, or write

[0:29:38] Voice 24: it down, whichever you prefer.

[0:29:39] Voice 24: Very good.

[0:29:40] Voice 24: Thank you.

[0:29:41] Voice 24: Further questions?

[0:29:44] Voice 24: Come forward, if you'd like, so we can hear.

[0:29:57] Voice 3: My name is Sarah French.

[0:30:00] Voice 3: As you imagine, there are a lot of rumors circulating about this on island,

[0:30:05] Voice 3: and I don't pretend to be very informed,

[0:30:07] Voice 3: but one of them is that if CHMC was involved in financing,

[0:30:13] Voice 3: that they would have a great deal of say as to who the tenants would be,

[0:30:17] Voice 3: and that perhaps they would not actually be 10-minute islanders,

[0:30:21] Voice 3: if that could be addressed.

[0:30:23] Voice 24: Thank you.

[0:30:24] Voice 24: I think there is information here about the tenants.

[0:30:28] Voice 24: Could you speak to that?

[0:30:29] Voice 24: So

[0:30:29] Voice 7: the point of By-law 2403, which is the housing agreement, is to address exactly this common question,

[0:30:37] Voice 1: is

[0:30:38] Voice 7: that regardless of who the funding sources are, this housing agreement is the basis of the tenancy selection criteria.

[0:30:48] Voice 7: and if you take a look at there's an entire page of what those criteria are

[0:30:55] Voice 7: in terms of Denman Islanders how long they've been on the island what their

[0:30:59] Voice 7: employment status is First Nations members etc that's the key selection

[0:31:06] Voice 7: criteria that is being discussed at this point in terms of being registered on

[0:31:11] Voice 7: title so a funder would need to agree to that or else apply back through DHA

[0:31:18] Voice 7: for an amendment of some sort which would require a public process to discuss what those amendments

[0:31:24] Voice 7: are so we can't predict what the future holds this is our best foot forward in terms of a

[0:31:30] Voice 7: housing agreement that captures the intent of the application the will of the local trust committee

[0:31:36] Voice 7: to provide some balance and anticipating what a funder may or may not actually agree to with

[0:31:44] Voice 7: the information that we have because it's always a moving changing target but you would be aware of

[0:31:50] Voice 7: any deviation from the housing agreement because this body would have to agree to it as well as

[0:31:58] Voice 7: dha and that would be part of a public process as as any decisions are so the best we can say

[0:32:05] Voice 7: is at this point in time what you see in bylaw 243 is what is being requested by the applicant

[0:32:11] Voice 7: and agreed to by the local trust committee

[0:32:13] Voice 7: because they could give second reading to it.

[0:32:16] Voice 7: After they adopt it, there is a chance

[0:32:19] Voice 7: that it might have to come back for some amendments

[0:32:22] Voice 7: in the future if it's required by the funder

[0:32:26] Voice 7: to have some more flexibility.

[0:32:28] Voice 7: But we're not sure what that would look like.

[0:32:31] Voice 24: Thank you for the question.

[0:32:35] Voice 24: And I believe all of these, you know, all the words,

[0:32:38] Voice 24: all the fine print, if you want,

[0:32:41] Voice 24: or the text is in tomorrow's agenda.

[0:32:44] Voice 24: So you can look it all up in the agenda for tomorrow's local trust committee meeting, if you wish to find it, or if there's time at the end of the meeting we can help you find it, yeah, the specific wording.

[0:33:00] Voice 24: Further, or talk to the proponents, of course. Further questions for the planner? Come ahead, yeah. Steve, right?

[0:33:09] Voice 24: Yeah, thank you.

[0:33:10] Voice 16: Go ahead.

[0:33:10] Voice 24: If

[0:33:11] Voice 16: we have concerns about the effectively well for Denman Green affecting the aquifer that's on our well that's fairly close by, will there be an opportunity to address that in the future?

[0:33:22] Voice 7: Sorry, I missed the last part.

[0:33:24] Voice 7: Will there

[0:33:24] Voice 16: be an opportunity to address those concerns in the future?

[0:33:27] Voice 16: So

[0:33:27] Voice 7: currently, the status of the water license for Denman Green is with the province right now in terms of reviewing all the hydrogeological technical information

[0:33:37] Voice 7: to determine whether the volume that they're proposing to extract is sustainable and supportable based on the rainwater collection, supplemental greywater,

[0:33:48] Voice 7: full suite of water conservation measures that they're proposing.

[0:33:52] Voice 7: So this is the point in time in which the province may issue that license based on a cubic meters, the number of cubic meters that they're allowed to withdraw.

[0:34:02] Voice 7: And they would be also looking at adjacent users and the rate of flow that's coming out of those wells to ensure that there's no impact and base their decision on that.

[0:34:13] Voice 7: So as far as I understand, this is the point in time in which those pieces of concerns or information would be vetted by the province before they make their final determination.

[0:34:23] Voice 7: Because then it becomes a condition of a permit, how much they can extract.

[0:34:28] Voice 7: And they have up to a certain number of years to, they call it beneficial use, to initiate that beneficial use of the wealth.

[0:34:35] Voice 7: And then that expires and they have to start over again.

[0:34:38] Voice 7: So I would suggest that if you had concerns that the provincial body that approves these water licences is likely the point of contact.

[0:34:53] Voice 7: If you had specific information that you needed to provide them but they have access to all the well data, all the well logs,

[0:35:01] Voice 7: and the most up-to-date hydrogeological assessments to make their determination

[0:35:07] Voice 7: as to whether or not this could be supported is

[0:35:11] Voice 16: there so you're

[0:35:12] Voice 16: recommending we would contact the province if we have further questions

[0:35:15] Voice 16: about it well

[0:35:16] Voice 7: if you have questions about existing in general if you have

[0:35:20] Voice 7: questions about existing users absolutely that's the point of contact

[0:35:23] Voice 7: is to talk to them about water licenses that are being issued that may or may

[0:35:28] Voice 7: not meet the conditions of a permit for new this is a proposed application so there's no license

[0:35:34] Voice 7: yet it's under review um you are of course open to contact their office and speak with their water

[0:35:41] Voice 7: team but um you can chat with me after the meeting and we can talk about the process for that okay

[0:35:48] Voice 13: thank you good night uh

[0:35:50] Voice 23: yes go ahead

[0:35:51] Voice 13: please supplement the answer please um we had we spent

[0:35:55] Voice 13: We spent many thousands of dollars hiring a professional hydrogeologist for Alan Dakin who did a 72 hour well test and he put measuring devices on the Kernel well and also the well across the way in the activity center and there was, after 72 hours, pumping at a rate which is three times the rate that we're planning to pump, there was no appreciable drop in the pressure.

[0:36:25] Voice 13: And he came up with a figure that showed that, and I'm quoting, sustainable year-round well yield of 9,500 liters per day.

[0:36:38] Voice 13: The water study of which his report was a part went to the ministry,

[0:36:45] Voice 13: and the ministry hydrogeologist double-checked the data on the aquifer

[0:36:52] Voice 13: and the historical flows of the wells, including the Cornell well, and they

[0:36:58] Voice 13: reduced that volume from 9,500 meters a day to 8,430 meters a day. So we've

[0:37:06] Voice 13: had two sets of hydrogeologists looking at this. Okay,

[0:37:10] Voice 16: I reviewed Mr. Dakin's

[0:37:11] Voice 16: report. The concern that we have is that we did not shut our well up while he put

[0:37:15] Voice 16: the logger into our well so our well continued to fluctuate we the well should have been shut

[0:37:19] Voice 16: off so it was conducted improperly in our opinion yes well we can talk about that later i don't

[0:37:25] Voice 16: want to take everybody sure thank

[0:37:27] Voice 24: you for your question thank you um any more uh questions out

[0:37:33] Voice 24: there i'm looking anybody with a question

[0:37:37] Voice 24: that hasn't been answered yet i've got a new person

[0:37:41] Voice 24: come on up yep question for the planner uh

[0:37:49] Voice 15: yeah actually um sam crew and immediate neighbor to

[0:37:53] Voice 15: the project and my question is pertinent to water as well but it's particularly why

[0:37:57] Voice 15: uh you require the data logging to be submitted to islands trust when it's not you who's actually

[0:38:02] Voice 15: uh issuing the water license and is that is that something that the islands trust is looking to do

[0:38:08] Voice 15: on other wells or is it just this case specific so

[0:38:12] Voice 7: in this case and in some other comparable

[0:38:15] Voice 7: applications where there's a significant increase in density we weren't sure if

[0:38:20] Voice 7: the province would be requiring monitoring as a condition of their

[0:38:26] Voice 7: license because it's a relatively new process that the province is

[0:38:29] Voice 7: undertaking and it appeared to our freshwater specialists that the province

[0:38:34] Voice 7: was being very conservative in terms of what types of conditions they might

[0:38:39] Voice 7: impose and monitoring was not necessarily one of them and we're

[0:38:43] Voice 7: concerned that that data is super valuable not just to the operators and

[0:38:47] Voice 7: the residents but to the land use planning decision makers who are

[0:38:51] Voice 7: deciding if an increase in density is supportable based on real data versus

[0:38:56] Voice 7: you know sort of this paper exercise we move densities around and things like

[0:39:01] Voice 7: that so the restrictive covenant that requires that data to be submitted is

[0:39:05] Voice 7: for information purposes only we wouldn't be weighing in on the condition

[0:39:10] Voice 7: of the license with the province. It's a safeguard in the event the province issues a license.

[0:39:16] Voice 7: But doesn't require hourly monitoring. The Land Use Planning Authority can say that's great for them,

[0:39:23] Voice 7: but we're still really interested in this data and so should the applicant and the owners.

[0:39:28] Voice 7: And of course everybody will agree that information is super valuable when you've got 28 minutes of housing

[0:39:33] Voice 7: or relying on one well. So you wouldn't argue that the data is not important.

[0:39:38] Voice 7: But it is a commitment to install the data logger, to download the data, submit it to the Islands Trust, but that's part of what's been determined as how to supplement this application, the applicant degree, that that would be the best foot forward to assure the community that if there was a problem, it would be caught early as opposed to after there's a problem.

[0:40:02] Voice 7: And then it's very difficult to rectify a well that has salt intrusion or is affecting adjacent properties.

[0:40:11] Voice 7: So this monitoring is proactive and supports the bylaws in a way that we haven't done in the past.

[0:40:19] Voice 7: So it is a new type of thing.

[0:40:21] Voice 7: I wouldn't say that the Islands Trust or local trust committees want to do this for lots of future applications,

[0:40:26] Voice 7: But for multiple densities on a single lot in the absence of provincial oversight, which is all still new, this is likely a very appropriate measure to take the precautionary approach.

[0:40:39] Voice 7: And at some point in the future, they could decide that's enough, we've seen enough data, everything looks to be okay, and they might decide that they don't require that.

[0:40:46] Voice 7: but to start out it's a restriction on the property but if you're going to use it for

[0:40:52] Voice 7: this purpose you better be ready to monitor and submit the data to prove that it's all good

[0:40:59] Voice 7: thank

[0:40:59] Voice 24: you for your question um i just wanted to refer to uh the data that uh simon palmer gave

[0:41:07] Voice 24: on behalf of denman housing association the 8 430 liters per day if you'd like to look at those

[0:41:15] Voice 24: figures they're on page 12 of tonight's agenda just so everybody knows the data

[0:41:20] Voice 24: is a informations available that's not your hand up is it it's just oh thank

[0:41:28] Voice 24: you okay come ahead did you have more questions

[0:41:32] Voice 3: yeah

[0:41:46] Voice 17: it's good to get to know

[0:41:47] Voice 17: who the players are in this bit and I've been thinking about what you said I've

[0:41:52] Voice 17: been wondering why someone would transfer densities from one property to

[0:41:57] Voice 17: another, from Woodham Road to Danes Road. It occurred to me that this might be a

[0:42:04] Voice 17: business deal. In other words, a property on Danes Road would be more valuable

[0:42:10] Voice 17: than a property on Woodham Road. So I guess the question is, is there anything that

[0:42:19] Voice 17: would prohibit that kind of transaction to take place, where the person donating

[0:42:25] Voice 17: the density from Woodham to Danes Road, the person being Nancy Snyder in this case, might

[0:42:36] Voice 17: financially benefit from this arrangement.

[0:42:40] Voice 17: Is there anything that would prohibit that?

[0:42:44] Voice 7: That piece isn't part of our purview from the local government perspective.

[0:42:49] Voice 7: So the rezoning application that's been applied for is the trigger.

[0:42:54] Voice 7: What happens behind and with those property owners is not part of the application that's

[0:42:59] Voice 7: being considered so you have to rezone the property in order to do the density transfer

[0:43:04] Voice 7: and that brings the public into that discussion into that process and

[0:43:09] Voice 17: so the answer is that it

[0:43:11] Voice 17: is possible yep

[0:43:12] Voice 7: and through a rezoning application the applicant's not required to disclose what

[0:43:17] Voice 7: if any voluntary or market trading there is all we need to know is which parcels of the island

[0:43:25] Voice 7: are being considered? And what are the environmental and water and sewage disposal capacities? And the permitted uses? And how is that going to affect adjacent users?

[0:43:38] Voice 7: But the question you're asking has to do with what might be outside of the purview of a local government rezoning application for that?

[0:43:47] Voice 17: Yeah, that might be a problem. I have a...

[0:43:50] Voice 24: This is a question?

[0:43:51] Voice 24: I

[0:43:52] Voice 17: just

[0:43:53] Voice 24: wanted to answer a little bit too and tell me if this is wrong, but we're here in the public interest and so this application is being considered because of proposed community benefits.

[0:44:06] Voice 24: I

[0:44:07] Voice 17: understand. Now, the proponent who was offering us this proposed community benefit, is the Denman Housing Association or anybody affiliated with the Denman Housing Association prohibited from making a financial benefit on the sale of any property that happens on Danes Road or the adjacent property to this development, which would be available for sale?

[0:44:36] Voice 17: uh at uh market value does anything prohibit that the

[0:44:41] Voice 7: diamond housing association doesn't

[0:44:42] Voice 7: own any property so they they wouldn't be in a position to sell anything no

[0:44:47] Voice 17: they wouldn't be

[0:44:48] Voice 17: selling it but can they benefit from a deal that they struck with the person who is developing

[0:44:55] Voice 17: that property on gaines road or the adjacent property downtown in which they would financially

[0:45:01] Voice 17: Any individual might financially benefit from that. Is that prohibited?

[0:45:06] Voice 7: A not-for-profit can't profit.

[0:45:10] Voice 7: So they may receive donations, financial donations, for the not-for-profit.

[0:45:16] Voice 24: To the association.

[0:45:17] Voice 24: They have

[0:45:17] Voice 7: to be used. The association has to disperse that money then in accordance with their own bylaws.

[0:45:25] Voice 7: and so they wouldn't be able to individually board members could not

[0:45:30] Voice 7: individually profit and if

[0:45:33] Voice 17: they did they would have to step down

[0:45:36] Voice 7: that's some of

[0:45:41] Voice 24: the society's act I believe

[0:45:43] Voice 17: it's good okay so I just wanted to clarify that

[0:45:46] Voice 17: for future reference can

[0:45:49] Voice 24: I stop you

[0:45:50] Voice 17: for a second I'm just

[0:45:51] Voice 24: gonna see if there's

[0:45:51] Voice 24: other

[0:45:52] Voice 17: kinds of questions. As long as I can come back, that's fine.

[0:45:55] Voice 24: Okay, thank you. I'm wondering if there's people who've got other questions that haven't been heard yet. Oh, come forward. Welcome.

[0:46:17] Voice 10: Do you

[0:46:17] Voice 24: want to say your name?

[0:46:19] Voice 10: Okay, my name is Noah, and I apologize, I missed the start of the meeting, so if this has been asked, just let me know. Please

[0:46:24] Voice 24: go ahead, make sure we all hear. Yeah.

[0:46:26] Voice 24: I'm

[0:46:27] Voice 10: trying to read through the restrictive covenant for the 243 related to the tenants.

[0:46:41] Voice 7: Housing agreement, yeah.

[0:46:42] Voice 10: And as far as I can parse that out, it looks like the sort of financial, I'm interested in the financial criteria and kind of who can stay there.

[0:46:52] Voice 10: And from as far as I can tell, it looks like the eligibility is partly based on Comox Valley.

[0:47:01] Voice 10: I think it's the maximum income that's set by like BC Housing's Comox Valley, I forget the exact name,

[0:47:11] Voice 10: or a potential agreement with a funder that would require certain disabilities.

[0:47:17] Voice 10: And I think that those are the sort of the financial metrics aside from the portion that's the maximum 30% that's assigned for market housing. Is that roughly correct?

[0:47:32] Voice 7: Yes, so they have to use a geographic representation for income levels and that's why the Comox Valley area is being used for Denman because that's the nearest community for those income thresholds.

[0:47:45] Voice 7: and the 30 that you're referring to is for income that's the income for shelter the maximum would be

[0:47:54] Voice 7: 30 could be used for income and not exceed that is that the reference yeah and then

[0:47:59] Voice 10: i think there

[0:48:00] Voice 10: was also a potential that some of the units could be rented for affordable market market rates

[0:48:07] Voice 7: correct and those would still have to be for the affordability of those market units would

[0:48:12] Voice 7: supplement and subsidize the deeper subsidy units so the mix of 20 units would be determined

[0:48:20] Voice 7: at the time that the funder each funder has their own requirements for financial

[0:48:25] Voice 7: planning of course and so that mix can't be predetermined at this stage so the housing

[0:48:30] Voice 7: agreements have to have some level of flexibility to permit that mix to allow for deeply subsidized

[0:48:39] Voice 7: units to be constructed and be subsidized by affordable market rental units.

[0:48:45] Voice 10: And so my question is, I see that there's restrictions put in around residence and other

[0:48:52] Voice 10: requirements, but I don't see any restrictions put around ensuring, as you said, the kind

[0:48:59] Voice 10: of deeply subsidized units, that there is priority given to people that would need a

[0:49:04] Voice 10: more deeper subsidy uh i see that there's the the restriction where it can't be more than 30

[0:49:11] Voice 10: income but it but there isn't aside from bc housing's maps things that set the complex valley

[0:49:19] Voice 10: for time to time a kind of upper ceiling on who would qualify and i guess my concern is that it

[0:49:26] Voice 10: as affordable housing should be uh you know within the realms of what is necessary in order to get

[0:49:35] Voice 10: funding it should be it should ensure that the sort of poorest the people most need can have

[0:49:41] Voice 10: housing there and i i don't can

[0:49:43] Voice 23: i just is this a uh have you got more of your question i'm getting

[0:49:48] Voice 10: there okay the

[0:49:49] Voice 10: question is could islands trust put a restrictive covenant that said say 30 percent

[0:49:58] Voice 10: would basically like that an applicant would there would be preference given to more lower

[0:50:06] Voice 10: lower-income applicants?

[0:50:08] Voice 7: Sure.

[0:50:09] Voice 7: In theory, you could do that.

[0:50:11] Voice 7: What we've been advised by BC Housing, CMHC,

[0:50:16] Voice 7: all the big-picture housing funders is that they need the flexibility

[0:50:22] Voice 7: to determine on a case-by-case basis how to leverage the maximum number

[0:50:28] Voice 7: of units for the lowest-income people.

[0:50:31] Voice 7: And that depends on how much does it cost to service the site,

[0:50:34] Voice 7: How much does it cost to build on site? Because every community has different servicing and building costs.

[0:50:40] Voice 7: And so Denman might be different and it might factor in that there has to be a different recipe of units to support the maximum number of lowest income residents in terms of the 20 units being developed or built.

[0:50:55] Voice 7: so if the local government decides to insert more stringent requirements that decreases

[0:51:03] Voice 7: flexibility for creative options on how to subsidize those units we've been advised that

[0:51:10] Voice 7: that can really affect negatively affect an applicant's application for funding so the

[0:51:17] Voice 7: housing agreement's been drafted in a way that hopefully would appeal to the funders because it

[0:51:22] Voice 7: gives that flexibility we understand that all the funders for not-for-profit housing

[0:51:27] Voice 7: their number one goal is to have the highest number of units built

[0:51:32] Voice 7: that are for the lowest income residents of the community so how they do that is to create a fund

[0:51:40] Voice 7: financing as well as reducing servicing costs as much as possible so the site plan that you

[0:51:47] Voice 7: see here there's costs associated with every inch of this and so this is conceptual it's the

[0:51:54] Voice 7: proposal that comes with these files but at the time that a funder looks at this there might need

[0:51:59] Voice 7: to be some adjustments made because their number one objective is maximum number of units to be

[0:52:06] Voice 7: deeply subsidized and so we've been advised that that is their priority that's their whole reason

[0:52:12] Voice 7: and for existing and so any extra restrictions that we had at the local government level

[0:52:18] Voice 7: may need to or may affect the final outcome so we're trying to balance that out by saying we

[0:52:24] Voice 7: need to protect the well and we need this fencing we need this type 2 sewage system and then

[0:52:29] Voice 7: everything else hopefully will be discussed at the design table when they find a funder who's ready

[0:52:35] Voice 7: to go. Thank

[0:52:38] Voice 24: you. Yes sir.

[0:52:48] Voice 9: Bill Eccleston, my question was more to do with the study that was done by the Islands Trust

[0:52:55] Voice 9: four years ago in terms of the affordable housing needs of Denman. And I just wanted to clarify that my understanding

[0:53:02] Voice 9: is generally correct that that study sort of reinforced other information that somewhere between,

[0:53:08] Voice 9: we that if this project goes ahead and gets through all of the incredible hurdles and the

[0:53:13] Voice 9: you know the various commentary from those who seem to oppose it uh not many of them but that

[0:53:21] Voice 9: would only generate somewhere between 10 and 20 percent of the affordable housing needs for this

[0:53:26] Voice 9: island because that generally what the report is yeah

[0:53:30] Voice 7: correct i can't remember the number exactly

[0:53:32] Voice 7: Exactly, perhaps the trustees can call 110 rings a bell, people living far below suitable housing on the island already, that was four years ago data, so we know that incrementally most of the island communities are not seeing a decrease in that, so the need is greater than the supply that's being proposed today, under this application.

[0:53:55] Voice 9: So much more needed then, thank you.

[0:53:57] Voice 7: Thank you. Yes, come forward.

[0:54:03] Voice 21: Hi, my name is Lindsay McGim. I am a resident of this neighborhood. One question is, where

[0:54:10] Voice 21: do we drop the comment cards? Because I don't think I'm going to be able to stay for the

[0:54:13] Voice 21: comment period.

[0:54:14] Voice 21: Just right there. Yeah, good question.

[0:54:18] Voice 21: Okay, but I have another one. I guess my other

[0:54:21] Voice 21: sort of two-part question is, how much effort

[0:54:25] Voice 21: Islands Trust has made or will be making to talk to the people who might actually live

[0:54:30] Voice 21: in this housing about the the need for it affordable housing in our community

[0:54:34] Voice 21: well I think it's very important to hear from the community and address these

[0:54:39] Voice 21: concerns I would hope that attention is also being given and we're hearing from

[0:54:45] Voice 21: the folks who might actually live in this housing and then I just also wanted

[0:54:49] Voice 21: to hear about how what the process is like in terms of we just heard from Bill

[0:54:55] Voice 21: about the need you know anecdotally as a parent we know there's a significant

[0:54:59] Voice 21: number of single parents especially mothers on this island who are currently

[0:55:04] Voice 21: unhoused or precariously housed and the harm that that's causing those families

[0:55:09] Voice 21: so I guess I want to know how that need and those harms are being balanced

[0:55:13] Voice 21: against you know this setting and the concerns the community members may have

[0:55:18] Voice 21: thank you thank

[0:55:19] Voice 24: you for the question how

[0:55:22] Voice 7: we notify and include and engage the

[0:55:26] Voice 7: community we don't necessarily target individual groups potential tenants because we don't know

[0:55:33] Voice 7: who they might be the community is treated almost entirely equally in terms of we hope that they

[0:55:39] Voice 7: have access to the standard notification processes that we use through local government channels

[0:55:44] Voice 7: to signify that there's been you know i think four community information meetings to date across the

[0:55:50] Voice 7: span of the four years that i've been working with denman housing association at least

[0:55:54] Voice 7: this particular rendition we've had the applicants had one meeting we've had at least one and so if

[0:56:02] Voice 7: people would need to provide their input through those channels there's been no we don't through

[0:56:09] Voice 7: a rezoning application do consultation or engagement with specific groups of individuals

[0:56:16] Voice 7: that might be affected by the bylaws so they would need to self-identify and present their

[0:56:22] Voice 7: concerns to the elected officials second part of your question is sort

[0:56:28] Voice 21: of about need versus concern

[0:56:30] Voice 21: maybe in the community and how those are weighed when making the final decision so

[0:56:35] Voice 7: the elected

[0:56:36] Voice 7: officials take into consideration the obviously the northern region's housing needs assessment

[0:56:43] Voice 7: is a piece of data it's already four years old so that's but that's important benchmark data

[0:56:48] Voice 7: for them to consider the applicants reports and any professional reports

[0:56:54] Voice 7: that they provided they have to balance that against the input that they

[0:56:58] Voice 7: received from us as staff as well as the professionals that the applicants been

[0:57:03] Voice 7: using as well as the community groups and your advisory planning commission

[0:57:07] Voice 7: and other referral agencies so this was referred to over 17 different groups and

[0:57:14] Voice 7: agencies and their comments have to be considered and balanced

[0:57:18] Voice 7: and they have a very difficult duty to determine

[0:57:21] Voice 7: how to shift that balance in terms of are there changes

[0:57:25] Voice 7: or is this an outright yes or no are there improvements to the bylaws that

[0:57:30] Voice 7: can be made and if so does that mean that we have to

[0:57:33] Voice 7: start over or are they small changes that can be

[0:57:36] Voice 7: implemented at this stage they're bound by a legislative process

[0:57:42] Voice 7: process on how to tweak these bylaws so they can't do much tomorrow. If they change use

[0:57:48] Voice 7: or density, it takes the applicant right back to the beginning of the process. If they're

[0:57:53] Voice 7: just small changes, they can keep going. So it's a really big decision that they have

[0:57:59] Voice 7: to continuously take this input that they've been receiving, professional, community, technical,

[0:58:07] Voice 7: a goal and determine whether or not these bylaws are fit to be adopted in the next stages.

[0:58:14] Voice 24: Thank you.

[0:58:15] Voice 24: Thank you for your question.

[0:58:18] Voice 24: Any more questions that are specific to the application?

[0:58:21] Voice 24: Here we go.

[0:58:22] Voice 24: Come on forward.

[0:58:28] Voice 24: Specific to this application.

[0:58:29] Voice 24: Go ahead.

[0:58:30] Voice 4: A question.

[0:58:31] Voice 4: I understand.

[0:58:32] Voice 4: My name is Rhianne Silva.

[0:58:34] Voice 4: I've been a resident of Denman Island for 25 years.

[0:58:36] Voice 4: I self-identify as a person in need of the housing that this project would provide.

[0:58:43] Voice 4: Is there anybody else willing to self-identify?

[0:58:47] Voice 4: We're outnumbered.

[0:58:48] Voice 4: Thank you, C.

[0:58:49] Voice 4: Thank you.

[0:58:52] Voice 4: Gosh, thank you for considering this.

[0:58:54] Voice 4: It's been a long, long push and haul to get this far.

[0:58:58] Voice 4: I am getting to the question.

[0:58:59] Voice 4: If this application is not approved, what plans are there to meet the known need of housing on Denman Island?

[0:59:12] Voice 24: That's a little outside of this particular application, but if you will remember last month's Local Trust Committee,

[0:59:22] Voice 24: there was a number of housing related topics that we dealt with at the Local Trust Committee level.

[0:59:28] Voice 24: what we're here tonight to hear about is questions and then comments from the

[0:59:33] Voice 24: public about this particular application so if you've got a question about that

[0:59:38] Voice 24: I

[0:59:40] Voice 4: would like to echo Lindsay's question which is at what point will you be

[0:59:43] Voice 4: engaging with people in need because while the floor is open it's very

[0:59:50] Voice 4: difficult to stand up and say I'm in need and most people are not here

[0:59:56] Voice 4: because they're afraid and we

[1:00:00] Voice 4: need to work so how will you uh be engaging sure i can speak to that really with

[1:00:06] Voice 7: renters

[1:00:07] Voice 7: this application is this is why we're here is to deal with this application as a general note

[1:00:13] Voice 7: the local trust committee has initiated their housing review project as of last month they

[1:00:18] Voice 7: endorsed a list of priorities and that project's been funded to the tune of i think it's thirteen

[1:00:25] Voice 7: $13,500 is all they were managed to get

[1:00:29] Voice 7: through Islands Trust budgets.

[1:00:31] Voice 7: So they need to use that in this fiscal

[1:00:33] Voice 7: to determine how to tweak the only thing

[1:00:37] Voice 7: they have power over,

[1:00:38] Voice 7: which is your OCP and your land use by-law

[1:00:39] Voice 7: to make it more flexible for housing options.

[1:00:43] Voice 7: And so that project is just starting

[1:00:45] Voice 7: and it will hopefully result in the engagement

[1:00:49] Voice 7: that you're asking for and hope to see in the community

[1:00:54] Voice 7: so that it can inform actual changes to those two pieces, those two regulatory pieces, which is all that they can do to make housing more flexible.

[1:01:04] Voice 7: It doesn't mean that they build it or do anything with it, but somebody else might be able to do that.

[1:01:11] Voice 7: So that's the only project underway by the Islands Trust Level Trust Committee that addresses housing at the time.

[1:01:18] Voice 7: And then other than that, if another applicant comes forward, we have the DCLTA application that's still ongoing, this one, and there's nothing else in the DACA right now.

[1:01:28] Voice 7: But that doesn't mean that there won't be.

[1:01:30] Voice 7: Perhaps something else will come forward, and that would be through this type of application again.

[1:01:35] Voice 7: Site-specific, very detailed application.

[1:01:39] Voice 7: But the general project is just begun.

[1:01:44] Voice 4: May you all be safe in your homes.

[1:01:47] Voice 4: That's all I want.

[1:01:48] Voice 4: that's all renters want thank you thank you

[1:01:51] Voice 4: for your question um further

[1:01:53] Voice 24: questions about the application come come ahead so

[1:02:00] Voice 19: it's Judy Armstrong and I'm

[1:02:02] Voice 19: just was on behalf of other people who couldn't come they were wanting to know

[1:02:06] Voice 19: and this may be that I do I'm not aware of how this process works but it says

[1:02:11] Voice 19: that this is the final option to have input is that only for the change of the

[1:02:17] Voice 19: bylaws or is it only is it going to be for the whole bottle wax important

[1:02:24] Voice 7: question it's for the entire application for this DHA application after the

[1:02:30] Voice 7: public hearing closes you really only have access to me because I don't make

[1:02:34] Voice 7: any decisions you can't speak to or provide information to the local trust

[1:02:39] Voice 7: committee because then all that information would need to be public

[1:02:43] Voice 7: again so the point of the public hearing is you get to see everything that they

[1:02:48] Voice 7: get to see and consider and that's what that big fat binder at the back is it's the whole

[1:02:53] Voice 7: application's worth of reports public input technical details if after the hearing they

[1:03:00] Voice 7: receive something new from a resident and they are therefore unable to consider adoption of the

[1:03:07] Voice 7: bylaws because they were in receipt of new information that not everybody else had access to

[1:03:11] Voice 7: so it restarts the whole process back to public hearing and this local government piece is super

[1:03:17] Voice 7: frustrating for people to understand but it's to protect the integrity of the

[1:03:21] Voice 7: bylaws that what you're talking about and seeing is exactly the same as what

[1:03:26] Voice 7: they're considering so tonight is super important it is the last opportunity for

[1:03:32] Voice 7: input to your elected officials that doesn't mean you can't talk to staff I

[1:03:36] Voice 7: can still answer your questions we could still talk about process and updates on

[1:03:41] Voice 7: where things are at but you can't speak to them about it. That's the

[1:03:46] Voice 7: the provincial regulations about public

[1:03:48] Voice 19: hearings. That's correct but you can see that there's not

[1:03:52] Voice 19: even one percent of the of the population here and perhaps I missed previous meetings where there

[1:03:59] Voice 19: was input and that's my fault but there are a lot of people who are wanting to speak more or give

[1:04:07] Voice 19: more input and I just don't think that just at the end of this meeting that should be the final

[1:04:13] Voice 19: offer you're just bringing up all kinds of things that people are wanting to

[1:04:16] Voice 19: consider or know about and they're not even here and and you're recording it

[1:04:21] Voice 19: for what purpose they can view it but now they can't put any more input in it

[1:04:25] Voice 19: seems to me that the door is already closed so

[1:04:29] Voice 7: our community information

[1:04:30] Voice 7: meeting that we held in January just so you know the only thing that's changed

[1:04:34] Voice 7: since January are some slight changes to this site plan and that it's just

[1:04:38] Voice 7: slightly more detailed so I'm basically presenting the same information that was

[1:04:42] Voice 7: presented in january and at that point in time we implored everybody to take a look at the material

[1:04:49] Voice 7: contact staff if you have any questions because we knew that we were headed towards public hearing

[1:04:55] Voice 7: um later in the spring because things were starting to line up the applicant the bylaws

[1:04:59] Voice 7: were being given second reading so that's an indication that um we're headed towards public

[1:05:04] Voice 7: hearing and it's looking like the applicants checked off all the requirements that we've

[1:05:08] Voice 7: been asking for for the last year so i know it seems like a short period of time january to may

[1:05:13] Voice 7: in the grand scheme of things but there's been very few people connecting with staff to ask about

[1:05:19] Voice 7: questions or correspondence to indicate that there's concern or general um uneasiness about

[1:05:28] Voice 7: the substance of the bylaws otherwise in my staff reports if you look at them we have a section that

[1:05:34] Voice 7: talks about public engagement and consultation we flag for them to say there's a lot of inquiries

[1:05:41] Voice 7: coming in we feel like there needs to be another community information meeting because the volume

[1:05:46] Voice 7: of people that are contacting us usually indicates there's a problem and so not in my defense but i

[1:05:52] Voice 7: really haven't heard that so that's why we're here today because i gave them full confidence

[1:05:57] Voice 7: that we felt that the bylaws were ready and that this opportunity today would give an indication of

[1:06:02] Voice 7: not necessarily support but this is the point in time in which the community is

[1:06:07] Voice 7: ready to provide input versus asking technical questions because we feel like

[1:06:12] Voice 7: the information hasn't changed that much since the beginning of this

[1:06:16] Voice 19: year. So what

[1:06:17] Voice 19: section either that your your part or this public impact is going to make it

[1:06:23] Voice 19: clear whether or not there will be some priorities for like the other ladies

[1:06:29] Voice 19: that are talking about that the need for people on denman to get first priorities will that come

[1:06:36] Voice 19: out sometime or other because i'm totally confused about you're talking about a community and using

[1:06:41] Voice 19: cbr um comox valley um income to base things on well is that only going to be the comox valley

[1:06:50] Voice 19: Valley income or on Denman? I think we're quite confused about how people are going to be determined whether they are housed here on Denman.

[1:07:04] Voice 24: So it's a question about eligibility. Thank you. Okay, thank you for your question.

[1:07:09] Voice 7: This is such a good point because the housing agreement is such an important tool, yet if you've looked at it, it can be super complicated because it's written in a way that funders who do this for a living, they are providing not-for-profit, deeply subsidized housing for communities across Canada.

[1:07:32] Voice 7: Those agreements are in partnership with the local government.

[1:07:35] Voice 7: In this case, you're done with the local trust committee.

[1:07:37] Voice 7: and DHA has done their best in our opinion to articulate the tenancy selection criteria that would be used for this project only

[1:07:47] Voice 7: and you might remember DCLTA had a different sample housing agreement

[1:07:52] Voice 7: so there's two examples on Denman right now that are really good to look at and they're very different

[1:07:57] Voice 7: and DHA is a specific bylaw 243 to ensure that whoever the funder is

[1:08:04] Voice 7: is, the proposal is to ensure, and I'll ask Simon to jump in if I've missed any, that these are residents of Denman Island for the last two years.

[1:08:15] Voice 7: Right.

[1:08:16] Voice 7: So that, number one, is the criteria.

[1:08:19] Voice 7: Or a member of the First Nation band that would be eligible.

[1:08:25] Voice 7: So there's no differentiation or prioritization between those two, because the applicants need to meet that minimum requirement.

[1:08:32] Voice 7: environment, employment status, you'll have to jump in for me on this one.

[1:08:38] Voice 7: Can

[1:08:38] Voice 13: I jump in?

[1:08:39] Voice 7: Yeah, absolutely.

[1:08:41] Voice 13: Go ahead, please, Simon.

[1:08:42] Voice 24: There are really two

[1:08:43] Voice 13: aspects of this.

[1:08:44] Voice 13: One is eligibility and one is selection, and they are two completely different things.

[1:08:51] Voice 13: Everybody on Denman who has been resident on Denman for two years is eligible.

[1:08:55] Voice 13: Equally, the First Nations who have claim on the land of Denman are regarded as Denman

[1:09:05] Voice 13: residents and therefore eligibility is the same as if they lived on Denman.

[1:09:10] Voice 13: That's eligibility.

[1:09:12] Voice 13: Qualification is to be determined by a small committee, God help them, who have got to

[1:09:21] Voice 13: look literally at the names, the work history of the person, the residential

[1:09:27] Voice 13: situation of the person, whether they paid rent in their previous place of

[1:09:33] Voice 13: living, whether they have children for example, whether they're single mother

[1:09:38] Voice 13: with children as opposed to a married couple with children. In other words, is the

[1:09:43] Voice 13: need for these precious 20 units of housing greater for this person or that

[1:09:48] Voice 13: person. That is qualification and I can't talk to that now because we don't know

[1:09:54] Voice 13: who the applicants are specifically and that's the stage though at which the

[1:10:02] Voice 13: qualification will be the determining factor. Qualification and

[1:10:08] Voice 13: selection? Yeah.

[1:10:09] Voice 24: Thank you. Thank you for the question. Are there any more questions? Because

[1:10:14] Voice 24: we're coming up to 7.45. I see a new speaker. Come on up and ask your question.

[1:10:19] Voice 24: that's terrific welcome

[1:10:21] Voice 11: i'm charles kinsh i'm um concerned about this not you know more from

[1:10:30] Voice 11: the density transaction from working to dane's road because i do own an adjacent property to

[1:10:37] Voice 11: the properties on dane's road um i did make a written submission which i was going to submit

[1:10:42] Voice 11: to the public hearing but from what i have been hearing part of that is just a question

[1:10:50] Voice 11: which you know since the public hearing is just gaining input is not going to get responses

[1:10:55] Voice 11: a big concern i've got about the danes the density transfers in danesville is regarding water

[1:11:02] Voice 11: because i hear so much about the effort that's been gone into the water requirements of denman

[1:11:10] Voice 11: green the potential effect on adjacent properties and their well wells and everything on yeah in the

[1:11:18] Voice 11: Denman Green case on the Danes Road case the proposal is for two properties

[1:11:26] Voice 11: which currently have two densities to be up to five those two properties at the

[1:11:34] Voice 11: moment only have one viable well on them lot five did have a well dug but has

[1:11:43] Voice 11: has been abandoned, decommissioned because it was salty.

[1:11:48] Voice 11: The lot four had two wells dug,

[1:11:51] Voice 11: one was abandoned because it was salty as well.

[1:11:55] Voice 11: So it is the only one of the two properties

[1:11:57] Voice 11: that has a viable water source.

[1:12:01] Voice 11: And so the question is,

[1:12:03] Voice 11: my understanding was in order to approve the subdivision,

[1:12:12] Voice 11: water water source needs to be proven on those two web properties i see no indication of any

[1:12:20] Voice 11: additional wells being proposed of any community water system being proposed there is no seems to

[1:12:28] Voice 11: be no analysis of whether that those two properties will accept the increased intensity from two to

[1:12:35] Voice 11: five when it is already known on those two properties they cannot even support

[1:12:41] Voice 11: two wells on the two properties.

[1:12:44] Voice 24: So your question is has

[1:12:47] Voice 11: any

[1:12:50] Voice 11: water analysis been done on the density transfer to the Danes Road site to

[1:12:57] Voice 11: justify subdivision further than the two densities that are already approved for

[1:13:04] Voice 11: for those two properties.

[1:13:06] Voice 24: Thank you for your question.

[1:13:08] Voice 7: Planner Zupanet?

[1:13:09] Voice 7: That's a great question.

[1:13:09] Voice 7: Yes, that was a shared concern

[1:13:12] Voice 7: at the beginning of this application

[1:13:14] Voice 7: that the applicant needed to demonstrate

[1:13:15] Voice 7: that the existing lots that were not long ago subdivided

[1:13:20] Voice 7: and had to do proof of water

[1:13:21] Voice 7: in order to gain subdivision approval

[1:13:23] Voice 7: for just those two lots.

[1:13:25] Voice 7: They were able to provide and demonstrate sufficient water

[1:13:28] Voice 7: for the two lots.

[1:13:29] Voice 11: Off of the one well that's on lot four.

[1:13:32] Voice 11: uh

[1:13:32] Voice 7: matt i can't recall in terms of the number of wells that we have documentation from the

[1:13:41] Voice 7: provincial approving officer that those lots were able to meet the minimum water requirement that

[1:13:46] Voice 7: the denman land use model has for quality and quantity but there is a restrictive covenant

[1:13:51] Voice 7: on the property related to quality and i'm not sure if it relates to lots four or five but

[1:13:56] Voice 7: that was part of that first subdivision application so as part of this rezoning

[1:14:00] Voice 7: absolutely there was scrutiny around could those lots support that additional density if there's

[1:14:07] Voice 7: increased intensification of the aquifers withdrawal so the applicant was asked to

[1:14:12] Voice 7: provide that that's if you follow this application it's gone along that was one of the hold-ups as

[1:14:19] Voice 7: well as the applicant had to provide sufficient evidence that there was not just adequate water

[1:14:24] Voice 7: to potentially support a subdivision application in the future but also adequate space for sewage

[1:14:29] Voice 7: disposal for those five dwellings and five lots and both those pieces were provided so the local

[1:14:34] Voice 7: trust committee was able to check that off the list of outstanding issues that hadn't been

[1:14:40] Voice 7: addressed when they submitted the application but

[1:14:43] Voice 11: that information doesn't seem to be publicly

[1:14:45] Voice 11: available no

[1:14:46] Voice 7: it is it's part of the professional reports package on the website okay and so just

[1:14:50] Voice 7: so you know if this were to all be approved and adopted the zoning just sort of sits there it's

[1:14:56] Voice 7: still up to the owner of those lots to then go through the subdivision process in the future and

[1:15:02] Voice 7: demonstrate proof of water at that point in time so these the reports and the information that's

[1:15:08] Voice 7: been provided may not be sufficient to prove subdivision potential and so in the future at

[1:15:15] Voice 7: that point in time they would need to provide sufficient evidence to compel the approving

[1:15:20] Voice 7: officer that they've actually the conditions are the same or they've changed and here's the data

[1:15:26] Voice 7: to support a subdivision in the future and

[1:15:29] Voice 11: that will also include the potential

[1:15:32] Voice 11: adverse effect on adjacent properties since it's a single aquifer supplying

[1:15:37] Voice 11: that as the rest of that subdivision that was only recently subdivided yeah

[1:15:42] Voice 7: it's the same process for residential subdivisions in terms of proof of water it's the

[1:15:47] Voice 7: volume they have to provide a 2200 liters per dwelling per day and then they have to

[1:15:53] Voice 7: do a quality test and if there's any adverse parameters they have a covenant regarding

[1:16:01] Voice 7: purification and disinfection of the water and things like that so for residential use it's

[1:16:06] Voice 7: quite standard how that water piece plays out for these multi-family dwelling units like the DHA

[1:16:15] Voice 7: it's a water license so it's a much more smaller scrutiny and as technical review

[1:16:21] Voice 7: because the volume of water is under a license versus residential use, you just

[1:16:28] Voice 7: drill a well and you use it and there's no oversight or monitoring.

[1:16:33] Voice 1: Okay, thank

[1:16:34] Voice 24: you

[1:16:35] Voice 24: for your question. Any more questions? I'm just noting we're getting up towards

[1:16:40] Voice 24: 8 o'clock and you know the ferry's here, we want to catch, I've got to catch

[1:16:46] Voice 24: the 910 ferry and so we could go on into tomorrow if there's that many

[1:16:52] Voice 24: submissions that people want to make verbally but I'm hoping that that's most

[1:16:56] Voice 24: of the questions about this application okay I'm going to allow one more about

[1:17:03] Voice 24: this this application go ahead some

[1:17:25] Voice 17: of the issues that have been raised the

[1:17:28] Voice 17: questions

[1:17:29] Voice 24: it's a question they're

[1:17:30] Voice 17: all questions the first question is and

[1:17:37] Voice 17: maybe it's for you Simon we've talked about affordable market goes to just

[1:17:46] Voice 17: affordable housing units. Affordable market units will be more expensive to

[1:17:53] Voice 17: rent. I've heard a figure, maybe from you in one of the Zoom meetings, that as much

[1:18:01] Voice 17: as 30% of that 20 housing units available could be for

[1:18:09] Voice 17: affordable market units.

[1:18:12] Voice 13: So as the planner was explaining earlier, it's a

[1:18:18] Voice 13: financial equation we have the site we're sitting here at 2022 chances are that that site is not

[1:18:27] Voice 13: going to be built if we are very very lucky until 2024 at the earliest sitting here today we nor

[1:18:38] Voice 13: bc housing nor cmhc nor any other funder knows what it's going to cost to build those units

[1:18:45] Voice 13: therefore they cannot determine what the mortgage is going to be that we've got to carry

[1:18:53] Voice 13: and how much rent has got to be paid to the operator to pay off that mortgage

[1:19:01] Voice 13: the determination of that level of rent uh is the is what's going to drive whether it's going to be

[1:19:08] Voice 13: 30% near market, or 20% near market, or 25% deeply subsidized.

[1:19:15] Voice 13: So there's no answer to the question except, as the planner was saying,

[1:19:22] Voice 13: these funders are in the business of maximizing the number of affordable units

[1:19:29] Voice 13: and minimizing, therefore, the number of near market units.

[1:19:34] Voice 17: Yes, I mentioned 30% because you had mentioned it before.

[1:19:37] Voice 17: floor. And I think many people... Could you direct

[1:19:40] Voice 24: your questions to me and then I'll... Yes,

[1:19:42] Voice 17: I will. Thank you. And you can turn it over to her. I, like many people, understand that some affordable housing is better than none at all. But what we want to do is maximize the affordable housing. There are concerns that in this negotiation with BC Housing

[1:20:13] Voice 17: or Canada Mortgage or whoever it is that is the affordable housing funder,

[1:20:19] Voice 17: that the number of actual units for people in more dire need

[1:20:25] Voice 17: will be reduced even further than 30%.

[1:20:29] Voice 17: Those guys play hardball.

[1:20:31] Voice 24: So your question?

[1:20:32] Voice 17: So the question is...

[1:20:33] Voice 24: Because I'm asking this

[1:20:35] Voice 17: because people are starting to leave.

[1:20:36] Voice 17: The question is, if the agreement that was reached

[1:20:42] Voice 17: between Denman Housing Association and the funding agency seemed very different

[1:20:49] Voice 17: than what had been proposed to the local trust committee in terms of the number

[1:20:55] Voice 17: of affordable units and I don't mean affordable market units but affordable units.

[1:21:01] Voice 17: Would that then have to come back to the LTC for approval? Any

[1:21:09] Voice 7: change from the

[1:21:10] Voice 7: housing agreement 243 requires the applicant to come back to the local trust committee to amend the bylaws.

[1:21:16] Voice 7: it's an administrative bylaw so they would have to give it first second third reading it doesn't

[1:21:22] Voice 7: need to go to a public hearing necessarily but it does have to show up at a business meeting in the

[1:21:26] Voice 7: public to say here's the changes that are requested by the applicant in order to whatever the situation

[1:21:34] Voice 7: is with the funder that they need to address there's some sort of restriction or flexibility

[1:21:39] Voice 7: that's required so that is an option for this housing agreement now

[1:21:43] Voice 17: does the proposal specify

[1:21:45] Voice 17: a five percentage no

[1:21:48] Voice 7: because as it was mentioned by the applicant we can't predict what that is

[1:21:53] Voice 7: and it's too restrictive at this point in time it would be a it would be some sort of a comfort

[1:21:59] Voice 7: number that is meaningless well

[1:22:01] Voice 17: how would you know there was a change then that had to be brought

[1:22:05] Voice 17: back to the ltc if there's no fixed the change

[1:22:08] Voice 17: percentage in the first place

[1:22:10] Voice 7: oh i see what you

[1:22:11] Voice 7: mean so that i'm talking about changes in general to any element of 243 right now so that would be

[1:22:16] Voice 7: the tenancy selection the eligibility criteria the percentage income those elements are fixed

[1:22:22] Voice 17: i'm talking about affordability they're

[1:22:25] Voice 7: all deemed affordable housing units

[1:22:29] Voice 7: the fact that some are closer to near market as simon used the term versus deeply subsidized that

[1:22:36] Voice 7: equation is not fixed in the housing agreement because it would be a hypothetical number

[1:22:41] Voice 7: at this point and at the point in time in which a funder was actually crunching the numbers to determine whether it works.

[1:22:49] Voice 17: Yes, and I think that's a problem.

[1:22:51] Voice 17: Thank you.

[1:22:52] Voice 17: I have a

[1:22:53] Voice 17: question, though.

[1:22:54] Voice 17: You said I could answer, you would answer all these questions.

[1:22:56] Voice 24: I also said 8 o'clock, and I've seen a couple of people leave.

[1:22:59] Voice 24: I don't remember that.

[1:23:00] Voice 24: And so I would like to move on to the public hearing portion of the meeting.

[1:23:06] Voice 24: I

[1:23:07] Voice 17: feel like I've been silenced.

[1:23:08] Voice 17: I have maybe five minutes of questions to ask.

[1:23:13] Voice 24: I think I'm going to look at all the people in the room here who've been waiting patiently,

[1:23:18] Voice 24: and I'm going to close this portion, the question and answer portion.

[1:23:23] Voice 24: Thank you.

[1:23:24] Voice 24: You've been up to speak more than all the other people.

[1:23:27] Voice 24: Yes.

[1:23:27] Voice 1: And I appreciate

[1:23:27] Voice 24: your good questions.

[1:23:29] Voice 24: I'll be back.

[1:23:30] Voice 24: And I would like to open the public hearing portion of the meeting.

[1:23:38] Voice 24: Okay.

[1:23:39] Voice 24: Okay, so I'm going to read from a formal script now, because what we've done here is kind of set the stage for this formal element that BC, the province of BC requires to have a public hearing.

[1:23:53] Voice 24: So I'm going to go into this funny text here.

[1:23:56] Voice 24: So if you don't mind, here we go.

[1:24:00] Voice 24: The public hearing for proposed bylaws, whoops, yes, so I'm opening the public hearing.

[1:24:05] Voice 24: the public hearing for proposed bylaws 241 242 and 243 is now open I wish to

[1:24:12] Voice 24: welcome everybody again in attendance and acknowledge that we're meeting in

[1:24:17] Voice 24: the territory the Coast Salish people my name is trustees well and fast I'm the

[1:24:21] Voice 24: chair of the Denman Island local trust committee and I'd like to introduce

[1:24:24] Voice 24: again Denman Island local trust local trustees Laura Bushaken and David

[1:24:31] Voice 24: Critchley and of course these are the stats that are with us today Islands

[1:24:37] Voice 24: Trust planner Sonia Zupanets and recorder Vicky Bachman so we're going to

[1:24:45] Voice 24: I'm just going to give this a little opening statement here we're going to

[1:24:49] Voice 24: open this for one hour so I've got a number of people in the room I'm going

[1:24:54] Voice 24: to try and keep everybody to two minutes if you could help us and this way we we

[1:25:00] Voice 24: We want to hear everybody's submissions, or you can write them down.

[1:25:03] Voice 24: There's forms at the back, and you can put them in the little box.

[1:25:07] Voice 24: This public hearing is being convened pursuant to Section 465 of the Local Government Act

[1:25:13] Voice 24: in order to consider proposed bylaw number 241, cited as the Denman Island Official Community Plan 2008,

[1:25:20] Voice 24: amendment number 1, 2021.

[1:25:22] Voice 24: 2021. Proposed By-law 242, cited as Denman Island Land Use By-law 2008, Amendment No. 1, 2021.

[1:25:33] Voice 24: And Proposed By-law 243, cited as Denman Island Housing Agreement, By-law No. 243, 2021. All

[1:25:43] Voice 24: persons who believe that their interest in property is affected by the proposed by-laws

[1:25:47] Voice 24: will be given a reasonable opportunity to be heard or to present written submissions respecting

[1:25:51] Voice 24: matters contained in the proposed bylaws. Those wishing to speak should commence

[1:25:55] Voice 24: their presentation by clearly stating their name. Members of the local trust

[1:26:00] Voice 24: committee may, if they wish, ask questions of you following your presentation.

[1:26:04] Voice 24: However, the main function of the local trust committee members is to listen to

[1:26:08] Voice 24: the views of the public. It's not the function of the committee

[1:26:12] Voice 24: members to debate the merits of the proposed bylaws with individual citizens.

[1:26:16] Voice 24: So everyone will be given a reasonable opportunity to be heard. I'll remind

[1:26:22] Voice 24: everybody that the meeting is being recorded. Be heard and none should feel

[1:26:28] Voice 24: discouraged from presenting your views. In considering the proposed

[1:26:34] Voice 24: bylaws, the Local Trust Committee has received documents which might influence

[1:26:37] Voice 24: its decision. These documents, like the plans and things that have been spoken

[1:26:42] Voice 24: about are available for review during the hearing and that big binder at the

[1:26:47] Voice 24: back of the room and in it at the website if you're using an electronic

[1:26:52] Voice 24: device written submissions must be received by the local trust committee

[1:26:57] Voice 24: before the close of the hearing tonight your submission can also be emailed if

[1:27:03] Voice 24: you don't want to write it to North pH sub as in North public hearing

[1:27:11] Voice 24: submission, northphsub at islandstrust.bc.ca. Your final opportunity to

[1:27:17] Voice 24: comment on the proposed bylaws is during this hearing, as members of the Local

[1:27:21] Voice 24: Trust Committee may not receive further submissions, nor discuss the proposed

[1:27:24] Voice 24: bylaw with the public after the close of the hearing. After this public hearing is

[1:27:29] Voice 24: concluded, the Local Trust Committee may, without further notice, make whatever

[1:27:32] Voice 24: decision it deems proper with respect to the bylaws that are the subject of the

[1:27:36] Voice 24: the hearing. And so now we're going to move into the part where the planner, Planner Zupanets,

[1:27:44] Voice 24: will now summarize the public hearing notice, key points of the bylaw, and the referral

[1:27:49] Voice 24: agency responses. Take it away, Sonia.

[1:27:51] Voice 24: It's

[1:27:51] Voice 7: a standard verbiage that the copy of the notice was advertised in two consecutive

[1:27:56] Voice 7: editions of the grapevine on May 19th. The notification required has been successfully

[1:28:04] Voice 7: completed. The public hearing binder is located at the back of the room as well as on the

[1:28:09] Voice 7: website for your review of all documents again to summarize the purpose of proposed bylaw number 241

[1:28:20] Voice 7: if adopted is to amend your official community plan to enable the transfer of density from one

[1:28:25] Voice 7: parcel to another for the purposes of enabling the multi-family affordable housing proposed to receive

[1:28:31] Voice 7: require energy step code compliance for new dwellings as a result of rezoning or density

[1:28:36] Voice 7: transfer and allow for geographically specific revisions to redesignate the receiver partial

[1:28:42] Voice 7: from commercial to residential for affordable housing and re-designate the

[1:28:46] Voice 7: receiver parcels, oh sorry, not to re-designate the receiver parcels. So bylaw number 242 if

[1:28:55] Voice 7: adopted would amend the donor parcel to reduce the maximum permitted density

[1:28:59] Voice 7: from seven dwellings to four and increase the Dane's Rose lots from two to

[1:29:05] Voice 7: five and amend the affordable housing den and green parcel to a site-specific

[1:29:11] Voice 7: affordable housing are one zone. The bylaws were referred to one adjacent local trust committee, which was Hornby Island, the three regional agencies, three non-agencies and 17 First Nations, and the referral responses are contained in the public hearing binder. There were no concerns from the Comox Valley Regional District or the Hornby Island Local Trust Committee.

[1:29:34] Voice 7: decided to defer comment to Comox. There was no particular comment from Island Health as they are under current application, and there were a number of specific referral comments from the Denman Conservancy that the local trust committee did consider.

[1:29:53] Voice 24: Thank you very much. And now, oops sorry, I was checking on the details.

[1:30:00] Voice 24: so what had to happen next sorry so now we're going to open it to the public and

[1:30:05] Voice 24: I'd like to ask my fellow trustees is it okay to do it like we've been doing it

[1:30:10] Voice 24: with the hands up yeah

[1:30:12] Voice 5: time is so tight it's a little faster if people say line

[1:30:17] Voice 5: up three at a time for the mic so when you see that there's two you come get

[1:30:22] Voice 1: there and then that

[1:30:22] Voice 5: saves the walking back and forth and if you have an

[1:30:25] Voice 5: injury or a health issue and getting up and moving around doesn't work just wave

[1:30:29] Voice 5: leave your hand and we can bring a mic to you.

[1:30:31] Voice 24: Very good and I'll use these one two threes and

[1:30:35] Voice 24: one more minute two more minute sorry I'm going to leave out the three minutes because I just want

[1:30:42] Voice 24: us to keep to two minutes and if we've still got more comment at the end we'll go over probably

[1:30:48] Voice 24: till tomorrow morning. So I'm going to submissions can be made this is formal script again made any

[1:30:56] Voice 24: time during and until the close of the hearing. Submissions can be emailed to

[1:31:01] Voice 24: northphsub at islandstrust.bcd.ca. So I invite the members of the public who

[1:31:06] Voice 24: wish to speak to line up and please state your name and prior to making

[1:31:10] Voice 24: comments and after your presentation to the LTC the trustees may ask you

[1:31:15] Voice 24: questions but they're primarily here to listen to you and and later I will call

[1:31:20] Voice 24: three times for more speakers but I'm going to begin. Please go ahead state

[1:31:25] Voice 24: State your name and your comments.

[1:31:27] Voice 9: Bill Engelson,

[1:31:29] Voice 9: from the Lundemun Island.

[1:31:31] Voice 9: Both as an individual

[1:31:33] Voice 9: and as chair of the Horme-Demun Community Health Care Society,

[1:31:36] Voice 9: on behalf of the organization that I chair,

[1:31:39] Voice 9: I have submitted letters of support to this project

[1:31:43] Voice 9: going back even before this application,

[1:31:47] Voice 9: the previous one.

[1:31:49] Voice 9: And with the full understanding

[1:31:51] Voice 9: that this island, Horme-Demun Island,

[1:31:54] Voice 9: Both islands require an incredible increase in livable, affordable housing.

[1:32:01] Voice 9: And this project seems to me to meet, you know, a significant aspect of that.

[1:32:08] Voice 9: And I can't, just the delays, the length of time, and the understanding that we are losing people on the island.

[1:32:18] Voice 9: I mean, if you read our Facebook pages, you understand, and if you talk to people in the community,

[1:32:23] Voice 9: we are losing people because we don't have sufficient housing.

[1:32:26] Voice 9: And this project, if it goes ahead, which I strongly urge that it does,

[1:32:34] Voice 9: will at least free up maybe some other housing that already exists,

[1:32:38] Voice 9: and so people can move around and it'll just generate a bit of movement.

[1:32:41] Voice 9: And hopefully it will spur on more housing.

[1:32:46] Voice 9: um you know we we i i'll leave it at that thank you thank

[1:32:51] Voice 24: you very much phil okay welcome and

[1:32:56] Voice 24: please begin thank

[1:32:57] Voice 12: you my name is david graham i am here in support of the application despite

[1:33:02] Voice 12: the fact that it will it will barely address the current lack of affordable and accessible housing

[1:33:09] Voice 12: on denver island despite the fact that it does reduce the commercial uh land that's available

[1:33:14] Voice 12: although if you read the latest grapevine, there are at least six to seven, perhaps eight, full-time jobs begging.

[1:33:22] Voice 12: So it's not a lack of commercial property that we have, it's a lack of affordable housing for working class people to come to Denman and live here.

[1:33:30] Voice 12: I was lucky enough to do that. So I do, it's unfortunate that an outside funder will have some input as to the number of affordable units,

[1:33:43] Voice 12: unlike the coho intentional community which was self-funded they did all of

[1:33:48] Voice 12: that without any government money but I always like to see that as a

[1:33:51] Voice 12: self-initiated project despite all of those despise I'm still in favor of this

[1:33:56] Voice 12: application and I certainly hope that it proceeds thank you thank

[1:34:00] Voice 24: you very much

[1:34:01] Voice 24: next please come up

[1:34:03] Voice 14: my

[1:34:04] Voice 24: name is John

[1:34:04] Voice 14: Kerr I certainly support Devin Green's

[1:34:10] Voice 14: application i'd just like to remind the trust though that the previous owners of the land

[1:34:17] Voice 14: when they had kaleidoscope market glenn and gene mcmillan they tried to subdivide off the only

[1:34:23] parcel a short piece of residential and it was turned down by the ministry of environmental

[1:34:31] Voice 14: health for the lack of natural for indeed required four feet of natural soil also like to remind you

[1:34:39] Voice 14: of the elder housing project that was a piece of land that was going to be gifted to the community

[1:34:45] Voice 14: with no strings attached unfortunately it was uh couldn't happen again for the same reason

[1:34:51] Voice 14: there is not four feet of natural soils available but uh that said it's uh i'm just really sad and

[1:35:00] Voice 14: sick and unfortunately that there's so many strings attached and what's going on in corporate

[1:35:06] Voice 14: So, anyways, but I hope Denman Green gets replaced with a little fewer, less conditions.

[1:35:13] Voice 14: Thank you.

[1:35:14] Voice 22: Thank you very much.

[1:35:18] Voice 22: Next.

[1:35:19] Voice 24: My

[1:35:20] Voice 2: name is Edward Friesen.

[1:35:21] Voice 2: I'm just here to support this application.

[1:35:24] Voice 2: I'm really hoping that the Islanders Trust can approve this and that we can have some

[1:35:29] Voice 2: movement on affordable housing on Denman Island.

[1:35:32] Voice 22: Thank you very much.

[1:35:34] Voice 22: Any other speakers?

[1:35:42] Voice 24: If anybody would like to speak, please come up to the mic and

[1:35:50] Voice 3: say your name.

[1:35:51] Voice 3: I'm Tammy Willis, and I'd like to strongly speak in favor of this application.

[1:35:58] Voice 3: I've lived on Denman, been associated with Denman for many, many years,

[1:36:03] Voice 3: and the lack of affordable housing is not a community issue.

[1:36:08] Voice 3: But it's much, much worse now, much, much worse.

[1:36:12] Voice 3: And we must, we

[1:36:15] Voice 3: simply must do everything possible to see people well-housed,

[1:36:21] Voice 3: So let's do

[1:36:23] Voice 3: it. And let's not have so many obstacles in the way that it takes years to make this happen. Please.

[1:36:32] Voice 3: Thank

[1:36:32] Voice 24: you. Say your name.

[1:36:39] Voice 24: Ron

[1:36:41] Voice 17: Sokolski. I'll just read a portion, you're saying two minutes, of something I'm about to give to the LTC.

[1:36:55] Voice 17: And it addresses this issue of affordability from a different point of view than we've been talking about so far.

[1:37:07] Voice 17: As a matter of public policy principle, I'm always wary of developer-driven affordable housing

[1:37:15] Voice 17: that offer personally profitable solutions to problems of political, economic, and social inequality.

[1:37:23] Voice 17: quality this principle is especially true in the case of the affordable housing crisis on island

[1:37:31] Voice 17: which developers and realtors have helped to create and perpetuate in the first place as

[1:37:38] Voice 17: minimum compensation compensation for all the windfall profits that they have relentlessly

[1:37:45] Voice 17: sucked out of this island especially lately with the inflated housing crisis

[1:37:50] Voice 17: in the red-hot Comox Valley real estate market in recent years,

[1:37:55] Voice 17: let's demand that they really put their money where their mouth is

[1:37:59] Voice 17: by giving the community that downtown piece of land for affordable housing at no cost whatsoever

[1:38:06] Voice 17: and with no density transfer strings or hidden real estate investment ploys attached.

[1:38:13] Voice 17: If a developer or realtor team that DHA represents agree to do so,

[1:38:20] Voice 17: it would at least constitute a small beginning

[1:38:23] Voice 17: towards providing the full reparations owed

[1:38:27] Voice 17: to the unhoused of our community

[1:38:30] Voice 17: by dint of the unofficial policy-making role

[1:38:34] Voice 17: of real estate and development professionals

[1:38:37] Voice 17: in policing the ability of the poor to live here

[1:38:41] Voice 17: and ignoring indigenous claims to the land.

[1:38:44] Voice 24: Thank you, and if we could keep from doing oppressive

[1:38:48] Voice 24: for negative language.

[1:38:51] Voice 17: I would never agree to that and I don't think the LTC should ever enforce that.

[1:38:56] Voice 24: Other speakers? Please come forward. Thank you.

[1:38:59] Voice 24: Put

[1:39:02] Voice 5: more in the box, that way we'll get.

[1:39:06] Voice 5: Please go ahead.

[1:39:08] Voice 10: I'm a media neighbour, Kirk wrote there. And first I just want to say I didn't hear any

[1:39:13] Voice 10: impressive language in what you were saying. I think we've got to be able to talk about

[1:39:17] Voice 10: capitalism as a community and telling people that they're speaking oppressively when they

[1:39:21] Voice 10: talk about developers is kind of across the pit but that said okay um i'm fully supportive of the

[1:39:29] Voice 10: of the project i think we need affordable housing but only pointed i heard mr um

[1:39:37] Voice 10: simon uh speak about how it would housing would be assigned people of most need and i

[1:39:43] Voice 10: I know, I look at Comox Valley criteria and for three-bedroom it's 61,000, for two-bedroom, 49,000, and for one-bedroom, 39,000.

[1:39:56] Voice 10: So I think 61,000 probably would fit a large number, a large percentage of the population on Denver.

[1:40:02] Voice 10: And I think that those numbers are not reflective of the most need in the community.

[1:40:11] Voice 10: And I think, I don't know if there's something that can be added to the restrictive covenant

[1:40:16] Voice 10: that said that where possible within the strictures imposed by the funding body, people with most

[1:40:23] Voice 10: need will be, the housing can be provided to them.

[1:40:26] Voice 10: And I think BC Housing has several different levels of housing, there's different types

[1:40:32] Voice 10: of housing they fund, and it seems like the one that, without it being stated clearly

[1:40:38] Voice 10: that what's being proposed is the one that's closest to market and I

[1:40:42] Voice 10: understand there's

[1:40:43] Voice 10: reasons for that but there is alternatives and I don't think

[1:40:48] Voice 10: that that's been put forward in a clear way by the proponents and I understand that

[1:40:55] Voice 10: that's probably to preserve flexibility but there is alternatives and I think

[1:41:01] Voice 10: that it wouldn't be a big change to have the Covenant speak to the need to house

[1:41:06] Voice 10: people that are so I would ask that to be added if that's feasible this thank

[1:41:13] Voice 10: you any

[1:41:18] Voice 24: more speakers please feel free to come up and and and speak to us we're

[1:41:27] Voice 24: here good and if you could please just line up behind then we don't have to

[1:41:37] Voice 24: then we can get as many speakers in please go ahead it's

[1:41:41] Voice 11: I'm Charles King

[1:41:42] Voice 11: I'm part of an adjacent property to the Danes Road receiving properties that are part of the by-law.

[1:41:49] Voice 11: I did make a written submission which goes more at length into my concerns.

[1:41:56] Voice 11: I just wanted to reiterate the largest overall concern that I have is the way this whole by-law is structured

[1:42:04] Voice 11: as a two completely separate and in my mind diametrically opposed proposals one

[1:42:14] Voice 11: giving concessions to a proponent for Denman Green to allow extra density for

[1:42:20] Voice 11: affordable housing but it seems it's only being accepted or proposed on the

[1:42:28] Voice 11: basis that there is a separate proposal to move densities from one market

[1:42:33] Voice 11: property to another set of market properties at full market value

[1:42:38] Voice 11: increasing the value of those densities to the level that they are counter to

[1:42:45] Voice 11: the fundamental basis on which the Islands Trust was generated back in 1974

[1:42:51] Voice 11: to protect the Gulf Islands from excessive high density development so by

[1:42:58] Voice 11: by accepting the balance of the density transfer

[1:43:02] Voice 11: in order for affordable housing,

[1:43:04] Voice 11: going counter to the whole fundamental principle

[1:43:07] Voice 11: of the audience trust to prevent excess density.

[1:43:10] Voice 22: Thank you very much.

[1:43:15] Voice 4: My name is Rhian De Silva.

[1:43:18] Voice 4: In my 25 years as a resident of Denman Island,

[1:43:22] Voice 4: I've been to quite a few public meetings,

[1:43:26] Voice 4: public hearings here on Denman about housing people really like to have all

[1:43:34] Voice 4: the questions answered I understand why we think that we need to have all the

[1:43:39] Voice 4: contingencies taken care of before we can move forward and that unfortunately

[1:43:43] Voice 4: has kept us as a community from meeting the need that we know we have and I

[1:43:50] Voice 4: would like us to be brave I would like us to really come together we have to

[1:43:56] Voice 4: batten down the hatches we know there's storms coming we're people of this island we're people

[1:44:01] Voice 4: of the land and we need to make sure everyone's safe at home so that together we can weather the

[1:44:07] Voice 4: storms that are coming this project will provide housing for people who need housing and for people

[1:44:14] Voice 4: who denman island need we need our working class we need our artists we need our single parents

[1:44:23] Voice 4: we need our people who may be struggling with mental health challenges we need people to be

[1:44:29] Voice 4: safe at home and we may not get all our questions answered it may be scary let's take a deep breath

[1:44:35] Voice 4: let's be brave let's make home may everybody be safe at home that's my prayer thank you

[1:44:45] Voice 24: any more speakers here i am pressing buttons getting it going again my timer come on up

[1:44:55] Voice 24: that's great i'm

[1:45:01] Voice 18: c urquhart and um i happen to be the liaison between the denman housing

[1:45:08] Voice 18: association and the potential renters of this um proposed project um and sorry

[1:45:17] Voice 18: i just want to say that um i've looked each one of these people in the eyes all the people who

[1:45:26] Voice 18: actually need housing on this island who are some of them are really desperate

[1:45:30] Voice 18: you know desperate situations unhealthy living conditions it's unacceptable I

[1:45:37] Voice 18: think as a community that we're allowing this to perpetuate and I'm just begging

[1:45:42] Voice 18: you to do everything in your power to help this project move forward and then

[1:45:47] Voice 18: we can get on with the next one because we need even more housing thank you

[1:45:51] Voice 18: Thank

[1:45:52] Voice 22: you very much.

[1:45:56] Voice 24: Thanks everybody for bearing with my asking people not to applaud and things like that, because there might be some other voices and we want to hear everybody's voices welcome.

[1:46:06] Voice 24: Is there, other people are not lining up behind the microphone here, so I'm wondering, are there anybody

[1:46:14] Voice 24: else who wants to speak? Because I'm going to go, come on up.

[1:46:29] Voice 24: I'm

[1:46:44] Voice 8: a homeowner on this island, and I thought I'd tell a bit of a personal story

[1:46:49] Voice 8: about needing housing when I was 17.

[1:46:52] Voice 8: So I left on my bicycle, and I rode away into the sunset.

[1:46:57] Voice 8: I had $500.

[1:47:00] Voice 8: Government helped me with getting housing.

[1:47:03] Voice 8: housing. First I lived in a tent, but at some point I did get help with getting housing

[1:47:08] Voice 8: and so I really, you know, for my heart to support this project, you know, I just love

[1:47:14] Voice 8: the idea that there could be 20 more units, you know, on

[1:47:17] Voice 8: this island that would provide

[1:47:19] Voice 8: housing. And I love the idea that it's here that you can walk to the grocery store, walk

[1:47:25] Voice 8: to the school. It seems like a very good location. Thank you.

[1:47:30] Voice 8: Thank

[1:47:31] Voice 22: you very much.

[1:47:36] Voice 5: If there's time, we could get the end of Ron's submission.

[1:47:41] Voice 24: I think that would be a good idea.

[1:47:44] Voice 24: I've been wanting to see if there are new people, but perhaps, Ron, if you've got more,

[1:47:50] Voice 24: it looks like we've got a pause in the people who are going to speak.

[1:47:56] Voice 1: Come on up.

[1:48:05] Voice 24: Another two minutes.

[1:48:06] Voice 24: Go ahead.

[1:48:07] Voice 17: Yeah, it won't take two minutes.

[1:48:09] Voice 17: I'm left off.

[1:48:14] Voice 17: You cut me off at a certain point, so I'll try to do the...

[1:48:27] Voice 12: You're talking about how we should pay reparations up there.

[1:48:30] Voice 17: Yeah.

[1:48:32] Voice 17: It would at least constitute a small beginning

[1:48:35] Voice 17: for providing the full reparations owed

[1:48:39] Voice 17: to the unhoused of our community and the ill-housed

[1:48:44] Voice 17: and the precariously housed by dint

[1:48:46] Voice 17: of the unofficial policy-making rule of real estate

[1:48:51] Voice 17: and development professionals, increasing

[1:48:54] Voice 17: the ability of the poor to live here

[1:48:56] Voice 17: and ignoring indigenous claims to the land,

[1:49:00] Voice 17: that's where I got cut off, interestingly enough,

[1:49:03] Voice 17: while gilding the lily on behalf of the rich.

[1:49:07] Voice 17: Instead of leaving housing affordability matters

[1:49:11] Voice 17: exclusively in the hands of well-heeled politicians,

[1:49:16] Voice 17: planners, and provincial bureaucrats,

[1:49:19] Voice 17: we can support autonomous projects

[1:49:22] Voice 17: initiated by those in need

[1:49:24] Voice 17: rather than on their behalf. Imagine if we demanded that the developer

[1:49:31] Voice 17: realtor lobby do more for this community than posing as saviors while acting like

[1:49:38] Voice 17: parasites. Rather than mindlessly kissing the feet of such exploitive profiteers

[1:49:45] Voice 17: while hailing them as our saviors, it's time to throw the stifling weight of

[1:49:51] Voice 17: their feet off our necks and hold the feet of all public officials to the fire

[1:49:59] Voice 17: in doing so thank you very

[1:50:02] Voice 24: much okay anybody else I'm going to go into the

[1:50:11] Voice 24: part where I ask and have long pauses this is formally required so I'm going

[1:50:17] Voice 24: to say since there's no more speakers at the microphone we'll now proceed to

[1:50:24] Voice 24: close the public hearing. Please note after the public hearing closes the

[1:50:29] Voice 24: local trust committee will no longer be able to receive public submissions prior

[1:50:34] Voice 24: to making a decision. Asking once for any more speakers. Second time for any more

[1:50:54] Voice 24: speakers. It says 10 seconds. Okay. Any more speakers? This is the final

[1:51:22] Voice 24: opportunity for you to hand in a written submission to the local trust committee

[1:51:29] Voice 24: and once the public hearing is closed no additional submissions will be accepted

[1:51:34] Voice 24: and so it's closed so now we are pleased to be advised that we're now in the

[1:51:43] Voice 24: post public hearing stage of the legislative review for proposed bylaws

[1:51:47] Voice 24: 241 242 and 243 the Denman Island local trust committee can now no longer

[1:51:53] Voice 24: or receive information pertaining to the proposed bylaws.

[1:51:57] Voice 24: However, you can still submit any outstanding questions and comments

[1:52:01] Voice 24: directly to Planner Zupanets.

[1:52:03] Voice 24: The Local Trust Committee may give further readings to the bylaw

[1:52:07] Voice 24: or defeat the bylaw or make minor adjustments

[1:52:10] Voice 24: that do not affect the use or density without further notice or hearings.

[1:52:17] Voice 24: And that's the end of that.

[1:52:23] Voice 24: and I think I'll just go over here back to the special agenda and just say now

[1:52:31] Voice 24: that I can I have a motion to adjourn

[1:52:33] Voice 2: okay

[1:52:34] Voice 24: seconded okay though all those in

[1:52:37] Voice 24: favor thank you the public hearing is adjourned

[1:52:41] Voice 24: Thank you very much, everybody, for your input, and thank you, applicants.

[1:52:48] Voice 24: Okay, so we've got some here that we need to read.

[1:54:38] Voice 24: I've got to stop the recording.

ADOPTED 
Denman Island  ADOPTED 1 
Local Trust Committee Special Meeting Minutes 
May 30, 2022 
 
Denman Island Local Trust Committee 
Minutes of Special Meeting 
 
Date:  
Location:  
May 30, 2022 
Denman Island Community Hall 
1196 Northwest Road, Denman Island, BC  
 
Members Present: Sue Ellen Fast, Chair 
 David Critchley, Local Trustee 
 Laura Busheikin, Local Trustee 
  
Staff Present: Sonja Zupanec, Island Planner 
 Vicky Bockman, Recorder 
  
Others Present: Approximately thirty-five (35) members of the public 
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 6:30 pm.  She welcomed the public and acknowledged 
that the meeting was being held in territory of the Coast Salish First Nations. She introduced 
Local Trustees, staff and recorder and advised that the meeting is being recorded and will be 
posted for viewing on the Islands Trust website. 
2. COMMUNITY INFORMATION MEETING - Denman Housing Association (DHA) - DE-RZ-2021.1 
(Denman Green) 
By general consent the agenda was approved as presented. 
2.1 Planner Presentation 
Planner Zupanec reported that the purpose of this Community Information Meeting 
(CIM) is to review with the community all the main elements of the proposed bylaw 
changes to enable the Denman Housing Association’s Denman Green project. She 
advised that this meeting is intended to provide information needed for community 
members to be able to speak at the Public Hearing which will follow, and will include a 
question and answer session.  
The presentation provided an overview of the density transfers, Denman Green 
proposal, next steps, changes to the Official Community Plan (OCP) and Land Use Bylaw 
(LUB); Housing Agreement Bylaw, and Restrictive Covenant; potable water and 
wastewater plans, and will be available on the Islands Trust website for viewing. 
2.1.1 Bylaw Nos. 241, 242 and 243 
Summary of Changes to Bylaw No. 241(OCP) 

ADOPTED 
Denman Island  ADOPTED 2 
Local Trust Committee Special Meeting Minutes 
May 30, 2022 
New policies in support of: 
 affordable rental  housing; 
 rental tenure housing being established; 
 new dwellings complying with BC Energy Step Code requirements; 
 reducing the size of the Commercial Development Permit Area. 
Summary of Changes to Bylaw No. 242 (LUB) 
 new Affordable Housing zone – R4(1) that regulates siting, size, use, density, 
parking, etc.; 
 new site specific R2(7) zone for the Woodham Road parcel to decrease 
density; 
 new site specific R2(8) zone for the Danes Road parcels to increase density. 
Summary of Bylaw No. 243 (Housing Agreement Bylaw) 
 construct only duplexes, triplexes or quadplexes; 
 be constructed to meet BC Energy Step Code Level 2 efficiency standards; 
 be constructed with a Type 3 advanced sewage treatment system; 
 rent the 20 units to qualified occupants at an affordable rate; 
 follow a tenant selection procedure; 
 require annual reporting to the Islands Trust.  
2.1.2 Draft Covenant 
The Restrictive Covenant would require DHA to: 
 install fencing along shared interior lot lines; 
 install a datalogger in the well, take readings, and submit to Islands Trust 
annually; 
 construct all dwellings to a minimum of Step 2 of Energy Step Code. 
2.2 Question and Answer Session 
 Will the tenants be required to have special training to minimize use of water and 
wastewater sewage? 
o The project will have low flow fixtures and will reuse grey water for toilet 
flushing to save water; tenants will generally receive education on how to use 
water sparingly. 
 Why is the transfer of densities from Woodham Road to Danes Road a part of the 
Denman Green project? 
o This is the primary mechanism for the parcel on Kirk Road to be transferred to 
DHA and is the proposal that has come from the applicants for  
consideration. 
 Who is the proponent and who are the people involved in this application? 
o DHA-Denman Green affordable housing project, H. Nielsen-Kirk Road subdivided 
0.28 ha lot and Danes Road lots, N. Snyder-Woodham Road lot. 
 Can the subdivided 0.28 ha lot on Kirk Road be used for housing? Has the 
subdivision been approved? 
o The lot is zoned R1 residential and is permitted one dwelling. The subdivision is 
in the final stages with the Ministry of Transportation responsible for the 

ADOPTED 
Denman Island  ADOPTED 3 
Local Trust Committee Special Meeting Minutes 
May 30, 2022 
subdivision approval. As a part of the process they refer the application to 
multiple agencies to approve elements such as water and septic. 
 Will any properties zoned commercial be replaced downtown to restore the balance 
since this proposal removes a commercially zoned property from downtown area 
and replaces it with residential?  
o No additional commercial land is contemplated with this application. The need 
to develop affordable housing has been considered a priority over the loss of a 
commercial property. A rezoning application would be necessary to enable 
another commercially zoned property. 
 Who will be in control of Denman Green tenant selection? 
o This Housing Agreement forms the basis of the tenant key selection criteria, 
regardless of the funding source. Eligibility conditions are proposed to include 
factors such as time of residence on Denman Island, membership in a First 
Nation band with ties to Denman Island, work history, residential situation, if 
there are children. 
 Will there be an opportunity in the future to address any concerns about the 
Denman Green well extraction affecting the aquifer and the testing conditions 
involving the Kir-Nel water system? 
o The water license application is with the Province now; in that process they will 
be reviewing impact on adjacent water users. Concerns might be expressed to 
the water licensing agency before a final decision is made. A professional 
hydrogeologist was engaged by DHA to conduct a review of the impact of the 
well on pressure or yield on adjacent properties with no concern expressed. 
Data was also reviewed by a Ministry hydrogeologist. 
 Why is submission of the datalogger data to the Islands Trust being required? 
o This is for information purposes and for oversight that may not be provided by 
the Province, in this case, of multiple densities on a single lot. The intent is to 
assure the community that if there is a problem, it would be caught and 
addressed early. 
 Are there any bylaw restrictions to prohibit transfer of densities for a financial gain 
to an individual or an entity offering community benefit, as may be the case in this 
proposal?  
o This is not within the scope of a local government’s rezoning 
consideration. DHA is a not-for-profit entity and board members could 
not individually profit. 
 What are the financial criteria for tenant eligibility in the affordable housing? Is it 
possible to designate a certain percentage of the units for lower income applicants? 
Will there be some units priced at market rental rates?  
o Housing funders determine on a case-by-case basis how best to achieve their 
objective of the highest number of units built for the lowest income residents. 
Putting a requirement on the percentage of units for lower income residents 
might restrict the necessary flexibility. Market rentals are needed to help 
subsidize the more affordable units. The range of affordability will be 
determined by the cost to build the units and the size of the mortgage that will 
be required. 
 Has the Islands Trust discussed the need for affordable housing with potential 
tenants to balance concerns with need? 

ADOPTED 
Denman Island  ADOPTED 4 
Local Trust Committee Special Meeting Minutes 
May 30, 2022 
o There have been several Community Information Meetings on this proposal, 
and Local Trustees have taken into consideration the Housing Needs 
Assessment, applicant’s reports, Advisory Planning Commission referral and 
responses from referral agencies.  
 If this application is not approved, what plans are there to meet the known need of 
housing on Denman Island? 
o Outside of this application, the Local Trust Committee (LTC) has initiated 
a Housing Review Project to create more flexible housing options through 
the OCP and LUB. 
 Is this the final opportunity to provide input on the bylaws or this project? 
o After the Public Hearing that follows this CIM, input about this entire application 
can be directed to staff however not to Trustees. 
 Has any analysis been done on the Danes Road lots to demonstrate sufficient 
quantity and quality of water for those lots to justify further subdivision? 
o The applicant was asked to provide sufficient evidence of adequate water and 
sewage disposal capacity to support an increase in density and was able to 
demonstrate sufficient minimum water requirements for quality and quantity. 
The subdivision process will require the applicant to provide sufficient evidence 
to the approving officer at that time. 
 If there is a difference in the agreement between the funding agency and DHA in 
terms of the affordable units, would that have to come back to the LTC for 
approval? 
o Any change in the Housing Agreement requires the applicant to come back to 
the LTC to amend the Bylaw. 
3. PUBLIC HEARING - BYLAW NOS. 241, 242 and 243 
Bylaw No. 241 (Official Community Plan (OCP)), Bylaw No. 242 (Land Use Bylaw (LUB)) and 
Bylaw No. 243 (Housing Agreement (HA)) 
A Public Hearing on Bylaw Nos. 241, 242, and 243 will follow this meeting. 
4. ADJOURNMENT 
By general consent the meeting was adjourned at 8:00 pm. 
 
_________________________ 
Sue Ellen Fast, Chair 
Certified Correct: 
 
 
_________________________ 
Vicky Bockman, Recorder