Hornby Island Local Trust Committee community information meeting, February 27, 2023

[0:00:00] Voice 7: that or did you want to see if there's questions from the attendees um

[0:00:04] Voice 18: maybe if we uh launch the

[0:00:07] Voice 18: poll sonia uh then we could uh get a sense of what people are thinking and then we can certainly open

[0:00:14] Voice 18: the question and answer period thank

[0:00:20] Planner Zupanec (probable): you i just need to become the host again i had to pass that

[0:00:24] Planner Zupanec (probable): off to fix the live stream issue so i can't launch the poll until i'm host again okay here we go

[0:00:36] Planner Zupanec (probable): Okay, so just in terms of the public's participation in this next step on the screen, for those of you who are watching, if you want to get a little bit closer so you have mouse clickability, yeah, I'll be launching the poll, so there'll be, sorry,

[0:01:08] Voice 27: I've got, okay.

[0:01:13] Planner Zupanec (probable): So for those of you who are able to, there'll be a question on the screen. I'm just going to check to see that it's visible to the participants.

[0:01:26] Planner Zupanec (probable): There are two questions. Patricia, are you able to see that for the participants? Okay, thank you.

[0:01:43] Planner Zupanec (probable): And so anyone who's participating is able to answer the questions that you see on the screen.

[0:02:03] Planner Zupanec (probable): And I'm not able to see how they show up on your screen, but you may have to scroll down to see

[0:02:07] Planner Zupanec (probable): the second question. And so through the chair, just so you're aware, I'm just waiting for the

[0:02:43] Planner Zupanec (probable): participation numbers to stabilize in order to gauge that people have completed the questions

[0:02:52] Planner Zupanec (probable): before I end the poll. And then I'll be able to share the results on the screen

[0:02:59] Planner Zupanec (probable): for both the questions. So we have an 80% participation rate. I'll just wait to see

[0:03:15] Planner Zupanec (probable): if the number stabilizes there or if we're able to get 100% of the participants to

[0:03:22] Planner Zupanec (probable): answer the poll questions. Okay, I'll be ending the poll now. We're at just under 86%

[0:03:53] Planner Zupanec (probable): of viewers participating. Again, I'm not able to see how this is showing up on your screens,

[0:04:19] Planner Zupanec (probable): but the first question, which of the following options do you feel is the most appropriate for

[0:04:24] Planner Zupanec (probable): Hornby Island to regulate the short-term vacation rentals? The single choice question. So there was

[0:04:31] Planner Zupanec (probable): is no multiple clicking available. So 49% in favor of no change to the current official community

[0:04:38] Planner Zupanec (probable): plan or land use bylaw. 21% in favor of the requirement for a temporary use permit for any

[0:04:45] Planner Zupanec (probable): new short-term vacation rentals. 18% removing short-term vacation rentals as a permitted use.

[0:04:54] Planner Zupanec (probable): and 12% seeking a different approach perhaps or none of the above. For those of you who've

[0:05:07] Planner Zupanec (probable): raised hands, just a moment, we'll get to you. I'm just going to go through the second question.

[0:05:11] Planner Zupanec (probable): And for those who would like to look at a second or a different approach to those that are listed

[0:05:19] Planner Zupanec (probable): in the first question, 47% of you indicated that you would directly contact the local trust

[0:05:28] Planner Zupanec (probable): trust committee with your suggestions through email, 2% through phone, 14% hoping to attend

[0:05:35] Planner Zupanec (probable): a local trust committee, the next one perhaps in March, 23% requesting an additional community

[0:05:40] Planner Zupanec (probable): information meeting, and 11% writing a letter to the local trust committee, and 27% and none of the

[0:05:52] Planner Zupanec (probable): above. So I will stop sharing those results unless Trustee Peterson or Chair Peterson, you wish to

[0:06:01] Planner Zupanec (probable): keep these on the screen for a little longer?

[0:06:08] Voice 7: I don't know that we need them on the screen

[0:06:10] Voice 7: for longer but as if we can capture them for our later use that would be great.

[0:06:18] Planner Zupanec (probable): I will sure try.

[0:06:19] Planner Zupanec (probable): I'm sure that there's a way for me to do that. Thank you.

[0:06:24] Voice 18: Through the chair would it be easier

[0:06:25] Voice 18: for me to stop sharing the screen or to keep the the screen up if people want to refer back to any

[0:06:34] Voice 18: the options when they have their questions do

[0:06:42] Voice 7: you have thoughts on that sonia uh

[0:06:49] Planner Zupanec (probable): are you would you

[0:06:50] Planner Zupanec (probable): like to come finish the presentation and then we'll go to the questions there's a number of

[0:06:55] Planner Zupanec (probable): people with their hands raised um

[0:06:57] Voice 18: basically we're just going to say the next steps are that the

[0:07:01] Voice 18: consultant is going to consider the input from tonight add it to all of the input that we've

[0:07:06] Voice 18: gathered modify the three options if required and and then prepare

[0:07:14] Voice 18: recommendations and a report for the local trust committee our report will

[0:07:19] Voice 18: include the other three topics not just a short-term vacation rental and we're

[0:07:24] Voice 18: hoping that this report will go to the local trust committee in March then the

[0:07:31] Voice 18: the local trust committee will determine what other process they need to follow, or if there's

[0:07:37] Voice 18: going to be any additional engagement, or how they're going to accept our recommendations.

[0:07:44] Voice 18: So now that we've discussed the three options, I think it's fair to open it up for discussion.

[0:07:51] Voice 18: And I see that we've got a fantastic turnout tonight. There's 100 and something participants,

[0:07:59] Voice 18: participants and uh to allow people to have an opportunity to speak it would be it would be great

[0:08:06] Voice 18: if um if we all maybe kept our comments to a a short short amount and we will this is being

[0:08:14] Voice 18: recorded we will also be taking notes if anyone is uncomfortable speaking in the forum uh if you

[0:08:20] Voice 18: go to chat and if you if you just send uh your comments to the host and the panelist then it

[0:08:28] Voice 18: it will not be shared to the larger crowd. And then we will have those comments. We want this

[0:08:34] Voice 18: to be a safe place for everyone to make their comments. So with that, I would open it up to

[0:08:40] Voice 18: question and I will stop sharing my screen.

[0:08:47] Planner Zupanec (probable): Great, thank you. What I'll do is I'll facilitate

[0:08:51] Planner Zupanec (probable): the discussion for the panelists. So if you raise your digital hand, what I'll do is I'll just

[0:08:55] Planner Zupanec (probable): pronounce your name and that'll give you a heads up that you are next so first we're going to start

[0:09:01] Planner Zupanec (probable): with Catherine Payton and Sarah Davidson will be next.

[0:09:10] Voice 12: Hi thanks for this opportunity one of the

[0:09:14] Voice 12: things that I have a concern about is that if there are lots of STVRs in a neighborhood that

[0:09:19] Voice 12: it depletes the aquifers in the neighborhood especially during the summer which is the time

[0:09:23] Voice 12: we have drought. And since we moved here, our well is producing hardly anything. And prior to

[0:09:31] Voice 12: us moving here two years ago, it was producing adequately for two people. So that's one of my

[0:09:36] Voice 12: concerns. And it wasn't on any of the slides or addressed at all. And something else that I heard

[0:09:41] Voice 12: was that most small islands in the area have limits on STVRs. So it'd be great if you guys

[0:09:49] Voice 12: could maybe check into that and see how that works in the other islands thank you thank you

[0:10:08] Planner Zupanec (probable): sarah davidson go ahead yeah

[0:10:11] Voice 26: i'm just wondering why the additional units uh the option for ha

[0:10:16] Voice 26: for having um you know additional rental units in your you know the one about additional

[0:10:24] Voice 26: rental units aren't an option one or three or i might be getting

[0:10:31] Voice 26: the numbers wrong but you know

[0:10:33] Voice 18: what i mean i think i think you're i think you're right um i think that uh the the second option we

[0:10:39] Voice 18: were looking at more a comprehensive um discussion of housing and stvrs uh certainly the option for

[0:10:48] Voice 18: including accessory dwelling units in all zones could be added to our recommendations and i think

[0:10:54] Voice 18: probably will be part of the recommendation to the LTC, which would give people an opportunity to

[0:11:01] Voice 18: provide that extra long-term rental housing.

[0:11:13] Planner Zupanec (probable): Thomas Howard, and then Brace Stotts.

[0:11:19] Voice 32: Hi there. Thanks for this meeting. I'm just curious, in all of this, how much influence and

[0:11:28] Voice 32: wait? Have agencies such as HiSeek and Hystra been given in terms of deciding what's done?

[0:11:40] Voice 18: We have had written submissions from Hystra and from several residents. We've met with the APC.

[0:11:52] Voice 18: I don't think anybody at this point has been waited more than anybody else. Hystra had quite

[0:11:59] Voice 18: quite a few people speaking at the October 6th engagement session but other than a extra a few

[0:12:07] Voice 18: emails and their initial submission that would be the extent of their organized input okay well

[0:12:16] Voice 32: it's I get a different sense on this island but thank you free

[0:12:31] Planner Zupanec (probable): starts and then Catherine Patton

[0:12:33] Planner Zupanec (probable): hi

[0:12:35] Voice 6: thanks for holding this meeting it's been really informative I just this is a housekeeping

[0:12:39] Voice 6: key thing item your chat is actually disabled so people can't use it oh it says chat disabled just

[0:12:46] Voice 6: you know that's all i wanted to add is

[0:12:53] Voice 18: that something we can i will

[0:12:56] Planner Zupanec (probable): definitely look into

[0:12:58] Planner Zupanec (probable): that thank you okay thank

[0:13:01] Voice 18: you for that brief no

[0:13:02] Planner Zupanec (probable): problem hi

[0:13:13] Voice 12: it's katherine patton um we're new here

[0:13:16] Voice 12: so this might be night might not be the right forum to ask the question but i'm wondering how

[0:13:21] Voice 12: how successful a pillow tax has been and how it is enforced?

[0:13:25] Voice 12: The

[0:13:31] Voice 18: pillow tax?

[0:13:33] Voice 18: We have not investigated the pillow tax.

[0:13:37] Voice 18: I think that many municipalities have hotel and tourism taxes.

[0:13:47] Voice 18: There are, of course, other municipalities that have spec tax.

[0:13:51] Voice 18: I do not believe the Gulf Islands are unable to do any of those tax collections.

[0:13:59] Voice 18: I could be mistaken, but I do not believe that's something that islands trust and the Gulf Islands do.

[0:14:06] Voice 18: Sorry.

[0:14:07] Voice 18: I'm trusting Howard may have more information.

[0:14:09] Trustee Allen (probable): We are doing that right now through High Seek, actually.

[0:14:12] Trustee Allen (probable): We are getting a pillow tax on Hornby Island.

[0:14:15] Trustee Allen (probable): it so

[0:14:17] Voice 12: can you answer my question then um how successful has it been and how is it enforced

[0:14:23] Trustee Allen (probable): i can't answer that i think if karen ross is attending as a high seat and uh the driver of

[0:14:29] Trustee Allen (probable): that she might be able to answer i don't sure thank you it's karen ross out there yes

[0:14:46] Planner Zupanec (probable): karen

[0:14:47] Planner Zupanec (probable): ross and then here we go karen ross hello

[0:14:57] Voice 4: thank you i actually was on the speaker's list so um

[0:15:02] Voice 4: Part of the letter from the High Seat Board that I was going to read addresses that.

[0:15:10] Voice 4: Could I just proceed and take my turn speaking now?

[0:15:16] Voice 4: I think it would be timely, yes.

[0:15:18] Voice 4: Okay, thank you.

[0:15:20] Voice 4: So this is a letter from the High Seat Board for reading tonight.

[0:15:24] Voice 4: night. At the February 21st APC meeting, the APC shared that their primary intention in recommending

[0:15:33] Voice 4: removing short-term vacation rentals as a legal use in Hornby's OCP and LUB was aimed at supporting

[0:15:41] Voice 4: the creation of long-term rental housing, not eliminating or curtailing STVRs. High Seek

[0:15:48] Voice 4: appreciates this clarification since we regard both the continuation of STVRs and the expansion

[0:15:56] Voice 4: of long-term rental housing as necessary measures. Hornby Islanders are largely aligned in support

[0:16:03] Voice 4: for the creation and maintenance of enough long-term rental and affordable housing to meet

[0:16:08] Voice 4: our community's needs. The decades-long challenge the community has faced with insufficient affordable

[0:16:15] Voice 4: affordable housing has been blamed on STVRs. But while STVRs are an easy target, eliminating them

[0:16:23] Voice 4: wouldn't actually improve housing accessibility. Most owners are not investors, but are community

[0:16:29] Voice 4: members who live in their homes themselves for all or part of the year. So full-time,

[0:16:35] Voice 4: long-term rental is not an option. It is also worth noting that in May of 2018,

[0:16:41] Voice 4: the Provincial Residential Tenancy Act was amended to generally preclude fixed-term

[0:16:48] Voice 4: contract rentals. In effect, this ended the historic Hornby practice of part-timers who

[0:16:55] Voice 4: are summer residents renting their property to Hornby locals during the school year.

[0:17:00] Voice 4: While this law may have been effective in an urban environment, it had unattended consequences

[0:17:06] Voice 4: on our small rural island.

[0:17:09] Voice 4: High Seek recognizes that safe, secure, affordable housing

[0:17:14] Voice 4: is essential to the economic and social well-being

[0:17:17] Voice 4: of any community, and we are determined to be part

[0:17:21] Voice 4: of the solution for Hornby's workforce housing crisis.

[0:17:26] Voice 4: Almost 10 years ago, at a critical juncture,

[0:17:29] Voice 4: we provided administrative support and funding for ISLA,

[0:17:33] Voice 4: which Patricia is the Island for Secure Land Association.

[0:17:35] Voice 4: More recently, we were founding members of the Hornby Island Housing Network.

[0:17:41] Voice 4: Currently, we are working on a proposal for affordable housing on Crown land.

[0:17:46] Voice 4: In 2018, the Pillow Tax, which originated in Whistler-Tofino, was expanded to include workforce housing as an allowable use of funds.

[0:17:57] Voice 4: With that change, Hi-SEEC started working with local accommodation providers and the government, and in June 2022, we succeeded in having Hornby Island designated as a municipal regional district tax collection area.

[0:18:14] Voice 4: area. Now, every fixed-roof transient accommodation provider is required by law to collect 3%

[0:18:23] Voice 4: tax and submit it to the Minister of Finance. A portion of these funds is returned directly

[0:18:29] Voice 4: to HiSeek. We don't know the annual impact of this program yet, but with the full support

[0:18:36] Voice 4: of our STVR owners and other accommodation providers, this money will be directed to

[0:18:42] Voice 4: improving the island's carrying capacity and helping solve our long-term affordable housing

[0:18:47] Voice 4: issues in summary high seek wholeheartedly supports islands trust in prioritizing and

[0:18:55] Voice 4: facilitating the creation of affordable housing and supports the ltc in prioritizing this we

[0:19:03] Voice 4: strongly encourage the ltc to shift their focus away from this divisive and ineffective stvr

[0:19:10] Voice 4: conversation and towards the issues that need to be solved to protect our island's community

[0:19:16] Voice 4: and economy, primarily long-term affordable housing. Thank you.

[0:19:26] Voice 18: Thank you. Thank you very

[0:19:27] Voice 18: much. I appreciate that information.

[0:19:33] Planner Zupanec (probable): Next, we have Ryan Denome and Ali Quelch will be next.

[0:19:41] Planner Zupanec (probable): Hi,

[0:19:47] Voice 10: everyone. I just want to echo my support for everything Karen just said. I think she really hit on the core topics that are under discussion right now and fully support everything that herself, as well as the broader group at High Seek, has to say about this issue. Thank you.

[0:20:13] Voice 27: Thank you.

[0:20:14] Voice 27: you.

[0:20:17] Planner Zupanec (probable): Allie Quelch and Sadie Chizenko will be next.

[0:20:24] Voice 15: Hi, thank you. I just want to point to

[0:20:28] Voice 15: the fact that, well, not the fact, what I'm hoping will happen with some control over the

[0:20:37] Voice 15: STVR industry is it will actually affect who will be interested in purchasing these homes.

[0:20:43] Voice 15: On Hornby, we have a supply and demand problem. It is, take it from me, impossible in the current conditions to buy land on Hornby as a local laborer when it was very possible not too long ago.

[0:20:58] Voice 15: um we cannot include increase our supply because we are an island and so we can only decrease the

[0:21:08] Voice 15: demand and i am hoping that by removing the stvr as an option for potential landowners that will

[0:21:15] Voice 15: make our property seem less valuable taking away a portion of the demand and making it more possible

[0:21:22] Voice 15: for people who actually intend to live full-time working in the community to purchase the land

[0:21:33] Voice 21: thank you

[0:21:35] Planner Zupanec (probable): sadie and then john reed will be next hey can

[0:21:42] Planner Zupanec (probable): you guys hear me

[0:21:45] Voice 19: yeah okay um yeah i'm sage zanko um i've been a hornby island resident for a long time

[0:21:52] Voice 19: and um sorry i'm on the street um i did some research on hornby island uh last year on the

[0:22:00] Voice 19: housing issues there um some stuff related to short-term rentals and i just wanted to highlight

[0:22:04] Voice 19: a few pieces of my research for everyone. So in that research I had 261 resident respondents that

[0:22:11] Voice 19: was based off 2016 census data, 25 percent of the population. And so there's two things I'd

[0:22:17] Voice 19: like to highlight. The first is that 68 percent of respondents did think that short-term rental

[0:22:22] Voice 19: activity reduced the availability of long-term rental housing. I know there's no official

[0:22:29] Voice 19: research but I think there is a community intuition and possibly that's because people know

[0:22:34] Voice 19: of long-term rentals being converted to short-term rentals among other reasons um just wanted to

[0:22:40] Voice 19: highlight that that was something that came up um and the second thing was that in that same research

[0:22:45] Voice 19: 87 percent of residents said that accessory dwelling units would be an acceptable um housing

[0:22:53] Voice 19: typology for residents um and one clarification point about the residential yeah

[0:22:59] Voice 18: you cut out

[0:23:00] Voice 18: out there could you just reply um repeat what 87 said oh

[0:23:05] Voice 19: yeah sorry 87 of residents said that

[0:23:08] Voice 19: accessory dwelling units would be an acceptable housing typology for residents on hornby um so i

[0:23:14] Voice 19: think that's well supported for the community um and just one point of clarification with the

[0:23:20] Voice 19: residential tenancy act you can still do fixed term rentals so long as that the owner or that

[0:23:26] Voice 19: that the owner's family is the one moving into it

[0:23:29] Voice 19: at the end of the term.

[0:23:31] Voice 19: So if it's a short-term rental,

[0:23:34] Voice 19: yes, that would be correct that you couldn't do it,

[0:23:36] Voice 19: but if it was for the owner themselves,

[0:23:37] Voice 19: you could do that fixed-term rental.

[0:23:39] Voice 19: And just on a personal note, from my perspective,

[0:23:43] Voice 19: I am really in favor of the expansion

[0:23:45] Voice 19: of accessory dwelling units for folks on Hornby,

[0:23:47] Voice 19: and I'm in favor of allowing new STRs

[0:23:49] Voice 19: through the temporary use permit process,

[0:23:52] Voice 19: but revoking them otherwise.

[0:23:54] Voice 19: rise. That's everything. Thank you, guys. Thank you, Sadie.

[0:23:58] Voice 18: Yeah, the Landlord and Tenant Act

[0:24:00] Voice 18: does allow an owner to basically evict who would have been a long-term tenant for

[0:24:08] Voice 18: family to move in there. Unfortunately, I think we all know that that is often highly abused on

[0:24:15] Voice 18: on the islands and uh it it forces people into a housing situation with not very much notice so it

[0:24:24] Voice 18: becomes very difficult I'm sure uh but I do appreciate your clarification on that Sadie

[0:24:29] Voice 18: yeah who

[0:24:31] Planner Zupanec (probable): we got next next we have

[0:24:34] Planner Zupanec (probable): Hulala

[0:24:35] Voice 18: Mills is

[0:24:37] Planner Zupanec (probable): next sorry if I'm not pronouncing your name correctly and then I only have a first

[0:24:41] Planner Zupanec (probable): name Ruth. You'll be after that. Thank you. Hi.

[0:24:45] Voice 18: Thank you.

[0:24:46] Voice 35: Hi there. This is Eulayla Mills.

[0:24:50] Voice 35: My question really is around the TUP process. So what we're hearing from people pretty clearly is

[0:24:59] Voice 35: that what the underlying need is, is accessible long-term housing, rental housing, affordable

[0:25:07] Voice 35: affordable housing, which I think pretty much everyone on the island agrees is really important

[0:25:12] Voice 35: and needs to be a focus of our collective work. And the APC at the February 21st meeting said

[0:25:21] Voice 35: really clearly that what they were trying to do was put together a framework that would create

[0:25:29] Voice 35: accessory housing that then was not going to be short-term vacation rental. That was their

[0:25:34] Voice 35: their intention. And again, I suspect that much of the island would be pretty aligned in supporting

[0:25:40] Voice 35: that. So would something like a TUP process, which you've described as something that can be

[0:25:48] Voice 35: converted to a permanent site-based zoning, be used in the creation of secondary dwellings that

[0:25:55] Voice 35: are determined to be for long-term rentals, without having to change anything in our land

[0:26:01] Voice 35: use bylaws or official community plan? Would it not be a faster route to actually getting to the

[0:26:08] Voice 35: goal we are aiming at, which is more long-term affordable housing?

[0:26:16] Voice 18: Honestly, the fastest route

[0:26:18] Voice 18: would be if you made accessory dwelling units permitted uses in every zone. I mean, that would

[0:26:23] Voice 18: would be the fastest route for people to be able to to provide housing um and and uh temporary use

[0:26:33] Voice 18: permits do have the drawback in that they are temporary and people are looking for a long-term

[0:26:42] Voice 18: solution uh for uh housing so it may not be the best solution um and yes you could get a temporary

[0:26:51] Voice 18: use permit and then if things worked out you could apply for renewal and or a spot zoning

[0:26:58] Voice 18: but if you're really looking for something that's going to make it clear that it's allowed and makes

[0:27:04] Voice 18: it quicker it it would be if you just put permitted ad use as permitted uses in whatever

[0:27:11] Voice 18: zones you feel it's appropriate that would be the quickest way to get the housing and that has

[0:27:18] Voice 35: has nothing to do with any of the regulations around property use, like short-term rental or

[0:27:24] Voice 35: any other property use. It's just a change to add accessory dwelling units.

[0:27:29] Voice 18: Correct. That is one of

[0:27:31] Voice 18: the options, correct. Yeah.

[0:27:38] Planner Zupanec (probable): Okay, next we have Ruth and then Thomas Howard. Oh, sorry, Ruth,

[0:27:47] Planner Zupanec (probable): I just lost you there. There you go. You have to unmute yourself, Ruth. Unmute.

[0:28:07] Planner Zupanec (probable): For those of you

[0:28:08] Planner Zupanec (probable): waiting there there are over uh 16 raised hands so we are moving through the list as quickly as

[0:28:15] Planner Zupanec (probable): we can so thanks for your patience how

[0:28:17] Voice 5: about now can you hear me now yes thank you

[0:28:19] Voice 5: okay originally

[0:28:21] Voice 5: i was just going to answer to the pillow tax uh it's been collected for a year now very simple

[0:28:27] Voice 5: easy to do my question is where will our portion will go and i have a few ideas about that which

[0:28:34] Voice 5: which I might share with Karen Ross at some other time.

[0:28:37] Voice 5: But my concern is we have spent years on this short-term rental thing.

[0:28:42] Voice 5: We come up with many good ideas,

[0:28:45] Voice 5: but nothing will serve the long-term rental

[0:28:48] Voice 5: because people who do the short-term in general

[0:28:50] Voice 5: do not want to rent out all year round.

[0:28:53] Voice 5: Now, I would like to see the same effort and energy

[0:28:57] Voice 5: we put into the short-term rental solutions

[0:29:00] Voice 5: into the long-term rental plans.

[0:29:02] Voice 5: For me, the biggest failure and example for how things should not go is the Bueller Creek situation.

[0:29:12] Voice 5: There's a chunk of land sitting for many, many years now, 10, 15, I don't know, and multiple people have tried to get it through.

[0:29:21] Voice 5: And it was nothing but roadblocks from all level of governments, including the Island Trust, to get this happening.

[0:29:28] Voice 5: It looks as if we are on our way now, but there should have been accommodation there

[0:29:32] Voice 5: 10 years ago for 20 families.

[0:29:35] Voice 5: And I think we have to work on some kind of a model that we can accommodate these kind

[0:29:41] Voice 5: of, if the land is given, if we get it from the government or whatever, in a better streamlined

[0:29:46] Voice 5: way that we can create these housings in a faster mode.

[0:29:51] Voice 5: And so I think the accessory dwelling unit idea is actually a good idea.

[0:30:00] Voice 5: A lot of people like me, I mean, I'm not in my personal situation, but a lot of us are getting older.

[0:30:04] Voice 5: We don't need our big houses anymore.

[0:30:07] Voice 5: We raised our family.

[0:30:08] Voice 5: We could easily move into an accessory smaller unit as a single or small couple retired and let a young family with children who need a bigger house use a big house.

[0:30:23] Voice 5: So long as it all stays that it cannot be used for short-term rental.

[0:30:27] Voice 5: and another idea is we're always so very concerned about water use and what I find very difficult is

[0:30:37] Voice 5: why can't we as an island get together and have a much better information about rainwater

[0:30:44] Voice 5: collection system and support it for example why couldn't we buy 10 or 20 of those huge big tank

[0:30:53] Voice 5: as bulk tank orders which would bring the costs down have it brought on cheaper and where are

[0:31:00] Voice 5: their information or give people information or help them find them about subsidies for setting

[0:31:07] Voice 5: up these water collecting systems and maybe some of the pillow tax money can't be directed into

[0:31:13] Voice 5: that area because i find for myself i look into it and it is very expensive it's not only the cost

[0:31:20] Voice 5: of the tank is all the setting up and doing it so for somebody on a fixed income a smaller income

[0:31:28] Voice 5: to change from your well system or supplement the well system with a water collecting system

[0:31:35] Voice 5: is a very pricey situation so we could have more information maybe bulk or organized thing

[0:31:44] Voice 5: and subsidies just as they have advertised like crazy for heat pumps right now

[0:31:50] Voice 18: and that's it.

[0:31:52] Voice 18: Thank you. Thank you. That's an excellent idea.

[0:31:56] Planner Zupanec (probable): Thomas Howard, and then we've got

[0:31:59] Planner Zupanec (probable): Scott Fullerton.

[0:32:01] Voice 32: Hi, thanks. I'll just ask a quick question, but Ruth, I want to say thank you for

[0:32:05] Voice 32: the Beulah Creek prod, because as a neighbor of Beulah Creek, we're very anxious to get that

[0:32:12] Voice 32: underway. My question is, will there be other speakers, other individuals or agencies

[0:32:21] Voice 32: he's speaking from the list or is high seat git i'm just curious to know if there'll be other

[0:32:28] Voice 32: for tonight

[0:32:28] Voice 18: for

[0:32:30] Voice 32: this meeting yeah

[0:32:31] Voice 18: yeah

[0:32:32] Voice 32: this

[0:32:35] Voice 18: is it i i don't know the speakers list um okay i just i

[0:32:40] Voice 18: was just curious

[0:32:41] Voice 32: because there is

[0:32:42] Voice 32: there is more to this island than than how i see it so i was just curious thank you

[0:32:50] Voice 18: through the

[0:32:51] Voice 18: chair are there other uh speakers registered that you will be um um allowing to read or speak at the

[0:32:58] Voice 18: end of this question period i

[0:33:04] Voice 7: don't think we have anyone else uh has registered to delegate everything

[0:33:08] Voice 7: we're just going to go through the list okay

[0:33:10] Planner Zupanec (probable): scott fullerton and then i have elaine okay

[0:33:16] Voice 13: i just want

[0:33:16] Voice 13: to thank uh for having this meeting for this consultation um and i want to say i agree with

[0:33:21] Voice 13: the uh aud should be separated and encourage this because i think it will truly help create

[0:33:26] Voice 13: additional long-term housing. And like Karen stated earlier, I think STVRs are an easy target.

[0:33:33] Voice 13: And from my network of people on the island, I know of less than 10% of owners who would flip

[0:33:39] Voice 13: to long-term. So I don't think it necessarily solves the problem. And that leads to my next

[0:33:44] Voice 13: and last point of if we could try to get more facts as opposed to assumptions, like the

[0:33:50] Voice 13: environmental impacts, that's a very broad statement. Somebody said earlier water usage

[0:33:56] Voice 13: well, the last two years have been extremely drought orientated, is that truly connected?

[0:34:00] Voice 13: Does an STBR truly use more water than if it's a family of four living there and somebody rents

[0:34:06] Voice 13: a place that has one person for two weeks? I would think the long-term rental of four people

[0:34:10] Voice 13: would use more water than one person renting it for a getaway. So having some of those facts,

[0:34:16] Voice 13: I think would help add clarity as to when we're trying to make a decision. And I know,

[0:34:21] Voice 13: I realized getting those facts is hard and long, so I'm not blaming anybody. It would just be

[0:34:25] Voice 13: helpful if possible.

[0:34:28] Voice 18: Thank you. They are hard to get, and it would be good if we had more of that

[0:34:35] Voice 18: information.

[0:34:36] Planner Zupanec (probable): We've got Elaine next and Stan Combs. Hi. Hi.

[0:34:42] Voice 16: I'd just like to thank all of you for

[0:34:45] Voice 16: representing and doing the work that you do, and I very much appreciate a democratic process.

[0:34:54] Voice 16: so having said that i came here in 1970 july and my mother who's turning 84 this week

[0:35:05] Voice 16: came here when she was three and i because she declined in alzheimer's i've had to take over her

[0:35:16] Voice 16: i didn't have to i chose to take over our family property which i've watched i lived here i had my

[0:35:28] Voice 16: son here in 1993 and i've watched most of my friends of my generation and younger not be able

[0:35:41] Voice 16: to live here and um i also live next door to brad's dad's land and i've watched uh you know

[0:35:52] Voice 16: what's happening down at the thatch and they're not even on island residents and they're allowed

[0:36:00] Voice 16: to do these things that are condensed really depleting very uh in my mind reprehensible

[0:36:09] Voice 16: stewards in terms of local uh affordability of housing and uh they don't even live here

[0:36:20] Voice 16: i live here i didn't rent my mother's home for one night and i got an official

[0:36:26] Voice 16: An official investigation against me, and I don't understand how it is that we're expected, and we expect younger people to be able to find a way to be here when we don't have a fishing industry anymore.

[0:36:54] Voice 16: We don't have any economic basis here anymore, unless you're in the service industry. And the service industry is by younger people who are paid, you know, like 50 bucks an hour or less, but they can't find their own housing.

[0:37:15] Voice 16: And I have a 1.78 acre property and I am about to have to let go of my family's home.

[0:37:30] Voice 16: And I

[0:37:31] Voice 16: would have absolutely welcomed people to come onto my property with small homes or trailers or figured it out.

[0:37:42] Voice 16: and i just think that more creative actions need to be thought about and frankly my property taxes

[0:37:51] Voice 16: went up 48 last year i don't have that i can't work here you know i

[0:37:58] Voice 16: just something needs to be

[0:38:00] Voice 16: done and um i think more creative solutions need to be found and i think more consultation needs

[0:38:08] Voice 16: to be had across all, all, I really do, and that's what I wanted to say is that I really feel that

[0:38:18] Voice 16: more discussion, if we're going to actually, like, work this through together and keep this a vibrant

[0:38:24] Voice 16: community, we need to figure this out, and we need to do it better than we've been doing it.

[0:38:31] Voice 16: Thank you. Thank

[0:38:32] Planner Zupanec (probable): you very much, Elaine.

[0:38:34] Planner Zupanec (probable): We have Stan next, and Lynn Nunley will be the next speaker.

[0:38:38] Planner Zupanec (probable): Yes,

[0:38:39] Voice 2: thank you. First of all, I used to work for the Ministry of Agriculture, and I worked with land use issues. And we were told that the Ministry of Health would not allow any extra buildings, any extra houses built on lots that are less than two acres. Is this true? Does this apply to Hornby Island?

[0:39:04] Voice 2: It

[0:39:06] Voice 18: will apply to Hornby Island. It's a matter of, again, whether it's a separate dwelling unit, if there's subdivision, if the septic and well can handle the additional number of bedrooms. So it's not cut and dried, but it is definitely island health regulates that component to a certain degree.

[0:39:35] Voice 2: Yeah. Okay. Second of all, I'd like to address what I think is a bit of a myth about how profitable short-term vacation rentals are. I've been trying to say this for several years. Nobody wants to hear it.

[0:39:48] Voice 2: But we were off island, non-resident, short-term vacation rental people for about 10 years.

[0:40:00] Voice 2: And then when we moved here for four or five years, we also did short-term vacation rentals while we lived here.

[0:40:08] Voice 2: What we found was as non-residents, we lost money every year.

[0:40:15] Voice 2: We got a big check from Canada Revenue Agency every year because of the loss that we advised them of.

[0:40:23] Voice 2: 20% of the gross income was going to a local property manager, and then money was going to locals, which is a good thing.

[0:40:33] Voice 2: Cleaners, lawnmowers, people taking the garbage to the depot.

[0:40:37] Voice 2: Okay, and there was no profit there.

[0:40:40] Voice 2: So, you know, for anybody to think that you can live off the island owned property here and make a profit. I kind of doubt it. Now when we started living here and doing the all the management and the cleaning and the garbage and grass mowing all that kind of stuff.

[0:40:59] Voice 2: stuff yeah we made money of course that was you know wages to us for doing all that kind of work

[0:41:06] Voice 2: um so um that was that's when we started making some money uh we always made enough to kind of

[0:41:17] Voice 2: help with the um um taxes and insurance but only once we started living here and the third thing

[0:41:25] Voice 2: The big advantage of short-term vacation rentals being run by someone who lives on the property

[0:41:34] Voice 2: is you don't get any nuisances for the neighbors because anybody starts making noise,

[0:41:41] Voice 2: you're going to step in.

[0:41:43] Voice 2: We never had that problem.

[0:41:44] Voice 2: We did one year when we didn't live here, and we came back to stay for a few weeks,

[0:41:51] Voice 2: and all of our neighbors let us know there'd been a problem.

[0:41:54] Voice 2: them. But when you're living there, you don't have that problem. So those are some observations I'd

[0:42:01] Voice 2: like to make. Thank you.

[0:42:04] Planner Zupanec (probable): Thank you. Lynn and then Joanne Ovitz-Lind.

[0:42:11] Voice 14: Yes, thank you for having me.

[0:42:13] Voice 14: Thank you for coming to this meeting and presenting the material. I support limiting of STVRs,

[0:42:21] Voice 14: the numbers of them, because our services and our environment is unable to support the number

[0:42:28] Voice 14: of visitors that come. The restaurants and supply stores are heavily burdened to provide

[0:42:35] Voice 14: and cannot keep up. Reducing our population will help this. And the only other thing I have to say

[0:42:43] Voice 14: right now is the poll that was given. I mean, no poll is perfect to get the votes of everybody's

[0:42:53] Voice 14: ideas so that you can actually tabulate them but I do not support using that the results of the poll

[0:43:02] Voice 14: as an example of the support or non-support to SDVRs. Thank you.

[0:43:09] Voice 21: Thank you.

[0:43:12] Planner Zupanec (probable): Joanne and then we've

[0:43:14] Planner Zupanec (probable): got Ryan Denome.

[0:43:17] Voice 9: Hi can you hear me? Yes. Hi

[0:43:20] Voice 9: so I would like to support one of the things that Lynn

[0:43:24] Voice 9: had just mentioned I have written in the chat but we can we don't have to go there around the impact

[0:43:31] Voice 9: of tourism on island infrastructure there was in fact a community visioning meeting at the

[0:43:38] Voice 9: Hornby Hall last weekend and from my observations the concern around increased tourism was the one

[0:43:48] Voice 9: one issue that rose to the top. But the other point is a point of clarification for Pat is that

[0:43:55] Voice 9: if ADUs are made legal in all zones, does that without restricting the short-term vacation

[0:44:03] Voice 9: rentals to a tough process, does that not mean that ADUs could be used for short-term vacation

[0:44:10] Voice 9: rentals? That was my, our understanding that one could not happen without the other, right? That

[0:44:17] Voice 9: it yeah if

[0:44:20] Voice 18: i if i presented it that way that's not the way it was intended short-term vacation

[0:44:25] Voice 18: rentals um would would have to be zoned as short-term vacation rentals and would have to

[0:44:31] Voice 18: follow the rules of short-term vacation rentals a accessory dwelling unit uh would be approved

[0:44:39] Voice 18: it would be based on the servicing capability of the property it would be based on other

[0:44:44] Voice 18: requirements um in the in the land use bylaw and would not be able to be used for a short-term

[0:44:54] Voice 18: vacation rental uh that does mean that you have to use bylaw enforcement uh but that's how that

[0:45:00] Voice 18: would be controlled okay that

[0:45:04] Voice 9: wasn't quite what we had been um told but um yes i think there should

[0:45:10] Voice 9: be further discussion on that maybe at another time just for further clarification on that

[0:45:15] Voice 9: because we were told that you cannot reach into private property ownership if something is made

[0:45:21] Voice 9: legal like such as adus on all zones you cannot um say to people that they cannot use it as an sdvr

[0:45:28] Voice 9: unless it is zoned that way i

[0:45:32] Voice 18: think if adus were put in as permitted uses in the zoning bylaw it

[0:45:37] Voice 18: would have a very clear definition that would be for long-term and not short-term vacation residential

[0:45:43] Voice 9: residential use only yes thank

[0:45:45] Voice 9: you okay

[0:45:52] Planner Zupanec (probable): next we have i'm trying to make sure that we

[0:45:54] Planner Zupanec (probable): give everyone a chance once to speak sorry if i've duplicated here john grayson next and then

[0:46:02] Planner Zupanec (probable): carrie ann will be next hi there i

[0:46:08] Voice 31: didn't know i was on the list uh thank you very much for

[0:46:11] Voice 31: everyone for participating this is very proactive uh in the overview and uh thanks to everyone for

[0:46:20] Voice 31: this wonderful event okay

[0:46:24] Planner Zupanec (probable): thanks sorry you had your hand up that's why we we um included you

[0:46:30] Planner Zupanec (probable): okay carry on yep

[0:46:35] Voice 34: okay um thank you very much i really appreciate that there was an alternate

[0:46:40] Voice 34: format and an alternate day uh that we could um participate in this uh discussion um just a couple

[0:46:48] Voice 34: of housekeeping items um myself i've also lived in a very uh or sorry worked in a in a corporate

[0:46:54] Voice 34: environment. I understand how lobbying works and bureaucracy works and how challenging it can be

[0:47:00] Voice 34: to advocate. We have officially, unofficially had a speaker that was not submitted prior to the

[0:47:11] Voice 34: meeting speak. There was no opportunity in the invitations and in the pre-information things

[0:47:20] Voice 34: things that went out on the web and in the emails that said that speakers could apply to speak.

[0:47:27] Voice 34: I think it's, with all due respect to Karen Ross, is Karen Ross speaking for Karen Ross or is she

[0:47:33] Voice 34: speaking for HiSeek? Because if there's going to be a speaker speaking for a group, then I think

[0:47:38] Voice 34: that should have been open to all people representing all groups. And I think that

[0:47:43] Voice 34: That regardless of the poll that has happened today, which was, again, not even on the agenda or not the agenda, but like the pre-information stuff, that we should have had the question and answer period before the poll.

[0:48:01] Voice 34: I don't think that it was an accurate place in the presentation today to put the poll.

[0:48:08] Voice 34: In fact, I was unsure if my connection to the Zoom meeting was working or not.

[0:48:16] Voice 34: And my vote in the end, when I realized that it was closing soon and I didn't know if it was going to work, I tried to submit something and it didn't work.

[0:48:26] Voice 34: I think that we need to be aware that even on one of the final slides there of your presentation today, good sirs and ma'ams,

[0:48:35] Voice 34: um it said specifically that there was going to be question and answer and then

[0:48:39] Voice 34: open the poll regardless of what the poll says or what anybody else here says today

[0:48:44] Voice 34: there's obviously a very very large variance of people um that are speaking that is contrary to

[0:48:56] Voice 34: your poll results today we have a lot of people that do have concerns and whether any of those

[0:49:02] Voice 34: answers were correct for them or not i think it goes to show that there's a lot of controversy

[0:49:08] Voice 34: that still needs to work through and i'm very concerned about a poll that was put in an

[0:49:14] Voice 34: opportune time during this presentation might be moved forward by this committee thank you

[0:49:23] Voice 18: um thank you very much carrie and i just wanted to be very clear that the poll was not a vote we're

[0:49:30] Voice 18: We're not asking you to vote on which option.

[0:49:32] Voice 18: We're trying to get a sense of direction that people might be supporting because Sharon and I will be taking all the information that we've received and putting the recommendations together to the local trust committee, at which point it will obviously go back to the public again.

[0:49:51] Voice 18: So thank you for that.

[0:49:55] Planner Zupanec (probable): Next, we have Sheila McDonnell and Joan Harris.

[0:50:01] Voice 11: Okay, thanks very much for the opportunity. And first, I would like to make sure that clear that this is myself speaking from my own opinions, and not reflecting or in any way suggesting that several of the organizations that I am involved with might have official positions and I'm speaking on my own.

[0:50:21] Voice 11: um i would like um yeah absolutely to point out that i think the poll is extremely unreliable and

[0:50:28] Voice 11: i don't think that you as consultants or the trustees should give it really any weight

[0:50:33] Voice 11: whatsoever because it's a very self-selected uh situation and we don't know who the attendees are

[0:50:39] Voice 11: but obviously um consultation um i was interested to hear that um the consultants felt that the

[0:50:47] Voice 11: the previous bylaw, the allowing short-term rentals had been put in after extensive consultation

[0:50:53] Voice 11: at the time that amendment happened, and I actually would call it extensive lobbying.

[0:50:59] Voice 11: And so, you know, that poll was very unreliable in participation and from a self-selected group.

[0:51:08] Voice 11: The other thing is that in its design, the first question asked us what we thought. We're already

[0:51:14] Voice 11: coming in with our opinions, probably. And then it said, question two was, if you want us to think

[0:51:22] Voice 11: about other things, then other options, then answer answer two. Well, I had made it clear what

[0:51:29] Voice 11: I thought your choice, the recommendation should be. And so I wasn't answering number two, but I

[0:51:34] Voice 11: couldn't submit without putting an answer to number two. So there was a flaw there that will have put

[0:51:39] Voice 11: put a number of people off. And I just think the whole poll was a little, little unhelpful.

[0:51:46] Voice 11: So I thought, you know, the past, the past process and how I've been living on the island

[0:51:54] Voice 11: for over 30 years. And at the time that we came, STVRs were not permitted, but they were just

[0:51:59] Voice 11: starting to appear. There was quite a, quite a vibrant Ben Breakfast opportunity here. And Ben

[0:52:05] Voice 11: and breakfasts are really that sweet home hornby lady sharing her property with visitors and

[0:52:13] Voice 11: a lovely little little image that is now being put forward as what stvrs are really home shares

[0:52:19] Voice 11: um but and and to some extent that's quite clear i was quite interested to hear from stan i'm really

[0:52:25] Voice 11: glad to know that he uh that they diligently reported the income from their stvrs because

[0:52:31] Voice 11: because I think that piece of, is one of the pieces of missing accountability.

[0:52:39] Voice 11: So in my view, when the STVR started to be lobbied for, partly because someone on the

[0:52:45] Voice 11: island started a rental management business based on doing something which was actually

[0:52:52] Voice 11: not a permitted use of a residential property.

[0:52:55] Voice 11: And then having established a business based on it, having retail, having real estate sales being made based on the promise that you could rent it weekly during the summer. And that, again, was not a permitted activity, but it was happening. And so big debate about whether it should be regularized in some ways.

[0:53:16] Voice 11: and it was almost done on a pilot project it was like well well we'll put it in and we've got all

[0:53:22] Voice 11: these rules around it and it's going to be a permitted use but people are going to voluntarily

[0:53:26] Voice 11: comply and it's all going to be good three bedroom maximum water uh you know on notices at the door

[0:53:35] Voice 11: at the uh driveway you know who to complain to it was all going to be great um mostly local people

[0:53:43] Voice 11: people just moving into their own workshop for the summer.

[0:53:46] Voice 11: Well, I would say it was approved to see what would happen.

[0:53:51] Voice 11: And what would happen was what many of us thought,

[0:53:53] Voice 11: that without the enforcement regulations on the island,

[0:53:56] Voice 11: we have had no capacity to enforce anything on this island.

[0:54:01] Voice 11: Enforcement required suing the trust undertaking to sue somebody

[0:54:07] Voice 11: and $100,000 minimum cost for any of it.

[0:54:11] Voice 11: And so it has really not happened. The new regulations, the BEN, which should allow for fines to be issued by an enforcement officer, hasn't worked either, because there's no enforcement officers.

[0:54:24] Voice 11: So while it's absolutely true that there are some local people doing it, and they do it nicely, and as Stan said, if you're the owner and the people are in your own property, they're not going to be super noisy.

[0:54:38] Voice 11: But there are other people where this is not the case. There are people who are clearly compliant. Their rental ads say sleeps 12, sleeps 24. We see weekly rentals with six or seven vehicles in front of them. That clearly is not three bedrooms.

[0:54:57] Voice 11: We know that some places have been purchased and have been purpose-built for rentals. Essentially, these are commercial activities. They are not residential anymore. They are commercial.

[0:55:13] Voice 11: One of the things that's scarcely been mentioned is that the sale of buildings for people who can intentionally rent them out for up to $5,000 in Sandpiper a week, $8,000, outrageous amounts to pay mortgages so they can afford a million-dollar property in what is essentially our little old slum here.

[0:55:35] Voice 11: And the results are my property taxes, my property. I do not want to own a million dollar property. I want a home. But it has raised the taxes in our area because of the sale of these buildings as million dollar investments.

[0:55:52] Voice 11: investments. Now, I've spent a lot of time for a number of years in there while our kids were at

[0:55:59] Voice 11: school. We owned a home in Courtney and commuted back for vacations. And we rented our house

[0:56:07] Voice 11: primarily as a year-round rental to tenants. I would never rent by the week. Every so often,

[0:56:15] Voice 11: our neighbors come up. I mean, we've had family parties where we might have a busy weekend or a

[0:56:21] Voice 11: a week with lots of visitors, but it's maybe once or twice during the summer. It's not 20 people

[0:56:28] Voice 11: partying on a property week after week. And of course they come up and they say they just want

[0:56:33] Voice 11: to party. We're not a resort. We're home. We're a place with seniors that are ill or children that

[0:56:40] Voice 11: need to get a good night's sleep. I'm a little alarmed when I'm watching people doing shots on

[0:56:48] Voice 11: the roof of the house next door because but but there is an impact of having these rentals in

[0:56:57] Voice 11: residential properties in places like whistler they have essentially have entire neighborhoods

[0:57:03] Voice 11: that are dispersed hotels is the description a tour bus will drive down a residential road

[0:57:10] Voice 11: and drop 12, 20 people off at one house

[0:57:14] Voice 11: and then a couple of doors down another.

[0:57:17] Voice 11: These are not residential uses.

[0:57:21] Voice 11: They are not paying property tax.

[0:57:23] Voice 11: They are not paying business taxes.

[0:57:26] Voice 11: That is, there's a little,

[0:57:28] Voice 11: so many issues around doing this

[0:57:31] Voice 11: that we are not able to monitor.

[0:57:35] Voice 11: Now, I'd love to see more bed and breakfast.

[0:57:38] Voice 11: I'd love to see more STVRs that are compliant with what was promised and what was put in the bylaw. But we don't have tools to make that happen. So in order to make it happen, I do believe we need to make it illegal again, or not permitted.

[0:57:57] Voice 11: we need to bring in uh we need the people who are doing it in a way that is compliant will continue

[0:58:06] Voice 11: and we need to work hard to make the tup process less onerous to work with the regional district

[0:58:13] Voice 11: to allow um to allow the um uh operation of business licensing um and a number of other

[0:58:24] Voice 11: regulations we need to allow bed and breakfast to serve an evening meal as a way to have people

[0:58:30] Voice 11: having a house that they share with visitors there's a whole slew of things that we need to do

[0:58:37] Voice 11: and and we all of course stvrs aren't the only reason there aren't or we have housing issues

[0:58:43] Voice 11: but they are one of them and it is a real issue and i have seen its impact and i do believe that

[0:58:51] Voice 11: that we need to roll it back.

[0:58:53] Voice 11: And if we lack the tools to do otherwise,

[0:58:55] Voice 11: which I believe we do until we can get those tools,

[0:59:00] Voice 11: we need it to be not permitted, but grandfathered.

[0:59:03] Voice 11: Now, I was quite interested to hear recently

[0:59:06] Voice 11: that Gabriela, I am working on a,

[0:59:10] Voice 11: there'll be a conference in April

[0:59:11] Voice 11: and the organizers of the conference said

[0:59:13] Voice 11: that they would only recommend accommodation

[0:59:16] Voice 11: that was an approved or licensed short-term rental.

[0:59:22] Voice 11: Now, I need to find out more about how can that be, because my understanding is that

[0:59:26] Voice 11: we are the only island that was stupid enough to permit these as a permitted activity, and

[0:59:34] Voice 11: that we have seen the impact to be exactly what it was in the lack of enforcement environment.

[0:59:41] Voice 11: I have been following the impact of this sort of outcome, the Airbnb effect, which is not

[0:59:47] Voice 11: what airbnb was going to be in tourism around the world but in particular in whistler where

[0:59:53] Voice 11: the impact has been where tofino euclid these communities are all responding by role

[1:00:00] Voice 11: back the existence of STVR by putting in regulations and by limiting.

[1:00:05] Voice 11: Seashell recently announced that they will license 15, only 15.

[1:00:11] Voice 11: They think that's the number that they can handle.

[1:00:14] Voice 11: We need to get a grip on this.

[1:00:17] Voice 11: We need to do a whole bunch of other things.

[1:00:19] Voice 11: The only way to get a grip on it is leave the current operators who are compliant operating.

[1:00:26] Voice 11: cooperating, they will be able to continue, and we can then work with them to find a reasonable

[1:00:33] Voice 11: regulatory regime. But in the meantime, for the good of our island, we need to make change. So

[1:00:40] Voice 11: now you've got my full opinion on this one. I hope it's clear enough. And you also have a concern

[1:00:46] Voice 11: that I'm, I hope you're hearing my concern about the input that you've received on that poll,

[1:00:53] Voice 11: for instance being very unreliable my hope that as consultants you really will look in or provide

[1:01:00] Voice 11: more information or that the trustees will somehow obtain information about what's happening on the

[1:01:07] Voice 11: other gulf islands how do we if we were able to get the mrdt authority for a gulf island

[1:01:15] Voice 11: surely we can get our regional district to figure out how to permit business licensing here

[1:01:23] Voice 11: that seems like a pretty simple thing for rural communities to be able to do i'm sure it's

[1:01:29] Voice 11: something that fanny bay and royston would be as happy to have a power to issue business licenses

[1:01:35] Voice 11: as we are and so i think that there's many ways that we can work but in the meantime to

[1:01:42] Voice 11: to create a new potential use as that as a residential use, while STVRs are a permitted

[1:01:53] Voice 11: use to me is foolish in the extreme, and to not put an end to the pilot project, which

[1:02:02] Voice 11: unfortunately has been demonstrably abused. Thank you very much for your comments.

[1:02:08] Voice 18: comments um uh i think uh i saw trustee peterson's hand up as well before we go to

[1:02:16] Voice 18: joan harris did you want to say something trustee peterson yeah

[1:02:22] Voice 7: thank you uh that was a very uh

[1:02:25] Voice 7: impassioned and uh important uh speech but i'd just like to note that we're um we're getting

[1:02:30] Voice 7: short on time so i'd just like to ask speakers to be a little bit more succinct if possible thank you

[1:02:38] Planner Zupanec (probable): Joan Harris and then Robin Sidney-Smith.

[1:02:43] Planner Zupanec (probable): Can you hear me?

[1:02:44] Planner Zupanec (probable): Yes.

[1:02:45] Planner Zupanec (probable): Okay,

[1:02:47] Voice 33: good. First, I would like to respond to the letter that HI-SEAC prepared and presented

[1:02:54] Voice 33: at this meeting where they said that this STVR conversation is divisive. It is not divisive,

[1:03:05] Voice 33: in my opinion, and I think in many people's opinions, it is not divisive. I think it is

[1:03:11] Voice 33: very important. I think that it's useful to mention that the impact on subdivisions of STVRs

[1:03:21] Voice 33: is really significant in the summer, especially because although some of them are rented for a

[1:03:30] Voice 33: a week. Many of them are rented for less than a week. So there is a constant turnover. And as

[1:03:38] Voice 33: somebody else mentioned, people treat Hornby like a resort in a lot of these places. And they figure

[1:03:47] Voice 33: that I've heard people say many times, my kids can't make noise anywhere else. We can't make

[1:03:53] Voice 33: any noise anywhere else. This is where we can party and just let everything go. Well, that's

[1:04:00] Voice 33: great if you live on several acres but it doesn't quite work in subdivisions where the properties

[1:04:06] Voice 33: are a half acre or smaller so i have a suggestion and one thing that i think might really reduce

[1:04:22] Voice 33: the feeling that we are being invaded in the summer is to regulate the length of time that

[1:04:33] Voice 33: people can rent an stvr i know that in many in some communities the minimum rental period for

[1:04:43] Voice 33: an stvr is two weeks or a month and i think that would really help settle down the noise and party

[1:04:51] Voice 33: priority factor in the subdivisions, which are a significant percentage of the population

[1:05:00] Voice 33: on the island.

[1:05:02] Voice 33: I would also like to ask how we can actually enforce any of these STVR regulations because

[1:05:18] Voice 33: as I see it now, nothing is being enforced.

[1:05:21] Voice 33: So anything that's written as an amendment to a bylaw has absolutely no impact on people who don't feel obligated on a moral, ethical basis to follow the bylaws.

[1:05:43] Voice 33: My second suggestion would be that if we can't regulate the length of the STVRs, that owners

[1:05:53] Voice 33: must be present on the property, living on the property, when they are renting out their

[1:06:02] Voice 33: places for short-term rental because as others have noted, that really reduces the noise

[1:06:08] Voice 33: and activity impact and helps people stay within the permitted guidelines for that rental period.

[1:06:21] Voice 18: Thank you very much. Thank you. I would like to make a clarification. You do have bylaw enforcement.

[1:06:28] Voice 18: You do have a bylaw enforcement officer. And in fact, there are 11 investigations going on right

[1:06:35] Voice 18: right now. They take time. They have to be thoroughly done. And so I just wanted to say

[1:06:41] Voice 18: that there is a process and it does work. It just takes a little bit of time. So I think our next

[1:06:49] Voice 18: speaker is Robin. Robin and then Sarah Cox.

[1:06:55] Voice 24: Thank you very much, Patricia. And hopefully you can

[1:06:58] Voice 24: hear me. Yep. Yeah. Yeah. Appreciate all the comments. Very, very informative. Interesting

[1:07:05] Voice 24: interesting to hear all the different perspectives. I'll keep my comments brief. Short-term vacation

[1:07:11] Voice 24: rentals enabled me and my family to start visiting Hornby about almost 23, 24 years

[1:07:18] Voice 24: ago and we have been coming back every year since then. In 2010, we were eventually able

[1:07:26] Voice 24: to buy our own place and we never really thought of short-term renting it out, but that was

[1:07:35] Voice 24: an option at the time when we bought, and that was helpful to help offset some of the costs.

[1:07:42] Voice 24: Although, as I think it was Stan who mentioned, we never make any money. We declare it, we lose,

[1:07:49] Voice 24: but it does help offset a few things. Were we not to be able to do a short-term vacation rental,

[1:08:02] Voice 24: we would not rent out our place on any kind of long-term basis because we come up all year round

[1:08:08] Voice 24: and eventually we would hope to retire up here. So I just hear a lot of anecdotal comments on

[1:08:18] Voice 24: sort of negative examples. I just wanted to counter that with a different perspective.

[1:08:26] Voice 24: We have a rain collection system, so we don't impact the aquifer and we have a six-chamber

[1:08:32] Voice 24: or septic system. So those are just one example. Anyway, thank you very much. I appreciate the

[1:08:41] Voice 24: opportunity to speak. Thank you.

[1:08:44] Planner Zupanec (probable): Sarah and then Devine. Hi.

[1:08:49] Voice 3: Thank you for everyone who's

[1:08:51] Voice 3: contributed so far and for moderating the meeting. I do support the letter that Karen read and thank

[1:09:00] Voice 3: Thank you for that. And I do really appreciate the distinction between short-term rentals and

[1:09:05] Voice 3: the need for long-term housing. My family's been on Hornby for almost 50 years and that we've owned

[1:09:11] Voice 3: land and been on Hornby for almost 50 years. And I've been going to Islands Trust meetings about

[1:09:16] Voice 3: short-term rentals for the better part of the last 20 years. I think, unfortunately, we're always

[1:09:22] Voice 3: going to run into use enforcement issues of some kind. I understand that Galleon and Sandpiper

[1:09:29] Voice 3: or want seasonal use.

[1:09:31] Voice 3: There are supposed to be cabins

[1:09:33] Voice 3: that people use in the summers

[1:09:34] Voice 3: and not live there year round.

[1:09:35] Voice 3: And of course that changed

[1:09:37] Voice 3: and we have density issues.

[1:09:38] Voice 3: And so things change and things are hard.

[1:09:41] Voice 3: And I'm certainly not here to contest

[1:09:42] Voice 3: that there are issues.

[1:09:45] Voice 3: People who are doing shots on rooftops,

[1:09:47] Voice 3: it makes me weak in the stomach.

[1:09:50] Voice 3: It's not, that's not fair to neighbors at all.

[1:09:54] Voice 3: The Tribune Bay campsite

[1:09:56] Voice 3: is something that I'm all too familiar with

[1:09:58] Voice 3: in uh the thousands of people that they bring in and even now that it's owned by parks um still the

[1:10:06] Voice 3: the partying and the late nights and the fires on the beach um there are a lot of ways that hornby

[1:10:11] Voice 3: unfortunately use is used by people who've come to visit that aren't okay i think they do come in

[1:10:16] Voice 3: larger numbers to the campsites that's where a lot of the density comes um but i just hope that

[1:10:22] Voice 3: is not overlooked that short-term rentals do help some owners keep their properties

[1:10:27] Voice 3: for the long-term and for generations. And it helps them in part, if not significantly,

[1:10:34] Voice 3: because of the rising property taxes, which I think a lot of people have experienced. Elaine

[1:10:39] Voice 3: mentioned 48% increase in her property value last year. I think a lot of people saw 30 to 40%

[1:10:47] Voice 3: increase in property value through BC assessments process. And I think that's something that I would

[1:10:55] Voice 3: encourage folks to pay attention to. You can always call BC assessment. You can always contact

[1:11:01] Voice 3: them if you have any questions. They give you a very short window to make an appeal, but you can

[1:11:05] Voice 3: always put that very easy application in to remove it later. Often they'll just over the phone, go

[1:11:10] Voice 3: ahead and reduce your property value. So people who are interested in the long-term affordability

[1:11:15] Voice 3: of Hornby and because once that property value goes up by 30 or 40 percent that's your basis

[1:11:20] Voice 3: for the next year it doesn't it's not gonna it's gonna it's important to really just know that you

[1:11:26] Voice 3: can call because I didn't and it's impacted us so I just like to say that for folks who need

[1:11:32] Voice 3: income from short-term rentals and for folks who support the long-term housing solutions on Hornby

[1:11:38] Voice 3: what I am of both of those camps just please keep in mind that there are other forces that are

[1:11:44] Voice 3: are making hornby unaffordable as well and so i encourage you to take a look at bcs specimen just

[1:11:51] Voice 3: notice that every year i think you know last day in january is the last day to contest things

[1:11:56] Voice 3: and i also you know encourage folks to think about precedents you know systems are developed

[1:12:01] Voice 3: to regulate and register things like wells on individual properties that might have rentals

[1:12:07] Voice 3: those same systems of registration could eventually be required for anybody's property because the

[1:12:13] Voice 3: systems will have been developed and the, you know, ability to regulate them will be there. So

[1:12:19] Voice 3: it's worth just thinking about, you know, what do we want? And I think it was Ruth who said earlier,

[1:12:24] Voice 3: you know, if we've spent as much energy on the long-term housing solution as we did short-term

[1:12:29] Voice 3: rentals, that could be very useful. Like I said, you know, I've been doing this for 20 years and

[1:12:35] Voice 3: that's pretty much half of my lifetime. So I think we do need to think about short-term or excuse me,

[1:12:42] Voice 3: the long-term the long-term housing solutions and see where it's effective and important to

[1:12:49] Voice 3: separate the two

[1:12:51] Planner Zupanec (probable): thank

[1:12:54] Voice 27: you we

[1:12:57] Planner Zupanec (probable): have devine burton next and then patricia there are a number of

[1:13:02] Planner Zupanec (probable): questions in the chat as well so if you have a sense of um if you want to make sure that we

[1:13:08] Planner Zupanec (probable): address some of those as well or stick with the verbal portion it's up to you

[1:13:15] Voice 18: we can after after

[1:13:16] Voice 18: devine we can switch to uh to the chat um i can't necessarily i'd have to go right to the beginning

[1:13:24] Voice 18: and start but uh we can do that so let's uh devine if you would like to make your comments and then

[1:13:29] Voice 18: we'll take a look at the chat hi

[1:13:31] Voice 27: everyone um just can you hear me yes okay thanks so my partner and

[1:13:53] Voice 18: Sorry, we heard you

[1:13:55] Voice 18: and now it's breaking up again.

[1:13:58] Voice 18: Okay, is this better?

[1:13:59] Voice 18: Yes.

[1:14:00] Voice 27: Okay, I'm fighting a sore throat as well. So my apologies.

[1:14:04] Voice 21: Just went funny again.

[1:14:43] Trustee Allen (probable): I can't hear a word this

[1:14:45] Voice 18: woman has said through the chair I'm really sorry Davina

[1:14:48] Voice 18: when you ask us if you we can hear you you clearly but then when you start to talk we

[1:14:53] Voice 18: can't hear anything I don't understand why that is are you are you on a phone or a laptop or

[1:15:02] Voice 18: I'm on my phone.

[1:15:04] Voice 18: We can hear you now.

[1:15:06] Voice 27: Okay, I'm not going to move from this spot.

[1:15:09] Voice 27: Okay.

[1:15:10] Voice 27: Okay.

[1:15:11] Voice 27: A short point.

[1:15:12] Voice 27: Like, many short-term rentals, I don't think it's an effective way of approaching this issue.

[1:15:20] Voice 27: Owners are not going to rent their properties year-round because we want to be able to visit Hornby with friends and family year-round and having a long-term tenant if somebody doesn't allow them.

[1:15:30] Voice 27: I think the focus probably should be on lobbying the government to allow a nine-month rental period, because that would allow the Hornbyites to have winter housing.

[1:15:41] Voice 27: So a really hard time for Hornby people, is my understanding, during the winter months.

[1:15:46] Voice 27: So if you have a nine-month rental period, then that addresses the housing issue.

[1:15:50] Voice 27: If they have trailers, we're doing this for our tenants, he can park his trailer on the property.

[1:15:56] Voice 27: so he has stable, consistent housing year-round.

[1:16:01] Voice 27: I think the focus needs to be stop denigrating people

[1:16:04] Voice 27: who house short-term rental properties

[1:16:06] Voice 27: and really focus on a solution

[1:16:08] Voice 27: because I've not heard a lot of facts from the chat.

[1:16:18] Voice 18: It's not the province that sets a 12-month period for rental.

[1:16:22] Voice 18: In fact, basically anything over 30 days can be considered long-term.

[1:16:26] Voice 18: term. The issue with a nine month lease for somebody is where do they live when they are

[1:16:36] Voice 18: evicted? And parking a trailer on the property causes other issues of additional dwelling units,

[1:16:45] Voice 18: water and sewer capacity. And so I hear what you're saying. I hear what you're saying is that

[1:16:51] Voice 18: we need to look at some other options i'm i'm not quite sure that that that you know we'll we'll

[1:16:57] Voice 18: take we'll take a look at that but i'm not quite sure that's the solution but um

[1:17:02] Voice 27: even the short

[1:17:04] Voice 27: term solution until we figure out what to do i think yeah we've been to that and i think the

[1:17:11] Voice 27: need is there for something to be done today i'm not like three years down the road for what i'm

[1:17:15] Voice 27: here.

[1:17:17] Voice 18: Right. It's the short term. It's still the water and sewer. But we'll add that to the list

[1:17:25] Voice 18: of things to take a look at. Trustee Allen, you had your hand up.

[1:17:31] Trustee Allen (probable): Yeah, thank you. I'm having

[1:17:32] Trustee Allen (probable): really concerns with where this is all going. We had requested this to be on STVRs, not housing.

[1:17:39] Trustee Allen (probable): And I, from the get-go, have not wanted housing and STVRs to be together because they are separate.

[1:17:46] Trustee Allen (probable): and it's unfortunate we spend a lot of time on this it's we're getting to the end of this period

[1:17:52] Trustee Allen (probable): and I'm I just have concerns as a whole process because it's about STVRs it's not housing and

[1:18:00] Trustee Allen (probable): it's being derailed right now and that's all I'm going to say.

[1:18:10] Voice 18: Then we'll go to the questions in

[1:18:11] Voice 18: the chat did the consultants read the following report short-term action for parental yes we have

[1:18:19] Voice 18: that report um like there's not my computer not scrolling very well um let me see what we can

[1:18:28] Voice 18: we had that report we looked at that report we dealt with um would new adus if approved be

[1:18:39] Voice 18: restricted to long-term rentals i would say yes but we won't go into that any further based on

[1:18:45] Voice 18: on Trustee Allen's comment.

[1:18:49] Voice 18: Okay, thank you.

[1:18:51] Voice 18: We simply put in the case and you confirm option one,

[1:18:58] Voice 18: there's no way the community

[1:18:59] Voice 18: to limit the total number of vacation rentals.

[1:19:02] Voice 18: If a short-term vacation rental is a permitted use,

[1:19:06] Voice 18: it makes it much more difficult to limit the number

[1:19:10] Voice 18: of how many short-term vacation rentals there are.

[1:19:12] Voice 18: If they are approved through a temporary use permit,

[1:19:17] Voice 18: it, obviously it's a lot easier to control the number. STVRs and long-term rental are both ways

[1:19:31] Voice 18: to supplement mortgage payments, I suppose. I think you may have made a mistake in

[1:19:39] Voice 18: interpretation of the Tenancy Act. You may evict your renters if you intend to use the property

[1:19:45] Voice 18: for family. Yes. No, I don't think I misinterpreted that. But the TP process, you're tied up with

[1:19:51] Voice 18: with checks on infrastructure?

[1:19:52] Voice 18: Absolutely, if there was a temporary use permit process,

[1:19:55] Voice 18: it would absolutely have guidelines and requirements

[1:19:59] Voice 18: that any application would have to follow.

[1:20:02] Voice 18: Trustee Scott, did you have a question?

[1:20:05] Voice 22: Well, I want to, someone, Christina Laughlin

[1:20:08] Voice 22: tried to phone in and for some reason couldn't get through.

[1:20:12] Voice 22: So is there a reason why?

[1:20:17] Voice 22: Can she get in now?

[1:20:19] Voice 22: She says she's very much like to speak.

[1:20:23] Planner Zupanec (probable): we have a number of people still in the queue who would wish to speak um i don't see a phone number

[1:20:31] Planner Zupanec (probable): participant i uh unless it's i do see one phone number are

[1:20:37] Voice 22: the other are the other people going

[1:20:39] Voice 22: to get a chance to speak we have less

[1:20:42] Planner Zupanec (probable): than 15 minutes left in the meeting so we are trying

[1:20:44] Planner Zupanec (probable): to prioritize the questions in the chat as well as the speakers which have had about 40 minutes

[1:20:50] Planner Zupanec (probable): it's so however you would like to proceed how

[1:20:54] Voice 22: many people are there left to speak we have 10

[1:20:58] Planner Zupanec (probable): raised hands and a number of unanswered questions in the chat well

[1:21:03] Voice 22: i i very much would like people

[1:21:05] Voice 22: to have a chance to speak i think that's the most important part of this meeting um so i think

[1:21:12] Voice 22: patricia if they could speak for one minute that'll take 10 minutes out of this thing and

[1:21:17] Voice 22: people have to be really disciplined. And I mean, where did six o'clock come from? Is that carved in

[1:21:22] Voice 22: stone?

[1:21:23] Planner Zupanec (probable): Yes, it is. Why?

[1:21:26] Planner Zupanec (probable): That's the limit to the meeting today.

[1:21:29] Voice 21: Time's up. Okay.

[1:21:34] Planner Zupanec (probable): So Christine

[1:21:35] Planner Zupanec (probable): Laughlin, I have you next. And then we have one minute, please.

[1:21:42] Voice 8: Okay, I'm going to be very speedy.

[1:21:44] Voice 8: I know this is being recorded. I want to say that the poll did not function. And so in terms of

[1:21:48] Voice 8: inclusion. I hope you will rethink that because I was unable to take part in the poll and clearly

[1:21:53] Voice 8: my hand being raised for the last 1.5 hours was not visible. I want to thank you all for making

[1:21:57] Voice 8: time for this and I want to speak to some of the points that have been raised. I think enabling

[1:22:03] Voice 8: vacation homes is not a path to environmental or economic sustainability. I know I only have one

[1:22:07] Voice 8: minute so I'll be really fast. Any form of self-regulation at the moment is not working.

[1:22:12] Voice 8: I was born on Hornby 50 years ago. I've seen the disastrous effects on the ecology and the culture

[1:22:17] Voice 8: of the island. So why are we carrying on? And why are we considering even enabling more? I don't

[1:22:21] Voice 8: understand. I do want to point out that many of the speaking are part of the problem in terms of

[1:22:27] Voice 8: doing vacation rentals. When I googled this morning, I found three of the top highest priced

[1:22:33] Voice 8: places in the Comox Valley were Hornby places, and two of those for vacation rentals, including

[1:22:39] Voice 8: one from somebody who was speaking today, and where they have multiple vacation rentals. So I'm

[1:22:44] Voice 8: I'm not trying to be divisive here, but I'm trying to be honest about the fact that this is devastating the island.

[1:22:49] Voice 8: Hornby is being sold to the highest bidder.

[1:22:51] Voice 8: People are now buying second or third homes on Hornby.

[1:22:54] Voice 8: We saw this very recently with our dearly beloved friend John, who sold his land, immediately snaffled up that somebody was buying their second vacation rental.

[1:23:02] Voice 8: So think about this.

[1:23:04] Voice 8: We're becoming an island community of caretakers for summer rentals and cleaners of off-island homes.

[1:23:08] Voice 8: I can afford to do that.

[1:23:10] Voice 8: I can come to Hornby and rent because I have a high-paying job in the city.

[1:23:12] Voice 8: all of those folks like my younger brother my older brother my nephew my niece my nephew's

[1:23:18] Voice 8: partner are never going to be able to afford a home on Hornby and it is deeply tied to vacation

[1:23:24] Voice 8: rentals I'm seeing families trying to live on a farm sustainably using regenerative farming and

[1:23:29] Voice 8: they're having to live in a 300 foot caravan because that's the only place they can live

[1:23:33] Voice 8: this has got to stop so if the Islands Trust is here to preserve and protect I would just

[1:23:38] Voice 8: just really advocate that this be, other voices be heard.

[1:23:43] Voice 8: Histra and High Seek, I don't see as necessarily representing all voices of the island.

[1:23:48] Voice 8: And so I would really call on the trust.

[1:23:50] Voice 8: I came to this meeting because I thought we were going to hear some solutions that would

[1:23:55] Voice 8: give some options.

[1:23:56] Voice 8: And what I heard was the opportunity only for High Seek to speak officially.

[1:24:00] Voice 8: And then I heard a lot of voices that are not being heard now.

[1:24:03] Voice 8: And so I just, I'm so appreciative of all the trust does.

[1:24:06] Voice 8: I know that we tend to hear these noisy voices after things have been decided, so it's really

[1:24:11] Voice 8: important that this be carried out with care. For the longevity and sustainability, you know,

[1:24:16] Voice 8: ecologically and culturally on Hornby, I see just devastating effects from this, and I would really

[1:24:21] Voice 8: invite others to that. Thank you so much. Thank you.

[1:24:29] Planner Zupanec (probable): Okay, next we have Jan Kennedy.

[1:24:36] Voice 25: Thank you. I really appreciate this meeting. I appreciate being able to speak.

[1:24:40] Voice 25: unique. I'm a 43-year resident. I spent the first 10 years working in restaurants here,

[1:24:47] Voice 25: then I bought a cafe and I ran that for 27 years. So I have experience of the tourist and visitor

[1:24:55] Voice 25: industry and how important it is on Hornby. However, I have always embraced the island's

[1:25:02] Voice 25: trust, preserve and protect. I want to see our island stay as a rural place. I want to see it

[1:25:10] Voice 25: have a diversified community and i think we need to um i i'm loathe to say it but i i really do

[1:25:20] Voice 25: want to see a capping of the short-term vacation rentals um and part of that is because care

[1:25:27] Voice 25: care of our environment in these times of the climate emergency is really important

[1:25:34] Voice 25: I would like to see, because the existing short-term vacation rentals, and based on ones that have been advertised on HiSeek's tourist page, HornbyYarn.com, we have between 80 and maybe 120 short-term vacation rentals here.

[1:25:54] Voice 25: I think that's more than enough. All those ones that are in place, as I understand it from you, Patricia, is that they will stay. And so I do have to say that with your presentation and with the third option of no new STVRs, I think saying something like provide no socioeconomic benefit to the community is really inflammatory.

[1:26:19] Voice 25: inflammatory. That's not the case. Of course, they provide a social economic benefit to the

[1:26:25] Voice 25: community. It's just how much can our environment stand. And so I would like to see changes that

[1:26:33] Voice 25: affect all of those. I would like to see changes around proven septic as it is to be proven septic

[1:26:40] Voice 25: in as I understand a one, it should be proven septic for every short term vacation rental on

[1:26:46] Voice 25: on the island. I believe also that water should have to come on site, no truck in water. So

[1:26:56] Voice 25: rainwater collection and wells, the well that is on the property. I mean that the rental terms,

[1:27:05] Voice 25: the owner present, those are all important as well. And in terms of, sorry Alex, but in terms of

[1:27:15] Voice 25: of the effect of short-term vacation rentals on affordable housing. As I say, I've been here a

[1:27:22] Voice 25: long time. I've been here since these short-term vacation rentals came in. And it's ludicrous to

[1:27:29] Voice 25: imagine that they're not affecting housing. They haven't affected housing. The current approach

[1:27:34] Voice 25: is I heard of a young man, grew up here, hard worker. He's really needed here. He's managed

[1:27:40] Voice 25: to find a year-round property or year-round rental it is a small one looks like a trailer

[1:27:48] Voice 25: has an outdoor outhouse has an outdoor shower and so he gets I don't know what he pays

[1:27:56] Voice 25: through the year but for six weeks the condition of his year-round rental is that for the six-week

[1:28:03] Voice 25: period in the summer he gets to pay a thousand dollars a week now that didn't come anywhere

[1:28:09] Voice 25: anywhere but from short-term vacation rentals. So, I think I'll just leave it there. Thank you

[1:28:14] Voice 25: so much for hearing me. Thank you.

[1:28:21] Planner Zupanec (probable): There are still a few other speakers, and there are still

[1:28:24] Planner Zupanec (probable): some questions in the chat. Which would you prefer to take in the last five minutes?

[1:28:30] Voice 18: I think the

[1:28:31] Voice 18: trustees would like to hear the speakers.

[1:28:33] Planner Zupanec (probable): Thank you. Okay, so next we have Ian Bulan, if I've

[1:28:43] Planner Zupanec (probable): pronounced that correctly, and Rob McCreary at this time.

[1:28:49] Voice 1: Hi, thank you. It's Ian Bullen. And

[1:28:51] Voice 1: those of you who've been on Hornby a long time might remember my mother, Bev Bullen,

[1:28:56] Voice 1: who's in mid-90s now in long-term care. So I'll try and be brief. I thank you,

[1:29:03] Voice 1: Patricia and Sharon and the trustees. It's most, you know, listening to all the impassioned

[1:29:08] Voice 1: viewpoints um and we're trying to be balanced here it's it's a difficult task um my parents

[1:29:16] Voice 1: bought there in 69 and cal witt built our house in 73 on hornby and i've been coming there and

[1:29:23] Voice 1: has my as has my wife with uh the ingles family um since we were children and we just adore it

[1:29:30] Voice 1: I would like to say off the top that my opinion is to maintain short-term vacation rentals

[1:29:39] Voice 1: as they are and I'd like to highlight the generational transition aspect of that.

[1:29:44] Voice 1: My mother who was there for 40 years is living there continuously. She rented out at times to

[1:29:51] Voice 1: help pay for things. We have recently purchased her home on Hornby which is now our

[1:29:59] Voice 1: our

[1:29:59] Voice 1: our

[1:30:00] Voice 1: place there. For the next decade, we'll be paying astounding amounts per week to own that. And the

[1:30:05] Voice 1: only way to help that really is to take a few weeks in the summer to rent that out. And that's

[1:30:10] Voice 1: really important to us. And we hope that for our children, that will be able to be done too. And

[1:30:16] Voice 1: you know, our parents and Hornby Islanders in their foresight, you know, put the land use bylaws

[1:30:23] Voice 1: is into effect a decade or so ago and and i also sympathize with the egregious misuse of short-term

[1:30:31] Voice 1: vacation rentals not as permitted and envisioned and i i feel your outrage and i would share that

[1:30:37] Voice 1: and we do need to to deal with that in a proper way and i also want to put a shout out to elaine

[1:30:44] Voice 1: my heart goes out to you when i hear what you say because we all love this island um i would

[1:30:51] Voice 1: also like to comment that the um valid the the impromptu polls are are a way you know the people

[1:30:59] Voice 1: do the best they can and people who believe in the democratic process are here and are having

[1:31:04] Voice 1: their say and i think i heard the figure at least 80 of people had responded to to the poll and you

[1:31:11] Voice 1: know that's not a given but you know one is doing their best to try and see which way the wind is

[1:31:16] Voice 1: blowing um i i would like to finally end with highlighting the fact that it's absolutely the

[1:31:24] Voice 1: linkage and i understand your frustration about always coming back to housing but people link

[1:31:28] Voice 1: short-term vacation rentals to affordable housing there's absolutely no way that a one or two

[1:31:35] Voice 1: million dollar property on whaling station bay is going to first ever be rented out by folks who

[1:31:42] Voice 1: who are using it as coming up there as much as they can or working their butts off in a big city

[1:31:46] Voice 1: to try and try and afford it um but you know it's just it's not going to be quote-unquote affordable

[1:31:54] Voice 1: in any case uh and so we would always be up here trying to come up here as many times as we could

[1:31:59] Voice 1: and not putting it into the rental market which would not be quote-unquote affordable so i think

[1:32:05] Voice 1: that is the summary of the points that I have. And yeah, I totally support, you know,

[1:32:13] Voice 1: dealing with egregious misuse of STVRs and keeping them contained as envisioned.

[1:32:18] Voice 1: And I think that I should stop there. Thank you.

[1:32:22] Planner Zupanec (probable): Thank you. Rob McCreary will be the last speaker.

[1:32:27] Voice 30: Hello. I just want to reinforce the point that STVRs have much more impact than on housing alone.

[1:32:36] Voice 30: important though that issue is. Hornby Island is a very finite landmass and with limited

[1:32:44] Voice 30: infrastructure and limited capacity for water and septic. As any resident knows, summer tourism is

[1:32:53] Voice 30: becoming overwhelming here. We simply cannot afford to have STVRs continue to increase in

[1:33:01] Voice 30: number with the current weak regulations. Right now, we don't even know how many there are and

[1:33:08] Voice 30: where they are. I personally support the existence of STVRs, but they need to be capped and they need

[1:33:17] Voice 30: a much stronger regulatory framework. And as for the poll that came up earlier in the meeting,

[1:33:26] Voice 30: I just want to remind people that although leaving the current regiment in place received

[1:33:33] Voice 30: the highest percentage of any single choice,

[1:33:36] Voice 30: it was still the minority of responses.

[1:33:39] Voice 30: And the majority of responses were in favor

[1:33:43] Voice 30: of changing the regulations.

[1:33:47] Voice 30: Thank you.

[1:33:47] Voice 30: Thank you.

[1:33:55] Voice 18: I have 5.59 on my clock.

[1:33:59] Voice 18: I defer to the trustees.

[1:34:08] Voice 18: Mr. Chairman.

[1:34:10] Voice 20: Thank you, Patricia.

[1:34:12] Voice 20: Patricia, I'm going to go with Trustee Scott.

[1:34:18] Voice 20: Yes.

[1:34:21] Voice 21: Can't hear you, sir.

[1:34:23] Voice 21: I'm sorry.

[1:34:24] Voice 21: Can you hear me now?

[1:34:25] Voice 21: That's better.

[1:34:26] Voice 21: Thank you.

[1:34:27] Voice 21: I just want to point out,

[1:34:28] Voice 22: Patricia, that that's good work.

[1:34:32] Voice 22: You certainly heard a lot of different opinions, which is very good.

[1:34:36] Voice 22: I just want to point out that the Trust Council meetings go on over three days.

[1:34:40] Voice 22: This is limited to two hours.

[1:34:42] Voice 22: and there's still people there that wanted to speak

[1:34:45] Voice 22: and I think we have to have these meetings

[1:34:49] Voice 22: so that they can go on long enough

[1:34:50] Voice 22: to give everybody an opportunity to speak.

[1:34:53] Voice 22: We don't have these meetings often enough

[1:34:56] Voice 22: to let people speak

[1:34:58] Voice 22: and it goes on at the local trust committee,

[1:35:02] Voice 22: it goes on here.

[1:35:03] Voice 22: So I just want to leave it there, Sonia,

[1:35:07] Voice 22: that I think limiting it this way

[1:35:09] Voice 22: way. And Renee, particularly you as in your position, and also, Tim, if you could bring

[1:35:18] Voice 22: that up. Let's bring it up on our next LTC

[1:35:22] Voice 21: meeting. Okay, I'll stop there. Thank you.

[1:35:26] Voice 21: Thank you, Trustee Allen. Yeah, and based on

[1:35:30] Trustee Allen (probable): the comments in the chats,

[1:35:31] Trustee Allen (probable): perhaps we could have had a little time frame for each comment. But you know, they're impassioned

[1:35:38] Trustee Allen (probable): and some some speakers you just want to hear more and uh yeah it's that's that's why we asked for

[1:35:46] Trustee Allen (probable): this meeting was to just be on vacation rentals because the fact it is a huge conversation and uh

[1:35:53] Trustee Allen (probable): very impassioned people and different sides and i just want to just say that it's not black and

[1:36:00] Trustee Allen (probable): white there's lots of gray out there and uh yeah so i'm not sure where to go it's a we're just

[1:36:07] Trustee Allen (probable): beginning this journey frankly thank

[1:36:13] Voice 7: you for that um any closing comments from uh from the

[1:36:19] Voice 7: consultants at all

[1:36:21] Voice 18: um thank you we will uh take i know that sharon and i have been writing copious

[1:36:28] Voice 18: notes uh we will get hopefully we'll be able to get all of the comments that were written

[1:36:33] Voice 18: we can get a transcript of that as well we can always go back and review uh this recording if

[1:36:39] Voice 18: If we felt we missed something, it has added to all of the other information that we have received to date.

[1:36:50] Voice 18: And we will be, as I said, making a summary report that will be sent to the local trust committee.

[1:36:57] Voice 18: And then if you determine that you need to do more engagement, then that is the decision that you will make.

[1:37:05] Voice 18: So our contract basically ends when we provide this summary report to you on the four topics that we were hired to review.

[1:37:19] Voice 7: Okay, thank you for that. And I'm cognizant we're over our time and staff has indicated that we're going to have to close fairly quickly here.

[1:37:30] Voice 7: I'd just like to take a moment before we adjourn, though, and encourage anyone who did not get a chance to speak to please contact your local trust committee, whether it's that you can contact the entire local trust committee as a whole, individual trustees, whatever you feel most comfortable with.

[1:37:49] Voice 7: And this is, of course, not the final opportunity to speak on this issue at this point.

[1:37:59] Voice 7: But I want to thank everyone for coming and participating today.

[1:38:02] Voice 7: It was a really good turnout and we'll be speaking and hearing from you more on this in the future.

[1:38:09] Voice 7: sure and uh I'm afraid that uh uh due to the time constraints we're gonna we're gonna I'm gonna be

[1:38:17] Voice 7: looking for an adjournment here uh quite quite quickly anything further from trustees before we

[1:38:26] Voice 7: adjourn uh

[1:38:29] Trustee Allen (probable): just setting yeah encourage yeah the time constraints was unfortunate and so all those

[1:38:34] Trustee Allen (probable): as you said uh who didn't get a chance to speak up contact grant and I or or Pat and uh Sharon

[1:38:42] Trustee Allen (probable): and and uh we'll go from there and i guess at the end of uh the meeting on our ltc meeting in march

[1:38:49] Trustee Allen (probable): um we'll hear we'll have to get that report from consultants i assume go from there

[1:38:55] Trustee Allen (probable): there's

[1:38:58] Voice 23: definitely more opportunities for people to have their input this is far from over right

[1:39:04] Voice 23: alex yeah thank you yeah

[1:39:08] Voice 7: great well then uh in closing i'd just like to thank everyone one more

[1:39:13] Voice 7: more time for attending and being part of this.

[1:39:16] Voice 7: And I'm going to adjourn the meeting

[1:39:19] Voice 7: with respect for staff limitations here.

[1:39:22] Voice 7: Thank you very much.

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Special Community Information Meeting Minutes 
February 27, 2023 ADOPTED
 1 
 
Hornby Island Local Trust Committee 
Minutes of Special Meeting to Hold a  
Community Information Meeting 
 
Date: 
Location: 
February 27, 2023 
Electronic 
 
Members Present: Timothy Peterson, Chair 
 Alex Allen, Local Trustee 
 Grant Scott, Local Trustee 
  
Staff Present: Sonya Zupanec, Island Planner and Meeting Host 
 Renée Jamurat, Regional Planning Manager 
 Katherine Vogt, Recorder 
  
Others Present Patricia Maloney, Planner/Consultant 
 Sharon Horsburgh, Planner/Consultant 
 Approximately One Hundred Sixteen (116) members of the public 
 
1. CALL TO ORDER 
Chair Peterson called the meeting to order at 4:04 pm. He noted that the Community 
Information Meeting was focusing on the topic of Short Term Vacation Rentals. He 
acknowledged that the meeting was being held in territory of the Coast Salish First Nation and 
welcomed Trustees, Staff, Consultants, and Members of the Public.  
2. OFFICIAL COMMUNITY PLAN AMENDMENT REVIEW PROJECT-SHORT TERM VACATION 
RENTALS 
2.1 Presentation by Patricia Maloney, Planning Consultant 
Consultant Maloney presented by PowerPoint a summary of recent engagement 
activities; and offered three options for future managing of Short Term Vacation Rentals 
(STVRs): 
 Option 1: No change to the current bylaws: STVRs remain permitted in R1, R2, R4, 
and A1 and are Bylaw Enforced in unpermitted zones. 
 Option 2: Comprehensive Change: remove STVRs in all zones; existing STVRs to 
become legal non-conforming; allow new STVRs through Temporary Use Permits 
(TUPs); allow existing illegal STVRs one year to apply for TUP before bylaw 
enforcement; allow TUPs on 3-year terms with one renewal and possibility for spot 
zoning if there are no complaints; allow one Additional Dwelling Unit (ADU) on every 
residential property. 
 Option 3: Changes so that there are no new STVRs: remove STVRs as permitted uses 
in all zones and enforce bylaws to remove illegal STVRs. 

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Consultant Maloney noted the following: 
 The current number of STVRs on Hornby is unknown. 
 Numbers of guests in an STVR cannot be controlled. The Vancouver Island Health 
Authority (VIHA) controls septic and water capacity issues through numbers of 
bedrooms. 
 Islands Trust cannot issue business licenses and the Regional District (RD) has 
indicated unwillingness to do so. 
 Current bylaws allow only 1 STVR per property. 
 There is no clear proof that STVRs take long-term rentals off the market.  
 STVRs avoid engagement with the Provincial Landlord and Tenant Act. 
 ADUs may be attached to, inside of, or detached from the primary home. 
 STVRs and Bed and Breakfasts are considered residential, not commercial, under the 
Provincial Water Act. 
 
Planner Zupanec clarified that past reviews of the Hornby Official Community Plan (OCP) 
occurred in 2010 and 2017. The OCP Bylaw Amendment Table outlines the dates of the 
adoptions of OCP amendments.  
Consultant Maloney noted that most municipalities allow STVRs in some form and many 
municipalities allow ADUs. The use of TUPs is applied on Gabriola and Salt Spring 
Islands, whereas in other jurisdictions STVRs and ADUs are zoned in and approved. 
Vancouver Island is a very popular place to have STVRs. 
Planner Zupanec launched an electronic ‘Overview of Options Poll’ which asked meeting 
attendants to choose just one of the three consultants’ options or ‘none of the above;’ 
and then asked for those who chose ‘none of the above’ what their preferred method of 
engagement was for LTC future review of other options: email or phone Trustees or 
speak at the next LTC meeting.  
Planner Zupanec noted that the poll showed the following: 
 an 85% participation rate 
 49% in favor of ‘No change to the current OCP policies and Land Use Bylaw (LUB) 
regulations.’ 
 21% in favor of ‘Require a TUP for any NEW short term vacation rentals as a 
permitted use and enforce any NEW STVRs (existing ones could continue as legal 
non-conforming).’ 
 18% in favor of ‘Remove short term vacation rentals as a permitted use and enforce 
any NEW STVRs (existing ones could continue as legal non-conforming).’ 
 12% in favor of ‘None of the above, need a different approach!’ 
 47% of the ‘none of the above’ choosers would directly contact the LTC. 
 23% of the ‘none of the above’ choosers requesting an additional community 
information meeting. 
 
Consultant Maloney noted that consultants would consider all further public input and 
prepare a recommendations report on the four topic areas: Indigenous Communication, 
Riparian Areas, Affordable Housing, and Short Term Vacation Rentals for the LTC for 
March 2023. She invited members of the public who may be uncomfortable speaking in 

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Special Community Information Meeting Minutes 
February 27, 2023 ADOPTED
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the forum to go to chat and send their comments directly to the host where they will be 
kept private for later review. 
2.2 Question and Answer Session 
Members of the public noted or asked the following: 
 Aquifers being depleted in high STVR neighbourhoods. 
 Request that Consultants review limits to STVRs on other islands. 
 Why are ADUs not included in option 2 and 3? 
o Consultant Maloney responded that this option could be added to any 
option and was a significant future discussion issue. 
 How much influence and weight have Hornby Island Economic Enhancement 
Corporation (HICEEC) and Hornby Island Short Term Rentals Association (HISTRA) 
been given in terms of final decisions on what to do? 
o Consultant Maloney responded that written submissions from HISTRA, 
several residents and the APC have been received. HISTRA had many 
people speak at the October 6, 2022 meeting, but this is the extent of their 
organized response. 
o The member of the public responded that he gets a different sense than 
the consultant’s perspective. 
 Chat is presently disabled; it needs to be fixed. 
 How successful has the pillow tax been and how is it enforced? 
o Consultant Maloney noted that she did not believe that the Gulf Islands 
permitted various tourism and speculation tax options that occur in other 
municipalities. 
o A Trustee asked if Karen Ross could address the pillow tax question. 
o Speaking as a representative of HICEEC which had been put on the speakers 
list, Karen Ross read from a prepared letter from the board of HICEEC, 
noting the following: 
 At their February 21, 2023 APC meeting, the APC shared that their 
primary intention in removing STVRs as a legal use in the OCP and LUB 
was to support the creation of long-term rental housing, not eliminating 
or curtailing STVR’s. HICEEC appreciates this clarification and supports 
both STVRs and long-term affordable housing; but believes that STVRs 
are being unjustifiably targeted for the lack of affordable housing. Most 
Current STVR operators are local community members, not investors, so 
their shutdown would not likely increase affordable housing.  
 The Provincial Residential Tenancy Act, amended in May of 2018 to 
preclude fixed term contract rentals, effectively ended the historic 
Hornby practice of part-time summer residents renting their property to 
locals during the school year. 
 HICEEC has provided administrative and funding support for the Island 
for Secure Land Association (ISLA) and was a founding member of the 
Hornby Island Housing Network, currently working on an affordable 
housing project on crown land. 
 In 2018, the pillow tax allowed workforce housing to be funded which 
prompted HICEEC to apply and finally receive permission for Hornby to 
be designated as a Municipal Region Tax Distribution Area in June 2022. 

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This permits the collection of a 3% tax from fixed roof vacation rentals, a 
portion of which is to support affordable worker housing. 
 Controlling STVRs will make properties on Hornby less valuable and provide more 
opportunities for local workers’ purchase.  
 Research done last year on housing on Hornby with 261 resident respondents, 
which was 25% of the 2016 census population, revealed that 68% of respondents 
did think that STVR activities reduced the availability of long-term rental housing; 
and 87% of respondents said that accessory dwellings units would be an acceptable 
housing typology for residents on Hornby. 
 The Residential Tenancy Act allows for a fixed term rental if the owner or owner’s 
family is moving into it at the end of the term. 
 Are TUPs the fastest route to creating more long-term affordable housing? 
o Consultant Maloney responded that the fastest route would be to allow 
ADUs in all zones. The drawback of TUPS is they are temporary. 
 The Beulah Creek housing project was stalled for over 10 years due to roadblocks of 
various government entities. A streamlined model needs to be developed to 
quicken housing developments on given land. 
 Elders may benefit from moving to ADUs and renting out their primary residence to 
younger families. 
 Hornby should subsidize the purchase of bulk rainwater collection items and provide 
information to residents about how to set up these systems. 
 Is HICEEC the only group on the speakers list? There is more to the island than 
HICEEC. 
 Less than 10% of STVR owners that I know would flip to a long-term rental. 
 Environmental impacts is a broad statement. Does an STVR truly use more water? 
What about generalized drought? Better facts would be helpful. 
 Why is Bradsdadsland and the Thatch allowed to operate at high densities and they 
don’t live on Hornby when I, who have lived here for decades, have watched all my 
friends have to move away and have received an official investigation against me. I 
am going to have to let go of this property, the property taxes are unaffordable and 
there is no work for me on Hornby, and I would have welcomed allowing other 
renters on the property. How can regular people live here? 
 Is it true that the Ministry of Health would not allow ADUs on properties less than 2 
acres? 
o Consultant Maloney noted that VIHA regulates water and septic issues 
based on bedrooms numbers and subdivision regulations. 
 STVRs are not always that profitable, especially for non-resident owners. Payments 
to property managers, gardeners, cleaners, and others was significant but good for 
local workers. 
 Noise problems are mitigated when STVR owners are on their property. 
 STVRs should be limited because the environment, local services, and supplies 
cannot keep up. 
 I do not support the use of the poll at this meeting. 
 At a community vision meeting on Hornby last weekend, the impact of tourism on 
Island infrastructure was a top concern. 
 What is to prevent ADUs from becoming STVRs? 

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o Consultant Maloney responded that If ADUs are clearly defined in the 
bylaws, they can be controlled through bylaw enforcement. 
 There was no pre-meeting information indicating that members of the public could 
apply to speak at this meeting. If Karen Ross was allowed to speak for HICEEC, all 
groups should have been given an opportunity to speak. Also, the poll conducted 
today was not in the pre-meeting information and it should have been conducted 
after the question-and-answer period, not before. My vote was not able to be 
submitted. Many at this meeting are expressing views contrary to the poll results, 
and these views need to be worked through. 
o Consultant Maloney responded that the poll was not a vote but a way for 
consultants to assess public opinion before making recommendations. 
 The poll was flawed. I did not want to answer the second question but was unable 
to submit unless I did answer it. 
 There has never been viable bylaw enforcement of STVRs. While there are many 
compliant operators, others are flagrantly non-compliant. Some rental ads say 
“sleeps 24.” Buildings are being purpose built for STVRs. Rentals are occurring in 
Sandpiper for $5000-$8000.00 a week. My property taxes are going up. I do not 
want to own a million-dollar investment property, I want a home. We need business 
licenses, regulations, TUPs and other tools to manage STVRs.  
 Regarding the prepared letter from HICEEC that describes discussion around STVRs 
as divisive, it is not divisive, it is very important. Many STVRs on small lots are rented 
for less than a week so there is a constant turnover and noise is a problem. To 
reduce the sense of invasion, limit the rental period for STVRs. Nothing seems to be 
enforced right now. Stipulate that property owners must be living on the property 
to conduct an STVR. 
o Consultant Maloney noted that there were currently 11 Bylaw Enforcement 
files open on Hornby. The bylaw process works, it just takes time. 
 STVRs enabled us to visit Hornby and eventually buy a property here. Our STVR 
helps to offset certain costs. We cannot rent out long term because we visit the 
property throughout the year. We have a 6-chamber septic system and rainwater 
collection. 
 The Tribune Bay Campsite contributes a lot to visitor density. STVRs help many 
people keep their properties. There were huge (30-40%) increases in property taxes 
last year. Owners can contest these increases. The STVRs issues should be separated 
from the long-term housing issues. 
 The government should be lobbied to allow a 9-month rental period. Stop 
denigrating STVRs and focus on solutions. Short-term solutions are needed until 
long-term ones are realized. 
o Consultant Maloney noted that anything over 30 days can be considered 
long-term. The issue with a 9-month lease period is where do you go for 3 
months? There are water and septic issues with parking a trailer on a 
property.  
 
There were approximately 90 comments in the chat section of the meeting. Consultant 
Maloney read and answered the following public comments and questions from the 
chat section: 
 

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February 27, 2023 ADOPTED
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 Have the Consultants read the following reports: ‘Priorities for Action on Short-Term 
Rentals,’ Union of BC Municipalities and Province of BC Advisory Group, June 2021 
and ‘Regulating Short-Term Rentals-A Toolkit for Canadian Local Governments’ 
Federation of Canadian Municipalities, June 2021? 
o Consultant Maloney responded that they had looked at these reports. 
 Would new ADUs, if approved, be restricted to long-term rentals. 
o Consultant Maloney responded yes. 
 Can you confirm that if we go with Option 1 there is no way for the community to 
limit the total number of vacation rentals, which have increased by about 50% since 
they were legalized; whereas option 2 will allow existing legal vacation rentals to 
continue, but a cap to be put on the number of TUPs to allow additional vacation 
rentals? 
o Consultant Maloney responded that if STVRs are a permitted use, numbers 
are not able to be controlled. If instead they are permitted only by TUP, 
numbers are more easily controlled. 
 STVRs are a way for us to help afford $1000/week for the next (and now extended) 
year. I might hope to retire, keeping our family Hornby property. 
o Consultant Maloney responded that STVRs and long-term rentals were both 
ways to help with mortgage payments. 
 I think you may have made a mistake in your interpretation of the Tenancy Act. You 
may evict your renters if you intend to use the property yourselves; however, you 
couldn’t do that repeatedly. 
o Consultant Maloney noted that this had been previously addressed. 
 Would the TUP process be tied in with checks on infrastructure i.e. water collection 
and septic capacity? 
o Consultant Maloney responded that TUPs would have associated 
regulations. 
Trustee Scott noted a phone-in caller unable to speak. 
o Planner Zupanec responded that there were about 10 members of the 
public waiting to speak and many questions in chat that had not been 
addressed. She advised that the meeting was limited to 2 hours with only 15 
minutes left.  
 
Members of the public, requested to adhere to a one-minute each time limit, asked and 
commented on the following:  
 The poll did not function for me. STVR self-regulation is not working. Hornby is being 
sold to the highest bidder. HISTRA and HICEEC do not represent all voices on this 
island.  
 STVRs should be capped to care for our island through this climate emergency. We 
have 80 to 120 STVRs here now. That is enough. Septic should be proven for every 
STVR, and there should be water on site, not reliance on trucked water. Because of 
STVRs, a particular known local worker is forced to pay $1000.00 a week for 6 weeks 
in the summer for a trailer with an outdoor shower and outhouse. 
 
 

ADOPTED 
Hornby Island 
Special Community Information Meeting Minutes 
February 27, 2023 ADOPTED
 7 
 STVRs should be maintained as they are because they allow for generational 
transition. The only way we can keep the property that we have inherited is by 
renting it out for a few weeks in the summer. The egregious misuse of STVRs should 
be dealt with in a proper way. 
 Hornby Island is a very finite land mass with limited infrastructure and water and 
septic capacity. STVRs need to be capped and given a more robust regulatory 
framework. The poll showed that a majority of respondents want changes to STVRs.  
 
Trustee Scott expressed that the Community Information Meeting should not have been 
so time limited. Not everyone was given an opportunity to speak. 
 
Trustee Allen noted that it was difficult to adhere to time limits on public comment 
when many of the speakers had complicated and impassioned views.  
 
Consultant Maloney hoped to receive a transcript of all chat questions and comments 
for review. The Consultants’ contract would be ending after the March 2023 report to 
the LTC. Further public engagement at the direction of the LTC could ensue. 
 
Chair Peterson thanked everyone for their participation and encouraged anyone who 
was unable to speak to contact Trustees. 
 
3. ADJOURNMENT 
By general consent the meeting was adjourned at 6:05 pm. 
 
 
 
_________________________ 
Timothy Peterson, Chair 
Certified Correct: 
 
_________________________ 
Katherine Vogt, Recorder