Hornby Island Local Trust Committee regular meeting, December 13, 2023

[0:00:00] Voice 18: as

[0:00:00] Trustee Allen: tanned as i thought you'd

[0:00:01] Voice 18: be nice shot there okay

[0:00:05] Voice 18: guys so so we're live so um when i see

[0:00:10] Voice 18: there's people joining the attendance here yeah so

[0:00:13] Voice 18: i would like to um call the meeting to order

[0:00:19] Voice 18: good afternoon everyone and thank you for joining us for this electronic meeting of the hornby island

[0:00:25] Voice 18: local trust committee i want to begin by acknowledging that we're fortunate to be able

[0:00:30] Voice 18: to gather in locations across the territory of the Coast Salish people today. My name is Tim

[0:00:36] Voice 18: Peterson. I'm elected on the Skeete Island, and I'm the chair of the Hornby Island Local Trust

[0:00:41] Voice 18: Committee. I'm joined today by Hornby Island trustees Grant Scott and Alex Allen, and together

[0:00:50] Voice 18: we make up the Hornby Island Local Trust Committee. This meeting is being recorded. For those who can't

[0:00:57] Voice 18: attend today, the recording will be available on the Island's Trust website within the next few

[0:01:01] Voice 18: days um we have uh some staff members joining us today our uh recorder catherine vote and our

[0:01:14] Voice 18: administrative helper of will cunningham uh sony zupanek uh ian cox and margot thomitis from

[0:01:25] Voice 18: the planning department and we appreciate all of you um today assisting us with our work

[0:01:34] Voice 18: um this meeting is an official forum for your local trust committee to make decisions about

[0:01:38] Voice 18: land use planning matters and to discuss relevant business i also want to add that this is a place

[0:01:44] Voice 18: of employment and despite despite the fact that we're being electronically our our staff have the

[0:01:50] Voice 18: right to a safe and respectful workplace so with that uh we do have an agenda before us and i'll

[0:01:59] Voice 18: I'll ask if there's any amendments to the agenda.

[0:02:06] Voice 18: Well,

[0:02:06] Trustee Scott (probable): I just like to, I'm sure we can,

[0:02:10] Trustee Scott (probable): but I want to talk about the meetings on Hornby

[0:02:14] Trustee Scott (probable): and the way it's the way this one's set up

[0:02:17] Trustee Scott (probable): and I'll get bounced around.

[0:02:18] Trustee Scott (probable): I want to talk about the meetings next year

[0:02:21] Trustee Scott (probable): and how they're held where.

[0:02:22] Voice 18: Okay, we do have an upcoming meeting section

[0:02:25] Voice 18: and a schedule to be decided and section 14.

[0:02:29] Trustee Scott (probable): So

[0:02:29] Voice 18: that's a good place for that.

[0:02:32] Voice 18: and trustee allen is

[0:02:34] Trustee Allen: this where i say new business yes please okay i've got new business regarding

[0:02:38] Trustee Allen: the uh the standing resolution ho 321 054 and 053

[0:02:48] Trustee Allen: okay

[0:02:49] Voice 18: so let's put that as new business in

[0:02:52] Voice 18: at 11.1 then and is

[0:02:56] Voice 18: there anything else not seeing anything else i will take it by general consent

[0:03:03] Voice 18: that will adopt the agenda as amended.

[0:03:09] Voice 18: And so our next item is trustee reports.

[0:03:13] Voice 18: Who would like to go first?

[0:03:17] Voice 31: Alex, go ahead.

[0:03:19] Voice 31: That

[0:03:19] Trustee Allen: seems to be our routine, isn't it?

[0:03:21] Trustee Allen: Okay, we'll stay with that.

[0:03:23] Trustee Allen: Yeah, hi, I'd like to start by acknowledging

[0:03:25] Trustee Allen: that the island we gather on

[0:03:27] Trustee Allen: is the unceded traditional territory

[0:03:29] Trustee Allen: of the Comox First Nations

[0:03:30] Trustee Allen: and the traditional keepers of this island.

[0:03:36] Trustee Allen: Trust Council was last week in Victoria.

[0:03:38] Trustee Allen: Victoria, I'm not going to go, I'm not going to talk too much because we've got a very

[0:03:42] Trustee Allen: big agenda.

[0:03:45] Trustee Allen: But I just want to share that we actually came up with a vision statement.

[0:03:48] Trustee Allen: Let me share the vision statement.

[0:03:52] Trustee Allen: While a journey of reconciliation, Islands Trust Council envisions a vibrant tapestry

[0:03:57] Trustee Allen: of caring, diverse, and rural communities within the Salish Sea that flourish in harmony

[0:04:03] Trustee Allen: with nature.

[0:04:04] Trustee Allen: There you go.

[0:04:05] Trustee Allen: and we also had

[0:04:07] Trustee Allen: unfortunately

[0:04:09] Trustee Allen: the three San Juan Island

[0:04:11] Trustee Allen: trustees couldn't make it because they got fogged

[0:04:13] Trustee Allen: in and so we had a Zoom

[0:04:15] Trustee Allen: meeting with them but

[0:04:18] Trustee Allen: you know there are just

[0:04:19] Trustee Allen: three other islands that go through the exact same

[0:04:22] Trustee Allen: things we do. It's been great sharing

[0:04:25] Trustee Allen: everything

[0:04:27] Trustee Allen: from vacation rentals

[0:04:30] Trustee Allen: to housing

[0:04:32] Trustee Allen: we're all suffering from the same things

[0:04:34] Trustee Allen: we're all challenged but it was great

[0:04:36] Trustee Allen: it's too bad that we didn't get to

[0:04:39] Trustee Allen: meet in person but next time and um i just want to thank all the letters we received from uh 50

[0:04:47] Trustee Allen: plus people regarding the case of rendles uh i didn't respond to you because there's just so

[0:04:51] Trustee Allen: many of you and i just want to thank you um there's some really good back stories there i

[0:04:56] Trustee Allen: thought we can make a book out of that and uh you know how you all came to hornby and your

[0:05:01] Trustee Allen: background it was it was actually it was a good read so that's all i have to say

[0:05:05] Voice 31: and uh thank you

[0:05:10] Voice 31: thank you trustee allen trustee scott yes

[0:05:13] Trustee Scott (probable): thank you um well the big issue we're hearing a lot

[0:05:17] Trustee Scott (probable): about of course is the um stvr short-term vacation rentals uh the province bringing down its

[0:05:23] Trustee Scott (probable): legislation it's going to come out further in this month so there's a lot of people concerned about

[0:05:29] Trustee Scott (probable): it with the unknowns about it so that's something we're going to i think we're going to be talking

[0:05:32] Trustee Scott (probable): about later in the meeting and then the whole thing about the meetings has been a lot of back

[0:05:37] Trustee Scott (probable): and forth on just how this one got bounced around it ended up being a zoom and uh so i think we're

[0:05:43] Trustee Scott (probable): gonna uh talk about that later on uh housing of course this is just this the endless problem that

[0:05:49] Trustee Scott (probable): linked to stvrs the debate about whether it will have any effect um on housing and that whole and

[0:05:57] Trustee Scott (probable): the ocp changes this is something people are really concerned about they want to see the

[0:06:01] Trustee Scott (probable): changes some do some don't so anyway it's going to these are all issues that are quite lively on

[0:06:07] Trustee Scott (probable): the island right now tim and everybody out there so i'm sure it is on other other islands as well

[0:06:12] Trustee Scott (probable): so anyway thank you i'll just leave that there thanks great

[0:06:17] Voice 18: thank you trustee scott and so for

[0:06:20] Voice 18: my chair's report i'll just briefly add that trust council we approved our meeting schedule for next

[0:06:28] Voice 18: year um we received the usual committee reports and approval of work plans which was done quarterly

[0:06:36] Voice 18: there was a request for a decision advance for a new policy

[0:06:40] Voice 18: for an annual performance review of the CAO.

[0:06:43] Voice 18: And then with respect to Hornby in particular,

[0:06:48] Voice 18: we'll be receiving a verbal report from staff today.

[0:06:52] Voice 18: I did discuss a little bit about next steps with them.

[0:06:56] Voice 18: So just before town hall is next,

[0:06:59] Voice 18: but I'll just mention a couple of things

[0:07:01] Voice 18: so that that's informs our discussion

[0:07:04] Voice 18: at uh at the town hall section here uh the next uh the island's trust staff is going to be

[0:07:11] Voice 18: including the to tower proposal and the current applications page of the hornby um page on the

[0:07:17] Voice 18: website including the correspondence received by the local trust committee uh process wise

[0:07:25] Voice 18: at some point we'll be getting a crown land referral from the province um coming to this

[0:07:30] Voice 18: committee um and that would proceed any request to consider concurrence and then on the short-term

[0:07:40] Voice 18: vacation rentals you know clearly the new provincial regulations have a major impact

[0:07:45] Voice 18: on the direction that uh the committee had been thinking of taking prior to those announcement

[0:07:50] Voice 18: announcements and uh in our staff report today we have a suggestion to request staff to prepare

[0:07:59] Voice 18: analysis of the implications of that short-term rental accommodation act bill 35 as it pertains

[0:08:06] Voice 18: to the regulation and uh so uh i think that will would be helpful for us and i would suggest that

[0:08:17] Voice 18: next steps after that was that once we got a report um uh on those on on that bill 35

[0:08:27] Voice 18: five information um scheduling uh community information to discuss the analysis uh preferably

[0:08:35] Voice 18: in early february and and ideally uh prior to our proposed march meeting of course we would

[0:08:45] Voice 18: advertise that and i discussed with staff the potential of making that a hybrid meeting where

[0:08:53] Voice 18: we'd have an on island uh in-person component and also the ability for people to join us

[0:09:01] Voice 18: electronically so uh with that i will move into the public comments period i'll just remind

[0:09:11] Voice 18: everyone to um speak to the issues uh not personalities um to speak to items that are

[0:09:21] Voice 18: are ideally on our agenda

[0:09:23] Voice 18: and within the jurisdiction of the local trust committee

[0:09:28] Voice 18: and to use respectful language.

[0:09:31] Voice 18: And depending on how many hands I see go up,

[0:09:36] Voice 18: I will probably ask for a fairly short time

[0:09:43] Voice 18: for each speaker.

[0:09:44] Voice 18: And if we have plenty of time left,

[0:09:46] Voice 18: I would give people another chance,

[0:09:48] Voice 18: but I'm gonna suggest three minutes to start with.

[0:09:52] Voice 18: unless there's just a very few people,

[0:09:55] Voice 18: in which case we might be able to be a little bit more lenient.

[0:10:00] Voice 18: Okay, I'm going to look at the attendees list.

[0:10:03] Voice 18: I see five, six hands.

[0:10:05] Voice 18: Hands are going up like crazy here.

[0:10:07] Voice 18: So I'm just going to start at the top of my list,

[0:10:09] Voice 18: and Daph will enable your microphone.

[0:10:14] Voice 18: So let's start with

[0:10:15] Voice 31: Mae Burroughs.

[0:10:17] Voice 31: And Mae, you're showing as muted.

[0:10:26] Voice 31: Oh, there you go.

[0:10:28] Voice 39: It's Mae Burroughs

[0:10:29] Voice 39: of All of Dutstein.

[0:10:30] Voice 39: Hello, Alex and Scott. And nice to meet you, Chair

[0:10:34] Voice 39: Peters, or Grant and Alex. I just want to say, in terms of the short-term vacation rentals, our family has been on Hornby for 32 years.

[0:10:46] Voice 39: years we started when our son was born so he was really lucky to have the forest and the ocean and

[0:10:52] Voice 39: the rocks and Hornby friends and we've never been lucky enough to be able to find work on Hornby so

[0:10:59] Voice 39: we had to work you know in the mainland and we got to Hornby as much as we could over these years

[0:11:04] Voice 39: we found we didn't use the place all the time so we started our short-term vacation rentals by me

[0:11:11] Voice 39: me writing little handwritten signs

[0:11:13] Voice 39: and posting them up at the daycare

[0:11:15] Voice 39: where Josh went to daycare.

[0:11:18] Voice 39: And actually there's three fabulous families

[0:11:21] Voice 39: that took up that offer and are still on Hornby.

[0:11:24] Voice 39: And if I was to mention their names,

[0:11:26] Voice 39: everybody would smile and say,

[0:11:27] Voice 39: what a wonderful contribution they've been to the community.

[0:11:33] Voice 39: So we've rented our place

[0:11:35] Voice 39: to virtually the same people for 30 years.

[0:11:38] Voice 39: We have one, they're all working people

[0:11:40] Voice 39: and I vet them very well.

[0:11:41] Voice 39: you know for water and courtesy and are they going to leave money on Hornby and buy locally and

[0:11:47] Voice 39: they're really nice working families there's one family where the girl the woman was actually

[0:11:53] Voice 39: conceived on Hornby and now she and her kids are coming up and enjoying the summers we have three

[0:11:59] Voice 39: generations of my cousin's kids my age the next generation and the little kids that have been

[0:12:06] Voice 39: to Hornby and they just love it um I don't necessarily charge them for the rentals but

[0:12:12] Voice 39: they stay uh in the spring break and you know Christmas and different times like that um

[0:12:20] Voice 39: people think that our place is empty I mean some people think our place is empty 10 months out of

[0:12:26] Voice 39: the year and that's just not true it's a wrong wrong wrong assumption because there's lots of

[0:12:31] Voice 39: people coming up and and I think they're just lovely guests to Hornby and it includes us and

[0:12:37] Voice 39: our family and now my son and his family and um i just want to be really clear if this if we can't

[0:12:45] Voice 39: rent it that's fine um it's too bad i think it's overkill but there's not a snowball chance in hell

[0:12:52] Voice 39: that we're going to be renting it uh 12 months out of the year we tried that a couple times we

[0:12:57] Voice 39: cannot nobody can go up there then uh so it's completely blocked from us and to be quite frank

[0:13:03] Voice 39: it's extremely hard to manage a rental from the mainland for Hornby so we will not be renting our

[0:13:10] Voice 39: place if we are not you know if you take the short-term rentals away so thanks for giving me

[0:13:15] Voice 39: a moment here and thanks for your consideration of all this and hope you listen to all the voices

[0:13:20] Voice 39: thank you okay

[0:13:25] Voice 31: thank you May and next I have April Lewis myself

[0:13:31] Voice 9: hi I just I want to just say

[0:13:34] Voice 9: a couple of things I worked on on the community profile for Hornby Island and we've talked a lot

[0:13:40] Voice 9: at these meetings about there not being much data around the STVR so I just want to say that as of

[0:13:45] Voice 9: November 2nd there were 131 advertised there's been new ones since then but I don't have all

[0:13:52] Voice 9: the data on that and of those there were 29 that didn't have names or addresses and 43 that didn't

[0:14:01] Voice 9: have names. So that's bits of information that we're missing and need to be collected just so

[0:14:07] Voice 9: we're clear on who is who. I'd also like to say that I understand that the new provincial

[0:14:14] Voice 9: regulations are impacting the province big time. I also am understanding that we are exempt from

[0:14:21] Voice 9: those new regulations unless as a community we chose to opt in, which I can't imagine that we

[0:14:27] Voice 9: would ever do because we want to be have our current stvr is grandfathered in that's really

[0:14:34] Voice 9: important so that folks aren't thinking that they're going to not be able to have their

[0:14:38] Voice 9: families and all the things that may was just referring to um so i'm really hoping that it'll

[0:14:44] Voice 9: get clarified tonight that hornby is exempt and that we can move forward with first reading to

[0:14:50] Voice 9: take it to the community for discussion and information and um and move forward from there

[0:14:56] Voice 9: the APC recommendations were very clear that the current STVRs that are compliant

[0:15:02] Voice 9: with our current regulations be grandfathered in. So I'm hoping that people can let go of some fear

[0:15:11] Voice 9: that they aren't going to be able to operate, because that's not my understanding. I could be

[0:15:16] Voice 9: wrong, but it's not my understanding. So that's me.

[0:15:21] Voice 31: Okay, thank you very

[0:15:23] Voice 18: much, April. And next

[0:15:24] Voice 18: Next is Sheila McDonnell.

[0:15:29] Voice 38: Thanks.

[0:15:30] Voice 38: Hi, everybody.

[0:15:32] Voice 38: I'm also speaking on the short-term rental issue.

[0:15:39] Voice 31: Oh, you've muted yourself, I'm afraid.

[0:15:49] Voice 31: You'll need to unmute again so we can hear you some more.

[0:15:57] Voice 31: It

[0:15:58] Voice 38: said the host had muted me after I unmuted, but thanks.

[0:16:00] Voice 38: Anyway, I'm echo Aprilian saying that I hope that you will move forward at this time with first reading.

[0:16:07] Voice 38: It has been a lengthy process to now.

[0:16:10] Voice 38: And we were in a situation which the province has recently jumped into something which we, you know, knew was an issue further afield than us.

[0:16:20] Voice 38: But we had come up with our, we had a unique bylaw for the Gulf Islands.

[0:16:25] Voice 38: And we had come up with some solutions that, with the APC's recommendation and already a lot of input, addressed that question of what was intended and how to maintain the ones that we have without seeing an expansion and without seeing the actual ones that are essentially operating commercial rather than an adjunct to residential properties.

[0:16:53] Voice 38: I feel that what we have in place is our own solution.

[0:16:58] Voice 38: If we were to go to the, if we don't move forward with this, first of all, it leaves

[0:17:05] Voice 38: Hornby extremely vulnerable for an influx of money, of people coming who want to relocate

[0:17:13] Voice 38: their dollars from the places where they will no longer be permitted.

[0:17:16] Voice 38: And we're under a lot of pressure and we would be very desirable.

[0:17:19] Voice 38: So while we're trying to come to some balance on this issue where there are long-term, year-round residents operating these, and I don't think many people have a problem with them, and that is exactly the classification of primary residents, which would be allowed to continue under the provincial regulations if we opted in.

[0:17:44] Voice 38: we also have those categories of long-term hornby people part-time families who do it and who are

[0:17:52] Voice 38: often as may spoke having the same people uh very few islanders have objections to that category as

[0:17:59] Voice 38: well we understand and we know people and have that value if we do not move forward now with

[0:18:06] Voice 38: with our local compromise solution that allows the existence of the primary residence ones

[0:18:17] Voice 38: and some people who are operating secondary ones to be continuing that,

[0:18:24] Voice 38: people with strong connections to Hornby.

[0:18:26] Voice 38: But we also close the door to the investment-based ones where people are buying up that stock

[0:18:33] Voice 38: And at an increasing rate, the idea that we have 160 now, that there's a proposal for another 50, that we might see that rate of growth, we could soon have over 50% of our housing stock being taken with short-term rentals that are operating in an entirely other sphere.

[0:18:53] Voice 38: year. So we have an opportunity, you have an opportunity to move forward with something

[0:18:57] Voice 38: regardless of what the what the province decided to do. You can move forward with something that

[0:19:02] Voice 38: we have come up with as an acceptable compromise. Let us see how it works. What effect it has? Does

[0:19:11] Voice 38: it slow down the rate? Does it return some housing stock? Because if we see the move to have

[0:19:18] Voice 38: have secondary dwellings, you could see more primary residences or year-round tenants with

[0:19:24] Voice 38: short-term rentals. And let us see how that works to help balance the overall picture of housing on

[0:19:32] Voice 38: Hornby. If it doesn't, we have that option of opt-in, and I see it being more negative to that

[0:19:40] Voice 38: that category of short-term rental people

[0:19:45] Voice 38: who are living elsewhere, but have a strong connection,

[0:19:49] Voice 38: it would be worse for them.

[0:19:51] Voice 38: And it would lead to-

[0:19:52] Voice 38: You're asking to

[0:19:53] Voice 18: wrap up, please.

[0:19:54] Voice 38: Yeah, it would lead to potentially a really bad division.

[0:19:57] Voice 38: So I'm encouraging you to move forward with it.

[0:19:59] Voice 38: I encourage you to support some process of licensing

[0:20:03] Voice 38: for whatever happens through the regional district

[0:20:06] Voice 38: and encourage a return to the bed and breakfast option,

[0:20:09] Voice 38: which again is a primary residence, a year-round flexible option for visitors to come, and another source of the MRT funding.

[0:20:19] Voice 38: So please, move forward. We've been waiting a long time, and I think it's a very good locally designed solution. Thanks so much.

[0:20:29] Voice 16: Okay,

[0:20:29] Voice 31: thank you for that. Next, I have Christina Latham.

[0:20:35] Voice 31: Hi

[0:20:36] Voice 13: there. Can you hear me fine?

[0:20:37] Voice 16: Yes, please go ahead.

[0:20:39] Voice 16: Great.

[0:20:39] Voice 13: Thank you so much for giving the opportunity to talk. I want to note that I was born and raised on Hornby and spent all of my early

[0:20:47] Voice 13: years there. And I spent much of the year there when I'm not working off island, but I currently reside in Vancouver. And I think that's important to note.

[0:20:55] Voice 13: I want to speak for this opportunity to limit short-term vacation rentals.

[0:21:02] Voice 13: I think the province has handed you a solution, and I've seen so many times this fail in the

[0:21:09] Voice 13: past.

[0:21:09] Voice 13: I think this was initially proposed, the current status quo, as a kind of test scenario, which

[0:21:14] Voice 13: in my view has gone wrong.

[0:21:15] Voice 13: I would urge us all to really read that report closely.

[0:21:18] Voice 13: This report has been drafted by experts at McGill who have looked closely at the issues

[0:21:23] Voice 13: across Gulf Islands and noted the goal of the trust in terms of strengthening housing affordability

[0:21:30] Voice 13: and the goal of the province in terms of returning more short-term rentals to long-term homes.

[0:21:35] Voice 13: There's one sole benefit seemingly noted, which is supposedly positive economic impact. And I

[0:21:40] Voice 13: would ask you, positive economic impact for whom? Every time I go home to Hornby, I see families,

[0:21:46] Voice 13: young families trying to return. Many friends of my brothers who are trying to make a go of it on

[0:21:50] Voice 13: Hornby, they have virtually no options for raising a family and having a home there.

[0:21:55] Voice 13: I think this will decimate the island community in the long run. We hear about the need to invite

[0:22:01] Voice 13: guests, but I ask how many guests are too many? We know the impact that the report talks about

[0:22:05] Voice 13: water, sewage, solid waste. And I wonder when we hear about managing a rental, who will be

[0:22:11] Voice 13: managing that rental and how will those workers survive if they don't have housing on the island?

[0:22:16] Voice 13: I want to really emphasize that existing platforms, which I know well from seeing them function in other areas, are not accountable. $500 fines we've seen do nothing. That's the cost of work for somebody who's renting.

[0:22:37] Voice 13: And I don't see how you're going to prevent that piecemeal.

[0:22:41] Voice 13: Neil, I think you've been handed an amazing opportunity to make useful change on the island.

[0:22:46] Voice 13: And so I would urge you to really consider the option that is being given to opt into this in

[0:22:52] Voice 13: the province. And what I see is an incredible positive impact for young families and people

[0:22:59] Voice 13: that might want to move on the island and live there year round, which should be our priority.

[0:23:03] Voice 13: Thank you so much for enabling me to speak.

[0:23:06] Voice 31: Thank you. Next, I have John Grayson.

[0:23:10] Voice 31: someone? Okay, can you hear me? Yes, we can. Please go ahead.

[0:23:18] Voice 11: Thank you for this opportunity. I've been

[0:23:20] Voice 11: a full-time resident of Hornby for 24 years. I do have a short-term vacation rental, which I used

[0:23:26] Voice 11: for 12 years to rent to the RCMP, so they had a place to stay while on the island. However, the

[0:23:34] Voice 11: main purpose of my comments is to comment on page 70, the last page of the draft bylaw to eliminate

[0:23:43] Voice 11: or control short-term vacation rentals,

[0:23:46] Voice 11: which has nothing to do with short-term vacation rentals,

[0:23:50] Voice 11: but seems to be something stuck in,

[0:23:52] Voice 11: hopefully that no one will notice.

[0:23:55] Voice 11: It dramatically expands the area of the island,

[0:24:01] Voice 11: classified as heavily developed and high vulnerability

[0:24:04] Voice 11: in terms of groundwater.

[0:24:07] Voice 11: The scientific report supposedly supporting

[0:24:10] Voice 11: supporting this incredible expansion of vulnerability zone

[0:24:15] Voice 11: doesn't seem to exist.

[0:24:17] Voice 11: At least I can't find it

[0:24:18] Voice 11: from the appropriate ministry listed.

[0:24:21] Voice 11: So I would bring into question, ask you to ask staff,

[0:24:25] Voice 11: why is this here?

[0:24:28] Voice 11: Why is it snuck in as part of the supposed elimination

[0:24:32] Voice 11: of short-term vacation rentals?

[0:24:35] Voice 11: And what impact is it going to have?

[0:24:37] Voice 11: Because usually schedule D2,

[0:24:39] Voice 11: which was developed 22 years ago and based on a very questionable piece of scientific work

[0:24:46] Voice 11: is used to suppress and control sighting and use permits so thank you very much for hearing this

[0:24:54] Voice 11: and I would look forward to seeing why schedule d2 has been amended in such a dramatic way and

[0:25:02] Voice 11: why the hell is it part of the short-term vacation rental package thank you

[0:25:09] Voice 31: okay thank

[0:25:10] Voice 31: Thank you for that. Next, I have Yalela Mills.

[0:25:18] Voice 31: Hi, and

[0:25:19] Voice 5: thank you. Before I get into what I was planning on saying, I just want to say that the information I have is quite different from what's been presented by others so far.

[0:25:31] Voice 5: I've spoken to the executive directors of legislation in both the ministries of housing

[0:25:35] Voice 5: and the ministry of municipal affairs and both have said that with the exception of the principal

[0:25:41] Voice 5: residence requirement which is a requirement that communities will opt in and out of

[0:25:46] Voice 5: that Hornby is impacted by every other aspect of the provincial legislation including that many of

[0:25:55] Voice 5: of the housing pieces. And second, that the regulations that have just come out may or may

[0:26:02] Voice 5: not be clarifying that. And so I really support the need to understand how the provincial legislation

[0:26:11] Voice 5: affects the local legislative structure before any decisions are made. And so that was just a

[0:26:17] Voice 5: brief introduction. I'm going to, if it's okay, I have some things I'd like to say. It'll take a

[0:26:24] Voice 5: a little bit more than three minutes because I just took a little bit of time. So my name is

[0:26:28] Voice 5: Yulela. Many of our friends and neighbors have hosted vacation rentals on Hornby for decades.

[0:26:34] Voice 5: They have been a part of this community's approach to visitors long before anyone even thought of

[0:26:40] Voice 5: Airbnb. Hornby residents have used this sharing of family homes to pay other residents to support

[0:26:47] Voice 5: and maintain their properties, to support our artists, our artisans, and a growing number of

[0:26:52] Voice 5: successful local businesses. In the past five or six years, our part-time residents are choosing

[0:26:58] Voice 5: to live on Hornby full-time. This means those homes are no longer for rent, either short or

[0:27:05] Voice 5: long-term. Do vacation rentals add people to our island in the summer? Yes, about 250 extra any one

[0:27:13] Voice 5: week. If each home on our island has only four people, that increases the people on Hornby by

[0:27:20] Voice 5: more than 3,000. Our campgrounds and resorts and B&Bs, if full, add about another 1,000.

[0:27:28] Voice 5: Vacation rentals don't have a big impact on the number of visitors. They do have a big impact on

[0:27:34] Voice 5: the ability of our artists, restaurants, farms, businesses, cleaners, maintenance workers, and

[0:27:39] Voice 5: many others to sustain themselves throughout the year. None of us know if the number of vacation

[0:27:46] Voice 5: rentals is stable growing or shrinking we all hear about a new vacation rental but what about

[0:27:53] Voice 5: the number that stop each year the 2023 community profile reports 131 vacation rentals three years

[0:28:01] Voice 5: ago the islands trust bylaw team counted 165 does that mean that the number has declined by 20 in

[0:28:08] Voice 5: three years will it decline again this year we just don't know policy one that can affect hundreds

[0:28:18] Voice 5: in our community cause job loss and hardship should never be made on a guess, an assumption,

[0:28:24] Voice 5: or a perspective. It needs to be made based on the facts of the issue. Before we change a property

[0:28:31] Voice 5: right that has existed for more than 10 years and was common practice for decades before that,

[0:28:36] Voice 5: a change that could remove the equivalent of one in five average jobs in our community,

[0:28:41] Voice 5: we need to have those facts. How many of our homes are now occupied by owners, not renters?

[0:28:48] Voice 5: How many in our, what can our community members afford to pay in rent? How many legal vacation

[0:28:53] Voice 5: rentals are there? How many of them offer their homes to visitors in a week or for more than 10

[0:28:59] Voice 5: weeks of each season? Before you decide to change property rights and the essential support that

[0:29:04] Voice 5: keeps more than a hundred families, our neighbors and friends living here, please do the work to

[0:29:11] Voice 5: understand if it can solve the problem you think it might and what the impact could be on our whole

[0:29:17] Voice 5: community. With good information, you will have what you need to make decisions that can create

[0:29:23] Voice 5: and support the affordable housing we need instead of hardships so many can't afford.

[0:29:29] Voice 5: Thanks very much for your time.

[0:29:33] Voice 31: Okay, thank you. Next, I have Joanne Owens-Lund.

[0:29:37] Voice 31: Hi.

[0:29:43] Voice 40: Can you hear me?

[0:29:45] Voice 31: Yes, we can hear you. Please go

[0:29:46] Voice 40: ahead. Thanks. Hi, everyone.

[0:29:47] Voice 40: one um i wanted to stay say just that i strongly encourage our ltc to move forward with the first

[0:29:54] Voice 40: reading of our ocp bylaw amendments um it impacts short-term vacation rentals but it

[0:30:00] Voice 40: also impacts the ability for housing security to move forward um and with all due respect for

[0:30:08] Voice 40: yula's comments previously to me i found it um a bit just tricky because she wants facts but then

[0:30:18] Voice 40: she stated other things that as fast can

[0:30:20] Voice 18: you just stick to facts and and not

[0:30:22] Voice 40: what someone else sorry

[0:30:23] Voice 40: sorry tim i just i got a little shook there that's all um anyway so that's all i really want to say

[0:30:28] Voice 40: that I strongly encourage that we move forward

[0:30:32] Voice 40: with the first reading.

[0:30:33] Voice 40: Thanks very much.

[0:30:36] Voice 18: Okay, thank you.

[0:30:38] Voice 18: Next I have Arifin Graham.

[0:30:43] Voice 30: Thanks Chair Peterson and good evening everybody.

[0:30:47] Voice 30: I'm Arifin Graham and my parents Pip and Nikki Graham

[0:30:50] Voice 30: purchased property on Hornby in 1975

[0:30:54] Voice 30: and retired to Hornby in the early eighties.

[0:30:56] Voice 30: For over 30 years, they were deeply engaged in many ways

[0:30:59] Voice 30: in the life of the community of Hornby

[0:31:01] Voice 30: and loved living there.

[0:31:03] Voice 30: And first of all, thanks, Trustee Allen, for what you said about the letters that you read and I think some of the stories.

[0:31:10] Voice 30: I appreciated that comment, that's for sure, because I know there are a lot of stories, family stories, certainly, including ours.

[0:31:19] Voice 30: So we do vacation rentals for the house now in order to keep it in the family.

[0:31:24] Voice 30: My parents are both gone, and so the family, we do vacation rentals.

[0:31:27] Voice 30: And apart from being able to share the wonders of Hornby with our guests, we know that we support the island community in many ways because our guests are there.

[0:31:42] Voice 30: From management to maintenance, gardeners, cleaners, and other services, and the artists, artisans, restaurants, grocery stores, and many other businesses all around the island.

[0:31:55] Voice 30: A concern that I have around stopping STVRs on Hornby is that it might in some way be a form of,

[0:32:04] Voice 30: well, what they tried to do in the UK with Brexit, and that was to break ties with their largest

[0:32:11] Voice 30: trading partner. Now, I'm not saying that summer visitors are Hornby's largest trading partner,

[0:32:15] Voice 30: but they certainly have a big effect on Hornby. And I think that Brexit hasn't worked out all

[0:32:22] Voice 30: that well for the UK, and I wouldn't like to see Hornby to cut off that very important part of

[0:32:31] Voice 30: where income comes from, where employment comes from, and where livelihoods come from.

[0:32:38] Voice 30: In our particular case, due to the nature and the value of the waterfront property that my parents

[0:32:45] Voice 30: bought so many years ago, I know that it could neither become an affordable nor long-term housing

[0:32:52] Voice 30: for Island residents and we would have to sell at which time it likely would become the second or

[0:32:59] Voice 30: third home for somebody who would keep it empty most of the year and be there well either be

[0:33:04] Voice 30: there all the time or be there part of the time thanks chair Peterson much appreciated thank you

[0:33:12] Voice 18: for your comments

[0:33:13] Voice 31: next I have Alexander's iPhone hi

[0:33:20] Voice 15: there and my comments

[0:33:22] Voice 2: are probably very similar

[0:33:24] Voice 2: to the last speaker my parents purchased their property in the 80s um we now have taken over

[0:33:33] Voice 2: the kids have now taken over the property and we my wife and i have bought have another property

[0:33:38] Voice 2: on the island both are waterfronts and both probably would not be rentable on a year-round

[0:33:42] Voice 2: basis i

[0:33:44] Voice 31: am sorry let me try and get

[0:33:54] Voice 28: him back that was my error okay

[0:33:58] Voice 18: we'll just wait a moment for

[0:34:00] Voice 18: that actually

[0:34:02] Voice 28: do you want to just put your hand up again and then i'll be able to find you more

[0:34:05] Voice 28: easily in this long list of people if you don't mind there we go sorry about that alexander there

[0:34:14] Voice 28: we go yeah

[0:34:16] Voice 15: am i back

[0:34:17] Voice 28: you're back

[0:34:18] Voice 2: okay awesome uh i don't quite know where i got left off there but

[0:34:23] Voice 2: um the the lack of housing uh is obviously very evident for a lot of us on the island

[0:34:29] Voice 2: and i see it i see people camping at the uh at the end of little tribune bay road in the

[0:34:36] Voice 2: summertime i see all the garbage i see all the problems that it um that it uh generates

[0:34:42] Voice 2: but i also i see a huge economic impact in the community from the short-term rentals

[0:34:48] Voice 2: um we have we have two of them and um a lot of the a lot of that income that comes in goes to

[0:34:57] Voice 2: to help pay to maintain them we hire local people for that we spend ourselves uh many weeks of the

[0:35:05] Voice 2: year on the island and then obviously we live in vancouver when we're not there i think what the

[0:35:10] Voice 2: island probably needs is good bylaw enforcement and probably some sort of code of conduct or some

[0:35:14] Voice 2: sort of middle ground and i i firmly do not support getting rid of short-term rentals but i do support

[0:35:21] Voice 2: some sort of middle ground bylaw on the use of them.

[0:35:28] Voice 2: And I would support actually the ability

[0:35:30] Voice 2: to rent our properties year round,

[0:35:33] Voice 2: even though we do not live on the island,

[0:35:35] Voice 2: because I believe the island could use

[0:35:36] Voice 2: that economic support year round.

[0:35:38] Voice 2: That was all my comments.

[0:35:41] Voice 18: Okay, thank you for that.

[0:35:43] Voice 18: And next

[0:35:44] Voice 31: I have Helen Grant.

[0:35:54] Voice 31: There, is that working?

[0:35:56] Voice 31: Yes, thank you.

[0:35:57] Voice 8: Okay, thank you.

[0:35:57] Voice 8: I just wanted to zoom out a little bit. Hornby has always had a housing crisis in terms of

[0:36:04] Voice 8: year-round low-cost housing. The math just doesn't work. The house prices have always been far too

[0:36:11] Voice 8: expensive to justify the rentals that people can pay. It's unfortunate, but we've always dealt with

[0:36:17] Voice 8: that. We are now looking at a situation where the whole country, possibly other places in the world,

[0:36:22] Voice 8: are dealing with housing crisis. And I think the federal government should be blamed for a lot of

[0:36:27] Voice 8: this provincial government all levels of government have brought us to this place

[0:36:30] Voice 8: we're a very uh big country and there are housing crises in every nook and cranny

[0:36:36] Voice 8: long list of reasons for that the one the one um um bright spot is what we've been doing on hornby

[0:36:45] Voice 8: we have used existing housing stock in the past and had it you good for multiple uses summer people

[0:36:52] Voice 8: People have had the summer use of it or the partial rental of it, which is what they often do, but not always.

[0:36:58] Voice 8: And we had winter rentals.

[0:37:00] Voice 8: And the winter rentals was how everybody on Hornby Island got their start here.

[0:37:05] Voice 8: And when the government banned winter rentals about three or four years ago, this was the provincial government, it created an enormous crisis.

[0:37:13] Voice 8: And everything we're feeling right now is on the basis of that crisis.

[0:37:16] Voice 8: if we had if we could get back that opportunity to do the winter rentals for all those houses

[0:37:24] Voice 8: that sit empty and a lot of people would probably love to have them care taken and somebody living

[0:37:28] Voice 8: in them but the provincial laws prevent that it's not ideal of course everybody should own their own

[0:37:34] Voice 8: home and have that sort of asset that they can retire on that's the canadian dream and that's

[0:37:40] Voice 8: a criminal thing that we're not being allowed to do that in our younger generations but if we

[0:37:46] Voice 8: We were to produce a good quality summer campground with storage, with laundry facilities, very

[0:37:52] Voice 8: well run.

[0:37:53] Voice 8: We could do it for cheap.

[0:37:54] Voice 8: We could work really well with our existing housing.

[0:37:57] Voice 8: It's not ideal, but let's face it.

[0:37:59] Voice 8: If you want to live in a beautiful place like Hornby Island and you can get a nice house

[0:38:02] Voice 8: for four or five hundred bucks a month, you can make do with a few little inconveniences.

[0:38:08] Voice 8: It doesn't work for everybody, but it could probably relieve a lot of our stresses.

[0:38:12] Voice 8: So I think the problems we have on Hornby are government created from start to finish, and I can't for the life of me understand why the Islands Trust would want to exacerbate the problem by removing the one secure form of home maintenance that we all have, because at this rate, nobody's going to have a house anymore.

[0:38:32] Voice 8: more. I don't care what level of income you are at. You're going to be home insecure because of

[0:38:40] Voice 8: high taxes, inflation, and the fact that there's been a longstanding policy by Islands Trust to

[0:38:47] Voice 8: remove people's incomes. And that's what I've seen right from the beginning. There's never been a

[0:38:52] Voice 8: good argument used. The argument that is currently being used that somehow would create year-round

[0:38:58] Voice 8: housing is ridiculous. The math has never been there. I've heard Tony Law say so himself publicly

[0:39:03] Voice 8: countless times. These two cannot be conflagrated. And I don't understand for the life of me

[0:39:08] Voice 8: why the APC has attempted to match these two together. The math has never worked. It will

[0:39:15] Voice 8: never work. And for the middle class on Hormie to have stability, they must be allowed to

[0:39:19] Voice 8: go to the great trouble of moving out of their homes, getting them all ready, putting in cisterns,

[0:39:26] Voice 8: keeping them up to date, keeping them absolutely high quality in terms of everything that

[0:39:31] Voice 8: needs to happen to a rural home, you will be taking that opportunity away. And I think that

[0:39:37] Voice 8: this is now a federal problem. And I implore the trust to do their homework, figure out how much

[0:39:45] Voice 8: of an impact it would have. I've never seen those numbers. I think you would be shocked at how many

[0:39:50] Voice 8: people would be absolutely plunged into poverty and the uncertainty of the situation. It just

[0:39:57] Voice 8: must not be allowed to happen. And I don't agree with taking it out of the OCP. The OCP is the

[0:40:02] Voice 8: only thing that's kept the wolf at bay. It's the only way we've been allowed to do this through

[0:40:06] Voice 8: multiple...

[0:40:07] Voice 18: Can I ask you to wrap up, please?

[0:40:09] Voice 8: Yes. So I would love to see the whole thing scrapped

[0:40:13] Voice 8: and start again and really do a good job and get the data. You're not getting the data and you

[0:40:18] Voice 8: don't know what you're talking about if you don't get the data thank you uh

[0:40:23] Voice 31: thank you next is ed

[0:40:25] Voice 31: hopner okay can you

[0:40:41] Voice 31: hear me now

[0:40:41] Voice 14: yes i'm here

[0:40:43] Voice 14: to speak to the bc sewage regulation in regard to

[0:40:48] Voice 14: um short-term vacation rentals um bringing some facts to the table from the manual

[0:40:55] Voice 14: and i'm going to i'm referring to pages 20 and 21 of volume 2 of the manual

[0:41:04] Voice 14: So moving forward, if we are to license and regulate short-term vacation rentals and put conditions in place for occupancy of any given house, it's important to do that based on the carry-in capacity of the sewerage system, the on-site wastewater system of that particular residence.

[0:41:27] Voice 14: And I've heard over and over again these facts being misinterpreted by people, and admittedly

[0:41:39] Voice 14: they're not written very clearly, but I'm a retired wastewater practitioner in the categories

[0:41:45] Voice 14: of planning and installation, so I've worked with these a lot over the years.

[0:41:51] Voice 14: And there's two tables.

[0:41:54] Voice 14: is one table specifies the number of bedrooms and when you're designing a wastewater system

[0:42:01] Voice 14: you look at the number of bedrooms and how much flow per day can you need to design for

[0:42:09] Voice 14: in sizing your system so for example for a two-bedroom household you design for a daily

[0:42:17] Voice 14: design flow of a thousand liters per day now on the next page there's another table

[0:42:23] Voice 14: for per capita daily design floor first one is for number of bedrooms this is for per capita

[0:42:30] Voice 14: and then it specifies number of bedrooms and for number of let's say two bedroom

[0:42:36] Voice 14: minimum number of occupants it says three and i've heard this interpreted a lot as you can

[0:42:43] Voice 14: have three people in each bedroom allowing for six people in a residence what it actually means

[0:42:49] Voice 14: means is when you're planning and designing a system if it's a two-bedroom house you need to

[0:42:55] Voice 14: design that system for a minimum of three people per day and so and then per capita per person

[0:43:04] Voice 14: per capita flow liters per day closely matches it's 350 liters per day per person so if you

[0:43:14] Voice 14: you have three people, that's 1,050 liters per day.

[0:43:19] Voice 14: And the other table specifies 1,000 liters per day.

[0:43:23] Voice 14: So it's not exactly, it's very close.

[0:43:25] Voice 14: Now that means if you have a fourth person in that house,

[0:43:29] Voice 14: that adds another 350 liters per day

[0:43:33] Voice 14: for the design of that system.

[0:43:35] Voice 14: So that's 350 liters over the daily design flow

[0:43:43] Voice 14: flow when you're going on the number of bedrooms.

[0:43:46] Voice 14: So I think it's very important when you're specifying

[0:43:50] Voice 14: the number of people that the septic system

[0:43:52] Voice 14: at that particular house can accommodate

[0:43:57] Voice 14: is based on the number of bedrooms.

[0:44:01] Voice 14: And then if there's more than the minimum number

[0:44:04] Voice 14: of occupants specified for that number of bedrooms,

[0:44:07] Voice 14: you have to add the per person flow per day

[0:44:13] Voice 14: for any number above that minimum number so i understand the tables are confusing

[0:44:20] Voice 14: but i've heard it misinterpreted a number of times so for a one-bedroom house there would be

[0:44:27] Voice 14: the system would be designed for two people a two-bedroom house would be designed for three

[0:44:34] Voice 14: people and for a three-bedroom house it'd be designed for four people so if you have more

[0:44:40] Voice 14: More than that, you're surpassing the carrying capacity of that on-site wastewater system.

[0:44:48] Voice 14: And so I think if there are regulations and parameters put in place, it needs to be based on the facts in the Sewerage Treatment Manual.

[0:44:58] Voice 14: And that a maintenance person, a yearly annual maintenance, which is required by law in BC,

[0:45:09] Voice 14: see, and that if you're getting a license for short-term vacation rental, you have a

[0:45:16] Voice 14: receipt every year from the person who's doing the maintenance for you, so that you

[0:45:23] Voice 14: know that that septic system is in good shape, it's functioning well, and that the number

[0:45:30] Voice 14: of people you have per day in that house is not exceeding the carrying capacity of that

[0:45:36] Voice 14: septic system.

[0:45:39] Voice 14: That's all I have to say.

[0:45:40] Voice 14: Thank you.

[0:45:41] Voice 14: okay

[0:45:41] Voice 18: thank you and uh that sounds like good facts um if you're able to uh email that to

[0:45:48] Voice 18: trustees or staff that might or a link to that information that might be useful

[0:45:52] Voice 18: uh next up i have

[0:45:53] Voice 31: karen ross thank you chair peterson um

[0:46:06] Voice 37: i think i want to speak about

[0:46:09] Voice 37: vacation rentals and i think that the provincial government has tossed the whole situation

[0:46:15] Voice 37: situation into a state of flux right now. We don't know the full implications yet of what

[0:46:22] Voice 37: they're doing, what the regulations will do. We know they've made some pretty drastic changes that

[0:46:28] Voice 37: need to be considered. So I would like to make several recommendations to the trustees on

[0:46:35] Voice 37: potential actions around this. The first one is that I would support the staff recommendation

[0:46:43] Voice 37: to slow down and evaluate the changes

[0:46:46] Voice 37: and evaluate potential pros and cons around those changes

[0:46:51] Voice 37: and see how they would impact our community

[0:46:54] Voice 37: and the options for our community.

[0:46:57] Voice 37: The second thing I would like to encourage our trustees

[0:47:00] Voice 37: and the trust to do is to immediately start lobbying

[0:47:04] Voice 37: the Comox Valley Regional District

[0:47:07] Voice 37: to initiate a licensing system for Hornby.

[0:47:10] Voice 37: The regulations at the state they're in now are very clear that that will be a step for us to be able to help manage the vacation rentals.

[0:47:22] Voice 37: And as I've been around for quite some time, I recall in the early 2000s, 2008, 2010, whenever we legalized vacation rentals, that many of us identified that licensing was the way that our community could have input into the number of vacation rentals and how they operated.

[0:47:44] Voice 37: so i welcomed the provincial opportunity that is there now for us with the regional district

[0:47:52] Voice 37: licensing so i really hope that the trustees jump on that as soon as possible so that you know we

[0:47:59] Voice 37: can move along on this and not drag it out forever but dragging it out to begin with is really

[0:48:06] Voice 37: necessary i do not believe that this should be at the expense of initiatives around affordable

[0:48:12] Voice 37: housing, expediting initiatives around that. So I would hope that the trustees still focus

[0:48:20] Voice 37: on affordable housing and ways to put suites into houses and those type of opportunities.

[0:48:30] Voice 37: My next recommendation would be around work on keeping taxes down. My personal home taxes went

[0:48:38] Voice 37: went up 20% this year. And I think that most people, when their tax bill is $6,000 a year,

[0:48:45] Voice 37: would find that to be a hardship. And it would be, for many people, negatively impacting their

[0:48:53] Voice 37: ability to hold on to their homes and stay in their homes. And I think forcing the middle class

[0:48:59] Voice 37: or the people with marginal incomes on Hornby out of their properties because they can't afford the

[0:49:06] Voice 37: holding costs of the properties it just makes our housing crisis worse so the the hard to hold

[0:49:13] Voice 37: on to your home people need to be considered as well as people looking for rentals um you know

[0:49:20] Voice 37: these are the long-time artists and people that live on hornby that you know they don't have much

[0:49:24] Voice 37: money and taxes are a big issue so i know that that's part of the purview of the islands trust

[0:49:31] Voice 37: is setting some of our taxes.

[0:49:33] Voice 37: I think that's important that the Islands Trust is aware

[0:49:36] Voice 37: that there's community concern around tax levels.

[0:49:40] Voice 37: I would also like to encourage some kind of a policy

[0:49:44] Voice 37: if the Islands Trust would advocate to the vacation rental community

[0:49:50] Voice 37: that they advertise locally on the local website.

[0:49:55] Voice 37: Personally, with a vacation rental, I see a different quality of person

[0:49:59] Voice 37: that comes off of the online accommodation providers.

[0:50:02] Voice 37: They're a little bit more of a global market.

[0:50:05] Voice 37: And I believe that when we had people that knew

[0:50:10] Voice 37: and loved Hornby and we were sharing our homes with them,

[0:50:13] Voice 37: that it provided people that had more of an understanding

[0:50:17] Voice 37: about what some of our concerns are

[0:50:19] Voice 37: around carrying capacity, water, sewer, that type of thing.

[0:50:22] Voice 37: So I don't know, that would just be a recommendation.

[0:50:25] Voice 37: You couldn't obviously put that into any licensing parameters, I don't think.

[0:50:32] Voice 37: But I do think that there's a difference there and that people should, that that should be encouraged.

[0:50:39] Voice 37: So I would wind up by saying thank you to the trustees.

[0:50:44] Voice 37: This is a real hot potato and has been for a long time.

[0:50:47] Voice 37: It impacts many people and their ability to stay on Hornby, and I would really like to speak against opting in for this to be a principal resident situation only.

[0:51:01] Voice 37: I truly value our long-time residents, people like Arifin and Yulela, whose parents I knew who were full-time residents on Hornby.

[0:51:12] Voice 37: And I fully support family successions and those people being able to hold on to the properties that they love and hold dear.

[0:51:21] Voice 37: So that's everything that I had to say. Thank you very much.

[0:51:26] Voice 31: Next, you have a hand up at Room to Grow.

[0:51:48] Voice 27: I recognize the Comox First Nation and all First Nations.

[0:51:54] Voice 27: I'm working towards the recommended points of truth and reconciliation day by day.

[0:52:02] Voice 27: I'm wanting to talk to the cell power, above cell power, and I hope I don't mean to offend anybody.

[0:52:10] Voice 27: I just want to tell my truth.

[0:52:13] Voice 27: The proposed cell power.

[0:52:15] Voice 27: It was five months after Brian Gregg started working with Ireland's trust planners before I heard about it.

[0:52:22] Voice 27: In fact, before Ireland trustees heard about it.

[0:52:25] Voice 27: after hearing about it four people stepped up and got a petition signed against this proposal

[0:52:33] Voice 27: and process in a in four hours there was over 300 signatures collected the petition was given

[0:52:40] Voice 27: to island trustees and the island trust planners when brian gray got it he dismissed it as he said

[0:52:47] Voice 27: the time was over he set up the meeting by zoom about 30 were for 30 of gates and 30 wanted

[0:52:54] Voice 27: morning poll. This is poor process and very frustrating. After more than one year now,

[0:53:02] Voice 27: planners quote and work with Brian Gray, rep for Rogers Tower. Planners do not record the minutes

[0:53:09] Voice 27: of receiving the petition. Planners do not record in minutes of the letter submitted

[0:53:16] Voice 27: on September 8th, which was requested to go into minutes from Elspeth.

[0:53:24] Voice 27: armstrong planners do not want to come to hornby island as cost too much in time and money

[0:53:34] Voice 27: planners cancel a meeting on hornby and say they have not enough items on agenda

[0:53:39] Voice 27: islands trust changes the 2024 calendar to five meetings where they have eight meetings before

[0:53:47] Voice 27: planners say no to hybrid meetings until hornby island gets fiber optics installed

[0:53:52] Voice 27: all planners use excuses for the process staff has changed they had no training they were not briefed

[0:54:01] Voice 27: on the cell tower five they did not know anything about it before they took the position i was in

[0:54:08] Voice 27: respect for the planners we've now been over over this in more than a year it's not easy to take

[0:54:15] Voice 27: Brian's Ray Rogers the Islands Trust Council the planners the BC government

[0:54:21] Voice 27: I said and the federal government do not live here our trustees Alex Allen and

[0:54:30] Voice 27: Brent Scott live here they have must have transparency transparency from the

[0:54:37] Voice 27: above they are our voices now one of our trustees do not come to a public meeting

[0:54:44] Voice 27: He's scared.

[0:54:45] Voice 27: Do not chance it, he was told by a planner, he told me.

[0:54:50] Voice 27: Dear local trustees, do not wait to hear from the BC government.

[0:54:55] Voice 27: Read the Crown land proposal from Rogers.

[0:54:59] Voice 27: Contact the BC government now.

[0:55:02] Voice 27: Explain to them this land has been earmarked for housing, which we very much need,

[0:55:09] Voice 27: which Christina Laffin brought up before tonight.

[0:55:12] Voice 27: thank you very much for hearing me okay

[0:55:16] Voice 17: and we've got uh six people here so there will be a couple

[0:55:19] Voice 17: more commenters as well okay

[0:55:24] Voice 18: uh thank you so is there anyone that wants to speak right away

[0:55:28] Voice 18: um because i can also just come back to you whenever works best there yeah ready

[0:55:34] Voice 18: okay great

[0:55:36] Voice 18: and i appreciate you over at room to grow uh helping uh get these people uh the opportunity

[0:55:42] Voice 18: to speak to us.

[0:55:44] Voice 18: So go right ahead.

[0:55:45] Voice 20: Heather Caton.

[0:55:47] Voice 20: So I have many questions after a year

[0:55:51] Voice 20: of studying fifth generation technology.

[0:55:55] Voice 20: Why Hornby Island?

[0:55:57] Voice 20: Surely our population doesn't support

[0:55:59] Voice 20: this type of infrastructure.

[0:56:02] Voice 20: Is Hornby a strategic location?

[0:56:05] Voice 20: Does it tie into a coastal grid?

[0:56:09] Voice 20: Is there any connection between existing towers

[0:56:12] Voice 20: in the area to provide a larger salish seed connectivity?

[0:56:18] Voice 20: Would this tower be used for any other reasons,

[0:56:21] Voice 20: i.e. military surveillance?

[0:56:24] Voice 20: Would or could this technology be used

[0:56:28] Voice 20: to help facilitate the AI agenda?

[0:56:32] Voice 20: Would it become possible with this technology

[0:56:34] Voice 20: to measure our use of electricity, gas,

[0:56:37] Voice 20: how much meat we eat, et cetera, et cetera?

[0:56:41] Voice 20: the surveillance of our every

[0:56:43] Voice 20: transaction

[0:56:44] Voice 20: where is our data going anyway

[0:56:48] Voice 20: what will it be

[0:56:50] Voice 20: used for

[0:56:51] Voice 20: we can read about these things on global media

[0:56:57] Voice 20: these things are very concerning

[0:56:59] Voice 20: on Hornby Island

[0:57:00] Voice 20: the absence of public

[0:57:02] Voice 20: transparent consultation

[0:57:04] Voice 20: process

[0:57:05] Voice 20: these and many other serious

[0:57:08] Voice 20: questions unanswered

[0:57:11] Voice 20: will Brian Gregg or ISED

[0:57:13] Voice 20: and answer these kind of questions for our community.

[0:57:17] Voice 20: And just recently, as of yesterday,

[0:57:21] Voice 20: I see there's a whistleblower, December 11th,

[0:57:26] Voice 20: talking about ISED, and this is in Ottawa,

[0:57:30] Voice 20: concerning corruption, concerning gross mismanagement

[0:57:34] Voice 20: and conflicts of interest with ISED.

[0:57:38] Voice 20: I think we need to look at this

[0:57:39] Voice 20: so that we know who we're dealing with

[0:57:42] Voice 20: because we have to trust this arm of our government and we need to know whether they're

[0:57:47] Voice 20: trustworthy thank you okay

[0:57:51] Voice 18: thank you is there another speaker at room to grow ready to go

[0:57:55] Voice 18: yes great please go

[0:57:57] Voice 18: ahead thank you

[0:57:58] Voice 18: my

[0:58:00] Voice 29: name is will thomas i have two requests to make

[0:58:03] Voice 29: first of all first request for the record i would like to see the letter by our lawyer

[0:58:08] Voice 29: Carla Konkin submitted to the LTC for this meeting, December 13th, be posted on the

[0:58:18] Voice 29: Islands Trust website for the record, posted in full. So here we are, 17 months after the

[0:58:29] Voice 29: Rogers Cell Tower proposal, 19 months after Brian Gregg first approached Islands Trust

[0:58:36] Voice 29: With the Roger proposal to put a 246 foot cell tower, at least that would be its allowable height, serving five mobile service providers in the center of our island in direct violation of our OCP, which limits all such facilities to island residents only.

[0:59:00] Voice 29: This is obviously intended to serve other jurisdictions, and I'm sorry if I'm boring you.

[0:59:11] Voice 31: This community has been held

[0:59:12] Voice 29: hostage to a corrupt process that our lawyer, as our lawyer listed in detail in this letter and previous letters, is broken beyond all repair.

[0:59:25] Voice 29: I'm talking about blatant election interference by the Islands Trust executives and or planners who kept this application secret from the Hornby community and our own LTC until a month after the elections, in which it would have been a major election topic.

[0:59:55] Voice 31: Our lawyer Carla Konkin also pointed out at the end of her letter.

[1:00:00] Voice 29: Last September 8th, trust planner Margo Thomaeus overruled trustee Allen when he called for a vote of non-concurrence, telling him he was out of line.

[1:00:15] Voice 29: In fact, it turns out, and our lawyer confirms, it was the planner who was out of line, and she had no business and no right to block this vote.

[1:00:27] Voice 29: There is nothing in the regulations. There is no stipulation that the LTC must wait for the direct request of the applicant or the proponent in order to vote concurrence or non-concurrence.

[1:00:43] Voice 29: In fact, they don't have to wait. And as our lawyer pointed out in her letter, with such egregious violations of protocol and process, and it's a long list, that this alone provides, quote, every reason for our trustees to vote for non-concurrence and to end this sham.

[1:01:11] Voice 29: Those are my words.

[1:01:15] Voice 31: I

[1:01:15] Voice 29: therefore call on our trustees to man up,

[1:01:21] Voice 29: take your power back,

[1:01:24] Voice 29: break free of your off island minders

[1:01:28] Voice 29: and vote non-concurrents today.

[1:01:31] Voice 29: I see the tower is on the agenda

[1:01:33] Voice 29: and I would ask for your non-concurrent vote today.

[1:01:38] Voice 29: Thank you.

[1:01:39] Voice 18: Okay, thank you for that.

[1:01:41] Voice 18: And just want to remind everyone just to speak to issues,

[1:01:44] Voice 18: please don't speak to personalities,

[1:01:46] Voice 18: make allegations about staff or trustees.

[1:01:51] Voice 18: And is there more people there at Room to Grow,

[1:01:53] Voice 18: a couple more?

[1:01:55] Voice 17: No, no, I think we're good for now.

[1:01:58] Voice 17: I had a few comments,

[1:02:00] Voice 17: but I think my attempt at a delegation,

[1:02:04] Voice 17: that's all those notes are on the record now

[1:02:08] Voice 17: and I'm fine with that.

[1:02:10] Voice 18: Okay, great, thank you.

[1:02:12] Voice 18: and uh so i'm i see there's a couple people that spoke before that have their hands up again but

[1:02:17] Voice 18: i'm going to try and start through the folks that haven't spoken yet so i think that eleanor

[1:02:23] Voice 18: laughing

[1:02:24] Voice 31: it will be next okay am i there yes

[1:02:33] Voice 18: you are please go ahead hi

[1:02:34] Voice 22: i've lived on hornby for

[1:02:35] Voice 22: the last 52 years and i've seen very many changes so i'd strongly support that we opt into the bc

[1:02:42] Voice 22: government's proposal on short-term rentals. It has nothing to do with who's renting or

[1:02:48] Voice 22: who wants to rent, but what we're not talking about are the major problems that we're facing.

[1:02:53] Voice 22: Adequate water supply, the amount of garbage we're producing, waste disposal, overuse of ferries,

[1:03:01] Voice 22: overuse of a fragile ecosystem. I voted for the trust because I believe in their mandate of

[1:03:07] Voice 22: preserve and protect. And so far, all we're talking about is money. And I think what we

[1:03:11] Voice 22: should be addressing is what's best for the land. I appreciate the work you do and I really want you

[1:03:18] Voice 22: to uphold your mandate which is to preserve and protect. Thank you.

[1:03:23] Voice 31: Hey thank you very much and

[1:03:25] Voice 31: next Laura Chaplin. Hello. Ah there

[1:03:50] Voice 18: we can hear you please go ahead.

[1:03:51] Voice 25: Okay I apologize if I'm being

[1:03:53] Voice 25: somewhat redundant because I didn't make it to the early part of the meeting. One thing that has

[1:03:57] Voice 25: has concerned me very much is that I've never seen any figures on whether eliminating short-term

[1:04:07] Voice 25: rentals would, whether people who own short-term rentals could convert them to long-term rentals.

[1:04:14] Voice 25: And I think if we're looking to improve the situation of people who would like to live on

[1:04:21] Voice 25: full-time, I think that's a very important thing to know. And as far as I know, nobody knows it.

[1:04:29] Voice 25: I do have a short-term rental. I do not want to be a full-time landlord. And I think I personally

[1:04:35] Voice 25: would just leave it for guests. Now, as far as any kind of licensing, the important issue that I have

[1:04:43] Voice 25: is what will be the enforcement of any problems because I'm involved in a fair number of

[1:04:53] Voice 25: situations where you pay your fees and that's all you ever hear. There are responsible short-term

[1:04:59] Voice 25: rental owners and there are those who will rent to whole fraternity houses and I've certainly

[1:05:05] Voice 25: run into problems with those people certainly as a physician here and I would like to know

[1:05:13] Voice 25: what the enforcement mechanism will be, or are we just going to be shoveling out more cash to yet

[1:05:18] Voice 25: another bureaucracy? My other problem that I've been running into is the allowance of anonymous

[1:05:25] Voice 25: complaints. I am not anonymous. My husband is not anonymous, but we get anonymous complaints,

[1:05:32] Voice 25: and I wonder whether there is no way for me to know what the problem is or who's having a problem

[1:05:40] Voice 25: or if we're just being harassed.

[1:05:43] Voice 25: You know, if there's a complaint,

[1:05:44] Voice 25: we get a letter that the complaint's been resolved,

[1:05:47] Voice 25: disclosed, there's no problem.

[1:05:49] Voice 25: And the next thing I know, I get a phone call,

[1:05:50] Voice 25: there's another complaint.

[1:05:51] Voice 25: And I really don't like the fact

[1:05:53] Voice 25: that these can just come out of anywhere.

[1:05:55] Voice 25: I'm very concerned about the long-term housing situation,

[1:06:00] Voice 25: but putting it off on short-term rentals,

[1:06:02] Voice 25: I don't think is the way to go.

[1:06:04] Voice 25: I think we've been working very hard

[1:06:06] Voice 25: to get year-round housing for the people who work here.

[1:06:09] Voice 25: And it seems that at every turn, we're blocked by some kind of regulation somewhere. I mean, how many years has the Beulah Creek project been going on? I think there's got to be some way to facilitate either rental or affordable purchase housing for people on the island.

[1:06:34] Voice 25: And whatever we're doing now, I've been here for almost 19 years now, and it just simply hasn't happened.

[1:06:42] Voice 25: But I think the idea that you can convert short-term vacation rentals into year-round, like I said, I don't know, but I don't think anybody else does either.

[1:07:00] Voice 31: Okay, thank you for that.

[1:07:03] Voice 31: Next, Ian Bullen.

[1:07:09] Voice 31: Hello.

[1:07:10] Voice 24: Thank you to the trustees.

[1:07:12] Voice 24: Thanks for your patience.

[1:07:13] Voice 24: I just wanted to ask to pose a few things and and say you know oh well first of all Bev Bullen

[1:07:21] Voice 24: my mother lived on Hornby and she's still alive 97 she's doing here and down in Tsawwassen but

[1:07:28] Voice 24: for decades and so we finally purchased the property from her and are trying to keep it going

[1:07:35] Voice 24: and that's not cheap as everyone knows and so we're using short-term rentals like she did to

[1:07:40] Voice 24: to try and help bring that down. And we had a whopping eight weeks of people. Uh, and that's

[1:07:45] Voice 24: kind of what we expect to do on an ongoing basis, sometimes five, sometimes two. Um, so my question

[1:07:53] Voice 24: is, you know, what is the Hornby family since I was two feet tall, I've been coming to Hornby

[1:08:00] Voice 24: every year and, you know, weeks and weeks in the summer. And this, this, our, our Hornby place,

[1:08:07] Voice 24: we are at every single month, even though we don't live there. And, you know, I don't know

[1:08:14] Voice 24: how many people who are listening tonight have a parent or parents who have owned property on

[1:08:17] Voice 24: Hornby. And my question is, you know, if you want continuity and stories and things like that,

[1:08:26] Voice 24: you know, all of us will have parents who eventually pass away and property will change

[1:08:31] Voice 24: hands. And I'm seeing a number of second, what I would call next generation people,

[1:08:38] Voice 24: because sometimes it's third generation and more, who have taken over their parents' properties

[1:08:42] Voice 24: like we have and are maintaining them and spending a lot of money on Hornby to get assistance to do

[1:08:51] Voice 24: everything from trees to septic to overdue maintenance in every area. And so we would

[1:08:59] Voice 24: would find it difficult, you know, to look after that. And yes, with the $6,000 tax issue and all

[1:09:06] Voice 24: the rest of that, if we weren't able to do short-term vacation rentals, it would be possible.

[1:09:13] Voice 24: But a home there and with, you know, in that tax bracket would never ever be affordable

[1:09:19] Voice 24: housing for anyone in any case. And because we're there every month, it would never be part of

[1:09:24] Voice 24: rental stock. So that's just one of many cases. I know there are many others in that situation

[1:09:31] Voice 24: and I wanted to bring that up. I would hope that we're well categorized as the responsible

[1:09:38] Voice 24: set of short-term rental people. We're trying to do everything we can. We're looking at

[1:09:42] Voice 24: bringing in cisterns. We have a well which was not stressed at the end of a long summer

[1:09:47] Voice 24: last year and um so i hope that we find a way to maintain the existing short-term rental

[1:09:56] Voice 24: use uh which has been going on and my mother's done it for decades again before airbnb existed

[1:10:01] Voice 24: it's just a facet of how one looks after things on hornby i'll keep it short those are my core

[1:10:08] Voice 24: comments thank you uh

[1:10:11] Voice 31: thank you for that uh angelia next hi can you hear me yes we can please

[1:10:21] Voice 31: go ahead.

[1:10:22] Voice 4: Thanks for the chance to speak. I'm speaking as someone who spent my entire life on

[1:10:28] Voice 4: the island and has no home. And I know there are a lot of people in my position and there's no hope

[1:10:36] Voice 4: of having a home. There seems to be two categories of people with short-term rentals. Those who have

[1:10:41] Voice 4: lived here forever and are trying to keep their homes and those who have the luxury of having a

[1:10:46] Voice 4: second or third home that they're trying to keep and may have been in your family for a long time

[1:10:53] Voice 4: and yes there are some jobs created with maintenance and those kinds of things or

[1:10:59] Voice 4: cleaners in the win in the summers but what I've been hearing more and more is that people are

[1:11:04] Voice 4: having a hard time finding those trades people because they can't afford to stay on island

[1:11:08] Voice 4: because they're priced out of the market because you can afford to buy a house at a million dollars

[1:11:13] Voice 4: if you can rent it out and earn half of that back in the summer okay definitely exaggeration but you

[1:11:20] Voice 4: can earn a fair a year's wages for a regular a year-round Hornby resident in the summer you can

[1:11:26] Voice 4: afford to keep your second and third home and the people you are hiring may not have a home

[1:11:33] Voice 4: um whether you have an attachment to the island or not you have a second home that is a luxury

[1:11:39] Voice 4: many of us don't even have one home uh it's just there are two different kinds of short-term

[1:11:44] Voice 4: rentals and it's something that seems to get muddied in this conversation as it's gone on

[1:11:49] Voice 4: for years and years um thanks okay

[1:11:56] Voice 31: thank you for that um next uh arian baxter hi

[1:12:05] Voice 7: uh thank you for

[1:12:07] Voice 7: to uh chair peterson and to the island trust members i don't know where grant has gone um i

[1:12:13] Voice 7: I wish he was here.

[1:12:14] Voice 7: I just want to thank you for the effort you've done.

[1:12:17] Voice 7: Thank you for your comment about the letters you got.

[1:12:19] Voice 7: I apologize again for my novel that I sent you.

[1:12:23] Voice 7: And Ed, if you're still on this call,

[1:12:25] Voice 7: you were part of that novel

[1:12:26] Voice 7: because your house was the first house

[1:12:28] Voice 7: we had on Hornby many years ago.

[1:12:30] Voice 7: Oh, there's Grant.

[1:12:34] Voice 7: I've had a long, like my family has had a long history

[1:12:37] Voice 7: of visiting Hornby and coming and going

[1:12:39] Voice 7: and owning and not owning and short-term vacationing

[1:12:41] Voice 7: from different people or from friends or whatever.

[1:12:43] Voice 7: ever and and now we're uh very honored to be owners once again so i just uh want to say that

[1:12:50] Voice 7: at first with the provincial government i was like well yeah cornby's free from it because it's

[1:12:54] Voice 7: under 10 000 community it's not going to be affected by what the province has done but then

[1:13:00] Voice 7: it's been brought to light that the provincial rules greatly impact what um the island's trust

[1:13:07] Voice 7: wisely was trying to put into place i think very thoughtfully and was trying to kind of control

[1:13:13] Voice 7: control what short-term rentals were doing and um and i think it was a very thoughtful manner

[1:13:17] Voice 7: and i think your staff suggesting that you look at bc provincial rules is really really really

[1:13:22] Voice 7: important so thank you for that um yeah i definitely had a certain bit wasn't changing

[1:13:28] Voice 7: sorry to the people in the meeting right now that hadn't sort of heard about that but it's

[1:13:33] Voice 7: something to take under consideration i think the other thing to lobby the province for is to remove

[1:13:39] Voice 7: move that problem with like I didn't realize I think it was maybe Helen or somebody who said and

[1:13:46] Voice 7: I think it was 2018 that the short-term rental like you know September to June rules were taken

[1:13:54] Voice 7: away and I think that's what's also greatly impacted the fact that um long-term people

[1:14:00] Voice 7: can't then have summer homes back in the winter and I hadn't realized that had gone until I filled

[1:14:06] Voice 7: out a provincial form recently for something in like my my basement in the city because with the

[1:14:12] Voice 7: increase in rental interest rates I had to rent out our downstairs which we used to say for family

[1:14:17] Voice 7: and I was like holy crap when did that go away and so I think that's impacted your long-term

[1:14:22] Voice 7: housing in a very drastic way way more than what short-term rentals are doing so I think with

[1:14:27] Voice 7: whether there's a way to lobby the government for changes on that in a smaller community

[1:14:33] Voice 7: community. I start to talk fast and I'm nervous so I'm going to just keep going and then I just

[1:14:38] Voice 7: I don't know what Grant was wanting to talk about meetings but part of why I'm nervous is I don't

[1:14:43] Voice 7: find transparency in this meeting. I would like to see who is here. I'd like to see who has their

[1:14:48] Voice 7: hands up. I'm used to being on boards and in Zoom meetings and things like that where I saw people

[1:14:53] Voice 7: so I don't know if that was what Grant wanted to address. I don't mind a meeting being virtual and

[1:14:58] Voice 7: in person, but I'm used to Zoom. I'm not used to not seeing people, and I have to say I find that

[1:15:05] Voice 7: really confusing. I wish you could see me. You'll see me at the beach, I'm sure, and then I just

[1:15:12] Voice 7: feel that we, with or without government help, we have to tackle housing, and whether that's a super

[1:15:18] Voice 7: creative way of finding some cramped land and putting small houses on that or something, we do

[1:15:24] Voice 7: do really as a community with fundraising, with government polling, need to tackle the housing

[1:15:32] Voice 7: for people like Angelina who just spoke. But it's not, if you told me I can't rent my house out,

[1:15:38] Voice 7: my second home on Hornby, which I was just there a week ago for my 60th birthday,

[1:15:43] Voice 7: the cherry tree won the war. I have a black eye, so maybe it's a good eye. You don't see me.

[1:15:48] Voice 7: um my house wouldn't be long-term rental because i go there so yeah it's so complex and i um would

[1:15:59] Voice 7: never take your jobs thank you for doing it anyways i just want to say thank you it's complex

[1:16:05] Voice 7: we all need to keep working together the province has uh thrown a wrench into the works and so thank

[1:16:13] Voice 7: you for recognizing them and

[1:16:16] Voice 31: happy okay thank you for that um uh dave birch hello hi we can

[1:16:31] Voice 31: hear you please go

[1:16:31] Voice 18: ahead hi

[1:16:33] Voice 33: thanks for letting me speak uh i along with a lot of callers uh

[1:16:39] Voice 33: have been able to have the privilege and honor to now own a home on hornby which we use

[1:16:47] Voice 33: almost every month we also have guests use it my wife lindsey and i are absolute passionate about

[1:16:58] Voice 33: the island of hornby the magic it has the community and the people and the experience

[1:17:07] Voice 33: we are pro housing and recognize that hornby has a very serious housing issue as do many if not

[1:17:20] Voice 33: every desirable community across Canada so you're not alone like many callers

[1:17:27] Voice 33: this evening that I've heard you know we also unfortunately would not if if

[1:17:37] Voice 33: short-term rental is not allowed we would not be long-term rentals it would

[1:17:42] Voice 33: not be part of the affordable housing on Horenby I think there are solutions

[1:17:47] Voice 33: that we as second homeowners on Hornby would very much support and work with community members

[1:17:55] Voice 33: to help either raise money or or find solutions to create affordable housing on Hornby

[1:18:05] Voice 33: so we are suggesting that and up and hoping that the trustees will go back and look at this

[1:18:17] Voice 33: in the full picture.

[1:18:20] Voice 33: And we support legal short-term rental on the island

[1:18:25] Voice 33: that is managed, but we need more time to understand

[1:18:29] Voice 33: what that looks like.

[1:18:32] Voice 33: So yeah, if you could please do some more research

[1:18:36] Voice 33: as others have said, and thank you.

[1:18:46] Voice 31: Okay, thank you for that.

[1:18:48] Voice 31: And then I see two more hands still up, Mae Burrows.

[1:18:59] Voice 31: Thank you, I've already spoken.

[1:19:01] Voice 31: oh okay but

[1:19:03] Voice 39: by the way we have a really good septic field and uh water and our neighbors are

[1:19:09] Voice 39: fully content with what we're doing so i think that's another aspect of the whole

[1:19:13] Voice 39: short-term rental piece that people need to know about there's a lot of responsible people

[1:19:19] Voice 39: doing short-term rentals thanks okay

[1:19:22] Voice 18: and then uh i see uh wendy burton i don't think you've

[1:19:25] Voice 18: spoken yet today so we'll go to you next thank

[1:19:31] Voice 31: you for giving me an

[1:19:33] Voice 26: opportunity to speak i

[1:19:34] Voice 26: I am speaking at the moment as the chair of the Advisory Planning Commission, and I am

[1:19:41] Voice 26: urging everyone to read our recommendations again.

[1:19:46] Voice 26: At no time do we recommend ending short-term rentals on Hornby Island.

[1:19:54] Voice 26: I have said this over and over whenever asked.

[1:19:58] Voice 26: At no time, nowhere on the recommendations are short-term rentals to be ended, banned, forbidden on Hornby Island.

[1:20:09] Voice 26: All we are attempting in our recommendations is to find out who is doing what and where on this island and to regulate where appropriate around water and septic.

[1:20:27] Voice 26: so much of the rhetoric about uh i live here and i want to have a short-term rental

[1:20:35] Voice 26: no one is after you i have also lived here for over 20 years and i know the damage that an

[1:20:45] Voice 26: unregulated short-term rental can do to this island but at no place in our recommendations

[1:20:52] Voice 26: Do we say we want to end short-term rentals as a permitted home occupation on Hornby Island?

[1:21:02] Voice 26: Please read the recommendations.

[1:21:06] Voice 31: Thank you.

[1:21:07] Voice 31: Thank you for that.

[1:21:14] Voice 18: And John Grayson, did you want to speak again?

[1:21:19] Voice 18: I'm also just going to encourage, see there's more hands going up.

[1:21:23] Voice 18: i'll also just note that we're uh we're an hour and a half into our time and we do have um uh

[1:21:32] Voice 18: staff will have to uh leave the meeting at a specific time so i'd like everyone who's spoken

[1:21:38] Voice 18: who's going to speak a second time to be uh as brief and to the point as humanly possible so

[1:21:44] Voice 18: john are you wanting to say one more thing for us okay

[1:21:51] Voice 31: i see john's hand has gone down um uh

[1:21:56] Voice 31: do you want to have one more quick point here before we move on trustee allen um can we have a

[1:22:27] Trustee Allen: constitutional break i have to use that

[1:22:29] Voice 18: okay let's do that and we're actually a little bit

[1:22:32] Voice 18: a couple minutes over our scheduled break so let's take i know that uh uh five minutes is

[1:22:37] Voice 18: usually not realistic let's come back here at um let's come back here at uh five past six then is

[1:22:47] Voice 18: Is that okay?

[1:22:47] Voice 18: It's almost 10 minutes.

[1:22:50] Trustee Allen: Yeah, I'm just wondering whether we'll also have

[1:22:51] Trustee Allen: a little meal break too, perhaps.

[1:22:54] Trustee Allen: I know there's a scheduled break 5.55 PM to 6.25 PM,

[1:23:02] Trustee Allen: which is obviously not gonna happen,

[1:23:03] Trustee Allen: but we don't need that much,

[1:23:05] Trustee Allen: but I do have to eat something a little bit later.

[1:23:08] Voice 18: Would you like to take like 15 or 20 minutes right now then?

[1:23:14] Voice 18: I definitely wanna, I know, I mean,

[1:23:15] Voice 18: it's reasonable to have breaks and people need to eat.

[1:23:18] Voice 18: And of course we have staff online too.

[1:23:21] Trustee Allen: Well,

[1:23:22] Voice 18: I'd like to

[1:23:22] Trustee Allen: see how Trustee Scott feels and staff.

[1:23:25] Trustee Allen: If Trustee Scott works

[1:23:27] Voice 18: for him, that's good.

[1:23:29] Voice 18: Should we take 15 minutes?

[1:23:30] Voice 18: Is that sufficient, Trustee Allen?

[1:23:34] Voice 18: Yeah.

[1:23:34] Voice 18: Okay, let's come back here at quarter past six then.

[1:23:39] Voice 18: So we'll take a break until quarter past six, and then we'll get back into it.

[1:23:46] Voice 18: Okay, and thank you, everyone, who spoke to us so far.

[1:23:50] Voice 18: And really appreciate it.

[1:23:54] Trustee Scott (probable): When I turn my mic off, so, you know, rattling around here, people don't hear me.

[1:23:59] Trustee Scott (probable): When I turn the video off, I heard every word people said.

[1:24:03] Trustee Scott (probable): So it's not that I'm not being attentive.

[1:24:04] Trustee Scott (probable): I just, people don't have to see me doing what I'm doing here.

[1:24:08] Trustee Scott (probable): That's all.

[1:24:08] Trustee Scott (probable): Okay.

[1:24:09] Trustee Scott (probable): But I'll leave it

[1:24:09] Trustee Scott (probable): on for now.

[1:24:10] Trustee Scott (probable): One of it makes people more comfortable.

[1:24:12] Voice 18: Sure.

[1:24:12] Voice 18: That's fine.

[1:24:13] Voice 18: And I was going to mention also sometimes when people have bandwidth issues, it can

[1:24:19] Voice 18: it can help to have the video off to get better reception.

[1:24:25] Voice 18: So that also happens.

[1:24:26] Voice 18: So we'll meet back here at a quarter past six then.

[1:24:31] Voice 18: Thank you everybody.

[1:41:18] Voice 31: okay i

[1:41:22] Voice 18: see we're at quarter past six uh hopefully trustee scott has rejoined us trustee scotty

[1:41:28] Voice 31: there rusty scott have you rejoined us okay we do have a a

[1:42:06] Voice 18: fair number of business uh a fair

[1:42:08] Voice 18: amount of business left to conduct here we also have three delegations um that uh expected to

[1:42:16] Voice 18: uh speak uh quite a while ago now and i know that there's uh another uh community meeting

[1:42:25] Voice 18: happening tonight on hornby at 7 30 so i'd like to to get going uh what i'm gonna suggest and and

[1:42:33] Voice 18: um trustees um weigh in if you like but uh what i'd like to do is go to room to grow and see if

[1:42:40] Voice 18: there's anyone there that hasn't spoken yet and uh then after that we'll see uh i i i want us to get

[1:42:48] Voice 18: through our business also i know that staff has to start traveling uh to get home to gabriola tonight

[1:42:56] Voice 18: uh i see trustee scott's there so uh let's go to room to grow and see if there's anyone there that

[1:43:02] Voice 18: hasn't spoken yet let's prioritize that people haven't spoken yet yeah

[1:43:09] Voice 17: no i think we're good

[1:43:11] Voice 17: we're all good here so we can continue okay

[1:43:14] Voice 18: great thank you so there are some uh remaining

[1:43:17] Voice 18: speakers with hands up i'm going to ask you to um uh be super brief i'm gonna i'm gonna say like a

[1:43:26] Voice 18: minute and um and please if you're not gonna uh bring up something a new new point of information

[1:43:35] Voice 18: and then please just lower your hands because we do have other business we need to

[1:43:39] Voice 18: to conduct. So please don't reiterate anything you've already said. So Yulela Mills,

[1:43:48] Voice 18: and super, super brief, please.

[1:43:51] Voice 5: Thank you. Yes, super brief. I just wanted to actually echo what

[1:43:57] Voice 5: Wendy Burton said. Neither the APC nor either trustee have ever said that their intention was

[1:44:03] Voice 5: to shut down short-term vacation rentals on Hornby. That's not the issue. The issue is that

[1:44:08] Voice 5: that the combination of the OCP changes as currently written with the provincial legislation

[1:44:13] Voice 5: eliminating grandfathering for all short-term vacation rentals will have the effect of shutting

[1:44:20] Voice 5: down all short-term vacation rentals if that legislation in fact applies on Hornby. That's

[1:44:26] Voice 5: the issue. It's not the APC report. It's the overriding of the provincial legislation on the

[1:44:33] Voice 5: the intention of what was supposed to happen on Hornby.

[1:44:37] Voice 16: Okay thank you and John Grayson really

[1:44:41] Voice 16: brief.

[1:44:57] Voice 11: There we go can you hear me? Yeah. Okay just wanted to reiterate the last person's comment

[1:45:04] Voice 11: that the issue really is understanding the legislation Bill 35 from the province of BC

[1:45:11] Voice 11: see and how Hornby Island can survive as a small itty-bitty community this potential dangerous

[1:45:21] Voice 11: legislation to a small little island thank you very much

[1:45:26] Voice 18: okay thank you and May Burroughs very

[1:45:29] Voice 18: very briefly

[1:45:46] Voice 39: yeah

[1:45:48] Voice 31: you did what I'm

[1:45:51] Voice 39: sorry I don't have my hand up oh

[1:45:55] Voice 18: okay it's showing up on the

[1:45:56] Voice 18: the screen okay i'll move

[1:45:57] Voice 18: to ed hopner quite very briefly please sir

[1:46:07] Voice 14: i'm unmuted um yes i'd like to

[1:46:11] Voice 14: touch on a category of short-term rentals that hasn't been touched tonight yet and that's when

[1:46:17] Voice 14: a house is for sale and it's being encouraged to be purchased based on the ability to do weekly

[1:46:27] Voice 14: rentals to help offset the cost. Now, if a house was not purchased in that regard, I would think

[1:46:37] Voice 14: that would help to keep the cost of housing down and more affordable on Hornby Island. So this type

[1:46:45] Voice 14: of short-term vacation rental moving forward, I think we need to take a close look at that and

[1:46:54] Voice 14: and its impact on the cost of housing.

[1:46:56] Voice 14: If someone can do short-term rental and pay a higher cost,

[1:46:59] Voice 14: then that's what it's going to sell for.

[1:47:01] Voice 14: If it can't, then maybe it's going to drop by 10%, say.

[1:47:06] Voice 14: Who knows how much?

[1:47:07] Voice 14: I think it's a factor.

[1:47:09] Voice 14: Moving forward, we need to address this.

[1:47:12] Voice 14: Thank you.

[1:47:14] Voice 18: Okay, thank you very much.

[1:47:15] Voice 18: And always very valuable to hear from community members.

[1:47:19] Voice 18: So I'm going to move us along in the agenda here.

[1:47:25] Voice 18: here. So we have three delegations. The first is from the Hornby Island Agricultural Association

[1:47:33] Voice 18: regarding agricultural land reserve regulations. And so we'll, if you can promote

[1:47:42] Voice 18: Stuart to address the trust committee, that'd be great.

[1:47:50] Voice 1: Hey there. Can you actually promote Aileen Savoy as well? Because she's going to read out

[1:47:55] Voice 1: and let her do okay

[1:47:56] Voice 16: great can can you uh promote aileen then please

[1:48:03] Voice 35: yeah

[1:48:07] Voice 28: i've promoted both of them so it should be moving over ever so slowly

[1:48:16] Voice 18: yeah we can the technology is only as fast as it is yeah okay so um looks like yeah

[1:48:27] Voice 18: you're both promoted so please go ahead okay

[1:48:30] Voice 1: cool yeah i'll just kick off and then i'll

[1:48:31] Voice 1: hand the mic to aileen i just wanted to obviously thank you for this opportunity to present on an

[1:48:38] Voice 1: issue that um you know threatens our livelihoods and potentially our ability to stay on this

[1:48:43] Voice 1: beautiful island that we call home uh so i'm part of a larger group we've come together to form the

[1:48:48] Voice 1: hornby island agricultural association and together we've drafted a letter requesting

[1:48:52] Voice 1: an amendment to the hornby island land use bylaw charter that our properties on alr a1 zoned

[1:48:59] Voice 1: land aligned with bc's current and future agricultural land commission alc act so um

[1:49:07] Voice 1: on that note i'm going to hand over to aileen savoy who's going to read the letter hello

[1:49:20] Voice 31: hello please go ahead go ahead thank

[1:49:24] Voice 34: you uh trustees and chairpersons uh we the undersigned

[1:49:28] Voice 34: owners of the agricultural land reserve designated a1 islands trust zone property on hornby island

[1:49:38] Voice 34: land use bylaw charter that ALR A1 zone properties align with the BC current and future agricultural

[1:49:45] Voice 34: land commission ALC act. The current land use bylaws regarding ALR and A1 zone properties

[1:49:52] Voice 34: on Harmby are unclear and can be contradictory. This makes investment in operation agricultural

[1:49:57] Voice 34: sector on farms on Harmby uncertain and unstable, threatening our livelihoods and our existence on

[1:50:02] Voice 34: the island. The rules should be clear. Agriculture is the cornerstone of this community

[1:50:08] Voice 34: and part of what makes the island unique and special.

[1:50:11] Voice 34: ALR-based businesses on Hornby Island

[1:50:13] Voice 34: contribute immensely to Hornby's vibrant culture,

[1:50:16] Voice 34: well-being, and are a major source of income for the island.

[1:50:19] Voice 34: The majority of our group are full-time residents on the island

[1:50:22] Voice 34: and those who are not

[1:50:23] Voice 34: regard Hornby as home

[1:50:24] Voice 34: and are committed to the betterment of our magical island.

[1:50:27] Voice 34: But our farms cannot prosper without the ability

[1:50:29] Voice 34: to augment our core activities with ancillary farm uses

[1:50:31] Voice 34: permitted under the ALR rules.

[1:50:33] Voice 34: One specific example of ancillary farm use permitted under the

[1:50:38] Voice 34: ALC Act is agro-tourism accommodation, usually in the form of glamping.

[1:50:43] Voice 34: Accommodation like glamping is crucial to supplementing any farm income we may generate and offers numerous advantages, including light environmental footprint and no impact on the available housing stock.

[1:50:56] Voice 34: This mode of tourism allows visitors to enjoy the island without straining our housing resources.

[1:51:01] Voice 34: Being environmentally sensitive and of a small scale, with approved septic and water,

[1:51:06] Voice 34: they align seamlessly with Hornby Island's ethos of protecting and preserving unique character of the land

[1:51:11] Voice 34: through sustainable and responsible use.

[1:51:13] Voice 34: Hornby Islanders strongly support local agricultural practices, which are increasingly precious.

[1:51:19] Voice 34: We believe aligning with the ALR rules is the most practical way to do so.

[1:51:24] Voice 34: we feel that by aligning our local loves with provincial regulation body we will have a best

[1:51:28] Voice 34: science to support making farming sustainable in hornby each of us has a vision for how our farms

[1:51:33] Voice 34: can be accessible to the community whether it's visiting our farms learning about our products

[1:51:38] Voice 34: picking tasting making our products available for purchase on-site locally and beyond our

[1:51:44] Voice 34: ancillary offerings such as events musical performances culinary fair glamping stays and

[1:51:49] Voice 34: more we provide food enjoyment jobs and local community and even local housing we all passionately

[1:51:56] Voice 34: share the islands trust and agricultural land reserves common mission to protect and preserve

[1:52:00] Voice 34: our precious agricultural land we want to work together to ensure that our local bylaws

[1:52:04] Voice 34: give our clear framework and mandate by aligning to bc's current future agricultural land commission

[1:52:10] Voice 34: alc allowing farming on hornby to continue to thrive in the future thank you for considering

[1:52:16] Voice 34: our requests we look forward to a positive resolution uh yeah thank you for from our little

[1:52:23] Voice 34: group

[1:52:24] Voice 18: thank you very much any

[1:52:29] Voice 31: questions no i'm

[1:52:38] Voice 31: not seeing any questions

[1:52:38] Voice 18: okay so thank you very

[1:52:41] Voice 18: much for presenting and next we have margaret burt from hornby island community hall committee

[1:52:48] Voice 18: committee regarding the establishment of a Hornet Island community heritage register.

[1:52:55] Trustee Allen: We're all echoing. We can't hear each other.

[1:52:59] Voice 32: We're suddenly getting a whole bunch of feedback.

[1:53:06] Voice 32: Is

[1:53:12] Voice 18: that better now? I'm not getting any echoes now. Okay, so let's promote

[1:53:19] Voice 18: promote Margaret Birch then for her presentation and Margaret I see you're there okay great would

[1:53:52] Voice 18: you please go ahead good

[1:53:55] Voice 23: evening all right I have a PowerPoint presentation that just summarizes

[1:54:01] Voice 23: the synopsis do I do a screen share or how does that work oh share my screen yeah

[1:54:11] Voice 18: staff is that

[1:54:12] Voice 18: going to work can we have her share her screen yeah

[1:54:15] Voice 28: that should be fine now that she's a panelist

[1:54:18] Voice 28: you can just go ahead and give that a shot Margaret okay

[1:54:22] Voice 23: do you see it we

[1:54:27] Voice 28: do not okay

[1:54:29] Voice 28: have you selected the you you also have to hit share at the end usually you you you do share

[1:54:37] Voice 28: screen first then you choose your item you want to share and then there's probably another share

[1:54:43] Voice 28: button on the screen when you do that so it does like a final

[1:54:47] Voice 23: I see that a final thing

[1:54:50] Voice 28: right

[1:55:01] Voice 23: uh it says upload you

[1:55:06] Voice 28: shouldn't need to upload i don't think just

[1:55:08] Voice 23: i've hit share okay

[1:55:12] Voice 28: and nothing is happening and you've selected and you've selected the correct item that you want to

[1:55:20] Voice 28: share because yep

[1:55:23] Voice 31: looking at it

[1:55:25] Voice 23: oh

[1:55:27] Voice 28: it's in the zoom click share is that where you're

[1:55:30] Voice 23: clicking it's it's in the powerpoint do you want me to in the zoom click no

[1:55:34] Voice 28: yeah in the zoom you

[1:55:36] Voice 28: want to click share yeah you do share screen then you click on the window that has your powerpoint

[1:55:46] Voice 28: slide and then there should be another share button in the zoom window that is finalizes it

[1:55:55] Voice 28: i

[1:55:59] Voice 31: clicked the share uh we also have it in

[1:56:09] Trustee Allen: our package can it can we have yeah get

[1:56:12] Voice 28: out of our

[1:56:13] Voice 28: package at all yeah

[1:56:14] Trustee Allen: it's like powerpoint yeah

[1:56:16] Voice 28: maybe we'll do it and

[1:56:18] Voice 28: we'll we'll share it on

[1:56:19] Voice 28: our end that

[1:56:20] Trustee Allen: would be good i think our

[1:56:22] Voice 28: planner is just gonna try and bring that up so if you

[1:56:28] Voice 31: give us a moment here it comes there okay thank

[1:56:51] Voice 23: you okay thank you um good evening thank you for

[1:56:55] Voice 23: giving me a second opportunity to present to the the hornby island local trust committee this year

[1:57:03] Voice 23: on behalf of hira's community hall committee i am bringing you this update since the endorsement

[1:57:09] Voice 23: made earlier this year um to highlight what the community hall committee has been doing since

[1:57:15] Voice 23: then and to seek the local trust committee's support to continue moving forward with the

[1:57:21] Voice 23: heritage register next year uh just forward please next slide yeah um briefly a recent

[1:57:32] Voice 23: background in earlier this year in january 20th at the local trust committee meeting

[1:57:38] Voice 23: I provided the first delegation presentation, which led the local trust committee to endorse their support to the community hall committee in establishing a Hornby Island community heritage register, and by requesting that the chair write a letter of support to the CVRD.

[1:57:59] Voice 23: This proceeded, and in June of 2016-2023, the Local Trust Committee subsequently approved to request staff to prepare a project charter for the Community Heritage Register for the 2023-2024 fiscal year.

[1:58:16] Voice 23: Do

[1:58:16] Voice 28: we know who's doing the third delegation?

[1:58:21] Voice 23: With the scope of objectives to be determined by the Local Trust Committee.

[1:58:26] Voice 23: committee. As a result of that, the local trust committee's endorsement led to the Comox Valley

[1:58:34] Voice 23: Regional District granting a $5,000 grant during the summer of this year to HIRA, which was funded

[1:58:42] Voice 23: under the regional district's Hornby Island Heritage Conservation Service Establishment

[1:58:49] Voice 23: bylaw 317 to support the community hall committee drafting some statements of significance

[1:58:58] Voice 23: next

[1:58:59] Voice 31: slide please through the

[1:59:06] Voice 23: summer and into the fall the the community hall committee advertised

[1:59:11] Voice 23: locally for a cultural heritage consultant to develop the cultural heritage statements of

[1:59:17] Voice 23: significance for the community hall and hornby's first school now commonly known referred called

[1:59:22] Voice 23: called the fabricators for the weaving center.

[1:59:26] Voice 23: A cultural heritage statement of significance

[1:59:29] Voice 23: is necessary for the first step

[1:59:31] Voice 23: before a community heritage register can be prepared.

[1:59:35] Voice 23: Two statements were completed in November,

[1:59:39] Voice 23: delivered in November, 2023 for HIRA and the committee,

[1:59:43] Voice 23: and were shared with the regional district,

[1:59:45] Voice 23: Islands Trust, and copies have been accompanied

[1:59:48] Voice 23: with my presentation, which will be shared

[1:59:51] Voice 23: to the as part of the report to the trust committee uh with by staff later this month

[2:00:00] Voice 23: a third statement of significance also covered under the grant would be completed and i'm pleased

[2:00:04] Voice 23: to say it was delivered this week and that's for the heritage public building the room to grow

[2:00:10] Voice 23: the next slide please so just in sharing uh highlights of the two statements of significance

[2:00:20] Voice 23: received in november the community hall statement of significance includes information on building

[2:00:27] Voice 23: building location, ownership, age, construction timelines, and the current use information.

[2:00:33] Voice 23: It is at now 96 years of age, and the community hall provides significant heritage value.

[2:00:39] Voice 23: It's locally in the context of Hornby Island history and culture, and regionally in the

[2:00:43] Voice 23: context of Pacific Coast vernacular architecture. Updates and additions through the 1970s and 80s,

[2:00:50] Voice 23: the hall embodies the Hornby Island spirit of civic voluntarism and artistic creativity.

[2:00:56] Voice 23: The hall, as we call it, is a commons community center in the truest sense of the word, centrally located, the focus of community, spirit, a point from which collective energy radiates.

[2:01:10] Voice 23: Next slide, please.

[2:01:14] Voice 23: The second statement of work was on the old schoolhouse, Hornby's first public school.

[2:01:20] Voice 23: It also includes the key components of the Statement of Significance, which is its location, its ownership, age, construction timelines, and its current use.

[2:01:31] Voice 23: It is the second oldest public building on Hornby at 132 years of age.

[2:01:37] Voice 23: The schoolhouse has been home to the Hornby Island Fabricators Weaving Centre since 1988.

[2:01:42] Voice 23: The school served as a public school building for 92 consecutive years from 1892 to 1984 and has served as a community education and social center since it first opens its doors.

[2:01:56] Voice 23: The building is the embodiment of Hornby Island community heritage, particularly as it relates to education and the transmission of local cultural knowledge.

[2:02:05] Voice 23: Next slide.

[2:02:10] Voice 23: So in summary, overall, the HIRA Community Hall Committee has provided the Islands Trust

[2:02:17] Voice 23: Committee and planning staff with the needed information to get started on establishing

[2:02:23] Voice 23: a Hornby Island Community Heritage Register.

[2:02:26] Voice 23: The request for advancing this project has been raised through three delegations presentations

[2:02:32] Voice 23: presentations since December 2021, and the local trust committee requested a project charter for

[2:02:41] Voice 23: the heritage register project over six months ago. I'm hoping the local trust committee will

[2:02:48] Voice 23: advance this small project with staff support this winter and not defer or delay in proceeding

[2:02:53] Voice 23: with this project. The

[2:02:55] Voice 23: register will bring valuable social benefits to bettering Hornby's

[2:02:59] Voice 23: heritage, specifically the community hall. The hall needs significant foundation and insulation

[2:03:10] Voice 23: upgrades, accessible washroom and other improvements, also some windows. Establishing

[2:03:17] Voice 23: a register will help support HIRA and its community hall committee to access needed

[2:03:22] Voice 23: capital resources to address improvements over the coming years. Thank you for this consideration.

[2:03:27] Voice 23: thank you

[2:03:30] Voice 18: for your presentation any questions from trustees no

[2:03:35] Trustee Allen: i just want to say thank you

[2:03:36] Trustee Allen: margaret uh i'm sorry it's uh we keep on getting curveballs thrown at us as trustee

[2:03:41] Trustee Allen: local trust committees and um i'm sorry that's taken so long but uh yeah that's what i just

[2:03:48] Trustee Allen: want to say thank you thanks okay

[2:03:52] Voice 18: thank you and who is the presenter for the third delegation

[2:03:55] Voice 18: I believe that's for

[2:03:58] Voice 16: Hi-SEAC. Can

[2:04:02] Voice 31: you identify yourself?

[2:04:04] Voice 31: Histra.

[2:04:05] Voice 31: Oh,

[2:04:06] Voice 18: sorry, Histra. So maybe that person, if you're a participant, if you could raise your hand.

[2:04:15] Voice 28: I've got both Eulala Mills and Michelle Easterly with their hands up. So are those Histra reps? Yes?

[2:04:24] Voice 28: Yes.

[2:04:27] Voice 18: I'm not sure, but let's go ahead and promote them and we'll find out in a moment.

[2:04:34] Voice 31: All right.

[2:05:02] Voice 28: So Michelle has declined to be promoted. I don't know if she just wants to

[2:05:07] Voice 28: be allowed to speak. Her hand is up. So do you want me to just do that if she doesn't want to

[2:05:12] Voice 28: be promoted?

[2:05:13] Voice 18: Sure, that's fine. Okay.

[2:05:17] Voice 18: Oh, I see. She's been promoted now.

[2:05:20] Voice 28: Now she's moved over.

[2:05:21] Voice 28: Okay.

[2:05:22] Voice 18: Okay, so who's going to start off? Michelle? So just unmute yourself, Michelle.

[2:05:36] Voice 18: Okay,

[2:05:37] Voice 36: are we on?

[2:05:40] Voice 18: Yes, we can hear you. Please proceed.

[2:05:42] Voice 36: Okay, so sorry about that. I'm not a

[2:05:45] Voice 36: hugely technical person. My daughter Chardonnay just helped me. Thank you so much, Chardonnay.

[2:05:50] Voice 36: We're not going to start with good afternoon because we're now into good evening. So good

[2:05:56] Voice 36: Good evening. Before I start, I want to offer a deep gratitude to Angelia Hopner, Plan H Healthy Communities, Comox Valley Regional District, HIRA, and Denman Works.

[2:06:09] Voice 36: Angelia did the hard work supported by all these folks to create the amazing 2023 Hornby Community Profile, the source of the housing information we share today.

[2:06:21] Voice 36: day. It allows us to understand more clearly where efforts in housing on Hornby need to focus.

[2:06:29] Voice 36: I'm a Hornby resident who earns most of my living by sharing my home with visitors

[2:06:34] Voice 36: and I'll add that I would not have been here to do all the things I do on Hornby if I had not been

[2:06:42] Voice 36: able to do short-term vacation rentals. I belong to the Hornby Island Short-Term Rental Association

[2:06:47] Voice 36: as one of the 80 properties and 120 community members

[2:06:52] Voice 36: they now represent.

[2:06:54] Voice 36: I am also a member of the board.

[2:06:57] Voice 36: Our community must focus time, energy, and money

[2:07:01] Voice 36: on addressing the needs of those

[2:07:03] Voice 36: that are precariously housed.

[2:07:05] Voice 36: Needs the community profile shows us cannot be met

[2:07:09] Voice 36: by the land use changes currently being considered.

[2:07:13] Voice 36: Let me explain why.

[2:07:14] Voice 36: Why? Hornby now has 59% of our homes filled by full-time households, and the number of full-time

[2:07:23] Voice 36: residents is growing. If the trend continues, 70% of our homes, an increase of about 30 homes per

[2:07:32] Voice 36: year, could be owner-occupied full-time by 2026. Owners moving to live here full-time is and will

[2:07:41] Voice 36: continue taking rentals away from those who have relied on them. Just under 20% of our full-time

[2:07:49] Voice 36: households, 115 rent, and one in three renters on Hornby are precariously housed, many paying

[2:07:59] Voice 36: more than 30% of their income for housing. Add this, that the rent our community members can

[2:08:06] Voice 36: afford is lower than in most communities. Median rental housing cost on Hornby at $700 is about

[2:08:15] Voice 36: half that of BC. Most of our 39 precariously housed renters pay $300 or less in monthly housing cost.

[2:08:25] Voice 36: Individual property owners cannot create safe and stable long-term housing at these rents.

[2:08:34] Voice 36: The cost of a new suite or additional dwelling unit with proper water, septic, and heat is too high to allow rents below $1,000 a month, let alone below $300.

[2:08:50] Voice 36: Properties who offer vacation rentals are either not available, as you heard tonight by most of those people who spoke, as owners use them throughout the year, or like new suites, not affordable.

[2:09:03] Voice 36: As we did with elder housing, to solve our most pressing housing need, we will need to support purpose-built rentals created by a collective, a community, a cooperative, a government, and that needs funding.

[2:09:22] Voice 36: And now we have a real opportunity to make meaningful impact and begin to meet that need.

[2:09:27] Voice 36: The 3% tax, called the Municipal and Regional District Tax, or the Pillow Tax, charged to visitors in fixed-roof accommodations, think resorts and vacation rentals, not campgrounds or glamping, now provides annual funding for affordable housing on Hornby.

[2:09:50] Voice 36: This newly available $50,000 of predictable annual funding can be a game changer.

[2:10:02] Voice 36: With it, we could establish a housing coordination program, create a paid position to navigate bureaucracy for local housing solutions.

[2:10:14] Voice 36: We could pay interest on significant investments in land or buildings or provide rent subsidies to households in need.

[2:10:25] Voice 36: Hornby has already increased the allocation for housing from the tax to 50% from the 33% the province has allowed.

[2:10:35] Voice 36: They hope to go further if the province will agree.

[2:10:38] Voice 36: If we stop legal vacation rentals, we lose 75% of this money.

[2:10:46] Voice 36: This predictable funding is a milestone for affordable housing efforts on Hornby, and it's a step towards a future where we offer safe, secure, long-term rentals to those who have struggled for decades to find them.

[2:11:04] Voice 36: Let's support building dedicated long-term rentals that can replace the increasing number of homes

[2:11:11] Voice 36: occupied by their owners. Let's maintain the $50,000 pillow tax by maintaining vacation rentals,

[2:11:21] Voice 36: setting a cap for their growth, and fund truly affordable long-term housing for those who need

[2:11:29] Voice 36: it most with these two decisions our local trust committee will support the creation of long-term

[2:11:38] Voice 36: safe stable housing on hornby for those who need it housing we can afford thank you

[2:11:45] Voice 36: and thank you all you've done an amazing job tonight okay

[2:11:53] Voice 31: thank you for that uh trustees

[2:11:55] Voice 31: these any questions well

[2:11:58] Trustee Allen: i just want to comment that the 22 bc average housing house cost is 996

[2:12:05] Trustee Allen: dollars 996 460 dollars that's the average price of a house in bc last year and the national

[2:12:16] Trustee Allen: average is 490 520 so there you use that on or b um but i just want to ask you michelle um i'm

[2:12:24] Trustee Allen: just looking at the letter

[2:12:25] Voice 31: from histra it says most of it's 75 like the pill attacks

[2:12:35] Trustee Allen: 75 directly for vacation rentals so what's the 25 percent um am i missing something maybe you

[2:12:41] Trustee Allen: can answer that or maybe um alex

[2:12:43] Voice 36: because my phone has gone funny i'm gonna have you leila answer

[2:12:47] Voice 36: that question if it's okay with you sure whoever can

[2:12:51] Voice 36: okay yeah because my phone is very it's too

[2:12:53] Voice 36: too quite stupid not

[2:12:55] Trustee Allen: smart okay yeah

[2:12:57] Voice 5: thanks so the answer to that question is that the MRDT the

[2:13:02] Voice 5: municipal and regional district tax is charged on quote-unquote fixed roof accommodations

[2:13:06] Voice 5: so most of that is the vacation rental 75 the rest is the resorts and the B&Bs on the island

[2:13:14] Voice 5: does

[2:13:16] Trustee Allen: glamping no go into

[2:13:18] Voice 5: that no no glamping no camping and and it is um uh you have to be

[2:13:25] Voice 5: registered so operating legally in order to be paying it yeah

[2:13:29] Voice 31: okay thank you thanks you leila

[2:13:33] Voice 31: anything else uh from trustees okay

[2:13:39] Voice 18: not seeing any um thank you michelle and you leila for your

[2:13:42] Voice 18: presentation and we will now move on to the rest of our agenda uh in section six we have minutes

[2:13:52] Voice 18: from uh september 8th for adoption any

[2:13:57] Voice 31: corrections the minutes there not

[2:14:03] Voice 18: seeing any i'll take it by

[2:14:05] Voice 18: general consent that we'll adopt those minutes as presented and then we have minutes from

[2:14:13] Voice 18: from the special meeting of September 29th for adoption.

[2:14:18] Voice 18: Anything on those minutes, trustees?

[2:14:22] Voice 18: No.

[2:14:23] Voice 18: Okay, then I will take it by general consent

[2:14:26] Voice 18: that we'll adopt those minutes as presented as well.

[2:14:30] Voice 18: We have no advisory planning commission minutes.

[2:14:34] Voice 18: And then in section seven on page 27 and 28,

[2:14:38] Voice 18: we have the follow-up action list report dated December 6th.

[2:14:43] Voice 18: is there any uh anything that staff wants to speak on

[2:14:47] Voice 31: the follow-up action list i'm not seeing any

[2:14:56] Voice 31: uh so any questions from trustees no okay well moving right along here uh

[2:15:06] Voice 18: the next is in

[2:15:08] Voice 18: applications and referrals we have a verbal update uh on the rogers cell tower proposal at section

[2:15:15] Voice 18: 8.1 and

[2:15:19] Voice 31: I see uh platters

[2:15:22] Voice 18: to minus hi

[2:15:24] Planner Thomaidis: chair Peterson can you hear me

[2:15:25] Voice 18: yes great

[2:15:28] Planner Thomaidis: yeah so um

[2:15:30] Planner Thomaidis: this was just since some time has passed since the last meeting and the LTC has been receiving

[2:15:35] Planner Thomaidis: ongoing comments about this referral file so staff just wanted to provide a brief update

[2:15:41] Planner Thomaidis: um yeah so at the last meeting on September in September the LTC requested that the proponent

[2:15:47] Planner Thomaidis: undertake further public consultation in order to align with the model antenna strategy

[2:15:52] Planner Thomaidis: public consultation requirements including some consultation with the school district

[2:15:58] Planner Thomaidis: ambulance services and a number of remaining residents within a 630 meter radius from the

[2:16:05] Planner Thomaidis: proposed tower a little bit different than their initial round of consultation from the previous

[2:16:09] Planner Thomaidis: year and there's been no change in the status of this referral since the last LTC meeting

[2:16:15] Planner Thomaidis: The LTC has not yet received a referral from the province because this tower is proposed on Crown land.

[2:16:23] Planner Thomaidis: So there's nothing to report there.

[2:16:26] Planner Thomaidis: And also the public consultation process that the proponent is undertaking has not been completed.

[2:16:32] Planner Thomaidis: So the additional further public consultation that the LTC requested at the last meeting has not yet been completed.

[2:16:40] Planner Thomaidis: And that's the extent of the update on the file.

[2:16:45] Planner Thomaidis: thanks uh

[2:16:46] Voice 31: thank you for that any questions from trustees trustee allen i'm confused i'm looking

[2:16:53] Voice 31: at her sorry i look at her agenda i thought oh okay there we go sorry i read it wrong

[2:17:08] Voice 31: so there's no time frame not

[2:17:12] Planner Thomaidis: yeah not confirmed from the

[2:17:14] Planner Thomaidis: proponent nothing yet

[2:17:16] Planner Thomaidis: um they said they'd check back with us in the new year and let us know okay so in terms of

[2:17:23] Trustee Allen: Sorry, I'm still talking. In terms of what was brought up earlier in the town hall, that we could do a vote of non-conference right now in this meeting, is that correct or not?

[2:17:36] Planner Thomaidis: You certainly can. It's possible for you to do that if you'd like to.

[2:17:42] Planner Thomaidis: Generally, staff would not advise it because the public consultation process hasn't been completed and the referral from the province hasn't been received.

[2:17:51] Planner Thomaidis: so it would be the process is still underway with other levels of government um so it would

[2:17:57] Planner Thomaidis: be a bit preemptive to respond before that referral hasn't even been received by the ltc

[2:18:02] Planner Thomaidis: sorry

[2:18:04] Trustee Allen: follow-up question so then um brain where were you okay so i'm assuming we're going to hear

[2:18:14] Trustee Allen: something before our next meeting in february perhaps and uh then we can vote then or i'm

[2:18:24] Trustee Allen: I'm sorry, I'm sort of confused about the process.

[2:18:26] Trustee Allen: In terms of public consultation,

[2:18:27] Trustee Allen: it's in terms of our personal,

[2:18:30] Trustee Allen: our tower product, our protocol agreement, right?

[2:18:33] Trustee Allen: So he's going towards spreading,

[2:18:36] Trustee Allen: passing the school and the clinic

[2:18:39] Trustee Allen: and people that are within that perimeter.

[2:18:41] Trustee Allen: Is that what's going on at this point

[2:18:42] Trustee Allen: or is there something more?

[2:18:44] Planner Thomaidis: That was, so what the LTC asked

[2:18:47] Planner Thomaidis: for additional public consultation

[2:18:48] Planner Thomaidis: to meet the model antenna strategy requirements

[2:18:52] Planner Thomaidis: at your last meeting.

[2:18:54] Planner Thomaidis: uh that is underway it hasn't started yet from from what we've been told from the proponent

[2:19:00] Planner Thomaidis: but it would be planned for the new year potentially again the proponent would have

[2:19:07] Planner Thomaidis: to confirm that we haven't heard a set timeline on that from them i

[2:19:13] Trustee Allen: have another question but i'll

[2:19:13] Trustee Allen: let trustee scott ask thank you trustee scott thank

[2:19:17] Trustee Scott (probable): you yes i think we i think we should wait

[2:19:20] Trustee Scott (probable): until we hear i mean presumably we're going to hear from the proponent um on the um the

[2:19:30] Trustee Scott (probable): application to the government we're going to get that before the next meeting right is that what

[2:19:35] Trustee Scott (probable): you're assuming we

[2:19:36] Planner Thomaidis: don't know we don't know when we're going to receive it it's a referral from

[2:19:39] Planner Thomaidis: the province right so

[2:19:42] Planner Thomaidis: we don't really they they have their own process that we are not involved

[2:19:48] Planner Thomaidis: involved in we receive a referral and the LTC receives the referral and then are asked to respond

[2:19:52] Planner Thomaidis: to that referral trustee

[2:19:57] Trustee Allen: Ellen thank you chair um so there's also a time frame where this application

[2:20:03] Trustee Allen: could expire perhaps if he if it's not responded in a certain time it's am I under that wrong

[2:20:13] Trustee Allen: impression that it has to there is a time frame for this application and if we don't get all the

[2:20:19] Trustee Allen: information within that time frame then they have to reapply or am i confused are

[2:20:25] Planner Thomaidis: you are you

[2:20:25] Planner Thomaidis: speaking about ised's requirements for 120 days from so again again staff would have to confirm

[2:20:35] Planner Thomaidis: that with ised uh but the 120 days refers to completing all public consultation

[2:20:43] Planner Thomaidis: within that time frame so the fact that the ltc has requested additional public consultation to

[2:20:50] Planner Thomaidis: meet with the require the public consultation requirements

[2:20:53] Planner Thomaidis: and the Hornby antenna strategy,

[2:20:54] Planner Thomaidis: the model antenna strategy, that timeline has shifted.

[2:20:58] Planner Thomaidis: You've requested additional public consultation.

[2:21:02] Planner Thomaidis: So the sort of 120 days that originally applied,

[2:21:06] Planner Thomaidis: I guess by default would be extended

[2:21:09] Planner Thomaidis: cause you're asking for more

[2:21:10] Planner Thomaidis: to meet your own set of requirements.

[2:21:18] Voice 18: Okay, anything else trustees?

[2:21:22] Trustee Scott (probable): It is rather confusing.

[2:21:25] Voice 18: and uh i the other thing i i heard in the in the public uh um uh comment period was a suggestion

[2:21:35] Voice 18: that instead of waiting for the referral from the province that the ltc do some kind of proactive

[2:21:43] Voice 18: uh communication with the province um i know uh i've heard anecdotally uh from hornby islanders

[2:21:53] Voice 18: that there is interest in that piece of Crown land

[2:21:57] Voice 18: for housing and some trades spaces in the community.

[2:22:04] Voice 18: I did reach out to a community member a couple of days ago

[2:22:08] Voice 18: and asked them if they would send us some information

[2:22:15] Voice 18: on what that looks like so that if that is a desire

[2:22:19] Voice 18: of the local trust committee um that we could we could have some information to back up anything

[2:22:26] Voice 18: that we might do on that so i just wanted to mention that

[2:22:28] Voice 35: uh

[2:22:29] Voice 18: to see trustee alan yeah thank

[2:22:32] Voice 18: you chair so yeah

[2:22:34] Trustee Allen: what i've heard last was that yeah an individual or group on hornby have already

[2:22:41] Trustee Allen: contacted the province regarding this crown land so she's been encouraged to carry on with it so

[2:22:48] Trustee Allen: So I'm not sure where it's at at this point

[2:22:49] Trustee Allen: in terms of the province has obviously received something.

[2:22:53] Trustee Allen: I don't know how long it takes for them to respond,

[2:22:55] Trustee Allen: but there's something in the works.

[2:22:58] Voice 18: Yeah, thank you for that.

[2:23:01] Voice 18: I just, I encourage the person that I spoke to

[2:23:04] Voice 18: to forward any information that they have

[2:23:09] Voice 18: to the local trust committees that were apprised

[2:23:11] Voice 18: of what those plans look like right now

[2:23:14] Voice 18: and whether that's informs a proactive reaching out by the local trust committee to the province

[2:23:22] Voice 18: or just informs a referral response either way I think it'd be helpful for to the LTC to have

[2:23:29] Voice 18: an understanding of what those plans those community plans are for use of that space

[2:23:36] Voice 18: so anything else on this before we move along I

[2:23:40] Planner Thomaidis: did have one other thing to add I know there's

[2:23:42] Planner Thomaidis: been some comments about posting this information all the information that the LTC is receiving

[2:23:50] Planner Thomaidis: about this referral publicly so I think we're going to create a current applications

[2:23:56] Planner Thomaidis: staff are working on that posting it on the current applications page under referrals going

[2:24:02] Planner Thomaidis: forward we were going to wait until we received an actual referral from the province to do that

[2:24:07] Planner Thomaidis: but just considering the volume of of comments and letters and correspondence we're receiving

[2:24:12] Planner Thomaidis: on this instead of posting it every time there's a meeting posting it to the correspondence section

[2:24:18] Planner Thomaidis: of the agenda it'll be posted straight to that current referrals and applications page instead

[2:24:27] Voice 18: okay thank you i think that's working on that

[2:24:29] Voice 18: that seems like a good a good idea

[2:24:31] Voice 18: uh anything else further trustees before we move on to the next section i'm not seeing any waving

[2:24:40] Voice 18: Okay, so thank you, Planar Thaumatis. And next, as Section 9, we have the 9.1 on page 29. We have the minor project, the Heritage Register proposed project charter. And we do have a staff report. And that is also from Planar Thaumatis.

[2:25:06] Planner Thomaidis: Great. Thanks, Chair Peterson. I'm just going to share my screen. There we go.

[2:25:18] Voice 25: Okay,

[2:25:27] Planner Thomaidis: so thanks, trustees and chair. This report introduces a draft project charter for a minor project containing information about the possible deliverables, scope, budget, community consultation, and staff time required to develop a community heritage register for Hornby.

[2:25:48] Planner Thomaidis: be. And as you've heard from the delegation presentation by Margaret Birch, on behalf of

[2:25:54] Planner Thomaidis: HIRA earlier, so it's regarding that as well. A community heritage register is a cornerstone to

[2:26:02] Planner Thomaidis: a local government's community heritage program. It should be implemented as part of a planned

[2:26:07] Planner Thomaidis: heritage program to achieve clearly stated community goals. And the buildings considered

[2:26:14] Planner Thomaidis: for adding to this register will include those introduced

[2:26:17] Planner Thomaidis: by Hira earlier, including the community hall,

[2:26:21] Planner Thomaidis: the old school house and room to grow.

[2:26:25] Planner Thomaidis: So as you can see from the proposed charter here,

[2:26:30] Planner Thomaidis: shared on the screen, the deliverables would be

[2:26:34] Planner Thomaidis: to establish a preliminary community heritage register

[2:26:37] Planner Thomaidis: for the island and add three statements of significance

[2:26:40] Planner Thomaidis: to that register for those three buildings.

[2:26:42] Planner Thomaidis: things. The LTC

[2:26:47] Planner Thomaidis: should, oh, I'll be quick. The LTC should carefully consider the above work plan,

[2:26:53] Planner Thomaidis: detailing all the steps involved in developing a heritage register. The process always starts

[2:26:58] Planner Thomaidis: with gathering information on heritage issues, needs, resources, and values, which the HIRA

[2:27:04] Planner Thomaidis: Community Hall Committee has already begun. Staff propose hosting a workshop with HIRA to discuss

[2:27:09] Planner Thomaidis: the draft eligibility criteria for the heritage register, which will be included in the final

[2:27:15] Planner Thomaidis: register and inform how other sites and buildings are considered before they're added. This work

[2:27:21] Planner Thomaidis: will involve the opportunity to further identify the aesthetic, historic, cultural, scientific,

[2:27:28] Planner Thomaidis: social, spiritual, and any other qualities used to categorize heritage values for the community.

[2:27:34] Planner Thomaidis: Before establishing the register, consulting with the owners of each of the properties under

[2:27:39] Planner Thomaidis: consideration is always also required. The LTC can also consider holding a community information

[2:27:46] Planner Thomaidis: meeting or referring to the draft community or referring the draft community heritage register

[2:27:53] Planner Thomaidis: to the advisory planning committee before establishing it by resolution and that's been

[2:27:57] Planner Thomaidis: included in this work plan. The draft project charter shown here also includes sharing the

[2:28:04] Planner Thomaidis: project proposal with Comox First Nation for information early on in the process, which might

[2:28:10] Planner Thomaidis: result in changes to the project scope or the budget. In that instance, if we hear back from KFN,

[2:28:17] Planner Thomaidis: staff would report back to the LTC with an updated project charter and a new scope for consideration

[2:28:23] Planner Thomaidis: as if there's extensive consultation required with Comox or First Nations engagement more generally,

[2:28:31] Planner Thomaidis: that would definitely require additional staff time and budget and may push this into a major

[2:28:36] Planner Thomaidis: project as opposed to a minor. So that would be considered at the time. But I think that starting

[2:28:42] Planner Thomaidis: with just sharing for information is the first step. In conclusion, staff recommend the LTC

[2:28:49] Planner Thomaidis: approve the proposed draft project charter for a minor project beginning early 2024

[2:28:53] Planner Thomaidis: and concluding in late summer 2024. Thank you.

[2:28:59] Voice 18: Okay, thank you for that. Any questions from

[2:29:02] Voice 18: trustees i know we do have a recommended uh resolution of the first page of the report

[2:29:07] Voice 18: trustee allen um

[2:29:10] Voice 31: yeah so i'm looking at under

[2:29:14] Trustee Allen: the consultation of first nations that you're saying

[2:29:17] Trustee Allen: that if we do contemplate inclusion of such sites in a horn behind the register sorry i've got two

[2:29:23] Trustee Allen: computers going there that where am i extensive a meaningful consultation so what can you describe

[2:29:32] Trustee Allen: how extensive, meaningful, because maybe I'm being flippant by saying it's not on

[2:29:38] Trustee Allen: water, these places. It's in the middle of the island. So I just wanted to know how extensive

[2:29:46] Trustee Allen: and meaningful and also, oh, I've lost my thought. Okay, that's it.

[2:30:00] Trustee Allen: for now sorry can

[2:30:01] Trustee Scott (probable): i can i jump in

[2:30:02] Voice 18: just just a moment scott uh trustee scott let's let's give

[2:30:06] Voice 18: the planner the minus a chance to answer the question and then i'll come to you i'm i'm

[2:30:13] Planner Thomaidis: comfortable with um with trustee scott and answering or responding to that first if that's

[2:30:17] Planner Thomaidis: okay sure

[2:30:18] Voice 18: go ahead trustee scott

[2:30:19] Trustee Scott (probable): well i i'm well i'm prepared to make the recommendation i think

[2:30:23] Trustee Scott (probable): it's very clear i think it's very valuable and i think we should just make the um the motion i'm

[2:30:29] Trustee Scott (probable): prepared to do that okay

[2:30:32] Voice 18: uh did you want to add anything um bladder themitis before we go to the

[2:30:36] Voice 18: resolution are you comfortable with just moving along here i'm fine moving along okay trustee

[2:30:42] Voice 18: scott please go ahead thank

[2:30:44] Trustee Scott (probable): you i move that the hornby island local trust committee approved

[2:30:47] Trustee Scott (probable): draft project charter version 1.0 for developing a community heritage register as a minor project

[2:30:56] Trustee Scott (probable): in the 2024-25 fiscal year.

[2:31:00] Voice 18: Second.

[2:31:01] Voice 18: So moved and seconded by Trustee Allen.

[2:31:03] Voice 18: Any further discussion, Trustee Allen?

[2:31:07] Voice 18: I

[2:31:07] Trustee Allen: remember what I was going to ask.

[2:31:09] Trustee Allen: I'm not used to having meetings after dinnertime.

[2:31:13] Trustee Allen: Well, unless it's higher.

[2:31:14] Trustee Allen: But what I'm wondering is,

[2:31:16] Trustee Allen: in terms of extensive consultation,

[2:31:19] Trustee Allen: could this not be tied in as well with our major project

[2:31:24] Trustee Allen: with the Commonwealth First Nations Relationship Building

[2:31:28] Trustee Allen: building or this has to be treated as something separate through

[2:31:33] Planner Thomaidis: yeah through the chair do you

[2:31:34] Planner Thomaidis: mean the whole um and like the entire Heritage Register project or do you just mean the

[2:31:42] Planner Thomaidis: consultation with KFN potential consultation

[2:31:45] Trustee Allen: the consultation um

[2:31:47] Planner Thomaidis: yeah there's there's potential to

[2:31:50] Planner Thomaidis: for that for that project to include but again I think with with that project it was decided that

[2:31:57] Planner Thomaidis: you have to have a conversation with the nation to find out if that's what they'd like to

[2:32:04] Planner Thomaidis: be engaged on. So there's a lot of unknowns about what that project exactly will look like.

[2:32:12] Planner Thomaidis: I think just like adding First Nations engagement to that project from this project, I think we

[2:32:18] Planner Thomaidis: We should, this project should be standalone.

[2:32:23] Planner Thomaidis: So if there's discussion about the community heritage register

[2:32:27] Planner Thomaidis: with Comox First Nation, that's what it should be

[2:32:30] Planner Thomaidis: because that's what the project is for.

[2:32:36] Trustee Scott (probable): Especially considering they're a serious part of our heritage.

[2:32:44] Voice 18: Anything further, trustees?

[2:32:49] Voice 18: All right, then I will go ahead and call the question,

[2:32:52] Voice 18: the motion on the floor.

[2:32:53] Voice 18: All those in favor?

[2:32:57] Voice 18: raise your hand and uh that carries thank you very much okay so that moves us on to uh

[2:33:11] Voice 18: the hornby island official community plan section uh starting on page 63

[2:33:19] Voice 18: and i believe this is planner zupanek uh presenting on this one uh you're muted

[2:33:32] Planner Zupanec: Just a quick audio check that you can hear me okay?

[2:33:34] Voice 18: Yes, we can hear you.

[2:33:35] Voice 18: I know it's been a long day.

[2:33:36] Voice 18: We really appreciate you guys sticking it

[2:33:39] Planner Zupanec: out with us this late.

[2:33:40] Planner Zupanec: That's great.

[2:33:41] Planner Zupanec: In the interest of time, I will not go through the staff report.

[2:33:44] Planner Zupanec: It's quite self-explanatory.

[2:33:46] Planner Zupanec: However, I will clarify a few points that have come up in the town hall or public comment section, questions that were raised.

[2:33:52] Planner Zupanec: So the staff recommendation tonight has not changed.

[2:33:55] Planner Zupanec: I'm recommending that you do not give first reading to the draft official community plan amendments that were drafted based on your direction at the last meeting to prohibit short-term vacation rentals and include the housing changes as per the project charter that's included in the package.

[2:34:14] Planner Zupanec: the reason for this is we strongly suggest that you receive a fulsome report on the implications

[2:34:21] Planner Zupanec: and the options that you can consider as a local trust committee moving forward in light of the

[2:34:29] Planner Zupanec: new provincial regulations for short-term accommodations our understanding is is that

[2:34:36] Planner Zupanec: legal non-conforming status would be extinguished regardless of whether or not you are opting in

[2:34:42] Planner Zupanec: So that is the first piece that I think is important to clarify, and that would take effect May 1st, 2024.

[2:34:49] Planner Zupanec: So these draft bylaws, as part of this project charter, could have serious implications.

[2:34:57] Planner Zupanec: I see Trustee Scott's raised a hand, so would you like me to pause?

[2:35:03] Voice 18: Trustee Scott, do you want to interject now?

[2:35:05] Voice 18: hour yes

[2:35:06] Trustee Scott (probable): please um i'm wondering why we don't move to to have the um first reading of the bylaw

[2:35:17] Trustee Scott (probable): it's been a long time couple of years and we when we get the provincial ruling what comes out this

[2:35:26] Trustee Scott (probable): month and probably clarity that's going to come out a little further at least we can start the

[2:35:30] Trustee Scott (probable): process we can get public meetings going on we can we can get a draft of the ocp the new one so

[2:35:38] Trustee Scott (probable): we got something to look at we're going to put it off another six months to do this and and we've

[2:35:44] Trustee Scott (probable): been waiting to get this a long time now so i and we we can amend it as we're going along if we have

[2:35:50] Trustee Scott (probable): first reading at least we have a start on the thing that's why i'm thinking maybe we should

[2:35:54] Trustee Scott (probable): move ahead with it i recognize what you what you said planner but uh i i don't see it wouldn't

[2:36:02] Trustee Scott (probable): limit us us uh revising as we as we go along it's not going to happen within six months or a year

[2:36:08] Trustee Scott (probable): anyway we're going to have to do four readings we're going to have to have uh public consultation

[2:36:12] Trustee Scott (probable): meetings on hornby and i want to get it out to the public as soon as we can so

[2:36:21] Planner Zupanec: the reason uh we

[2:36:22] Planner Zupanec: We don't recommend that approach is because you would need to be fully satisfied at first

[2:36:28] Planner Zupanec: reading that you are ready to make significant referrals to other agencies and First Nations

[2:36:33] Planner Zupanec: with this approach, which currently is to prohibit short-term vacation rentals in light

[2:36:38] Planner Zupanec: of the fact that legal non-conforming use would be extinguished in May 2024.

[2:36:45] Planner Zupanec: So first reading to a bylaw at the same time as that information is being conveyed to your

[2:36:53] Planner Zupanec: constituents may be misleading if that's not your intent because you're saying your intent is to

[2:36:58] Planner Zupanec: actually change the bylaw through this process so good public practice with bylaw drafting is to

[2:37:03] Planner Zupanec: give first reading the closest to the format of your intent right now your project charter is

[2:37:11] Planner Zupanec: specifically moving in that direction and we feel that you would benefit from understanding the

[2:37:18] Planner Zupanec: implications and the options so that you can redraft that project charter if needed and give

[2:37:24] Planner Zupanec: clear direction as to how you want these bylaws to be drafted so that we're not referring to other

[2:37:30] Planner Zupanec: agencies and first nations and saying actually it's done a 180 we're going to re-refer this to

[2:37:38] Planner Zupanec: everybody there's no expeditious momentum with that approach if you already know that you would

[2:37:46] Planner Zupanec: would be making significant changes of which I'm identifying there would be if you don't intend to

[2:37:52] Planner Zupanec: extinguish vacation rentals the legal non-conforming vacation rentals and I understand that that is not

[2:37:58] Planner Zupanec: the intent of this local trust committee so these bylaws and this particular OCP draft that's

[2:38:05] Planner Zupanec: attached was prepared with the previous direction and I'm cautioning that that may not be the

[2:38:12] Planner Zupanec: direction that you're actually interested in heading so that's the first piece that you can

[2:38:18] Planner Zupanec: consider today if you'd like to give direction to give first reading there is no island stress

[2:38:24] Planner Zupanec: policy statement directives checklist attached to this usually that's the other procedural piece as

[2:38:29] Planner Zupanec: we do that analysis for you and a list of agencies and referrals to which this bylaw should be

[2:38:36] Planner Zupanec: drafted and we also didn't prepare that as part of the staff report but we sure could

[2:38:42] Planner Zupanec: do that as a special meeting if you wished so the direction today should you not concur with

[2:38:48] Planner Zupanec: the staff recommendation would then be for us to schedule a special meeting where we can provide

[2:38:53] Planner Zupanec: you with a list of agencies and first nations for first reading as well as an island stress

[2:38:58] Planner Zupanec: policy statement checklist analysis which is standard practice the second piece that came up

[2:39:06] Planner Zupanec: regarding questions around the schedule d2 schedule the project charter specifically

[2:39:13] Planner Zupanec: stipulates that that was part of this project there was a question around why that showed up

[2:39:19] Planner Zupanec: so that was political directive to staff to update the schedule so that it included

[2:39:23] Planner Zupanec: two new areas of the island as part of the aquifer designation and that was the extent of

[2:39:37] Planner Zupanec: of yeah, any comments that I can support

[2:39:40] Planner Zupanec: from the public comments that have come through.

[2:39:46] Planner Zupanec: So the recommendation is to provide you

[2:39:50] Planner Zupanec: with an updated report.

[2:39:51] Planner Zupanec: I have an alternate recommendation

[2:39:54] Planner Zupanec: suggesting

[2:39:55] Voice 18: a special meeting.

[2:39:56] Voice 18: Please not interrupt.

[2:39:59] Planner Zupanec: So I can also put that on the screen

[2:40:01] Planner Zupanec: if that's the direction you'd like to go

[2:40:04] Planner Zupanec: where you can schedule a special meeting

[2:40:06] Planner Zupanec: perhaps in February to review that information the implications and any options for advancing

[2:40:15] Planner Zupanec: this project in the direction that you'd wish to take it thank

[2:40:20] Voice 18: you platter zippernick did you want

[2:40:22] Voice 18: to follow up there trustee scott no

[2:40:24] Trustee Scott (probable): i just find it very frustrating the amount of time that

[2:40:27] Trustee Scott (probable): we've been waiting for this and the advisory planning commission report came out quite a

[2:40:34] Trustee Scott (probable): a while ago then we had the report from the consultants and that's been in the it's this

[2:40:39] Trustee Scott (probable): has been uh in the works for a long time and it uh it just seems to be the um for different reasons

[2:40:47] Trustee Scott (probable): at different times different reasons why it can't be done and i find that um so do you have any idea

[2:40:54] Trustee Scott (probable): when when we may get um that first reading it

[2:41:00] Planner Zupanec: depends on the direction that the ltc wants to

[2:41:03] Planner Zupanec: to take once you understand the implications of either removing short-term vacation rental as an

[2:41:10] Planner Zupanec: outright permitted use or decide that you'd prefer to use a temporary use permit process

[2:41:16] Planner Zupanec: or another mechanism maintaining the existing regulations as they are as an outright permitted

[2:41:23] Planner Zupanec: use i think it's important that you understand all those options the implications of that so

[2:41:28] Planner Zupanec: the community can weigh in on that piece informed versus there's a lot of misinformation that's

[2:41:35] Planner Zupanec: being circulated at this point about what could or could be the case for Hornby and it is up to

[2:41:41] Planner Zupanec: the local trust committee completely regardless of the provincial rules and regulations at this

[2:41:45] Planner Zupanec: point in time you are able to regulate this use and this is an important use on Hornby Island

[2:41:54] Planner Zupanec: We just need you to understand those options and how they interplay with the provincial framework that's being rolled out.

[2:42:02] Planner Zupanec: You may also decide that you want to tease this project apart because right now you've got housing and vacation rental regulations lumped into one project charter.

[2:42:10] Planner Zupanec: If you feel you need more time for the vacation rental piece, you can separate that out, proceed with the housing portions and the other updates to expedite those changes while you sort out the vacation rental portion.

[2:42:25] Planner Zupanec: So that's another option.

[2:42:27] Planner Zupanec: Again, we'd like to give you that in one comprehensive package so that the entire community has access to that information for your next meeting.

[2:42:35] Planner Zupanec: And then you can make an informed decision about how you'd like to proceed.

[2:42:39] Planner Zupanec: But there just wasn't sufficient time to prepare that for this meeting due to the clarity or lack thereof of how this was going to impact all the LTCs and the Trust Federation and Trust Council just recently received this information as of last week as well.

[2:43:00] Voice 18: Yeah, thank you for that.

[2:43:02] Voice 18: Certainly the direction that the province has taken on this

[2:43:06] Voice 18: has fundamentally changed how the direction that we gave earlier in the year

[2:43:15] Voice 18: would play out in terms of short-term vacation rentals on Hornby.

[2:43:19] Voice 18: I'm going to go to Trustee Allen.

[2:43:22] Voice 18: Yes, thank you, Chair.

[2:43:24] Trustee Allen: No, I'm not prepared to go to a first reading at all.

[2:43:26] Trustee Allen: We've just heard from so many people.

[2:43:28] Trustee Allen: We have an opportunity here.

[2:43:30] Trustee Allen: to do it right and to make everybody happy and um so no i want to look at i want to look at

[2:43:38] Trustee Allen: when i said no temporary use permits that was because before the province through this uh

[2:43:45] Trustee Allen: curveball this was because we already had the legally non-conforming grandfathered in now

[2:43:50] Trustee Allen: things have changed so i i want to go back and look at temporary permits i want to look at

[2:43:56] Trustee Allen: camping vacation rentals look at what's going on in san juan island um let's see where's my

[2:44:02] Voice 31: where are we um yeah i've got too many things going on there you go yeah so i just want to

[2:44:15] Voice 31: be clear with people that san juan

[2:44:18] Trustee Allen: islands orcas lopez they have caps and they have caps way lower

[2:44:24] Trustee Allen: than we do on bigger islands and i really want to look at that and people are saying

[2:44:30] Trustee Allen: i did a little account of glamping camping cabins sea breeze and i look at maybe like 1198 people

[2:44:44] Trustee Allen: maybe beyond the people that are under the radar beyond the visitors that come to hornby

[2:44:50] Trustee Allen: and people keep going about the economy and whatever it's i yeah we can't shut down

[2:44:55] Trustee Allen: vacation rattles i totally agree but we do have a scenario where we do have way too many

[2:45:02] Trustee Allen: and i'd love to look at options of year-round um you know not putting so much emphasis

[2:45:10] Trustee Allen: you know we need to look at sustainable tourism and uh reduce promoting summer visitors and look

[2:45:15] Trustee Allen: at off-season uh capacity what can we how many can we take i mean there's so many unanswers i'd

[2:45:23] Trustee Allen: like to look at the regional district see if we could have partner them with licensing

[2:45:27] Trustee Allen: the same premises i mean there's a lot of things we have an opportunity to do properly and i'm not

[2:45:34] Trustee Allen: prepared to go to first reading okay

[2:45:38] Voice 18: thank you uh did you have a follow-up there trustee scott

[2:45:44] Trustee Scott (probable): no no i don't thank you

[2:45:46] Voice 18: okay yeah you're at your hand your electronic hand is still up that's

[2:45:49] Voice 18: that's why okay

[2:45:50] Trustee Scott (probable): thank you okay

[2:45:53] Voice 18: and i'll just add um uh discussing um this earlier uh i

[2:46:01] Voice 18: I think, and I heard staff mention it today as well,

[2:46:05] Voice 18: that it might be a good idea,

[2:46:08] Voice 18: and I have sent the minute taker a proposed motion

[2:46:13] Voice 18: as a follow-up to request that once,

[2:46:18] Voice 18: assuming we pass the recommendation that's in front of us

[2:46:22] Voice 18: for staff to do some work on the options and implications

[2:46:27] Voice 18: of the new provincial bill,

[2:46:28] Voice 18: Then we also request staff, once that report's ready,

[2:46:32] Voice 18: to organize a community information meeting on Hornby

[2:46:37] Voice 18: and hopefully in a hybrid manner

[2:46:40] Voice 18: so that both in-person and electronic attendees

[2:46:44] Voice 18: could participate.

[2:46:46] Voice 18: Trustee Allen?

[2:46:47] Trustee Allen: I'd just like to hear from Sonia

[2:46:50] Trustee Allen: whether you want more direction

[2:46:51] Trustee Allen: in terms of what I've just said.

[2:46:55] Trustee Allen: I mean, there's always new options that we could explore.

[2:46:57] Trustee Allen: Thank you.

[2:46:58] Trustee Allen: so through

[2:46:59] Planner Zupanec: the chair you have two recommendations this evening to consider the first is in the staff

[2:47:03] Planner Zupanec: report that remains unchanged the second is on the screen to facilitate booking a date and time

[2:47:11] Planner Zupanec: specifically for this topic only so it would not be a regular business meeting it would be a special

[2:47:16] Planner Zupanec: meeting in addition to the meeting schedule that you're currently looking at doing your first

[2:47:20] Planner Zupanec: meeting is proposed not until march and so we would anticipate that by february we should be

[2:47:26] Planner Zupanec: able to provide you with a more comprehensive report of issues and options and implications

[2:47:34] Planner Zupanec: so i posted that second recommendation on the screen if that's helpful and if the wording

[2:47:40] Planner Zupanec: differs chair peterson i apologize i'm not sure what you sent so this is what

[2:47:45] Voice 18: happens it's you

[2:47:46] Voice 18: know what it's so very close and in fact yours is yours is a little bit more fleshed out than mine

[2:47:52] Voice 18: Yeah,

[2:47:54] Trustee Allen: so Sonia. So in terms of us getting more information I mean, obviously there's

[2:47:59] Trustee Allen: a lot of people that are very concerned we've got it's coming up next year, and they need

[2:48:05] Trustee Allen: to know before the summer, or even the springtime in terms of rental so where would it be.

[2:48:12] Trustee Allen: Sorry, somebody just interrupted.

[2:48:15] Trustee Allen: Where would the possibly be first reading could it be done before March, when does it

[2:48:22] Trustee Allen: come through April the new bylaws sorry the provincial bylaws so

[2:48:27] Planner Zupanec: the legal non-conforming

[2:48:29] Planner Zupanec: status is extinguished as of May 1st 2024 currently you have a land use bylaw that permits

[2:48:35] Planner Zupanec: vacation rentals as an outright permitted use in those residential zones so the way your land use

[2:48:42] Planner Zupanec: bylaw is currently worded is not the issue it's the draft bylaws that you've directed staff to

[2:48:50] Planner Zupanec: to prepare, that would be the issue. So you're in a situation, and this is what this analysis report

[2:48:57] Planner Zupanec: should be able to do, is clarify for you and for the community that your current bylaw framework

[2:49:03] Planner Zupanec: supports and permits vacation rentals on Hornby. That's not the issue. It's the draft bylaw

[2:49:12] Planner Zupanec: directives that need to be crystal clear as to what it is that you're trying to achieve and how

[2:49:19] Planner Zupanec: you're going to do that so the two recommendations tonight are to prepare that report and bring back

[2:49:25] Planner Zupanec: further information for your consideration and we need a special meeting scheduled to do that

[2:49:30] Planner Zupanec: because i don't think that you need to wait until march for that information thank

[2:49:37] Voice 30: you trustee scott

[2:49:39] Trustee Scott (probable): yes um the additional uh i don't know if i'm wobbling or this thing around because i'd have

[2:49:45] Trustee Scott (probable): to turn turn it sideways to read it but um it says hybrid or in person so i think it's incredibly

[2:49:56] Trustee Scott (probable): important that the meeting be physically on hornby island and then if we can zoom it so other people

[2:50:02] Trustee Scott (probable): can now i presume that's what you mean by a hybrid yeah

[2:50:06] Voice 29: that's correct yeah

[2:50:07] Trustee Scott (probable): yeah okay if if we could

[2:50:09] Trustee Scott (probable): do that in february that will bring bring the information we need that will go towards uh

[2:50:15] Trustee Scott (probable): getting that document for first reading, then I could, I'll support that because that's putting

[2:50:22] Trustee Scott (probable): a good timeline to it.

[2:50:23] Planner Zupanec: So I'd like to clarify that first reading is contingent upon the LTC

[2:50:30] Planner Zupanec: being satisfied that the draft bylaw that you have in your package today is the option that you

[2:50:35] Planner Zupanec: wish to proceed with. I will not be preparing any draft bylaw amendments until I'm directed

[2:50:41] Planner Zupanec: to do so right now you have a draft before you you may decide that that draft is sufficient

[2:50:48] Planner Zupanec: and that that's the direction you wish to proceed with the information that you understand is that

[2:50:52] Planner Zupanec: the extinguishing of legal non-conforming would eliminate the ability for people to

[2:50:58] Planner Zupanec: operate vacation rentals which is the opposite of what we're hearing

[2:51:04] Planner Zupanec: for the you know the majority of the folks that spoke this evening so there would not be an

[2:51:10] Planner Zupanec: an alternate draft bylaw prepared for you for February because I can't presume which option

[2:51:16] Planner Zupanec: you'll be choosing. So I just wanted to clarify the timing of first reading is contingent upon you

[2:51:22] Planner Zupanec: giving direction as to what you want those bylaws to achieve.

[2:51:27] Voice 18: Yeah, thank you for that. And of course,

[2:51:31] Voice 18: when the draft bylaw was written, it was before the province had brought out this regulation that

[2:51:38] Voice 18: would extinguish the non-conforming use we were sort of relying on the non-conforming use

[2:51:45] Voice 18: in conjunction with his bylaw as so as not to eliminate all short-term vacation rentals but

[2:51:53] Voice 18: now we have to rethink things in light of the province uh the province's uh new uh new rules

[2:51:59] Voice 18: here trustee allen um

[2:52:02] Trustee Allen: yeah i was just wondering so so you're talking about draft law number 173

[2:52:08] Trustee Allen: on our package one two three four and five page 63 and 64 sonia correct so

[2:52:14] Planner Zupanec: that's the draft bylaw

[2:52:15] Planner Zupanec: to amend your official community plan so we didn't we didn't include the land use bylaw okay sorry

[2:52:21] Trustee Allen: so then so we say we don't want to prohibit new vacation new vacation rentals but that's changed

[2:52:27] Trustee Allen: now because it's not grant there's no more grandfathered in

[2:52:30] Voice 18: so yeah if i could i could i

[2:52:32] Voice 18: I could try and clarify this really simply.

[2:52:35] Voice 18: The existing rules right now allow, without restriction,

[2:52:41] Voice 18: allow short-term vacation rentals.

[2:52:43] Voice 18: The proposed by-law in conjunction

[2:52:46] Voice 18: with the new provincial rules

[2:52:49] Voice 18: would eliminate all short-term vacation rentals.

[2:52:52] Voice 18: So unfortunately, what we were trying to do is,

[2:52:55] Voice 18: you know, in the spring when we asked

[2:52:58] Voice 18: for the proposed by-law is to find a way to limit

[2:53:03] Voice 18: the increase of short-term vacation rentals because of the province's action now that

[2:53:09] Voice 18: proposed bylaw would eliminate all of them so what we have is the existing which is unlimited

[2:53:15] Voice 18: or the proposed which would actually eliminate all of them so now we're in an all or nothing

[2:53:22] Voice 18: situation between the existing and the proposed so we need to actually find a way a middle way

[2:53:27] Voice 18: I think that's my understanding of what the community wants.

[2:53:32] Voice 18: And so, unfortunately,

[2:53:35] Voice 18: if we start on the proposed bylaw,

[2:53:40] Voice 18: that's starting on a bylaw that would eliminate all short-term vacation rentals.

[2:53:45] Voice 18: So, Peter, I thought you'd clear it up.

[2:53:48] Voice 18: Yes.

[2:53:48] Trustee Scott (probable): Excuse me.

[2:53:51] Trustee Scott (probable): I wasn't reading it that way.

[2:53:53] Trustee Scott (probable): It wasn't eliminating.

[2:53:55] Trustee Scott (probable): It was capping them, but it wasn't eliminating them

[2:54:00] Trustee Scott (probable): because I don't think any of us want to eliminate

[2:54:01] Trustee Scott (probable): short-term vacation rentals on Rambi,

[2:54:03] Voice 31: but it

[2:54:04] Trustee Scott (probable): left it open for us to be able to then eliminate them,

[2:54:08] Trustee Scott (probable): but then we can bring in a number that's acceptable to us,

[2:54:13] Trustee Scott (probable): but that doesn't seem to be the way this is.

[2:54:15] Trustee Scott (probable): That

[2:54:16] Voice 18: was our intent when we gave direction

[2:54:19] Voice 18: for this proposed bylaw to be put together,

[2:54:22] Voice 18: but the effect of the provincial legislation

[2:54:25] Voice 18: with the extinguishing of the non-conforming rules has the effect of that provincial

[2:54:33] Voice 18: legislation completely changes the effect of our proposed the proposed bylaw that we'd asked staff

[2:54:39] Voice 18: to prepare so now unfortunately yeah does that make sense because of what the province has done

[2:54:45] Voice 18: what we had planned is is no longer going to have the effect that we intended we when we asked staff

[2:54:53] Voice 18: to put it together it would have the effect of eliminating them eliminating short-term

[2:54:57] Voice 18: vacation rentals completely so this is this is the problem this this is my understanding and

[2:55:02] Voice 18: it makes sense to me this is why staff is recommending that we get them to do some work

[2:55:08] Voice 18: to inform us on on what the effects of the provincial legislation are and and what our

[2:55:15] Voice 18: options are going forward to try and kind of find some balance here because uh that was the original

[2:55:22] Voice 18: intent when we gave staff direction to draft this the new the new bylaw but the province has

[2:55:29] Voice 18: completely upended what we thought was a simple solution is is now not going to be having the the

[2:55:35] Voice 18: intended effect that that it would have had before the province brought those in okay

[2:55:42] Planner Thomaidis: does that make

[2:55:43] Voice 18: more sense uh

[2:55:46] Trustee Scott (probable): as much as any of this makes sense yes right yes

[2:55:51] Voice 18: the province has made our solution

[2:55:54] Voice 18: completely uh uh the solution that we thought we were approaching on this um not what we were

[2:56:02] Voice 18: intending at all trustee after you

[2:56:09] Trustee Allen: grant yeah

[2:56:10] Trustee Scott (probable): i'd really like to know uh tim what what other how

[2:56:14] Trustee Scott (probable): other islands are dealing with all of this because uh i mean maybe not all of them are in the process

[2:56:20] Trustee Scott (probable): of reviewing and revising their official community plans

[2:56:25] Trustee Scott (probable): and land use bylaws,

[2:56:26] Trustee Scott (probable): but surely they must be under the same kind of conundrum.

[2:56:31] Voice 18: Well, my understanding, and I'll look to staff

[2:56:34] Voice 18: to help supplement my knowledge,

[2:56:38] Voice 18: but my understanding is that Hornby's existing regulation

[2:56:42] Voice 18: is unique to Hornby,

[2:56:43] Voice 18: that Hornby is the only local trust area

[2:56:47] Voice 18: in the Islands Trust that has, as Hornby presently does,

[2:56:53] Voice 18: have no regulation, no limit on the number

[2:56:58] Voice 18: of short-term vacation rentals.

[2:57:00] Voice 18: And so that other islands actually have regulations

[2:57:04] Voice 18: in place that limit short-term vacation rentals.

[2:57:09] Voice 18: Is that your understanding, staff?

[2:57:11] Planner Zupanec: Yes, that's correct.

[2:57:12] Planner Zupanec: And those other local trust areas would not be affected

[2:57:16] Planner Zupanec: because where they are permitted or they're using a temporary use permit process they will continue

[2:57:21] Planner Zupanec: to do so even after the provincial rules have come into place and the extinguishing of the

[2:57:26] Planner Zupanec: legal non-conforming would take care of the issues that they've been possibly concerned about

[2:57:31] Planner Zupanec: so their situation is completely different the context is not relatable to Hornby at all

[2:57:36] Planner Zupanec: and so that's why it's important that you have access to the options and implications of those

[2:57:43] Planner Zupanec: options before directing staff any further to drafting these bylaws yeah do

[2:57:50] Planner Zupanec: any do

[2:57:51] Trustee Scott (probable): any of the

[2:57:52] Trustee Scott (probable): other islands find himself in a situation where no short-term vacation rentals are now allowed

[2:57:59] Trustee Scott (probable): sure

[2:58:00] Voice 18: not

[2:58:02] Trustee Scott (probable): at all i

[2:58:03] Voice 18: was going to say luskeetee island has no short short-term vacation rentals

[2:58:06] Voice 18: period yeah so it's as

[2:58:11] Trustee Scott (probable): unique

[2:58:12] Voice 18: yeah

[2:58:14] Trustee Scott (probable): really good so we're in

[2:58:16] Voice 18: a bit because of the province we're

[2:58:18] Voice 18: in a bit of a conundrum where we thought we were going with this proposed bylaw if we proceed with

[2:58:24] Voice 18: it as it is is not going to have the effect that we intended when we when we you know put the pieces

[2:58:30] Voice 18: together for the staff to put together for us

[2:58:32] Trustee Scott (probable): okay all right thank you

[2:58:34] Voice 18: trustee allen

[2:58:36] Trustee Allen: yeah thank

[2:58:37] Trustee Allen: Thank you, Chair. So I just want to be clear. So if we go with the staff recommendation, all the things I've mentioned from temporary use permits to looking with the regional district about licensing, capping, et cetera, et cetera.

[2:58:55] Trustee Allen: Is that a given, even septic, what we heard from Ed Hepler regarding septic and bedrooms, all these things I'd like to explore and not disappear.

[2:59:08] Trustee Allen: So is this all given regarding your analysis, or do you need more direction?

[2:59:13] Trustee Allen: No,

[2:59:13] Planner Zupanec: no, we are well aware that you want an exhaustive list of options and implications so that you can make this decision and feel confident that it is the right solution for Hornby.

[2:59:26] Planner Zupanec: So we've heard, we are reading the same letters that you're reading, and we will do our best to give you that fulsome analysis.

[2:59:36] Trustee Allen: Annihilating solution.

[2:59:39] Voice 18: All right, please proceed.

[2:59:41] Voice 18: I

[2:59:42] Trustee Allen: move that prior to consideration of draft bylaws to amend the Hornby Island Official Community Plan for Land Use Bylaw, the Hornby Island Local Trust Committee request staff to prepare an analysis of options and implications of the Short-Term Rental Accommodation Act, Bill 35, as it pertains to the regulation or...

[3:00:00] Trustee Allen: prohibition application home

[3:00:02] Voice 31: rental use so moved and seconded uh further discussion not seeing I'll

[3:00:13] Voice 31: go ahead and call the question all

[3:00:15] Voice 18: those in favor and that passes and could we get that oh great I

[3:00:22] Voice 18: was gonna say we get that other motion up there because I think this this second motion recommended

[3:00:27] Voice 18: Recommended by staff is a good adjunct to this.

[3:00:30] Voice 18: And then it gives Hornby Islanders some clarity on what our intentions are in terms of the next steps.

[3:00:43] Trustee Scott (probable): I'll make clarification.

[3:00:49] Trustee Allen: Sorry.

[3:00:49] Trustee Allen: Yes.

[3:00:50] Trustee Allen: We don't need to say hybrid or in person.

[3:00:53] Trustee Allen: I mean, should we say hybrid?

[3:00:55] Trustee Allen: Does it matter?

[3:00:57] Trustee Allen: we're

[3:00:57] Planner Zupanec: not sure that we can do a hybrid meeting but we would like to explore that option all

[3:01:02] Trustee Allen: right okay so

[3:01:02] Planner Zupanec: that we know that there's a lot of folks who are not going to be on hornby island

[3:01:07] Planner Zupanec: in february for example who would like to participate in this so if we were able to

[3:01:11] Planner Zupanec: do both that would be more inclusive thank

[3:01:13] Trustee Scott (probable): you trustee scott i'll make the motion

[3:01:21] Voice 18: do you want to go ahead and read it out here

[3:01:23] Trustee Scott (probable): that the hormi local trust committee requests

[3:01:26] Trustee Scott (probable): staff to schedule a special meeting hybrid or in person um in february 2024 i think you mean

[3:01:34] Trustee Scott (probable): yes

[3:01:34] Planner Zupanec: sorry about that to

[3:01:36] Trustee Scott (probable): consider a staff report and public input in the options and implications

[3:01:40] Trustee Scott (probable): of the short-term rentals and accommodation act second

[3:01:44] Voice 18: moved seconded any further discussion

[3:01:49] Voice 18: no i just say i think this is a prudent step and uh i'll call the question

[3:01:53] Voice 18: all those in favor okay and that carries thank you very much thank you and so returning to

[3:02:08] Voice 18: our agenda our next section is correspondence we have um pardon me three items here

[3:02:22] Voice 18: the first being from the Comox Valley Regional District regarding regional parks and trails

[3:02:28] Voice 18: else. Strategic plan update. Then from Jay Bertinsky regarding responsibilities and due

[3:02:36] Voice 18: diligence. And finally from W. Burton and Jay Elwitson regarding APC recommendations.

[3:02:44] Voice 18: Is there a desire from trustees to take any action on any of these items or shall we receive

[3:02:52] Voice 18: them for information trustee allen um

[3:02:57] Trustee Allen: regarding the apc recommendations i think we should allow

[3:03:00] Trustee Allen: them to i know it's getting on i don't know how much longer we have time wise but uh i can't i'm

[3:03:10] Trustee Allen: trying to climb where they are here page

[3:03:13] Voice 18: 91 okay

[3:03:14] Trustee Allen: thank you two screens are fun but not i guess i'd

[3:03:23] Trustee Allen: about to hear from uh from wendy and or joanne about this why they raised this uh no i don't

[3:03:34] Voice 18: know that they're i'm not sure if they're with us and uh i think i

[3:03:39] Voice 18: think wendy is

[3:03:40] Trustee Scott (probable): uh you know

[3:03:42] Voice 18: as a general rule uh um i'd rather we have delegations or have things addressed in the

[3:03:51] Voice 18: town hall or or send a letter but uh i'm willing to go with the trustees on this through the chair

[3:03:58] Voice 18: um yes i see wendy has her hand up so let's go ahead and and uh let wendy speak then and

[3:04:13] Voice 26: thank you uh i'm i'm prepared to answer questions uh the purpose of the letter that uh i sent

[3:04:20] Voice 26: as the chair of the apc and that joe was co-on was because she is the secretary

[3:04:27] Voice 26: and we we wanted in light of the advertising that has recently been on hornby island to do

[3:04:35] Voice 26: with the thatch we wanted to remind the trustees that we had recommended in our previous referral

[3:04:43] Voice 26: that there did not appear to be sufficient language governing the thatch, what we refer to as the thatch condominium development.

[3:04:56] Voice 26: And at this time, the thatch condominium development is advertising properties for freehold strata

[3:05:07] Voice 26: and noting in their ads that they will create and maintain a rental pool we

[3:05:16] Voice 26: have no opinion on this except to once again bring to the attention of the

[3:05:22] Voice 26: trustees that there is not sufficient language in the bylaws governing the

[3:05:30] Voice 26: the thatch to do with short-term rentals or long-term condominium development so that is

[3:05:44] Voice 26: i i'm happy

[3:05:45] Voice 31: to answer any questions uh trustee allen yeah

[3:05:55] Trustee Allen: i wasn't going to ask you a question

[3:05:57] Trustee Allen: wendy i was more staff about because i don't know anything about freehold and strata and given the

[3:06:02] Trustee Allen: new provincial laws and vacation rentals i have no idea how this fits in um whether staff could

[3:06:08] Trustee Allen: comment on that or whether that could be put in the within the previous motion

[3:06:14] Voice 31: that we have and

[3:06:14] Voice 31: you can get back to us on that as well any staff want to uh make a comment on that nope apparently

[3:06:31] Voice 31: not um i think

[3:06:33] Voice 18: anyone jumping up oh i see there's the platters tomatoes

[3:06:37] Planner Thomaidis: so yeah so um planner cox

[3:06:41] Planner Thomaidis: Ian is going to respond to this he was looking into it but his video just froze okay maybe he can

[3:06:50] Planner Thomaidis: yeah

[3:06:50] Voice 31: do you want to be one second planner Cox are you able to reach us through audio

[3:07:10] Voice 12: hello my

[3:07:11] Voice 12: machine froze we got too many oh yeah yeah

[3:07:15] Voice 12: so yeah through the chair this is not

[3:07:18] Voice 12: something that um I'm absolutely sure about and you know that I'm I'm an expert on but my

[3:07:23] Voice 12: My understanding is that the zoning there does allow for both residential and tourist accommodation.

[3:07:33] Voice 12: But the question isn't so much, I think, maybe, and again, this is just on a cursor, on a preliminary look at that zone, because I'm not intimately familiar with it.

[3:07:42] Voice 12: And I can take a look, provide some more information if the LTC wishes.

[3:07:46] Voice 12: issues but i think more the question is um will the short-term use of those units be permitted

[3:07:53] Voice 12: if it's not the owner's primary residence right under the new legislation i think that's really

[3:07:58] Voice 12: the the crux of the if i'm if

[3:08:01] Voice 15: they yeah so if they ought to do that so

[3:08:07] Voice 31: it sounds like there's

[3:08:08] Voice 18: some question there and and uh i don't know trustee allen if you want to make a resolution to

[3:08:14] Voice 18: to request staff to do a little bit more research on that

[3:08:19] Voice 18: and provide us a report back or something?

[3:08:22] Trustee Allen: Yes.

[3:08:25] Voice 31: I move that broadband LCC

[3:08:29] Trustee Allen: request staff

[3:08:30] Voice 31: to do,

[3:08:33] Voice 31: I

[3:08:34] Trustee Allen: guess, more analysis on,

[3:08:37] Trustee Allen: I guess we'll just say specifically the Thatch Beach Homes,

[3:08:43] Trustee Allen: which is now called the Thatch Beach Houses,

[3:08:45] Trustee Allen: on how the provincial vacation rental regulations will affect

[3:08:55] Trustee Allen: freehold strata does that does that sound where is the chair where's the i i

[3:09:00] Voice 12: think sorry through

[3:09:01] Voice 12: the chair i'll just jump in i think that's probably fine although we could just do a

[3:09:04] Voice 12: verbal update to or in our memo style like i'm not sure how extensive um like at this point i

[3:09:10] Voice 12: think staff is fairly clear that the zoning permits um both those both those uses so really

[3:09:15] Voice 12: it's how it you know yeah either an update or um verbally or um you know we wouldn't be making a

[3:09:23] Voice 12: recommendation so probably likely would be an extensive report but um either sorry one one

[3:09:32] Voice 31: sec sonya but planners

[3:09:37] Voice 12: evidence is going to join for a minute yeah

[3:09:41] Voice 18: and trustee is just for your

[3:09:42] Voice 18: information um uh most of our staff is gonna have to be getting into um some vehicles and and start

[3:09:51] Voice 18: start driving home by eight o'clock, I believe, at the latest. So just to be aware that we have

[3:09:58] Voice 18: about 15 minutes left of active staff participation through Zoom. They will be able to join by

[3:10:05] Voice 18: telephone in the car as they're moving, but we'll try and keep our, just keep that in mind.

[3:10:13] Voice 18: Trustee Scott, did you have something in the meantime?

[3:10:15] Trustee Scott (probable): Yes, I don't want to pursue this any

[3:10:17] Trustee Scott (probable): further right now. I think the staff right now have got enough to do. Otherwise, there's nothing

[3:10:21] Trustee Scott (probable): going on there's no building going on down down there right now i don't think there's any huge

[3:10:25] Trustee Scott (probable): need to do this right now i'd rather wait till the next meeting and have a look at it then

[3:10:31] Trustee Scott (probable): to not pursue this any further now your

[3:10:36] Voice 18: trustee alan well

[3:10:38] Trustee Allen: can this not be added within the

[3:10:41] Trustee Allen: that whole vacation rental motion i just passed earlier it's all about

[3:10:46] Planner Zupanec: yes through the

[3:10:47] Planner Zupanec: chair sorry i'll just interject before we have to log off and switch to audio

[3:10:51] Planner Zupanec: only the report that you would be getting that you requested from me for the official community

[3:10:57] Planner Zupanec: plan review could include implications for other zones as well okay we heard it

[3:11:04] Planner Zupanec: there's no need for

[3:11:05] Planner Zupanec: an extra resolution we've captured

[3:11:06] Voice 18: so we don't need an additional resolution okay thank you

[3:11:09] Voice 18: thank you for that advice uh so in that case uh trustee allen are you satisfied and we can move

[3:11:15] Voice 18: along i'm very satisfied thank you okay trustee scott did you have something further your hands

[3:11:20] Voice 18: still up

[3:11:20] Trustee Scott (probable): no sorry take it down that's okay all

[3:11:24] Voice 18: right so let's move on then and uh at new business

[3:11:30] Voice 18: trustee allen you had a recommendation that you wanted to bring to us uh around a standing

[3:11:35] Voice 18: resolution that was about to uh reach the end of its timeline i believe

[3:11:43] Trustee Allen: it's a staff for um

[3:11:45] Trustee Allen: catherine if somebody's got it on you could put it on screen perhaps i don't know and maybe you

[3:11:51] Voice 18: Do you want to introduce it a little bit while we're getting it up on the screen?

[3:11:55] Trustee Allen: I'm trying to remember where it was.

[3:12:03] Trustee Allen: Well, basically, I've been doing a standing resolution since 2021 on no bylaw enforcement on illegal dwellings,

[3:12:12] Trustee Allen: just because we've been trying to deal with housing, and we're still trying to deal with housing, as you know.

[3:12:19] Trustee Allen: But I just felt from looking at Dem and Island had a much cleaner motion in this regard,

[3:12:26] Trustee Allen: and the same with sir turner so i kind of looked at both of them and i thought instead of having

[3:12:30] Trustee Allen: an actual date just leave it open to us trustees my local trustee committee to bring it up whenever

[3:12:38] Trustee Allen: you know instead of renewing renewing it so we could maybe suddenly have this brilliant housing

[3:12:43] Trustee Allen: solution next fall who knows or two years from now instead of keep on renewing the date so i

[3:12:49] Trustee Allen: I just felt this was a cleaner motion

[3:12:53] Trustee Allen: in regards to just holding off on bylaw enforcement.

[3:13:04] Trustee Allen: There it is.

[3:13:07] Trustee Allen: You're on mute.

[3:13:12] Voice 18: I see it's on the screen there.

[3:13:14] Voice 18: Do you want to make the motion and then we'll discuss?

[3:13:17] Voice 18: Sure.

[3:13:18] Trustee Allen: All

[3:13:19] Voice 18: right, got to move this.

[3:13:20] Trustee Allen: There you go, you're in my way.

[3:13:22] Trustee Allen: I move that the Hornby Island Local Trust Committee

[3:13:27] Trustee Allen: directs bylaw compliance and enforcement staff to temporarily withhold enforcement against

[3:13:32] Trustee Allen: unlawful dwellings upon receipt of a written complaint unless any of the following conditions

[3:13:36] Trustee Allen: apply. A, there's a complaint from an immediate neighbor. B, there's a referral from the agency

[3:13:42] Trustee Allen: responsible for health and safety issues that is doing concurrent enforcement. And C, there

[3:13:48] Trustee Allen: appears to be more than one unlawful dwelling on a lot. Nothing in this enforcement policy

[3:13:54] Trustee Allen: This policy should be interpreted as getting permission

[3:13:55] Trustee Allen: to violate the Hooranbee Island use by law

[3:13:58] Trustee Allen: and the Hooranbee Island Local Trust Committee

[3:14:00] Trustee Allen: may change this policy or give direction

[3:14:02] Trustee Allen: to expand enforcement activities at any time.

[3:14:06] Voice 18: Okay, so moved.

[3:14:09] Voice 18: And did you want to second that Trustee Scott?

[3:14:16] Voice 18: If you're hesitant

[3:14:17] Voice 18: to, I will just to get us going here.

[3:14:21] Voice 18: This is an extension of an existing standing resolution.

[3:14:26] Voice 18: This isn't new.

[3:14:27] Voice 18: new it's just that the one that we have on our books right now has an expiry date oh

[3:14:33] Trustee Scott (probable): i see okay

[3:14:35] Voice 18: um so uh moved and seconded any discussion i'm not hearing any i'll go ahead and call the question

[3:14:47] Voice 18: all those in favor and that carries thank you for bringing that uh to us trustee alan

[3:15:02] Voice 18: and so that brings us down to the report section we have no trust conservancy report we do have

[3:15:09] Voice 18: an applications report on page 93 any questions on the applications report trustee alan yeah um

[3:15:21] Trustee Allen: this regarding ddp 2023.2 page 93 and then the same one 2023.11 i just want to i'm looking at

[3:15:35] Trustee Allen: the dates um just september 22nd comox letter received chip permit is required and yet october

[3:15:45] Trustee Allen: 4th is on hold for an agent septic technician so it's sort of weird it's kind of uh i'm confused

[3:15:53] Trustee Allen: it's it's pending an agent septic technician but yet it's also hasn't received formal approval

[3:16:01] Trustee Allen: from comox first nation so it's only whether staff could comment on that uh

[3:16:07] Voice 18: staff able to

[3:16:09] Voice 18: to answer that.

[3:16:11] Voice 18: Through the

[3:16:12] Planner Thomaidis: chair, could you repeat

[3:16:13] Planner Thomaidis: the application

[3:16:15] Planner Thomaidis: number?

[3:16:17] Trustee Allen: Yeah, it was

[3:16:17] Trustee Allen: SCP-2023.11

[3:16:22] Trustee Allen: and SCP-2023.2.

[3:16:25] Trustee Allen: So on the bottom of page 93

[3:16:26] Trustee Allen: and the top of page 94

[3:16:29] Trustee Allen: are the same address.

[3:16:31] Planner Thomaidis: SCP-2023.11

[3:16:33] Planner Thomaidis: and

[3:16:33] Planner Thomaidis: SCP

[3:16:34] Trustee Allen: -2023.2.

[3:16:39] Planner Zupanec: SCP-2023.2.

[3:16:40] Planner Zupanec: The

[3:16:41] Trustee Allen: same house. I mean, the same building. But there's,

[3:16:44] Planner Zupanec: it's

[3:16:45] Trustee Allen: interesting that one's way, but yet there's also how much First Nations.

[3:16:52] Planner Thomaidis: Sorry, I can't quite hear what you're saying.

[3:16:54] Planner Thomaidis: all right so

[3:16:55] Voice 18: one of them is a citing and use permit uh the 2023.11 is a setting use permit

[3:17:02] Voice 18: and there's a development variance permit at 2023.2 and they are on the same address

[3:17:09] Voice 18: but there are different uh applications because one's a development variance permit and the other

[3:17:15] Voice 18: one's a setting and use permit okay answered thank you

[3:17:18] Voice 18: okay sorry

[3:17:21] Planner Thomaidis: about that yeah we staffer um are

[3:17:23] Planner Thomaidis: are just going to call in from now on.

[3:17:25] Voice 18: Yeah.

[3:17:26] Voice 18: You guys need to get in the car and get home

[3:17:31] Voice 18: and we really appreciate your support

[3:17:35] Voice 18: and we're getting close to the end of the meeting.

[3:17:37] Voice 18: So hopefully we don't need to bother you too much

[3:17:40] Voice 18: on the phone here,

[3:17:43] Voice 18: but we'll go back and most appreciate it.

[3:17:48] Voice 18: Was there anything else on the applications report trustees?

[3:17:53] Voice 18: Nope.

[3:17:53] Voice 18: Okay. So we have a trustee and local expense report dated October, 2023 on page 97. Anything

[3:18:03] Voice 18: on that? Nope.

[3:18:08] Voice 18: Nope. Okay. And then, uh, adopted policies and standing resolutions. Obviously we

[3:18:15] Voice 18: just passed a motion regarding that. Was there anything else on those adopted policies and

[3:18:20] Voice 18: standing resolutions? Needed our attention today? No? Okay, then anything on the local

[3:18:29] Voice 18: trust committee webpage? Nothing there? Okay, we do have a 2024 local trust committee beating

[3:18:42] Voice 18: schedule. We have a staff report on page 103. And this is coming to us from Planner Cox. I'm not

[3:18:53] Voice 18: not sure if he's able to join us by audio at this moment but we'll give him a moment oh

[3:19:01] Planner Thomaidis: no I'll just

[3:19:02] Voice 18: uh

[3:19:03] Planner Thomaidis: I'll be speaking on behalf of planner Cox he's already logged out of the meeting okay fair enough

[3:19:07] Voice 31: oh yeah

[3:19:12] Planner Thomaidis: sorry so this is just um a report to introduce uh a motion that the Hornby Island

[3:19:18] Planner Thomaidis: local trust committee schedules regular business meetings on the following dates in 2024 they are

[3:19:25] Planner Thomaidis: march 1st april 26th june 14th august 23rd and november 1st

[3:19:34] Voice 18: okay and

[3:19:37] Trustee Scott (probable): him i'd like to speak on it

[3:19:40] Voice 18: yes trustee scott yes

[3:19:43] Trustee Scott (probable): march the first is very likely to be right in the middle of the herring

[3:19:48] Trustee Scott (probable): spawn here and that's where we have the herring fest and it's quite an occasion there's people

[3:19:53] Trustee Scott (probable): People come to speak, and the Friday night is one of the main nights, which is that date.

[3:19:59] Trustee Scott (probable): So I'd like to propose we move that back a week to the last Friday in February.

[3:20:10] Trustee Scott (probable): I don't see it conflicting with anything else on there.

[3:20:13] Trustee Scott (probable): Okay,

[3:20:18] Voice 18: and we can get some staff advice on that.

[3:20:21] Voice 18: of course that's all these

[3:20:23] Voice 18: meetings are there's a lot of moving parts for the staff um uh setting

[3:20:29] Voice 18: these meetings up so uh we'll just see if that's sounds feasible to staff at this point yeah so

[3:20:39] Voice 12: through the chair i think that we i mean we certainly can look into that and um so last week

[3:20:44] Voice 12: week of february is what you're saying yes that would

[3:20:49] Trustee Scott (probable): be february the um okay

[3:20:54] Voice 12: we can look into

[3:20:55] Voice 12: the last week yeah no that's fine i don't think we can give a definite answer before looking

[3:20:58] Voice 12: before we get back to the office and just

[3:21:01] Voice 12: double check i mean there's the there's the significant

[3:21:04] Voice 12: dates in the report of of other um you know trust uh scheduled stuff but um yeah we can have a look

[3:21:12] Voice 12: at that there's enough

[3:21:13] Voice 12: it's pretty tight but we'll we'll we'll

[3:21:15] Voice 18: report that i've just i'd like

[3:21:17] Voice 18: just i'd like just to clarify for

[3:21:19] Voice 18: a sec so i've just had a look at my calendar and that's not a

[3:21:23] Voice 18: date that's available for me that that uh last friday of february is not possible for me the

[3:21:30] Trustee Scott (probable): 23rd no

[3:21:31] Voice 18: yeah the 23rd is is not uh i have a prior commitment on that date what about this

[3:21:39] Voice 18: we'd have to come up with another date i'm

[3:21:42] Voice 12: going to sign off we'll be sorry to interrupt we'll

[3:21:45] Voice 12: sign off but we're um on the phone so okay that's fine continue the discussion okay thank you so

[3:21:52] Voice 18: um the one following that would

[3:21:56] Voice 16: be the may 8th i'm sorry march 8th so we can

[3:22:03] Trustee Scott (probable): no i think i think excuse me that might even be worse i mean no though the first and the

[3:22:08] Trustee Scott (probable): is exactly be one of those two days for sure here so okay

[3:22:18] Voice 18: let's just have a look

[3:22:20] Voice 18: because then we would be uh potentially be moving it up to then the 15th yeah

[3:22:27] Trustee Scott (probable): does

[3:22:28] Voice 18: that sound better

[3:22:29] Voice 18: to you it does definitely

[3:22:32] Trustee Scott (probable): okay

[3:22:33] Voice 18: so we could ask staff about that one and then i just want to go

[3:22:37] Voice 18: back to my well

[3:22:39] Trustee Scott (probable): the the 12th 13th 14th is the trust council oh

[3:22:46] Voice 18: right so we don't want to try

[3:22:48] Voice 18: and tag that on to the end of trust council do we well

[3:22:52] Trustee Scott (probable): i wouldn't mind but you might not like it i

[3:22:55] Trustee Scott (probable): don't know

[3:22:55] Voice 18: uh yeah that makes that makes for a pretty a pretty long week um and so i'm not sure

[3:23:04] Voice 18: what staff would have to say about that well

[3:23:09] Trustee Scott (probable): maybe just say not not the first in the ace to just see

[3:23:16] Trustee Scott (probable): what people come up with maybe tim what do you think or

[3:23:23] Trustee Allen: possibly early sorry i'm just trying

[3:23:29] Voice 18: i'm just trying to toggle between my calendar and uh this this report can

[3:23:34] Trustee Allen: we not look at earlier

[3:23:35] Trustee Allen: february because we're just pushing this back further and further away for

[3:23:38] Voice 18: first meeting um

[3:23:39] Voice 18: So the 9th or the 2nd, let's see if this

[3:23:47] Voice 30: was, let's see.

[3:23:50] Trustee Allen: Yeah, could be February.

[3:24:01] Voice 18: February 9th or 2nd, I think maybe it looks better than pushing it way through March.

[3:24:07] Voice 18: Yes.

[3:24:08] Voice 18: 2nd or 9.

[3:24:11] Voice 18: And then, sorry, just navigating back and forth between my, and the other one was.

[3:24:25] Voice 18: now that august 23rd um my only concern then would be the the the travel uh just in terms of busy

[3:24:45] Voice 18: ferries tim

[3:24:48] Trustee Scott (probable): can i interject it could be there almost couldn't be a worse day in the summer

[3:24:54] Voice 35: yeah right

[3:24:55] Trustee Scott (probable): before right before that weekend at the end of august uh you know the ferries are

[3:25:02] Trustee Scott (probable): going to be just stuffed people getting you know stuff are going to come to the island

[3:25:08] Trustee Scott (probable): i wouldn't wish that on anybody yeah

[3:25:11] Trustee Allen: but it could be a zoom meeting no

[3:25:15] Trustee Scott (probable): no no please that's another

[3:25:18] Trustee Scott (probable): issue i have what

[3:25:22] Voice 18: about now for that one it seems if we're going to move it to me it seems like it

[3:25:28] Voice 18: it would be better to move into early September.

[3:25:35] Voice 18: Absolutely.

[3:25:38] Voice 18: Let's try to find this.

[3:25:40] Voice 18: As I say, going back and forth here.

[3:25:45] Voice 18: What does September?

[3:26:00] Trustee Scott (probable): September 5th is Gabriola.

[3:26:03] Trustee Scott (probable): And then, yeah.

[3:26:10] Voice 18: Yeah.

[3:26:11] Voice 18: So we'll probably have a, let's see,

[3:26:16] Voice 18: trust council is going to be uh 24

[3:26:20] Trustee Scott (probable): 25 26 right

[3:26:23] Voice 18: and then probably the week before that is probably

[3:26:25] Voice 18: going to be the ubcm yeah that's

[3:26:30] Voice 18: so six or 13th i'd prefer six but we could give those as options

[3:26:40] Voice 18: and of course we'll need to all of these optional ones we'll have to we'll have to refer that back

[3:26:45] Voice 18: to staff um to confirm that those are doable yeah because that if if february 2nd or 9th

[3:26:56] Voice 18: and september 6th or 13th works are the other ones okay yeah

[3:27:02] Trustee Scott (probable): are

[3:27:04] Voice 18: they okay with you trustee allen

[3:27:06] Trustee Allen: yeah okay

[3:27:07] Voice 18: all right so i'm sure i'm gonna suggest um okay so what i'm gonna i'm what i'm gonna do

[3:27:29] Voice 18: is I'm gonna make a motion just to help us expedite this

[3:27:34] Voice 18: and I'll do it in two parts.

[3:27:37] Voice 18: So I move that Hornby Island Local Trust Committee

[3:27:40] Voice 18: schedule its regular business meetings

[3:27:42] Voice 18: on the following dates in 2024,

[3:27:45] Voice 18: April 26th, June 14th and November 7th

[3:27:51] Voice 18: and that staff be requested to investigate

[3:27:55] Voice 18: investigate February 2nd or 9th and September 6th or 13th as additional meeting dates.

[3:28:06] Voice 18: I'll second that. And I'll just let's just check in and see if our wizard

[3:28:12] Voice 18: minute taker Catherine has got that.

[3:28:16] Trustee Allen: I thought you said you're going to do two motions.

[3:28:18] Voice 18: Well I just kind of made it all into one.

[3:28:21] Voice 21: Hello that the Hormiga and local trust committee

[3:28:25] Voice 21: schedule its regular business meetings on the following dates in 2024, April 26th, June 14th,

[3:28:34] Voice 21: and November 7th, and that staff be requested to investigate February 7th or 9th and September 6th

[3:28:44] Voice 21: or 13th as additional meeting dates?

[3:28:47] Trustee Scott (probable): It's November 1st, I think.

[3:28:50] Voice 18: Yeah, I was just going to say it's

[3:28:51] Voice 18: November 1st in the on the oh

[3:28:53] Voice 21: okay okay other

[3:28:55] Voice 18: than that I think we're good so moved and and uh

[3:29:00] Voice 18: seconded all

[3:29:02] Trustee Scott (probable): second further

[3:29:03] Voice 18: discussion at all it's always a challenge I know staff is probably

[3:29:09] Voice 18: going to love that we're trying to move them but uh uh we want we want to make sure all the

[3:29:15] Voice 18: members of the local trust committee can fully participate so okay uh no further discussion

[3:29:21] Voice 18: I'll call the question all those in favor and that carries thank you very much okay

[3:29:30] Trustee Scott (probable): I have one more question on yes sir the 11 30 start um on Friday afternoon it really seems

[3:29:45] Trustee Scott (probable): strange to me uh it puts people getting back on the island getting back on Denman and getting

[3:29:52] Trustee Scott (probable): getting back on the ferry again it's the worst time of the day is Friday afternoon to be going

[3:29:57] Trustee Scott (probable): any which way so

[3:30:00] Trustee Scott (probable): Starting earlier in the morning and getting off Hornby earlier in the afternoon would seem to me a lot more, and for people to get back home earlier on Friday would seem to me to make more sense.

[3:30:14] Trustee Scott (probable): I just don't get the rationale on 1130.

[3:30:18] Trustee Scott (probable): I mean, Denman's 10.

[3:30:19] Trustee Scott (probable): I can explain

[3:30:20] Trustee Scott (probable): that to you.

[3:30:21] Trustee Scott (probable): Sure, okay.

[3:30:22] Trustee Scott (probable): So,

[3:30:22] Voice 18: what that timing does is it makes it possible, not guaranteed, but makes it possible that staff and myself especially, because our ferry schedule is very limited, but it makes it possible for me to come to Hornby, have the meeting, and get home in the same day.

[3:30:41] Voice 18: so saves taxpayers money from overnight stays.

[3:30:49] Voice 18: So far, every time I've come and done it, it's been successful.

[3:30:53] Voice 18: I've got there on time and I've got home the same day.

[3:30:56] Voice 18: Of course, it just takes a little bit of delay

[3:31:00] Voice 18: and I won't get home the same day.

[3:31:04] Voice 18: But that's the rationale for the time.

[3:31:08] Trustee Scott (probable): Okay, fair enough.

[3:31:09] Trustee Scott (probable): enough

[3:31:10] Voice 18: so i mean unless there's a a good reason to change it that's why it is that way because it

[3:31:17] Voice 18: means that you know most of the time so far anyway that we're not incurring an overnight uh the

[3:31:24] Voice 18: expense of an overnight stay for me so

[3:31:27] Trustee Scott (probable): i'm not worried about the expense but i mean it's the

[3:31:29] Trustee Scott (probable): inconvenience of being away from home another night sure yeah

[3:31:34] Voice 18: well there's there's there's

[3:31:35] Voice 18: both of those things but i mean the inconvenience is just one of those things i i have to live with

[3:31:40] Voice 18: but uh that is the rationale around the time the start time okay

[3:31:45] Planner Thomaidis: all

[3:31:46] Voice 18: right yeah okay so

[3:31:52] Trustee Scott (probable): now sorry go ahead on the meeting thing uh i want to be up that meetings on hornby island

[3:32:01] Trustee Scott (probable): are in person and that the zoom will be used so that people thought i guess a hybrid

[3:32:13] Trustee Scott (probable): hybrid is the word for it but to be sure that there's not like what happened today I mean

[3:32:19] Trustee Scott (probable): people were at room to go trying to make as if it was a hybrid but it wasn't because you know it

[3:32:26] Trustee Scott (probable): wasn't staff there running the thing making it work so I want to make sure because people are

[3:32:31] Trustee Scott (probable): really upset about that to make sure it's what it's understood that the meetings will be on

[3:32:35] Trustee Scott (probable): Hornby and that yes zoom for sure so that others can tag in from somewhere else and it doesn't have

[3:32:42] Trustee Scott (probable): to have you know some staff will have to be here but hopefully just just who we need and if some

[3:32:48] Trustee Scott (probable): staffs zoom in that's fine too yeah

[3:32:52] Voice 18: so um uh in conversation with the staff that uh what you're

[3:32:58] Voice 18: talking about and and what i'm hearing from hornby residents is that the the preference is to meet in

[3:33:07] Voice 18: in person on Hornby and to provide the option for people

[3:33:11] Voice 18: and when necessary staff to attend via Zoom.

[3:33:16] Voice 18: And so that's sort of,

[3:33:17] Voice 18: that's our default that we're aiming for.

[3:33:20] Voice 18: What we haven't done yet is we have,

[3:33:22] Voice 18: we know that the place we have been meeting room to grow

[3:33:25] Voice 18: didn't have great internet service there.

[3:33:29] Voice 18: My understanding is that the plan is to move over

[3:33:39] Voice 18: is it to the hall for those meetings in the new year?

[3:33:45] Trustee Allen: Well, the deal is this, it's nothing to do with,

[3:33:47] Trustee Allen: it's not even about internet connection.

[3:33:49] Trustee Allen: They both have the same internet connection.

[3:33:51] Trustee Allen: The deal is people are having to stand up for entire meetings.

[3:33:54] Trustee Allen: Way more people are attending our meetings. Room to grow is not growing with us.

[3:33:59] Voice 18: Okay. So it's the size of the

[3:34:01] Voice 18: meeting space. Yeah. Okay.

[3:34:03] Voice 18: So what we'll, you know, we'll, we'll have to give it a try.

[3:34:06] Voice 18: And I guess the community information meeting that we requested staff to organize as a hybrid will be sort of the testing ground to see how that works for us.

[3:34:22] Voice 18: And so we'll have to find out how it works.

[3:34:26] Voice 18: Obviously, the in-person parts, we don't have technical difficulties with that.

[3:34:31] Voice 18: It's just a matter of whether we get a good enough internet connection for people to participate electronically.

[3:34:41] Voice 18: Trustee Allen?

[3:34:43] Trustee Allen: Yeah, I just want to say that, you know, this was a Zoom meeting, but I can say a lot of those people that are in Town Hall are not on Hornby and they got a chance to speak.

[3:34:52] Trustee Allen: So there's pluses and there are minuses.

[3:34:54] Trustee Allen: yeah

[3:34:55] Voice 18: i mean ideally what what i prefer is is that if we can make on hornby island in person

[3:35:03] Voice 18: with a hybrid electronic component if we can make that work that seems like it would be the most

[3:35:08] Voice 18: inclusive and uh and so that would be my preference and we'll just have to we'll have to test it out

[3:35:16] Voice 18: um it may be that the uh as the fiber optic thing rolls out there on hornby that this

[3:35:23] Voice 18: becomes less of a problem

[3:35:24] Trustee Scott (probable): that'll make yeah that'll make all the difference in the world

[3:35:28] Trustee Scott (probable): and

[3:35:29] Voice 18: certainly my my perspective is that uh as the hornby chair i want to be there in person if at

[3:35:34] Voice 18: all possible um it's it for one thing it's very difficult to chair a live meeting if you're not

[3:35:42] Voice 18: there live and uh and also it gives me the opportunity to have conversations with community

[3:35:48] Voice 18: members you know before the meeting after the meeting during the breaks and stuff so it helps

[3:35:53] Voice 18: helps make that gain perspective uh about what's important the hornbyites um okay so we've got the

[3:36:05] Voice 18: active projects report on page 105 any questions around that no

[3:36:12] Voice 31: and

[3:36:14] Voice 18: the future projects

[3:36:16] Voice 18: report on 106 anything around that yet okay and our upcoming meetings we're our next

[3:36:27] Voice 18: regular meeting as it says right here on on the agenda page is is their date is to be decided and

[3:36:35] Voice 18: we'll hear back from staff whether uh february 2nd or 9th um is possible and if not then we'll

[3:36:43] Voice 18: probably have to undergo uh uh some doodle poll and resolution without meeting or something like

[3:36:49] Voice 18: that but uh hopefully one of those two dates will work and uh i believe that there's nothing further

[3:36:58] Voice 18: we've reached the stage where we can adjourn is there anything

[3:37:01] Voice 18: further from either trustee no

[3:37:06] Voice 18: okay my

[3:37:07] Trustee Scott (probable): phone guide oh

[3:37:10] Voice 18: okay well we're just getting to adjournment here

[3:37:14] Voice 18: so if you if you have nothing else to add then we can uh we can just go ahead and adjourn the

[3:37:20] Voice 18: meeting and thank all the people that came out and uh brave the electronic wilderness to uh let us

[3:37:28] Voice 18: hear their opinions tonight yeah and happy holidays to all happy holidays to all and to all

[3:37:36] Trustee Scott (probable): a good to all a good night thanks tim okay

[3:37:39] Voice 18: thanks uh grant and and alex and and thank you katherine

[3:37:44] Voice 18: and uh good work looks like sonia's on the phone so thank you

[3:37:51] Voice 31: sonia thank you sonia thanks

[3:37:55] Voice 31: good night grant good night we done it's bedtime i should know it's higher time another meeting

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Hornby Island ADOPTED 1 
Local Trust Committee Minutes 
December 13, 2023 
 
Hornby Island Local Trust Committee 
Minutes of Regular Meeting 
 
Date:  
Location:  
December 13, 2023 
Electronic Meeting 
 
Members Present: Timothy Peterson, Chair 
 Alex Allen, Local Trustee 
 Grant Scott, Local Trustee 
  
Staff Present: Sonja Zupanec, Island Planner 
 Wil Cottingham, Administrator and Meeting Host 
 Ian Cox, Planner 2 
 Margot Thomaidis, Planner 2 
 Katherine Vogt, Recorder 
  
Others Present: There were approximately fifty-two (52) members of the public in 
attendance. 
 
1. CALL TO ORDER 
Chair Peterson called the meeting to order at 4:34 p.m. He acknowledged that the meeting was 
being held on the territory of the Coast Salish First Nations. He introduced Trustees, Staff and 
Recorder; and welcomed members of the public. He noted that the recording of the meeting 
would be available on the Islands Trust website within a few days. 
2. APPROVAL OF AGENDA 
The following additions to the agenda were presented for consideration: 
 add item 11.1: Standing Resolution of Motions HO 2021-053 and HO 2021-054 
By general consent the agenda was adopted as amended. 
3. REPORTS 
3.1 Trustee Reports 
Trustee Allen reported on the following: 
 acknowledgement that the island we are gathering on is the unceded traditional 
territory of the K’ómoks First Nation, the traditional keepers of this island. 
 at the last Trust Council meeting, the following vision statement was proposed: 
“through our journey of reconciliation, Islands Trust Council envisions a vibrant 

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December 13, 2023 
tapestry of caring, diverse, and rural communities within the Salish Sea to flourish in 
harmony with nature;” and Trustees shared their challenges dealing with short term 
vacation rentals (STVR)s 
 Thank you to the 50 or so members of the public who recently wrote letters 
regarding vacation rentals to the Local Trust Committee (LTC). The letters were filled 
with interesting back-stories. 
 
Trustee Scott reported on the following: 
 Concerns and unknowns regarding the new provincial housing legislation and how it 
will affect STVRs. 
 To what extent STVRs regulation will affect long-term housing availability. 
 Concerns regarding in person versus electronic LTC meetings. 
 Public support for proposed changes to the Official Community Plan (OCP) is mixed.  
3.2 Chair's Report 
Trustee Peterson reported on the following: 
 At the last Trust Council meeting, the meeting schedule for next year and work plans 
were approved. 
 Today, the LTC will be receiving a verbal report from staff regarding the Rogers cell 
tower proposal. At some point, a crown land referral from the Province will be 
received by the LTC, which precedes any LTC consideration of concurrence. 
 New provincial housing legislation will have a direct impact on the LTC’s proposals 
for regulating STVRs. A request for staff analysis of Bill 35, followed by a hybrid 
electronic/in-person Community Information Meeting (CIM), preferably prior to the 
LTC March 2024 meeting, would be helpful. 
3.3 Electoral Area Director's Report 
None 
4. PUBLIC COMMENTS 
Members of the public asked or noted the following: 
 We own property on Hornby, but have lived off island due to inability to find suitable 
employment. We have rented our place to the same friends and family for over 30 years. 
Our place is not empty for 10 months of the year, it is being constantly used. We will not be 
renting our place long-term if we cannot conduct STVRs. It is very difficult to manage a long-
term rental from far away. 
 I worked on the Community Profile for Hornby Island, and as of November 2, 2023, there 
were 131 STVRs advertised, 29 of which did not have names or addresses, and 43 that did 
not have names. This information needs to be collected. Is it clear that the new provincial 
housing regulations allow for Hornby Island to be exempt or to opt in? It is very important 
that our current compliant STVRs remain grandfathered in. 

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 Hornby had a unique proposed bylaw and solutions to STVRs. If we don’t move forward with 
this, it leaves Hornby extremely vulnerable to a relocation of money from places where 
STVRs will no longer be permitted. Under new provincial regulations, primary residence 
conducted STVRs will be allowed to continue; but on Hornby, there are also long-term 
residents who own non-primary residences from which they conduct STVRs that Hornby 
wants to be allowed to continue. It is the new investment-based STVRS that Hornby wants 
to block. 
 I was born and raised on Hornby but currently reside in Vancouver. The Province has given 
you a good solution for the housing problems on Hornby. There are currently no 
opportunities on Hornby for young families and workers to live on the island year-round. 
Proliferation of STVRs will decimate the island. 
 On Page 70 of the current agenda package, which is the last page of proposed Bylaw No 173, 
is a map insert that dramatically expands the area of the island classified as heavily 
developed/high vulnerability aquifer. Where is the scientific justification for this designation 
expansion and can staff explain this? Schedule D2 Environmentally Sensitive Areas: Aquifers 
is being used to suppress siting and use permits. 
 I have spoken to the Executive Directors of Legislation in both the Housing Ministry and the 
Ministry of Municipal Affairs, and both have said that, excepting the principal-residence 
requirement that communities can opt in or out of, that Hornby Island is impacted by every 
other aspect of the new provincial housing regulation. So, the LTC needs to clarify how this 
legislation will affect the local situation before any new LTC proposals proceed.  
 Many long-time part time residents are now living on the island full-time, which has taken 
many rentals off the market, whether they were short or long-term. STVRs add about 250 
extra visitors to the island per week. Each home, if given four people per home, increases 
the island population to 3000, while campers, resorts and B&Bs, when full, add about an 
extra 1000 visitors. STVRs sustain a large group of artists, businesses, and workers 
throughout the year. It is unknown how many STVRs stop each year. The 2023 Community 
Profile referring to 131 STVRs is showing a reduction from the 165 counted 3 years ago by 
the Islands Trust bylaw team. Substantial changes to long time property rights that may 
remove 1 in 5 jobs and promote economic hardship should be based on facts. 
 I encourage the LTC to move forward with First Reading of the proposed OCP bylaw to allow 
housing security to move forward.  
 My parents purchased their property on Hornby in 1975, I do STVRs to maintain the 
property in the family. Stopping STVRs and visitors on Hornby would cut off many 
livelihoods. We would have to sell our property if we could not maintain an STVR; and it 
would be too expensive to develop a long-term rental. 
 My parents purchased their property in the 1980s and I have taken over the property, and 
own one other waterfront property, neither of which would be suitable for a year-round 
rental. We have 2 STVRs which goes to local hiring, and we spend many weeks ourselves on 
Hornby. I support good bylaw management of STVRs and the permission to conduct STVRS 
year-round so that Hornby could have year-round economic support. 
 Hornby has always had a housing crisis; now the whole country has one because of all levels 
of government. When the provincial government banned winter rentals about 4 years ago, 

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December 13, 2023 
it created an enormous local housing crisis. We also need a good quality summer 
campground. STVRs are the one good way to maintain existing middle-class homes because 
of high taxes and inflation. STVRs should not be conflated with long-term housing. Removing 
STVRs would plunge many people into poverty. 
 Regarding licencing of STVRs, it is important that the carrying capacity of the existing sewage 
system be considered. As a retired wastewater practitioner, I note that people are unclear 
on the regulations. For a 2-bedroom household, a system may be designed for a minimum 
of 3 people or 1000 litres of sewage per day; for a 1 bedroom house it is designed for a 
minimum of 2 people; and for a 3 bedroom house for a minimum of 4 people; but for each 
additional person that may be added to that household, one must design for an additional 
350 litres per day as per BC sewerage regulation, pages 20 and 21. Yearly annual 
maintenance is required in BC. STVRs should be required to provide a yearly receipt of this. 
o Trustee Peterson requested that this information be forwarded to Trustees and 
Staff. 
 Given that the Provincial Government has just made drastic changes to housing regulations, 
I recommend that the LTC supports the staff recommendation to slow down the OCP bylaw 
process to allow for staff analysis; for the LTC to immediately start lobbying the Comox 
Valley Regional District for a Hornby STVR licencing system; for the LTC to continue their 
focus on affordable housing; for the LTC to consider rising property taxes which have been 
20% or $6000.00 this year for this speaker, which is a hardship for many long-time property 
owners; and that the LTC encourage the STVR community to use the local STVR website 
rather than other more global platforms. I am opposed to the opting-in to the principal-
residence requirement for STVRs, which excludes many off-island property owners with long 
generational histories on Hornby. 
 There were 300 signatures collected in 4 hours against the Rogers proposed cell tower, 
which has been dismissed by consultant Brian Gregg. Planners did not report this in the 
minutes, have excluded other important information, and made numerous other errors in 
the public information process. 
 The proposed cell tower brings up questions and concerns around surveillance. A 
whistleblower has recently come forward with allegations of corruption in Innovation 
Science and Economic Development Canada (ISED) which the LTC should take into 
consideration. 
 I would like to see the letter from our lawyer submitted to the LTC for this meeting of 
December 13, 2023, and that it be posted in full on the Islands Trust website. The Rogers cell 
tower proposal is in direct violation of the Hornby OCP and is meant to serve other 
jurisdictions. The public process has been marred by blatant election interference, secrecy, 
planner overrule of a trustee, and other violations of protocols and process. Trustees should 
vote non-concurrence today. 
 As a 52-year resident, I would like to opt-in to the new STVR provincial regulations to 
preserve and protect the island. 
 Where is the data that STVRs could be converted to long-term rentals? I do not want to be a 
long-term landlord. What will be the enforcement mechanism of STVRs? Anonymous 

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December 13, 2023 
complaints are unsettling because it can be a form of harassment. As a 19-year resident, I 
have observed that at every turn, affordable housing is blocked by regulations. 
 We have purchased my mother’s decades owned Hornby property and use STVRs 
responsibly for 8 weeks a year to help pay for it. We visit our Hornby residence every 
month. Many other next generation property owners on Hornby rely on STVRs. 
 As a lifetime resident on Hornby with no home, I observe that STVRs are being used to 
finance second and third homes while others don’t even have one home. 
 The province should be lobbied to reinstate the ability to provide semi long-term winter 
rentals. This is impacting the local rental housing supply much more than STVRs; also, I 
would like for this electronic meeting to provide for the ability to see people at the meeting.  
 We use our Hornby home every month and would not be able to convert our STVR to long-
term housing; we support other affordable housing initiatives, legal STVRs, and further LTC 
research. 
 There are many responsible STVRs operators whose neighbours are happy with them. 
 As the Chair of the Advisory Planning Commission (APC), I urge everyone to read our APC 
Recommendations document of March 2023. Nowhere in our recommendations were STVRs 
to be ended as a permitted home occupation; rather, we wanted to find out who is doing 
what where, and to regulate around water and septic.  
 
By general consent the meeting was recessed at 5:57 pm and reconvened at 6:16 pm. 
 The combination of the proposed OCP as it is currently written with the new provincial 
regulations will eliminate all grandfathered STVRs if the provincial regulation applies to 
Hornby. 
 How can Hornby survive this potentially dangerous provincial legislation, Bill 35? 
 A category of STVR, as when a house is for sale and it is being encouraged to be purchased 
based on its ability to do weekly rentals, is driving increased property prices and needs to be 
considered. 
5. DELEGATIONS 
5.1 Stuart Amos from Hornby Island Agricultural Association regarding Agricultural Land 
Reserve Regulations 
Stuart Amos spoke on behalf of the Hornby Island Agricultural Association (HIAA), noting 
a recent letter from HIAA sent to the LTC requesting an amendment to the Hornby 
Island Land Use Bylaw (LUB) to align Agriculture Land Reserve (ALR) properties zoned 
ALR A1 on Hornby with the Agriculture Land Commission Act, to safeguard local farmers’ 
livelihoods. 
Aileen Fearman, on behalf of HIAA, read out the 2-page letter from HIAA dated 
December 13, 2023, as contained on pages 4 to 5 on the current agenda package. 
5.2 Margaret Birch from Hornby Island Community Hall Committee regarding 
Establishment of a Hornby Island Community Heritage Register 

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December 13, 2023 
Margaret Birch, on behalf of the Hornby Island Residents and Ratepayers Association 
(HIRRA), provided a 6-page slide presentation describing the history of the efforts to 
establish a local Community Heritage Register and a detailed description of Hornby 
Island’s Community Hall and First School, for which Cultural Heritage Statements of 
Significance have been completed by a hired consultant who is presently developing a 
statement for Room to Grow. 
Margaret Birch conveyed that HIRRA is requesting that the LTC advance the Cultural 
Heritage Project so that HIRRA may access needed resources to upgrade the Community 
Hall. 
5.3 Hornby Island Short Term Vacation Association regarding the Municipal and Regional 
District Tax 
Michelle Easterly, speaking as a member of the board of the Hornby Island Short Term 
Rental Association (HISTRA), made up of 120 members with 80 properties, thanked 
Angelea Hoeppner of PlanH Healthy Communities for developing, with help from the 
Comox Valley Regional District (CVRD), HIRRA, and Denman Works, the 2023 Hornby 
Community Profile which contains a wealth of housing data, some of which was 
conveyed at today’s meeting. She noted the following: 
 Housing needs cannot be addressed by the bylaw changes being considered because 
59% of homes on Hornby are now filled by full-time residents and this trend is 
growing such that 70% of homes could be filled by 2026. 
 115 or 20% of households on Hornby rent. One third of these renters (39) are 
precariously housed. 
 The median rental housing cost on Hornby of $700.00 is half that of BC; and the 
precariously housed pay about $300.00 or less per month. At these low rents, 
property owners cannot afford to develop rental dwelling units because the actual 
cost to develop and maintain them would necessitate $1000.00 rent per month. 
 STVRs owners either use their homes throughout the year or cannot afford to 
develop long-term rental units, so purpose-built rentals will need to be built by a 
collective. 
 The 3% Municipal and Regional District Tax (MRDT) or “pillow tax” charged to 
visitors of fixed-roof accommodations now provides $50,000.00 of annual, 
predictable funds for Hornby and allows for the establishment of a Housing 
Coordination Program with multiple options for this money. 
 If STVRs are stopped, Hornby will lose 75% of this money. 
o A Trustee asked about the other 25% of the MRDT. 
o Eula Mills responded that that money represents resorts and B&Bs on the 
island, excluding glamping and camping operations, which must be 
registered to pay the tax. 
6. MINUTES 
6.1 Local Trust Committee Minutes dated September 8, 2023 - for adoption 

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Local Trust Committee Minutes 
December 13, 2023 
By general consent the Local Trust committee meeting minutes of September 8, 2023 
were adopted as presented. 
6.2 Local Trust Committee Special Meeting Minutes dated September 29, 2023 - for 
adoption 
By general consent the Local Trust committee special meeting minutes of September 
29, 2023 were adopted as presented. 
6.3 Section 26 Resolutions-without-meeting Report dated December 6, 2023 
6.4 Advisory Planning Commission Minutes - none 
7. BUSINESS ARISING FROM MINUTES 
7.1 Follow-up Action List Report dated December 6, 2023 
Received. 
8. APPLICATIONS AND REFERRALS 
8.1 Rogers Cell Tower Proposal - Verbal Update 
Planner Thomaidis provided an update on the proposed cell tower, noting the following: 
 Ongoing correspondence on this proposal is being received. 
 The LTC, at the last meeting, directed the applicant Rogers to engage in more 
extensive public consultation, which has not started yet. 
 There has been no change in the status of this referral since the last meeting. The 
LTC has not yet received a crown land referral from the Province. 
 A vote of non-concurrence today is possible, but not advised because the public 
consultation process has not been completed and the provincial referral has not 
been received. 
 The ISED requirement to complete public consultation within 120 days may not 
apply given that the LTC has requested further public consultation. Staff will seek 
more clarity from ISED on this and report back to the LTC at the next available 
opportunity. 
 Staff are working on an applications page on the Islands Trust website where all 
correspondence and information received about the cell tower proposal can be 
posted. 
 
Trustee Allen noted that a Hornby group has already communicated to the Province 
that the proposed cell tower crown land site is wanted for other community uses. 
o Chair Peterson added that it would be helpful for the LTC to know what the 
plans for this space were and to be kept up-to-date. 
9. LOCAL TRUST COMMITTEE PROJECTS 
9.1 Minor Project: Heritage Register Proposed Project Charter - Staff Report 

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Planner Thomaidis presented the staff report that recommends that the LTC approve 
the proposed Heritage Register Project Charter as a minor project for the next fiscal 
year.  
Trustees discussed possible First Nations interests in the project. 
HO-LTC-2023-043 
It was MOVED and SECONDED, 
that the Hornby Island Local Trust Committee approve the draft Project Charter version 
1.0 for developing a Community Heritage Register as a minor project in the 2024-2025 
fiscal year. 
CARRIED 
9.2 Major Project: Hornby Island Official Community Plan and Land Use Bylaw Review 
Project - Staff Report 
Planner Zupanec presented the staff report that recommends that trustees consider the 
need for staff review of the new provincial regulations contained in “The Short-Term 
Rental Accommodation Act,” noting the following: 
 First reading of the current draft Official Community Plan (OCP) bylaw should not 
move forward until an analysis of Bill 35 is completed; so that redundant referrals 
are not sent out prematurely if the LTC decides to amend their approach to the 
draft bylaws. 
 Current staff understanding is that legal non-conforming status of short-term 
vacation rentals would be extinguished, as of May 1, 2024, regardless of whether 
Hornby decides to opt in. 
 Regarding the ‘D2 Schedule: Environmentally Sensitive Areas: Aquifers’ referenced 
in Town Hall, this new map was the outcome of an LTC directive to staff to update 
the schedule by including 2 new areas of the island in the aquifer designation. 
 If the short-term vacation rentals section of the proposed OCP bylaw becomes 
overly complicated by the new provincial regulations, the LTC has the option of 
removing it from the current draft OCP bylaw and treating it as a separate project. 
 
A Trustee noted that Temporary Use Permits for short-term vacation rentals and caps 
on numbers of operating short-term vacation rentals would need extensive review of 
options, including off-season capacity, CVRD licensing, San Juan Islands examples of 
regulation, Ed Hoeppner’s septic recommendations, and many other considerations to 
explore. 
 
Chair Peterson clarified that the existing Hornby Land Use Bylaw permits short-term 
vacation rentals without restriction, while the new proposed bylaw, in conjunction with 
the new provincial regulations, would eliminate the potential for all short-term rentals; 
and that Hornby is unique in being the only Trust area that has an outright permitted 
use for vacation rentals in the residential zoning. 

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o Planner Zupanec agreed that other islands in the Trust Area were in a 
completely different situation than Hornby, given that their Temporary Use 
Permits-regulated STVRs would not be affected;  
 
HO-LTC-2023-044 
It was MOVED and SECONDED, 
that prior to consideration of draft bylaws to amend the Hornby Island Official 
Community Plan or Land Use Bylaw, the Hornby Island Local Trust Committee request 
staff to prepare an analysis of options and implications of “The Short-Term Rental 
Accommodation Act (Bill 35)” as it pertains to the regulation or prohibition of vacation 
home rental use. 
CARRIED 
HO-LTC-2023-045 
It was MOVED and SECONDED, 
that the Hornby Island Local Trust Committee request staff to schedule a special 
meeting (hybrid or in-person) in February 2024 to consider a staff report and public 
input on the options and implications of the Short Term Rentals and Accommodations 
Act. 
CARRIED 
10. CORRESPONDENCE 
10.1 Email dated September 7, 2023 from Comox Valley Regional District regarding 
Regional Parks and Trails Strategic Plan Update 
Received for information. 
10.2 Letter dated November 29, 2023 from G. Burtinsky regarding Responsibilities and Due 
Diligence 
Received for information. 
10.3 Email dated November 29, 2023 from W. Burton & J. Ovitsland regarding APC 
Recommendations 
The Chair of the Advisory Planning Commission (APC), noted the following: 
 The intention of the letter was to remind Trustees that we had recommended in our 
previous referral regarding the “Thatch Condominium Development,” that there 
was insufficient language in the bylaws governing the Thatch regarding short or 
long-term rentals at this site; which is notable, now that this development is 
currently advertising condominiums for sale as “freehold strata” and that they will 
create and maintain a rental pool.  
 
Planner Cox noted that it appears from preliminary analysis, that the zoning for the 
Thatch development does allow for both residential and tourist accommodation use and 
that such was the intent at the time the zoning was adopted; however, it is unknown if 

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STVRs would still be permitted under the new provincial legislation (Bill 35) if the unit is 
not an owners’ primary residence. 
 
Planner Zupanec offered that staff could include a section on ‘implications for other 
zones’ in the upcoming staff analysis of Bill 35 report, which would include the Thatch 
Development. 
11. NEW BUSINESS 
11.1 Standing Resolution of Motions HO 2021-053 and HO 2021-054 
Trustee Allen introduced a new Standing Resolution motion to address the December 
31, 2023 expiry date of both previous LTC Standing Resolution motions HO-2021-053 
and HO-2021-054; to better reflect the current housing reality; and to allow the LTC to 
address housing in a way that did not need to be continuously renewed. 
HO-LTC-2023-046 
It was MOVED and SECONDED, 
that the Hornby Island Local Trust Committee directs Bylaw Compliance and 
Enforcement staff to temporarily withhold enforcement against unlawful dwellings 
upon receipt of a written complaint, unless any of the following conditions apply: 
a) There is a complaint from an immediate neighbour; 
b) There is a referral from an agency responsible for health and safety issues that is 
doing concurrent enforcement; and 
c) There appears to be more than one unlawful dwelling on a lot. 
 
Nothing in this enforcement policy should be interpreted as giving permission to violate 
the Hornby Island Land Use Bylaw and the Hornby Island Local Trust Committee may 
change this policy or give direction to expand enforcement activities at any time. 
CARRIED 
12. REPORTS 
12.1 Trust Conservancy Report - none 
12.2 Applications Report dated December 6, 2023 
Chair Peterson clarified that the applications HO-DVP-2023.2 and HO-SUP-2023.11 were 
two separate applications at the same address; but that one was for a Development 
Variance Permit and the other was for a Siting and Use Permit.  
12.3 Trustee and Local Expense Report dated October, 2023 
Received for information. 
12.4 Adopted Policies and Standing Resolutions 
12.5 Local Trust Committee Webpage 

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12.6 2024 Local Trust Committee Meeting Schedule - Staff Report 
Planner Thomaidis and Planner Cox spoke on the staff report prepared by Planner Cox 
that proposes LTC regular business meeting dates for 2024. 
HO-LTC-2023-047 
It was MOVED and SECONDED, 
that the Hornby Island Local Trust Committee schedule its regular business meetings on 
the following dates in 2024: April 26, June 14, and November 1; and that staff be 
requested to investigate February 2 or 9 and September 6 or 13 as additional meeting 
dates. 
CARRIED 
Trustee Scott commented that the members of the public who attended the current 
meeting from Room to Grow did not constitute a true hybrid meeting because there 
was no staff attendance there.  
Trustee Allen noted that Room to Grow is not big enough to handle the large numbers 
of members of the public who want to attend meetings. 
Chair Peterson clarified that in person meetings would be the default on Hornby; and 
that hybrid in-person/electronic meetings would be ideal going forward; and that the 
anticipated fibre optic infrastructure will make hybrid meetings much easier. 
13. WORK PROGRAM 
13.1 Active Projects Report dated December 6, 2023 
13.2 Future Projects Report dated December 6, 2023 
14. UPCOMING MEETINGS 
14.1 Next Regular Meeting To Be Decided 
Chair Peterson noted that staff would be reporting back on whether February 2
nd
 or 9
th
 
2024 would be a possible next LTC meeting date. 
15. ADJOURNMENT 
By general consent the meeting was adjourned at 8:11 p.m. 
 
_________________________ 
Timothy Peterson, Chair 
 
Certified Correct: 
 

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December 13, 2023 
 
_________________________ 
Katherine Vogt, Recorder