Denman Island Local Trust Committee regular meeting, February 13, 2024

[0:00:06] Voice 11: where it's my record button there

[0:00:15] Trustee Graham (probable): we go okay

[0:00:17] Trustee Maude: we are running okay good morning everybody uh thank

[0:00:21] Trustee Maude: you for joining us today for this regular meeting in the denman island local trust committee i want

[0:00:25] Trustee Maude: to begin by acknowledging that we're working to be a team together to be able to cross

[0:00:30] Trustee Maude: territory to help savage people i'm david maude elected on the main island the chair of the

[0:00:35] Trustee Maude: demini mobile trust committee i'm joined today by the mother trustee graham sam warwick um together

[0:00:41] Trustee Maude: to make up the demini mobile trust committee uh joining us this morning is comox valley regional

[0:00:46] Trustee Maude: district director danielle uh we've adjusted our agenda agenda today so daniel can give us

[0:00:52] Trustee Maude: a report on the cbrd efficient parks and trails strategic plan and welcome daniel uh we have some

[0:00:58] Trustee Maude: staff members joining us today joining us in person in person as far as our apartment planner

[0:01:04] Trustee Maude: thank you our meditator uh joining us online today will be sony to panic there is chadwick and ian

[0:01:10] Trustee Maude: cox uh this meeting is being live streamed and recorded for those running in person today

[0:01:16] Trustee Maude: the recording will be posted on the stress website in the future viewing following the break today

[0:01:21] Trustee Maude: we'll have a closed meeting uh where we will temporarily stop the live stream and where those

[0:01:26] Trustee Maude: members of the public attending in person will be asked to leave the room and this when the

[0:01:30] Trustee Maude: So, as the meeting has ended, the public can re-enter and live-stream and resume.

[0:01:35] Trustee Maude: And so, we're timing that basically between, I believe, 12.30 and 1.00 is when we seem to be in Canada today.

[0:01:43] Trustee Maude: So, I just want to kind of finish off saying that this meeting is an official forum for your local trust to make decisions about land use, planning matters, and discuss relevant business.

[0:01:51] Trustee Maude: I want to add that in the space of employment, despite the fact that many staff are in their own homes, our staff have the right to a safe and respectful workplace.

[0:01:58] Trustee Maude: place so let's start off with improving the agenda does anybody have any additions or

[0:02:04] Trustee Maude: collisions or questions or anything no so by consent we will improve the agenda

[0:02:09] Trustee Maude: and we will move right on to our regional director

[0:02:12] Trustee Graham (probable): so

[0:02:14] Voice 16: good morning to the trust committee it's

[0:02:17] Voice 16: great to be here and i know i was invited to speak on regional parks so i'll do that for

[0:02:23] Voice 16: uh maybe three four minutes and then answer questions from the committee but before i do that

[0:02:28] Voice 16: i'll do 45 seconds on the general update because i don't come here all the time so um you've probably

[0:02:34] Voice 16: seen activity on the island around the completion of the cross island trail the latest legs so

[0:02:39] Voice 16: that's proceeding at a good clip um this coming year we're probably going to do the little

[0:02:43] Voice 16: downtown section as well which will really help uh for pedestrians in the key area so that's

[0:02:49] Voice 16: i know our staff has been in touch uh and um fire hall we're starting to prepare for the building

[0:02:55] Voice 16: next year uh we're gonna look to monster and it's certainly design work right now and the last one

[0:03:02] Voice 16: is um the cbrd approved a tripling of the budget for the the housing service that we have in the

[0:03:10] Voice 16: valley um denman and horny are not part of that service but i thought i would bring it to your

[0:03:15] Voice 16: awareness because we will do a feasibility around the housing authority and i know both housing

[0:03:20] Voice 16: groups on horn and then men have a lot of questions and valuable ideas around how something like that

[0:03:25] Voice 16: could either be looked at in the future for the islands or at least be connected to that work so

[0:03:30] Voice 16: you may hear more about about that so that's my 45 seconds on just general topics in regards to

[0:03:36] Voice 16: the regional parks uh service this is a new service at the regional district which was

[0:03:41] Voice 16: was established last term. On background, Hornby and each of Hornby and Denman had their own park

[0:03:49] Voice 16: service. And in the rest of the rural areas of the valley, we have a service shared by area A, B,

[0:03:55] Voice 16: and C, excluding Hornby and Denman. And then the municipalities have their parks service for their

[0:04:00] Voice 16: municipal parks. What was missing is the municipalities never contributed to the large

[0:04:07] Voice 16: large parks. So when you think about NIM Falls, CLB, and three, four years ago, we had an

[0:04:12] Voice 16: opportunity to secure Stoughton Falls, which is a very popular recreational area, but it

[0:04:17] Voice 16: was just too much money for the rural areas to consider. So coming out of that, we started

[0:04:20] Voice 16: thinking about creating a regional park, which would allow everybody to contribute in the

[0:04:24] Voice 16: future to those large parks. I tried to exclude Hornby and Denman, because I wasn't sure there

[0:04:30] Voice 16: would be opportunities for us on these islands, especially for Hornby, for Denman, I'll talk

[0:04:34] Voice 16: talked a little bit about that but for hornby it's already 50 part they have mount jeffrey

[0:04:39] Voice 16: district provincial park i'm like they're just probably going to contribute to the service

[0:04:42] Voice 16: so i tried to exclude for me and denman but i couldn't under legislation either all of the

[0:04:48] Voice 16: service participants everyone had to be in and some services i can split up but this one for

[0:04:54] Voice 16: this little reason i couldn't spit it out so i decided to not ruin the regional wire and said

[0:05:00] Voice 16: that probably, you know, a lot of Hornby and Denman people are environmentally conscious.

[0:05:04] Voice 16: So if there were purchases in the future, right now it's a very small requisition.

[0:05:07] Voice 16: If there were purchases, then 70,000 people would contribute to that purchase.

[0:05:11] Voice 16: And it will take a two-thirds majority vote for any purchase to happen.

[0:05:16] Voice 16: So it will take two-thirds of our six jurisdictions to agree.

[0:05:20] Voice 16: So there are some backstops if we have serious concerns.

[0:05:26] Voice 16: So for Denman, I was just going to say that I would touch on that.

[0:05:30] Voice 16: talked about how hornby is pretty parked up but for denon and the conservancy and there's lots of

[0:05:35] Voice 16: larger scale landscape initiatives for the future so what i would encourage is if

[0:05:40] Voice 16: uh you know for for those organization right now we're still seeking feedback into the strategic

[0:05:44] Voice 16: plan so if the island stress wants more information on that we can communicate with them in

[0:05:50] Voice 16: conservancy i'll make sure that our staff is aware so you can offer some thoughts about what the

[0:05:55] Voice 16: benefit could be for them and i in the future so i'm happy to answer questions on the regional parts

[0:06:03] Trustee Graham (probable): yeah thank you thanks daniel

[0:06:05] Trustee Graham (probable): um so um we're part of the regional park service

[0:06:10] Trustee Graham (probable): uh but many expenditures require two-thirds agreement from each from devon

[0:06:18] Trustee Graham (probable): so our we have a separate referendum and we'll be how did

[0:06:22] Voice 16: that work okay thank you so um for

[0:06:25] Voice 16: For capital purchases, so for large land purchases, that will require two-thirds.

[0:06:30] Voice 16: For operations budget, it's half.

[0:06:33] Voice 16: So right now, we started a little requisition, I think 200,000.

[0:06:36] Voice 16: Again, spread over 70,000 people.

[0:06:38] Voice 16: So you'll see that on your tax bill this year.

[0:06:40] Voice 16: It might be, for the average resident, $5, $10 or something.

[0:06:45] Voice 16: So it's starting small, but with those big capital purchases, so two-thirds.

[0:06:49] Voice 16: And for the two-thirds vote, it's not for me and Denman.

[0:06:52] Voice 16: It's for me, Denman, Fenway, and Wilson.

[0:06:55] Voice 16: so it's area a over here area b area c so three rural areas and three municipalities cumberland

[0:07:02] Voice 16: from oxen corning so we would need four of those jurisdictions to vote in favor

[0:07:07] Voice 16: of a purchase uh minimum for for it to proceed yeah

[0:07:11] Trustee Graham (probable): follow-up question um so what so if if

[0:07:16] Trustee Graham (probable): devon had a park acquisition idea yeah then everybody else would help pay for that so it

[0:07:24] Trustee Graham (probable): it could be a good thing if

[0:07:25] Voice 16: it's aimed at our own community absolutely which is why the timing right

[0:07:30] Voice 16: now we're building the 10-year strategic plan trying to identify areas of interest so i think

[0:07:35] Voice 16: a submission from either the local trust committee or from associations on denman island would be

[0:07:41] Voice 16: would be very timely because as you know when you build a strategic plan you can always amend

[0:07:46] Voice 16: later but there's nothing like being baked in it's with an idea with a little earmark to say hey

[0:07:51] Voice 16: if Denman Island, we may have something of interest in the center of the island or whatever.

[0:07:58] Voice 16: I think now is a great time for the next couple of months to flag that.

[0:08:02] Thank you. Yeah the particular questions I had been going to clarify the body of the boat but

[0:08:10] that is how I sort of how I thought it was going to work

[0:08:12] Trustee Borthwick: so yeah I mean that sounds like it's I mean

[0:08:19] Voice 16: That was

[0:08:20] Trustee Borthwick: a safe thought.

[0:08:21] Voice 16: I didn't want to ruin the party, but I think we're a very environmentally

[0:08:26] Voice 16: conscious community, so even if Stoughton Falls got preserved, I think it's a good thing

[0:08:31] Voice 16: if it's a small town, a small house. But I think no, though. I tried to keep things

[0:08:36] Voice 16: equitable in all the other services. Yeah. Thank you.

[0:08:41] Trustee Graham (probable): So anybody else have anything? Just to reiterate, so there's about a four-month

[0:08:45] Trustee Graham (probable): the window before that

[0:08:46] Voice 16: so what i'll do is when i get to town i'll send an email to the committee

[0:08:51] Voice 16: and to uh to staff and send you the information and uh and then guest in the rare submission

[0:08:57] Voice 16: thank you one question i

[0:09:00] Voice 13: have i have a question it's uh relates to your original first

[0:09:08] Voice 13: about the trail yeah and if any thought has been given to that hill yes

[0:09:16] Voice 16: uh so that to complete the

[0:09:18] Voice 16: entire trail so we did the stairs a couple years ago and now we're going to do downtown we're doing

[0:09:23] Voice 16: the other side of the island the hill the cost is so huge so i think what we need is there's been a

[0:09:31] Voice 16: advocacy by the community here for like 20 years to try to improve the hill but this is i think

[0:09:36] Voice 16: we'd agree this is well outside the scope of money that residents can take it would be uh so so we're

[0:09:43] Voice 16: hoping that the ministry of transportation and province can put that on their capital plan

[0:09:47] Voice 16: uh for improvements so um once we've completed that let's turn attention our attention to to

[0:09:53] Voice 16: the health because that will be really the last the last piece in the puzzle it's

[0:09:57] Voice 13: the most dangerous

[0:09:58] Voice 13: for pedestrians or cyclists

[0:09:59] Voice 16: yes and people get stuck and

[0:10:01] Voice 13: there's clients and there's a provincial

[0:10:03] Voice 13: will happen

[0:10:03] Voice 16: absolutely so um the activitation of the only thing i'd say like for us there was a

[0:10:08] Voice 16: deal agreed on hornby uh there was a crossing that needed to be replaced we put it we convinced the

[0:10:14] Voice 16: moti to put in the capital plan and got it 10 years later so you know that's the kind of times

[0:10:19] Voice 16: but but you need to get it in there so that it's it's it's in their their capital projects right

[0:10:25] Voice 16: now it's not in their capital projects thank you very much thank you very

[0:10:29] Trustee Maude: much for your time

[0:10:31] Trustee Maude: we'll rush off to your fair good luck with your budget meetings thank you thank you very much

[0:10:42] Trustee Maude: um so we now want to immediately get information for proposed bylaws number 28 to 29

[0:10:50] the department

[0:10:51] Trustee Maude: regulation

[0:10:53] Trustee Graham (probable): project so we can start with a final presentation let me just

[0:10:58] Voice 6: uh get the presentation set up here i'm gonna make sure that it's sharing on zoom we're doing two

[0:11:33] Voice 6: things right now i've got it on zoom i think okay are

[0:11:53] Voice 6: you seeing the notes looks like it's in

[0:11:57] in the window i think

[0:12:03] Trustee Graham (probable): it works because it's quite clear thanks for your patience

[0:12:37] Trustee Graham (probable): so

[0:12:43] Voice 8: if i

[0:12:55] Voice 6: just go from the center

[0:12:57] Voice 13: you're

[0:13:00] Trustee Graham (probable): currently not sharing your screen anymore

[0:13:24] Voice 8: okay good morning

[0:13:27] Planner McCargar (probable): thanks for your patience everyone my name is marlis i'm one of the

[0:13:29] Planner McCargar (probable): landowners planners out of the gabriola islands trust office um and i'm the newly the island

[0:13:36] Planner McCargar (probable): planner for denman

[0:13:36] Planner McCargar (probable): this morning i'll be reviewing the main elements of proposed bylaw number

[0:13:41] Planner McCargar (probable): number 228 and 229. The purpose of this meeting is to provide you with one final opportunity to

[0:13:52] Planner McCargar (probable): review information related to this project and ask questions. This is the last opportunity for

[0:13:58] Planner McCargar (probable): questions before the public hearing, and I'll be providing an overview of the two proposed bylaws

[0:14:04] Planner McCargar (probable): that are being considered by the LCC today. The goal of this meeting is also to help you determine

[0:14:10] Planner McCargar (probable): if your interests are affected by the proposed bylaws so that during the public hearing later

[0:14:14] Planner McCargar (probable): this morning you're prepared to make a submission to the ltc about whether or not you support the

[0:14:19] Planner McCargar (probable): proposed changes so the project objectives the project's focused on implementing three

[0:14:27] Planner McCargar (probable): recommendations from the denman farm plan that's recommendations 11 13 and 14 and also to align

[0:14:34] Planner McCargar (probable): with the agricultural land commission the alc act and regulations so i'll just go over a little um

[0:14:45] Planner McCargar (probable): brief couple of slides on the process and how we got this far because it's been quite a long

[0:14:52] Planner McCargar (probable): process. So both bylaws were given first reading back in May of 2018 and at that time were presented

[0:15:00] Planner McCargar (probable): at a community information meeting and a community facilitated workshop. Extensive referral responses

[0:15:07] Planner McCargar (probable): from the Advisory Planning Commission, the APC and the Growers and Producers Alliance were

[0:15:14] Planner McCargar (probable): received and incorporated to the proposed file at that time the project was then put on hold and

[0:15:20] Planner McCargar (probable): staff resources were directed to other denman priorities so there was a two-year pause and

[0:15:26] Planner McCargar (probable): then revitalized in september of 2021. during the time that the project was on hold there was some

[0:15:33] Planner McCargar (probable): changes to the alc act and they were actively reviewing and updating their provincial policies

[0:15:42] Planner McCargar (probable): So it

[0:15:43] Planner Chadwick (probable): was determined that some

[0:15:44] Planner McCargar (probable): amendments were required in order to align with those

[0:15:47] Planner McCargar (probable): provincial requirements and then also with community feedback.

[0:15:54] Planner McCargar (probable): So Upland Consulting was hired with BC Investment and Agricultural Fund grants, and community

[0:16:02] Planner McCargar (probable): engagement was carried out, including a mail-out, community information meetings, APC meetings,

[0:16:10] Planner McCargar (probable): and a community questionnaire in September of 2022 due to the amount of time that had passed

[0:16:21] Planner McCargar (probable): since first reading was given. First reading was rescinded at that time by the LTC and then the

[0:16:27] Planner McCargar (probable): bylaws received first reading in October. So there was quite a few changes that were that took place

[0:16:34] Planner McCargar (probable): at that time and because of that re-referrals were sent out to agencies and First Nations

[0:16:41] Planner McCargar (probable): The LTC considered the referral feedback in June of 2023 and made some minor amendments based on the responses.

[0:16:49] Planner McCargar (probable): And then both bylaws received second reading in June of 2023.

[0:16:55] Planner McCargar (probable): As you may remember, a public hearing date was set for November 2023.

[0:17:00] Planner McCargar (probable): However, due to an error in referring to one of the First Nations on the list, it was postponed.

[0:17:08] Planner McCargar (probable): And as a result, we have the public hearing rescheduled for today.

[0:17:15] Planner McCargar (probable): So some of the main engagement activities, the engagement portion of the project targeted key

[0:17:21] Planner McCargar (probable): farming and food system players on the island as well as broader community. Engagement aided

[0:17:27] Planner McCargar (probable): the project team in understanding the local farming context and the preferences of the

[0:17:31] Planner McCargar (probable): community members. Some of the main engagement activities, there was interviews, so interviews

[0:17:39] Planner McCargar (probable): with farmers, educators, APC members, GPA members, trustees.

[0:17:46] Planner McCargar (probable): There was a questionnaire that was sent out to the community

[0:17:49] Planner McCargar (probable): and received 164 responses,

[0:17:53] Planner McCargar (probable): which was a really great response rate.

[0:17:55] Planner McCargar (probable): It included an overview of the objectives of the project,

[0:17:59] Planner McCargar (probable): explanations of the regulations,

[0:18:01] Planner McCargar (probable): and an opportunity for respondents

[0:18:03] Planner McCargar (probable): to provide their opinions and feedback.

[0:18:04] Planner McCargar (probable): responses from the questionnaire came from a good distribution of residents within and outside of the ALR and the agriculture zone.

[0:18:15] Planner McCargar (probable): Just over a third of the respondents were located in the ALR and the agricultural zone.

[0:18:22] Planner McCargar (probable): And then there's also been community information meetings throughout the project.

[0:18:26] Planner McCargar (probable): So back in 2018, as I mentioned, we're going to get in 2022.

[0:18:32] Planner McCargar (probable): Based on the assessment of the feedback obtained during the second round of engagement,

[0:18:36] Planner McCargar (probable): some directions emerged, and that was looking at the definitions in the Land Use By-law

[0:18:42] Planner McCargar (probable): of agriculture, horticulture, intensive agriculture, the principal dwelling size permitted in the

[0:18:50] Planner McCargar (probable): ALR, secondary dwellings in the ALR, and then looking at agritourism and agritourism accommodation

[0:18:59] Planner McCargar (probable): So I'll just briefly touch on some of the changes to the OCP.

[0:19:07] Planner McCargar (probable): So the proposed by-law 228 redesignates all lands within the ALR to a new agriculture

[0:19:15] Planner McCargar (probable): designation, and then there's several new policies supporting agriculture uses consistent

[0:19:21] Planner McCargar (probable): with what the ALC regulations and policies.

[0:19:25] Planner McCargar (probable): And then for the land use bylaw, there's been some changes, so the dwellings in the ALR

[0:19:35] Planner McCargar (probable): secondary suites would be permitted on locked zone agriculture.

[0:19:40] Planner McCargar (probable): The maximum size for a single family dwelling would be 410 meters squared and then the second

[0:19:46] Planner McCargar (probable): dwelling 90 meters squared for a total of combined 500 meters squared.

[0:19:53] Planner McCargar (probable): And then those secondary dwellings would be allowed on ALR land in forestry and resource zones with a TUP.

[0:20:02] Planner McCargar (probable): So permitted outright on those zoned agriculture and then with a temporary use permit in the F and RE zones.

[0:20:11] Planner McCargar (probable): And I believe there's nine properties in the ALR that are zoned F and RE.

[0:20:16] Planner McCargar (probable): The bulk of them are in that agriculture zone.

[0:20:20] Planner McCargar (probable): So the definition of agriculture has been revised to make it more concise. There's been a definition

[0:20:27] Planner McCargar (probable): added of produce stands and that is allowable in residential zones now and as I said the

[0:20:36] Planner McCargar (probable): principal dwelling size and second dwelling. There's also been a change to the setback

[0:20:43] Planner McCargar (probable): regulations for buildings and structures associated with agriculture except for a fence

[0:20:48] Planner McCargar (probable): to the natural boundary of the streams and lakes and the sea for the agritourism

[0:20:58] Planner McCargar (probable): changes you'll see agritourism accommodation is permitted on zones on agriculture zones in the

[0:21:06] Planner McCargar (probable): ALR a maximum of four non-permanent sleeping units and then there's a quite a few regulations

[0:21:14] Planner McCargar (probable): that that would go go along with having a agritourism on your on property so allowing

[0:21:21] Planner McCargar (probable): Allowing produce stands, as I mentioned, this was on residential leave zone properties.

[0:21:26] Planner McCargar (probable): This was to address a concern that was raised around egg sales in particular.

[0:21:31] Planner McCargar (probable): So these produce stands are allowed closer to the lot line.

[0:21:37] Planner McCargar (probable): And then produce stands that are smaller than 10 meters squared on agriculture, forestry or resource zones would be permitted at no setback.

[0:21:48] Planner McCargar (probable): They'd still be permitted at a larger size than that, but would have to conform to the

[0:21:51] Planner McCargar (probable): CEPHAC regulations.

[0:21:56] Planner McCargar (probable): So after the public hearing today, staff are going to be proposing a few minor edits to

[0:22:03] Planner McCargar (probable): correct an error in referencing the OCP policy numbers and just a typo as a result of some

[0:22:10] Planner McCargar (probable): amendments that have taken place since this bylaw was drafted in the last year.

[0:22:15] Planner McCargar (probable): So there's, I just put, you can't really see it on the screen, but it's just minor things

[0:22:20] Planner McCargar (probable): referencing policy 15, but it should be 17.

[0:22:24] Planner McCargar (probable): So really, yeah, some minor changes that way.

[0:22:28] Planner McCargar (probable): And then some proposed changes to bylaw 229, again, edits to correct the numbering errors

[0:22:35] Planner McCargar (probable): and texts, and then an edit to the produce stand definition that was based on some feedback

[0:22:40] Planner McCargar (probable): fact that we've heard from the community in that the produce stand definition was a bit restrictive

[0:22:45] Planner McCargar (probable): um the previous definition referred to um the produce stand being on a lot that was

[0:22:56] Planner McCargar (probable): where the products were grown on that lot that would have prohibited the sharing of produce

[0:23:00] Planner McCargar (probable): stands by farms and so that's being proposed to be removed and it's a little bit more general so

[0:23:08] Planner McCargar (probable): So it would be produce stand as a structure used for the sale of agricultural products

[0:23:11] Planner McCargar (probable): where the products being offered for sale have been grown or reared on Denman Island.

[0:23:22] Planner McCargar (probable): So after the public hearing, the LTC can consider third reading of the bylaws.

[0:23:29] Planner McCargar (probable): The bylaws are then approved by the Islands Trust Executive Committee

[0:23:33] Planner McCargar (probable): and the OCP bylaw is sent to the minister.

[0:23:38] Planner McCargar (probable): And then after that time, the bylaws can be considered for adoption.

[0:23:44] Planner McCargar (probable): and now we'll take however much time is needed to answer your questions prior to the public

[0:23:50] Planner McCargar (probable): hearing commencing. This is not an opportunity for your views or comments but technical questions

[0:23:56] Planner McCargar (probable): about the bylaws and then once we move into the public hearing portion of the morning that would

[0:24:03] Planner McCargar (probable): be the time to uh provide your uh comments okay so

[0:24:11] Trustee Maude: anybody have any questions raise your hands

[0:24:13] Trustee Maude: so at the back there yeah

[0:24:17] Voice 13: you have one page three uh part of our champion

[0:24:23] Voice 13: the name was set back from tiffany lake and ground lake at 60 meters

[0:24:34] Voice 13: what about a pump house oh a pump

[0:24:38] Planner McCargar (probable): house i believe those are i think those would be in

[0:24:43] Planner McCargar (probable): the in a general exemption but let me just pull up the landis by though there's being

[0:24:47] Planner McCargar (probable): no there's no change being proposed to that so i would just i can have a look at the is

[0:24:52] Voice 12: that going to be included in that pump house is excluded

[0:24:55] Planner McCargar (probable): uh so there's being so it will

[0:24:57] Planner McCargar (probable): be whatever currently exists in the bylaw there's no change being proposed so i can have a look in

[0:25:03] Planner McCargar (probable): the bylaw and see will you it's

[0:25:11] Trustee Graham (probable): a chair right there running out of chairs go ahead so there

[0:26:03] Planner McCargar (probable): would be specific setback regulations related to the zone that the property is in for example

[0:26:10] Planner McCargar (probable): the residential zones um would have specific setbacks from lot lines so there's being no

[0:26:16] Planner McCargar (probable): There's no change being proposed to that, but it would just be what's currently existing in the by-law.

[0:26:27] Trustee Maude: So a pump house would be defined as an accessory building normally?

[0:26:34] Voice 6: Normally, sometimes they're exempt, but every different zone

[0:26:40] Voice 6: is going to have a different

[0:26:41] Planner McCargar (probable): setback.

[0:26:44] But

[0:26:47] Trustee Graham (probable): the proposed by-law does not change the setback for pump houses?

[0:26:50] Trustee Graham (probable): No.

[0:26:51] Trustee Graham (probable): so there's no change being proposed so whatever existed for the last 20 years will remain

[0:27:02] Trustee Graham (probable): anybody else we have hands everywhere

[0:27:05] Trustee Graham (probable): um with regard

[0:27:09] Trustee Borthwick: to agritourism accommodation um so by nature by the nature of the work

[0:27:17] Trustee Borthwick: our employment is seasonal so seasonal worker accommodation is a sizable

[0:27:23] Trustee Borthwick: asset into which we invested unutilized in winter it's permanent structure

[0:27:28] Trustee Borthwick: i might write in reading that we wouldn't be allowed to use that for active tourism

[0:27:33] Trustee Borthwick: accommodation in off season because it's a permanent structure even though it's underutilized

[0:27:39] Voice 6: correct so i would

[0:27:42] Trustee Borthwick: like that to be well we can address that later but that's one that

[0:27:47] Trustee Borthwick: applies in the face of reason and it's for farming to be viable here we need to be able

[0:27:50] Trustee Borthwick: by this higher income streams and with a season heavily seasonal income with tourists and tourist

[0:27:57] Trustee Borthwick: visitors in the summer spreading our income

[0:28:00] Trustee Graham (probable): over the winter months by being able to rent out that

[0:28:02] Trustee Graham (probable): worker accommodation significantly help thank you uh

[0:28:11] Voice 13: yes thank you thank you five seven households

[0:28:14] Voice 13: I have five questions. Number one,

[0:28:19] Voice 13: does the ALR have the same rules as R1 and R2 in this

[0:28:30] Voice 13: category?

[0:28:31] Planner McCargar (probable): So, if the property is zoned residential in the ALR, does it have the same rules?

[0:28:37] Voice 6: Yes.

[0:28:38] Planner McCargar (probable): Yes, those would apply.

[0:28:41] Voice 6: They're identical.

[0:28:42] Voice 6: um there's some there would be some so

[0:28:59] Planner McCargar (probable): they are not permitted um the agritourism or the

[0:29:03] Planner McCargar (probable): agritourism accommodation who's saying the residentially zoned properties in the aor

[0:29:09] Planner McCargar (probable): um i'm sorry no i misspoke so on on um lots larger than four hectares

[0:29:20] Planner McCargar (probable): that are residentially zoned

[0:29:22] Planner McCargar (probable): in the AOR would be permitted

[0:29:25] Planner McCargar (probable): to have agritourism

[0:29:27] Planner McCargar (probable): accommodation.

[0:29:28] Voice 12: And setbacks

[0:29:30] Voice 13: and water

[0:29:31] Voice 13: consumption, all that would be the same?

[0:29:33] Voice 13: Yes. Okay, question number two.

[0:29:35] Voice 13: Please define

[0:29:36] Voice 13: proof of water availability.

[0:29:40] Voice 13: What details

[0:29:41] Voice 13: are given to which

[0:29:43] Voice 13: authority?

[0:29:45] Voice 12: And

[0:29:46] Voice 6: I'm referencing

[0:29:47] Voice 6: the

[0:29:47] Voice 11: zone regulations on table 1.

[0:29:51] Planner McCargar (probable): So for the proof of water, we in the zones, we've pointed back to the subdivision.

[0:30:00] Planner McCargar (probable): regulations which is section 2.8 of the land use bylaw and in there it talks very specifically

[0:30:06] Planner McCargar (probable): about proof of water amounts um and this has been so there'd be no change to that but it would be

[0:30:16] Planner McCargar (probable): going off of the sub so what's required when you subdivide the property that would be also required

[0:30:21] Planner McCargar (probable): required as the proof of water

[0:30:23] Voice 6: for the entire land is being farmed, not so divided.

[0:30:36] Voice 11: What details are

[0:30:39] Voice 13: given to which authority? Which authority is it? Is it Bihar or province

[0:30:45] Voice 13: So I

[0:30:49] Voice 6: believe that, you know, it's a three-way street.

[0:31:01] Well, it depends on what's being asked from whom.

[0:31:05] If it's for a building from a good goal to BHA,

[0:31:08] if it's for subdivision, it would be OD.

[0:31:13] Because basically different people ask the same question

[0:31:16] Trustee Maude: for different reasons.

[0:31:18] Trustee Maude: So it would depend on who's asking.

[0:31:20] Trustee Maude: Okay.

[0:31:22] Voice 13: I have to fill you in then a little bit.

[0:31:24] Voice 13: It's 140 acres of a proposed vineyard with one well, which by our research would require

[0:31:35] Voice 13: something like 250

[0:31:36] Voice 11: million gallons a year, and that one well is obviously not going to

[0:31:43] Voice 11: suffice.

[0:31:45] Voice 11: So those of us surrounding this clear-cut will know how this has been with our water

[0:31:52] Voice 12: table the

[0:31:53] Voice 13: contamination of our water and you know what how will this developer be

[0:32:02] Voice 13: held accountable for before

[0:32:05] Voice 6: he goes ahead so

[0:32:09] Trustee Maude: they're not talking about any

[0:32:13] Trustee Maude: land development as far as subdivision or construction or such it's somebody

[0:32:19] Trustee Maude: planting a crop. I don't think there's any oversight.

[0:32:25] Trustee Maude: No, no.

[0:32:26] Planner McCargar (probable): No,

[0:32:27] Trustee Maude: because you're a farmer planting a crop and I don't know any

[0:32:31] Trustee Maude: jurisdiction who, prior to planting the crop, you would have to do a water

[0:32:37] Trustee Maude: management study or anything.

[0:32:39] Voice 11: Oh, but it's a business, though.

[0:32:41] Trustee Maude: Yeah.

[0:32:42] Voice 11: So

[0:32:42] Voice 6: that, well, we have to have a license.

[0:32:46] Voice 6: Yeah, we need a groundwater license, that's correct.

[0:32:48] Planner McCargar (probable): There would be the provincial advocate for a groundwater license if it was a commercial

[0:32:56] Planner McCargar (probable): use of groundwater.

[0:32:58] Voice 13: Okay, so that goes into my question number three.

[0:33:01] Voice 13: If surface or groundwater usage is granted for agricultural irrigation, i.e. license

[0:33:08] Voice 13: approved, how is it monitored to ensure that the terms of the license are adhered to, and

[0:33:17] Voice 13: And how frequently does the licensee

[0:33:19] Voice 13: have to provide proof of adequate water?

[0:33:22] Voice 13: Does this include ?

[0:33:25] Voice 13: I

[0:33:26] Planner McCargar (probable): don't know the answer to that.

[0:33:27] Planner McCargar (probable): I could send you in the direction of the ministry

[0:33:30] Planner McCargar (probable): responsible for the groundwater licensing,

[0:33:32] Planner McCargar (probable): but that's

[0:33:32] Voice 6: not the child's field.

[0:33:37] Trustee Graham (probable): It's usually specified in the license ..

[0:33:42] Trustee Graham (probable): But usually, it's a yearly report.

[0:33:44] Trustee Graham (probable): and how they actually download the data.

[0:33:49] Trustee Borthwick: Just to give you some further info, the farm life is separate

[0:33:53] Trustee Borthwick: and the commercial use, so your commercial use licence

[0:33:55] Trustee Borthwick: would be specified in three days per year.

[0:33:58] Trustee Borthwick: If they use

[0:33:58] Trustee Graham (probable): unsurfaced water or running water,

[0:34:00] Trustee Graham (probable): they would be paying more to the length of the pipes,

[0:34:02] Trustee Borthwick: is how it's termed.

[0:34:04] Trustee Borthwick: But yeah, it's circuitous and farm water licensing right now

[0:34:07] Trustee Borthwick: is in a mess.

[0:34:11] Trustee Borthwick: We just received a receipt of application

[0:34:15] Trustee Borthwick: for an application this year in 2017.

[0:34:17] Trustee Borthwick: I just admit I've never seen it before.

[0:34:21] Voice 13: Okay, so we can continue here.

[0:34:24] Voice 13: Question number four, that's on.

[0:34:28] Voice 13: Referencing Schedule 1, 1.3, paragraph

[0:34:31] Voice 6: 3, the definition of a cabin.

[0:34:39] Voice 6: Is that in the language 228 or 229?

[0:34:43] Voice 6: Schedule 1, 1.3.

[0:34:45] Voice 6: three.

[0:34:50] Voice 13: Age two. So that

[0:35:01] Voice 6: would be basically like an accessory.

[0:35:09] Voice 13: Okay, pretty vague. All right, accessory building. Question

[0:35:16] Voice 13: number five, does adjacent include across the road?

[0:35:36] Voice 6: i

[0:35:36] Planner McCargar (probable): think it would just be next door would be my interpretation of it adjacent there isn't

[0:35:41] Planner McCargar (probable): a definition i think

[0:35:43] Voice 11: we're talking setbacks here on um screening

[0:35:46] Planner McCargar (probable): i think i think there's

[0:35:48] Planner McCargar (probable): some screening that's required from adjacent neighbors for agritourism yeah so

[0:35:53] Planner McCargar (probable): that would

[0:35:54] Planner McCargar (probable): be from the next door so

[0:35:55] Voice 13: across the roads they can they do not require a shield right

[0:36:02] Voice 13: thank

[0:36:03] Voice 6: you thank

[0:36:05] Trustee Graham (probable): you the only anecdotal information i can add i did have a conversation with pat

[0:36:12] Trustee Graham (probable): selwyn and they operate a vineyard on the bar they believe it's 10 acres they they explained

[0:36:18] Trustee Graham (probable): to me that vineyards are not irrigated so that gave me some comfort do not irrigate you want

[0:36:25] Trustee Graham (probable): the grapes to work really really hard to go deep down and take aquifer water that they can find

[0:36:32] Trustee Graham (probable): that's some information that i can add to the discussion on this north this person

[0:36:37] Voice 13: on mcfarland what was that pat

[0:36:39] Trustee Graham (probable): and so when they they operate um

[0:36:44] Trustee Graham (probable): yeah so a good person to talk to the people that talk to them

[0:36:50] Trustee Graham (probable): hey um this is what i would agree with sam's comments

[0:36:54] Trustee Graham (probable): of seasonal, seasonal, you know, we should probably, part-time rifles and computer type.

[0:37:05] Trustee Graham (probable): The second part of this is we're developing these regulations and I'm not exactly sure

[0:37:15] Trustee Graham (probable): how the ALC fits into this. So if you want to do agritourism, you'd have to get special

[0:37:23] Trustee Graham (probable): special use permit, correct? On farmland?

[0:37:28] Planner McCargar (probable): If you want to do agritourism and your zoned

[0:37:30] Planner McCargar (probable): agriculture on ALR land, you do not need a permit.

[0:37:34] Trustee Graham (probable): You do not need it? No. You don't

[0:37:37] Trustee Graham (probable): need it? You don't. You have to farm over there.

[0:37:40] Trustee Graham (probable): And I

[0:37:43] Planner McCargar (probable): believe, like I'll double check,

[0:37:44] Planner McCargar (probable): but I think that the permanent structure is actually back to the ALC regulations. Yeah.

[0:37:49] Planner McCargar (probable): Yeah. So that would be something that we don't have control over.

[0:37:58] Trustee Graham (probable): And then secondary, what

[0:38:02] Trustee Graham (probable): How does the approval process work for that?

[0:38:05] Trustee Graham (probable): Does that go to the ALC?

[0:38:07] Planner McCargar (probable): So for a secondary dwelling on agriculture land in the ALR,

[0:38:12] Planner McCargar (probable): you would need to apply for a siting and use permit through Islands Trust to build the dwelling.

[0:38:17] Planner McCargar (probable): So there would be some oversight there.

[0:38:19] Planner McCargar (probable): And then I don't believe that it goes to the ALC.

[0:38:22] Planner McCargar (probable): It's just a permitted use. You're permitted to do that.

[0:38:25] Planner Chadwick (probable): If

[0:38:26] Planner McCargar (probable): you're a zone resource or forestry, then it would be a temporary use permit.

[0:38:30] Planner McCargar (probable): and that would need to come through the LTC that would be a separate permit but if you're zoned

[0:38:36] Planner McCargar (probable): agriculture on ALR it's a permitted use but

[0:38:42] Trustee Graham (probable): if you want to have an additional larger dwelling for

[0:38:45] Trustee Graham (probable): family members you have to go through ALC yeah yeah

[0:38:49] Trustee Graham (probable): if you want to do

[0:38:50] Planner McCargar (probable): something that's not

[0:38:50] Planner McCargar (probable): permitted um that's outside of those regulations then I think you would have to ask for an

[0:38:55] Planner McCargar (probable): exception i believe there'd be a whole process thank

[0:38:59] Trustee Maude: you there was somebody over here maybe not

[0:39:05] Trustee Maude: maybe not anybody else i think we have sufficed with the questions so now we move into the fun

[0:39:18] Trustee Maude: part of the meeting this is a public hearing um so public hearings have got very very strict

[0:39:27] Trustee Maude: rules as bureaucrats tend to have in our little world uh so so i have to formally read out quite

[0:39:33] Trustee Maude: a bit of stuff uh and then adam carter has a little bit to do so there'll be bear with us

[0:39:41] Trustee Maude: with a little bit of patience as we meet properly in our procedures so we'll start off with the

[0:39:48] public hearing for proposed bylaw

[0:39:50] Trustee Maude: number 228 229 is now open i wish to welcome everybody in attendance

[0:39:54] Trustee Maude: and acknowledge that we are meeting in the territory of the Coast Salish First Nations.

[0:39:58] Trustee Maude: My name is Trustee David Vaughn. I'm the Chair of the Des Moines Local Trust Committee.

[0:40:02] Trustee Maude: I'd like to introduce the Des Moines Local Trust Committee trustees, Sam Forthweck and Dave Graham.

[0:40:09] I'd like to introduce the Island Trust planning staff and the minute taker.

[0:40:13] We have Martha McCarter, our ground planner, and Vicki McQuinn, our minute taker.

[0:40:18] um so this public hearing is being convened preserves section 465

[0:40:25] Trustee Maude: the local government

[0:40:27] Trustee Maude: act in order to consider proposed bylaw number 228 as denman island official community plan bylaw

[0:40:33] Trustee Maude: 2008 amendment number 1 2018 and uh proposed bylaw number 487 act cited as denman island

[0:40:42] Trustee Maude: local managers by 2008 amendment number one 2018. all persons who believe that their interest in

[0:40:50] Trustee Maude: property is affected by the proposed bylaws will be given a reasonable opportunity to be heard or

[0:40:56] Trustee Maude: present written submissions respecting matters contained in the proposed violence those wishing

[0:41:01] Trustee Maude: to speak should commence the presentation by clearly stating their name members of local

[0:41:07] Trustee Maude: trust committee may if they wish ask questions to be following your presentation however the main

[0:41:12] Trustee Maude: function of local trust committee members is to listen to the views of the public it is not the

[0:41:16] Trustee Maude: function of the committee members to debate the merits of the proposed bylaws with individual

[0:41:21] Trustee Maude: citizens everyone will be given the reasonable opportunity to be heard and none shall feel

[0:41:25] Trustee Maude: discouraged from presenting their views and considering the proposed bylaws the local trust

[0:41:30] Trustee Maude: committee has received documents which may influence this decision those documents are

[0:41:35] Trustee Maude: available for review during this hearing and it's available on our website it indicated the public

[0:41:40] Trustee Maude: appearing that was that's the binder at the back any person who wishes to present a witness

[0:41:46] Trustee Maude: submission local trust committee may do so and all written submissions are available for review

[0:41:51] Trustee Maude: during this hearing witness submissions must be received by local trust committee before the

[0:41:56] Trustee Maude: close of the hearing your final opportunity to comment on the proposed bylaws is during this

[0:42:02] Trustee Maude: hearing as members of the local trust committee may not receive further submissions nor discuss

[0:42:07] Trustee Maude: proposed bylaws with the public after this hearing.

[0:42:11] Trustee Maude: After the public hearing is concluded, the local trust committee may, without further notice,

[0:42:15] Trustee Maude: make whatever decision it deems proper with respect to the bylaws that are

[0:42:19] Trustee Maude: subject to this hearing. I would now summarize

[0:42:24] Trustee Maude: the public hearing notice, key points, and the bylaw referral agency

[0:42:27] Trustee Maude: responses. Okay,

[0:42:29] Trustee Maude: so I also have

[0:42:30] Planner McCargar (probable): a little bit that I will read out.

[0:42:31] Planner McCargar (probable): Sorry, it's a bit dry. A copy of the public hearing

[0:42:35] Planner McCargar (probable): hearing notice was advertised in two consecutive editions of the Island's Grapevine on February

[0:42:40] Planner McCargar (probable): 1st and February 8th of 2024. All notification requirements under the Local Government Act

[0:42:46] Planner McCargar (probable): have been completed. There's a copy of the complete public hearing binder available during

[0:42:51] Planner McCargar (probable): this public hearing just at the back of the room there and it's also located on the Island's

[0:42:56] Planner McCargar (probable): Trust website. So what are bylaws 228 and 229 about? Amendments to the OCP and LUV are

[0:43:05] Planner McCargar (probable): part of the denman island farming regulations review project to formally protect denman island's

[0:43:10] Planner McCargar (probable): land base for agriculture bylaw 228 will amend the official community plan bylaw number 185

[0:43:16] Planner McCargar (probable): 2008 the ocp by re-designating all land within the agricultural land reserve to a new agricultural

[0:43:23] Planner McCargar (probable): designation and new policies supporting agriculture uses consistent with the agricultural

[0:43:29] Planner McCargar (probable): Land Commission regulation. Bylaw 229 will amend the Denman Island Land Use Bylaw number 186-2008

[0:43:38] Planner McCargar (probable): by regulating dwellings in the ALR, regulating agritourism use and accommodation, updating

[0:43:45] Planner McCargar (probable): several agricultural-related definitions, and updating setback regulations for associated

[0:43:50] Planner McCargar (probable): agriculture buildings. Proposed bylaws number 228 and 229 were referred to two provincial agencies,

[0:43:58] Planner McCargar (probable): agencies, 2 regional agencies, 3 non-agencies, and 17 First Nations. The by-law was referred

[0:44:06] Planner McCargar (probable): out in 2018 and then re-referred in 2022 due to the amount of time that it passed and changes

[0:44:12] Planner McCargar (probable): to the by-law. The following comments and responses were received by the Local Trust

[0:44:16] Planner McCargar (probable): Committee following the second referral period. I'll give a brief overview of the responses

[0:44:21] Planner McCargar (probable): received. However, all responses have been available for the last 10 days online and

[0:44:26] Planner McCargar (probable): and then here today in the public hearing finder.

[0:44:31] Planner McCargar (probable): Tahalimit Nation said that the area is outside of their nation's core territory, had no comments.

[0:44:38] Planner McCargar (probable): Sioux-Busett deferred to Comox First Nation for decision-making in this area,

[0:44:43] Planner McCargar (probable): and Laiakson First Nation had no comments.

[0:44:47] Planner McCargar (probable): The Ministry of Agriculture and Food, so the ministry staff,

[0:44:50] Planner McCargar (probable): are supportive of updates to the proposed bylaws.

[0:44:53] Planner McCargar (probable): Some concerns were identified.

[0:44:56] Planner McCargar (probable): So there's no maximum setback for residential dwellings.

[0:45:00] Planner McCargar (probable): They recommended a maximum setback and these proposed bylaws deal with minimum setbacks and range depending on the zone.

[0:45:11] Planner McCargar (probable): So we didn't consider or did consider maximum setbacks, but it was restrictive and didn't fit with the community.

[0:45:19] Planner McCargar (probable): They suggested include an OCP policy that states further subdivision of agricultural

[0:45:24] Planner McCargar (probable): lands to create new lots is not supported, and that is represented in policy seven.

[0:45:30] Planner McCargar (probable): They recommended amending the definition of agritourism, that was amended.

[0:45:38] Planner McCargar (probable): Consider the setbacks for agricultural structures from watercourses to delineate that certain

[0:45:45] Planner McCargar (probable): structures cause more risk and other structures are lower risk and the LTC did have extensive

[0:45:51] Planner McCargar (probable): discussion about setback requirements from watercourses and that can be reviewed in the binder.

[0:45:58] Planner McCargar (probable): Agritourism accommodation is not granted a grace period when property loses its farm tax

[0:46:04] Planner McCargar (probable): classification and the bylaws were amended to remove reference to a grace period.

[0:46:10] Planner McCargar (probable): period. The Denman Island Growers Alliance outlined some concerns, the farm stand regulations

[0:46:19] Planner McCargar (probable): being restrictive. So the farm stand regulations were added as a permitted accessory used to

[0:46:25] Planner McCargar (probable): the R1, R2 and R3 zones to allow residential lots to sell agricultural products. This regulation

[0:46:32] Planner McCargar (probable): was added as a direct result of concerns raised around seasonal egg sales. Septic requirements

[0:46:38] Planner McCargar (probable): requirements do not allow composting toilets a composting toilet is considered a type of

[0:46:44] Planner McCargar (probable): sewers sewerage system and an owner who wants to construct or use one can hire a authorized

[0:46:50] Planner McCargar (probable): person to file the necessary documentation to the health office and it's um is permitted to

[0:46:57] Planner McCargar (probable): construct a composting toilet on their property but outside of violence trust regulation screening

[0:47:03] Planner McCargar (probable): Screening requirements for agritourism accommodation, proof of potable water for secondary dwellings.

[0:47:11] Planner McCargar (probable): So during community engagement, the majority of participants emphasized the importance of ensuring that there is adequate potable water and capacity in place to support these secondary and agritourism accommodations.

[0:47:25] Planner McCargar (probable): And then there was a suggestion for farmers exempt from the temporary use permit fees

[0:47:34] Planner McCargar (probable): on ALRs in land that is not zoned agriculture and going forward the TUP will still be required

[0:47:41] Planner McCargar (probable): to build secondary dwellings in, the TUP will not be required in the agriculture zone, however

[0:47:49] Planner McCargar (probable): However, they are required on the nine properties that are not zoned out during the ALR.

[0:47:57] Planner McCargar (probable): And the ALC, the Agricultural Land Commission, had no additional comments to add to the Ministry of Agriculture's comments.

[0:48:06] Planner McCargar (probable): Five public submissions have been received as of February 12th, end of day, February 12th, 2024.

[0:48:14] Planner McCargar (probable): And those can be reviewed in the public hearing binder and online.

[0:48:18] Planner McCargar (probable): line. And so far, I just did just check, we've received zero

[0:48:22] Planner McCargar (probable): submissions so far at 1045. am. And I'll advise if you receive

[0:48:30] Planner McCargar (probable): any others, if there is anyone that would like to submit is

[0:48:34] Planner McCargar (probable): something in writing, there's a public hearing submission box in

[0:48:38] Planner McCargar (probable): the back there. So there or you can just give it to me. Thank

[0:48:51] Planner McCargar (probable): They are available in that binder.

[0:48:53] Voice 14: Is there a way to find them?

[0:48:55] Voice 14: I couldn't find them.

[0:48:56] Voice 14: Yeah, that big binder there, yeah.

[0:49:01] Voice 14: I think that it's-

[0:49:03] Voice 14: There's some of the consultation ones are there.

[0:49:05] Voice 14: I didn't see the mail-in one.

[0:49:08] Voice 14: It's really

[0:49:09] Voice 14: hard to find.

[0:49:10] Planner McCargar (probable): I can double check what section it's in,

[0:49:13] Planner McCargar (probable): but there's a table of contents at the front.

[0:49:15] Planner McCargar (probable): Yeah, I'll just give it to you and let me take it.

[0:49:17] Voice 6: And

[0:49:18] Planner McCargar (probable): then they are

[0:49:18] Voice 6: posted on there as well.

[0:49:26] Voice 13: I

[0:49:32] Trustee Graham (probable): think that's the largest public hearing binding I'm here. I've ever seen section 10.

[0:49:42] Voice 14: Thank you.

[0:49:54] Trustee Maude: All right. So we made at any time during and unto the pose of the hearing.

[0:50:01] Trustee Maude: If any submissions are received during the meeting, local trust committee will cause priority.

[0:50:06] Trustee Maude: to ensure that the LTC has time to review those submissions.

[0:50:11] Trustee Maude: I will begin with the speakers list, after which I will invite members of the public

[0:50:15] Trustee Maude: who wish to speak to line up.

[0:50:17] Trustee Maude: I don't need to line up, just to answer.

[0:50:20] Trustee Maude: Please state your name prior to making any comments after your presentation.

[0:50:24] Trustee Maude: The local trust committee and the trustees may ask you questions, but their primary speakers

[0:50:28] Trustee Maude: will listen and will not debate any issues with you.

[0:50:30] Trustee Maude: I will call three times for speakers before closing the hearing, at which point no further written or oral submissions can be made.

[0:50:38] Trustee Maude: So we'll start off. If anybody wants to ask any questions or comments or anything, hands up.

[0:50:50] Trustee Maude: Just give your name for the record, please.

[0:50:52] Voice 12: My name is Kathy Willis, and I'm with the Lake Farm at the end of Lake Road.

[0:50:57] Voice 12: Today I'm representing the Denman Conservancy Association, DCA, and just to begin to say

[0:51:05] Voice 12: that we, first of all, thank you for allowing me to speak, that we're supportive at DCA

[0:51:11] Voice 12: of agricultural activities on Denman Island.

[0:51:15] Voice 12: However, DCA has written two letters to the LTC with our concerns about bylaws 228 and

[0:51:22] Voice 12: 229.

[0:51:23] Voice 12: Among our concerns is the fact that the Denman Farm Plan that informs these bylaws does not include incineration of water, particularly the importance of Denman's wetlands.

[0:51:36] Voice 12: The trust map is incomplete and contains significant inaccuracies.

[0:51:42] Voice 12: And we know that no wetlands, watersheds, nor seasonally flooded areas are recognized within the ALR map or in regulatory changes.

[0:51:53] Voice 12: As well, the current designation of seasonally flooded fields does not reflect comparative criteria among those wetlands.

[0:52:03] Voice 12: Unfortunately, Denman Water has been mapped piecemeal by the Islands Trust over the decades.

[0:52:08] Voice 12: As mapping water resources is a prerequisite to responsible management, it behooves managers to obtain accurate mapping prior to careful consideration.

[0:52:21] Voice 12: For DCA, the overriding imperative is to ensure the preservation and protection of freshwater on Denham Island in the face of current and predicted implications of climate change to the natural environment.

[0:52:35] Voice 12: Since our initial letter, and that was about a year ago, circumstances have worsened.

[0:52:42] Voice 12: We have never experienced a summer like we did in 2023 in recorded history.

[0:52:49] Voice 12: The litany is almost too painful to recount.

[0:52:53] Voice 12: Ocean heat and hot tub temperatures, deadly scorching land temperatures for days on end,

[0:53:00] Voice 12: unprecedented wildfires and choking smoke and sea ice melting at a race rate beyond what scientists

[0:53:07] Voice 12: could have possibly predicted locally bc experienced a prolonged drought in 2023 east

[0:53:15] Voice 12: vancouver island was at level three drought conditions by the beginning of june level four

[0:53:21] Voice 12: by June 29th, and level 5, that's the highest, persisted from July 13th to September 21st,

[0:53:31] Voice 12: and it was at level 4 to the end of October. The adverse impacts of drought include lower

[0:53:39] Voice 12: water levels in wetlands, reduced stream flow, soils unable to support vegetation,

[0:53:45] Voice 12: vegetation, wildlife habitat degradation, stress on endangered species, loss of biodiversity,

[0:53:54] Voice 12: die off of plants and trees, and of course, serious implications to sustainable agriculture.

[0:54:01] Voice 12: Earth's life support systems have been so damaged that the planet is well outside its

[0:54:08] Voice 12: safe operating space for humanity.

[0:54:10] Voice 12: The critical importance of wetlands, watercourses, lakes and groundwater cannot be underestimated.

[0:54:17] Voice 12: They both prevent and mitigate the effects of climate change and of course they support

[0:54:22] Voice 12: the very agriculture we are considering today.

[0:54:26] Voice 12: We know that Denver has significant and abundant water, surface water, whose value is becoming

[0:54:32] Voice 12: increasingly important.

[0:54:34] Voice 12: We have a few recommendations. First, that adequate funding be allocated to accurately map all the interconnected creeks and wetland systems on Denman Island that sustain us all.

[0:54:48] Voice 12: As well, a serious science-based review of the current biophysical nature and water management value of all Denman Island's wetlands must be undertaken

[0:54:59] Voice 12: taken as part of due diligence approach to managing our water resources and facilitating

[0:55:05] Voice 12: agriculture. This information is essential to understand how climate change will continue to

[0:55:12] Voice 12: impact our water resources needed both for human, residential, and agricultural use,

[0:55:19] Voice 12: as well as maintaining species diversity. Second, we recommend an outreach education from the

[0:55:26] Voice 12: islands trust excuse me about the importance and care of denman's water and the valuable

[0:55:33] Voice 12: biodiversity water supports it would significantly benefit support for islands trust endeavors

[0:55:40] Voice 12: and denman's sustainability all citizens including farmers and island farms will benefit from a

[0:55:48] Voice 12: reliable clean water source in summary we urge the trust to recognize that all wetlands even

[0:55:56] Voice 12: even an ALR, should be protected as wetlands and not be subjected to draining, plowing,

[0:56:02] Voice 12: or any alterations for agriculture use, except as sustainably managed for irrigation purposes

[0:56:08] Voice 12: that would not damage their value and existence as wetlands. Water is just too important.

[0:56:17] Voice 12: I want to also say I've lived here, this will be my 54th year, and I support the Islands Trust.

[0:56:25] Voice 12: I lived here before the Islands Trust. I know what threat we were under before this agency was created.

[0:56:32] Voice 12: And I just want to thank you for your work. Thank you very much.

[0:56:39] Trustee Graham (probable): Anybody else?

[0:56:44] Voice 14: there's nobody else at this like jenny bach

[0:56:47] Voice 14: only 34

[0:56:51] Voice 14: come on i also

[0:56:55] Voice 14: thank you um for continuing to keep the access going because i do have a supporter

[0:57:01] Voice 14: long-term support for just my um activities and i want to reiterate what my colleague

[0:57:09] Voice 14: having this set of a water and really to to ask you to plead with you we're a pretty small

[0:57:17] Voice 14: island really space of things and we walk from one end to the other and all over it's it's a

[0:57:25] Voice 14: really interesting place that well and systems and our two major rivers and all the other

[0:57:32] Voice 14: interacting water elements are so important to keeping what we all need we all need water for

[0:57:39] Voice 14: everything agriculture as well as just living and i think we need to recognize that the more

[0:57:48] Voice 14: people we get on the island the more um needs we and people have the less there is available

[0:57:58] Voice 14: there's only so much to go left, right?

[0:58:00] Voice 14: And so many of us that came here early

[0:58:05] Voice 14: have a pretty big entitlement.

[0:58:07] Voice 14: We came when there wasn't a lot of staff

[0:58:11] Voice 14: and we just took big spaces,

[0:58:13] Voice 14: but there are way more people.

[0:58:15] Voice 14: So I think we really need to recognize

[0:58:18] Voice 14: that our entitlement needs to shrink.

[0:58:20] Voice 14: So our

[0:58:21] Voice 14: individual demands on this island

[0:58:25] Voice 14: and need to be shared amongst our compatriots

[0:58:28] Voice 14: so that we work together and take a smaller share.

[0:58:33] Voice 14: And I really think that planning tools,

[0:58:36] Voice 14: like while the ALR has been incredibly valuable

[0:58:39] Voice 14: for a lot of things,

[0:58:41] Voice 14: what we're doing now in this,

[0:58:43] Voice 14: it's sort of like a bandage thing that this bylaw is.

[0:58:47] Voice 14: I appreciate all the work that went in the farm plan,

[0:58:49] Voice 14: but way back to the farm plan,

[0:58:51] Voice 14: many of us came and said,

[0:58:53] Voice 14: we got to take water into consideration and what the comments i got back was oh well we didn't work

[0:59:02] Voice 14: and we haven't had time to look at water we'll look at water later well now we're on teams you

[0:59:07] Voice 14: know how many years past the farm plan water has become even more as tiny as oh no even more

[0:59:14] Voice 14: critical and so we can't sort of take this bylaw that has been built on this

[0:59:22] Voice 14: plan that didn't look at

[0:59:23] Voice 14: water and put it into place when water is the new goal.

[0:59:30] Voice 14: And so there are possibilities to plan differently and 15 years ago DCLPA

[0:59:39] Voice 14: the APA made a really neat effort to work with the AFC.

[0:59:43] Voice 14: I went

[0:59:44] Voice 14: there and made a big presentation

[0:59:45] Voice 14: where we scoped out how to do and made it,

[0:59:49] Voice 14: that gave them a really neat way of evaluating lands

[0:59:52] Voice 14: for higher ed skis, because there is definitely a way

[0:59:56] Voice 14: to incorporate people working on farms and .

[1:00:00] Voice 14: evaluating the lands being a whole system where you got planes built up and then you could build

[1:00:05] Voice 14: a year and but it was really looking at the land base not some arbitrary you got 10 acres just go

[1:00:12] Voice 14: do it and yes you can say you have setbacks and things but that doesn't talk about where your

[1:00:17] Voice 14: water comes from where it's going and what and so what i'm interested in is the islands trust to

[1:00:23] Voice 14: to look at water systems, to try and plan

[1:00:27] Voice 14: all the various different components of living

[1:00:32] Voice 14: on this island, housing, agriculture, other needs,

[1:00:37] Voice 14: other businesses, to plan that within the watersheds,

[1:00:43] Voice 14: to really, as Patty says, get a really good mapping.

[1:00:46] Voice 14: It's up in the mapping on this island,

[1:00:50] Voice 14: work for the Islands Trust.

[1:00:51] Voice 14: Because private land is hard to map on because people say, well, I don't want you on my land, no way.

[1:00:56] Voice 14: And so you can't go there.

[1:00:57] Voice 14: So the Yarns Trust can't map it, except by satellite or something else.

[1:01:02] Voice 14: And that really doesn't work.

[1:01:03] Voice 14: But if you could get landowners within a watershed to work together, recognizing they're all part of one system,

[1:01:11] Voice 14: them and then we map it as a group that young trust being a stewarding body educating us

[1:01:19] Voice 14: kind of said we're keeping it that way and going forward that's i'm pleading with you

[1:01:26] Voice 14: to take a new approach and look at things that handle forward because if we keep on with

[1:01:34] Voice 14: entitlement and more and development you'll be guaranteed that people who want to profit

[1:01:39] Voice 14: it will take advantage of every little loophole that's in these new bylaws to make it work for

[1:01:45] Voice 14: them on a money basis we need to take a different look at thank you

[1:01:51] Trustee Maude: thank you is there anybody else

[1:01:58] Voice 13: um yes that's really the reason

[1:02:00] Trustee Maude: i'm sorry

[1:02:01] Voice 13: yes

[1:02:02] Trustee Maude: no no plenty of you with needing your name oh yeah

[1:02:12] Voice 13: I would like to underscore what Jenny and what the Conservancy are talking about that's

[1:02:19] Voice 13: why I'm here also is about the water and our concerns as neighbours of a 140 acre clear

[1:02:29] Voice 13: it doesn't look very thoughtful to us and it's on a steep hill it's when it rains the soil is just

[1:02:39] Voice 13: going to go down it's it's obvious to us but when we also see that trees are being cut along the

[1:02:48] Voice 13: roadside allowance uh one of our members called the highways department and there was a pass the

[1:02:56] Voice 13: kind of thing so all those trees went down um one day i i realized wow it was one of the

[1:03:04] Voice 13: windiest days in recent times 48 clicks and that was the day they chose to burn their

[1:03:10] Voice 13: pile of brush i called the fire department never heard back i mean you know nobody seems to be

[1:03:17] Voice 13: watching so when it comes to our precious water this is why i'm here it's very very important to

[1:03:24] Voice 13: us that um that this is surveilled and and reported and that you may get input about it thank you

[1:03:35] Voice 13: all

[1:03:38] Trustee Borthwick: right sam croon owner operator of two rows found on pulpit road

[1:03:44] Trustee Borthwick: um i'd just like to commend the trust for removing um quite a few of the more onerous

[1:03:50] Trustee Borthwick: things that were in the language and the bylaws before. I'd just like to note that small scale

[1:03:56] Trustee Borthwick: farming is a tenuous business, it's not a big money maker and flexibility is what helps small

[1:04:01] Trustee Borthwick: scale farmers be resilient and sustainable. An excess of rules and rigidity within those rules

[1:04:06] doesn't.

[1:04:09] Trustee Borthwick: I'd just like to also address the water issue from a selfish basis. Water conservation

[1:04:15] Trustee Borthwick: is essential to us because without it we can't do anything um as a slight nerd fact and as at

[1:04:24] the very micro level since beginning developing our farm we've increased the soil carbon content

[1:04:29] from four percent to sixteen percent as an aside every one percent increase the soil carbon over

[1:04:36] an acre equates to one acre inch of water storage which is 27 500 yards

[1:04:41] Trustee Borthwick: water storage per acre in

[1:04:43] Trustee Borthwick: the soil farming can be a tool to help with water storage and it can mitigate some of this

[1:04:49] Trustee Borthwick: and would use through a careful application of science um i would support as well we would

[1:04:55] support um further consideration

[1:04:57] Trustee Borthwick: of maximum setbacks for future housing development within

[1:05:00] Trustee Borthwick: the ala as they have done in delta and richmond and as that minimizes the amount of land that's

[1:05:06] lost

[1:05:07] Trustee Borthwick: to future farming underneath bill that's never going to be used again once it's put under

[1:05:13] Trustee Borthwick: a road or driveway is lost um

[1:05:16] Trustee Graham (probable): what else have we got in here i think that just about covers

[1:05:21] Trustee Graham (probable): all i've got to say thank you very much for this thank you great

[1:05:26] Trustee Borthwick: anybody else

[1:05:32] Trustee Maude: any um so we'll get into final formal stuff we'll now proceed to close the public hearing

[1:05:38] Trustee Maude: please note after the public hearing closes local trust committee will no longer

[1:05:41] or be able to receive public submissions prior to making a decision.

[1:05:45] I'll ask once for any more speakers.

[1:05:50] Asking a second time for any more speakers.

[1:05:54] Asking

[1:05:55] Trustee Maude: a third time for any more speakers.

[1:06:00] Trustee Maude: This is now the final opportunity for you to hand in submissions

[1:06:07] Trustee Maude: to the Local Trust Committee.

[1:06:08] Trustee Maude: Once the hearing is closed, no additional submissions will be accepted.

[1:06:13] Trustee Maude: All right?

[1:06:14] So we will proceed to close.

[1:06:17] public hearing um so we're recessing and we'll recall our normal dip and i will

[1:06:25] Trustee Maude: go with just

[1:06:26] Trustee Maude: meeting meaning back to order um and we are now looking at minutes i want to listen to many

[1:06:37] minutes david november 14th 2023 anybody

[1:06:42] Trustee Maude: see anything appropriate spelled wrong upside down

[1:06:50] Trustee Graham (probable): i didn't see anything

[1:06:52] Voice 13: yeah i said

[1:06:54] Trustee Graham (probable): we will adopt those minutes

[1:06:58] Trustee Graham (probable): well

[1:07:00] Trustee Maude: done um

[1:07:02] Trustee Maude: second regular meetings um the report dated february 2nd

[1:07:16] Trustee Graham (probable): so i'll forward to the trustee reports

[1:07:25] Trustee Borthwick: absolutely first of all and just before everybody leaves

[1:07:29] Trustee Borthwick: i just want to say a big thank you to everyone who came to speak in the public hearing

[1:07:36] Trustee Borthwick: uh it's really helpful to to hear from all of you who submitted a letter and has spoken and

[1:07:45] Trustee Borthwick: i've spoken on a number of occasions with various community members over the last while about the

[1:07:53] Trustee Borthwick: farm plan and lots of other issues and i yeah i always just really appreciate the the feedback

[1:07:59] Trustee Borthwick: from community who are often uh more knowledgeable and wiser than i am on individual things yeah

[1:08:06] Trustee Borthwick: Yeah, I can't do it without you.

[1:08:11] Trustee Borthwick: We've had a bit of a, it's been a fairly long break

[1:08:15] Trustee Borthwick: since our last bit of official Islands Trust business

[1:08:19] Trustee Borthwick: with the notable exception of our open house

[1:08:23] meeting about the housing report.

[1:08:25] Trustee Borthwick: It's been since the beginning of December

[1:08:27] Trustee Borthwick: since we had an Islands Trust meeting.

[1:08:30] Trustee Borthwick: And it's good to be sort of getting back

[1:08:32] Trustee Borthwick: to the swing of things.

[1:08:33] Trustee Borthwick: i mean yeah i sort of came talking into the to the meat of the business um the open house that we had

[1:08:41] Trustee Borthwick: uh a few weeks ago now um was uh it was really good to to to have a sort of uh open discussion

[1:08:51] Trustee Borthwick: with with quite a large number of community members it was great to have director of board

[1:08:56] Trustee Borthwick: comments stay in attendance and give this we would be able to answer those questions uh it was nice

[1:09:02] Voice 8: to do it in a sort of

[1:09:03] Trustee Borthwick: more free flowing manner than we get to do often at trustee trust committee

[1:09:09] Trustee Borthwick: meetings um i uh i the the hapc the housing advisory planning commission did a lot of work

[1:09:17] Trustee Borthwick: on that report it's been really good to see that start to be interfaced with my community

[1:09:24] Trustee Borthwick: hear concerns and additions that that you know were captured in the report and sort of start

[1:09:29] Trustee Borthwick: to incorporate those into how we start to move forward from that information gathering stage

[1:09:34] Trustee Borthwick: and start to move into to plan um yeah uh in addition especially specifically with the with

[1:09:42] Trustee Borthwick: the housing with the farmland uh review that we've been doing today and in the last while

[1:09:48] Trustee Borthwick: um i'm really cognizant of the the water concerns as well um and yeah i i think it's going to be

[1:09:56] Trustee Borthwick: important for us to sort of examine those things and incorporate that into our plan as best we can

[1:10:02] Trustee Borthwick: thank

[1:10:02] Trustee Graham (probable): you would you agree yeah thanks um i guess anyway uh the the we all met as a trust council

[1:10:12] Trustee Graham (probable): in december and uh that was uh primarily a budget discussion which is always painful

[1:10:21] Trustee Graham (probable): uh you know not only do we have to make those decisions but we're all taxpayers as well

[1:10:26] Trustee Graham (probable): you know we're going to do our best to make the hit as palatable as possible

[1:10:33] Trustee Graham (probable): a great deal of any budget increase is what's known as non-discretional which means we can't

[1:10:40] Trustee Graham (probable): not pay it it's almost always wages and we don't have control over the wages that's the

[1:10:47] Trustee Graham (probable): provincial government that has control over wages so we we take that and we incorporate that into

[1:10:53] Trustee Graham (probable): our budget um you know so that's about all i'm trying to say we are working on the budget it

[1:10:58] Trustee Graham (probable): will be finalized in march and then you'll you'll know what it is but the increase will be thanks

[1:11:05] Trustee Graham (probable): the

[1:11:05] Trustee Maude: budget weighs heavily on us this year there's a lot of financial pressures on the trust

[1:11:17] Trustee Maude: there's a lot of people wanting to do a lot of things and of course every time you want to do

[1:11:20] Trustee Maude: something it costs money so um the final budget deliberations i think will be interesting uh

[1:11:27] Trustee Maude: because i think that there will indeed be some disappointment at the end because we

[1:11:32] Trustee Maude: we just can't do everything we want to do because there's only so much money out there so um

[1:11:39] Trustee Maude: the other thing that uh from the executive end of things that we're dealing with right now

[1:11:43] Trustee Maude: is our CAO is retiring in June.

[1:11:47] Trustee Maude: So we're in a rather frantic stage

[1:11:50] Trustee Maude: of going through the hiring committee

[1:11:53] Trustee Maude: and trying to find a way to work with that.

[1:11:56] Trustee Maude: There's a chance we may not have something in place

[1:11:58] Trustee Maude: for the June 30th deadline,

[1:12:01] at which point we would probably be,

[1:12:04] we would appoint something in an interim basis.

[1:12:07] Trustee Maude: But we are sure though that there should be

[1:12:11] Trustee Maude: some very good people out there looking um at the trust because of the unique opportunities

[1:12:16] Trustee Maude: that we present so we'll see in the next couple of months spring um otherwise it's just like

[1:12:22] november december january february but kind of busy um it's amazing how many little things can

[1:12:30] put into a pile to become big things

[1:12:32] Trustee Maude: um because sam was going you know he's got meetings all this

[1:12:36] Trustee Maude: week i have meetings all this week um they keep us very very busy uh but we try and do the good

[1:12:42] Trustee Maude: work of the trust and make everybody smile thank you um all right so we now have a town hall which

[1:12:51] Trustee Maude: i know this is now public comments in the meeting so if everybody has anything in general for us to

[1:12:57] Trustee Maude: maybe bring your hand up and we can give you a chance there we go

[1:13:00] Voice 13: and there's things about the

[1:13:04] Voice 13: budget. I was watching something on like, and the first one came

[1:13:14] Voice 13: up for finance trust. What are they wanting to play bit more

[1:13:23] Voice 13: items or more customers or what? And I know it costs a lot. So I'm

[1:13:30] Voice 13: asking um what's the deal on that i

[1:13:36] Trustee Maude: do know that we do various sort of outreach stuff um i'm

[1:13:41] Trustee Maude: probably in facebook yet where it popped up was it on facebook where it popped up it was actually

[1:13:49] Voice 13: unfortunately from facebook and then pop up and that's it sponsored by trust me

[1:13:59] Trustee Maude: well i certainly

[1:14:00] Trustee Maude: can ask their favor about that i do know that they have various little places where they do

[1:14:06] Trustee Maude: motion of the trust um basically to get people such as yourself engaged i don't think it's a

[1:14:13] Trustee Maude: huge budget um but i can certainly ask you about

[1:14:16] Voice 13: that so i'm not looking for any of that

[1:14:20] Trustee Maude: it's pretty attractive

[1:14:23] Trustee Graham (probable): um usually it's the opposite i was trying to they think that's a good idea but when they

[1:14:29] Trustee Graham (probable): really look at it it turns out it wasn't such a good idea i mean i don't think so anybody else

[1:14:39] Trustee Graham (probable): all right thank you um so um

[1:14:41] Trustee Maude: what right now we're we're supposed to be at noon and we're supposed

[1:14:47] to have a break obviously we're we're doing just fine so we'll power forward so we have two options

[1:14:54] I guess. And

[1:14:56] Trustee Maude: then I see Mr. Bingham's there. We could go into the in-camera session. Or would you rather that we just stick to the planned time for the in-camera session?

[1:15:07] Trustee Maude: I think it

[1:15:08] Planner McCargar (probable): would be okay to go into the in-camera session. Did you discuss about moving Sonia's agenda item?

[1:15:15] Trustee Maude: We haven't discussed it, but basically Sonia's available at 2.15.

[1:15:19] Trustee Maude: Okay, fine.

[1:15:20] Trustee Maude: So

[1:15:20] Trustee Graham (probable): we're already sort of...

[1:15:23] Trustee Graham (probable): let's go to the camera because uh you said some of that extra time and the public will miss anything

[1:15:32] Trustee Graham (probable): so but i'm also

[1:15:34] Trustee Maude: looking at this point as the public so what we're considering doing right

[1:15:37] Trustee Maude: now is having an in-campus session now basically an hour early um so we would probably

[1:15:44] Trustee Maude: we'll be looking probably coming back at 12 30. so it's going to take our take our lunch break

[1:15:49] Trustee Maude: from say 12 to 12 30 and then we'd come back to the full session at 12 30.

[1:15:55] Trustee Graham (probable): unless there's anything

[1:15:57] Trustee Graham (probable): that there was something on the morning's agenda that you'd like to speak to

[1:16:01] Trustee Graham (probable): that we could chew on because i don't want you to have to miss out i'm

[1:16:07] Voice 13: just curious on this one

[1:16:08] Voice 13: what uh in camera is

[1:16:11] Trustee Graham (probable): about it's it's it's stuff that we talk about not in the public

[1:16:18] Trustee Graham (probable): No,

[1:16:19] Trustee Maude: it's basically, we're receiving a legal opinion about something that we have to discuss

[1:16:23] Trustee Maude: in Canada.

[1:16:24] Trustee Maude: That's about as far as we can go.

[1:16:27] Voice 13: Yeah, that's all I guess.

[1:16:30] Trustee Maude: There are many good secrets on an island, so our intent is to come back at about 12.30

[1:16:36] Trustee Maude: and finish off the whole agenda.

[1:16:38] Is that okay with everybody?

[1:16:39] But of course, we should look to Mr. Dingman to make sure that he's available,

[1:16:45] Trustee Maude: because

[1:16:46] Trustee Maude: because I see that he's here, but he's not here.

[1:16:49] Trustee Maude: Oh, he's not here.

[1:16:50] Trustee Maude: Oh.

[1:16:51] Manager of Bylaw Compliance and Enforcement (probable): So for some reason, my video stopped, but I am here.

[1:16:54] Trustee Maude: Well, okay.

[1:16:55] Trustee Maude: So are you okay that we do the camera stuff now?

[1:16:59] Manager of Bylaw Compliance and Enforcement (probable): Yes, I am.

[1:17:00] Trustee Maude: Perfect.

[1:17:00] Trustee Maude: Okay, thank you very much.

[1:17:05] Trustee Maude: So we have Mr. Dingman.

[1:17:08] Trustee Maude: I'm going to make a quick request.

[1:17:09] Trustee Maude: I'm going to run to the bathroom.

[1:17:11] Trustee Maude: So what we're going to do, yes, we just do a motion to go in camera.

[1:17:14] Trustee Maude: Yes.

[1:17:14] Trustee Maude: um so i'm assuming that will is there so we need a motion um that brings that uh

[1:17:25] Trustee Borthwick: i move that the

[1:17:27] Trustee Borthwick: meeting be closed to the public in accordance with the community charter part four division

[1:17:31] Trustee Borthwick: three section 19 records one records g uh for the purposes of considering uh g litigation or

[1:17:41] Trustee Borthwick: potential litigation affecting the municipality and the recorder and staff attend the meeting

[1:17:46] All right, so Sam, Sam, all in favor,

[1:17:48] Trustee Maude: carries, thank you very much, and we'll just have a

[1:17:51] Trustee Maude: five-minute break, and then we'll be in camera.

[1:17:56] Voice 6: For the new business housing stuff, I'll be with Simran,

[1:18:00] Trustee Graham (probable): two, two, just after two, yeah.

[1:18:05] Voice 11: Okay, I'm just going to stop the live stream and pause the recording, so we're ready when

[1:18:10] Voice 11: you come back.

[2:00:57] Trustee Graham (probable): Perfect. Topic of correspondence, does that also include the submissions to the public hearing?

[2:01:04] Trustee Graham (probable): Can we wait until the public hearing to discuss this?

[2:01:07] Voice 6: I think we

[2:01:10] Trustee Graham (probable): can talk about it in the post

[2:01:12] Trustee Graham (probable): -public hearing report section.

[2:01:20] Trustee Graham (probable): All right, well, are you

[2:01:21] Trustee Maude: there to get us back on schedule with you?

[2:01:26] Voice 11: Yep, we've all been recording and streaming this whole time while the meeting break sign has been up,

[2:01:33] Voice 11: so we're good to go anytime.

[2:01:34] Voice 11: All

[2:01:35] Trustee Maude: right. So we will reconvene. We will take what everybody's consent section 11 and put that off till about 2.15 due to staff availability.

[2:01:51] Trustee Maude: So we will pop down to item 12, which is business arising from the minutes.

[2:01:59] Trustee Maude: So, anything anybody wants to flag, or any other messages from the minutes?

[2:02:07] Trustee Maude: If not, because we have a follow-up action list there that's...

[2:02:12] Trustee Graham (probable): What page are we on?

[2:02:15] Trustee Graham (probable): On the 36th.

[2:02:17] Trustee Graham (probable): I think it's on the biggest portal board.

[2:02:24] Trustee Graham (probable): Well, you're just here in September.

[2:02:27] Trustee Graham (probable): Well, thanks.

[2:02:47] Trustee Graham (probable): Yes,

[2:02:48] Trustee Maude: so there's nothing from the fall back to list. Then we move on to application referral.

[2:02:54] We have got Devon DVP 23, 24.1, BC Ferries report on that.

[2:03:04] Trustee Maude: So who's going to walk us through that?

[2:03:07] Trustee Maude: Planner Cox.

[2:03:13] Voice 10: Thank you, Chair. Is my microphone functioning?

[2:03:16] Trustee Maude: Absolutely. So we look forward to your stunning presentation on BC Berries.

[2:03:22] Voice 10: Okay. The applicant or the agent for the applicant is here. So

[2:03:27] Voice 10: following the staff report, they're available for questions. So the Denman LTC is asked to

[2:03:34] Voice 10: consider Denman DVP 2023.1. It's a development variance permit for as-built work carried out

[2:03:43] Voice 10: by the applicant BC Ferries. It's pertaining to upgrades to the existing riprap jetty breakwater

[2:03:52] Voice 10: and primarily the repositioning of a small steel container that's used for the vessel oil storage

[2:04:00] Voice 10: all within the required 15 meter setback

[2:04:04] Voice 10: to the natural boundary in the Denman land use bylaw.

[2:04:08] Voice 10: This stuff, as per the report,

[2:04:11] Voice 10: you'll see that per section three

[2:04:13] Voice 10: of the Denman siting use plan bylaw,

[2:04:16] Voice 10: siting use permit isn't required for this ship container

[2:04:21] Voice 10: because it's basically it's less than 10 meters squared

[2:04:24] Voice 10: in gross floor area and that's the trigger

[2:04:26] Voice 10: for a siting and use permit.

[2:04:27] Voice 10: However, the variance is required to vary the 15-meter setback in your land use bylaws, as mentioned.

[2:04:37] Voice 10: So the background on this is that a few years ago, several, there was a DP and DBP issued by the LTC for the new terminal building and also another container.

[2:04:56] Voice 10: it's in virtually the same location as this proposed small container the rationale for this

[2:05:03] Voice 10: for staff request or pardon me recommending issuance is that given the site constraints

[2:05:10] Voice 10: and given that the you know existing riprap is essentially it's it's it's there is no more

[2:05:17] Voice 10: natural boundary there and location of the storage container is is essential according to the

[2:05:26] Voice 10: applicant and DFO has also issued a letter of authorization as is included in the package

[2:05:33] Voice 10: for the for the rep rap work so I think we can take any questions you have at this time and like

[2:05:40] Voice 10: I say the applicant is is attending the meeting so if you have questions for them they are available

[2:05:44] Voice 10: as well thank you

[2:05:47] Trustee Graham (probable): very much Christine's question I think very comprehensively thank you for doing

[2:05:54] Trustee Graham (probable): The drawings are helpful. The photographs are helpful. The fisheries and oceans in Canada are also helpful. No questions, and I'm happy to make that motion.

[2:06:04] Trustee Borthwick: Yeah, I would echo that. The report was very good, and I really appreciated the DFO's sort of level of

[2:06:13] Trustee Borthwick: care in their recommendations and requirements for the work, and they satisfied me.

[2:06:19] i there's obviously always concerns when you're uh working in in marine environments and i've been

[2:06:26] looking at that stuff very closely for

[2:06:28] Trustee Borthwick: a while but i think the dfo requirements were very

[2:06:30] Trustee Borthwick: comprehensive and satisfied me so yeah excellent so

[2:06:35] Trustee Graham (probable): i will move that the deminol trust committee

[2:06:37] Trustee Graham (probable): approved development variance permit be bbp 2023.1 exactly any further discussion

[2:06:50] Trustee Maude: All right, so we move on now to the B23.1 Peterson-Ward staff report.

[2:07:04] Voice 6: Is that okay?

[2:07:06] Voice 13: That's perfect timing.

[2:07:07] Voice 6: I'm glad

[2:07:07] Voice 13: I got that.

[2:07:13] Planner McCargar (probable): Good timing.

[2:07:15] Planner McCargar (probable): So the purpose of this report is to introduce an application for a temporary use permit that

[2:07:20] Planner McCargar (probable): would allow a new 49 square meter or 527 square foot secondary dwelling on the subject property.

[2:07:27] Planner McCargar (probable): The secondary dwelling is a one bedroom tiny home on wheels for the residential use of a

[2:07:32] Planner McCargar (probable): family member to support the owners aging in place. Without a TUP the dwelling would not

[2:07:38] Planner McCargar (probable): otherwise be permitted under the land use files so the application meets all of the guidelines for

[2:07:44] Planner McCargar (probable): area 2 tup applications outlined in the luv and as a result staff are recommending approval of

[2:07:51] Planner McCargar (probable): the permit for a period of three years some considerations are water and septic capacity

[2:07:58] Planner McCargar (probable): so in the live use bylaw it addresses water use for secondary dwelling applications a written

[2:08:05] Planner McCargar (probable): plan for the supply of water is to be provided that demonstrates an adequate supply of potable

[2:08:10] Planner McCargar (probable): water prior to the issuance of any permits to allow the use and the applicant has submitted

[2:08:16] Planner McCargar (probable): a written water plan it's attachment four and also the well test results from 2023 as attachment

[2:08:22] Planner McCargar (probable): three so staff consider this requirement to be completed and then as for the septic in july of

[2:08:33] Planner McCargar (probable): 2023 the applicant had a new type 1 pressure distribution sewage disposal system installed by

[2:08:40] Planner McCargar (probable): registered on-site wastewater practitioner attachments five and six you'll see the proof

[2:08:47] Planner McCargar (probable): of that the new

[2:08:48] Planner McCargar (probable): system replaces their old system and has been designed to accommodate both the

[2:08:52] Planner McCargar (probable): principal and the secondary dwelling so the notice of the temporary use permit was mailed out on

[2:08:58] Planner McCargar (probable): january 26 to all property owners and residents within 100 meters of the subject property

[2:09:04] Planner McCargar (probable): and no correspondence has been received at the time of preparing the staff

[2:09:08] Voice 6: thank you and the applicants here if you have any questions just these questions

[2:09:16] Trustee Borthwick: yeah i mean i know um we spoke at the house meeting a little bit about this and all this

[2:09:23] Trustee Borthwick: stuff with the work that you've had to go through to apply for this tp and all of the work you've

[2:09:28] Trustee Borthwick: done. I just I want to recognize that's a lot. And I'm very happy to support this application.

[2:09:40] Trustee Graham (probable): As am I am and I'm jealous of the your your well flow.

[2:09:48] Trustee Graham (probable): Anybody that gets five gallons per minute is an export.

[2:09:56] Trustee Graham (probable): so that's great do you want to leave that motion

[2:09:59] Trustee Borthwick: i do i do uh i move that the denmark island local

[2:10:03] Trustee Borthwick: trust committee approved the issuance of the temporary use permit tup 2023.1 for a secondary

[2:10:12] Trustee Borthwick: dwelling for a period of three brackets three years uh from the data issuance subject to the

[2:10:20] Trustee Borthwick: conditions imposed by the current discussion

[2:10:23] Trustee Graham (probable): question or

[2:10:25] Trustee Graham (probable): period. Yes. Thank you, everybody. Thank you.

[2:10:34] Trustee Graham (probable): Yeah.

[2:10:39] Voice 13: Thinking of

[2:10:41] Voice 13: and then

[2:10:44] Voice 13: of

[2:10:45] Trustee Graham (probable): the freedom of information.

[2:10:52] Trustee Graham (probable): but that's why you can tell by the quality of the outlook but

[2:10:56] Trustee Maude: that's why doing all that work

[2:10:58] Trustee Maude: it makes this decision easy and

[2:11:00] Trustee Maude: quick it's better for us to be maxing one of them

[2:11:02] Trustee Graham (probable): we haven't changed

[2:11:11] Trustee Graham (probable): get them we may not we don't we

[2:11:14] Voice 13: never know i mean i i haven't looked at the same use permit process

[2:11:19] Voice 13: but i must say it seems strange to have to require me to vote through the whole lot of game to get

[2:11:27] Voice 13: the right to temporarily i don't know what my saving and use permit said i

[2:11:33] Trustee Borthwick: agree completely

[2:11:35] Trustee Borthwick: we agree hopefully you never have to do it again

[2:11:44] Voice 13: thank

[2:11:44] Trustee Maude: you thank you for coming all right so moving on we have global trust in projects we have

[2:11:50] Trustee Maude: uh 14.1 devon housing advising my official reporting verbal update

[2:11:58] Trustee Graham (probable): is that kind of

[2:12:00] Trustee Maude: chadwick it looks like kind of chadwick we see unmuted

[2:12:03] Trustee Maude: do we see her

[2:12:22] Trustee Graham (probable): thinks

[2:12:23] Trustee Maude: that she's speaking we're not

[2:12:24] Trustee Graham (probable): hearing her what's the time

[2:12:26] Trustee Graham (probable): on the agenda for her presentation

[2:12:28] Trustee Graham (probable): are we just too early

[2:12:30] Trustee Graham (probable): she's not muted

[2:12:32] Trustee Graham (probable): yeah her

[2:12:37] Voice 11: microphone's not showing at all

[2:12:39] Voice 11: in the participant list

[2:12:41] Voice 11: so

[2:12:42] Voice 11: if you can hear me you might want to

[2:12:45] Voice 11: exit the meeting and

[2:12:46] Voice 11: re-enter see if that helps you out

[2:12:49] Voice 11: I

[2:12:50] Manager of Bylaw Compliance and Enforcement (probable): think Planner Chadwick should

[2:12:51] Manager of Bylaw Compliance and Enforcement (probable): be with us momentarily thank you may have just been on the telephone

[2:12:55] Voice 11: okay well

[2:12:59] Trustee Graham (probable): asking what more

[2:13:01] Trustee Graham (probable): could we ask i was thinking we could do too well we can we can pass that if she's not there um

[2:13:35] Trustee Maude: who's doing the the overstations engagement 14.2 i think

[2:13:43] Trustee Graham (probable): that's probably else on earth

[2:13:47] Trustee Maude: I think, oh, we have a regional planning manager.

[2:13:55] Trustee Borthwick: Hey, so you're still muted, Marissa.

[2:13:59] Trustee Borthwick: Okay,

[2:14:00] Planner Chadwick (probable): yeah, I heard I was being summoned.

[2:14:02] Planner Chadwick (probable): Well,

[2:14:04] Trustee Maude: if it worked, I'm impressed.

[2:14:06] Trustee Maude: So we're going ahead at great speed.

[2:14:11] Planner Chadwick (probable): Oh, okay.

[2:14:11] Planner Chadwick (probable): we're

[2:14:12] Trustee Maude: at 14.1

[2:14:13] Trustee Maude: of the advisory

[2:14:14] Trustee Maude: reporting verbal update

[2:14:17] Trustee Maude: if you're

[2:14:20] Trustee Maude: able to do that we'll do that

[2:14:22] Trustee Maude: oh

[2:14:23] Planner Chadwick (probable): the verbal update

[2:14:25] Planner Chadwick (probable): on the project is that what we're doing here

[2:14:27] Planner Chadwick (probable): yes okay yes so

[2:14:29] Planner Chadwick (probable): the

[2:14:30] Planner Chadwick (probable): I mean it's moving

[2:14:33] Planner Chadwick (probable): along as we know

[2:14:35] Planner Chadwick (probable): you held a

[2:14:37] Planner Chadwick (probable): meeting recently

[2:14:39] Planner Chadwick (probable): to gather some

[2:14:40] Planner Chadwick (probable): an open house yes

[2:14:42] Planner Chadwick (probable): Yes, an open house. That's right. And I assume that went well. I heard I did hear bits and pieces that it went well.

[2:14:50] Planner Chadwick (probable): And so the next step is that so staff has prepared a report, basically going through all of the actions identified within the the housing APC's report.

[2:15:07] Planner Chadwick (probable): and meeting has been scheduled for the 20th of February to go through the

[2:15:16] Planner Chadwick (probable): reflection on on to go through the analysis essentially the staff analysis

[2:15:20] Planner Chadwick (probable): of the HAPC's report and so at that point in time the trustees will have an

[2:15:28] Planner Chadwick (probable): opportunity to decide on what next steps you want to take with respect to public

[2:15:34] Planner Chadwick (probable): engagement and and yeah so that that's sort of that'll be the next decision

[2:15:41] Planner Chadwick (probable): once we go through the the detailed staff report and I believe the report is

[2:15:47] Planner Chadwick (probable): available on the website now I'm pretty sure I know that I know that the

[2:15:53] Planner Chadwick (probable): Northern Office was working on getting the message out about that meeting and

[2:15:57] Planner Chadwick (probable): and with that posting the the report so if it's not if it's not up now then it

[2:16:03] Planner Chadwick (probable): it certainly will be soon all

[2:16:10] Trustee Graham (probable): right trustee say questions or comments or more interested in the

[2:16:16] Trustee Graham (probable): next item which is the next item yeah

[2:16:23] Trustee Maude: so let's um so thank you very much partner chadwick um

[2:16:26] Trustee Maude: we appreciate the the energy and the momentum life matches on so we'll move on to 14.2

[2:16:34] Trustee Maude: which is Major Project, Devon Island Housing Project, First Nations Engagement Staff Report.

[2:16:42] Trustee Maude: So is that our regional planning manager coming to light, or is that you?

[2:16:47] Planner Chadwick (probable): That's me. That's me again.

[2:16:50] Planner Chadwick (probable): Oh, okay. Well, welcome back.

[2:16:52] Planner Chadwick (probable): Yeah, so he can't get rid of me.

[2:16:55] Planner Chadwick (probable): Yeah, so this is a staff report here that introduces this idea

[2:17:04] Planner Chadwick (probable): idea of providing capacity funding to work with the Comox on their, with respect to their

[2:17:16] Planner Chadwick (probable): engagement with the housing project, and other things I would also add. So I know there's been

[2:17:24] Planner Chadwick (probable): some, you know, questions throughout the project around the First Nations engagement piece, and

[2:17:31] Planner Chadwick (probable): And our response has been, you know, we're trying to figure it out.

[2:17:35] Planner Chadwick (probable): And so we have, we've been working diligently to figure it out.

[2:17:39] Planner Chadwick (probable): And the Comox, there's been sort of a sequence of events with the Comox.

[2:17:46] Planner Chadwick (probable): There was a period of time when, and we've had many staff engaged on this, I would add.

[2:17:50] Planner Chadwick (probable): Claire has been engaged.

[2:17:53] Planner Chadwick (probable): We've had Mary Storzer, who's here with us for a short period of time, engaged with this.

[2:17:58] Planner Chadwick (probable): renee has been um deeply engaged so the process uh to this point has been uh you know we sort of

[2:18:07] Planner Chadwick (probable): we we started off with there was some conversations with the co-marks around um trying to understand

[2:18:15] Planner Chadwick (probable): uh what their needs are in terms of um um referral our referral process and um and being able to

[2:18:21] Planner Chadwick (probable): respond um you know first of all like their interest in responding to our uh the referrals

[2:18:27] Planner Chadwick (probable): that we put out there um there's a number of of things that they've been asked of in the past uh

[2:18:34] Planner Chadwick (probable): over the past year or so uh including things related to islands trust policy statement and

[2:18:41] Planner Chadwick (probable): then we've got these two projects um the denman um housing project and um and hornby ocp and so

[2:18:48] Planner Chadwick (probable): they asked that uh that staff come and present to them um it was a zoom meeting with um with staff

[2:18:56] Planner Chadwick (probable): and elected on their end and staff on our end to provide with to them a

[2:19:02] Planner Chadwick (probable): breakdown of the the different projects that were involved with that that they

[2:19:08] Planner Chadwick (probable): may have interest in and and specifically as trust policy statement

[2:19:14] Planner Chadwick (probable): work the Hornby project and the Denman project and they also have some interest

[2:19:23] Planner Chadwick (probable): in discussing like the referral of applications as well so I wasn't

[2:19:29] Planner Chadwick (probable): involved in that meeting but Renee was and Mary and and and and Claire and what

[2:19:41] Planner Chadwick (probable): I what I know is that it was very successful in in helping sort of

[2:19:48] Planner Chadwick (probable): develop a bit of a rapport with the nation and get an understanding of what

[2:19:52] Planner Chadwick (probable): their needs were and one of the you know one of the the things that's very clear is and this is

[2:19:59] Planner Chadwick (probable): something that we've learned from the gambier ocp process similar um that they they have very

[2:20:06] Planner Chadwick (probable): limited capacity and so they have very and this is what we've we've always known of our of engagement

[2:20:11] Planner Chadwick (probable): with first nations is you know we put we put these referrals out there and when we wait and then we

[2:20:17] Planner Chadwick (probable): don't hear a response and we just assume they're not sometimes that they're not interested but more

[2:20:21] Planner Chadwick (probable): More often than not, it's that they've got a stack of things that they're trying to work their way through and they've got very limited staff.

[2:20:29] Planner Chadwick (probable): So in the Gambier example with the Squamish nation, Squamish is quite a sophisticated nation and has quite a large staff.

[2:20:39] Planner Chadwick (probable): But even in that case, to take on other projects does put a bit of a burden on them.

[2:20:47] Planner Chadwick (probable): So a planner, Zupanak, had put together a process with the Squamish and worked with them to identify what their needs were in terms of capacity and has worked with them to get to a place where, has provided capacity funding and worked with them to get to a place where we now have a much clearer understanding of what their interests are with respect to the LTC's projects and interests.

[2:21:17] Planner Chadwick (probable): And on Gambier, it's related to their OCP review.

[2:21:21] Planner Chadwick (probable): So we thought, you know, we've got this process to sort of learn from.

[2:21:29] Planner Chadwick (probable): It seemed to be working very well there.

[2:21:32] Planner Chadwick (probable): And so let's try pilot it with Comox and also with this Nemoch related to their OCP process on Gabriola.

[2:21:43] Planner Chadwick (probable): So coming back to Comox, we're now at the place where Hornby has actually developed a draft or Plano Zupanek has been working on a draft capacity agreement for the Hornby project and has recently shared it as a draft with the Comox.

[2:22:08] Planner Chadwick (probable): And there's an opportunity for Denman to do a similar thing.

[2:22:13] Planner Chadwick (probable): and the idea of moving funding to them in the immediate term gives us an opportunity to

[2:22:21] Planner Chadwick (probable): basically spend the funds that we have available to us in this fiscal year

[2:22:25] Planner Chadwick (probable): if we don't spend those if those those funds aren't spent then they go they go into reserve

[2:22:31] Planner Chadwick (probable): and aren't aren't accessible to to denman for this project specifically unless we go through

[2:22:37] Planner Chadwick (probable): a whole bunch of of rigmarole rigmarole okay i'm not even gonna bother saying the word

[2:22:44] Planner Chadwick (probable): anyways um the short of it is um we want to move forward uh or we're what we're doing is

[2:22:51] Planner Chadwick (probable): we're recommending um that we we move forward with preparing a capacity agreement um for the

[2:22:59] Planner Chadwick (probable): purposes of engaging uh the nation um on the denman housing review project and um denman

[2:23:06] Planner Chadwick (probable): issues in general um there's a lot of interest from the comox in uh the comox uh ranch um

[2:23:13] Planner Chadwick (probable): rezoning um for example and so in order to be able to uh you know foster a effective working

[2:23:24] Planner Chadwick (probable): relationship we need to we need to meet the comox in the way that they need with with um

[2:23:32] Planner Chadwick (probable): recognizing their the other conversations that they're they're wanting to be engaged in and be

[2:23:38] Planner Chadwick (probable): able to do that effectively and again um capacity is a challenge so if we're able to provide them

[2:23:43] Planner Chadwick (probable): with some funding um so so that they can um hire hire somebody if they'd like need to or backfill

[2:23:50] Planner Chadwick (probable): or what have you to be able to fully engage then um you know we we do have the funding to to be

[2:23:56] Planner Chadwick (probable): able to do that right now so um um yeah as i've identified in the uh the brief staff report um

[2:24:04] Planner Chadwick (probable): I said up to $16,000. I'm still working through the math on exactly how much it might be, but

[2:24:13] Planner Chadwick (probable): based on the existing budget and what we may not be spending, we will potentially have up to that

[2:24:20] Planner Chadwick (probable): amount. And so, the two recommendations to the LTC are to support the capacity work agreement

[2:24:29] Planner Chadwick (probable): and to authorize the release of the funding.

[2:24:32] Planner Chadwick (probable): So I'm open to questions.

[2:24:36] Trustee Graham (probable): Thank you, trustees.

[2:24:39] Trustee Graham (probable): Thank you, Nerissa.

[2:24:40] Trustee Graham (probable): I'd be curious to hear anecdotally as to how you're,

[2:24:44] Trustee Graham (probable): you weren't at the table with that initial conversation.

[2:24:47] Trustee Graham (probable): I think you said that somebody was,

[2:24:51] Trustee Graham (probable): our regional planning manager was at that conversation.

[2:24:53] Trustee Graham (probable): Do you get any sense from Comox the depth of their concerns

[2:24:58] Trustee Graham (probable): on our housing review specifically.

[2:25:01] Trustee Graham (probable): I want to just focus on that right now.

[2:25:05] Planner Chadwick (probable): Yeah, I'll let Regional Planning Manager Gemma answer that

[2:25:10] Planner Chadwick (probable): because I wasn't there.

[2:25:11] Voice 2: Yeah, sure.

[2:25:13] Voice 2: Hello.

[2:25:16] Voice 2: Hello, Gansel.

[2:25:17] Voice 2: Trustees, previous conversations that we've had leading up

[2:25:21] Voice 2: to this upcoming work with regards to housing specifically,

[2:25:27] Voice 2: specifically they've been conversations have been mostly about process where we've talked about

[2:25:33] Voice 2: referral processes and development some specific development applications so in terms of housing

[2:25:41] Voice 2: as a specific topic I think that's the opportunity through Narissa's report and engagement work

[2:25:47] Voice 2: that that there'll be some more more conversation happening so nothing specific to identify with

[2:25:55] Voice 2: regards to housing that we heard in conversations

[2:25:58] Trustee Graham (probable): the rezoning application for commas i can

[2:26:09] Trustee Graham (probable): certainly understand which nation is being interested in that that makes perfect sense

[2:26:14] Trustee Graham (probable): i just my concern is that if the referral our early referral that which we've been waiting for

[2:26:21] Trustee Graham (probable): with this housing review with commons gets sidelined because of their obvious more interest

[2:26:28] Trustee Graham (probable): in the Comos rezoning application.

[2:26:31] Trustee Graham (probable): I'm concerned that we'll be waiting for their referral

[2:26:35] Trustee Graham (probable): and months and possibly years will go by

[2:26:38] Trustee Graham (probable): before we can move on this.

[2:26:40] Trustee Graham (probable): Housing is such a critical topic for us on Denman.

[2:26:44] Trustee Graham (probable): I don't believe the rezoning of Comos

[2:26:47] Trustee Graham (probable): has the same community benefits.

[2:26:50] Trustee Graham (probable): Obviously, it's very specific to the owners of that land

[2:26:54] Trustee Graham (probable): and appreciate they want to have that done.

[2:26:56] Trustee Graham (probable): But as far as community benefit, the housing review has a much higher profile and a much higher image on the community.

[2:27:07] Trustee Graham (probable): Is there any way of separating those two in this capacity funding opportunity for co-ops?

[2:27:16] Voice 2: Through the chair, I can provide some insight for that.

[2:27:19] Voice 2: So the intention of the report that's before you for the housing project, the capacity work agreement, is for this project.

[2:27:32] Voice 2: I think what Planner Chadwick was speaking to is that there are other concerns or questions or topics that Comox First Nation wanted to talk about.

[2:27:45] Voice 2: We would also be mindful of that and allow that opportunity. Mindful as well that if there's further conversation that we need to hear from them that they want to talk about, we can then put that forward in terms of what this work agreement is for and what we're hoping to reach through this project agreement.

[2:28:11] Voice 2: So that would be related to the official community plan project and the housing piece. And then have another discussion about the other concerns that they have so we can make sure that we are giving them time to hear them through and talk about some ways forward that we may need to talk about further.

[2:28:29] Voice 2: So recognizing the concern that I'm hearing from you, Trustee, about how we get the feedback and more conversations that may happen not directly tied to the OCP project.

[2:28:43] Voice 2: So I think we understand that as well, but we also understand QMUX may have some really important things they want to talk to us about, and we want to be able to offer an opportunity for them to share that with us, for us to hear them.

[2:29:06] Trustee Graham (probable): Yeah, I mean, I think I sort of

[2:29:10] Trustee Borthwick: bear where David is coming with on that stuff.

[2:29:13] Trustee Borthwick: The other part that sort of occurs to me in this, you know, obviously, I want to be respectful

[2:29:20] Trustee Borthwick: of the nation's time.

[2:29:21] Trustee Borthwick: And I know from, yeah, I know how busy the nations get.

[2:29:29] Trustee Borthwick: and I don't want to be taking up their time unduly as the LCC.

[2:29:34] Trustee Borthwick: I think I want our relationships to be respectful.

[2:29:37] Trustee Borthwick: Part of that respect to me is I'm a little,

[2:29:45] I'm conscious of sort of the game of

[2:29:48] Trustee Borthwick: telephone that may happen

[2:29:51] Trustee Borthwick: where our communication is coming in.

[2:29:53] Trustee Borthwick: Obviously, staff, our staff have a relationship

[2:29:56] Trustee Borthwick: with Comox First Nation staff,

[2:29:58] staff.

[2:29:58] Trustee Borthwick: But.

[2:30:00] Trustee Borthwick: going to be a meeting with our staff and their staff and their elected officials i think there's

[2:30:07] Trustee Borthwick: a um i think it could be and i'd be interested to hear what what your opinions are but um i

[2:30:15] Trustee Borthwick: would certainly value us being able to participate in those those meetings to me it's important that

[2:30:22] Trustee Borthwick: as elected representatives for our communities we're able to speak with the elected representatives

[2:30:27] Trustee Borthwick: of their communities directly and so that we're not having to filter our our um uh our opinions

[2:30:34] Trustee Borthwick: through through staff who you know that i you know i believe i absolutely trust staff to represent us

[2:30:40] Trustee Borthwick: but um if their elected officials are there it to me it seems like it sends a slightly weird message

[2:30:47] Trustee Borthwick: that we are not showing up um and we're all busy and there's lots of stuff going on and i don't

[2:30:54] Trustee Borthwick: want to like schedule meetings that otherwise wouldn't happen or don't necessarily need to

[2:30:59] Trustee Borthwick: happen but i'm really conscious of the lack of direct contact between our communities uh elected

[2:31:06] Trustee Borthwick: representatives uh and i i'd like i to me that seems like a uh a sign of respect and acknowledgement

[2:31:15] Trustee Borthwick: and an important step towards improving the relations between our between our communities

[2:31:21] Trustee Borthwick: um and so certainly um yeah i'd really value that being considered in the future but i'd also be

[2:31:30] Trustee Borthwick: open to hearing if there's specific rationale why that's not necessarily appropriate

[2:31:36] Voice 2: sure if i may through the chair um i can offer um so i think the the meeting that

[2:31:43] Voice 2: violence trust staff gave to chief and council was very well received and there was some good

[2:31:49] Voice 2: enthusiasm and interest as a result and i think we were we were grateful to be able to have the

[2:31:56] Voice 2: opportunity to share what the islands trust is working on for these projects so i think overall

[2:32:01] Voice 2: that that was very a positive experience and allow the opportunity for us to continue

[2:32:06] Voice 2: these conversations to happen so hearing um and recognizing that um you you do have an interest

[2:32:15] Voice 2: to meet. I think there's an opportunity here as a result of that. It was an ask from Comox First

[2:32:22] Voice 2: Nation to present to them some project information. So we wanted to come forward with that

[2:32:30] Voice 2: opportunity. So I think the steps may not always happen in what we think is sequential or the order

[2:32:38] Voice 2: of things um but we're flexible and i think we're adaptable so that we can um then speak to another

[2:32:47] Voice 2: opportunity for our councils to meet so that could be something that we work on as well well

[2:32:52] Trustee Borthwick: an opportunity for our councils to meet because this committee has not met with them and i and i

[2:32:57] Trustee Borthwick: and i want to be clear for now i'm not disparaging uh the work you guys did and i'm sure it was

[2:33:03] Trustee Borthwick: really good um and i'm really glad that you guys did do it that's it's very important to me but

[2:33:07] Trustee Borthwick: But I think I certainly would relish the opportunity, even if I'm not necessarily there to present something specific, and I'm happy to be there.

[2:33:17] Trustee Borthwick: But to me, showing up in that way is important and a significant show of respect and how seriously we take those concerns and want to build a relationship.

[2:33:29] Trustee Borthwick: That's important to me.

[2:33:30] Trustee Borthwick: and it's it's obviously there's been a lot of things over the last year but we've not really

[2:33:35] Trustee Borthwick: had great opportunities to you know relate to and learn from our our neighbors um and i want that

[2:33:44] Trustee Borthwick: more for this this committee i would love for us to be able to be involved in those conversations

[2:33:50] Voice 2: so through the chair

[2:33:51] Trustee Borthwick: if i could

[2:33:51] Voice 2: suggest um when we get to 16.2 you've heard a little bit about

[2:33:56] Voice 2: this information already coming as a verbal update but um i could suggest maybe at that point

[2:34:02] Voice 2: a motion to give staff some some direction that we could coordinate a meeting

[2:34:08] Voice 2: all right

[2:34:13] all right well thank you very much um and we will move

[2:34:22] Trustee Maude: on so do we have to got some

[2:34:24] Trustee Maude: recommendations here is that now or are you yeah well let's go with some recommendations

[2:34:29] Trustee Maude: good

[2:34:30] Trustee Borthwick: idea um i'm happy to make the first one sure um okay let me okay ready

[2:34:37] Trustee Borthwick: uh i move that the denman island local trust committee requests staff to prepare a capacity

[2:34:45] Trustee Borthwick: work agreement between the ltc and the comox first nation for the purpose of engagement

[2:34:50] Trustee Borthwick: with the nation on the Denman Island Housing Review Project.

[2:34:54] Trustee Borthwick: Second.

[2:34:55] Trustee Maude: I move

[2:35:01] Trustee Graham (probable): that the Denman Island Local Trust Committee authorize the release of up to $16,000

[2:35:07] Trustee Graham (probable): from the Housing Review Project 23-24 fiscal project budget for the purposes of entering

[2:35:14] Trustee Graham (probable): into a capacity work agreement with Comox First Nations on the Denman Island Housing

[2:35:19] Trustee Graham (probable): housing review project second that discussion yeah just just to reiterate we we are in the

[2:35:26] Trustee Graham (probable): discussions for the 24 25 budget to continue the work of the housing area so this does not in any

[2:35:32] Trustee Graham (probable): way encumber or affect that budget request this is left over from with money that we didn't spend

[2:35:40] Trustee Graham (probable): on this physical yeah just want to make sure that's all right yeah

[2:35:43] Trustee Borthwick: and I'm sure we'll we'll

[2:35:44] Trustee Borthwick: get an update at some point from staff as to what that final figure winds up being but i think i'd

[2:35:50] Trustee Borthwick: just like to reiterate that i'll be interested to know what what that is that gets approved for that

[2:35:56] but i'm very much yeah okay call the question all in favor that chair all

[2:36:02] Trustee Maude: right thank you thank you

[2:36:06] Trustee Maude: very much um so we're on 14.3 page 81 uh minor closure proposed bylaws number 228 229

[2:36:15] Trustee Maude: post public hearing staff report thanks

[2:36:18] Planner McCargar (probable): um so this is a post public hearing report supporting

[2:36:24] Planner McCargar (probable): next steps for proposed bylaws number 228 to go simply and 229 of the lev for which a public

[2:36:31] Planner McCargar (probable): hearing was held earlier today. In addition to the third reading, staff are recommending the LTC amend

[2:36:38] Planner McCargar (probable): the proposed bylaws to correct numbering, small editing errors and reword the produce stand

[2:36:44] Planner McCargar (probable): definition. The recommendations above are supported as all statutory requirements have been completed

[2:36:54] Planner McCargar (probable): including the required notification and holding of a public hearing. There have been no public

[2:37:00] Planner McCargar (probable): like government agencies or First Nations concerns raised with the proposed bylaws and

[2:37:05] Planner McCargar (probable): those that have been addressed. All Islands Trust bylaw amendments require the approval

[2:37:12] Planner McCargar (probable): of the Executive Committee prior to the consideration of adoption. So I'll just quickly go over

[2:37:18] Planner McCargar (probable): the suggested amendments to bylaw number 228. Staff are proposing minor edits to correct

[2:37:25] Planner McCargar (probable): an error in referencing the OCP policy numbers and a typo that resulted from amendments to

[2:37:32] Planner McCargar (probable): the OCP since file 2.8 was originally drafted. And then the amendments to 2.2.9. So again,

[2:37:42] Planner McCargar (probable): some minor edits to correct numbering and correcting some errors in the text. There's

[2:37:50] Planner McCargar (probable): an edit to

[2:37:50] Planner McCargar (probable): the produce standard definition, which is being suggested based on community

[2:37:54] Planner McCargar (probable): concern that the definition was too restrictive and would limit the ability for farmers to share

[2:37:59] Planner McCargar (probable): produce stands and then a general setback regulation for produce stands has been deleted

[2:38:05] Planner McCargar (probable): for clarity and then that regulation has been added specifically to the zone it applies to

[2:38:13] Planner McCargar (probable): so if the recommendations are supported the bylaws will be forwarded to the islands

[2:38:18] Planner McCargar (probable): trust executive committee for approvals um the ocp amendment would be forwarded to the minister

[2:38:23] Planner McCargar (probable): of municipal affairs and both bylaws will be returned to the ltc for final adoption

[2:38:32] Planner McCargar (probable): and there's a whole bunch of recommendations starting on page 81 and i did find one more

[2:38:41] Planner McCargar (probable): error that's not listed there and so i um it's just in red there so the first recommendation

[2:38:48] Planner McCargar (probable): recommendation would read

[2:38:49] Voice 6: A to F, so I can have that out to the audience maybe.

[2:39:00] Voice 6: Do you have any questions?

[2:39:06] Voice 6: It

[2:39:07] Planner McCargar (probable): sounds like this is a lot of reading.

[2:39:09] Voice 6: It is a lot.

[2:39:11] Planner McCargar (probable): There's a lot of really minor things that need to be read out.

[2:39:19] Trustee Borthwick: Yeah, by and large I've been fairly satisfied with things. I am really cognizant of the feedback that we've had from the community in terms of

[2:39:29] Trustee Borthwick: um putting in some concrete uh considerations for water um and I don't know exactly what

[2:39:39] Trustee Borthwick: I know some of it is out of scope um in terms of this project and I know that much of those

[2:39:45] Trustee Borthwick: considerations and protections are planned to be undertaken um in the hopefully not too

[2:39:53] distant future

[2:39:54] Trustee Borthwick: by by the federal sustainability project uh and mapping um but i i really do hear

[2:40:02] Trustee Borthwick: these community members who are concerned about this and many of them are people who have

[2:40:07] Trustee Borthwick: lived and worked on farms on this island for a very long time and know what they're talking

[2:40:11] Trustee Borthwick: about um i think there's really important other stuff in this this legislation as well that i

[2:40:18] Trustee Borthwick: think i would i want to see happen and i know for for places like two roads which is a vital part of

[2:40:23] Trustee Borthwick: our community it's there's some major support here um but i want to know i guess uh from yeah

[2:40:31] Trustee Borthwick: from my fellow trustees what their what their feelings are on where we stand now and then

[2:40:35] Trustee Borthwick: potentially also from staff like what would uh what's the most uh effective way for us to try

[2:40:44] Trustee Borthwick: and bring uh fresh water sustainability into the conversation is it a separate uh a separate motion

[2:40:50] shouldn't it sort of cease to accelerate the

[2:40:52] Trustee Borthwick: process by which we're doing mapping or should

[2:40:56] Trustee Borthwick: we be building those considerations directly into this bylaw i'm not that game this is me still

[2:41:01] Trustee Borthwick: coming to learn how these things work and i i don't want to hold the process up unduly but i

[2:41:07] Trustee Borthwick: also really hear these community members when they have serious concerns about moving forward

[2:41:12] Trustee Borthwick: without making those things that said i'm also really aware that sometimes not moving forward

[2:41:18] Trustee Borthwick: doesn't bring any of those protections into place either uh so not you know holding this up is not

[2:41:23] Trustee Borthwick: necessarily going to protect those waterways in ways that they aren't so yeah i'd love to hear

[2:41:30] Trustee Borthwick: what other people are thinking i thought about it a lot but i'm yeah i wouldn't just leave

[2:41:35] Trustee Borthwick: so i

[2:41:36] Planner McCargar (probable): have a question about what it would look like if we were to try to build that

[2:41:40] Planner McCargar (probable): into this project now and

[2:41:41] Planner McCargar (probable): it would be going back we have to provide the project charter

[2:41:47] Planner McCargar (probable): really define what it is that we're including and it would be you know the whole project scope

[2:41:52] Planner McCargar (probable): would shift and change in one second it's been done we need to be redone um i do see it as a

[2:42:01] Planner McCargar (probable): next step in this in this project or in a new project and a next step so whether it's something

[2:42:06] Planner McCargar (probable): think that you want to you know revisit the development permit areas on denman if there's

[2:42:12] Planner McCargar (probable): you know the possibility of creating new development permit areas and that would be a

[2:42:16] Planner McCargar (probable): new project the way that i see it yep no

[2:42:19] Trustee Borthwick: and i'm keen not to unpick the whole tapestry um but

[2:42:22] Trustee Borthwick: so i'm very much of the feeling too that if if i don't want to rule that out either because if

[2:42:31] Trustee Borthwick: unpicking the tapestry is the right way to do it then we should do the work it sucks but

[2:42:36] Trustee Borthwick: but it should be done um i would be very interested if and you know with all of that in

[2:42:42] Trustee Borthwick: mind um i would really support us finding a way to uh if we are going to go ahead with this i would

[2:42:49] Trustee Borthwick: want to make sure that we're making a concrete step today to prioritize fresh water mapping

[2:42:55] Trustee Borthwick: uh you know our next opportunity um however that shakes out but that would feel important to me but

[2:43:03] Trustee Borthwick: i'd love to hear from my fellow trustees as well let's do that right

[2:43:08] Trustee Graham (probable): okay um well i go way back on

[2:43:11] Trustee Graham (probable): this one i was the appointed member of the local trust committee to sit on the farm plan um

[2:43:18] Trustee Graham (probable): committee and uh it ended up more of an inventory at the end of the day rather than a document that

[2:43:28] Trustee Graham (probable): could help farmers there were some recommendations mostly to do with following the agricultural land

[2:43:36] Trustee Graham (probable): reserve regulations to be harmonized into our bylaws 900 pages is the public document for the

[2:43:46] Trustee Graham (probable): official community plan um probably 95 of that work was previous local trust committees there

[2:43:54] Trustee Graham (probable): There were many, many opportunities for Islanders to have input.

[2:44:00] Trustee Graham (probable): Various organizations that represent farmers had an opportunity.

[2:44:06] Trustee Graham (probable): It's been worked really, really hard by staff, by community members over the years, many years.

[2:44:13] Trustee Graham (probable): And then we come in as the last, you know, it's kind of like not running the race, but being the ones to get to walk through the river.

[2:44:21] Trustee Graham (probable): that's perhaps not the right analogy but it works for me yeah

[2:44:26] Voice 13: we

[2:44:27] Trustee Graham (probable): did hear from five people at the

[2:44:29] Trustee Graham (probable): end of the day and their concerns are not new concerns um some of them were all all concerns

[2:44:37] Trustee Graham (probable): about water are legitimate and all concerns about human impact uh on a fragile ecosystem

[2:44:44] Trustee Graham (probable): are legitimate um if i thought that these changes were going to be a substantial

[2:44:52] Trustee Graham (probable): And the previous local trust committees obviously also didn't feel that these changes were going

[2:44:58] Trustee Graham (probable): to be a substantial impact on the environment, they wouldn't have gone forward.

[2:45:04] Trustee Graham (probable): We were hamstrung in many ways by having the agricultural land reserve as such a strong

[2:45:11] Trustee Graham (probable): representative on Demetan.

[2:45:12] Trustee Graham (probable): I think we have the largest percentage of land in the ALR throughout the Gulf Islands.

[2:45:18] Trustee Graham (probable): And I like the way it was described by Dr. Jenny Galk.

[2:45:22] Trustee Graham (probable): The ALR is an antiquated and inappropriate to a fragile island community when it comes to land management.

[2:45:31] Trustee Graham (probable): And it's quite true. It was designed, I believe, primarily to protect Fraser Valley.

[2:45:36] Trustee Graham (probable): It was somehow adopted by the island's trust back in the day.

[2:45:40] Trustee Graham (probable): And it's unfortunate. It really hasn't helped us.

[2:45:42] Trustee Graham (probable): because every time we want to protect water on agricultural land we're told by the al

[2:45:47] Trustee Graham (probable): agricultural commissioners that you that a farmer will always have the right

[2:45:51] Trustee Graham (probable): to drain a wetland to grow a crop of beans or whatever they happen to we don't have that

[2:45:56] Trustee Graham (probable): authority so our development permit areas stop i believe when they hit agricultural land and then

[2:46:02] Trustee Graham (probable): continue to ask um i believe that's true and if i'm wrong please correct me that's my understanding

[2:46:11] Trustee Graham (probable): understanding is development permit areas cannot fetter the work of a farmer farming their land

[2:46:19] Trustee Graham (probable): there are setbacks for their buildings Etc but if they want to reroute a stream or drain a wetland

[2:46:27] Trustee Graham (probable): I don't believe we have the authority to do that love to know if I'm wrong

[2:46:33] Voice 6: I'm not 100 confident

[2:46:37] Voice 6: it so i

[2:46:37] Voice 6: didn't want to okay

[2:46:38] Trustee Graham (probable): yeah um a lot of talk has been about uh just increasing market housing

[2:46:47] Trustee Graham (probable): well i wrote i think a fairly um comprehensive article in flagstone for last month and market

[2:46:55] Trustee Graham (probable): housing is not what you get when you share land you cannot separate that house and sell it as a

[2:47:01] Trustee Graham (probable): a stand alone. So it's sharing land is a kind of a traditional

[2:47:06] Trustee Graham (probable): rural thing to do. And it is not part of the capitalist commodity

[2:47:11] Trustee Graham (probable): in the world where you create something that can be sold.

[2:47:15] Trustee Graham (probable): Unless the entire piece of property is sold. And then one

[2:47:19] Trustee Graham (probable): could argue that you just increase the value by having two

[2:47:21] Trustee Graham (probable): houses on it. But you've also increased the complexity,

[2:47:25] Trustee Graham (probable): because you can only rent that out, you can't sell it. Unless

[2:47:33] Trustee Graham (probable): one one one great soul actually said well i love everything but i'm not only a lot but i do have

[2:47:39] Trustee Graham (probable): foreign status and i would like to have those rights um and that's perhaps that's something

[2:47:44] Trustee Graham (probable): we can look at when we look at our housing review to look at whether that's a possibility

[2:47:51] Trustee Graham (probable): um don't believe that these bylaws drive us in an urban agenda or have anything to do with the

[2:47:58] Trustee Graham (probable): the marketization of denham um those are emotional responses which i don't feel that way

[2:48:04] Trustee Graham (probable): so considering the length of time that these changes have been worked on and proposed to

[2:48:12] Trustee Graham (probable): this community the length of the deliberations that previous local trust committees have spent

[2:48:17] Trustee Graham (probable): on this um the fact that we can't please everybody is the nature of politics

[2:48:25] Trustee Graham (probable): uh i know there are many farmers who are trying to have their farm helpers live on their farms

[2:48:31] Trustee Graham (probable): so they can have a direct relationship with the work they're doing um yeah i i'm prepared to

[2:48:40] Trustee Graham (probable): move forward on this yeah

[2:48:48] Trustee Borthwick: do you have any feelings chair i know you're i know you like to sort of

[2:48:52] Trustee Borthwick: let us let us bat these things around but in terms of your experience uh you know with your

[2:48:58] Trustee Borthwick: own island but also uh you know as a chair and and interfacing with other islands um

[2:49:03] Trustee Borthwick: and in light of the like the stuff that's been brought forward do you have

[2:49:08] Trustee Maude: i i don't have anything specific yeah i think the the one gentleman that brought up the question

[2:49:16] Trustee Maude: about um using a uh the accommodation the off season i that's kind of a valid yeah but i i

[2:49:26] Trustee Maude: i assume that's going to get rolled into the housing project but it's because we're talking

[2:49:31] about farmers having workers house yeah but it it does

[2:49:39] Trustee Maude: sort of defy logic if for six months a year

[2:49:41] Trustee Maude: that's literally sitting there foul yeah um we should be able to to um accommodate accommodation

[2:49:50] Trustee Maude: seeing so it's such a critical issue but no otherwise going through the whole project

[2:49:55] Trustee Maude: there's a lot of history and a lot of work

[2:49:57] Trustee Maude: to be done and I think it's

[2:49:59] Trustee Maude: got to a conclusion

[2:50:00] that's appropriate

[2:50:02] the water

[2:50:03] Trustee Maude: issues are definitely

[2:50:05] Trustee Maude: there

[2:50:08] Trustee Maude: but water is

[2:50:09] Trustee Maude: one of those unfortunate subjective issues

[2:50:11] Trustee Maude: depending on what time of year you look

[2:50:13] Trustee Maude: at it, when you look at it

[2:50:15] Trustee Maude: which year

[2:50:17] Trustee Maude: there are drought years, there are land years

[2:50:20] Trustee Maude: and so any type of

[2:50:23] review

[2:50:23] Trustee Maude: i don't think it's going to be an immediate one i think they placed over quite a bit of time

[2:50:29] Trustee Maude: to actually get sort of a median line as to where the water tables are um so it does sort of

[2:50:42] Trustee Maude: leverage itself into being a separate project because it literally it would be could delay

[2:50:48] Trustee Maude: this project by years yeah no and i

[2:50:52] Trustee Borthwick: don't want to i don't want to be delaying this project um

[2:50:56] Trustee Maude: Of course, I understand that we almost have to take it back to the beginning.

[2:51:00] Trustee Maude: Yeah, I

[2:51:00] Trustee Borthwick: understand that that burden of work is what it is.

[2:51:08] Trustee Borthwick: Are there some spurs we might be able to put to the water question in a broader sense?

[2:51:13] Trustee Borthwick: I know it's a complicated thing.

[2:51:15] Trustee Borthwick: As you say, it's very subjective.

[2:51:16] Trustee Borthwick: We talked about this in terms of it's a very comprehensive thing.

[2:51:20] Trustee Borthwick: But as a separate thing, we can deal with this first if that's better.

[2:51:23] Trustee Borthwick: but

[2:51:24] Planner McCargar (probable): um yeah i mean i see it as being a new project yeah yeah so i think it was kind of defining that

[2:51:31] Planner McCargar (probable): and putting it on the project

[2:51:33] Planner Chadwick (probable): list and then

[2:51:33] Planner McCargar (probable): examining where that fits into the priorities

[2:51:36] Planner McCargar (probable): that he also the other project didn't have on there and i did just want to make a quick

[2:51:40] Planner McCargar (probable): comment about um no permanent abilities related to agritourism accommodation that is in the ald

[2:51:45] Planner McCargar (probable): act regulation so it's not something that we can change so

[2:51:52] Trustee Maude: we are tied by somebody else's

[2:51:54] Trustee Maude: regulations so yeah without a concern but

[2:51:58] Trustee Graham (probable): not everything i'd like to make a motion

[2:52:05] Voice 13: does

[2:52:05] Trustee Graham (probable): it anywhere well let's start with one

[2:52:09] Trustee Graham (probable): well i'll move you've got the demo trust committee bylaw number 228

[2:52:14] Trustee Graham (probable): cited as demo island official community plan for 2008 amendment number one 2018

[2:52:19] Trustee Graham (probable): 18. The amendment as follows. A, Schedule 1, Section 1.6, delete in its entirety and replace with, parentheses, Part E, families and individuals, Section 8.1, housing, subsection housing, dash policies, subdivision, article, dash policy.

[2:52:40] Trustee Graham (probable): before is amended by adding the words agriculture designation and in the before and in the

[2:52:46] Trustee Graham (probable): before the word sustainable. Nobody will ever understand that unless you actually look at that

[2:52:54] Trustee Graham (probable): paragraph, put it in, and then it makes sense. B, Schedule 1, Section 1.7, replace 4 with 5.

[2:53:02] Trustee Graham (probable): C, Schedule 1, Section 1.8a, replace 16 with 17 and replace 17 with 18. D, Schedule

[2:53:11] Trustee Graham (probable): one section 1.8 c replace 27 with 28 e schedule 1 section 1.8 b replace 28 with 29 and f schedule

[2:53:23] Trustee Graham (probable): 1 section 1.8 replace 14 with 15 and replace 29 with 30. the second looks like it's your debate

[2:53:33] Trustee Graham (probable): on this all the questions all in favor no we want all the numbers to be wrong all

[2:53:39] Trustee Maude: right so that's

[2:53:41] Trustee Graham (probable): One that's down.

[2:53:45] Trustee Graham (probable): I can take it.

[2:53:46] Trustee Graham (probable): Sure.

[2:53:47] Trustee Graham (probable): I move that the Deminon Local Trust Committee

[2:53:49] Trustee Graham (probable): bylaw number 228

[2:53:51] Trustee Graham (probable): cited as Deminon

[2:53:52] Trustee Graham (probable): on the Official Committee Plan 2008

[2:53:53] Trustee Graham (probable): Amendment number 1, 2018

[2:53:55] Trustee Graham (probable): be read a second time as unbanded.

[2:53:59] Trustee Graham (probable): Seconded.

[2:54:00] Trustee Graham (probable): Discussed.

[2:54:01] Trustee Graham (probable): Followed by a question.

[2:54:02] Trustee Graham (probable): All in favor?

[2:54:02] Trustee Graham (probable): Carries.

[2:54:04] Trustee Graham (probable): I move that the Deminon Local Trust Committee

[2:54:08] Trustee Graham (probable): bylaw 228

[2:54:09] Trustee Graham (probable): cited as Deminon

[2:54:10] Trustee Graham (probable): on the Official Committee Plan 2008

[2:54:11] Trustee Graham (probable): 2018, number one. 2018, be read a third time. Seconded. Call question. All in favor? Carries.

[2:54:21] Trustee Graham (probable): Also happy to move that the Demidon Local Trust Committee, bylaw number 229,

[2:54:26] Trustee Graham (probable): Senate's Demidon Land Use Bylaw, 2008, amendment number 21, 2018, be amended as follows.

[2:54:33] Trustee Graham (probable): A, Schedule 1, Section 1.3, replace produce stand definition with produce stand means a

[2:54:40] Trustee Graham (probable): structure used for the sale of agricultural products with products being offered for sale

[2:54:44] b i'm

[2:54:50] Trustee Graham (probable): going quickly but you've got all this in common here i'm just making sure there's

[2:54:53] Trustee Graham (probable): no changes okay good uh section one uh schedule one section 1.11 delete in its entirety c

[2:55:01] Trustee Graham (probable): C, Schedule 1, Section 1.14, Replace 6 with 7, Schedule 1, Section 1.15, Replace 9 with

[2:55:10] Trustee Graham (probable): 10, Replace 6 with 11, E, Schedule 1, Section 1.17, Table 1, Permitted Uses, Delete 10 in

[2:55:19] Trustee Graham (probable): its entirety and start sequential numbering at 11, F, Schedule 1, Section 1.17, Table

[2:55:26] Trustee Graham (probable): 2 permitted buildings and structures insert one agricultural produce stand per lot not exceeding

[2:55:33] Trustee Graham (probable): 4.6 square meters for disturbing gross floor area after 12. g schedule 1 section 1.1 8 replace 6

[2:55:41] Trustee Graham (probable): with 2 h schedule 1 section 1.20 replace 7 with 9 after table and insert agritourism accommodation

[2:55:50] before

[2:55:51] Trustee Graham (probable): dwelling is connected.

[2:55:55] Trustee Graham (probable): I, Schedule 1, Section 1.23, insert renumbering accordingly

[2:56:01] Trustee Graham (probable): and before deleting in its entirety.

[2:56:04] Trustee Graham (probable): J, Schedule 1, Section 1.23, Table 1,

[2:56:07] Trustee Graham (probable): permitted buildings and structures, insert must be

[2:56:10] Trustee Graham (probable): before classified under the VC assessment

[2:56:12] Trustee Graham (probable): and delete in its entirety should farm tax classification

[2:56:16] Trustee Graham (probable): discontinue, tourism is no longer a permitted accessory

[2:56:20] Trustee Graham (probable): use on the lot. K. Schedule 1, section 1.2 high and table 5, setbacks. Insert minimum setback from any

[2:56:28] Trustee Graham (probable): lot like for a produce stand with a gross water area no greater than 10 meters squared and insert

[2:56:33] Trustee Graham (probable): zero meters in the A, F, and R, E columns and L. Schedule 1, section 1.30, insert agiturism

[2:56:43] Trustee Graham (probable): accommodation or before dwelling is connected i

[2:56:50] Trustee Borthwick: should have taken off one of those you know

[2:56:53] Trustee Borthwick: so any

[2:57:00] Trustee Maude: discussion call the question all in favor that carries what you're doing

[2:57:04] Trustee Maude: i

[2:57:04] Trustee Borthwick: move that the dem and island local trust committee bylaw number 229

[2:57:14] Trustee Borthwick: cited as denman island land use bylaw 2008 amendment number one 2008. we read a second

[2:57:21] Trustee Borthwick: time as amended second discussion call question on favorite bacteria uh

[2:57:27] Trustee Graham (probable): i

[2:57:28] Trustee Borthwick: moved at the denman

[2:57:29] Trustee Borthwick: island local trust committee bylaw number 229 and decided as the denman island land use bylaw 2008

[2:57:34] Trustee Borthwick: amendment number one 2008 we read the third time for the department interject

[2:57:38] Planner McCargar (probable): i just realized this

[2:57:40] Planner McCargar (probable): back in 2008 should be 28 so

[2:57:42] Trustee Borthwick: that's what i i was

[2:57:43] Trustee Borthwick: wondering yeah so should we do we need to go back

[2:57:47] Trustee Borthwick: and this is which so both of them

[2:57:50] Trustee Borthwick: and actually i think probably seven and eight also have the

[2:57:55] Trustee Borthwick: same issue oh no sorry seven is fine okay no seven is fine

[2:57:59] Voice 11: just five and six

[2:58:04] Trustee Borthwick: uh should i read sex again or no i think we're we're friendly yeah those are easy

[2:58:11] amendments tonight so second i did say okay carries uh

[2:58:18] Trustee Borthwick: the denman island i moved that the

[2:58:20] Trustee Borthwick: demo island local trust committee proposed by law number 228 cited as the denman island official

[2:58:25] Trustee Borthwick: community plan in 2008 amendment number one to 2018 and proposed bylaw number 229 is cited as

[2:58:33] Trustee Borthwick: denman island land use bylaw 2008 amendment number one 2018 be forwarded to the secretary of the

[2:58:41] Trustee Borthwick: island's trust for executive committee approval discussion question okay that carries and i move

[2:58:48] Trustee Borthwick: that the demon island local trust committee proposed by law number 228 decided as the

[2:58:53] Trustee Borthwick: demo island official community plan 2008 amendment number one 2018 be forwarded to the minister of

[2:58:58] Trustee Borthwick: municipal imperative affairs for approval second discussion no question no favor carry

[2:59:04] Trustee Graham (probable): wow thank

[2:59:07] Trustee Graham (probable): you very much so

[2:59:11] Voice 13: on this question yeah

[2:59:14] Trustee Borthwick: just the first john the second

[2:59:18] Trustee Borthwick: yeah so the first so they

[2:59:20] Trustee Borthwick: It's very cool. The original thing says it was abandoned in 2028.

[2:59:24] Trustee Borthwick: That's pretty sad.

[2:59:28] Trustee Borthwick: It's good to check.

[2:59:31] Trustee Borthwick: Well, there's a lot of

[2:59:35] Trustee Borthwick: stuff.

[2:59:43] Trustee Graham (probable): Okay, so

[2:59:51] Trustee Maude: we're in correspondence now.

[2:59:54] Trustee Maude: So we have four peace correspondents from the Navy Ferries.

[3:00:00] um from spall from donaldson and ricketts um so ricketts is

[3:00:12] Trustee Maude: the only one that needs a response

[3:00:14] Trustee Maude: perhaps oh

[3:00:18] Trustee Graham (probable): mr ricketts um let's start with the bc fairies one okay okay so these fairies

[3:00:27] Trustee Graham (probable): so we asked and we asked these fairies to at least take it seriously and look at that and they said

[3:00:35] Trustee Graham (probable): And this is not a surprise, because that's what they said last time, that until BC Ferries, I think their model is either absorbed back into the BC government, or, I don't know, a new operator takes it, we're never going to get what we want.

[3:00:51] Trustee Graham (probable): I feel bad, but this is not surprising.

[3:00:55] Trustee Graham (probable): The direct route from Vancouver Island to Whittling Island is not within scope of performance term six, which sets the contractual service agreements between the province and BC Ferries.

[3:01:05] Trustee Graham (probable): so we're screwed it's a lovely way to say nothing okay

[3:01:13] Trustee Maude: uh so let's go from small unattentively

[3:01:17] Trustee Maude: farm down in tourist traffic

[3:01:19] Trustee Graham (probable): again that just represents another reason why we need to have

[3:01:24] Trustee Graham (probable): a separate carrier thank you um and then from dollars in regard to housing yeah

[3:01:33] Trustee Borthwick: that well

[3:01:34] Trustee Borthwick: fantastic letter from Scotty. I really appreciate that the work that went into it and the writings.

[3:01:43] Trustee Graham (probable): And then Mr. Ricketts. How can we help? Well I was thinking if you had questions I'd be able to

[3:01:58] Trustee Graham (probable): answer those but if you'd like I can just kind of run through the last one. I think all of you are

[3:02:05] Trustee Graham (probable): familiar with the WorkShare. The owner of the WorkShare at Encon has offered to donate

[3:02:13] Trustee Graham (probable): portion of that uh that lot unfortunately had to be superior

[3:02:18] Trustee Graham (probable): um so he's willing to make that with the knowledge is that in order to subdivide that lot

[3:02:28] Trustee Graham (probable): it would be required to do a phase two environmental assessment and amcon is

[3:02:34] Trustee Graham (probable): justifiably concerned that in doing that uh there may be requirements imposed on him to remediate

[3:02:42] Trustee Graham (probable): the bulk of the lot that you still use it for the same purposes so what we're looking for is

[3:02:49] Trustee Graham (probable): some relief from the ministry of environment and doing the phase two assessment by having them say

[3:02:55] Trustee Graham (probable): it's okay to do an assessment on you call it the portion of the interest our housing interest

[3:03:02] Trustee Graham (probable): um just doing that portion and it's requiring you to make sure you're allowed to do that but if not

[3:03:16] Trustee Graham (probable): And so what we're looking for from the local trust committee is just a letter of support

[3:03:20] Trustee Graham (probable): that recognizes that we have a significant housing need and this is a minor accommodation

[3:03:26] Trustee Graham (probable): by the Ministry of Environment to allow us to do that and then continue with the subdivision.

[3:03:36] Trustee Graham (probable): So is that standard procedure for the necessary environment to when a portion is being repurposed

[3:03:44] Trustee Graham (probable): that they do the assessment of the whole piece of land?

[3:03:51] Trustee Maude: They seem to be more of an all-encompassing, if they require an archeological survey that's

[3:03:59] Trustee Maude: going to hold property.

[3:04:00] Trustee Maude: so if you have 100 acres and you're subdividing on one acre yeah they aren't going to assess

[3:04:05] Trustee Maude: is it

[3:04:07] Trustee Graham (probable): normal business for a local trust community to request a ministry to change their

[3:04:16] Trustee Graham (probable): mo i

[3:04:18] Planner McCargar (probable): mean i think what they're asking for is just a letter of support

[3:04:21] Planner McCargar (probable): i mean that could be an advocacy piece that you wanted to do separately

[3:04:27] Trustee Graham (probable): but i think

[3:04:27] Planner McCargar (probable): for this group

[3:04:28] Planner McCargar (probable): what they're really asking for it's just a letter of support from the ltc um and you're in your

[3:04:33] Trustee Graham (probable): request to the ministry yeah we'll do the request right because we're

[3:04:37] Trustee Graham (probable): just wondering i think anything

[3:04:39] Trustee Graham (probable): that expresses support for what we're trying to do in terms of housing is going to be yeah

[3:04:43] Trustee Graham (probable): it's going to strengthen us there so

[3:04:45] Trustee Maude: is it very straightforward for you to sort of draft something

[3:04:48] Trustee Maude: for me to sign yeah do you need a motion to that effect uh

[3:04:55] Trustee Borthwick: yeah i'll go for it um i move that they

[3:05:00] Trustee Borthwick: The Demmon Island Local Trust Committee direct staff request.

[3:05:06] Trustee Borthwick: Request.

[3:05:07] Trustee Borthwick: Staff can

[3:05:11] Trustee Graham (probable): draft it, but it will come from you.

[3:05:12] Trustee Graham (probable): Go.

[3:05:13] Trustee Graham (probable): Go.

[3:05:16] Request a letter of support, or

[3:05:21] Trustee Borthwick: this is the DCTLA, Demmon Community Land Trust Association.

[3:05:29] Trustee Borthwick: um uh to the minister of the environment lost track of what i was saying now but i'm hoping

[3:05:42] Trustee Borthwick: this makes sense um in support of limiting the scope of the phase two environmental assessment

[3:05:53] Trustee Borthwick: for

[3:05:59] Trustee Graham (probable): the to say to that portion being donated to the portion being donated to

[3:06:03] Trustee Graham (probable): uh affordable housing procedures

[3:06:08] Voice 13: being donated for

[3:06:11] Trustee Borthwick: affordable housing procedures

[3:06:15] hopefully

[3:06:17] Trustee Borthwick: that sort of broke up in my brain a little bit so hopefully that all makes sense

[3:06:21] Trustee Borthwick: together okay

[3:06:24] Planner McCargar (probable): you want the lcc to provide the letter of support to your member then you'll just

[3:06:33] Trustee Graham (probable): If I could make a small request, it would be good if you sent us a draft to make sure

[3:06:39] Trustee Graham (probable): we can have some online points.

[3:06:42] Trustee Graham (probable): Cool, good.

[3:06:44] Trustee Graham (probable): Do we need to make a, do we need to, we don't need to make any change to that?

[3:06:47] Voice 6: No, I don't

[3:06:48] Trustee Graham (probable): know about that.

[3:06:49] Trustee Graham (probable): And what's your timeline?

[3:06:52] Trustee Graham (probable): Well, unfortunately,

[3:06:53] Trustee Maude: the phase two is up and it takes a long time.

[3:06:56] Trustee Maude: But as far as the timeline for you to receive a letter from us, like, do you want it to

[3:07:05] Trustee Maude: okay so secondary yeah discussion all favor carries thank

[3:07:12] Trustee Graham (probable): you very much you got all that

[3:07:16] Trustee Borthwick: i know it's

[3:07:17] Trustee Graham (probable): fairly straightforward

[3:07:19] Trustee Graham (probable): all

[3:07:20] Trustee Maude: right so we have demo file number 247 for final adoption staff

[3:07:37] Voice 6: It's

[3:07:38] Trustee Borthwick: all pretty straightforward. We've kind of gone into this a few times now.

[3:07:44] Trustee Borthwick: Yeah.

[3:07:46] Trustee Graham (probable): Do you want to go?

[3:07:48] Trustee Graham (probable): Thank you.

[3:07:50] Trustee Graham (probable): Yeah.

[3:07:53] Trustee Graham (probable): Local trust committee.

[3:07:57] Trustee Graham (probable): Local trust.

[3:07:59] Trustee Graham (probable): Notification by law.

[3:08:00] Trustee Graham (probable): I don't know.

[3:08:01] Trustee Graham (probable): I don't know.

[3:08:01] Trustee Graham (probable): number one 2023. second discussion follow-up question on the paper okay um first station's

[3:08:11] Trustee Graham (probable): relationship we're going to send this is another one so i'm getting out of this

[3:08:16] Trustee Graham (probable): you're ready uh-huh okay i'm with the demo trust in the request staff to prepare a report

[3:08:22] Trustee Graham (probable): regarding the current policies for screening officer appointments powers duties and procedures

[3:08:27] Trustee Graham (probable): Second.

[3:08:29] Voice 8: Discussion?

[3:08:30] Good.

[3:08:31] All right.

[3:08:31] Thank you, Chair.

[3:08:33] That should satisfy some

[3:08:35] Trustee Maude: of the requests in the HAPC.

[3:08:37] Trustee Graham (probable): Good stuff.

[3:08:39] Trustee Maude: All right.

[3:08:40] Trustee Maude: So we have the first stage of the Billing Verbal Update.

[3:08:43] Trustee Maude: And I see a regional planning manager has popped into our radar.

[3:08:48] Trustee Maude: Welcome back.

[3:08:50] Voice 2: Thank you, Chair.

[3:08:51] Voice 2: Through the Chair, I had originally requested Marlis to provide an update.

[3:08:57] Voice 2: but as things have changed, I'm happy to be able to join you today to give the update

[3:09:03] Voice 2: through Planner Chadwick's First Nation engagement for the Denman OCP project.

[3:09:10] Voice 2: You already have some of this information, so pardon me if I'm repeating a little bit

[3:09:14] Voice 2: of the update I wanted to share.

[3:09:18] Voice 2: My hope is that moving forward, you'll get these as a memo, but because of the intent

[3:09:25] Voice 2: intent that we want to share this with you timely um this is a verbal update um for now so um staff

[3:09:32] Voice 2: met virtually with uh comox first nation chief and council and staff on january 18th um narissa

[3:09:40] Voice 2: shared a bit about the topics that we covered during that meeting we talked about projects

[3:09:45] Voice 2: from the island's trust about policy statement review we also shared an overview of the denman

[3:09:51] Voice 2: and Island LTC project as well as the Hornby Island LTC project and also a brief update on

[3:09:58] Voice 2: the Liskiti Island OCP project. The Comox First Nation conversation was really positive in terms

[3:10:07] Voice 2: of they were happy that we were providing the update and sharing this information and they

[3:10:14] Voice 2: were interested in speaking with us further about our major projects and hearing their comments so

[3:10:22] Voice 2: that's the actions you're seeing through planner chadwick's report to you today

[3:10:27] Voice 2: and and respectively the horn bltc as well through planner zupinex updates

[3:10:34] Voice 2: we also flag some further conversations to have about other topics and that's what we touched

[3:10:43] Voice 2: upon in the earlier conversation. And I think a great, also another great item is for a meeting

[3:10:53] Voice 2: between the elected officials, between the LTC and Comox Chief and Council. So as we continue

[3:11:00] Voice 2: to have these conversations, any information that does come up to share, my intent will be to

[3:11:07] Voice 2: to provide a verbal update,

[3:11:09] Voice 2: or as I have the time to provide a memo

[3:11:13] Voice 2: as part of the agenda.

[3:11:14] Voice 2: So I'm happy to answer any questions

[3:11:18] Voice 2: and I can propose a draft motion.

[3:11:21] Voice 2: I've shared it with the minute taker

[3:11:24] Voice 2: and with Planner McCarger.

[3:11:26] Voice 2: If you would like some staff to provide staff the direction

[3:11:30] Voice 2: to coordinate what I've called an instruction meeting

[3:11:34] Voice 2: meeting between yourself and Comox Chief and Council.

[3:11:39] Trustee Maude: Interesting questions. Thank you.

[3:11:44] Trustee Graham (probable): I'd like to hear that motion.

[3:11:46] Trustee Graham (probable): So we have somebody put it on

[3:11:50] Trustee Maude: the screen or something?

[3:11:52] Planner McCargar (probable): I can read it out. Sure.

[3:11:55] Planner McCargar (probable): The Denman Island Local Trust Committee requests to coordinate an introduction meeting between

[3:11:59] Planner McCargar (probable): the LTC and Comox First Nation Chief and Council. And then

[3:12:03] Planner McCargar (probable): sort of an asterisk, if desired, and that the Denman

[3:12:07] Planner McCargar (probable): and I don't know, the trust committee

[3:12:08] Planner McCargar (probable): used up to a thousand dollars for arrangements

[3:12:10] Planner McCargar (probable): to host a meeting.

[3:12:19] Voice 2: Through the chair, if I may,

[3:12:20] Voice 2: the follow-up question I had to that

[3:12:23] Voice 2: as part of that potential second part of a motion

[3:12:26] Voice 2: is if you had the desire

[3:12:28] Voice 2: to want to explore an in-person meeting,

[3:12:31] Voice 2: that would be the expense.

[3:12:33] Voice 2: I have just done a quick estimate, a rough estimate

[3:12:37] Voice 2: that we we could use that we can look for expense funds through your ltc meeting budget if that was

[3:12:44] Voice 2: a desire so we can we have the room to explore that with that second part of the resolution

[3:12:49] Voice 2: if you thought you wanted to go in that direction my

[3:12:56] Trustee Borthwick: way i'm just and again this is about wanting to

[3:13:00] Trustee Borthwick: sort of be respectful of their time and work i mean i'd love to host them here but i also don't

[3:13:06] Trustee Borthwick: necessarily ask them to make a trip to us unnecessarily um so yeah i don't know um you

[3:13:15] Trustee Borthwick: guys have already had a bit of a working relationship with them but my my sense is

[3:13:21] Trustee Borthwick: that probably a whole council does not want to schlep to to to us i know we're not terribly far

[3:13:27] Trustee Borthwick: but um yeah whatever seems most appropriate is yeah i know that the request and that is up to

[3:13:34] Trustee Borthwick: so it's you know it's

[3:13:36] Trustee Graham (probable): just creating that option so my preference would be to go to them yeah

[3:13:41] Trustee Graham (probable): yeah so

[3:13:44] Voice 2: through the chair um with that second part of the resolution if there's an expense over

[3:13:50] Voice 2: 500 for the meeting that we would need a resolution so perhaps to make that second part um

[3:13:58] Voice 2: into the resolution or the motion pardon me yeah

[3:14:03] Trustee Borthwick: we retain that second part as as suggested

[3:14:05] Trustee Borthwick: it just in case yeah so that

[3:14:08] Voice 2: will give that will give the um maximum flexibility as we have this

[3:14:12] Voice 2: this conversation to coordinate absolutely thank you thank you can

[3:14:17] Voice 6: we make that motion

[3:14:18] Voice 6: I can, I can put it on. Can you read the screen there?

[3:14:35] Trustee Graham (probable): Through

[3:14:36] Voice 2: the chair, just the bolded wording. You don't need to read if desired. That was just part of a note.

[3:14:44] Trustee Graham (probable): So what do I have to do?

[3:14:45] Trustee Graham (probable): What do I have to do?

[3:14:46] Trustee Graham (probable): We're making people read things now.

[3:14:48] Trustee Graham (probable): I move that

[3:14:51] Planner Chadwick (probable): the Demand on Local

[3:14:52] Trustee Graham (probable): Trust Committee be requested to record the introductory meeting between LDC and Comox Vegetation Chief and Council, and that the Demand on Local Trust Committee use up to $1,000 for arrangements to host a meeting here.

[3:15:04] Second.

[3:15:05] For discussion?

[3:15:06] All in question?

[3:15:07] All in favor?

[3:15:08] Trustee Maude: That carries.

[3:15:09] Trustee Maude: Thanks very much.

[3:15:10] Trustee Maude: Thank you very much.

[3:15:11] Trustee Maude: Thank you.

[3:15:13] Trustee Maude: Great.

[3:15:13] Trustee Maude: Right, so we don't have a report from trust insurgency.

[3:15:20] Trustee Maude: Applications report on page 136.

[3:15:25] Trustee Graham (probable): Is he curious?

[3:15:27] Trustee Graham (probable): Can he express?

[3:15:48] Trustee Graham (probable): So nothing

[3:15:50] Trustee Maude: to the tires about that.

[3:15:51] Trustee Maude: That's pretty straightforward.

[3:15:53] Trustee Maude: Trustee local express report there for information.

[3:15:58] Trustee Maude: Adopted policies, same resolutions,

[3:16:00] Trustee Maude: again there for information.

[3:16:04] Trustee Maude: So what program? We had something we were pulling onto that.

[3:16:09] Planner McCargar (probable): I suggested that this could be a bit of a conversation just to tie in with the next steps after the Denman Farm Regulations Review is wrapping up.

[3:16:19] Planner McCargar (probable): And there will be, you know, will be a space open for a minor project.

[3:16:22] Planner McCargar (probable): And also, sort of the broader question of what the project looks like, you know, if it's EPA or I'm not sure exactly

[3:16:32] Trustee Borthwick: what you're thinking of with the

[3:16:34] Trustee Borthwick: watershed issue.

[3:16:36] Trustee Borthwick: I mean, I think there's lots of parts to that question.

[3:16:40] Trustee Borthwick: I think one of the first things really is it would be great to put some focus on getting that mapping done,

[3:16:47] Trustee Borthwick: Because I think empowering William Shulbaugh to do that mapping will give us a much better roadmap to where we might want to expand our TPAs.

[3:16:59] Trustee Borthwick: I think it would be sort of putting the cart before the horse to try and expand TPAs without knowing where they ought to be.

[3:17:06] Trustee Borthwick: So to me, it would be a question of, yeah, trying to make that our priority.

[3:17:12] Trustee Borthwick: If that makes sense to my fellow trustees who are a little more familiar with the process of these things.

[3:17:18] Trustee Borthwick: But well,

[3:17:19] Trustee Graham (probable): we might just want to take a step back and let's get a staff report on the DPAs and the mapping that exists today and what areas are missing.

[3:17:31] Trustee Graham (probable): Would you want

[3:17:32] Planner McCargar (probable): William Schulze to give a data update also on the project that he's working on?

[3:17:38] Planner McCargar (probable): i

[3:17:38] Trustee Borthwick: think that would be great um i'd love to know where he's at with regards to us i hear a little

[3:17:44] Trustee Borthwick: bit in terms of the the committees that i'm on from from him but it's it's pretty broad overviews

[3:17:51] Trustee Borthwick: not specific to demo and i'd like to know where where we're at we

[3:17:56] Trustee Graham (probable): keep hearing concerns that we

[3:17:58] Trustee Graham (probable): have inadequate mapping i noticed a number of projects on damon island with regards to mapping

[3:18:05] Trustee Graham (probable): The repair and area regulations required, mapping, did all of that, got PPAs for wetlands.

[3:18:13] Trustee Graham (probable): And so I want to know what's missing, or what do we not have confidence in?

[3:18:18] Trustee Graham (probable): Or would we not

[3:18:19] Trustee Borthwick: bring in all the information that we have?

[3:18:24] Trustee Borthwick: I mean, it may well be being used on the back end, but it would be good for us to see.

[3:18:27] Trustee Graham (probable): Are the complaints valid, or are we actually in better shape than the public think we are?

[3:18:33] Trustee Graham (probable): because we haven't

[3:18:34] Trustee Graham (probable): really shared that well then

[3:18:36] Trustee Borthwick: at that point it would be good to share and say hey

[3:18:38] Trustee Borthwick: no this is what we have

[3:18:39] Trustee Graham (probable): if that's the case yeah yeah

[3:18:41] Planner McCargar (probable): so uh i could win that so i guess i'm hearing

[3:18:44] Planner McCargar (probable): an overview of the dpas that currently exist on then all of them are just the ones that are

[3:18:49] Planner McCargar (probable): related to water yeah and then looking highlighting some gaps where they might

[3:18:56] Trustee Borthwick: may or may not be yeah

[3:18:59] Trustee Borthwick: and then do we want to it would be

[3:19:00] Trustee Graham (probable): a second thing to request an update from

[3:19:02] Trustee Graham (probable): yeah yeah let's get it so i'll move would this be

[3:19:06] Voice 14: under the future projects well i was thinking

[3:19:08] Trustee Graham (probable): of just actually putting a motion and having staff start working on that because now we just

[3:19:12] Trustee Graham (probable): have one major project so we should theoretically have freed up some staff

[3:19:24] Planner McCargar (probable): um i mean i wanted to talk about if you wanted to be plotting a minor project in there or i we could

[3:19:32] Planner McCargar (probable): leave this as a fuel item list i think it might take a little bit more time than just a normal

[3:19:37] Planner McCargar (probable): fuel item but um yes there is like you know all i have to say there is some time out

[3:19:46] Voice 6: Yeah.

[3:19:46] Trustee Graham (probable): Well, as far as minor projects, I'm thinking that when we get the report from Warren, that might start a minor project on our, what do we call that? We call it D&Ds, we call it STPRs.

[3:20:03] Trustee Graham (probable): Yeah. Well, that's probably a minor project right there.

[3:20:12] Trustee Graham (probable): right yes well

[3:20:13] Planner McCargar (probable): why don't we leave this if you want to pass a resolution to leave it on the fuel list

[3:20:18] Planner McCargar (probable): for now and if it is kind of exploding into something that feels bigger than that

[3:20:25] Trustee Graham (probable): so i will move that um request to have to provide information regarding ppas

[3:20:34] Trustee Graham (probable): DPAs on water, including evaluation of accuracy and completion of the mapping plan that we

[3:20:46] Trustee Graham (probable): progressed to use water poisoning.

[3:20:50] Trustee Graham (probable): Just so there's no confusion.

[3:20:57] Trustee Graham (probable): Sorry, I got a question.

[3:21:00] Trustee Graham (probable): Can you just read that back to me, please?

[3:21:02] Voice 12: It was moved that the Gemini Local Trust Committee request staff to provide information

[3:21:06] Voice 12: information regarding DPAs on water, including evaluation of

[3:21:10] Voice 6: accuracy and completion of mapping

[3:21:13] Voice 6: on Denman Island with regard to

[3:21:16] Trustee Graham (probable): surface water. Maybe you should just get surface water. You're

[3:21:19] Trustee Graham (probable): not asking about aquifers or anything. Okay,

[3:21:22] Voice 6: so does that provide information on DPAs on water?

[3:21:27] Voice 6: I

[3:21:28] Trustee Graham (probable): apologize. It's not a number. I don't remember what DPA number is with regards to water.

[3:21:34] Trustee Graham (probable): water. Okay, maybe four, but I'd be guessing.

[3:21:42] Trustee Graham (probable): I'm going to figure it out. Okay, thank

[3:21:45] Voice 14: you. So did you want the NB with regard to surface water

[3:21:48] Voice 14: on Denman? Yeah. Okay, you're

[3:21:51] Trustee Graham (probable): correct, it is water.

[3:21:54] Trustee Graham (probable): So do you want number four? Yeah, DPA four.

[3:21:58] Trustee Graham (probable): Information regarding DPA number four, is that

[3:22:06] Trustee Graham (probable): seconded okay through the session question

[3:22:09] Trustee Maude: that carries thank you so now so we're done with active

[3:22:15] Trustee Maude: and future projects well

[3:22:17] Planner McCargar (probable): uh there would there's the possibility to include another resolution

[3:22:21] Planner McCargar (probable): about william and then i it may be it's a larger discussion but just looking at the future projects

[3:22:28] Planner McCargar (probable): list, whether we want to look at that now

[3:22:30] Planner McCargar (probable): or if it's something we can do at a future meeting.

[3:22:32] Planner McCargar (probable): Well, right now we're 151.

[3:22:35] Trustee Maude: We have a plan coming

[3:22:36] Trustee Maude: to the team. We're in the agenda

[3:22:38] Trustee Maude: so we've got about 25 minutes to

[3:22:41] Trustee Maude: jibber-jabber if we want to.

[3:22:42] Trustee Maude: And

[3:22:43] Planner McCargar (probable): it sounds like Sonia might be available

[3:22:44] Planner McCargar (probable): a little bit sooner.

[3:22:48] Trustee Graham (probable): We're ready

[3:22:48] Trustee Graham (probable): to choose.

[3:22:50] Trustee Graham (probable): We

[3:22:51] Trustee Maude: have time to

[3:22:51] Trustee Borthwick: have a conversation

[3:22:52] Trustee Borthwick: in the future for sure.

[3:22:54] Trustee Borthwick: I think I'd make that

[3:22:56] Trustee Borthwick: motion about

[3:22:57] Trustee Borthwick: about requesting an update from William Chilwell.

[3:23:01] So

[3:23:02] Trustee Borthwick: yes, I move that the Devon Island Local Trust Committee

[3:23:08] Trustee Borthwick: request, should I make it specific to William?

[3:23:12] Trustee Borthwick: Probably.

[3:23:13] Trustee Borthwick: Request an update from staff.

[3:23:17] Sure.

[3:23:19] Regarding status of the freshwater sustainability,

[3:23:23] sustainability, I forget the,

[3:23:27] Trustee Borthwick: it's another S, but I don't know what that stands for.

[3:23:31] Trustee Borthwick: It's sustainability strategy, which I thought it was, with regards to the Denman Local Trust

[3:23:39] Trustee Borthwick: area.

[3:23:45] Trustee Graham (probable): We have a discussion, a question, a favor, or a question?

[3:23:49] Trustee Graham (probable): So future projects.

[3:24:10] Trustee Graham (probable): We're discussing the active projects, so they're really going to be followed.

[3:24:39] Trustee Maude: So we're future projects. Yes. Yeah.

[3:24:42] Planner McCargar (probable): So page 147. If you want to have a look at that list

[3:24:50] Planner McCargar (probable): and we

[3:24:52] Voice 6: can discuss things are still or what priorities I guess.

[3:25:04] Trustee Graham (probable): The first one, the STVR one, is going to be incorporated into the general discussion on

[3:25:10] Trustee Graham (probable): guest accommodation. So that's going to happen as of number two, under number one. I'm not

[3:25:21] Trustee Graham (probable): interested in doing anything with the development of global information at this time. Sam might want

[3:25:27] Trustee Graham (probable): to get some background on that. Yeah, I know broadly what it is.

[3:25:32] Trustee Graham (probable): but not our plan map amendment i mean if there's some inconsistency after we adopted this

[3:25:41] recommendations we should look

[3:25:44] Trustee Graham (probable): at bringing all of that together so we have to go back and just

[3:25:47] Trustee Graham (probable): do some tweaking we should do that and that's done yeah so i would move that up to a higher priority

[3:26:02] Trustee Borthwick: so we are presumably going to fall under these uh well so we've got all this new legislation

[3:26:13] Trustee Borthwick: um so we're going to be required to do housing needs assessments uh every five years i think

[3:26:24] Trustee Borthwick: um but is our most recent i know this is sort of leading into other bits and pieces but i'm

[3:26:29] Trustee Borthwick: seeing this and i'm thinking in terms of like uh ocp review and led review um and we will be

[3:26:35] Trustee Borthwick: required to update the ocps too i think it's part of that goal um so i'm curious as to i mean it's

[3:26:46] Trustee Borthwick: our ocp is not the oldest in trust by a long stretch and by and large it's got i think it's

[3:26:53] Trustee Borthwick: still pretty pretty ill um but i don't know if that's something that we're going to be required

[3:26:59] Trustee Borthwick: required to update, and do we need to sort of just have that on the horizon even,

[3:27:05] Trustee Graham (probable): but...

[3:27:05] Trustee Graham (probable): Well, our housing section will be.

[3:27:07] Trustee Graham (probable): Yeah.

[3:27:08] Trustee Graham (probable): That's fantastic.

[3:27:11] Trustee Graham (probable): The others, we can't think of any section that's not current.

[3:27:17] Trustee Graham (probable): Yeah.

[3:27:18] Trustee Graham (probable): We've got a climate action section in there, you know, all the other little sections of

[3:27:23] Trustee Graham (probable): the OCP.

[3:27:24] Trustee Graham (probable): So housing limit was really not appropriate.

[3:27:27] Trustee Graham (probable): it wasn't wasn't um it wasn't the fall and it was use of land

[3:27:33] Trustee Graham (probable): yeah

[3:27:36] Trustee Graham (probable): i mean that's what we got really

[3:27:40] i mean i'd love to yeah see where

[3:27:45] Trustee Borthwick: our water discussions lead us i think that's going to be

[3:27:51] Trustee Borthwick: a thing then yeah the whole pro-trim vacation rental thing is going to be

[3:27:54] Trustee Borthwick: that's

[3:27:55] Trustee Graham (probable): just an administrative thing i think this would be a great major project to end up starting

[3:28:01] Trustee Graham (probable): at the end of our tournament and give it to the next local trust committee listen background

[3:28:05] Trustee Graham (probable): because that's a big one yeah that's true but it's the one that makes the most sense

[3:28:15] Trustee Graham (probable): should be we should be driving planning based on the resources that are available

[3:28:25] I do know that Planetary Satanic has joined us, so

[3:28:31] Trustee Maude: anything more in the future, Planetary?

[3:28:33] Trustee Maude: Or projects?

[3:28:34] Trustee Graham (probable): Not for me.

[3:28:37] Trustee Maude: So you've got enough direction?

[3:28:38] Planner McCargar (probable): Yeah, I've got some direction just with that resolution to move forward with some next

[3:28:43] Planner McCargar (probable): steps, and then maybe out of that comes slushing out a more concrete project, but I think we're

[3:28:48] Planner McCargar (probable): It's only exploratory things.

[3:28:50] Planner McCargar (probable): Yeah.

[3:28:51] Trustee Maude: All right.

[3:28:53] Trustee Maude: So,

[3:28:54] Trustee Maude: are you available and willing to proceed with your business?

[3:29:02] Trustee Maude: Or are you just hovering?

[3:29:06] Voice 11: She's there.

[3:29:07] Voice 11: She's just having trouble unmuting herself.

[3:29:09] Voice 11: So I am.

[3:29:11] Voice 6: We've all been there.

[3:29:12] Voice 6: To

[3:29:13] Voice 11: help her do that.

[3:29:14] Voice 11: I've done the ask to unmute thing.

[3:29:20] Voice 11: So I'm not sure.

[3:29:23] Voice 11: What is happening.

[3:29:32] Trustee Graham (probable): Zoom

[3:29:32] Trustee Maude: conspires against you

[3:29:34] Trustee Graham (probable): we had a meeting

[3:29:40] last week

[3:29:42] nobody could sign in

[3:29:43] and then all of a sudden one person could sign in

[3:29:46] and then five minutes later another person could sign in

[3:29:48] weird

[3:29:49] they couldn't figure what was going on

[3:29:51] it was a fantastic

[3:29:54] improv

[3:29:56] group

[3:30:00] of large improv that have been established for a very long time and

[3:30:04] Trustee Borthwick: they do they run this sort of

[3:30:05] Trustee Borthwick: like improv game shows okay online

[3:30:09] Trustee Maude: oh there we go there we go you have

[3:30:11] Voice 9: arrived thank you very much

[3:30:13] Voice 9: oh my goodness sorry about that that has not happened to me before so that's the timing is

[3:30:18] Trustee Maude: impeccable because we've actually just come to a conclusion and then there you pop on the screen

[3:30:24] Trustee Maude: so we can just keep moving without pausing.

[3:30:26] Trustee Maude: Okay.

[3:30:27] Trustee Maude: Way to go.

[3:30:28] Voice 9: Super.

[3:30:29] Voice 9: Okay, so I'm taking you back to item 11.1 on your agenda package,

[3:30:34] Voice 9: page 13 for those following along.

[3:30:37] Voice 9: This is just a memo for information purposes only today.

[3:30:40] Voice 9: I'm sorry I wasn't able to sit in to any of the discussions that you had,

[3:30:44] Voice 9: so please stop me if there's already been some decisions on this piece.

[3:30:48] Voice 9: Otherwise, I'm happy to introduce the memo to you.

[3:30:53] Trustee Maude: No way.

[3:30:54] Trustee Maude: Go at it because we've been waiting with bated breath on this.

[3:30:57] Voice 9: Wow.

[3:30:58] Voice 9: Okay.

[3:30:58] Voice 9: So I'm just going to share the screen so that people can see what we're talking about.

[3:31:07] Voice 9: Okay.

[3:31:08] Voice 9: So this is prefacing an additional package of information, which I'm assuming you also

[3:31:14] Voice 9: haven't discussed, which was from Director Cermak related to the housing statutes and

[3:31:20] Voice 9: provincial changes to legislation that are coming in and are in place.

[3:31:25] Voice 9: so this particular memo is specific to short-term rental accommodation and the new act and the

[3:31:33] Voice 9: implications for your local trust area so we just wanted to make sure that as you consider this

[3:31:39] Voice 9: because it's all very new for the whole province that you understand the implications and identify

[3:31:44] Voice 9: any preliminary opportunities because you do have a related major project that's concurrently

[3:31:50] Voice 9: happening. So this is a perfect time to flag provincial legislation changes that you could

[3:31:55] Voice 9: then determine whether or not you wish to address through bylaw changes to policies in your official

[3:32:02] Voice 9: community plan or regulations in your land use bylaw. And there is a time sensitivity to this

[3:32:08] Voice 9: is that every year the province has enacted a new deadline for something called the principal

[3:32:13] Voice 9: residence requirement for local governments to opt in. So we also wanted you to be aware of that

[3:32:19] Voice 9: that first deadline that's coming up this March 31st.

[3:32:24] Voice 9: So we'll touch on that as well.

[3:32:26] Voice 9: So to summarize what the province is asking

[3:32:30] Voice 9: is that they're requesting each local government,

[3:32:34] Voice 9: so each local trust area and the Islands Trust

[3:32:36] Voice 9: to not grant zoning or any other type of permission

[3:32:40] Voice 9: to short-term rental hosts if it's inconsistent with

[3:32:43] Voice 9: or more permissive than the new

[3:32:46] Voice 9: Provincial Short-Term Rental Accommodation Act.

[3:32:48] Voice 9: So you're being asked to review those bylaws, which staff have done just a preliminary review.

[3:32:54] Voice 9: That's what this memo is about, and determine whether any updates are warranted.

[3:33:00] Voice 9: So they've released some policy guidance.

[3:33:03] Voice 9: We've looked at that.

[3:33:04] Voice 9: We've looked at your bylaws and your policies, and we've created a simple table here just

[3:33:12] Voice 9: to go through the key topic areas of interest related to the legislation, how that translates

[3:33:18] Voice 9: lights to denman specifically so the first piece is the province is introducing the business

[3:33:24] Voice 9: licensing opportunity for short-term accommodation rentals only even if it's a home-based business or

[3:33:29] Voice 9: a home-based occupation this would be something that the regional districts can do because we do

[3:33:34] Voice 9: not currently have the authority to issue business licenses within the islands trust so this would

[3:33:40] Voice 9: require a lot of coordination with the regional district i understand that the electoral area

[3:33:46] Voice 9: area director has requested the board to examine a feasibility study for the specific purpose

[3:33:52] Voice 9: for Hornby Island and I'm not sure if that request would be extended to Denman or not

[3:33:58] Voice 9: and we should know more by March as to whether or not there's any appetite at the regional district

[3:34:04] Voice 9: to pursue a feasibility study like this. The other piece is increasing fines for non-compliant

[3:34:11] Voice 9: vacation rentals. The province is now allowing local governments to increase fines for up to

[3:34:16] Voice 9: three thousand dollars a day however for denman this doesn't seem to apply because you're still

[3:34:20] Voice 9: using the um the ben bylaw bylaw enforcement notification versus the municipal ticketing

[3:34:27] Voice 9: system so this piece would not be in effect or an option for you to consider

[3:34:33] Voice 9: it's

[3:34:34] Trustee Maude: a good question about that yeah yeah

[3:34:36] Trustee Graham (probable): i saw you it's a trustee grand here we just amended

[3:34:40] Trustee Graham (probable): We amended our Schedule A and B for our Bend by-law, and in fact, we specifically added, well, I don't think we added, I think it was always there.

[3:34:50] Trustee Graham (probable): We had fines for short-term vacation rentals, so I don't know why, when you did your search, it came up that we didn't have that on our Schedule.

[3:34:59] Voice 9: Oh, no, you do have a Bend by-law, and it does have a fine in effect for this type of a land use.

[3:35:06] Voice 9: The contravention, though, and the maximum fine is set to a certain amount.

[3:35:11] Voice 9: Under this new legislation, you could increase that to up to $3,000 per day per infraction,

[3:35:18] Voice 9: of which I understand the Benn By-law does not, you're not able to increase it to that amount,

[3:35:23] Voice 9: so that it's quite prohibitive and quite deterrent for potential operators or hosts.

[3:35:30] Trustee Maude: My understanding is the maximum for Benn is $500 a day, or $500.

[3:35:37] Trustee Maude: Oh,

[3:35:38] Trustee Graham (probable): so what doesn't apply is our ability to increase the fine to $3,000, not to fine

[3:35:44] Trustee Graham (probable): get.

[3:35:44] Trustee Graham (probable): Yeah, that's right.

[3:35:45] Trustee Graham (probable): Yeah.

[3:35:45] Trustee Graham (probable): I misunderstood the answer.

[3:35:47] Trustee Graham (probable): No, no.

[3:35:48] Trustee Graham (probable): That's fair.

[3:35:49] Trustee Maude: So if I understood correctly from other LTCs, is that if we adopt a municipal ticketing,

[3:35:56] Trustee Maude: that it could go up to $3,000 a day, but we would have to change then to municipal ticketing.

[3:36:05] Voice 9: It's complicated.

[3:36:06] Trustee Maude: so gabriela

[3:36:08] Voice 9: for example does have the municipal ticketing i think theatus does as well so that

[3:36:13] Voice 9: that opportunity exists where the local trust committee can say wow this is a major deterrent

[3:36:17] Voice 9: this is one way to quickly amend the bylaw and create a pretty significant hardship to anyone

[3:36:25] Voice 9: who wishes to breach the current rules and regulations so thank you for clarifying that

[3:36:31] Voice 9: yeah the table could have been a bit more clear there that your ben bylaw is still in effect there

[3:36:35] Voice 9: There are fines, but they're not as substantial as the province is now allowing them to be

[3:36:40] Voice 9: for this particular type of land use because, of course, they're trying to return housing

[3:36:46] Voice 9: stock back to residential housing stock versus vacation rental.

[3:36:50] Voice 9: So this is considered a deterrent.

[3:36:53] Voice 9: The next item is the principal residence requirement.

[3:36:57] Voice 9: So this across the province, the idea is that vacation rentals can only occur in a host

[3:37:02] Voice 9: principal residence or in a secondary suite or secondary dwelling on that same property that

[3:37:09] Voice 9: contains their principal residence. So they've identified geographies across the province

[3:37:14] Voice 9: where this is a requirement and they're extending the ability to other local governments outside of

[3:37:20] Voice 9: those priority housing markets to opt in. Every year you will have the ability to consider whether

[3:37:27] Voice 9: or not you wish to opt in it would take effect as of november that following year the province would

[3:37:34] Voice 9: enforce this so the local trust committee islands trust by law enforcement would not need to be

[3:37:39] Voice 9: enforcing the principal residence requirement that would be through their provincial enforcement team

[3:37:46] Voice 9: and it would supersede any local government regulations that you might have to the contrary

[3:37:51] Voice 9: so it's quite a powerful um tool that that will be used and explored this year with several

[3:37:58] Voice 9: communities across the province uh however denman island none of the islands trust islands are

[3:38:03] Voice 9: actually identified so everyone is being asked to consider whether they wish to opt in and what that

[3:38:08] Voice 9: means so um it seems like it's it for us it's still unclear as to whether or not the host has

[3:38:15] Voice 9: to be on site while the vacation use is in place so we'll get more clarity on that as the months

[3:38:21] Voice 9: go by and we get more information from the province your particular regulations are quite

[3:38:27] Voice 9: unique in that you have a land use bylaw that endorses this bed and breakfast style of use

[3:38:34] Voice 9: but defines it in a way that's a little bit challenging and ambiguous it seems in terms of

[3:38:39] Voice 9: of monitoring compliance because of the way that the use is defined, the way that it's extended

[3:38:47] Voice 9: to permit essentially what looks and could act like a secondary suite. So the local trust committee,

[3:38:55] Voice 9: we're flagging this for you in terms of whether or not you wish to consider some possible

[3:39:01] Voice 9: improvements in the future to make sure that it's crystal clear what the expectation is for that

[3:39:06] Voice 9: bed and breakfast style of home occupation on denman island and of course if you do want to

[3:39:13] Voice 9: discuss opting in we're also flagging that there should be a more comprehensive analysis

[3:39:18] Voice 9: provided to you that looks at the housing needs report uh the actual number of short-term rental

[3:39:24] Voice 9: listings and the and your particular rental vacancy rates to factor into that that actual

[3:39:29] Voice 9: decision uh the third important piece of provincial legislation is the end of the

[3:39:36] Voice 9: legal non-conforming status for short-term rentals this is a significant change is that

[3:39:44] Voice 9: it will be extinguished across the province as of May 31st 2024 so for those communities that

[3:39:49] Voice 9: do actually have operators who are running short-term rentals under a protection of

[3:39:55] Voice 9: legal non-conforming so that it was legal prior to the establishment of the Denman bylaw

[3:40:00] Voice 9: therefore it was permitted to continue that would now end as of May 31st 2024 so folks can

[3:40:06] Voice 9: contact our office to discuss that if they have any questions. We don't know

[3:40:11] Voice 9: the actual number of operators for Denman that would fall under this

[3:40:15] Voice 9: category at this time, so that's just more for information at this point. The

[3:40:24] Voice 9: fourth piece of important legislation changes is this provincial registry

[3:40:29] Voice 9: that's being established for short-term rentals. That data will be available to

[3:40:34] Voice 9: local governments once the system is up and running it will be accessible to us the province

[3:40:40] Voice 9: will be enforcing registration and our understanding is that this will apply to any

[3:40:45] Voice 9: short-term rental accommodation hosts having to register even if the local trust committee isn't

[3:40:51] Voice 9: opting into that principal residence requirement the registration is now going to be an expectation

[3:40:57] Voice 9: that all operators will be registered on the site and that data is then shared to the local

[3:41:04] Voice 9: governments so that there's a lot of transparency about how this particular land use is taking place

[3:41:09] Voice 9: where it's taking place and for how long and then just to reiterate the provincial enforcement piece

[3:41:18] Voice 9: the differences are the province is in charge of the principal residence requirement and the

[3:41:22] Voice 9: registry even if you're not opting in they will not be extending any enforcement for short-term

[3:41:30] Voice 9: rental accommodation that's not in a dwelling. So for camping, RV sites, etc. That will not be the

[3:41:39] Voice 9: case. The local bylaws would have to do that piece. The second table is to sort of flesh out

[3:41:48] Voice 9: a little bit further than how your particular bylaws intersect in terms of these types of

[3:41:56] Voice 9: changes. So we're just as a cursory overview highlighting a few things that we thought

[3:42:01] Voice 9: should be relevant as you consider project work moving forward, bylaw amendments to an OCP or

[3:42:08] Voice 9: land use bylaw. Is there an opportunity to make things better? Because when we do reviews of an

[3:42:13] Voice 9: official community plan or land use bylaw, we're always looking for opportunities to make

[3:42:17] Voice 9: improvements and so a few things that we flagged in terms of Denman I won't go through each of

[3:42:28] Voice 9: every one of these because there was just a couple of points okay so let me just scroll down

[3:42:41] Voice 9: so currently Denman does not permit accommodation use in a travel trailer so that's explicit and

[3:42:49] Voice 9: clear in section 2.1 so that helps in terms of making it clear how this use could be cannot be

[3:43:01] Voice 9: extended to travel trailers that are being used on a lot so that compliance piece doesn't seem

[3:43:07] Voice 9: to be problematic the piece in terms of the home occupation use seems to have a bit more ambiguity

[3:43:13] Voice 9: and so this is what we are flagging in section 2.4 your home occupation regulations permit

[3:43:20] Voice 9: permit this bed and breakfast style of use with the ability for cooking facilities to

[3:43:27] Voice 9: be located for the exclusive use of paying accommodation or paying guests.

[3:43:33] Voice 9: So it's appearing that through more recent bylaw enforcement actions that it's difficult

[3:43:40] Voice 9: to monitor compliance based on residential use is the first piece, as well as how much floor area

[3:43:52] Voice 9: is being utilized, which is another measure in your regulations, because home occupation use,

[3:43:59] Voice 9: that literally is sharing your home, that floor area calculation can also be difficult to discern

[3:44:07] Voice 9: return separation from the principal use and the actual vacation use. So a couple of pieces there

[3:44:13] Voice 9: that may require some extra work to ensure that folks who are possibly working around the rules

[3:44:20] Voice 9: aren't benefiting from something that was not intended for them. There is an incorrect reference

[3:44:28] Voice 9: in section 2.4 that will need to be fixed at some point. So we're just flagging that there's a

[3:44:35] Voice 9: a reference to despite regulation 11 which is not at all related to home occupations so that

[3:44:42] Voice 9: numbering system will need to be updated there's no current provision in the your land use bylaw

[3:44:50] Voice 9: around residents of the property having to be on site during that particular use so whether or not

[3:44:54] Voice 9: that was the intent that may need to be spelled out more clearly so that it aligns with the sort

[3:45:00] Voice 9: sort of the approach perhaps that's being used provincially you can be more restrictive than the

[3:45:06] Voice 9: provincial legislation you just can't be seen as being more permissive and right now it appears

[3:45:11] Voice 9: that on denman island there is an ability to rent the entire home as a vacation rental

[3:45:19] Voice 9: with some of the interpretation issues with your bed and breakfast style home-based guest

[3:45:25] Voice 9: accommodation regulations. So at this stage, in terms of recommendations, we are simply identifying

[3:45:33] Voice 9: this as information at this stage only. You do have some other options you can consider. I'm not

[3:45:38] Voice 9: sure that you necessarily want to do that today, but as part of your OCP LUB review, you sure may

[3:45:44] Voice 9: wish to incorporate some of these elements into that to ensure that this limited economic benefit

[3:45:49] Voice 9: that's being extended to folks on denman island can't be taken advantage of um and that it's

[3:45:56] Voice 9: really intended to be an accessory short-term rental and not the principal economic sort of

[3:46:05] Voice 9: use of the property so you do have the ability to opt in if you feel comfortable doing that

[3:46:10] Voice 9: you could request an expansion of your current project scope of your major project to include

[3:46:18] Voice 9: these issues or you can sit with us for now as this sort of will perennially come up every year

[3:46:24] Voice 9: as an option for you to sort of reconsider next steps. So I'm happy to try to answer any questions

[3:46:31] Voice 9: that you have. I am not assigned to this project for Denman at all. Simply on behalf of the regional

[3:46:37] Voice 9: planning team, we thought it might be easier to share this information to all the LTCs at this

[3:46:43] Voice 9: point in time before the first deadline passes so that you're not feeling left out um but if you

[3:46:50] Voice 9: have any specific questions i'll definitely try to answer them otherwise marlis will still be your

[3:46:55] Voice 9: key point of contact moving forward as well as narissa thank you

[3:47:00] Trustee Graham (probable): dr graham great thank you sonja

[3:47:01] Trustee Graham (probable): just a simple question are breakfasts considered short-term rentals yeah

[3:47:09] Voice 9: we're our assumption is

[3:47:11] Voice 9: no they're not according to the province and so we're still trying to get some clarification on

[3:47:17] Voice 9: that piece because bed and breakfasts are typically different in that they're a bedroom in a home

[3:47:27] Voice 9: not the home itself so and the way the the denman land use bylaws drafted is a little bit different

[3:47:35] Voice 9: with that cooking facility piece being permitted and within the home itself so it kind of acts like

[3:47:43] Voice 9: almost like a secondary suite potential so that's where we want to get a bit more clarity as to how

[3:47:49] Voice 9: is this going to be regulated we suspect the registry may still capture bed and breakfast

[3:47:53] Voice 9: but we don't we haven't had a clear answer on that as to whether or not those will still have

[3:47:58] Voice 9: to be registered the

[3:48:00] Trustee Graham (probable): question has been asked yes

[3:48:04] Voice 9: well we all local governments are plowing

[3:48:07] Voice 9: the province with questions that

[3:48:09] Trustee Graham (probable): was my one question that's good um yeah i mean

[3:48:19] Trustee Borthwick: i think

[3:48:20] Trustee Borthwick: the principal residence uh requirement is a pretty strong one um i think that that supports

[3:48:34] the the way in which the ocp intends

[3:48:37] Trustee Borthwick: for this to work and we've got work to do obviously in terms

[3:48:41] Trustee Borthwick: of refining our definitions and making that easier for by-law enforcement to determine

[3:48:47] where the line is but yeah

[3:48:51] Trustee Borthwick: provisionally I was I was interested in opting in for this year but I

[3:48:55] Trustee Borthwick: don't know if that is my fellow trustees thinks that's I think that's over hasting but well

[3:49:01] Trustee Graham (probable): if I

[3:49:02] Trustee Graham (probable): may in a previous conversation that you weren't party to we were brought up to speed in the fact

[3:49:10] Trustee Graham (probable): that our regulations are unique and complicated and require some refining so we'll be getting a

[3:49:16] Trustee Graham (probable): staff report and we'll be looking at that and the idea of rolling it into our housing review

[3:49:22] Trustee Graham (probable): worries me in that it may complicate the the final work i i view it perhaps as a separate minor

[3:49:30] Trustee Graham (probable): project we just today said goodbye to the farm plan um minor major project minor project i can't

[3:49:39] Trustee Graham (probable): It should have been a major project.

[3:49:41] Trustee Graham (probable): But anyway, so I think we've got room on our project list

[3:49:44] Trustee Graham (probable): to get a minor project starting once we get that started.

[3:49:47] Trustee Graham (probable): Thank you for your work.

[3:49:50] Trustee Maude: So does staff have any sort of broad recommendations

[3:49:55] Trustee Maude: surrounding option three of opt-in to the differential program?

[3:50:00] Trustee Maude: Is that too early?

[3:50:02] Trustee Maude: Is it an appropriate move at this time?

[3:50:05] Trustee Maude: What are your thoughts?

[3:50:06] Voice 9: so our memo is staying stating that no at this point in time we haven't provided you with the

[3:50:12] Voice 9: analysis of your housing needs report your vacancy rates we haven't looked at any of that so that to

[3:50:16] Voice 9: give you that full confidence of you know here's the situation we're just looking at your bylaws

[3:50:21] Voice 9: in a in a generic way i think the community would definitely be interested to see a more

[3:50:26] Voice 9: comprehensive analysis to support your decision the fact that this is an annual deadline that

[3:50:32] Voice 9: you can opt in next year gives you time to possibly have that analysis prepared have the community

[3:50:38] Voice 9: digest that information weigh in and then you're able to make a decision based on you know all the

[3:50:45] Voice 9: facts and issues being addressed versus feeling rushed to meet this relatively arbitrary deadline

[3:50:52] Voice 9: right now because the legislation's been released but some municipalities are ready to go they're

[3:50:59] Voice 9: ready to opt in and the province heard that and they wanted to give them that option were i don't

[3:51:03] Voice 9: suspect you're quite there yet and possibly waiting would help alleviate some community

[3:51:08] Voice 9: concerns that you're not acting in sort of a transparent way um so so

[3:51:13] Trustee Maude: that review is that

[3:51:17] Trustee Maude: undertaken sort of ltc by ltc planner by planner or is that something regionally that's being

[3:51:24] Trustee Maude: undertaken by request no

[3:51:27] Voice 9: this would be under your directive some community some local trust

[3:51:31] Voice 9: committees won't won't need this analysis because they simply won't need to consider opting in their

[3:51:37] Voice 9: regulations are stringent enough so you would need to decide that this is a priority this dovetails

[3:51:43] Voice 9: nicely with your housing review whether it's a part of it or separate to it as trustee graham

[3:51:49] Voice 9: mentioned you might want to separate it out so that it doesn't get buried in a larger review

[3:51:53] Voice 9: and it's a discrete project likely minor in nature um not necessarily a major project

[3:52:01] Voice 9: so that's a potential option for you so

[3:52:06] Trustee Borthwick: that's a motion required yeah so we'd be requesting that

[3:52:10] Trustee Borthwick: i agree that i think we should keep it separate from the hazard review um so

[3:52:17] Trustee Maude: it's like it's like

[3:52:17] Trustee Maude: you're looking at number two but i'll change it yeah yeah um

[3:52:23] Trustee Borthwick: you guys are happy i'll take a stab

[3:52:27] Trustee Borthwick: at it um i move that the demon island local trust committee request staff to provide a comprehensive

[3:52:38] Trustee Borthwick: review and update of home-based guest accommodation uh the state of home-based guest accommodation

[3:52:48] Trustee Borthwick: Regulations. Sorry, I'm not...

[3:52:50] Trustee Borthwick: Yeah, when you go back.

[3:52:51] Trustee Borthwick: No, no, I know.

[3:52:52] Trustee Graham (probable): Okay, to review...

[3:52:54] Trustee Graham (probable): Accommodance review.

[3:52:56] Trustee Graham (probable): Comprehensive review.

[3:52:57] Trustee Borthwick: Of home-based guest accommodation.

[3:53:03] Voice 6: Comprehensive review of home-based guest accommodation.

[3:53:08] Voice 6: Review

[3:53:15] Trustee Borthwick: of the state of home-based guest accommodation

[3:53:18] Trustee Borthwick: and regulations on them.

[3:53:24] Trustee Borthwick: so i hope that factors that we want to know what's out there and what's the sort of numbers and

[3:53:29] Trustee Borthwick: quantities and you know to a greater degree and also what regulations we have around that does

[3:53:35] Trustee Borthwick: that make sense to people or sure why

[3:53:37] Trustee Graham (probable): don't we even state as a minor project that's true

[3:53:40] Planner McCargar (probable): um just the wording like adding it to the project list or adding a

[3:53:45] Planner McCargar (probable): Sure.

[3:53:46] Planner McCargar (probable): Yeah,

[3:53:47] Trustee Graham (probable): as a minor project.

[3:53:48] Trustee Graham (probable): Yeah.

[3:53:49] Trustee Graham (probable): Is that next?

[3:53:51] Trustee Graham (probable): Yeah.

[3:53:55] Trustee Graham (probable): Okay.

[3:53:55] Trustee Graham (probable): Thanks for the discussion.

[3:53:57] Perfect.

[3:53:58] Good move.

[3:53:58] Seconded.

[3:53:59] All questions?

[3:54:00] All in favor?

[3:54:01] That carries.

[3:54:02] It's over.

[3:54:03] All right.

[3:54:04] Thank you for that.

[3:54:06] Thank you so much.

[3:54:08] Now, are

[3:54:08] Trustee Maude: you doing 11.2 housing statute changes to

[3:54:12] Voice 9: the legislation?

[3:54:14] Trustee Maude: that's somewhat

[3:54:15] Voice 9: related but not um i don't know how necessary it is for you to um go through that

[3:54:21] Voice 9: necessarily that that memo was drafted before our memo uh stating you know not to necessarily

[3:54:28] Voice 9: consider opting in at this time because you don't have enough information so that's there for your

[3:54:32] Voice 9: information for discussion but no i wouldn't be introducing it if if there's no questions

[3:54:36] Voice 9: Thank

[3:54:37] Trustee Maude: you very much.

[3:54:38] Trustee Maude: And the last three, we have a copy letter to Chair Luckow, which again is just sort of here for information.

[3:54:46] Trustee Maude: Yeah.

[3:54:47] Trustee Maude: So are we done?

[3:54:49] Trustee Maude: Yeah.

[3:54:50] Trustee Maude: So motion to adjourn.

[3:54:53] Trustee Graham (probable): So moved.

[3:54:56] Trustee Graham (probable): Thank you very much. That worked quite well.

[3:54:59] Trustee Graham (probable): Yeah, good meeting you.

[3:55:02] Voice 13: Thank you, Will.

[3:55:07] Voice 11: Sounds good.

[3:55:08] Voice 11: I'm good.

[3:55:09] Trustee Graham (probable): I'm good.

ADOPTED 
 
Denman Island ADOPTED 1 
Local Trust Committee Minutes 
February 13, 2024 
 
Denman Island Local Trust Committee 
Minutes of Regular Meeting 
 
Date:  
Location:  
February 13, 2024 
Denman Activity Centre 
1111 Northwest Rd, Denman Island, BC 
 
Members Present: David Maude, Chair  
 David Graham, Trustee  
 Sam Borthwick, Trustee  
   
Staff Present: Renée Jamurat, Regional Planning Manager (attended electronically) 
Narissa Chadwick, Island Planner (attended electronically) 
Sonja Zupanec, Island Planner (attended electronically) 
Ian Cox, Planner 2 (attended electronically) 
Warren Dingman, Bylaw Compliance & Enforcement Manager 
(attended electronically) 
 
 Marlis McCargar, Island Planner  
 Vicky Bockman, Recorder  
   
Others Present: Approximately twenty (20) members of the public 
Daniel Arbour, Director, Comox Valley Regional District Electoral Area A  
 
1. CALL TO ORDER 
"Please note, the order of agenda items may be modified during the meeting. Times are provided 
for convenience only and are subject to change.” 
Chair Maude called the meeting to order at 10:02 am.  He acknowledged that the meeting was 
held on the territory of the Coast Salish First Nations. He welcomed the public, and introduced 
himself, Local Trustees, staff and recorder. 
2. APPROVAL OF AGENDA 
By general consent the agenda was approved as presented. 
3. ELECTORAL AREA DIRECTOR'S REPORT 
3.1 Regional Parks and Trails Strategic Plan - verbal update from Director Arbour 
Director Arbour provided updates and responded to questions. 
General Topics of interest for Denman Island 
 The Cross Island Trail work is proceeding with an extension into the downtown 
area anticipated in the coming year. 

 ADOPTED 
 
Denman Island ADOPTED 2 
Local Trust Committee Minutes 
February 13, 2024 
 A community member asked about continuation of the Cross Island Trail 
for the big hill from the ferry terminal, which is dangerous for 
pedestrians and cyclists. Director Arbour responded that the scope and 
cost of this section has been researched and is beyond the ability of the 
Comox Valley Regional District (CVRD) or residents to implement. It is 
hoped that the Province can include funding for this in their capital 
projects budget. 
 Preparation and early design work is in process for building the new Fire Hall 
next year. 
 CVRD approved an increase of the budget for a Housing Service in the Comox 
Valley, which does not include Denman or Hornby Islands; however, a feasibility 
study regarding a Housing Authority will be conducted and may be of interest to 
these islands. More information will be provided on this in the future. 
Regional Parks and Trails Strategic Plan 
 The structure and funding of large park capital projects of this new service were 
explained. 
 Denman and Hornby Islands are included, as are all service participants. 
 Feedback into the Regional Parks and Trails Strategic Plan is being sought at this 
time and input from Denman Conservancy Association or other organizations 
was encouraged and could benefit Denman Island. He will follow-up to provide 
information regarding the Plan and submission requirements. 
4. COMMUNITY INFORMATION MEETING - Proposed Bylaw Nos. 228 and 229 - Denman Farming 
Regulations Review Project 
4.1 Planner Presentation 
Planner McCargar reported that the purpose of this Community Information Meeting 
(CIM) is to review with the community all the main elements of the changes to proposed 
Bylaw Nos. 228 and 229 to provide information needed for community members to be 
able to speak at the Public Hearing, which will follow, and will include a question and 
answer session. 
She provided background information on the process to date and the main engagement 
activities; and noted that post Public Hearing the Local Trust Committee (LTC) will 
consider proposed minor changes to the bylaws to correct numbering, small editing 
errors and rewording of the “produce stand” definition. She summarized the proposed 
changes to the Official Community Plan (OCP) and Land Use Bylaw (LUB) that are being 
considered to enhance and protect farming activities on the island. 
Summary of changes to Bylaw No. 228 which, if adopted, will amend the OCP by: 
 Re-designating all lands within the Agricultural Land Reserve (ALR) to a new 
“Agriculture” designation; and 
 Several new policies supporting agriculture uses consistent with the Agricultural 
Land Commission (ALC) regulations. 
Summary of changes to Bylaw No. 229 which, if adopted, will amend the LUB by: 
 Regulating dwellings in the ALR; 

 ADOPTED 
 
Denman Island ADOPTED 3 
Local Trust Committee Minutes 
February 13, 2024 
 Regulating agri-tourism use and accommodation; 
 Updating several agricultural related definitions; and 
 Updating setback regulations for associated agriculture buildings. 
4.2 Question and Answer Period 
 Are pump houses affected by the new setback regulations? 
 There are no changes for pump house regulations being proposed; 
specific setback regulations for zones currently existing in the bylaw will 
apply. 
 Permanent dwellings on farmland used seasonally for farm workers are under-
utilized in the winter. Can these be used for agri-tourism accommodation for 
off-season? Part-time rentals should be allowed in the winter. 
 ALC agri-tourism accommodation regulation currently does not allow 
for permanent facilities. 
 Does ALR have the same rules as R1 and R2? 
 If the property is zoned residential in the ALR, then the same rules 
would apply. In the proposed bylaw, lots larger than four hectares 
residentially zoned in the ALR would be allowed to have agri-tourism 
accommodation. 
 Define proof of water availability – what details are given to which authority? 
 Section 2.8 of the LUB addresses Proof of Water topics. Authorities vary 
depending on the type of land use being requested. Commercial use of 
groundwater requires provincial approval through a ground water 
license. 
 If surface or groundwater usage is granted for agricultural irrigation, i.e. license 
approved, how is it monitored to ensure that the terms of the license are 
adhered to? How frequently does the licensee have to provide proof of 
adequate water and does this include testing for contamination? 
 Details of proof of water requirements for subdivision are provided in 
the LUB section 2.8. Monitoring of the conditions of the groundwater or 
commercial use license conditions is outside of the Islands Trust’s 
authority. 
 The LUB Schedule 1, section 1.3 references agri-tourism accommodation 
cabin. What is the definition of cabin? 
 A cabin would be a separate building or accessory dwelling. 
 Does “adjacent” include across the road? 
 Adjacent is not specifically defined in the LUB; however, is 
interpreted as being next door and would not apply to across the 
road. To address the speaker’s concern with a vineyard being 
developed close to their property, it was suggested that they might 
have a conversation with owners of the Corlan Vineyard to learn of 
their experience with irrigating and water usage necessary for this 
type of crop. 
 How does the ALC fit into these regulations? Is a special use permit required 
for agri-tourism and how does the approval process work for secondary 
dwellings on ALR land? 

 ADOPTED 
 
Denman Island ADOPTED 4 
Local Trust Committee Minutes 
February 13, 2024 
 If zoned Agriculture on ALR land, a permit is not required to 
conduct agri-tourism. ALC regulations would govern the 
permanent structures. For a secondary dwelling on Agriculture land 
in the ALR land, an application would need to be made to Islands 
Trust for a Siting and Use Permit to develop the dwelling; a 
Temporary Use Permit would be necessary if located on Forestry or 
Resource zoned land. A secondary dwelling on ALR land is a 
permitted use. If elements are not permitted, an exception from the 
ALC would be required. 
There were no further questions from the public and Chair Maude concluded the Community 
Information Meeting. 
5. PUBLIC HEARING 
5.1 Proposed Bylaw Nos. 228 and 229 - Denman Farming Regulations Review Project 
5.1.1 Recess for Public Hearing 
The meeting recessed at 10:41 am for the Public Hearing. 
5.1.2 Recall to Order 
The meeting was recalled to order at 11:08 am. 
6. MINUTES 
6.1 Local Trust Committee Minutes dated November 14, 2023- for adoption 
By general consent the LTC minutes dated November 14, 2023 were adopted as 
presented. 
6.2 Section 26 Resolutions-Without-Meeting Report dated February 2, 2024 
Received for information. 
6.3 Advisory Planning Commission Minutes - none 
7. REPORTS 
7.1 Trustee Reports 
Trustee Borthwick thanked everyone who attended the Public Hearing today, spoke 
with him or submitted letters about issues relating to the Farming Regulations Review. 
He commented that the Open House held about this project was well attended and 
successful; and remarked that he is aware of water concerns that are important to 
consider. 
Trustee Graham reported that the 2024/25 budget was discussed at length at the Trust 
Council meeting held in December. He explained that efforts are being made to keep tax 
increases as palatable as possible; and noted that the budget will be finalized at the 
March Trust Council meeting. 

 ADOPTED 
 
Denman Island ADOPTED 5 
Local Trust Committee Minutes 
February 13, 2024 
7.2 Chair's Report 
Chair Maude commented on the following. 
 The budget discussion has been difficult this year. There are many projects being 
requested across the Trust Area that may be limited due to financial resources. 
 Islands Trust Chief Administrative Officer Russ Hotsenpiller will be retiring in 
June and a Hiring Committee is working on the replacement process. 
 He has been busy attending many Islands Trust meetings. 
 
8. PUBLIC COMMENTS 
 A pop-up advertisement for Islands Trust came up while viewing the internet. Is this a 
wise use of budgetary funds and what was the purpose? 
 Islands Trust does various methods of promotional outreach to the public; the 
specifics are unknown; however, it is unlikely to have been a large budgetary 
item. Claire Frater, Director of Trust Area Services can be contacted for more 
information. 
9. DELEGATIONS - none 
10. CLOSED MEETING 
10.1 Motion to Close the Meeting 
DE-2024-001 
It was MOVED and SECONDED, 
that the meeting be closed to the public in accordance with the Community Charter, 
Part 4, Division 3, s.90(1)(g) for the purpose of considering: 
 (g) litigation or potential litigation affecting the municipality; 
and that the Recorder and Staff attend the meeting. 
CARRIED 
The meeting closed to the public at 11:19 am. 
10.2 Recall to Order 
The meeting recessed at 11:47 am and was recalled to order at 12:30 pm. 
By general consent agenda item 11 New Business was moved to after 17.2 Future Projects Report. 
12. BUSINESS ARISING FROM MINUTES 
12.1 Follow-up Action List dated February 6, 2024 
Received for information. 
13. APPLICATIONS AND REFERRALS 
13.1 DE-DVP-2023.1 (BC Ferries) - Staff Report 
Planner Cox presented the Staff Report that asks the LTC to consider approval of 
Development Variance Permit DE-DVP-2023.1 for upgrades to the existing rip-rap 

 ADOPTED 
 
Denman Island ADOPTED 6 
Local Trust Committee Minutes 
February 13, 2024 
jetty/breakwater and repositioning of a 10m
2 
steel container within the 15 metre 
setback to the natural boundary of the sea at the Gravelly Bay Terminal. The application 
stated that due to site constraints, the location of the storage container within the 
setback from the natural boundary of the sea is unavoidable. Staff noted that the 
applicant is available to answer questions if requested. 
DE-2024-002 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee approve Development Variance Permit 
DE-DVP-2023.1. 
CARRIED 
 
13.2 DE-TUP-2023.1 (Peters & Ward) - Staff Report 
Planner McCargar presented the Staff Report that asks the LTC to consider a Temporary 
Use Permit for a secondary dwelling for the residential use of a family member to 
support the owners aging in place. She noted that the applicants are in attendance. 
Trustees appreciated the thorough application. 
DE-2024-003 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee approve issuance of Temporary Use 
Permit DE-TUP-2023.1 for a secondary dwelling for a period of three (3) years from the 
date of issuance, subject to the conditions imposed by the permit. 
CARRIED 
 
14. LOCAL TRUST COMMITTEE PROJECTS 
14.1 Denman Housing Advisory Planning Commission Reporting - verbal update 
Planner Chadwick reported that an Open House was recently held  
to provide information on the Denman Housing Advisory Planning Commission (HAPC) 
report. She stated that there is a Special LTC meeting scheduled for February 20 to 
review and discuss a Staff Report analysis of the HAPC housing report recommendations 
and will be an opportunity for the LTC to consider next steps.   
14.2 Major Project: Denman Island Housing Project First Nations Engagement - Staff Report 
Planner Chadwick presented the Staff Report that provides an update on K'ómoks First 
Nation engagement activity and asks the LTC to consider entering into a capacity work 
agreement with K'ómoks First Nation to facilitate their engagement on projects. 
Discussion included the following points: 
 A meeting was held in January between K'ómoks First Nation officials and 
Islands Trust staff to discuss projects, process, and the Nation’s needs 
considering their low staffing capacity. Trustees requested that they be included 

 ADOPTED 
 
Denman Island ADOPTED 7 
Local Trust Committee Minutes 
February 13, 2024 
in any future meetings with K'ómoks First Nation that includes their elected 
officials. 
 Entering into a capacity work agreement with K'ómoks would help facilitate the 
Nation’s ability to fully engage and bring input into the discussion related to the 
Housing project. This approach has been used effectively elsewhere. 
 The funding for the work agreement might be sourced from the unused budget 
allocation toward engagement and legal review. 
 Trustees recognized that these meetings can offer an opportunity for K'ómoks 
officials to share input on other topics, however, they considered the 
importance of focusing on the Housing Review Project at this time. 
 
DE-2024-004 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee request staff to prepare a capacity work 
agreement between the Local Trust Committee and K'ómoks First Nation for the 
purpose of engagement with the Nation on the Denman Island Housing Review Project. 
CARRIED 
DE-2024-005 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee authorize the release of up to $16,000 
from the Housing Review Project 2023/2024 fiscal projects budget for the purposes of 
entering into a capacity work agreement with K'ómoks First Nation on the Denman 
Island Housing Review Project. 
CARRIED 
 
During discussion of the motion, a Trustee confirmed that this does not affect the budget requests for 
2024/25 and requested that the final amount of cost for this agreement be provided to the Local Trust 
Committee when available. 
14.3 Minor Project: Proposed Bylaw Nos. 228 and 229 - Post Public Hearing Staff Report 
Planner McCargar presented the Staff Report that asks the LTC to consider proposed 
minor changes to Bylaw Nos. 228 and 229 to correct numbering, small editing errors for 
clarity, and reword the “produce stand” definition post Public Hearing.   
Trustees discussed concerns heard during the CIM and Public Hearing regarding 
consideration of water, mapping inadequacy, and use of existing farm work housing for 
agri-tourism. The following key points were noted. 
 Staff advised that addressing these concerns at this time with the proposed 
Farming Regulations Review Project would necessitate revision and a change in 
scope; and suggested that the LTC might consider addressing these as a new 
project. 
 The jurisdiction of regulations relating to water and farming is complex and 
might require a more lengthy review. 
 The proposed amendments under consideration at this time include helpful 
elements for housing farm workers. Other concerns such as Farm Status without 
ALR rights might be considered with the Housing Project; freshwater 

 ADOPTED 
 
Denman Island ADOPTED 8 
Local Trust Committee Minutes 
February 13, 2024 
sustainability might warrant consideration as a separate project as well as 
utilization of farm dwelling accommodations in the off-season if it is within 
Islands Trust’s authority to regulate. 
 LTC suggested they consider options further during the Work Program 
discussion. 
 
DE-2024-006 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee Bylaw No. 228, cited as “Denman Island 
Official Community Plan, 2008, Amendment No. 1, 2018”, be amended as follows: 
a. Schedule 1, Section 1.6, delete in its entirety and replace with: “Part E-FAMILIES 
AND INDIVIDUALS, Section E.1 – HOUSING, Subsection Housing – Policies, 
Subdivision, Article-Policy 4 is amended by adding the words “Agriculture 
designation and in the” before the word “Sustainable”; 
b. Schedule 1, Section 1.7, replace “4” with “5”; 
c. Schedule 1, Section 1.8a, replace “16” with “17” and replace “17” with “18”; 
d. Schedule 1, Section 1.8c, replace “27” with “28”; 
e. Schedule 1, Section 1.8d, replace “28” with “29”; and 
f. Schedule 1, Section 1.8, replace “14” with “15” and replace “29” with “30”. 
CARRIED 
 
DE-2024-007 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee Bylaw No. 228, cited as “Denman Island 
Official Community Plan, 2008, Amendment No. 1, 2018,” be read a second time, as 
amended. 
CARRIED 
 
DE-2024-008 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee Bylaw No. 228, cited as “Denman Island 
Official Community Plan, 2008, Amendment No. 1, 2018,” be read a third time. 
CARRIED 
DE-2024-009 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee Bylaw No. 229 cited as “Denman Island 
Land User Bylaw, 2008, Amendment No. 1, 2018” be amended as follows: 
a. Schedule 1, Section 1.3, replace produce stand definition with “Produce stand 
means a structure used for the sale of agricultural products where the products 
being offered for sale have been grown or reared on Denman Island”; 
b. Schedule 1, Section 1.11, delete in its entirety; 
c. Schedule 1, Section 1.14, replace “6 with “7”; 
d. Schedule 1, Section 1.15, replace “9” with “10” and replace “6” with “11”; 
e. Schedule 1, Section 1.17, Table 1 – Permitted Uses, delete “10” in its entirety 
and start sequential numbering at 11; 

 ADOPTED 
 
Denman Island ADOPTED 9 
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February 13, 2024 
f. Schedule 1, Section 1.17, Table 2 – Permitted Buildings and Structures,  insert 
“One agricultural produce stand per lot, not exceeding 4.6 square metres (50 
square feet) gross floor area” after “12”; 
g. Schedule 1, Section 1.18, replace “6 with “2”; 
h. Schedule 1, Section 1.20, replace “7” with “9” after “Table” and insert “agri-
tourism accommodation or” before “dwelling is connected”; 
i. Schedule 1, Section 1.23, insert “renumbering accordingly and” before “deleting 
in its entirety”; 
j. Schedule 1, Section 1.23, Table 1 – Permitted Buildings and Structures, insert 
“must be” before “classified under the BC Assessment” and delete in its entirety 
“Should farm tax classification discontinue, agri-tourism is no longer a permitted 
accessory use on the lot”; 
k. Schedule 1, Section 1.29, Table 5 – Setbacks, insert “Minimum setback from any 
lot line for a produce stand with a gross floor area no greater than 10m
2
” and 
insert 0m in the A, F and RE columns; and 
l. Schedule 1, Section 1.30, insert “agri-tourism accommodation or” before 
“dwelling is connected.” 
CARRIED 
DE-2024-010 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee Bylaw No. 229 cited as “Denman Island 
Land User Bylaw, 2008, Amendment No. 1, 2018,” be read a second time, as amended. 
CARRIED 
DE-2024-011 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee Bylaw No. 229 cited as “Denman Island 
Land User Bylaw, 2008, Amendment No. 1, 2018,” be read a third time. 
CARRIED 
DE-2024-012 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee Bylaw No. 228, cited as “Denman Island 
Official Community Plan, 2008, Amendment No. 1, 2018” and proposed Bylaw No. 229, 
cited as “Denman Island Land Use Bylaw, 2008, Amendment No. 1, 2018,” be forwarded 
to the Secretary of the Islands Trust for Executive Committee approval. 
CARRIED 
DE-2024-013 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee Bylaw No. 228, cited as “Denman Island 
Official Community Plan, 2008, Amendment No. 1, 2018” be forwarded to the Minister 
of Municipal Affairs for approval. 
CARRIED 
15. CORRESPONDENCE 
(Correspondence received concerning current applications or projects is posted to the LTC 
webpage) 

 ADOPTED 
 
Denman Island ADOPTED 10 
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February 13, 2024 
15.1 Letter dated January 25, 2024 from Nicolas Jimenez, President and CEO, BC Ferries 
regarding Request for Meeting 
LTC members expressed disappointment that the LTC’s request for a meeting with BC 
Ferries to discuss establishing a new direct route from Vancouver Island to Hornby 
Island was not successful. 
15.2 Email dated November 15, 2023 from S. Small regarding Untenable Hornby Island 
Tourist Traffic 
Received for information. 
15.3 Email dated January 4, 2024 from G. Donaldson regarding Housing 
Received for information. 
15.4 Email dated January 18, 2024 from D. Ricketts regarding Request for Letter of Support 
Trustees and the writer who was in attendance discussed the request from Denman 
Community Land Trust Association for the LTC to provide a letter of support for limiting 
the scope of the Phase 2 Environmental Assessment work associated with their 
affordable housing development for seniors to only the portion of the site that is of 
interest for development. 
Trustees suggested a letter be drafted by staff and signed by the Chair in support of the 
request. 
DE-2024-014 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee request a letter of support for the 
Denman Community Land Trust Association to the Ministry of Environment and Climate 
Change Strategy in support of limiting the scope of the Phase 2 Environment 
Assessment to the portion being donated for affordable housing for seniors. 
CARRIED 
16. REPORTS 
16.1 Denman Bylaw No. 247 Final Adoption - Staff Report 
Bylaw Compliance and Enforcement Manager Dingman presented the Staff Report. He 
advised that Executive Committee approved the proposed amendment of Bylaw No. 247 
in January and that it is before the LTC at this time for final adoption. The Report also 
suggests that the LTC review policies relating to enforcement and consider standardizing 
bylaw enforcement policies and procedures to replace policies set in place by standing 
resolutions. 
DE-2024-015 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee adopt Bylaw No. 247 the “Denman Island 
Local Trust Committee Bylaw Enforcement Notification Bylaw, 2019, Amendment No. 1, 
2023.” 
CARRIED 
DE-2024-016 

 ADOPTED 
 
Denman Island ADOPTED 11 
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February 13, 2024 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee request staff prepare a report regarding 
the current policies for screening officer appointments, powers, duties and procedures. 
CARRIED 
16.2 First Nations Relationship Building - verbal update 
Regional Planning Manager Jamurat noted that this topic was discussed at some length 
at agenda item 14.2. She confirmed that as conversations with K'ómoks First Nation 
occur she will update the LTC to keep Trustees informed. 
Trustees expressed their continued interest in engaging with K'ómoks First Nation 
officials to advance their desire to build a relationship. They suggested that a meeting 
location of the Nation’s preference would be supported. 
DE-2024-017 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee request staff to coordinate an 
introduction meeting between the Local Trust Committee and K'ómoks First Nation 
Chief and Council, and that the Denman Island Local Trust Committee use of up to 
$1,000 for arrangements to host a meeting. 
CARRIED 
16.3 Trust Conservancy Report - none 
16.4 Applications Report dated February 2, 2024 
Received for information. 
 
16.5 Trustee and Local Expense Report dated December, 2023 
Received for information. 
 
16.6 Adopted Policies and Standing Resolutions 
Received for information. 
 
16.7 Local Trust Committee Webpage 
No changes were requested. 
17. WORK PROGRAM 
17.1 Active Projects Report dated February 2, 2024 
LTC members noted that the Farming Regulations Review Project is nearing completion 
and discussed the opportunity to advance another Active Project. They considered that 
review of information relating to mapping and the Freshwater Sustainability Strategy 
might inform a decision on next steps. 
 
 
 
DE-2024-018 

 ADOPTED 
 
Denman Island ADOPTED 12 
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February 13, 2024 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee request staff to provide information 
regarding Development Permit Area No. 4: Streams, Lakes and Wetlands including 
evaluation of accuracy and completion of mapping on Denman Island with regard to 
surface water on Denman Island. 
CARRIED 
DE-2024-019 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee request an update from staff regarding 
the status of the Freshwater Sustainability Strategy with regards to the Denman Island 
Local Trust Area. 
CARRIED 
 
17.2 Future Projects Report dated February 2, 2024 
Trustees reviewed the Future Projects Report to consider changes that might be made.  
 Future Project No. 1 LUB Amendments sections 1 and 2 relate to Short-Term 
Vacation Rentals and Guest Accommodations and might be considered within 
the Housing Review Project. 
 Future Project currently listed as No. 3 relates to Farm Plan Map Amendment 
and can be moved to the No. 2 position as it is part of the completion of the 
Farm Plan Regulations Review.  
 Trustees indicated that advancing the Future Project currently listed as No. 2 
regarding Development Approval Information Bylaw is not a priority. 
 It was unknown how the changes to Provincial Housing legislation would affect 
Future Projects No. 4. 
11. NEW BUSINESS 
11.1 Review of the New Provincial Short Term Rental Accommodation Act for the Denman 
Island Local Trust Area - Memorandum 
Planner Zupanec provided context and clarification of housing statute changes to BC 
legislation with preliminary analysis for LTC consideration of possible next steps and 
how to align with Provincial legislation. The presentation included an overview of new 
legislation affecting short-term rental accommodation and housing statutes, potential 
challenges, opportunities, and implications for existing Denman Island regulations. 
She reported that all LTCs are being asked to consider whether they wish to opt-in to 
the new principal residence requirement by the first annual deadline of March 31 and 
that staff are suggesting that the LTC may wish to consider reviewing the Denman Island 
LUB home-based guest accommodation regulations as part of the major housing 
project. 
Trustees discussed options, process and next steps with the following noted. 
 Clarification is still being sought by staff on whether Bed and Breakfasts are 
required to register with the Provincial Registry. 

 ADOPTED 
 
Denman Island ADOPTED 13 
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February 13, 2024 
 The opt-in option is an annual opportunity; the community might be interested 
to see a more comprehensive analysis and a decision can be made considering 
all the facts and issues. 
 Including a comprehensive review and update of home-based guest 
accommodation regulations within the Denman Housing Review Project scope 
was not supported. Consideration as a separate, likely minor project was 
preferred. 
 
DE-2024-020 
It was MOVED and SECONDED, 
that the Denman Island Local Trust Committee request staff to provide a comprehensive 
review of the state of home based guest accommodation and regulations on Denman 
Island and add as a Minor Project. 
CARRIED 
 
11.2 Housing Statute Changes to British Columbia Legislation - Memorandum 
Received for information. 
11.3 Copy of Letter from P. Luckham to V. Tong, BC Housing regarding Letter of Support for 
BC Housing Funding Applications for Affordable Housing Projects 
Received for information. 
18. UPCOMING MEETINGS 
18.1 Next Regular Meeting Scheduled for Tuesday, April 9, 2024 at 10:00 am at Denman 
Activity Centre, 1111 Northwest Road, Denman Island, BC 
A Special Meeting has been scheduled for Tuesday, February 20, 2024 at 2:00 pm to be 
held electronically. 
19. ADJOURNMENT 
By general consent the meeting was adjourned at 2:25 p.m. 
 
 
_________________________ 
David Maude, Chair 
 
Certified Correct: 
 
_________________________ 
Vicky Bockman, Recorder