Denman Island Local Trust Committee regular meeting, June 4, 2024

[0:00:04] Voice 3: and live stream. Perfect. Thank you. We're on our way. All right. Good morning. Thank

[0:00:14] Voice 3: you for joining us today for this regular meeting of the Denman Island Local Trust Committee.

[0:00:20] Voice 3: I want to begin the meeting by acknowledging that we're fortunate to be able to gather

[0:00:24] Voice 3: today in locations across Ontario for the Coast Salish people. I'm David Maud, elected

[0:00:28] Voice 3: on Main Island, the chair of the Denman Island Local Trust Committee. I'm joined by your

[0:00:34] Voice 3: two trustees, Trustee Borthwick and Trustee Graham, and together we make up the Denman

[0:00:43] Voice 3: Island Local Trust Committee. The meeting is being live-screened and recorded for those

[0:00:47] Voice 3: who are unable to attend in person today. The recording will be posted on the Islands

[0:00:50] Voice 3: Trust website for future viewing. We have some staff members joining us today. We have

[0:00:59] Voice 3: lots of staff joining us

[0:01:00] Voice 3: today. I guess I want to start off by introducing Lisa Millard.

[0:01:05] Voice 3: who is our minute takers and is managing the meeting

[0:01:08] Voice 3: electronically for us, which is our great appreciation.

[0:01:11] Voice 3: We will be having Warren Dingman,

[0:01:14] Voice 3: the manager of bio-enforcement will be joining us.

[0:01:17] Voice 3: I believe just in the in-camera component.

[0:01:21] Voice 3: We also have a planning director, Stefan Cermak,

[0:01:27] Voice 3: director Claire Freider.

[0:01:29] Voice 3: We also have, is Joe a director?

[0:01:37] Voice 3: Joe Elliott is joining us, who's our senior indigenous advisor.

[0:01:42] Voice 3: He'll be joining us both for the in-camera and the public portion of the meeting today.

[0:01:46] Voice 3: And then we have here, we have our regional planning manager, Renee Chamart, who I always

[0:01:53] Voice 3: ruin her.

[0:01:53] Voice 3: I'm really bad at names.

[0:01:55] Voice 3: I really apologize for that.

[0:01:57] Voice 3: Oh, well that I appreciate, but now we're going to move on to our next, our planner,

[0:02:02] Voice 3: matter. Margo, the mom is the Midas. Well, I got close. And then we have miles per car here. So

[0:02:10] Voice 3: the easy one, we appreciate that. So we have, we have quite a few people joining us today. Thank

[0:02:16] Voice 3: you very much. So just to let you know, the meeting's official forum for your local trust

[0:02:22] Voice 3: committee to make decisions about land use planning matters and discuss relevant business.

[0:02:26] Voice 3: I want to add to this a place employment, despite the fact many staff are at their own home,

[0:02:30] Voice 3: our staff have the right to a safe and respectful workplace.

[0:02:33] Voice 3: So we have an agenda before us,

[0:02:36] Voice 3: and there's a modified agenda has been put forward.

[0:02:43] Voice 3: So we're going to go through items one through seven.

[0:02:48] Voice 3: Then we're going to go to a closed meeting

[0:02:51] Voice 3: for approximately half an hour,

[0:02:53] Voice 3: and then we're going to come back to deal with the applications.

[0:02:56] Voice 3: It's just a logistical thing that we had to do

[0:02:59] Voice 3: to switch things up a little bit so um we will be closing the meeting as i say for approximately

[0:03:05] Voice 3: half an hour in about we're what about 30 minutes into this meeting something like that yeah all

[0:03:12] Voice 3: right so if if that's okay if we can adopt the agenda does anybody have any additions

[0:03:16] Voice 3: or anything else so by consent we will adopt that slightly modified agenda um

[0:03:24] Voice 8: So we were on 8.1 and 8.2.

[0:03:28] Voice 8: Okay,

[0:03:29] Voice 3: yeah, so that's the other part of it is after we come in camera,

[0:03:34] Voice 3: we're flipping the two applications.

[0:03:38] Voice 3: So just to keep you kids on your toes.

[0:03:40] Voice 3: Thank you very much.

[0:03:44] Voice 3: All right, so we'll just boot right into it.

[0:03:48] Voice 3: We have trustee reports.

[0:03:49] Voice 3: Who wishes to be the first trustee to enlighten us?

[0:03:53] Voice 3: Trustee Graham.

[0:03:54] Voice 6: Thank you very much.

[0:03:55] Voice 6: Well, as all of us attended the first Committee of the Whole, which was an interesting exercise,

[0:04:02] Voice 6: online with 26, almost 26, trustees and a number of staff, and it was a specific meeting

[0:04:08] Voice 6: to discuss the policy statement review, which, though the meeting, I think, was to take a

[0:04:16] Voice 6: number of hours, I think we had about 45 minutes to actually talk.

[0:04:19] Voice 6: But it was good because we had the Director of Trust Area Services explain the process

[0:04:24] Voice 6: this where we were, what it proceeded at.

[0:04:26] Voice 6: So I thought it was an interesting meeting.

[0:04:28] Voice 6: And we will be meeting again on the policy statement

[0:04:31] Voice 6: to continue steering it through to its conclusion.

[0:04:35] Voice 6: I also sit on the Financial Planning Committee.

[0:04:38] Voice 6: And we review the budget timelines

[0:04:41] Voice 6: because we just finish a budget, and we almost immediately

[0:04:45] Voice 6: start looking at the next year because it takes so long

[0:04:48] Voice 6: for various departments to say, well, this is great,

[0:04:52] Voice 6: but we really should be doing this and that that requires a budget line that

[0:04:56] Voice 6: has to go through the committee and then approved by Trust Council and and we

[0:05:00] Voice 6: also review of the quarterly expenses each time so that they know that we're

[0:05:04] Voice 6: on track and we're doing a good job and then yesterday we had an opportunity to

[0:05:09] Voice 6: sit down with the regional district Hornby local trust committee and

[0:05:13] Voice 6: our committee and we just looked at a whole bunch of things that that touch

[0:05:17] Voice 6: the various islands and the one the one topic that I found interesting was the

[0:05:21] Voice 6: the trails work, which are cross island trail.

[0:05:24] Voice 6: And as I arrived for the meeting today,

[0:05:26] Voice 6: I could see them working on the downtown portion,

[0:05:28] Voice 6: which is very exciting.

[0:05:29] Voice 6: And they hope to have the link going to Gravely Bay

[0:05:33] Voice 6: done this year.

[0:05:34] Voice 6: And when I asked them, what about the big hill?

[0:05:36] Voice 6: They said, wow, the big hill is a problem.

[0:05:38] Voice 6: The minister of transport says it's too narrow

[0:05:41] Voice 6: to actually add a trail at the time.

[0:05:44] Voice 6: So I have no idea, nor does the regional district,

[0:05:47] Voice 6: probably nor does the minister of transport,

[0:05:49] Voice 6: for how we're going to accomplish making that section of our trail safe for pedestrians,

[0:05:53] Voice 6: bicycles, and baby carriages, etc. And that concludes my report. Thank you.

[0:05:57] Voice 3: Thank you.

[0:05:58] Voice 4: Obviously, I was also at the Committee of the Whole and yeah, looking forward to sort

[0:06:06] Voice 4: of getting to grips with the policy statement. It's been a bit of a weird cloud for me because

[0:06:14] Voice 4: I knew that the old policy statement was going out. So I was like, I mean, I read it, but

[0:06:19] Voice 4: but I didn't go into like depth with it because I knew it was all about to

[0:06:22] Voice 4: change. And so I've been sort of waiting because we weren't,

[0:06:24] Voice 4: we didn't see the draft quality statement until not too long ago.

[0:06:29] Voice 4: It's been one of those things where it's, you know,

[0:06:30] Voice 4: I know it's a very important,

[0:06:31] Voice 4: but I haven't been able to actually get my teeth into it.

[0:06:34] Voice 4: So it was really good to finally get to start to see that stuff. And yeah,

[0:06:38] Voice 4: I'm looking forward to sort of getting into that process. And yeah, the,

[0:06:43] Voice 4: the protocol meeting with CBRD yesterday was very good. It's was,

[0:06:48] Voice 4: I was surprised. I thought I was going to be the only person who was in person because I happened to be in town anyways.

[0:06:52] Voice 4: And then it was almost everybody in person. I think Alex Allen from Hornby was the only one of the trustees who wasn't there, which was nice.

[0:06:59] Voice 4: It's nice to all be in the same room. In addition, the previous week, we had a meeting with the Comox First Nation Chiefing Council, which was really, really great.

[0:07:14] Voice 4: It was really good to finally get to have that meeting, it was really good to put faces

[0:07:20] Voice 4: to names in the flesh and have some discussions about what's happening and what's going on

[0:07:29] Voice 4: and how we want to do things.

[0:07:34] Voice 4: Unfortunately, David Graham was not well and Chairman was chairing another meeting, so

[0:07:39] Voice 4: was the only genman trustee who was able to be there but um it was really good um and and the

[0:07:45] Voice 4: the whole of the hornby ltc were able to be there happily so yeah

[0:07:49] Voice 1: we had a

[0:07:49] Voice 4: really good discussion

[0:07:50] Voice 4: director freighter was there joe elliott was there um from from the trust and yeah that was

[0:07:55] Voice 4: really good and i'm looking forward to having more dialogue with them as we sort of move into

[0:08:01] Voice 4: what's coming next most excellent thank you well

[0:08:05] Voice 3: you guys stole my good stuff so um i get but i

[0:08:08] Voice 3: guess the the first thing is it's appropriate for for myself is is tomorrow actually is the

[0:08:14] Voice 3: 50th anniversary of violence trust um so 50 years on we have survived and hopefully some

[0:08:23] Voice 3: would think we've prospered as an organization we have some cake at the back at an appropriate time

[0:08:29] Voice 3: to to share with with everybody um so the i think the the main things coming forward is we have the

[0:08:38] Voice 3: local um we have trust council um on salt spring coming up in two weeks which are three very very

[0:08:46] Voice 3: full days you'll be happy to know of agenda stuff there um one of the the good things which

[0:08:53] Voice 3: hopefully people will be able to tune in for um is we're having a presentation um by um transfer

[0:09:00] Voice 3: canada's coast guard about abandoned boats and such um a gentleman made a presentation recently

[0:09:08] Voice 3: at a meeting that we were at this is like you know this needs to be a trust council so because he's

[0:09:13] Voice 3: very very knowledgeable and uh i think for trustees it's probably going to be the highlight

[0:09:18] Voice 3: of the meeting besides the 50th but uh um the other thing i guess is that the whole thing with

[0:09:27] Voice 3: the policy statement is it now has been rolled out i know that many members of the public as trustees

[0:09:34] Voice 3: were looking forward to seeing the draft um it's what i was pleased from my own personal

[0:09:41] Voice 3: perspective is main island we had two fairly substantial public meetings about the previous

[0:09:46] Voice 3: draft policy statement and we had i believe 16 recommendations that came out of the community

[0:09:54] Voice 3: that once went forward and I was very pleased to note that every one of those

[0:09:59] Voice 3: 16 recommendations were adopted into the new policy statement so when people say

[0:10:06] Voice 3: well they don't listen and and you know is why am I making an effort to attend

[0:10:11] Voice 3: these meetings and all that I can say from a personal perspective I was very

[0:10:16] Voice 3: pleased to see that all of us the stuff that came up my particular land was

[0:10:21] Voice 3: was incorporated. So the new document, it's, I think, a substantial move forward in the

[0:10:31] Voice 3: goal of getting an adopted new policy statement. I'm optimistic that we're going to be able

[0:10:37] Voice 3: to reach a conclusion within a reasonable period of time, but there's still, there's

[0:10:41] Voice 3: a lot to wade through and there are many, many meetings ahead, but we're doing the business

[0:10:49] Voice 3: of the trust and and it's it's good stuff so I'll leave it at that thank you

[0:10:55] Voice 3: very much I don't I don't believe that Daniel I was going to be able to attend

[0:11:01] Voice 3: today

[0:11:01] Voice 6: yes

[0:11:05] Voice 3: our CRD director he said yesterday he had a conflict he thought

[0:11:09] Voice 3: he might be able to dial in but it doesn't look like he made it so well we

[0:11:13] Voice 3: We don't have enough for director support.

[0:11:15] Voice 3: So we have town hall.

[0:11:20] Voice 3: I think you know the rules, but if you want to speak,

[0:11:23] Voice 3: raise your hand and we'll give you all the time you need to.

[0:11:27] Voice 3: I

[0:11:28] Voice 10: don't see you have anything to say,

[0:11:31] Voice 10: but I'll put something else here right now.

[0:11:37] Voice 10: Is that I heard the grapevine of my fellow denizens

[0:11:43] Voice 10: that when I'm here today,

[0:11:45] Voice 10: I wanted to address the directors and all the staff.

[0:11:55] Voice 10: So I heard around two, something that happened last week, that directors aren't allowed to

[0:12:03] Voice 10: say anything negative about the island's trust overall or their personal experiences and

[0:12:10] Voice 10: that kind of thing.

[0:12:11] Voice 10: But I kind of thought that was assumed or something, but then I actually saw that it's

[0:12:17] Voice 10: not.

[0:12:18] Voice 10: It's a policy.

[0:12:21] Voice 10: And it reminds me of political parties that have whip to make sure everybody toes the

[0:12:30] Voice 10: party line and doesn't say anything about the party.

[0:12:34] Voice 10: I didn't learn that until about 2015 and I was kind of sweatshopped that Green Party

[0:12:40] Voice 10: doesn't have it.

[0:12:40] Voice 10: But that's how I found out about being involved with it.

[0:12:44] Voice 10: And it looks like that's what we have here.

[0:12:46] Voice 10: or a political party that it's a political level a governmental level so not really a good question

[0:12:56] Voice 10: it's just like and that you don't have to tell the total no

[0:13:05] Voice 3: i i think in in fairness

[0:13:08] Voice 3: probably speaking about the the new draft code of conduct which is only a draft not adopted

[0:13:16] Voice 3: um i think if you went to any trust council meeting you you would see that not all trustees

[0:13:21] Voice 3: trustees who are towing the corporate line. And certainly, have you ever been told as

[0:13:27] Voice 3: trustees that you can or cannot say anything? We're free. This is a free society. But I

[0:13:34] Voice 3: think that perhaps part of it is, you know, when an organization makes a decision, typically

[0:13:41] Voice 3: speaking, the expectation is that those members then carry that decision forward, because

[0:13:46] Voice 3: because that becomes the decision of the organization.

[0:13:48] Voice 3: But as individuals, we are not tied one way or the other.

[0:13:53] Voice 10: What else was said in that?

[0:13:55] Voice 4: So I think I saw that this is a discussion

[0:13:58] Voice 4: that was had on Facebook.

[0:14:00] Voice 11: Yeah. Yeah.

[0:14:01] Voice 4: So what they were referring to there

[0:14:04] Voice 4: is the draft code of conduct,

[0:14:06] Voice 4: strapped, stopped and adopted.

[0:14:08] Voice 4: That's just words that's out there to be workshopped.

[0:14:13] Voice 4: When I was, and I didn't wade into it there,

[0:14:15] Voice 4: I'm barely on Facebook, apart from the administrative stuff for the

[0:14:18] Voice 4: bus, but I noted there that

[0:14:22] Voice 4: it was provided without that bit of context, that this is a draft and not something that's

[0:14:26] Voice 4: already in place,

[0:14:26] Voice 1: which I think

[0:14:27] Voice 4: was not, and I don't think that was deliberately misleading,

[0:14:29] Voice 4: I think it's just the way that it came out, that's fine.

[0:14:33] Voice 4: The interest, the reason, so there's, in Robert's Rules, is where that part about once a motion

[0:14:43] Voice 4: motion has been adopted once a motion has been made by a governing body that um that whether

[0:14:50] Voice 4: whether you voted against it or voted for it you represent that as this was the this was the motion

[0:14:56] Voice 4: carried forward by the body uh in terms of like speaking about specific individuals or or or the

[0:15:02] Voice 4: nature of the body as a whole i don't think that we're bound to say that we think that that the

[0:15:06] Voice 4: island's trust is is a shining paradigm of everything wonderful and great i don't think

[0:15:11] Voice 4: that's the intent um and the there's there are specific protections that are in there for to stop

[0:15:18] Voice 4: uh stop trustees from uh targeting or calling out uh individual staff which is just kind of

[0:15:26] Voice 4: workplace decency stuff uh

[0:15:28] Voice 10: and and yeah yeah

[0:15:30] Voice 4: and it's not appropriate like it's that's just

[0:15:35] Voice 4: not an appropriate behavior so but it's not it's not intended to muzzle us that's not the intent

[0:15:39] Voice 4: at all and I totally saw where that discussion was going and I like I can I can see and I totally

[0:15:45] Voice 4: would share those concerns absolutely I want and need to be able to speak freely if I'm a member

[0:15:53] Voice 4: of this community I have that right as does everyone else the the important thing in all

[0:15:58] Voice 4: of these discussions around you know freedom freedom of expression is that we have freedom

[0:16:03] Voice 4: of expression and there's not freedom of from consequences and uh the consequences sometimes

[0:16:09] Voice 4: of speaking ill of specific individual or or a body can be really bad for that person who is

[0:16:14] Voice 4: usually just doing their job that's that's the intent it's intended to protect you know those

[0:16:20] Voice 4: people's well-being

[0:16:20] Voice 10: yeah

[0:16:23] Voice 4: and i don't think we're bound to say that it's perfect no but i think a

[0:16:26] Voice 3: good example is that say if there was a bylaw going forward today and i was absolutely opposed

[0:16:32] Voice 3: to it, and your two trustees were in favor of it, I have to

[0:16:36] Voice 3: carry that pilot forward to executive. And I am

[0:16:40] Voice 3: ethically bound to represent what the decision of the

[0:16:44] Voice 3: trust committee. So I wouldn't go to the executive and say, well, they voted for it, but

[0:16:48] Voice 3: I don't support it. I would be going forward for executive saying

[0:16:52] Voice 3: Dem and local trust committee has voted for this, and I would speak for

[0:16:56] Voice 3: even though I was against it. Once the body's made the decision,

[0:17:00] Voice 3: we like we carry it forward as a body so we that's it that's the protocol thing

[0:17:07] Voice 3: that's to the expectations because it would be disingenuous basically not to

[0:17:12] Voice 3: carry that forward so we have our racial planning manager it's gonna like tie

[0:17:16] Voice 3: this all into a beautiful bow

[0:17:30] Voice 10: and this is found on the island's trust website as well 2.1.2 standards of conduct which capture

[0:17:38] Voice 10: what the trustees and the chair have talked about and there's also a policy called 2.1.1

[0:17:46] Voice 10: statutory rules of conduct that's about the legal legislative side that the island's trust

[0:17:53] Voice 10: to act as an organization needs to keep in mind in terms of compliance and ethical conduct

[0:18:00] Voice 10: 2.1.2 standards of conduct is for trustees um and their duties in the office the almost

[0:18:08] Voice 10: transformation so that's the one that's the so those existing qualities are all the same

[0:18:16] Voice 10: yeah just my thoughts um i think that uh it makes the populace who really don't understand what's

[0:18:26] Voice 10: going on here wonder what what's a big secret you know what i mean what can't what can't be said

[0:18:36] Voice 10: about the scenario not the people the body that's you know a lot of people are just

[0:18:45] Voice 10: beyond that yeah

[0:18:48] Voice 4: i don't i don't think that there's a big secret no

[0:18:53] Voice 10: no yeah no but i i

[0:18:56] Voice 4: I totally get that 100%.

[0:18:57] Voice 10: Totally.

[0:18:59] Voice 4: I get the impression, and I sympathize because I feel

[0:19:04] Voice 4: similarly. But I think

[0:19:06] Voice 10: there's so much influence over everything that there should be always

[0:19:13] Voice 10: showed part of it, including with the staff who runs it. So

[0:19:21] Voice 3: maybe a topic for your newspaper

[0:19:25] Voice 3: people articles yeah

[0:19:26] Voice 4: well and again like and as i i you know i want to stress always like if there

[0:19:31] Voice 4: are concerns about anything like i'm around and i'm happy

[0:19:35] Voice 4: to talk about stuff too like you know

[0:19:37] Voice 4: if there is confusion or if there's if there's concern i'm i'm uh i'm a pretty open book right

[0:19:42] Voice 10: and i'm

[0:19:43] Voice 10: just talking the other day and

[0:19:45] Voice 10: that's another kind of personal guy as long as you

[0:19:47] Voice 10: talk to you guys well but

[0:19:52] Voice 4: that's our role too is our we're we're we're the we're the public

[0:19:55] Voice 4: interface you know and we're the community because we live here too yeah you know so we know what's

[0:20:00] Voice 4: kind of going on

[0:20:01] Voice 3: they are not nice thank you all right i'm

[0:20:07] Voice 6: just going to have one more general

[0:20:09] Voice 6: comment that and I know a lot of our residents that they they like that

[0:20:13] Voice 6: Edmund Facebook page and and I look at it too I find it interesting but then

[0:20:18] Voice 6: every now and then someone will say something and and I know it's not true

[0:20:22] Voice 6: in fact last week somebody said that the trustees are going to get a pension

[0:20:26] Voice 6: after one term and I smiled I thought great knowing full well we are not

[0:20:32] Voice 6: getting a pension after one term

[0:20:34] Voice 1: we don't get a

[0:20:35] Voice 6: pension period but because

[0:20:37] Voice 6: Because someone said that.

[0:20:38] Voice 6: Then I start following the thread of all the people.

[0:20:41] Voice 6: And of course, it's, how dare they?

[0:20:44] Voice 6: Oh, that's just terrible.

[0:20:45] Voice 6: Blah, blah, blah, blah, blah, blah, blah.

[0:20:47] Voice 6: But nobody actually posed the question, is this real?

[0:20:50] Voice 9: Yes.

[0:20:51] Voice 9: But someone did.

[0:20:52] Voice 9: Well, eventually.

[0:20:54] Voice 6: Yes.

[0:20:55] Voice 9: How many

[0:20:56] Voice 6: people didn't get to that post, but now they're living with the reality, their reality, that we're about to get this massive pension, and they're really mad at us.

[0:21:07] Voice 6: and I just think you know Facebook has its place but being able to talk to your

[0:21:12] Voice 6: own trustee and ask those questions it's a lot more valuable yeah yeah

[0:21:17] Voice 6: anyway I

[0:21:19] Voice 6: just thought that was an interesting example of how Facebook could not be

[0:21:23] Voice 6: used particularly well by no i couldn't help yeah i

[0:21:29] Voice 10: do for myself it's a way that word one

[0:21:33] it's not just us right

[0:21:36] Voice 10: it feels these same things so and uh truthfully i can't read all my stuff

[0:21:44] Voice 10: I'm retired now, so I'm kick-ass.

[0:21:50] Voice 3: Thank you very much.

[0:21:53] Voice 3: Anybody else for Town Hall?

[0:21:56] Voice 3: If not, we'll move on.

[0:21:58] Voice 3: We had a

[0:21:59] Voice 6: bunch of people arrive, and I'd love to know who they are.

[0:22:01] Voice 3: Okay, well, welcome.

[0:22:04] Voice 3: Our guests.

[0:22:06] Voice 3: Thanks for coming.

[0:22:06] Voice 3: Yeah, so it's Comox

[0:22:10] Voice 3: Forest Nation, so we thank you for attending.

[0:22:13] Voice 3: Yeah.

[0:22:14] Voice 3: All right.

[0:22:15] Voice 3: So we have local trust committee special minutes, so they're dated February 20th for adoption.

[0:22:20] Voice 3: Does anybody have any comments or concerns?

[0:22:24] Voice 3: The

[0:22:24] Voice 6: only one I saw is on page nine, and it's at the top of page nine, and that's

[0:22:32] Voice 6: the page nine of our agenda, and it's labeled Staff Work Team, and it says, Revise OCP and

[0:22:40] Voice 6: LUB, that's the official committee plan and land use by-law formats to support readability and the

[0:22:46] Voice 6: comment is no need to just consider it at this time but I recall the conversation with Narissa

[0:22:51] Voice 6: saying oh we got to make the land use by-law way more readable and and we should do that right away

[0:22:57] Voice 6: so I was just curious to know why this ended up being recorded the way it's reported I thought it

[0:23:06] Voice 6: was a done deal that we were going to with our housing regulation and policy amendment rejig the

[0:23:12] Voice 6: land use pilot so that people can read it and understand it and i thought yeah good idea

[0:23:18] Voice 8: i'm under that impression as well so perhaps this is a typo okay thank you great

[0:23:25] Voice 3: okay so otherwise

[0:23:28] Voice 3: by consent we can adopt those and and and we'll just follow up on that one issue to make sure

[0:23:36] Voice 3: all right so we have local trust committee minutes dated april 9th 2024 for adoptions

[0:23:42] Voice 3: and they're they're good for so by consent we will adopt those uh we have local trust committee

[0:23:47] Voice 3: special meeting minutes dated may 7th for adoption i'm assuming that they're all right so by consent

[0:23:55] Voice 3: we will adopt those we don't have resolution without meetings report we do not have advisory

[0:24:00] Voice 3: planning commission minutes so we have um this is arising from the minutes with the follow-up action

[0:24:09] Voice 3: list. So anything to be highlighted by trustees or staff on that?

[0:24:18] Voice 6: Page 25, which

[0:24:21] Voice 6: has the report from February 13th, which talks about the suitable land analysis, if I got

[0:24:31] Voice 6: the right page 25. There it is. Complete suitable land analysis draft, schedule

[0:24:39] Voice 6: meeting with trustees and then the status is completed I don't remember

[0:24:43] Voice 6: seeing the suitable land analysis as it exists so I don't think it's completed

[0:24:50] Voice 6: because unless I missed it through

[0:24:54] Voice 8: the chair that is correct and I think it

[0:24:58] Voice 8: might have just gotten it so the draft housing action plan yep was what was

[0:25:02] Voice 8: discussed on the 27th yeah that was

[0:25:04] Voice 8: completed and so i'll just swap those two great

[0:25:07] Voice 6: okay thank you

[0:25:08] Voice 6: perfect otherwise i'm worried that i'm missing something

[0:25:12] Voice 6: that's really important and i didn't

[0:25:15] Voice 6: i didn't see it okay

[0:25:18] Voice 3: so anything else um on the action list all right

[0:25:26] Voice 3: so now um we're going to go into our first in-camera component so it's going to be

[0:25:33] Voice 3: approximately 30 minutes so um we have a motion here if you would like to read that out

[0:25:45] Voice 4: um i move that the meeting be closed to the public importance with the community charter part four

[0:25:50] Voice 4: division three section 90 brackets two brackets k for the purpose of considering uh negotiations

[0:25:58] Voice 4: and related discussions respecting the proposed provision of a municipal service that are their

[0:26:03] Voice 4: preliminary stages and that in the view of the council could reasonably be expected to harm the

[0:26:07] Voice 4: interests of the municipality if they were held in public and the recorder and staff attend the

[0:26:12] Voice 4: meeting and

[0:26:12] Voice 3: representatives come

[0:26:14] Voice 4: on first nation yeah

[0:26:15] Voice 3: all right so secondary second call the

[0:26:19] Voice 3: question all in favor that carries so we're just we'll ask the two in the back if you could we'll

[0:26:28] Voice 3: be part right

[0:26:29] Voice 3: we'll be back after these

[0:26:30] Voice 4: messages so

[0:26:33] Voice 3: we'll be approximately 30 minutes in camera

[0:26:35] Voice 3: session um we've we've done a slight um change in the order um so we're um dealing right now

[0:26:45] Voice 3: with the application to amend the ocp and luv comas ranch land use contract termination

[0:26:52] Voice 3: um so who wants to be the staff member that guides us through the process go ahead

[0:27:01] Voice 8: Have 1 minute and I'll bring the presentation up.

[0:27:05] Voice 3: Excellent. Thank you.

[0:27:15] Voice 3: Yes,

[0:27:23] Voice 8: Lisa, can you just confirm that you can see the presentation screen?

[0:27:29] Voice 7: Sure, I confirm I can see the presentation stuff.

[0:27:59] Voice 10: This application proposes to increase the number of single-family dwellings permitted

[0:28:06] Voice 10: in the Western parcel from 6 to 17 units and to decrease the number of dwellings permitted

[0:28:12] Voice 10: out a portion of the northern parcel from five to three units it also proposes to permit each

[0:28:18] Voice 10: of these single-family buildings to have one accessory less growing no larger than 400 square

[0:28:24] Voice 10: feet in addition the application proposes to redesignate and rezone a portion of the northern

[0:28:31] Voice 10: and eastern parcels from rural to conservation and recreation ocp land use designation and

[0:28:39] Voice 10: and conservation zoning.

[0:28:41] Voice 10: Staff recommends the LTC request the additional information

[0:28:45] Voice 10: that's specified in Adam's Trust Policy Statement

[0:28:47] Voice 10: and Official Community Plan policies,

[0:28:49] Voice 10: and also recommends that draft by-law amendments

[0:28:52] Voice 10: be prepared for LTC consideration.

[0:28:56] Voice 10: Colmage's branch is divided into 20 shares,

[0:28:59] Voice 10: and that's 20 or more owners on property title.

[0:29:02] Voice 10: The land use contract permits a total

[0:29:04] Voice 10: of 20 single-family dwelling units

[0:29:06] Voice 10: and one accessory guest dwelling

[0:29:08] Voice 10: dwelling for each single-family dwelling, plus any accessory buildings and structures.

[0:29:15] For a bit of background, land use contracts were used for a very short period in BCC's

[0:29:22] Voice 10: history, only from about 1971 to 1978.

[0:29:26] Voice 10: They are contractual arrangements between local governments and landowners that allow

[0:29:30] Voice 10: for more flexibility as traditional bylaws have been.

[0:29:34] Voice 10: In 2014, the Provincial Government enacted legislation that would terminate all LUCs

[0:29:40] in the province, automatically as of June 30th, 2024.

[0:29:45] Voice 10: Once the LUC is terminated, the underlying zoning for the parcels will apply.

[0:29:51] Voice 10: So after June 30th, 2024, any buildings and structures that were lawfully used under the

[0:29:57] Voice 10: LUC and are not permitted by the Provincial Government will be terminated.

[0:30:00] Voice 10: current zoning may continue to be used as the non-conformative use under part 14 division 14

[0:30:06] Voice 10: of the local government act the rationale for this application is that the owners would like

[0:30:13] Voice 10: to be able to continue their residential use and density on each of the parcels as permitted by the

[0:30:19] Voice 10: luc they are proactively applying for and also beginning to address the discrepancies between

[0:30:25] Voice 10: between the land use contract and the underlying file laws before the LTC is terminated,

[0:30:31] Voice 10: applying well before the June 30th deadline, and this is the preferred approach.

[0:30:38] Voice 10: This is an opportunity to update what might be considered outdated zoning for the LTC,

[0:30:43] Voice 10: and also an opportunity for the LTC to identify and implement additional planning tools

[0:30:50] Voice 10: to better protect the existing sensitive environments and cultural heritage sites on each of the parcels.

[0:30:54] Voice 10: So based on the preliminary OCP and Island Trust Policy Statement review of the application,

[0:31:03] Voice 10: staff have identified a number of key issues and opportunities and suggested specific recommendations

[0:31:08] Voice 10: to the LTC to address any gaps in information and address each of these issues.

[0:31:15] Voice 10: Staff are recommending that the LTC request staff prepare draft bylaws to amend the Ladies'

[0:31:21] Voice 10: bylaw and a particular plan in order to receive the application specifically this means drafting

[0:31:28] Voice 10: site-specific rural residential zones in the land use bylaw to permit the existing residential

[0:31:33] Voice 10: density on each of the subject properties up to a maximum of 21 single family dwellings and 20

[0:31:40] Voice 10: accessory guest dwellings this also means staff recommend the draft bylaws should include

[0:31:45] Voice 10: the designation of a part of the northern parcel and eastern parcels from rural to conservation

[0:31:51] Voice 10: and also rural residential to conservation zoning these areas of the loss on the northern and

[0:31:59] Voice 10: eastern parcels are currently undeveloped and have been historically conserved through the existing

[0:32:04] Voice 10: preventions in the land use contract that's why staff are recommending the led address to reflect

[0:32:11] Voice 10: reflect this conservation and sensitive environment protection going forward.

[0:32:17] Voice 10: Staff are also recommending that the applicant confirm whether or not they will pursue a

[0:32:23] Voice 10: natural area protection tax exemption program through the Islands Trust Conservancy.

[0:32:28] Voice 10: This would be a covenant to protect the same environmentally sensitive portion of just

[0:32:33] Voice 10: the northern parcel, which has a large older forest sensitive ecosystem throughout most

[0:32:39] Voice 10: of it.

[0:32:39] Voice 10: Staff are also recommending that the Denman LTC request the applicant to submit some additional

[0:32:51] Voice 10: information about water and sewage disposal, water management on the residential parcels

[0:32:57] Voice 10: as their initial application has information, so it's difficult for staff to determine if

[0:33:04] Voice 10: they're actually in compliance with water and waste management policies, but it's a

[0:33:09] Voice 10: standard procedure for rezoning applications.

[0:33:11] Voice 10: Due to the MAPS sensitive shoreline ecosystem along most of the Comox Ranch properties,

[0:33:20] Voice 10: as you can see in this slide, staff recommend as well that the Denman-Iron River Trust Committee

[0:33:26] Voice 10: request staff to report back on the options and implications of establishing a shoreline

[0:33:31] Voice 10: protection development permit area for all three subject properties.

[0:33:35] Voice 10: The OCP and zoning application process provide an opportunity for Comox jurisdiction consideration

[0:33:46] Voice 10: as well. Early consultation is already underway with Comox, including a site visit with Highlands

[0:33:53] Voice 10: Trust staff, the applicant, some owners and Comox staff members in March of 2024. Comox

[0:34:00] Voice 10: has identified their strong interest in this application and their desire to continue to

[0:34:04] Voice 10: be consulted at this early stage. A post-impact preliminary field reconnaissance, or PFR,

[0:34:12] Voice 10: are is recommended and included consultation with the nation to determine the extent of cultural

[0:34:17] Voice 10: heritage on the subject properties the tools available to the ltc for first nations cultural

[0:34:24] Voice 10: heritage protection on private land in addition to the heritage conservation act are detailed

[0:34:32] Voice 10: generally in attachment to the staff report on page eight and they include

[0:34:38] Voice 10: include heritage conservation areas, section 219 covenants,

[0:34:43] Voice 10: and possibly section 218 statutory rights of way.

[0:34:48] Voice 10: It's important to note that it's at this rezoning stage

[0:34:52] Voice 10: that the LTC has some of the greatest discretion

[0:34:54] Voice 10: to require protections through all of these tools.

[0:34:58] Voice 10: And the LTC has asked the direct staff

[0:35:00] Voice 10: to provide more information on all of these options

[0:35:05] Voice 10: before deciding which options to pursue.

[0:35:07] Voice 10: and that is built in as a recommendation as well

[0:35:10] Voice 11: there's

[0:35:11] Voice 10: also an identified informal private

[0:35:14] Voice 10: pedestrian trail providing access to long beaten plates from the northern parcel

[0:35:19] Voice 10: which staff recommend discussing further with the applicant on the comblox first nation

[0:35:24] Voice 10: to explore whether a formalized trail is something that's preferred and something that could be

[0:35:30] Voice 10: confirmed or formalized through this application process as well

[0:35:34] Voice 10: as well. Early referrals are recommended to all of the following groups as well. I'll

[0:35:45] Voice 10: note the BC Archaeology Branch, the Advisory Planning Commission, Islands Trust Conservancy

[0:35:50] Voice 10: regarding the NAPTEP and the Senior Intergovernmental Policy Advisor. In summary, staff recommends

[0:36:04] Voice 10: the LTC request additional information as specified in the applicable policies and also

[0:36:09] Voice 10: recommends that draft file amendments be in consideration. Staff also recommends that early

[0:36:15] Voice 10: engagement with the Clomox First Nation continue and that early withdrawal of the preliminary staff

[0:36:19] Voice 10: report is sent to other First Nations as outlined in the recommendation. Staff starts lending a

[0:36:27] Voice 10: number of key information and consultation pieces generally to support advancement of the application

[0:36:32] Voice 10: and to inform the development and timing of draft bylaws. Thank you so much for your time and

[0:36:39] Voice 10: and consideration we look forward to any questions you might have and i will note that the applicant

[0:36:45] Voice 10: john andrew and one of the owners chris wright are also present electronically to speak to this

[0:36:52] Voice 10: application thank

[0:36:54] Voice 3: you very much so trustees questions of the applicant or of planners

[0:37:00] Voice 3: just

[0:37:01] Voice 6: a couple of questions on your report um marco and your recommendations number five i was

[0:37:08] Voice 6: curious to know what the difference between those sewerage distribution

[0:37:12] Voice 6: filing and a sewerage plan I didn't really know what the difference between

[0:37:18] Voice 6: those two things were and I was curious so I'm asking you that's your

[0:37:23] Voice 6: recommendation

[0:37:48] Voice 10: system. And then a comprehensive

[0:37:52] Voice 10: sewage disposal plan would be understanding

[0:37:55] Voice 10: how many buildings are served by any sewage system. It's more of a

[0:38:04] Voice 10: high level view for each building site. How many septic fields

[0:38:09] Voice 10: there are, what buildings are serviced, if that building has

[0:38:13] Voice 10: residential use or not, etc. So the actual filings

[0:38:17] Voice 10: are that Island Health issued filing.

[0:38:20] Voice 9: is

[0:38:21] Voice 6: that likely to have happened in 1970 on

[0:38:25] Voice 9: number

[0:38:36] Voice 6: six number seven shoreline

[0:38:44] Voice 6: protection I love the idea of shoreline protection I'm just curious to know how

[0:38:47] Voice 6: that would oh sorry how that would be well there's that whole area is heavily

[0:38:56] Voice 6: used for aquaculture activities so I'm wondering how those two uses which are

[0:39:06] Voice 6: incompatible in my mind would be viewed how would we how would we have a

[0:39:12] Voice 6: shoreline protection DPA at the same time industrialization of the beach for

[0:39:18] Voice 6: for aquaculture, back to you.

[0:39:22] Voice 10: That's something that I would definitely

[0:39:24] Voice 10: want to explore more, if you direct staff

[0:39:27] Voice 10: to look into that.

[0:39:30] Voice 10: My understanding is that the aquaculture leases

[0:39:33] Voice 10: are further out and foreshore shoreline.

[0:39:38] Voice 10: It would be an area closer to the natural boundary

[0:39:41] Voice 10: on either side of the natural boundary,

[0:39:43] Voice 10: protected under a development permit area

[0:39:45] for shoreline protection.

[0:39:47] Voice 10: it would go out so far as to place additional

[0:39:50] Voice 10: requirements on aquaculture lease activities, for example.

[0:39:56] Voice 10: And through the chair, through this motion,

[0:40:00] Voice 10: option of implications could play that example

[0:40:04] Voice 10: and anything else that came up

[0:40:06] Voice 10: for the office

[0:40:08] Voice 10: if this is an appropriate tool

[0:40:11] Voice 6: to follow.

[0:40:13] Voice 6: And you answered my follow-up question was,

[0:40:16] Voice 6: does it start at the natural boundary of the sea or is there an overlap so you're

[0:40:21] Voice 6: gonna you're gonna bring all that information back to us

[0:40:23] Voice 10: number nine you

[0:40:45] Voice 6: talk about a public trail i'm does that start immediately north of lot number one at the moment

[0:40:55] Voice 10: because

[0:40:55] Voice 6: i tried to look at the drawings it's really vague the original luc talks about this

[0:41:01] Voice 6: trail which would start north of lot one but it doesn't actually say does it start immediately

[0:41:07] Voice 6: at the edge of plot one or does it do you know

[0:41:10] Voice 10: how many legends contract provides information

[0:41:16] Voice 10: information on is is actually at the very south end of the western parcel and if you want to bring

[0:41:23] Voice 10: up the map but um

[0:41:24] Voice 6: i missed that completely it's

[0:41:26] Voice 10: a public beach access along chronicle road

[0:41:29] Voice 10: that's the only um public access populated by the land use contract this this other um potential

[0:41:42] Voice 10: pedestrian trail um yeah i think staff want to know more about it it was

[0:41:49] Voice 10: mentioned during this

[0:41:50] Voice 10: site visit we didn't actually have time to walk it we really stuck to the shoreline

[0:41:56] Voice 10: that's what we can accomplish in the day but it was something that was mentioned

[0:42:00] Voice 10: and i flagged it as something to follow up on um to learn more about i don't actually know exactly

[0:42:07] Voice 10: where we go to town i'm not sure maybe i mean the applicants are are weird they know about that

[0:42:13] Voice 2: I can address that if you wish go forward please so I'm John Andrew owner

[0:42:22] Voice 2: and Comus ranch and Chris Wright is also here as indicated um there in the

[0:42:28] Voice 2: original land use contract there was no trail there is no public trail to Long

[0:42:35] Voice 2: Beach Point Long Beach Point was established and Comus ranch agreed in

[0:42:39] Voice 2: 1977 who allowed day use for the public and the idea of it was because there's an adjacent marine

[0:42:48] Voice 2: park and it's a very popular boating area so people could um access it from boats there's also

[0:42:56] Voice 2: a public access at morningside or morning beach park which is at the more or less at the southern

[0:43:04] Voice 2: end of Comus Ranch, at least it's parallel to it, and people can walk up the beach to Long Beach

[0:43:09] Voice 2: Point for daytime use, no overnight camping, no fires, and Comus Ranch is extremely concerned about

[0:43:17] Voice 2: fire issues. We almost had a forest fire last summer. We are afraid. So

[0:43:25] Voice 2: So originally in the LUC, there was no trail

[0:43:31] Voice 2: and any trail that is established

[0:43:35] Voice 2: would be right across our entire private property.

[0:43:40] Voice 2: So I hope that answers your question.

[0:43:42] Voice 2: If I may

[0:43:45] Voice 5: speak.

[0:43:46] Voice 5: Go ahead, Mr. Wright.

[0:43:49] Voice 3: Hello?

[0:43:50] Voice 3: Yeah, go ahead, Mr. Wright.

[0:43:53] Voice 5: Basically, access to Long Beach Point is very easy

[0:43:57] Voice 5: seen from uh either uh runco road or from morning beach park uh it's accessed by all kinds of people

[0:44:06] Voice 5: either on their boats or on foot and there's no reason for a public trail this is we do not

[0:44:13] Voice 5: have parkland we have three of our 190 acres 40 or 40 acres used for home sites and we agreed

[0:44:22] Voice 5: in an agree

[0:44:23] Voice 5: in a contract with strathcona regional district that 150 acres would be undisturbed for

[0:44:30] Voice 5: us we intend to continue to have that 150 acres stay as undisturbed for us but there's no reason

[0:44:39] Voice 5: this is not parkland this is private land and we have no intention of allowing a public trail

[0:44:47] Voice 5: all through our private land and if somebody wants to go to long beach point it's very easy

[0:44:52] Voice 5: on either side of uh the beach on the east side or the west side of of the point to get to long

[0:45:00] Voice 5: bay point and there's in fact a a public park with parking that allows people to park at morning

[0:45:07] Voice 5: beach and go down and along the beach to long beach okay

[0:45:14] Voice 3: thank you very much for that yes if i

[0:45:17] Voice 6: make i i'm thank you for that i'm just looking at your uh land use contract page three of the

[0:45:23] Voice 6: contract under the number four parkland and and section b it's a short paragraph i'll read it if

[0:45:31] Voice 6: i may the untreated area of long beak point is shown in red on the plan attached in formal

[0:45:36] Voice 6: schedule a shall remain unoccupied and the owners and company undertake to hold and maintain the

[0:45:42] Voice 6: said untreated area of long beak park solely for the use benefit and enjoyment of the public right

[0:45:51] Voice 6: right we

[0:45:51] Voice 5: agree with that

[0:45:52] Voice 6: okay and

[0:45:54] Voice 5: that and that was part of a negotiation uh that we got the

[0:45:59] Voice 5: density that we got in exchange for giving public access to long big point and uh but we have no

[0:46:08] Voice 5: problem with anybody doing accessing Long Beach Point but what we do not want is people going

[0:46:15] Voice 5: through our private lands to get to Long Beach Point there's plenty of access to Long Beach Point

[0:46:21] Voice 5: along the beaches on either side thank

[0:46:25] Voice 3: you thank you

[0:46:27] Voice 6: so that answers that question and I was curious

[0:46:33] Voice 6: to know the applicant's interest in entering into a natural area protection tax exemption

[0:46:40] Voice 6: plan the nap cap for for that area is that something that that your discussion with staff

[0:46:46] Voice 6: or is this a new idea um

[0:46:48] Voice 2: could i address that certainly we only heard about this entire plan

[0:46:54] Voice 2: that has been put forward on last thursday so this meeting is a very short notice we have not

[0:47:03] Voice 2: had time to confer with the other owners of which there's 20 families and comprising 60 or 80 people

[0:47:10] Voice 2: we've not had time to confer with our lawyers um so i tried to look up on the islands trust

[0:47:19] Voice 2: website exactly what the um the protection tax exempt thing in in sales and it's not

[0:47:27] Voice 2: it's very vague so we need to get some specific answers for example does it continue in perpetuity

[0:47:35] Voice 2: we have no problems with covenants to protect that area much as a land use contract

[0:47:43] Voice 2: outlined it but i i'm not familiar enough with the proposed tax exemption thing to make a comment

[0:47:53] Voice 2: but um so but we are totally amenable to protecting as much land as possible for your

[0:48:02] Voice 2: your information we own another parcel of land that encompasses Danes Creek and it was bought

[0:48:08] Voice 2: by the owners about I think in the 1980s and the sole reason for purchasing it was to protect the

[0:48:16] Voice 2: watershed of Danes Creek again in perpetuity and that piece of parcel is not in the application

[0:48:24] Voice 2: for rezoning because it's just vacant forest land and will never be developed yeah

[0:48:30] Voice 5: let's be clear

[0:48:32] Voice 5: that in 1977 there were 190 acres that were owned in fee simple and in exchange

[0:48:41] Voice 5: for the density that was granted in 1977 the owners of really gave up 150 acres

[0:48:48] Voice 5: and agreed that that land would become undisturbed forest and we have stuck

[0:48:55] Voice 5: with that and we just wish that it remains that way but it is not a park it is undisturbed forest

[0:49:06] Voice 5: land but at no time uh would be interested except long big point in in having public access through

[0:49:16] Voice 5: our private lands no

[0:49:18] Voice 6: i appreciate that and a further conversation between the applicant and

[0:49:22] Voice 6: the trust area services who um or the conservation uh brand of the island's trust will give you some

[0:49:30] Voice 6: more depth as to some of the advantages for you from a tax perspective and obviously the

[0:49:35] Voice 6: advantages for the trust in in protecting uh undisturbed natural environment so you know

[0:49:41] Voice 6: i was just curious to know where you are but i appreciate it's early days and you need more

[0:49:45] Voice 6: information and that's perfectly fine but that's great and i don't think my only other question is

[0:49:52] Voice 6: to staff. I don't know if we have a sitting APC at the moment. I don't think we do. I

[0:49:59] Voice 6: think they may have

[0:50:00] Voice 6: expired, but

[0:50:01] Voice 1: I could be

[0:50:01] Voice 6: wrong. So that's a question, you know, you

[0:50:05] Voice 6: suggest that we have an early referral to the APC. It's a great idea. We've had a tough

[0:50:10] Voice 6: time populating APCs in the past, so we may not be able to comply to that one. We have

[0:50:17] Voice 6: to discuss that yeah yeah

[0:50:19] Voice 9: i

[0:50:20] Voice 6: know my question to uh marlis is to find out if we have a sitting apc

[0:50:25] Voice 8: yeah we'll find that out i

[0:50:26] Voice 6: think because they haven't expired already i think it's in july

[0:50:29] Voice 6: perhaps oh it's close okay yeah

[0:50:31] Voice 6: and the only the final question is um the land use contract

[0:50:35] Voice 6: allows 20 densities but but you've you've talked about 21. what's that extra one is that the one

[0:50:41] Voice 6: on the alr and we've just recently uh changed our bylaws with 228 229 so that's potentially

[0:50:49] Voice 6: two extra densities right okay okay thank you

[0:50:56] Voice 10: the portion of that is proposed to remain untouched

[0:51:07] Voice 10: no no proposed changes to zoning no proposed changes to the ocp land use designation

[0:51:14] nation that farm plan was

[0:51:19] Voice 10: just recently updated that parcel was included in that update i don't

[0:51:23] Voice 10: think that the consolidated bylaws have even been published on our website yet showing that

[0:51:27] Voice 9: i really had

[0:51:28] Voice 10: to find it from the very very recently adopted bylaws so that that particular

[0:51:34] Voice 10: part of the parcel will remain as is my understanding is that it's providing housing

[0:51:40] Voice 10: housing to an elder right now, and the applicants have indicated that they would not like to

[0:51:47] Voice 10: change anything about that lot.

[0:51:49] Voice 10: Okay.

[0:51:50] Voice 2: Thank you.

[0:51:51] Voice 2: No further questions.

[0:51:52] Voice 2: Do you want me to address that issue about what we call the farmhouse?

[0:51:57] Voice 3: Yes, go ahead, Mr. Andrew.

[0:51:59] Voice 2: Comus Ranch was originally an operating farm and ranch, and it dates back over 100 years.

[0:52:05] Voice 2: so there was always residences on it for farm owners and staff most of those residences

[0:52:14] Voice 2: have long gone but that is what is sort of the original farmhouse and it was built

[0:52:22] Voice 2: not a hundred years ago we think it was built in the 60s and it's remained it was a caretaker's

[0:52:29] Voice 2: cottage for a while and for the last many many years it has been rented out

[0:52:35] Voice 2: or basically low-cost housing and we continue to operate it is that we don't

[0:52:43] Voice 2: know increase in density just want to leave the way they are on that property

[0:52:49] Voice 2: I

[0:52:50] Voice 3: appreciate that thank you thank you very much all

[0:52:56] Voice 10: right

[0:53:04] Voice 3: so are there any

[0:53:05] Voice 3: further questions trustees yeah

[0:53:08] Voice 8: but

[0:53:20] Voice 4: they wouldn't be an appropriate body for this

[0:53:22] Voice 4: referral yeah okay thank you all

[0:53:27] Voice 3: right so page 63 we have a series of recommended motions well i was

[0:53:34] Voice 4: going to say chair you can decide that do we i don't know if the applicant have anything they

[0:53:42] Voice 4: want to say in addition i don't know i know we've had you specific you've been back on specific

[0:53:47] Voice 4: questions but if there is there anything in particular uh that you guys want to add or

[0:53:52] Voice 5: Yes, there is one thing, and I think it goes back to the history in that this is being treated almost as a rezoning of the piece of land.

[0:54:06] Voice 5: This is not really what's happening here.

[0:54:09] Voice 5: This is a handover from one level of government, i.e. the Strathcona-Colmox Regional District, to the Islands Trust.

[0:54:19] Voice 5: And we seek neither more density nor less density.

[0:54:25] Voice 5: All that we are seeking is a continuation of the zoning that's been in place for us for the past 47 years.

[0:54:36] Voice 5: During that 47 years, we've been no burden on either Strathcona Regional District, Comox Regional District or the Islands Trust.

[0:54:45] Voice 5: But suddenly now, as we get passed from one level of government to the other, we're being asked to make additional concessions, concessions that exceed the concessions that were made by the original owners who owned it in fee simple when they transferred and got the right to build 20 acres, 20 residences.

[0:55:09] Voice 5: And in particular, we were asked to do a survey of all the lands.

[0:55:18] Voice 5: We weren't really sure why it was our obligation to do the survey, but we've done that.

[0:55:23] Voice 5: That cost us $40,000.

[0:55:25] Voice 5: And now, additionally, we're being asked to categorize our water and do that kind of work

[0:55:32] Voice 5: and do the sewer studies, the septic field studies.

[0:55:39] Voice 5: and um our feeling is that um what we have uh one would expect might be grandfathered as we

[0:55:49] Voice 5: go forward and anybody who who proposes to do any future work should prove up their water and prove

[0:55:56] Voice 5: up their sewage system but for us to have to do a study on all 20 properties for each of those things

[0:56:06] Voice 5: seems to us owners, and we're not really, yeah, that concerns us.

[0:56:14] Voice 5: We exist as we exist, and, you know, we are more than willing to confirm

[0:56:20] Voice 5: that each of the 20 homes has a septic field in place,

[0:56:25] Voice 5: a functioning septic field in place.

[0:56:31] Voice 5: Thank

[0:56:34] Voice 3: you very much.

[0:56:37] Voice 3: any other questions the

[0:56:40] Voice 6: only comment we'll make is uh rezonings are the purview of the ministry

[0:56:43] Voice 6: of transportation and and uh the island's trust is is beholden to follow the regulations of the

[0:56:49] Voice 6: rezonings for every applicant so i can appreciate uh your perspective but we have to treat this

[0:56:56] Voice 6: as a rezoning and i see the regional planning managers that i don't know

[0:57:08] Voice 6: I thought rezonings were also no I'm correct I must trust as rezonings my mistake I stand corrected

[0:57:18] Voice 6: so

[0:57:18] Voice 10: perhaps through the chair and since our family of jam rats meeting

[0:57:22] Voice 10: ministry of transportation approved subdivision

[0:57:25] Voice 11: and

[0:57:26] Voice 10: rezoning bylaws are the local trust committee

[0:57:30] Voice 10: thank you

[0:57:31] Voice 10: I stand

[0:57:47] Voice 6: correct that's why I should stick to my job let you do your

[0:57:51] Voice 6: job professionals versus political decisions all right

[0:57:59] Voice 4: and I think I saw

[0:58:00] Voice 4: mr. Andrews interested in speaking our Oh

[0:58:03] Voice 3: mr. Andrew you were interested

[0:58:05] Voice 3: and something else yeah

[0:58:07] Voice 2: there's one point i would like to raise and it's got to do with the local

[0:58:10] Voice 2: government act so the province in its wisdom um dealt with the expiry of the land use contracts

[0:58:17] Voice 2: in 2014 and they put in place legislation provincial legislation that said that the

[0:58:27] Voice 2: local government who would take over the administration of the land use contracts was

[0:58:33] Voice 2: was to put in place new rezoning or whatever it took

[0:58:38] Voice 2: by June of 2022.

[0:58:41] Voice 2: That was over two years ago.

[0:58:45] Voice 2: Also, the provincial legislation said

[0:58:47] Voice 2: we were to be notified in writing

[0:58:49] Voice 2: of the expiry of the land use contracts.

[0:58:55] Voice 2: Neither of those things happened.

[0:58:57] Voice 2: I found out about the land use contract expiry

[0:59:01] Voice 2: um anecdotally and had to follow up to find out what was going on no legislate the act is quite

[0:59:10] Voice 2: clear it said that the local government is to put in place the rezoning islands trust has put the

[0:59:18] Voice 2: onus on to us so so far we're into forty eight thousand dollars with an eight thousand dollar

[0:59:24] Voice 2: our application fee legal fees and survey and reading the act it's quite clear ions trust was

[0:59:34] Voice 2: supposed to do this not us and we've been cooperative and we've been conciliatory and we

[0:59:41] Voice 2: are not um but some of the things in the staff report could suggest hundreds of thousands of

[0:59:53] Voice 2: dollars of more expenses um and

[1:00:00] Voice 2: Anyhow, I would like to point that out, that Islands Trust is legally offside from the

[1:00:07] Voice 2: provincial legislation.

[1:00:12] Voice 3: Okay.

[1:00:12] Voice 3: Thank you.

[1:00:13] Voice 2: Yeah.

[1:00:14] Voice 2: I don't know what Islands Trust feel about it, but I brought it up with the local planner

[1:00:20] Voice 2: and it's never been addressed, but that is actually what the law says.

[1:00:30] Voice 3: Okay.

[1:00:31] Voice 3: Okay, so planning staff.

[1:00:34] There's

[1:00:45] Voice 10: no requirement to apply a confirmation to describe exactly what the language contract

[1:00:57] Voice 10: termination is.

[1:01:00] Voice 10: The Denman Local Trust Committee adopted zoning.

[1:01:03] Voice 10: Zoning has been in place for these lots since at least 2008, if not earlier.

[1:01:10] Voice 10: So it's not that there was no zoning, but the language in the Local Government Act about

[1:01:15] Voice 10: language contract termination is referring to the fact that there needs to be some zoning

[1:01:20] Voice 10: in place by the time of the end-use contract expiry, whether it's a voluntary expiry back

[1:01:26] Voice 10: in 2022 or automatic expiry termination in our understanding of legislation or grant?

[1:01:40] And

[1:01:43] Voice 10: that's the answer that I've also provided to John.

[1:01:46] Voice 4: Okay, thank you.

[1:01:48] Voice 4: I mean, yeah, it'd certainly be, I think it would be good for us to get some clarity as

[1:01:52] Voice 4: to that that um june 2022 it precedes uh david and my uh times as trustees so i i can't speak

[1:02:02] Voice 4: to that directly but i'm yeah i would certainly i think that would be really good to get some

[1:02:05] Voice 4: clarity about um just just so that we know um and and yeah um i think certainly my my impression

[1:02:12] Voice 4: from staff is that there's some there's there's appreciation in the proactive approach that that

[1:02:17] Voice 4: comas ranch has taken to this this application and yeah i think we are uh also required to do

[1:02:26] Voice 4: our diligence in terms of as we as we approve these decisions as these come these come to us

[1:02:31] Voice 4: as an ltc we are required to to approach all of these decisions with our the highest level

[1:02:37] Voice 4: of due diligence that that to which we're called to do um that is that is our duty as trustees um

[1:02:44] Voice 4: yeah and

[1:02:46] Voice 3: i think to be clear is that the the reference uh motions um these are all requests

[1:02:52] Voice 3: these are not conclusions yeah so this this is trying to get the wheels in motion

[1:02:59] Voice 4: and i think i maybe already actually know this but um obviously this the the line use contract

[1:03:07] Voice 4: expires at the end of this month um we're not all of this work whatever whatever winds up coming

[1:03:15] Voice 4: from these things obviously it's not going to happen before that expiry um so you will there

[1:03:20] Voice 4: will be a a window of grandfathered space uh or not grandfathered but after the expiry the

[1:03:27] Voice 4: zonings will the legal non-conforming is that kind of status

[1:03:31] Voice 9: non-conforming non-conforming

[1:03:33] Voice 4: pardon me yeah okay all right so david asked all the questions that i had

[1:03:42] Voice 4: I think so and

[1:03:44] Voice 6: then so so just again just to reiterate so there there there is there was

[1:03:51] Voice 6: zoning on the property and we wouldn't be having you wouldn't be having this conversation and we

[1:03:57] Voice 6: wouldn't be involved with the rezoning if the number of lots if the number of residences

[1:04:03] Voice 6: complied with the zoning that exists so what we're actually looking at is a is a special zone

[1:04:13] Voice 6: zone to accommodate the fact that you've got 17 houses on a piece of property that is currently

[1:04:18] Voice 6: zoned for?

[1:04:19] Voice 6: Six.

[1:04:20] Voice 6: Six.

[1:04:22] Voice 6: Something like that.

[1:04:23] Voice 10: Correct.

[1:04:23] Voice 10: It's 20 building sites spread across two lots.

[1:04:29] Voice 6: Two lots, correct.

[1:04:29] Voice 10: One lot permits five, another lot permits six.

[1:04:33] Voice 6: Yeah.

[1:04:33] Voice 6: So if

[1:04:33] Voice 10: the underlying zoning had reflected that density the same as the land use contract,

[1:04:39] then

[1:04:40] Voice 10: this wouldn't be necessary, but it would be done.

[1:04:43] Voice 6: And I know that we often ask residents for their sewage plans and things like that.

[1:04:50] Voice 6: Nowhere in the motion does it ask for that plan to be stamped by an engineer.

[1:04:57] Voice 6: So I don't think you're looking at hundreds of thousands of dollars to get that information.

[1:05:01] Voice 6: I would feel bad if that was the case.

[1:05:03] Voice 6: No.

[1:05:05] Voice 6: Anecdotally, just provide that information to the local trust committee, you know, so that we can see.

[1:05:11] Voice 6: That's all.

[1:05:12] Voice 2: Mr. Andrew.

[1:05:13] Voice 2: Yes.

[1:05:14] Voice 2: No, we're totally happy to do that.

[1:05:17] Voice 2: As far as we know, though, the staff report suggests a number of sites, housing sites don't have septic fields.

[1:05:25] Voice 2: To our knowledge, everyone has a septic field and a septic tank.

[1:05:30] Voice 2: And they have for when you originally built a house, you had to get a permit from the B.C. Ministry of Health regarding your septic plants.

[1:05:40] Voice 2: And it had to be approved by the province.

[1:05:43] Voice 2: So as far as I know, everyone did, but we can verify that, no problem.

[1:05:48] Voice 2: Where we're worried about the expense has to do with some of the archaeological requirements.

[1:05:56] Voice 2: That's what is of concern.

[1:06:01] Voice 2: The water thing, the septic thing, no problem.

[1:06:04] Voice 2: Covenants that need to be put in place, we're totally open to that to protect the land.

[1:06:10] Voice 2: um the waterfront one that you raised is interesting because the clam leases go right

[1:06:16] Voice 2: up in front of our property there are many times clam diggers down there and they are just below

[1:06:23] Voice 2: the high tide mark yes i

[1:06:25] Voice 2: don't know where their leases end they have cement blocks along the

[1:06:30] Voice 2: foreshore and they seem to be around the high tide mark um so if you want to put in some kind of

[1:06:39] Voice 2: foreshore protection thing, we don't have any problem, but you are going to be running up against

[1:06:45] Voice 2: the provincial government who administers the shellfish tenures.

[1:06:53] Voice 6: It's even worse. I hear you, and I stood on the beach with Pat McLaughlin,

[1:06:58] Voice 6: and she looked at that, and she said, David, from a trust perspective, can you help us? And we tried

[1:07:02] Voice 6: very, very hard, and we realized we don't have the cards to battle the federal government. So

[1:07:09] Voice 6: will will not remove the agriculture activity in emory bay unfortunately yeah

[1:07:15] Voice 2: it would be

[1:07:16] Voice 2: great if it did i believe okay

[1:07:19] Voice 6: um and your concern about the heritage aspect i mean

[1:07:24] Voice 6: this is a brand new day in 2024 versus 1977 and um this is this is the this is our reality so um

[1:07:35] Voice 6: on, you know, just all I can say is be prepared.

[1:07:38] Voice 2: Well, we are certainly willing to comply

[1:07:41] Voice 2: with the BC Heritage Act, no problem.

[1:07:44] Voice 2: And we have, and anybody who has applied

[1:07:49] Voice 2: for a setting and use permit has followed

[1:07:51] Voice 2: all of the prescribed measures,

[1:07:53] Voice 2: and we will continue to do so.

[1:07:58] Voice 2: Thank you.

[1:07:59] Voice 3: Thank you very much.

[1:08:01] Mr. Chair, I would just add,

[1:08:06] Voice 10: the staff report recommends referrals

[1:08:08] Voice 10: the archaeology bridge and some conversations with staff there who potentially have uh supported or

[1:08:18] Voice 10: reviewed or received referrals for similar situations and perhaps okay

[1:08:31] Voice 6: excellent great

[1:08:32] Voice 6: no further questions from me okay

[1:08:36] Voice 6: africans happy so

[1:08:38] Voice 3: we want to do some motions uh

[1:08:41] Voice 6: i'll move that

[1:08:42] Voice 6: the dem and outlook address committee request staff to prepare a draft bylaw to amend the

[1:08:46] Voice 6: them and on the official community plan 2008 cp to proceed with application d e r z 2023.1

[1:08:53] Voice 6: comas ranch for limited

[1:08:55] Voice 3: accepted any further discussion call the question all in favor

[1:09:00] Voice 3: that carries should

[1:09:03] Voice 4: we tennis it i'm sorry tennis rally back and forth sounds good

[1:09:09] Voice 4: uh i move that the denman island local trust committee requests staff to prepare a draft

[1:09:13] Voice 4: draft by-law to amend the Denman Islands Land Use By-law 2008-Land Use By-law to proceed

[1:09:19] Voice 4: with the application DE-RZ-2023.1, Comasper Ranch Limited.

[1:09:25] Voice 4: Second.

[1:09:26] Voice 3: Seconded.

[1:09:26] Voice 3: For discussion, call the question.

[1:09:28] Voice 3: All in favor, carries.

[1:09:29] Voice 6: I move that the Denman Islands Local Trust Committee confirm that the draft by-law to

[1:09:34] Voice 6: its designation of part of the northern parcel and part of the eastern parcel, parcel identification

[1:09:39] Voice 6: Identification numbers 000211338 and 023096-438 as conservation slash recreation in the OCP and conservation bracket CN in the land use by-law.

[1:09:53] Voice 3: Seconded?

[1:09:54] Voice 3: Seconded.

[1:09:54] Voice 3: For discussion, a question or a favor?

[1:09:56] Voice 3: That carries.

[1:09:59] Voice 4: I move that the Denman Island Local Trust Committee confirm that the draft by-law includes

[1:10:04] Voice 4: designation of site-specific rural residential zones in the land use by-law to permit the

[1:10:08] Voice 4: existing residential density on each of the subject properties.

[1:10:11] Voice 4: Second.

[1:10:12] Voice 4: All in favor?

[1:10:15] Voice 6: I move that the Denman Island Local Trust Committee request the applicant for DE RZ

[1:10:21] Voice 6: 2023.1, Colmoss Ratch Committee, to submit the following information to the Local Trust

[1:10:25] Voice 6: committee regarding sewerage waste disposal on the northern and western parcels pivs triple zero

[1:10:31] Voice 6: two one one three three eight and triple zero two one one two two zero again

[1:10:36] Voice 3: you're gonna do abc all

[1:10:38] Voice 3: right oh

[1:10:38] Voice 6: a sewage disposal filings for each sewage disposal system on the subject properties if they

[1:10:44] Voice 6: exist and be a comprehensive sewage disposal plan for each dwelling building site on the

[1:10:50] Voice 6: that we keep on each of the subject properties.

[1:10:53] Voice 3: Thank you.

[1:10:53] Voice 3: Any discussion or question or favor?

[1:10:56] Voice 3: That carries.

[1:10:59] Voice 4: All right.

[1:11:00] Voice 4: I move that the Denman Island Local Trust Committee

[1:11:02] Voice 4: request the applicant for DE-RZ-2023.1,

[1:11:07] Voice 4: it's Comass Ranch Limited,

[1:11:10] Voice 4: to submit the following information

[1:11:12] Voice 4: to the Local Trust Committee

[1:11:13] Voice 4: regarding the existing water quality and quantity

[1:11:16] Voice 4: on the Northern Western Parcels.

[1:11:18] Voice 4: Parcel identification is 000-2023.

[1:11:22] Voice 4: 211-338 and 000-211-320 being A, source of potable water for each building site, B, distribution

[1:11:33] Voice 4: of potable water for each building site, C, any historic or current water quality tests

[1:11:39] Voice 4: for existing potable water sources supplying the building sites, and D, any additional

[1:11:45] Voice 4: sources of water for irrigation brackets non-potable, and that this information be forwarded to

[1:11:50] Voice 4: the island's trust freshwater specialist for common second

[1:11:52] Voice 3: okay for the discussion call the

[1:11:54] Voice 3: question all in favor that carries i

[1:11:57] Voice 6: move the fedema and our local trust committee request

[1:12:00] Voice 6: staff to report back on the options and implications of establishing a shoreline

[1:12:04] Voice 6: protection development permit area for the subject properties

[1:12:08] Voice 3: seconded second discussion call the

[1:12:11] Voice 4: question all favor that carries uh and so we know uh john that you you're sort of just getting to

[1:12:20] Voice 4: grips with the the nap tap um but we'll make the motion just to sort of forward this question to

[1:12:25] Voice 4: you and give you that this is about giving you guys some time to look into it more and talk

[1:12:30] Voice 4: with planners great uh so i move that the denman island local trust committee requests the applicant

[1:12:36] Voice 4: of de-rz-2023.1 brackets comments ranch limited to confirm whether or not they will pursue a

[1:12:44] Voice 4: national area protective protection tax exemption program brackets nap tap covenant to protect an

[1:12:51] Voice 4: environmentally sensitive portion of the northern parcel second call question

[1:12:55] Voice 3: all in favor that

[1:12:56] Voice 3: carries i

[1:12:57] Voice 6: move that the edmonton local trust committee request staff to engage with comox

[1:13:01] Voice 6: first nations regarding their interest in formalizing access to long beach

[1:13:05] Voice 6: peak point through a pedestrian trail on the western and northern parcels

[1:13:11] Voice 3: Seconded.

[1:13:11] Voice 3: Seconded.

[1:13:12] Voice 3: Discussion?

[1:13:13] Voice 3: Call the question.

[1:13:14] Voice 3: All in favor?

[1:13:14] Voice 3: That carries.

[1:13:19] Voice 4: I move that the Denman Island Local Trust Committee request staff to report back on

[1:13:24] Voice 4: the options to formally protect cultural heritage of the subject properties using all available

[1:13:28] Voice 4: local government tools in addition to the Heritage Conservation Act.

[1:13:32] Voice 6: Seconded.

[1:13:33] Voice 4: I'll second to that.

[1:13:35] Voice 6: Discussion?

[1:13:35] Voice 6: As long as this…does this also include the options as far as zonings that we talked about

[1:13:44] Voice 6: So all the options that are available to us.

[1:13:48] Voice 6: Thank you.

[1:13:49] Voice 10: Do you want to share?

[1:13:50] Voice 10: Yes.

[1:13:50] Voice 10: Okay.

[1:13:51] Voice 10: Every nod

[1:13:52] Voice 6: and I realize this.

[1:13:54] Voice 6: For the record, yes.

[1:13:57] Exploring all those options, the

[1:13:59] Voice 10: three main ones that we went there, exploring those further

[1:14:04] Voice 10: and also looking at...

[1:14:07] Voice 3: Okay.

[1:14:08] Voice 3: Good.

[1:14:08] Voice 3: Thank you.

[1:14:09] Voice 3: So the seconded discussion.

[1:14:11] Voice 3: All right.

[1:14:12] Voice 3: All questions, all in favor?

[1:14:14] Voice 3: That carries.

[1:14:15] Voice 6: I move that the Gemini Local Trust Act be approved.

[1:14:17] Voice 6: committee request the applicant terz 2023.1 commons ranch limited to submit a post-impact

[1:14:24] Voice 6: preliminary field reconnaissance prepared by a qualified professional in consultation with

[1:14:29] Voice 6: kovacs first nation second

[1:14:30] Voice 3: any discussion follow question that carries

[1:14:33] Voice 4: all right uh and then that

[1:14:38] Voice 4: i move that the demin island local trust committee direct staff to send an early referral of the

[1:14:42] Voice 4: preliminary staff report an application of de dash rz dash two zero two three point one brackets

[1:14:48] Voice 4: comas ranch limited close brackets uh to the following groups do you want me to go through the

[1:14:55] Voice 4: following group sir okay all right yeah i'm gonna probably butcher

[1:15:02] Voice 11: some of these

[1:15:03] Voice 4: these pronunciations

[1:15:04] Voice 4: and i apologize in advance uh uh to the following groups for comment uh comox first nation qualcomm

[1:15:11] Voice 4: First Nation, Laman First Nation, Ahmalko First Nation, Wewakam Nation, Wewakai Nation, Nanwakolos

[1:15:22] Voice 4: Council, Temeth, I don't know, Temeth, I'm not sure, the treaty association, Sonalas Nation,

[1:15:32] Voice 4: First Nation, Sinemaq, First Nation, Halat, First Nation, Semenis, First Nation, I apologize,

[1:15:44] Voice 4: I don't know the pronunciation of this nation, Laiaksin, First Nation, Manalakit Tribe, Cowichan

[1:15:51] Voice 4: Tribes, Comox Valley Regional District, BC Archaeology Branch, the Denman Island Advisory

[1:15:58] Voice 4: Advisory Planning Commission,

[1:15:59] Voice 4: which I guess I won't include them

[1:16:02] Voice 4: because we don't have one.

[1:16:05] Voice 4: Island's Trust Conservancy

[1:16:06] Voice 4: and the Island's Trust Senior Intergovernmental Policy.

[1:16:11] Voice 3: I'll second that.

[1:16:12] Voice 3: Second that, any discussion?

[1:16:13] Voice 4: As amended.

[1:16:14] Voice 3: As amended.

[1:16:15] Voice 3: As amended.

[1:16:16] Voice 3: All right, call the question, all in favor?

[1:16:18] Voice 3: Okay, so that concludes the staff recommendations.

[1:16:22] Voice 3: Were there any other motions?

[1:16:24] Voice 3: No, there's not a lot.

[1:16:25] Voice 3: Through

[1:16:26] Voice 8: the chair, I just wanted to,

[1:16:28] Voice 8: to let you know that if you were interested

[1:16:30] Voice 8: in forming the Denman Island Advisory Planning Commission,

[1:16:33] Voice 8: we would need direction to send out expressions of interest.

[1:16:37] Voice 8: And there are a couple of rezoning applications

[1:16:40] Voice 8: on the table.

[1:16:41] Voice 8: So whether that's of interest to the LTC or not,

[1:16:44] Voice 8: we just need direction to move forward.

[1:16:46] Voice 4: I think that, I mean, we should certainly.

[1:16:49] Voice 4: Go for it.

[1:16:50] Voice 4: I think we should make that direction, yeah.

[1:16:53] Voice 4: So I move that the Denman Island Local Trust Committee

[1:17:02] Voice 4: direct staff to solicit uh initiate the creation of an initiate the creation of an of an advisory

[1:17:14] Voice 4: planning commission for the denman island local trust area does that work

[1:17:22] Voice 6: for you marles

[1:17:25] Voice 10: sure

[1:17:27] Voice 6: yeah yeah

[1:17:28] Voice 4: you guys know how the process works

[1:17:31] Voice 4: yeah we're just asking you to initiate

[1:17:33] Voice 4: the process yeah expressions of interest is the term i was blanked from my brain

[1:17:41] Voice 8: The Denman Islands Local Trust Committee requests staff to initiate the creation of an ATC through expressions of interest for Denman Islands Local Trust.

[1:17:50] Voice 8: Perfect.

[1:17:52] Voice 4: And seek expressions of interest?

[1:17:55] Voice 4: I don't know. I think initiate an ATC sort of requires that.

[1:17:59] Voice 4: So I'd be happy to leave the expressions of interest.

[1:18:03] Voice 4: trust i think initiating an

[1:18:05] Voice 4: apc test but hopefully you guys know what that means so thank you okay so

[1:18:11] Voice 3: second i'll say okay

[1:18:13] Voice 3: for the discussion can

[1:18:16] Voice 2: i ask a question well

[1:18:18] Voice 3: we're just the middle of a motion

[1:18:19] Voice 3: um so

[1:18:20] Voice 2: what we're doing

[1:18:20] Voice 3: we're creating apc so just two seconds so call the question all in favor

[1:18:25] Voice 3: mr andrew go ahead what is an apc advisory planning commission so that's a group of residents

[1:18:32] Voice 3: that basically advises us on land use issues.

[1:18:36] Voice 4: This is not specific to your application.

[1:18:39] Voice 2: Is this pertinent to our application or just in general?

[1:18:42] Voice 2: In general.

[1:18:43] Voice 2: It's a general

[1:18:43] Voice 2: thing, yeah.

[1:18:44] Voice 2: So is the Comus Ranch portion over?

[1:18:48] Voice 2: Should we retire, Chris and I?

[1:18:51] Voice 2: I believe so.

[1:18:52] Voice 3: I believe that we've reached a conclusion

[1:18:54] Voice 3: and we're gonna be taking a 30 minute break

[1:18:56] Voice 3: for lunch right now.

[1:18:58] Voice 2: Okay.

[1:18:59] Voice 2: Okay. So I thank you very much for your consideration. Hopefully we can resolve this

[1:19:08] Voice 2: and come to an amicable solution.

[1:19:11] Voice 3: That is the goal. Thank you very much.

[1:19:14] Voice 2: Thanks, John. Thank you. Thank you.

[1:19:16] Voice 2: Chris, do you want to add anything?

[1:19:19] Voice 3: I think he left. Oh, okay.

[1:19:22] Voice 3: Okay. So we will recess for 30 minutes just for lunch break.

[1:19:27] Voice 3: and we will reconvene approximately let's say 1245

[1:19:32] Voice 10: find

[1:19:39] Voice 6: yourself you'll be

[1:19:49] Voice 4: it'll be like 30 40 years later and you'd be like hey somebody's toilets

[1:19:53] Voice 4: backed up and you do know how to fix it and that means I have to all righty we

[1:20:04] Voice 3: will reconvene um just confirm um with lisa we're recording and streaming okay

[1:20:14] Voice 7: i'll just get it going now one moment please so

[1:20:17] Voice 3: thank you very much remote

[1:20:22] Voice 3: oh yes

[1:20:24] Voice 4: was the the front row was a little bit too close to the trustee seat laura was it oh it wasn't

[1:20:39] Voice 10: we

[1:20:44] Voice 3: see you in the second row too so

[1:20:46] Voice 9: all right

[1:20:47] Voice 9: so we will

[1:20:48] Voice 9: recording and

[1:20:53] Voice 3: streaming okay yes we

[1:20:55] Voice 4: are you are you are the back row and also the front row

[1:20:59] Voice 3: all right so we have um 8.2 derz 2024.1 triple rockland cooperative staff report

[1:21:09] Voice 3: for it so who's going to wade into this

[1:21:15] Voice 3: good

[1:21:16] Voice 8: afternoon so today i'll be presenting a staff report which provides the denman ltc

[1:21:21] Voice 8: with the preliminary overview of this proposal the report identifies the land use planning

[1:21:27] Voice 8: issues associated with the application and seeks direction from the otp on the next steps

[1:21:32] Voice 8: the application proposes uh amendments to the denman island land use bylaw specifically it

[1:21:37] Voice 8: seeks to increase the number of units on the subject property by floor permit secondary seats

[1:21:43] Voice 8: in all units so to put this in perspective the current zoning allows for 15 dwelling units

[1:21:48] Voice 8: the applicants requesting an increase to a total of 19 units with up to a maximum of 19 secondary

[1:21:54] Voice 8: suites permitted in all dwellings in addition to these changes there are a couple of other proposed

[1:21:59] Voice 8: amendments the maximum gross floor area of the single family dwelling is proposed to be increased

[1:22:05] Voice 8: So that change would be from 139 square meters to 286 square meters and there's a proposed

[1:22:14] Voice 8: increase in the maximum floor for outbuildings to meet the ongoing needs and support for

[1:22:20] Voice 8: new units.

[1:22:21] Voice 8: This would change from 1,275 square meters to 2,174 square meters and at this stage we're

[1:22:33] Voice 8: speaking direction from the LTC on how to proceed. I'll just do a little bit of background so in

[1:22:39] Voice 8: October of 2008 this property was rezoned from forestry to co-housing R3 zone permitting 15

[1:22:47] Voice 8: affordable units regulated by a housing agreement. A portion of the property is in the ALR and at

[1:22:54] Voice 8: the time of rezoning in 2008 it was rezoned to agriculture 5 zone which does not permit any

[1:23:00] Voice 8: at all so staff will provide an island's trust policy statement checklist when the draft bylaws

[1:23:11] Voice 8: are presented to dlpp but attachment two in the package outlines relevant policy statement

[1:23:19] Voice 8: directives for early consideration attachment three provides an overview of ocp policies

[1:23:27] Voice 8: relevant to this application the subject property is designated as sustainable resources

[1:23:32] Voice 8: and agriculture in the OCP, they've had a split designation and does not require an OCP amendment.

[1:23:40] Voice 8: Several OCP policies supporting this proposal in principle, addressing climate change, transportation,

[1:23:46] Voice 8: water management, waste management and housing needs.

[1:23:49] Voice 8: And staff are recommending that additional information be required in some cases.

[1:23:58] Voice 8: So there is a concurrent minor project going on.

[1:24:02] Voice 8: So staff are working on a minor project to remove the density bank and housing policy 12 from the OCP

[1:24:07] Voice 8: So if successful there will be no need for an OCP amendment for this application

[1:24:13] Voice 8: to withdraw four densities from the density bank, so

[1:24:18] Voice 8: It's the timeline kind of looks like these two applications going forward together

[1:24:24] Voice 8: So that it's not

[1:24:26] Voice 8: Here radically we're not moving this application forward to withdraw densities from a density bank that is then getting removed

[1:24:32] Voice 8: um so i think that the timing should should work that these people currently and then the

[1:24:37] Voice 8: application would not require another amendment so for the land use bylaw specific amendments

[1:24:45] Voice 8: are required with site specific regulations to address the density the increase in density

[1:24:49] Voice 8: the accessory and instrument floor area there's also currently a housing agreement so there would

[1:24:57] Voice 8: be amendments required to the housing agreement to ensure affordability of the secondary suites

[1:25:02] Voice 8: and possible the eligibility of who is able to rent the secondary suites so the

[1:25:12] Voice 8: applicant is proposing to increase the suites however like I said into the minor project the OCP staff are not

[1:25:21] Voice 8: considering the OCP policies as relevant at this time if the minor project does not move

[1:25:26] Voice 8: forward then those OCP policies fit in with the project so for the wastewater systems the

[1:25:36] Voice 8: The applicant provided a report from an ROWP

[1:25:40] Voice 8: that confirms the adequate space and suitable soil

[1:25:43] Voice 8: for up to five additional wastewater systems.

[1:25:46] Voice 8: Staff are recommending more information is needed

[1:25:49] Voice 8: to determine if each dwelling site can accommodate

[1:25:52] Voice 8: also a secondary suite wastewater system.

[1:25:55] Voice 8: For groundwater management,

[1:25:58] Voice 8: the OCP policies encourage conserving water

[1:26:02] Voice 8: and protecting groundwater resources.

[1:26:04] Voice 8: The groundwater supply status in the area

[1:26:07] Voice 8: is unknown. Current dwellings rely on weight rainwater catchment only. At the time of rezoning

[1:26:14] Voice 8: back in 2008, a groundwater report was provided and at that time it was deemed enough water

[1:26:21] Voice 8: to support the 15 densities. However,

[1:26:24] Voice 11: those dwellings

[1:26:26] Voice 8: have never been hooked up to the

[1:26:27] Voice 8: groundwater supply. They're all on rainwater catchment only and the groundwater is currently

[1:26:32] Voice 8: only used to water the garden so there's no report for the current status so LTC is

[1:26:41] Voice 8: the direction it

[1:26:42] Voice 8: needed to determine if they would want hydro geological assessment so rainwater collection

[1:26:51] Voice 8: and harvesting the applicant plans to use rainwater harvesting for

[1:26:55] Voice 8: draft zoning regulations or a covenant may include specific requirements for minimum

[1:27:01] Voice 8: on sister capacity water treatment maintenance plans more information again more information

[1:27:08] Voice 8: is needed on the applicant's potable water plan for each unit and how they'll accommodate the

[1:27:12] Voice 8: secondary suites great thank you

[1:27:19] Voice 8: there's a number of

[1:27:20] Voice 8: recommendations that are outlined on page 29.

[1:27:32] Voice 3: so trustees if you have questions for the planner for the applicant

[1:27:35] Voice 6: it's a question for the planner

[1:27:38] Voice 6: um with the concurrent minor project to remove the density bank how can we

[1:27:42] Voice 6: can we even go to second reading uh without knowing that we are success i'm going to say

[1:27:49] Voice 6: successful with removal of the density bank uh can we go to third reading go all the way except

[1:27:56] Voice 6: uh adopting it's

[1:27:59] Voice 8: with its staff's recommendation that take it as far as second reading um just to

[1:28:06] Voice 8: make sure that we're not moving too far ahead in the process yeah

[1:28:14] Voice 6: but we can go we can go as

[1:28:16] Voice 6: far as secondary the

[1:28:19] Voice 3: timelines seem to be working fairly well yeah

[1:28:22] Voice 8: it would be the intention that

[1:28:24] Voice 8: it would be a project and

[1:28:32] Voice 6: we think so too okay and the advantage for the applicant is it doesn't

[1:28:36] Voice 6: trigger an ocp i don't have to worry about a public hearing um having having been involved

[1:28:42] Voice 6: with the original application that the triple rock uh coho group were heavily scrutinized by

[1:28:48] Voice 6: the community than the initial neighbors and have been a kind

[1:28:53] Voice 1: of a model

[1:28:53] Voice 6: community for sustainability

[1:28:55] Voice 6: and low low impact i mean yeah as a neighbor i can speak to that and as a trustee at the time

[1:29:03] Voice 6: i can speak to that so i didn't have any other questions i've got some comments but i'll let

[1:29:10] Voice 6: my coaches do that um

[1:29:11] Voice 4: yeah i mean i i was very glad to see uh i mean especially you know talking

[1:29:18] Voice 4: about secondary suites that that there's plans around affordability for those rentals and that

[1:29:23] Voice 4: they're not going to be market rental things that that would see a serious could be a serious

[1:29:29] Voice 4: conflict but but i think also just i mean also it's what i want to see for the community so um

[1:29:33] Voice 4: but i but i could see that being an issue and i'm glad to see you guys have a plan in that regard um

[1:29:39] Voice 4: the one thing that i know and i yeah it was a couple bits and pieces so the the i mean i'm

[1:29:46] Voice 4: seeing from the report the water the water management report and sewage uh report um

[1:29:54] Voice 4: and we've got we've got a recommendation here that's that uh called

[1:30:00] Voice 4: for confirmation from a qualified professional that they've got adequate conditions to support

[1:30:04] Voice 4: the wastewater systems my sense from the letter that we have is that we sort of have that um and

[1:30:10] Voice 4: i'm just wondering i want to just double check with with staff is there's some higher level of

[1:30:15] Voice 4: confirmation that we're seeking or so

[1:30:17] Voice 8: through the chair there's confirmation that it supports

[1:30:20] Voice 8: five five additional yeah units but because they're actually right the secondary

[1:30:24] Voice 8: Up to 19 secondary suites, so confirmation that, and this could be potentially at the time, because not everyone is going to automatically build 19 suites, so one idea could be that this, at the time of the sitemate use permit, it's required.

[1:30:43] Voice 4: Okay, sure. But that needn't happen as a component of this, we could do this down the line, theoretically.

[1:30:51] Voice 8: They could do this down the line, but it would probably be a good idea.

[1:30:55] Voice 4: might be convenient to

[1:30:56] Voice 8: not have to do that at

[1:30:56] Voice 4: that point i get i get that um the similarly i mean the

[1:31:02] Voice 4: fire suppression uh plan um i mean i i know the fire department are are pleased or are comfortable

[1:31:12] Voice 4: with with with what's going on there the other thing that did occur to me and i know you guys

[1:31:17] Voice 4: have got roads throughout the property and that they would service these new sites um i know it

[1:31:22] Voice 4: but also does get kind of congested on those places sometimes.

[1:31:25] Voice 4: So I was curious if there is any,

[1:31:28] Voice 4: and I'm loathe to put in more roads or empty parking spaces,

[1:31:33] Voice 4: but I know that it does get kind of congested in there.

[1:31:36] Voice 4: And certainly with increased density,

[1:31:38] Voice 4: I mean, it's not a huge growth from where you are already,

[1:31:41] Voice 4: but I would want to make sure that it's easy to get around

[1:31:45] Voice 4: and that there's emergency access,

[1:31:48] Voice 4: especially as populations age and that sort of stuff.

[1:31:51] Voice 4: so i'd i'd be you know yeah there's a request in here to get a uh no there was a there was

[1:32:07] Voice 4: a oh it's for it's not one of the top recommendations it's a further recommendation

[1:32:12] Voice 4: somewhere else here um it was talking about the alternative request further information

[1:32:21] Voice 4: um was that that we might um uh that the applicant submit to the down stress and

[1:32:28] Voice 4: assessment report completed by a professional engineer which identifies the potential impacts

[1:32:33] Voice 4: of proposed development on local pedestrian and vehicular transportation routes and patterns

[1:32:36] Voice 4: and my concern with this like i've moved around coho i don't think it's a huge problem i'm not

[1:32:41] Voice 4: this is not me being like run a red run i'm a huge concern but emergency access i've tried to

[1:32:47] Voice 4: get into micah's place a couple times and it's a little little pokey in there sometimes and i can

[1:32:51] Voice 4: imagine with a big vehicle especially like a fire truck you there could be issues so i'm just that's

[1:32:56] Voice 4: That's in my mind about that sort of stuff.

[1:32:58] Voice 4: But I was digging pretty deep to find stuff that I didn't like.

[1:33:01] Voice 4: So don't take this as a stinging indictment.

[1:33:05] Voice 4: Just it's on my mind.

[1:33:07] Voice 4: And I don't necessarily know, and I'd be interested to hear from staff,

[1:33:12] Voice 4: if there might be another standard of sort of reassurance that we could get

[1:33:16] Voice 4: or just sort of assessment that we could get from the applicant.

[1:33:20] Voice 4: Or if it's, yeah.

[1:33:21] Voice 8: Well, that is why I put in the referrals to the fire department.

[1:33:24] Voice 8: and then we could see what comes with that.

[1:33:26] Voice 8: Sure,

[1:33:27] Voice 4: yeah, I'd be happy to.

[1:33:28] Voice 4: I wouldn't hate having a little bit more clarity around that,

[1:33:32] Voice 4: and I'm sure you guys have got points,

[1:33:34] Voice 4: but I think that's trying to do the due diligence.

[1:33:39] Voice 4: But yeah, otherwise, I think I'm pretty happy.

[1:33:45] Voice 6: Go ahead.

[1:33:45] Voice 6: Comments, yeah.

[1:33:47] Voice 6: So the applicant is asked to increase the ability

[1:33:52] Voice 6: to increase the size of their residence.

[1:33:54] Voice 6: I presume that would trigger an amendment

[1:33:57] Voice 6: to their existing sighting and use permit yeah

[1:34:01] Voice 8: well they would need to

[1:34:02] Voice 8: apply for a sighting and use permit if they were to increase right if

[1:34:06] Voice 6: they were to put

[1:34:07] Voice 6: the suite into the existing floor area of their existing sighting and use permit

[1:34:13] Voice 6: they I don't think they would need a sighting and use permit so the

[1:34:25] Voice 6: amendment to the sighting and use permit would be triggered by anybody that wants to

[1:34:29] Voice 6: to increase the footprint of the house.

[1:34:32] Voice 6: But to put a suite in, the definition of the suite

[1:34:35] Voice 6: is actually it falls within the floor plan

[1:34:37] Voice 6: of the existing residence.

[1:34:38] Voice 6: That wouldn't trigger sightings.

[1:34:42] Voice 6: I'm happy with the first recommendation,

[1:34:44] Voice 6: which basically requests staff to prepare a draft by-law

[1:34:48] Voice 6: for the land use by-law.

[1:34:54] Voice 6: And the second one is to go for a second reading

[1:34:58] Voice 6: to be considered after certain qualifications.

[1:35:02] Voice 6: The only qualification that I would require

[1:35:05] Voice 6: is a letter from someone that knows

[1:35:08] Voice 6: to say that the wastewater system

[1:35:12] Voice 6: is adequate for the suites.

[1:35:16] Voice 6: The requirement for a minimum onsite storage capacity

[1:35:19] Voice 6: and all of those regulations,

[1:35:22] Voice 6: I do not see the need for that.

[1:35:23] Voice 6: that Coho has managed their rainwater distribution system

[1:35:29] Voice 6: at the highest level.

[1:35:32] Voice 6: They're in fact groundbreaking in this particular case.

[1:35:35] Voice 6: I can't think of any other multi-unit residential developments

[1:35:43] Voice 6: in the Gulf Islands that use rainwater.

[1:35:45] Voice 6: This is unique and it should be applauded

[1:35:49] Voice 6: and patterned and copied.

[1:35:52] Voice 6: So, as well as treatment, maintenance, plan and delivery systems for potable water, they're already doing this.

[1:35:58] Voice 6: They have more intimate knowledge in those systems and no more information would I require to move this application forward.

[1:36:10] Voice 6: I like the idea of referring it to the Dem and Fire Department to get their concerns.

[1:36:13] Voice 6: I don't need to know what their emergency considerations for temporary water are.

[1:36:19] Voice 6: I don't need what storage they're already accommodated that the land use

[1:36:26] Voice 6: agreement does need to be amended they they volunteer to take that on with

[1:36:31] Voice 6: their lawyer and then bring that I'm more than happy that's gonna work these

[1:36:36] Voice 6: are minor amendments to that that agreement document just to it's a

[1:36:43] Voice 6: popular place when you have cake i'm sorry

[1:36:46] Voice 6: um and so in other words this this application

[1:36:54] Voice 6: is the most successful affordable housing land development that we have it's in fact

[1:37:01] Voice 6: the only one that we have other than one single residence on denman island i want to make

[1:37:08] Voice 6: their interest in adding four not five four more densities and and the ability to have suites as

[1:37:15] Voice 6: as easy and as affordable as we possibly can

[1:37:18] Voice 6: because they've not gone,

[1:37:19] Voice 6: they haven't asked BC Housing for any money.

[1:37:22] Voice 6: They supported this with their own loans.

[1:37:27] Voice 6: They've been an exemplary member of our community

[1:37:31] Voice 6: and a neighbor for over 12 years.

[1:37:34] Voice 6: And I want to thank them for their diligence

[1:37:38] Voice 6: and their concern on the way they run their operation

[1:37:40] Voice 6: by making this request as easy as possible.

[1:37:44] Voice 6: so um those are my comments i just

[1:37:51] Voice 8: have one a comment just about the housing agreement

[1:37:53] Voice 8: um so islands trust lawyers will have to bet the housing agreement whether their lawyer

[1:37:59] Voice 8: does the drafting of it and makes the amendments it will still get that

[1:38:02] Voice 8: just for

[1:38:07] Voice 6: the vetting yeah

[1:38:08] Voice 8: yeah typically our lawyers will draft the housing agreement but if

[1:38:13] Voice 8: I appreciate

[1:38:17] Voice 6: that I'm just thinking that the cost it would be much less cost if

[1:38:23] Voice 6: they're simply just looking at and going yeah that works I can't imagine it it's

[1:38:28] Voice 6: not a very complicated document and they're not changing very much they're

[1:38:32] Voice 6: simply adding so that would be my suggestion I can appreciate staff is

[1:38:39] Voice 6: always looking at the highest level of concern i get that um and i appreciate that uh what i'm

[1:38:46] Voice 1: trying

[1:38:47] Voice 6: to do is speak for the integrity of the development the integrity of the people involved

[1:38:51] Voice 6: with it the history of the development and and their ethos their their how they they fit in the

[1:38:56] Voice 6: scheme of things so um i'm not saying your what you're recommending works but i also think this

[1:39:03] Voice 6: is a way to go that will it won't involve as much money which is important when you don't have much

[1:39:09] Voice 6: money i know they don't yeah so

[1:39:15] Voice 3: are we ready for some motions yeah

[1:39:18] Voice 6: i think the first one

[1:39:18] Voice 6: tell them that the government local trust committee requests that to prepare the draft

[1:39:22] Voice 6: bylaw to amend them in the land use bylaw of 2008 to rezone law a section 17 of the island

[1:39:28] Voice 6: the nine world district plan the id 87456

[1:39:32] Voice 3: seconded second any discussion call the question then all

[1:39:37] Voice 3: in favor that carries

[1:39:38] Voice 4: i see that i've david's managed to stick me with the long one again

[1:39:44] Voice 3: so you and you want to do a b and

[1:39:47] Voice 4: c or do you want to well that's the i think that's the part

[1:39:49] Voice 4: we should discuss but all right

[1:39:51] Voice 4: let's discuss that so

[1:39:52] Voice 6: that that motion includes two a b and

[1:39:56] Voice 6: c i'm happy with a i would be voting against b and c yeah

[1:40:00] Voice 4: i think i'd be the same i feel pretty

[1:40:11] Voice 4: I

[1:40:12] Voice 6: move that

[1:40:24] Voice 4: the Devon Island Local Trust Committee request the applicant for DE-RZ-2024.1 to submit

[1:40:36] Voice 4: confirmation from a qualified professional that the subject property has adequate conditions

[1:40:40] Voice 4: to support the wastewater systems

[1:40:42] Voice 4: compliant with the BC sewerage system regulation

[1:40:44] Voice 4: under the Health Act for the proposed increase in density

[1:40:49] Voice 4: to the local trust committee

[1:40:51] Voice 4: prior to second reading being considered.

[1:40:54] Voice 4: Informatically, that still works.

[1:40:55] Voice 4: Okay.

[1:40:56] Voice 6: Yeah, that's good.

[1:40:58] Voice 3: Rewarding on the fly.

[1:41:01] Voice 6: I'm going to second that,

[1:41:02] Voice 6: but I want to make sure that our note takers

[1:41:05] Voice 6: captured that change.

[1:41:07] Voice 6: change.

[1:41:11] Voice 7: Chair Maud, yes, I did. If you could just repeat, did the motion end at the end of point A

[1:41:20] Voice 7: with the word increase in density?

[1:41:23] Voice 4: No. So to request the applicant to submit, I left out some

[1:41:32] Voice 4: the member and then to submit confirmation from and then going to increase in density

[1:41:41] Voice 4: and then returning to to the local trust committee prior to second reading being considered

[1:41:46] Voice 4: does that make sense yes

[1:41:50] Voice 7: i've got it okay

[1:41:51] Voice 3: cool excellent okay good thank you

[1:41:53] Voice 7: so

[1:41:55] Voice 3: call the question

[1:41:56] Voice 3: all in favor that carries and

[1:42:00] Voice 6: uh i'll make i'll make the other one i move that the deminano local

[1:42:05] Voice 6: Local Trust Committee request the applicant for DERC 2021.1

[1:42:10] Voice 6: Triple Rock Land Cooperative to enter into a cost recovery

[1:42:14] Voice 6: agreement with the Islands Trust for the purposes of vetting

[1:42:18] Voice 6: an amended housing agreement, which they will provide.

[1:42:29] Voice 3: OK, so once again, Lisa, we've done a slight modification

[1:42:31] Voice 3: on that.

[1:42:32] Voice 3: You've got those?

[1:42:34] Voice 7: Yes, Tremont, I've got that.

[1:42:36] Voice 7: Thank you.

[1:42:36] Voice 7: The

[1:42:38] Voice 8: applicant will provide.

[1:42:39] Voice 3: The applicant will provide.

[1:42:40] Voice 3: yeah so instead of drafting it's betting okay seconded second call the question all in favor

[1:42:48] Voice 3: that carries uh

[1:42:52] Voice 4: and i move that the demon island local trust committee requests staff to send an

[1:42:56] Voice 4: early referral of de-rz-2024.1 open brackets triple rock plan cooperative close brackets

[1:43:04] Voice 4: to the demon island to the fire department uh yeah and i think we were to the to the

[1:43:11] Voice 4: them in our entire party let's leave William alone

[1:43:15] Voice 3: that's got enough today

[1:43:16] Voice 3: all right second any further discussion call the question okay that carries

[1:43:23] Voice 3: cool

[1:43:24] Voice 6: thank you on

[1:43:27] Voice 3: your way thank you very much you are leading the way once

[1:43:31] Voice 3: once again was there a member

[1:43:33] Voice 3: of the public people

[1:43:34] Voice 10: follow because it is a great way of living and um

[1:43:40] Voice 10: i mean we have statistics that does feel like a lower impact lighter on the land way of living

[1:43:48] Voice 4: i mean you have the water statistics the water usage statistics are stark

[1:43:54] Voice 10: they're they're subjective of

[1:43:56] Voice 4: course but but we

[1:43:57] Voice 4: still i mean

[1:43:58] Voice 10: we've talked about getting monitors

[1:43:59] Voice 10: and we may do that.

[1:44:01] Voice 10: No, and I just wanted to mention like the fire department,

[1:44:04] Voice 10: like I'd actually already asked the fire department

[1:44:06] Voice 10: in the last few days because I read the staff report,

[1:44:08] Voice 10: they're like, no problem.

[1:44:10] Voice 10: Like they have a file in their office

[1:44:14] Voice 10: because they come and they study our land

[1:44:16] Voice 10: and they talk to us about trim this back here

[1:44:19] Voice 10: and that, that, and that.

[1:44:21] Voice 10: You know, having potentially fixings on the sisters,

[1:44:25] Voice 10: like they actually have a plan for our project

[1:44:27] Voice 10: And we did ask them about if they had comments or concerns about it.

[1:44:37] Voice 10: They had a few comments, but yeah.

[1:44:39] Voice 10: No,

[1:44:40] Voice 4: they're very good.

[1:44:41] Voice 10: So, yeah.

[1:44:42] Voice 10: And with the emergency access, it would be actually good to know the details of the issue,

[1:44:46] Voice 10: because we really, really don't want that.

[1:44:48] Voice 10: And as you know, we have a few first responders and athletes in our project,

[1:44:53] Voice 10: so they would be highly motivated.

[1:44:56] Voice 4: Totally.

[1:44:57] Voice 4: So, yeah.

[1:44:58] Voice 10: And also, I just wanted to mention that the sewage –

[1:45:03] Voice 10: yeah i think

[1:45:03] Voice 10: that wasn't really a mistake on our part not to have everything in that letter

[1:45:08] Voice 10: um but you know we shifted back and forth from five main units to four main units and we were

[1:45:13] Voice 10: gonna have three standing cottages at one point like we had like a year of intense discussions

[1:45:20] Voice 10: just internally where we were like what is the brand thing for our project and our that will

[1:45:27] Voice 10: keep our values and the way we were able to work together um and it ended up with what it is and i

[1:45:33] Voice 10: I think that he's kind of the piece of getting the confirmation of the septic it verbally happened

[1:45:38] Voice 10: in conversations with um Steve uh Carballera and just to get into paper but now he is fully

[1:45:45] Voice 10: retired so but he's available as a so I'm yeah I thank you for understanding and grasping what our

[1:45:58] Voice 10: project is supporting in and allowing us to go sustainable and community-minded house I'm

[1:46:08] Voice 10: gentlemen that you know our community members and friends thank you and we'll see you uh in august

[1:46:18] Voice 4: well yeah i mean i'd say to like affordable obviously means a lot of things to different

[1:46:22] Voice 4: people uh and and and you know buying into to coho is not necessarily within everybody's grasp but i

[1:46:29] Voice 4: i you know i applaud the the the second secondary suite component not least because it allows for

[1:46:36] Voice 4: people to age in place and and all that sort of stuff and allow for for those people to sort of

[1:46:40] Voice 4: be a part of that um and i you know it's not going to solve the problems and it's not going

[1:46:44] Voice 4: to fix things and i don't think it's you know probably not everyone's going to adopt it but

[1:46:50] Voice 10: over the years and that's

[1:46:53] Voice 4: yeah and i think the

[1:46:54] Voice 4: foresight is valuable and also it does

[1:46:56] Voice 4: pretend you know open some potential i know there's there's people you know who need a

[1:47:01] Voice 4: secondary suite already on coho yes

[1:47:03] Voice 10: you know it's very helpful and i'm

[1:47:05] Voice 4: glad to see that provision

[1:47:07] Voice 4: Yeah,

[1:47:07] Voice 10: and ad hoc, under the table solutions are what we want.

[1:47:14] Voice 4: It's not in line with the way the rest

[1:47:16] Voice 10: of what you've done, you know.

[1:47:17] Voice 10: So, yeah, yeah, yeah, that's right.

[1:47:22] Voice 10: So, yeah, and the ease with which this seems to be moving forward is really helpful.

[1:47:30] Voice 10: Also, in terms of affordability, because the more any process costs, it is us and, you know, future residents.

[1:47:39] Voice 10: will cover that so i

[1:47:40] Voice 10: thank you and in terms of affordability like that is something we will need

[1:47:44] Voice 10: to have some back and forth with our staff around what goes in the housing agreement because the

[1:47:49] Voice 10: affordability of the suites is really key for our group also like our biggest issue when we talked

[1:47:55] Voice 10: about it as well eventually it'll just be a bunch of strangers living here because people want to

[1:47:59] Voice 10: make extra money and that's yeah we don't want that so yeah

[1:48:02] Voice 4: and i'll be that that's a component

[1:48:04] Voice 4: that i'm very keen to i'm glad that you guys have thought about it it was the first night i started

[1:48:08] Voice 4: reading everything and i immediately wrote that down and then i went a little further and i was

[1:48:11] Voice 4: like oh it's

[1:48:11] Voice 4: there good excellent there's

[1:48:13] Voice 10: like 24 of us yeah it's going to

[1:48:15] Voice 10: bring up the topics

[1:48:18] Voice 10: well

[1:48:19] Voice 4: you are all you know very milquetoast individuals too so there's that

[1:48:29] Voice 10: thank

[1:48:29] Voice 3: you so much

[1:48:32] Voice 6: one one one final comment if i may on your on

[1:48:36] Voice 6: your report page 30

[1:48:38] Voice 10: the second

[1:48:42] Voice 6: paragraph the third sentence talks about increase in maximum flow

[1:48:46] Voice 6: to allow secondary dwellings it should say suites

[1:48:50] Voice 8: just

[1:48:51] Voice 6: to avoid the confusion

[1:48:53] Voice 6: Thanks for coming.

[1:48:57] Voice 8: It's easy, Tim.

[1:48:58] Voice 3: There's a lot

[1:49:00] Voice 5: in here.

[1:49:02] Voice 3: Okay, moving on. So we have

[1:49:03] Voice 3: local trust committee projects.

[1:49:06] Voice 3: Do we

[1:49:07] Voice 3: have an RFP?

[1:49:11] Voice 4: Oh.

[1:49:13] Voice 4: I'm just going in there. Never mind.

[1:49:15] Voice 4: Just regarding.

[1:49:18] Voice 4: I was skipping ahead. I was just going by the

[1:49:20] Voice 4: chapter headings in the email, which is

[1:49:22] Voice 4: not helpful.

[1:49:23] Voice 4: This

[1:49:24] Voice 8: will be a two-second update.

[1:49:27] Voice 8: We're currently working on this

[1:49:29] Voice 8: project it's in the early stages the project charter was just uh endorsed at the last meeting

[1:49:38] Voice 8: thank

[1:49:40] Voice 3: you very much we don't have any correspondence um new business um annual reporting

[1:49:49] Voice 3: excerpt um i it seems to be my job as chair at every one of these i tend to find things

[1:50:00] Voice 10: I

[1:50:01] Voice 3: found some stuff

[1:50:02] Voice 10: but

[1:50:03] Voice 3: now I have to find it

[1:50:04] Voice 10: okay

[1:50:07] Voice 3: see I went past it I'm not

[1:50:09] Voice 3: a keener all

[1:50:11] Voice 10: right

[1:50:18] Voice 3: so 124 so what is the first line of the Demmon Island local

[1:50:26] Voice 3: trust area includes Demmon and chrome island and seal and sandy islets it

[1:50:31] Voice 3: It seems to me that we're lacking some commas,

[1:50:34] Voice 3: so we have too many Ns.

[1:50:37] Voice 11: Yeah,

[1:50:38] Voice 3: so we have three Ns,

[1:50:40] Voice 3: or maybe we should have a couple of commas, N and N.

[1:50:44] Voice 3: So, yeah.

[1:50:47] Voice 3: The second line, Demini and local trust area

[1:50:51] Voice 3: is located within the territory of First Nations.

[1:50:55] Voice 3: On other LTCs, what I've suggested is several or many.

[1:50:59] Voice 3: Sure.

[1:51:00] Voice 3: Because it seems it's a little bit more singular

[1:51:01] Voice 3: than what maybe is appropriate.

[1:51:05] Voice 6: The Coast Salish people, does that capture all of the various nations, or does that not?

[1:51:12] Voice 6: It does.

[1:51:14] Voice 6: Not enough?

[1:51:15] Voice 6: I don't know.

[1:51:16] Voice 3: No, I don't think it does.

[1:51:19] Voice 6: There's quite a list

[1:51:20] Voice 6: in the referrals for the rezoning application.

[1:51:24] Voice 6: Why don't we just grab that, because that's been well-researched, correct?

[1:51:28] Voice 3: Yeah, but I think for this purpose, I think

[1:51:31] Voice 6: several or many

[1:51:32] Voice 3: kind of makes the wording

[1:51:34] Voice 3: more easier than to have that laundry list.

[1:51:37] Voice 3: and i think the rest of it i think makes straightforward unless you guys have some

[1:51:41] Voice 1: editorial content

[1:51:42] Voice 3: like i know on like on on main island we we put in a thing about the evil

[1:51:47] Voice 3: fallow deer um pander they put in something about the minister the ministry not supporting

[1:51:52] Voice 3: prosecution of a dpa um so sometimes there's some some local island things that maybe got

[1:52:00] Voice 3: missed out but it's reads fine to me i don't

[1:52:07] Voice 6: keep track of the various applications

[1:52:09] Voice 3: so i just

[1:52:10] Voice 3: assumed it was a good

[1:52:11] Voice 3: so we need to make a motion as amended

[1:52:16] Voice 3: um so if morris if you caught enough

[1:52:21] Voice 3: of that so we can just say amended or should we word it out okay all right so i'll move to

[1:52:28] Voice 6: to be a

[1:52:28] Voice 6: demo local trust committee approved the attached amended text for inclusion in the 2023

[1:52:35] Voice 6: 2024 annual report for approval by trust council and submission for the minister of municipal

[1:52:40] Voice 6: affairs excellent

[1:52:41] Voice 3: second any further discussion call the question all in favor that carries

[1:52:47] Voice 3: all right so now we have bylaw enforcement uh compliance and enforcement policy staff report

[1:52:54] Voice 3: and I see that Mr. Dingman has come to light.

[1:53:00] Voice 3: So we will hand it over to you, Mr. Dingman.

[1:53:06] Voice 1: Good afternoon, Chair and Trustees.

[1:53:11] Voice 1: This report, there was a resolution from the Local Trust Committee.

[1:53:17] Voice 1: Initially, they wanted background on some staff contacts,

[1:53:24] Voice 1: some inspections that happened in January.

[1:53:26] Voice 1: And working from that resolution, I thought it would be appropriate to forward to the Local Trust Committee, one, not just to explain what happened on that day in January 30th, 2024, regarding some site visits, but also to put forward a proposal for a bylaw compliance and enforcement policy for review by the Local Trust Committee.

[1:53:57] Voice 1: currently what this local trust committee does and really all the local trust committees do

[1:54:01] Voice 1: is by standing resolution they establish policies for their local trust areas my proposal is that we

[1:54:09] Voice 1: put this into a document one document that would cover a number of policies

[1:54:16] Voice 1: that would direct staff on how to go through issues like notice of inspection time to comply

[1:54:25] Voice 1: apply, have policies regarding frivolous or vexatious complaints, definitions of minor

[1:54:31] Voice 1: contraventions and the use of discretion.

[1:54:34] Voice 1: So to provide some background on these issues, currently we use trust council policies.

[1:54:43] Voice 1: Those are our guiding policies that we have been using, and they provide an overview on

[1:54:49] Voice 1: how staff are to conduct business, when to open files, close files, but what we don't

[1:54:56] Voice 1: have from local trust committees is a combined forward-facing document as i described it that

[1:55:04] Voice 1: can be accessed by residents and staff and i believe the lack of this document leads to a

[1:55:11] Voice 1: certain amount of understanding about the policies and procedures that are followed by staff so in

[1:55:17] Voice 1: reference to the background towards the visits that were conducted in january on january 18th

[1:55:26] Voice 1: we received a written complaint regarding some tree

[1:55:28] Voice 1: cutting on the edge of Graham Lake

[1:55:29] Voice 1: and the operation of an excavator at the lake's

[1:55:32] Voice 1: edge and there was

[1:55:34] Voice 1: a reference to soil removal occurring

[1:55:37] Voice 1: but unfortunately the

[1:55:38] Voice 1: complainant could not identify the property

[1:55:40] Voice 1: address or location. So this

[1:55:43] Voice 1: meant that a bylaw officer had to go

[1:55:45] Voice 1: out to try and

[1:55:46] Voice 1: determine the exact location of the work.

[1:55:49] Voice 1: Now Graham Lake is

[1:55:51] Voice 1: of importance because there's a development

[1:55:52] Voice 1: a repairing development permit area

[1:55:55] Voice 1: around the lake and those investigations are priority through Trust Council

[1:56:02] Voice 1: policies I've referenced the policy here for priority of investigation section

[1:56:07] Voice 1: five one three adverse environmental impact that could result in universal

[1:56:11] Voice 1: damage if not prevented in a timely fashion so following those policies the

[1:56:17] Voice 1: bylaws are attended the area and around area around the lake to try and find

[1:56:22] Voice 1: where this tree cutting was occurring so he did have what I would call incidental

[1:56:28] Voice 1: contact with property owners in the area as he tried to find the tree cutting and

[1:56:33] Voice 1: ultimately was determined that one hazard tree may have been cut down and

[1:56:39] Voice 1: the file was closed it was termed that there's no development permit required

[1:56:45] Voice 1: but as this work was necessary as there especially in riparian areas and other

[1:56:50] Voice 1: other environmentally sensitive areas, it's considered urgent, and we try and determine

[1:56:55] Voice 1: where such work is happening as quickly as possible.

[1:56:59] Voice 1: It's not always easy, because in some of these rural areas, properties are not well

[1:57:04] Voice 1: identified, and we have to go the extra steps of going out and trying to find this work

[1:57:12] Voice 1: in an effort, one, to identify the correct property that it's on, and two, try to stop

[1:57:18] Voice 1: any further damage if people are doing work without permits so as i've already mentioned

[1:57:24] Voice 1: our guiding policies right now are in trust council policies 551 they provide the direction

[1:57:31] Voice 1: that we need to do most of our work but as i've already referenced there's certain things they

[1:57:37] Voice 1: don't provide direction on and i believe though that direction should come from local trust

[1:57:43] Voice 1: committees and i'll go through them again notice of site inspections how we do the business there

[1:57:49] Voice 1: time to comply, fixations complaints, definition of what minor contraventions are and whether or

[1:57:55] Voice 1: not the LTCs want to pursue them, and use of discretion. So what I've prepared for consideration

[1:58:03] Voice 1: for this Local Trust Committee, and this has also been forwarded to the Regional Planning

[1:58:09] Voice 1: Committee for consideration, is let's do a document, use a template so that a policy

[1:58:18] Voice 1: document could be created for each local trust committee and that they can

[1:58:23] Voice 1: establish you know the policies on how staff are to conduct themselves our to

[1:58:30] Voice 1: close files when we find certain things you know establish policies where you

[1:58:37] Voice 1: know if the LTC has said we're not going there's deferred enforcement on an issue

[1:58:42] Voice 1: that those files will be closed so an attached to the report is a and that the

[1:58:51] Voice 1: actual proposed policy document that we can either review now or in the end it

[1:59:01] Voice 1: will be at the discretion of the local trust meeting whether or not they wish

[1:59:06] Voice 1: wish to pursue this type of a policy right the LTC could decide just to rely

[1:59:16] Voice 1: on Trust Council policies and not proceed with further consideration or

[1:59:21] Voice 1: amendments to this proposed policy but I would recommend that you do adopt such a

[1:59:28] Voice 1: policy and make amendments where you believe there should be amendments and

[1:59:34] Voice 1: provide direction to staff and i'll note that there's two parts to the policy document

[1:59:40] Voice 1: part a for the general policies regarding definitions and inspections and enforcement

[1:59:46] Voice 1: procedures closing files reporting and there's a part b uh bottle enforcement

[1:59:52] Voice 1: notice bylaws screening officers powers and duties which you may also want to

[2:00:00] Voice 1: have some input on and make some revisions to that current policy i'd like to note that because you

[2:00:08] Voice 1: have citing and use permits on denman denman and hornby are unique in having that i added that

[2:00:13] Voice 1: section to this proposed document you may also wish i imagine in the end the decision will be

[2:00:22] Voice 1: even from the regional planning committee is that there be some type of section here on vexatious

[2:00:30] Voice 1: complainants establishing just what those are and establishing policies

[2:00:36] Voice 1: around vexatious complainants right now I've incorporated it into the document I

[2:00:42] Voice 1: think that works but we could also add the extra section regarding vexatious

[2:00:46] Voice 1: complaints what they are and how we're going to deal with and so I believe not

[2:00:53] Voice 1: are there any questions at this point

[2:00:55] Voice 3: trustees

[2:00:56] Voice 4: i mean i would comment uh on mainly mainly uh

[2:01:02] Voice 4: i really appreciate the report uh and i really i think this policy is really great i really

[2:01:10] Voice 4: appreciate the the sort of the thought that's gone into it and i i think it's really valuable

[2:01:15] Voice 4: for us as an organization to have that clarity for for constituents um and you know yeah i think

[2:01:24] Voice 4: this is really great work i'm really excited to i really like what you've got in here absolutely

[2:01:30] Voice 4: supported and i look forward to being able to to speak to it a little bit at uh uh regional planning

[2:01:36] Voice 4: committee as well um i think it's really good work that's too great

[2:01:40] Voice 6: yeah thank you warren i

[2:01:42] Voice 6: agree with my my fellow trustee the only thing i would add is would you would you please call it the

[2:01:49] Voice 6: deminano local trust committee compliance and bylaw enforcement or compliance enforcement it's

[2:01:55] Voice 6: it's how it compliance and enforcement always go together uh generally but i think they should

[2:02:01] Voice 6: always go together uh rather than just rate enforcement and it's just a pet project of

[2:02:07] Voice 6: mine to always achieve compliance before we're back in the enforcement world i'm not sure you

[2:02:12] Voice 6: prefer to be in compliance with your various files also yes

[2:02:17] Voice 1: i've noted that uh trustee graham

[2:02:19] Voice 1: previously from the uh discussions at uh regional planning committee so i can certainly add that

[2:02:24] Voice 1: Thank

[2:02:25] Voice 3: you. Okay. So is there anything else that needs to be touched upon or modifications or anything? All right. So, yeah,

[2:02:39] Voice 4: I mean, I, I've had a pretty close read of this and I'm Warren.

[2:02:46] Voice 4: And if you feel like you want to do some further tinkering, I'm certainly open to sort of pushing this down the line.

[2:02:52] Voice 4: But I'm I'm pretty happy with what I see in this this policy at this point.

[2:02:56] Voice 4: So unless you have anything or if you feel that there needs to be some further revision, I'm part of me that's inclined to say, why wait?

[2:03:04] Voice 4: But I'm but I'm open to hearing if you've got any thoughts on that.

[2:03:08] Voice 1: So here's there's actually no need to wait.

[2:03:11] Voice 1: You can adopt these policies as is. And then it's a simple process here.

[2:03:17] Voice 1: the regional planning committee says okay here's how these can be improved or the additions that

[2:03:22] Voice 1: need to be made then it can be brought back to the local trust committee uh with those amendments

[2:03:28] Voice 1: right this is just a policy document it's not an amendment by law so it's a very straightforward

[2:03:35] Voice 1: any concerns that come up or additions that we believe either from ltc need to be made or from

[2:03:40] Voice 1: staff we can again present it to the ltc and then we can make the edits and adopt it as required

[2:03:48] Voice 4: yeah i'd

[2:03:49] Voice 1: love to be able to

[2:03:49] Voice 4: walk into the next rpc meeting and say hey look what we did

[2:03:52] Voice 4: or look what warren did and we

[2:03:55] Voice 11: can take it

[2:03:55] Voice 4: for but i'd love to be able to go into that and say

[2:03:59] Voice 4: hey here's what we think we're doing is right and i'd like to yeah i'd be very happy to move

[2:04:04] Voice 4: move on that but i don't know if david wants to go ahead

[2:04:06] Voice 4: um so that's not the

[2:04:11] Voice 4: yeah i know i've got the but it's we don't need to bring it back um so

[2:04:18] Voice 3: is there preferred

[2:04:19] Voice 3: wording on this motion other than the rest

[2:04:21] Voice 1: so i think i think that it could just state that the

[2:04:23] Voice 1: denman island local trust committee uh adopts the current bylaw compliance and enforcement policy

[2:04:29] Voice 4: yeah okay

[2:04:30] Voice 1: that's presented uh

[2:04:33] Voice 4: yeah i moved that the denman island local trust committee

[2:04:36] Voice 4: adopt the proposed by-law compliance and enforcement policy as presented.

[2:04:45] Voice 3: Okay. I'll second it.

[2:04:47] Voice 3: Seconded. Call the question. All in favor? That carries.

[2:04:51] Voice 3: Great. Thanks, Warren.

[2:04:52] Voice 3: Thank

[2:04:53] Voice 1: you very much.

[2:04:54] Voice 1: You're welcome.

[2:04:56] Voice 3: All right. So we're quickly going to come back to Mr. Dingman,

[2:05:02] Voice 3: but the Trust Conservancy Report is there for information.

[2:05:06] Voice 3: information, the Trust Conservancy Newsletter, the Huron, again, for our information, applications

[2:05:14] Voice 3: report.

[2:05:15] Voice 3: I don't know if there's anything staff wants to touch on that, if trustees have any questions.

[2:05:21] Voice 3: We have trusting in local expense report for your information, adopt a policy of sustaining

[2:05:31] Voice 3: resolutions for your information First Nation relationship building update who

[2:05:40] Voice 3: was to touch on that through

[2:05:43] Voice 10: the chair I can provide a general update to say

[2:05:49] Voice 10: there's been leadership meetings occurring with the NCC and nation

[2:05:56] Voice 10: conversation, talking about relationship aspects. I couldn't go into detail of those. There's

[2:06:03] some conversations happening with staff

[2:06:05] Voice 10: about processes that are ongoing as well. And that

[2:06:12] Voice 10: would be the conclusion. Thank

[2:06:16] Voice 3: you very much. Not too

[2:06:17] Voice 10: much detail, but there was also a

[2:06:19] Voice 10: section in earlier commandments agenda trustees also provided

[2:06:25] Voice 3: okay thank you very much um so

[2:06:29] Voice 3: local trust committee webpage nobody has any thoughts towards that that's all cool um work

[2:06:36] Voice 3: program active projects and future projects any infilling needed all makes sense all makes sense

[2:06:44] Voice 5: um

[2:06:45] Voice 3: so upcoming meetings um next regular meeting scheduled for tuesday august 13th 10 a.m

[2:06:52] Voice 3: here is that workable for everybody so that's okay that's fine so then we are

[2:07:00] Voice 3: going to move back into a second closed session which shouldn't take too long so

[2:07:10] Voice 3: if we somebody wants to make the motion I

[2:07:15] Voice 4: can do that I move that the meeting be

[2:07:19] Voice 4: closed to the public in accordance with the community charter part 4 division 3

[2:07:22] Voice 4: section 90 brackets 2 brackets B and F for the purpose of considering F law

[2:07:31] Voice 4: enforcement and if the council considers the disclosure could reasonably expect

[2:07:35] Voice 4: to harm the conduct of an investigation under order enforcement of an enactment

[2:07:39] Voice 4: and that the reporter and

[2:07:40] Voice 4: staff attend the meeting

[2:07:41] Voice 3: seconded second okay any

[2:07:43] Voice 3: questions all question all in favor that carries so we are going in camera so

[2:07:54] Voice 3: So, Lisa, we'll need you to stop the recording.

[2:07:56] Voice 11: The recording has stopped.

[2:07:58] Voice 3: Ooh, that's very impressive.

ADOPTED 
 
 
 
 
Denman Island ADOPTED 1 
Local Trust Committee Minutes 
June 4, 2024 
 
Denman Island Local Trust Committee 
Minutes of Regular Meeting 
 
Date:  
Location:  
June 4, 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  
 Marlis McCargar, Island Planner  
 Margot Thomaidis, Planner 2  
 Warren Dingman, Bylaw Compliance & Enforcement Manager (electronic)  
 Daniel Schneider, Bylaw Enforcement Officer (electronic)  
 Lisa Millard, Recorder (electronic)  
   
Others Present: There were approximately 6 (six) members of the public and 1 (one) member of 
the media in attendance. 
 
 
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 10:00 a.m. He acknowledged that the meeting was 
held on the territory of the Coast Salish First Nations. 
2. APPROVAL OF AGENDA 
The following additions and changes to the agenda were presented for consideration: 
 The regular meeting will close to the public and go in-camera following Item 7.1; and 
 The order of Items 8.1 and 8.2 will be reversed so that:  
Item 8.1 will now be DE-RZ-2023.1 - Komas Ranch Ltd. - Staff Report  
Item 8.2 will now be DE-RZ-2024.1 - Triple Rock Land Cooperative - Staff Report 
 
By general consent, the agenda was approved as amended. 
3. REPORTS 

ADOPTED 
 
 
 
 
Denman Island ADOPTED 2 
Local Trust Committee Minutes 
June 4, 2024 
3.1 Trustee Reports 
Trustee Graham reported the following: 
 Attended the committee of the whole meeting for discussion on the Islands Trust 
Draft Policy Statement; and 
 Attended a meeting with Comox Valley Regional District, the Denman Island Local 
Trust Committee, and the Hornby Island Local Trust Committee to discuss topics of 
mutual interest and concern. 
 Trustee Borthwick reported the following: 
 Attended the committee of the whole meeting for discussion on the Islands Trust 
Draft Policy Statement; 
 Attended the protocol meeting with the Comox Valley Regional District; and 
 Attended a meeting with representatives of the K’omoks First Nation. 
3.2 Chair's Report 
Chair Maude reported the following: 
 Noted that June 5, 2024 is the 50
th
 Anniversary of Islands Trust; 
 There will be a Trust Council meeting June 18-20, 2024 being held on Salt Spring 
Island; and 
 Attended the committee of the whole meeting for discussion on the Islands Trust 
Draft Policy Statement and a period of public engagement is being planned. 
3.3 Electoral Area Director's Report - none 
4. PUBLIC COMMENTS 
 A member of the public stated that they heard that there is a policy that Trustees are not 
allowed to say anything negative about Islands Trust, in general, including their personal 
experiences. 
o Trustee Borthwick referred to a recent Denman Island community Facebook 
discussion about the draft code of conduct and he clarified that it was a draft policy 
and not finalized yet. He noted that the intent of the policy is not to silence Trustees 
and they have freedom to express their views. He referred to Roberts Rules of Order 
that states once a motion has been made by a government body, regardless of one’s 
personal vote for or against, the individual is required to represent it, as the motion 
carried by the body.   
o Chair Maude stated that if a motion was carried forward and agreed on by the 
Trustees, but he did not support it, he would be obligated to carry the motion 
forward with Trust Council. 
o Trustee Graham noted that, at times, the Denman Island Facebook group 
perpetuates inaccurate information. 
5. DELEGATIONS - none 
6. MINUTES 

ADOPTED 
 
 
 
 
Denman Island ADOPTED 3 
Local Trust Committee Minutes 
June 4, 2024 
6.1 Local Trust Committee Special Minutes dated February 20, 2024 - for adoption 
By general consent, the Local Trust Committee meeting minutes of February 20, 2024 
were adopted. 
6.2 Local Trust Committee Minutes dated April 9, 2024 - for adoption 
By general consent, the Local Trust Committee meeting minutes of April 9, 2024 were 
adopted. 
6.3 Local Trust Committee Special Meeting Minutes dated May 7, 2024 - for adoption 
By general consent, the Local Trust Committee special meeting minutes of May 7, 2024 
were adopted. 
6.4 Section 26 Resolutions-Without-Meeting Report - none 
6.5 Advisory Planning Commission Minutes - none 
7. BUSINESS ARISING FROM MINUTES 
7.1 Follow-up Action List dated May 24, 2024 
A Trustee questioned why the status of February 20, 2024 Activity 1 ‘preparation of a 
suitable land analysis draft’ was marked as complete. The Planner stated that the status 
should be “in progress.” 
DE-2024-034 
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(2)(k) for the purpose of considering: 
 (k)negotiations and related discussions respecting the proposed provision of a municipal service that 
are at their preliminary stages and that, in the view of the council, could reasonably be expected to 
harm the interests of the municipality if they were held in public; 
and that the Recorder, Staff and representatives of the K’omoks First Nation attend the meeting.     
  CARRIED                                                           
The regular meeting was recessed at 10:27 a.m. and recalled to order at 11:20 a.m. 
8. APPLICATIONS AND REFERRALS 
8.1 DE-RZ-2023.1 - Komas Ranch Ltd. - Staff Report 
The Planner summarized the staff report and highlighted the following: 
 A Land Use Contract (LUC) was entered into in 1977 and it terminates on June 30, 
2024; 

ADOPTED 
 
 
 
 
Denman Island ADOPTED 4 
Local Trust Committee Minutes 
June 4, 2024 
 The application proposes to increase the number of allowable single family 
dwellings on two lots from 9 units up to 20 units with each of the permitted 
dwellings allowed one accessory guest dwelling no larger than 400 square feet; 
 The application also requests a portion of one of the lots be rezoned from Rural to 
Conservation/Recreation; and 
 There is an opportunity for the Local Trust Committee to update zoning as required 
and to protect cultural heritage sites and areas of sensitive environmental concern. 
 
The Applicant and one of the property owners were present and made the following 
comments during discussion with the Trustees: 
 The original Land Use Contract (LUC) did not have a public trail; however, Komas 
Ranch has allowed day use public access to the adjacent marine park and boating 
areas, Morning Beach Park, and Longbeak Point; 
 If a trail is established, it would cross private property; 
 There is a public park with vehicle parking at Morning Beach Park and access to 
Longbeak Point is provided from the same public area; 
 The Komas Ranch property does not have parkland because the LUC specified that 
150 acres remain as undisturbed forest; 
 They have not had an opportunity to explore the Natural Area Protection Tax 
Exemption Program (NAPTEC) as they have just heard about it and do not have 
sufficient information to comment; 
 Komas Ranch was originally an operating farm and the building on the Agricultural 
Land Reserve portion of the property was housing used for the farm owner and staff 
and it is currently being used as a low-cost rental housing unit; 
 This is being treated as rezoning a piece of land, but it is a hand over from one level 
of government to another level of government and the owners are seeking a 
continuation of the use that has already been in place; 
 They have complied with the request to do a survey of the land; 
 They are being asked to categorize water and septic field capacity and, while they 
are willing to confirm that each of the properties has a functioning septic system, 
doing studies on existing properties seems onerous; 
 The Province put legislation into place that specified that local governments would 
take over the administration of LUCs and put rezoning into place by June, 2022 and 
that property owners were to be notified in writing of the expiry of the contract; 
however, neither of these requirements have been met; and 
 The Local Government Act is clear that the local government was to put rezoning in 
place, but Islands Trust has put the onus on the property owners to do this; 
o The Planner noted that zoning has been in place on these lots since 2008 
and that the language in the local Government Act states that zoning has to 
be in place by the expiry of the Land Use Contract. 
Discussion ensued. 
 

ADOPTED 
 
 
 
 
Denman Island ADOPTED 5 
Local Trust Committee Minutes 
June 4, 2024 
DE-2024-035 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request staff to prepare a draft bylaw to 
amend the Denman Island Official Community Plan, 2008 (OCP), to proceed with 
application DE-RZ-2023.1 (Komas Ranch Ltd.).  
CARRIED 
DE-2024-036 
It was MOVED and SECONDED 
That the Denman Island Local Trust Committee request staff to prepare a draft bylaw to 
amend the Denman Island Land Use Bylaw, 2008 (LUB), to proceed with application DE-
RZ-2023.1 (Komas Ranch Ltd.).  
CARRIED 
DE-2024-037 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee confirm that the draft bylaw includes 
designation of part of the Northern parcel and part of the Eastern parcel (PIDs 000-211-
338 and 023-096-438) as ‘Conservation/Recreation’ in the OCP and ‘Conservation (CN)’ 
in the LUB. 
CARRIED 
DE-2024-038 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee confirm that the draft bylaw includes 
designation of Site Specific Rural Residential zones in the LUB to permit the existing 
residential density on each of the subject properties.  
CARRIED 
DE-2024-039 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request the applicant for DE-RZ-2023.1 
(Komas Ranch Ltd.) to submit the following information to the Local Trust Committee 
regarding sewerage waste disposal on the Northern and Western parcels (PIDs 000-211-
338 and 000-211-320): 
a) Sewage disposal filings for each sewage disposal system on the subject properties; 
and 
b) A comprehensive sewage disposal plan for each dwelling/building site on each of 
the subject properties.  
CARRIED 
 
 

ADOPTED 
 
 
 
 
Denman Island ADOPTED 6 
Local Trust Committee Minutes 
June 4, 2024 
DE-2024-040 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request the applicant for DE-RZ-2023.1 
(Komas Ranch Ltd.) to submit the following information to the Local Trust Committee 
regarding the existing water quality and quantity on the Northern and Western parcels 
(PIDs 000-211-338 and 000-211-320): 
a) Source of potable water for each building site; 
b) Distribution of potable water to each building site; 
c) Any historic or current water quality tests for existing potable water sources 
supplying the building sites; 
d) Any additional sources of water for irrigation (non-potable); and 
that this information be forwarded to the Islands Trust Freshwater Specialist for 
comment. 
 CARRIED 
DE-2024-041 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request staff to report back on the 
options and implications of establishing a shoreline protection Development Permit 
Area for the subject properties.  
CARRIED 
DE-2024-042 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request the applicant of DE-RZ-2023.1 
(Komas Ranch Ltd.) to confirm whether or not they will pursue a Natural Area Protection 
Tax Exemption Program (NAPTEP) covenant to protect an environmentally sensitive 
portion of the Northern parcel.  
CARRIED 
DE-2024-043 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request staff to engage with K’ómoks 
First Nation regarding their interest in formalizing access to Longbeak Point through a 
pedestrian trail on the Western and Northern parcels. 
CARRIED 
DE-2024-044 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request staff to report back on the 
options to formally protect the cultural heritage of the subject properties using all 
available local government tools, in addition to the Heritage Conservation Act. 

ADOPTED 
 
 
 
 
Denman Island ADOPTED 7 
Local Trust Committee Minutes 
June 4, 2024 
CARRIED 
DE-2024-045 
It was MOVED and SECONDED 
That the Denman Island Local Trust Committee request the applicant of DE-RZ-2023.1 
(Komas Ranch Ltd.) submit a post-impact Preliminary Field Reconnaissance prepared by 
a qualified professional, in consultation with K’ómoks First Nation. 
CARRIED 
DE-2024-046 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee direct staff to send an early referral of 
the preliminary staff report and application DE-RZ-2023.1 (Komas Ranch Ltd.) to the 
following groups for comment: K’ómoks First Nation; Qualicum First Nation; Tla’amin 
Nation; Homalco First Nation (Xwemalhkwu); Wei Wai Kum Nation; We Wai Kai Nation; 
Nanwakolas Council; Te'Mexw Treaty Association; Snaw'Naw'As Nation; Snuneymuxw 
First Nation; Halalt First Nation; Stz'uminus First Nation; Tsu'uubaa-asatx First Nation; 
Lyackson First Nation; Penelakut Tribe; Cowichan Tribes; Comox Valley Regional District; 
BC Archaeology Branch; Islands Trust Conservancy; and the Islands Trust Senior 
Intergovernmental Policy Advisor. 
CARRIED 
DE-2024-047 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request staff to initiate the creation of an 
Advisory Planning Commission through expressions of interest for the Denman Island 
Local Trust Committee.  
CARRIED 
The meeting recessed for a break at 12:15 p.m. and reconvened at 12:45 p.m. 
8.2 DE-RZ-2024.1 - Triple Rock Land Cooperative - Staff Report 
The Planner summarized the staff report and highlighted the following: 
 The current zoning allows for fifteen units and the application seeks to increase the 
number of units to nineteen and allow secondary suites in all units; 
 In 2008, the property was rezoned from Forestry to a new site-specific zone, Co-
housing (R3), which permitted 15 (fifteen) affordable units regulated by a housing 
agreement; 
 In 2008, the portion of the property which is in the Agricultural Land Reserve (ALR) 
was rezoned to a site specific Agriculture (5) zone, which does not permit any 
dwellings; 
 This application would create four new units of affordable housing, as well as 
potential for up to nineteen affordable secondary suites; 

ADOPTED 
 
 
 
 
Denman Island ADOPTED 8 
Local Trust Committee Minutes 
June 4, 2024 
 The applicant plans to use rainwater harvesting;  
 There is confirmation the property will support septic use for five additional 
residences, but information is required regarding septic suitability and capacity for 
the secondary suites if all were built out; and 
 The current minor project is to remove the density bank so this application will not 
affect density bank calculations. 
Discussion ensued and Trustees made the following comments; 
 Affordable secondary suites are needed by the community; 
 The existing development is already successfully using rainwater catchment and 
onsite potable water storage; and  
 The integrity and history of the development is exemplary. 
 
DE-2024-048 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request staff to prepare a draft bylaw to 
amend Denman Island Land Use Bylaw, 2008 to rezone Lot A, Section 17, Denman 
Island, Nanaimo District, Plan VIP87456. 
CARRIED 
DE-2024-049 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request the applicant for DE-RZ-2024.1 
(Triple Rock Land Cooperative) to submit Confirmation from a qualified professional that 
the subject property has adequate conditions to support wastewater systems, 
compliant with the BC Sewerage System Regulation under the Health Act for the 
proposed increase in density to the local trust committee prior to second reading being 
considered.  
CARRIED 
 
DE-2024-050 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request the applicant for DE-RZ-2021.1 
(Triple Rock Land Cooperative) enter into a cost recovery agreement with the Islands 
Trust for the purposes of vetting an amended housing agreement, which the applicant 
will provide.  
CARRIED 
DE-2024-051 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request staff to send an early referral of 
DE-RZ-2024.1 (Triple Rock Land Cooperative) to the Denman Island Fire Department.      

ADOPTED 
 
 
 
 
Denman Island ADOPTED 9 
Local Trust Committee Minutes 
June 4, 2024 
CARRIED 
9. LOCAL TRUST COMMITTEE PROJECTS 
9.1 Minor Project - Housing Related Temporary Use Permit Review- verbal update 
The Planner noted further information will be available at the next meeting. 
10. CORRESPONDENCE - none 
(Correspondence received concerning current applications or projects is posted to the LTC 
webpage) 
11. NEW BUSINESS 
11.1 Annual Reporting Excerpt for Denman Local Trust Area – Memorandum 
Add the word “many” before First Nations in the second sentence. 
DE-2024-052 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee approves the attached amended text for 
inclusion in the 2023/24 Annual Report for approval by Trust Council and submission to 
the Minister of Municipal Affairs.  
CARRIED  
12. STAFF REPORTS 
12.1 Bylaw Compliance and Enforcement Policy - Staff Report 
The Bylaw Compliance and Enforcement Manager summarized the staff report as 
follows: 
 The report provides details of site visits that occurred in January 2024; 
 A complaint was received about tree cutting and soil removal within the riparian 
area around Graham Lake; however, a specific address was not provided; 
 The Bylaw Officer attended a few properties and had contact with some residents; 
 It was determined that one compromised tree was removed, that there was not a 
bylaw infraction, and the file was closed; 
 Bylaw staff currently follow adopted Trust Council policies for compliance and 
enforcement, and they receive direction from Local Trust Committees in the form of 
standing resolutions regarding specific bylaw contraventions; 
 The report proposed that a policy document be created for the Denman Local Trust 
Committee that would direct bylaw staff on specific issues not addressed within the 
Trust Council policies, including notice of site inspections, time to comply, frivolous 
complaints, definition of minor contraventions, and the use of discretion; and 
 Through the policy document, each Local Trust Committee will be able to establish 
policy on how bylaw staff are to conduct themselves and when files are to be 
closed. 

ADOPTED 
 
 
 
 
Denman Island ADOPTED 10 
Local Trust Committee Minutes 
June 4, 2024 
 
Discussion ensued. 
 
DE-2024-053 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee adopt the proposed bylaw compliance 
and enforcement policy as presented.  
 
CARRIED 
12.2 Trust Conservancy Report March, 2024 
  Received for information. 
12.3 Trust Conservancy The Heron - Spring Edition 
  Received for information. 
12.4 Applications Report dated May 24, 2024 
  Received for information. 
12.5 Trustee and Local Expense Report dated March, 2024 
  Received for information. 
12.6 Adopted Policies and Standing Resolutions 
  Received for information. 
12.7 First Nations Relationship Building Update  
The Regional Planning Manager provided a general update and noted that a leadership 
meeting occurred between the Denman Island Local Trust Committee and Komoks First 
Nation and that staff-to-staff conservations are ongoing. 
12.8 Local Trust Committee Webpage 
  No updates at this time. 
13. WORK PROGRAM 
13.1 Active Projects Report dated May 24, 2024 
  Received for information. 
13.2 Future Projects Report dated May 24, 2024 
  Received for information. 
14. UPCOMING MEETINGS 
14.1 Next Regular Meeting Scheduled for Tuesday, August 13, 2024 at 10:00 am at Denman 
Activity Centre, 1111 Northwest Road, Denman Island, BC 
15. CLOSED MEETING 
15.1 Motion to Close the Meeting 

ADOPTED 
 
 
 
 
Denman Island ADOPTED 11 
Local Trust Committee Minutes 
June 4, 2024 
DE-2024-54 
  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(2)(b)&(f) for the purpose of considering: 
 (b)the consideration of information received and held in confidence relating to 
negotiations between the municipality and a provincial government or the 
federal government or both, or between a provincial government or the federal 
government or both and a third party; 
 (f)law enforcement, if the council considers that disclosure could reasonably be 
expected to harm the conduct of an investigation under or enforcement of an 
enactment; 
and that the Recorder and Staff attend the meeting. 
CARRIED 
The regular meeting recessed at 1:35 p.m. 
15.2 Recall to Order 
  The meeting was recalled to order at 2:01 p.m. 
16. ADJOURNMENT 
By general consent, the meeting was adjourned at 2:02 p.m. 
 
 
_________________________ 
David Maude, Chair 
 
Certified Correct: 
 
 
_________________________ 
Lisa Millard, Meeting Administrator/Recorder