Islands Trust Council regular meeting, October 23, 2024

[0:00:05] Voice 4: And now Rob is recording it. Okay, excellent.

[0:00:11] Voice 4: So once again, my name is Warren Damon. I'm the Manager of By-law Compliance and Enforcement.

[0:00:16] Voice 4: Our agenda today and our topics for discussion will be the Islands Trust Act,

[0:00:21] Voice 4: North Panda Island Land Use By-law No. 224, the most recently adopted one,

[0:00:27] Voice 4: Trust Council Policy 551 for By-law Compliance and Enforcement,

[0:00:31] Voice 4: enforcement, compliance and enforcement procedures, which would include the actual bylaw compliant

[0:00:40] Voice 4: enforcement policy that's proposed for North Pender, and then have a question and answer

[0:00:46] Voice 4: session for those interested.

[0:00:49] Voice 4: Of course, what I'll do throughout this webinar is after I go through each section, I'll ask

[0:00:55] Voice 4: if there are any questions and allow attendees to interact and ask questions and we'll answer

[0:01:04] Voice 4: them and then go on through our agenda today.

[0:01:12] Voice 4: Okay, so as an introduction, the first step here for me is to give you an overview or

[0:01:22] Voice 4: direct you to the Honest Trust website where there is an overview of Islands Trust.

[0:01:29] Voice 4: and what the organization is, what we do.

[0:01:36] Voice 4: There is a video provided on this webpage that you can watch when you have time.

[0:01:43] Voice 4: This information here on the website states that Islands Trust is a special purpose government

[0:01:48] Voice 4: mandated to preserve and protect over 450 islands in the Staelish Sea.

[0:01:54] Voice 4: The province of British Columbia created the Islands Trust in 1974

[0:01:57] Voice 4: 1974 in response to the potential environmental effects of dense residential subdivisions

[0:02:02] Voice 4: that were developed in the Gulf Islands, one of those being Magic Lake on North Pender.

[0:02:09] Voice 4: And there were requests at the time to preserve and protect the region into the future.

[0:02:14] Voice 4: So today, Islands Trust preserves and protects the islands in the context of many complex

[0:02:18] Voice 4: challenges, including climate change, lack of affordable housing, freshwater limitations,

[0:02:23] Voice 4: species at risk, and development and tourism pressures.

[0:02:31] Voice 4: So what is the Islands Trust area?

[0:02:35] Voice 4: So it encompasses the waters and islands of the Salish Sea between Vancouver Island and the mainland.

[0:02:42] Voice 4: And it's a large area of 400, and there's 13 major islands.

[0:02:46] Voice 4: It covers an area of 5,200 square kilometers.

[0:02:50] Voice 4: As well as the 13 major islands, there's 450 smaller islands.

[0:02:54] Voice 4: And it's home to over 30,000 residents, 10,000 non-resident property owners,

[0:02:59] Voice 4: and is a homeland to over 28,000 Coast Salish people.

[0:03:06] Voice 4: The Islands Trust activities, what Islands Trust is,

[0:03:11] Voice 4: and we'll get into the legislation with the Islands Trust Act,

[0:03:19] Voice 4: is Islands Trust is a land use authority.

[0:03:23] Voice 4: They're responsible for land use and planning when it comes to adopted bylaws,

[0:03:29] Voice 4: and that is the limit of what Islands Trust that's the limit of our jurisdiction Islands

[0:03:36] Voice 4: Trust for example has no jurisdiction over animal control noise bylaws and slightly premises bylaws

[0:03:47] Voice 4: those are building permits on stress is not issue building permits although the regional districts

[0:03:53] Voice 4: Districts do send referrals to Islands Trust, but Islands Trust is the land use authority.

[0:04:00] Voice 4: And when Islands Trust staff receive complaints and proceed with any type of enforcement,

[0:04:09] Voice 4: it is because there is a possible contravention of a land use bylaw,

[0:04:13] Voice 4: or there's work in the development permit area that are designated in official community plans.

[0:04:20] Voice 4: lands so where is my next okay i'm going to stop sharing that for a moment reduce that

[0:04:35] Voice 4: what i'm going to go next to is the actual islands trust act that created islands trust

[0:04:54] Voice 4: so this was originally adopted in 1974 and within this act this is our legislative framework

[0:05:06] Voice 4: framework. It provides our structure and it provides roles and responsibilities for trust

[0:05:12] Voice 4: council and for local trustees, municipal trustees, and it provides for the formation

[0:05:21] Voice 4: of local trust committees, which are your local government for each local trust area.

[0:05:30] Voice 4: And so within section four of this act, organization of the trust, there it outlines within the

[0:05:37] Voice 4: legislation, the formation of a trust council, executive committee, local trust committees,

[0:05:42] Voice 4: trust conservancy. And as it states here, trust councils intended to establish general policies

[0:05:49] Voice 4: for carrying out the object of the trust and to be responsible for the financial management of

[0:05:54] Voice 4: the trust or other financial management of the trust fund. The executive committees, they carry

[0:06:00] Voice 4: out daily business for the trust. They review the activities of the local trust committee

[0:06:05] Voice 4: and to act as a local trust committee for that part of the trust area that's not at a local

[0:06:09] Voice 4: trust area municipality and in this case they're referencing belanusman chelsea uh that's what the

[0:06:16] Voice 4: executive committee uh they are the local trust committee for that local trust area as they do

[0:06:23] Voice 4: not vote into trustees as do the other local trust areas the local trust uh areas each so there's 13

[0:06:32] Voice 4: of them and that have two members each, two trustees that are elected, and that forms a 26-member

[0:06:43] Voice 4: council. And for each local trust area, the local trust committee consists of the two locally

[0:06:50] Voice 4: elected trustees plus another trustee from another local trust area that serves as the chair

[0:06:55] Voice 4: for the local trust committee and the next section part two section five the council is comprised of

[0:07:04] Voice 4: the local trustees and the municipal trustees and for this organization that means bowen island

[0:07:12] Voice 4: bowen island is an island municipality and they also elect trustees that are part of the trust

[0:07:19] Voice 4: Council. But from my desk, as I manage by-law compliance and enforcement for Islands Trust,

[0:07:28] Voice 4: we don't deal with by-law infractions on Bowen. They are a municipality and they have their own

[0:07:33] Voice 4: staff. Okay. So as I'm speaking, Rob will put links in the webinar chat for everyone's reference

[0:07:45] Voice 4: if they wish to access the material now or later on. So as it states here, the local

[0:07:53] Voice 4: For each trustee, there are two trustees that are elected, and then that third trustee comes in to form the local trust committee.

[0:08:04] Voice 4: And these local trust committees, they form your local government, but it's limited local government, as I referenced earlier, for planning and land use.

[0:08:13] Voice 4: So there are certain sections of the local government act and the community charter that apply to these local trust committees, but not all of them.

[0:08:25] Voice 4: and the act will go through the responsibilities of trust council procedures that are followed by

[0:08:34] Voice 4: local trust committees as far as you know conducting local trust can be meetings and

[0:08:40] Voice 4: consider an adoption of resolutions and bylaws and also the receipt and consider by applications

[0:08:47] Voice 4: for amended to bylaws official community plans so the bylaw that a local trust committee adopts

[0:08:53] Voice 4: his official community plan bylaw, which is the vision document,

[0:08:57] Voice 4: the planning, overall planning document for the local trust area.

[0:09:01] Voice 4: And then they'll adopt the land use bylaw with regulations

[0:09:06] Voice 4: to enforce things like zoning regulations with on the island

[0:09:09] Voice 4: and whatever other regulations that have adopted in the land use bylaw.

[0:09:15] Voice 4: So the next section that I would go to here is section 28.

[0:09:22] Voice 4: so part four again deals with again the structure of local trust committees and their responsibilities

[0:09:30] Voice 4: corporate status and for my job section 28 the enforcement of bylaws so when we're already

[0:09:41] Voice 4: the enforcement of bylaws a local trust committee has all the power authority of a regional district

[0:09:45] Voice 4: board so when it comes to planning and land use the local trust committee is the local government

[0:09:53] Voice 4: And they are the ones that will determine whether or not the bylaws within each local trust area, whether or not each land use bylaw will be enforced or not enforced on their island.

[0:10:12] Voice 4: now for section two there it's references that fines and other penalties imposed collected under

[0:10:21] Voice 4: because of a bylaw that a local trust committee of a bylaw of a local trust committee must be paid

[0:10:27] Voice 4: to the trust council so even though your local government your local trust committee will adopt

[0:10:32] Voice 4: a bend bylaw or they adopt an mti bylaw to to give us the ability to issue penalties for bylaw

[0:10:40] Voice 4: infractions or contraventions uh those penalties actually go to the actual trust council and not

[0:10:47] Voice 4: to the local trust committee and then again it goes into more uh the power and authority

[0:10:57] Voice 4: for certain enactments in order for the local government to adopt the bylaws that it needs to

[0:11:03] Voice 4: to fulfill its its role as the land use authority um and that's the basics of what i would normally

[0:11:13] Voice 4: cover under the Islands Trust Act and if there are any questions just let me know and I'll

[0:11:20] Voice 4: try and answer your questions as best I can before we move on to the next subject. There

[0:11:34] Voice 4: are no questions? Okay so the next topic that I will cover is the actual North Pender Island

[0:11:48] Voice 4: and Land Use By-law, the newly adopted one, 224.

[0:11:57] Voice 4: So within this Land Use By-law, you'll have information on when it was adopted.

[0:12:06] Voice 4: It originated in 2022 and was finally adopted last year, the 26th of May, 2023.

[0:12:17] Voice 4: Okay.

[0:12:18] Voice 4: And Rob has provided links again within the chat to this Land Use By-law.

[0:12:24] Voice 4: Excuse me.

[0:12:24] Voice 4: so within this document that is available on our website you will attach to it our schedules that

[0:12:40] Voice 4: have as it says the land use bylaw text zoning maps bylaw area maps and detail plans for specific

[0:12:50] Voice 4: sites it'll have a table of contents as you can see and the first it'll go through part two you

[0:13:03] Voice 4: You know, we'll go over some of these sections that I will bring to your attention, and then you can ask questions.

[0:13:11] Voice 4: But the topics that I'm addressing here are trying to give an understanding of how bylaw compliance and enforcement works, how bylaw enforcements do their job, and why we do what we do after we receive a complaint and a file is open for investigation.

[0:13:30] Voice 4: So, within the table of contents here, you've got administration, general regulations, what's permitted in all zones, prohibited in all zones, general siting and setback regulations, height regulations, even fence regulations, home business and home industry regulations, as well as secondary suites, and the list goes on.

[0:13:52] Voice 4: Now, with each land use bylaw, there's an establishment of zones.

[0:13:58] Voice 4: And then in part five, you'll see all those zones listed.

[0:14:03] Voice 4: So the first part of our job when we receive a complaint about a property is we need to identify what zone it's in.

[0:14:12] Voice 4: And then we need to go to the actual land use bylaw and go through the zoning regulations,

[0:14:17] Voice 4: regulations go through the details of the complaint and then try to identify whether or

[0:14:23] Voice 4: not there's an actual contravention based on the information that we have and eventually site

[0:14:28] Voice 4: visits that we'll do in site inspections to determine whether or not a property is in

[0:14:33] Voice 4: compliance with the zoning regulations and within these zone regulations i would like to note that

[0:14:44] Voice 4: There are water zones, six water zones around North Pender.

[0:14:53] Voice 4: A considerable part of our job can be educating residents and the general public

[0:14:58] Voice 4: on the fact that Islands Trust does zone the water in the Gulf Islands

[0:15:04] Voice 4: in the designated area around each island where the local trust committee has designated zones.

[0:15:09] Voice 4: zones and the zoned area can be anywhere from 300 meters out to a thousand meters out or to the

[0:15:17] Voice 4: boundary of the next local trust area the islands trust act gives us the authority to do that

[0:15:24] Voice 4: the land around these islands is crown land it's provincial crown land it is not federal crown land

[0:15:30] Voice 4: and so the province gives islands trust the authority to zone it and so they do adopt zoning

[0:15:37] Voice 4: zoning regulations. And within those regulations, Islands Trust can state what the uses are

[0:15:42] Voice 4: and whether or not you can put structures in these zones. So Islands Trust has no jurisdiction

[0:15:47] Voice 4: over shipping and navigation, but works or structures in the water, they're not part

[0:15:56] Voice 4: of shipping and navigation. So things like mooring buoys, boathouses, the residential

[0:16:05] Voice 4: use of vessels on the water those are areas that are within our jurisdiction and there are times

[0:16:12] Voice 4: we have to say you know these structures or uses are prohibited and you know we would ask for

[0:16:19] Voice 4: compliance the rest of the table contents here sign regulations parking regulations

[0:16:27] Voice 4: and then reference to the schedules and the mapping so within each land use by law

[0:16:35] Voice 4: law, there are definitions. There are a couple of definitions that are very important to

[0:16:45] Voice 4: by-law officers. The first one is accessory, accessory use or structures. Accessory in

[0:16:53] Voice 4: relation to use, building or structure means incidental, secondary and exclusively devoted

[0:16:57] Voice 4: to a principal use, building or structure expressly permitted by this by-law on the

[0:17:02] Voice 4: same lot or if the accessory use, building or structure is located on a common property

[0:17:07] Voice 4: in a bare land strata plan on a strata lot in that strata plan so when we are doing our

[0:17:16] Voice 4: investigations into complaints one of the first things that we are going to do is to try and

[0:17:24] Voice 4: determine if there is a principal permitted use or structure on the lot and principal means a

[0:17:35] Voice 4: relation to a use building or structure structure means the primary principal use building structure

[0:17:42] Voice 4: as the case may be conducted or constructed on the lot so whenever you go to build on a property

[0:17:51] Voice 4: the first structure that should be built on the property is the principal building or structure

[0:17:58] Voice 4: because once that principal building or structure is built then the accessory

[0:18:03] Voice 4: buildings or structures are permitted to be present on the lot however it is common that

[0:18:11] Voice 4: Things like pump or utility sheds get built on the property first.

[0:18:17] Voice 4: And in some cases, that's reasonable as you need power to the lot in order to continue construction of the principal building or dwelling on the lot.

[0:18:30] Voice 4: However, we also encounter times when accessory buildings are put on lots when there is no principal use.

[0:18:38] Voice 4: use so even though there's assumption that you know this is private property and the private

[0:18:43] Voice 4: property owner can use it for whatever reasons they wish if the structure or use on the property

[0:18:49] Voice 4: is considered to be an accessory use then that use is not lawful ah there's a question here about

[0:18:58] Voice 4: tree cover so julia could you provide more information as to your your question more detail

[0:19:08] Voice 4: tale, um, about tree cover because within the land use by law, um, I don't think it

[0:19:16] Voice 4: actually speaks to anything about tree cover.

[0:19:20] Voice 4: Uh, the official community plan by law will, uh, designate development permit areas, uh,

[0:19:30] Voice 4: for the Island where a permit will be required if you want to remove vegetation or do other

[0:19:38] Voice 4: work but within the even within the official community plan I don't believe

[0:19:46] Voice 4: it can set any regulation down as in regards to a certain amount of tree

[0:19:52] Voice 4: cover now last week I covered the I did a webinar on the Gabriel and land use by

[0:20:04] Voice 4: law and local trust area and on Gabriel Island they have a regulation where it

[0:20:10] Voice 4: states that there must be a vegetative screen around raptor's nests and i believe it was a

[0:20:15] Voice 4: seven and a half to half meter vegetative screen around a raptor's nest now that's not it wasn't

[0:20:22] Voice 4: a development permit area for gabriola but just this applied across the island anywhere where

[0:20:29] Voice 4: you would find an eagle hawk heron nest any type of a raptor nest the property owners are

[0:20:36] Voice 4: prohibited for moving the vegetation around that tree but for the rest of the

[0:20:43] Voice 4: areas as far as actual tree cover Julia there's nothing specified nothing that

[0:20:52] Voice 4: requires that property owners leave a certain amount of vegetation on the

[0:20:58] Voice 4: property unless it's within a development permit area and then there

[0:21:04] Voice 4: there'll be restrictions on how much vegetation, if any, can be removed within that development permit area.

[0:21:10] Voice 4: For the majority of development permit areas, probably for all of them,

[0:21:16] Voice 4: when it comes to environmental development permit areas,

[0:21:19] Voice 4: they will have regulations in the state that say hazard trees can be removed.

[0:21:24] Voice 4: So if an arborist determines that a hazard tree is on the property,

[0:21:28] Voice 4: then that can be removed and exempt from requirement for a development permit.

[0:21:37] Voice 4: Okay, so I'll move on further into the definitions and some of the definitions that are important for us to go over when we're doing our work, our file work and our investigations.

[0:21:50] Voice 4: deviations. On page 11 here is the definition of a structure, which means anything that is

[0:21:59] Voice 4: constructed or erected and that is fixed to, supported by, or sunk into land or water,

[0:22:05] Voice 4: but excludes fences, septic fields, concrete, natural paving, or similar surfacing of the land.

[0:22:11] Voice 4: So that is a very broad definition, especially the first phrase, but then it does provide

[0:22:17] Voice 4: provide exclusions so a structure can be literally almost anything and so you have to be careful

[0:22:28] Voice 4: about building structures too close to lot lines all the zoning regulations will have setbacks

[0:22:34] Voice 4: and you need to stay out of the required setback area unless it is as it states here a fence

[0:22:40] Voice 4: a septic field concrete asphalt paving or similar surfacing now the septic fields they will there

[0:22:48] Voice 4: There should be a regulation here regarding being set back from water bodies, which is common in all land use bylaws.

[0:22:57] Voice 4: When it comes to the most common setback areas for your front, rear, and interior lot lines and exterior lot lines, the definition of structure is very broad.

[0:23:10] Voice 4: and so things like wood sheds are structures they're not excluded from being structures

[0:23:16] Voice 4: which means they're not excluded from being there's no exclusion from the setback regulations

[0:23:23] Voice 4: so you need to keep them on a setbacks and that's a common thing that we deal with

[0:23:27] Voice 4: is the fact that you know people put their wood sheds in other small structures and setback areas

[0:23:32] Voice 4: and then we get a complaint and we have to explain that you know without a variance it's not permitted

[0:23:37] Voice 4: to be in that area so another definition that i'll draw your attention to is wetland

[0:23:45] Voice 4: and that means land is inundated or saturated by surface or groundwater frequency duration

[0:23:53] Voice 4: sufficient to support and that under norman normal condition supports vegetation typically

[0:23:59] Voice 4: adapted for life and saturated soil conditions including marshes swamps and bogs so there will

[0:24:07] Voice 4: We will have mapping that will show map streams and water bodies that are large enough to be designated as such.

[0:24:18] Voice 4: But within these land use bylaws, they will often also reference wetlands.

[0:24:25] Voice 4: And it might be some low-lying area on a property that does get regularly saturated with water.

[0:24:31] Voice 4: And then you get aquatic vegetation.

[0:24:34] Voice 4: and so we have to look at that and if there is a setback provided of seven and a half meters or

[0:24:41] Voice 4: 15 meters from a wetland then no structures are permitted within that setback again without a

[0:24:50] Voice 4: development variance permit or if they're excluded within the regulations and I don't see any

[0:24:59] Voice 4: additional questions so I'll move on to the other sections of the land use bylaw here and the

[0:25:10] Voice 4: administration i'll go over the 2.3 and 2.4 well i guess as well as the 2.5 the inspection violation

[0:25:18] Voice 4: and penalty so for inspection the current law is uh as well with the the local government act and

[0:25:26] Voice 4: when this bylaw the honest trust bylaw enforcement officer or any other person designated by honest

[0:25:31] Voice 4: trust to administer this bylaw is authorized to enter at any reasonable time upon any property

[0:25:36] Voice 4: that are subject to the regulation under this bylaw for the purpose of inspecting and determining

[0:25:41] Voice 4: whether the regulations prohibitions or requirements are being met now that is just the

[0:25:48] Voice 4: straight law so to speak that's contained actually within community charter local government act

[0:25:53] Voice 4: and within this land use bylaw that in any reasonable time bylaw officers can do their

[0:26:01] Voice 4: inspections now within policy documents local trust committees can pass a policy stating you

[0:26:12] Voice 4: know whether or not they wish to give some type of notice 24 hours notice one week notice 30 days

[0:26:20] Voice 4: notice whatever the case may be so within our proposed document today i'll discuss that further

[0:26:29] Voice 4: Further, but the last direction for a trust council when they considered by-law policies is that, you know, some of the minimum suggestions are two weeks to 30 days notice before inspections occur.

[0:26:52] Voice 4: And there's a question that I will answer after I go over 2.4 and 2.5.

[0:27:00] Voice 4: so 2.4 the violation section states that any person who does any act or thing or permits any

[0:27:07] Voice 4: act or thing to be done in contravention of provisions of this bylaw or neglects to do

[0:27:11] Voice 4: or refrains from doing any act or thing which is required to be done by any provision of this bylaw

[0:27:16] Voice 4: is deemed to have committed an offense under this bylaw so that again is actually very broad

[0:27:24] Voice 4: lot. So as it says, really anyone doing anything in contravention of it can be deemed to have

[0:27:32] Voice 4: committed an offense. And one of the best examples I can give you is contractors on properties

[0:27:38] Voice 4: doing work in setback areas, especially from water bodies. If they're helping to build

[0:27:44] Voice 4: structures within those setback areas, they're also committing an offense and they could receive

[0:27:49] Voice 4: a penalty or they could be prosecuted which is in reference to 2.5 the penalty any person who

[0:27:58] Voice 4: commits an offense against this bylaw is liable upon summary conviction to a fine and penalty as

[0:28:02] Voice 4: provided in the offense act and the cost of prosecution and each day during which an offense

[0:28:08] Voice 4: against this bylaw is continued is deemed to constitute new and separate offense so they

[0:28:13] Voice 4: Within the North Pender Island local trust area, there is an adopted MTI by-law and there is an adopted BEN by-law.

[0:28:25] Voice 4: However, those two currently, we could only use them in regards to the North Pendergast

[0:28:33] Voice 4: Associated Island land use by-law and not this new adopted by-law because there have

[0:28:39] Voice 4: been no amendments made to the adopted Bend by-law or the MTI by-law that reference this

[0:28:46] Voice 4: land use by-law.

[0:28:47] Voice 4: so the local trust committee may wish to amend those bylaws in the future but as

[0:28:57] Voice 4: yet they have not done that so at present if the local trust committee

[0:29:03] Voice 4: wishes to enforce its bylaws it can do it by a notice of claim in BC Supreme

[0:29:08] Voice 4: Court or they can pursue a summary conviction under the Offence Act it

[0:29:17] Voice 4: It would be a long-form prosecution and trying to get you in front of a provincial court judge to levy a fine for whatever contravention has occurred or that you've been found guilty of.

[0:29:34] Voice 4: So to answer the question regarding inspections and what if a landowner denies access.

[0:29:43] Voice 4: access. So the law states that these inspections can occur. If you deny access, it can be considered

[0:29:57] Voice 4: obstruction of a peace officer.

[0:30:00] Voice 4: And you could be charged with that obstruction and prosecuted.

[0:30:08] Voice 4: They could also adopt within the Bend By-Law a penalty for failure to permit inspection.

[0:30:18] Voice 4: And you could receive a fine that way.

[0:30:22] Voice 4: With under the previous Bend By-Law, that penalty was not available to us.

[0:30:27] Voice 4: they decided not to adopt a section stating that if you fail to permit an inspection there will be

[0:30:33] Voice 4: a penalty um but that penalty is possible either through an amendment to the bend by law or if the

[0:30:44] Voice 4: local trust committee decides to do a prosecution and a property owner is not cooperative and

[0:30:50] Voice 4: refuses to allow the inspection so there's another question is so fines by the ltc ltc require

[0:31:01] Voice 4: court order so so there's two forms of it for uh let's go through the three different ways

[0:31:09] Voice 4: of getting a penalty for a contravention of the land use bylaw the first is through the mti bylaw

[0:31:16] Voice 4: that i believe was adopted uh pre-2010 maybe around 2006 if you're issued a municipal ticket

[0:31:25] Voice 4: that ticket you would either pay it or you could dispute it and go to provincial court and then

[0:31:33] Voice 4: a provincial court judge would make a decision on whether or not you've contravened the land

[0:31:37] Voice 4: use bylaw and if the judge finds you guilty the offense then that's a court-ordered fine if we're

[0:31:47] Voice 4: using the Bend bylaw the bylaw enforcement notice system that system of ticketing or issuing

[0:31:55] Voice 4: Issuing penalties is outside the court system.

[0:31:58] Voice 4: And so once it's issued, you either need to pay the penalty or dispute it.

[0:32:06] Voice 4: If you dispute it, it goes to an adjudicator.

[0:32:10] Voice 4: And then if the adjudicator deems that the contravention occurred as alleged,

[0:32:14] Voice 4: then you owe the amount of penalties due and payable to local government.

[0:32:20] Voice 4: And if you don't pay the penalty,

[0:32:22] Voice 4: then we can go to small claims court and enforce the payment for that penalty that the adjudicator has assessed.

[0:32:33] Voice 4: Now, if there's a summary, if a long form prosecution takes place and there's a summary conviction and the fine can be in the thousands of dollars,

[0:32:44] Voice 4: the MTI system, I doubt if the fines exceed a couple hundred dollars with bend by law, the maximum penalty is $500.

[0:32:55] Voice 4: but with a summary conviction or the offense act,

[0:32:58] Voice 4: you could be liable for thousands of dollars.

[0:33:01] Voice 4: I believe in,

[0:33:02] Voice 4: in some cases under the,

[0:33:04] Voice 4: for some municipalities.

[0:33:05] Voice 4: So it's not honest trust,

[0:33:07] Voice 4: but for municipalities,

[0:33:10] Voice 4: either under the community charter,

[0:33:11] Voice 4: local government act,

[0:33:12] Voice 4: it may provide is probably the community charter.

[0:33:15] Voice 4: Some of the fines are,

[0:33:16] Voice 4: it could be in excess of $10,000.

[0:33:18] Voice 4: And in some circumstances,

[0:33:20] Voice 4: I believe $50,000.

[0:33:24] Voice 4: So if there's no more questions,

[0:33:25] Voice 4: i will move on actually i will reference uh the notice of claim being filed in bc supreme court

[0:33:32] Voice 4: so with those civil claims um honest trust the local trust committee would be seeking

[0:33:39] Voice 4: a court order in bc supreme court requiring someone to comply with the land use bylaw or

[0:33:46] Voice 4: to get a development permit or comply with development permit area guidelines and regulations

[0:33:51] Voice 4: regulations, then that, you know, once if OnStress is successful in court, then it's a BC Supreme

[0:33:57] Voice 4: Court order that compliance is required. So I don't see any additional questions on those topics.

[0:34:08] Voice 4: So I'll go down to general regulations, which for this is the first section is just permitted in

[0:34:18] Voice 4: all zones the usual list of accessory structures pump utility sheds public utilities that are

[0:34:29] Voice 4: required this filing also mentions solar collectors wind generators also references

[0:34:38] Voice 4: where agriculture is permitted farm retail sales on those lots that have farm status or on the ALR

[0:34:47] Voice 4: and it provides in the last year number 11 roadside produce stands not exceeding a certain

[0:34:54] Voice 4: size and used for the selling of farm products that are going to reared on the land upon which

[0:35:00] Voice 4: the stand is located this is a good regulation because not all local

[0:35:07] Voice 4: trust areas within their land use bylaw have such a regulation so we are forced to make some type

[0:35:15] Voice 4: of determination on these produce stands that were on one island would be lawful but on another island

[0:35:22] Voice 4: there's no it's not listed as permitted use or any type of exemption for these structures

[0:35:27] Voice 4: but for the most part roadside produce stands are considered a minor contravention it's not

[0:35:35] Voice 4: something that we really want to enforce on but you actually shouldn't have your roadside product

[0:35:42] Voice 4: stand on the road it should be on your lot but again it's a minor contravention but we do get

[0:35:53] Voice 4: the complaints about them if there's too much traffic around them or if they go too far out

[0:35:59] Voice 4: onto the public highway and people consider them a safety hazard or a nuisance section 3.2

[0:36:07] Voice 4: provides a list of prohibited in all zones and the main one for us well there's two on waste

[0:36:14] Voice 4: so sections two and three disposal of any waste matter on land or in marine areas except as law

[0:36:21] Voice 4: as may lawfully be discharged pursuant to a permit under the sewage disposal regulation

[0:36:26] Voice 4: or the waste management act so that means if you have a dwelling in your property you need to have

[0:36:33] Voice 4: a system registered with Vancouver Island Health Authority or else you could be in

[0:36:39] Voice 4: contravention of this regulation. Of course what we're looking at mainly is whether or not there's

[0:36:47] Voice 4: actual waste matter that we can see on land. If we can't see it you know we really don't have

[0:36:53] Voice 4: evidence to proceed further but as this section states it really states you may only lawfully

[0:37:03] Voice 4: be discharged through the permit through the sewage disposal regulation of the waste management

[0:37:07] Voice 4: act so if you don't have your system registered and approved by the Vancouver Island Health

[0:37:14] Voice 4: Authority it's not really lawful and there's a section regarding storage of hazardous waste

[0:37:19] Voice 4: uh prohibited to fur farms and the remainder of the list also includes airport airstrip facilities

[0:37:27] Voice 4: heliports and helipads and it also provides the next section 3.3 deciding and setback regulations

[0:37:36] Voice 4: so the first section uh regarding water bodies natural boundary of the sea

[0:37:44] Voice 4: natural boundary of a lake wetland or stream and with this section i'd actually comment on

[0:37:52] Voice 4: uh section you know in 331 here b 1.5 meters from the natural boundary three as mentioned

[0:38:01] Voice 4: on the vertical plane so if you have a low-lying property um a very low-lying property and the land

[0:38:11] Voice 4: doesn't rise above 1.5 meters then you've actually have more than a 15 meter setback from the natural

[0:38:19] Voice 4: boundary of the sea if you have to go back 20 25 or 30 meters before you have

[0:38:26] Voice 4: 1.5 meters above the natural boundary of the sea then that's what the setback is

[0:38:33] Voice 4: going to be and any closer and you would need a variance in order to vary that 1.5

[0:38:39] Voice 4: meters and so this does get some property owners who do have low-lying

[0:38:45] Voice 4: properties where they know that their structure is 15 meters back but it's just not high enough

[0:38:52] Voice 4: in elevation from that natural boundary of the sea so it provides those for water bodies

[0:39:04] Voice 4: buildings and structures in regards to private docks and water zones it provides size limits

[0:39:12] Voice 4: is what section 2a is providing there and your c your pump and utility shed can only be 10 meters

[0:39:22] Voice 4: squared or less so there are pump utility sheds that become too large and then property owner

[0:39:29] Voice 4: is going to need a variance or if it's too large and of course fences fences are are permitted

[0:39:38] Voice 4: are exempt from siting regulations um you know people however people will build the fence on

[0:39:47] Voice 4: their neighbor's property um that's a private matter it's not a bylaw contravention and it's

[0:39:54] Voice 4: a civil dispute that the property owners will have to get sorted out so this section 3 3 provides

[0:40:03] Voice 4: a set of regulations um a lot of it's to protect uh you know sensitive environmental areas uh

[0:40:13] Voice 4: water this type of thing height regulations provides height for dwelling cottage agricultural

[0:40:19] Voice 4: cultural buildings all standard stuff um accessory 3.5 accessory uses buildings and structures

[0:40:29] Voice 4: um the first one here number one a building and structure accessory to a dwelling may not be used

[0:40:36] Voice 4: for human habitation except as permitted in 353 so 353 provides the ability for people to

[0:40:47] Voice 4: have a temporary dwelling while they're constructing their principal building but

[0:40:54] Voice 4: they are supposed to have the building permit for that principal building or dwelling

[0:40:58] Voice 4: and the water supply and sewage disposal facilities for the principal building

[0:41:05] Voice 4: to have been installed so this is a reasonable regulation that states that you can put and even

[0:41:18] Voice 4: will say okay you can use a travel trailer as your temporary dwelling while you're building

[0:41:23] Voice 4: as long as you meet these conditions because otherwise buildings or structures accessory

[0:41:32] Voice 4: dwelling are not to be used for human habitation and bunkies are common throughout the gulf islands

[0:41:39] Voice 4: but they are very rarely permitted almost all the land use bylaws have regulations such as this

[0:41:46] Voice 4: regarding human habitation and so even setting up a accessory building with a bedroom in it a bed

[0:41:53] Voice 4: that's human habitation and you're not allowed that extra density or that type of small cottage

[0:42:00] Voice 4: if the land use bylaw does not require it i don't see any questions at this time so

[0:42:09] Voice 4: i'll move a little bit further down uh within the land use bylaw to have home business regulations

[0:42:16] Voice 4: so to regulate type of commercial activities

[0:42:20] Voice 4: you can have in your property.

[0:42:25] Voice 4: It's important to remember within these regulations

[0:42:30] Voice 4: that these regulations are meant for people

[0:42:32] Voice 4: who live on the lot.

[0:42:35] Voice 4: So if you're not a resident on the property,

[0:42:41] Voice 4: certain commercial activities are not going to be allowed

[0:42:43] Voice 4: or any commercial activities are not going to be allowed

[0:42:46] Voice 4: an issue establish that principal use in the dwelling and on North Pender you can

[0:42:52] Voice 4: have a short-term vacation rental you know if you've got a lawful cottage that

[0:43:01] Voice 4: is permitted the next section I will reference is the home industry

[0:43:07] Voice 4: regulations it provides a list of what are what is permitted under home

[0:43:16] Voice 4: industries but I would note that a home industry I mean it's quite a extensive

[0:43:23] Voice 4: list but these home industries are only allowed on larger lots so two hectares

[0:43:31] Voice 4: or more and then they must be cited not less than 50 meters from any lot line

[0:43:37] Voice 4: and not less than 30 meters from any lake wetland stream or the sea so with

[0:43:42] Voice 4: the large setback areas they're just not permitted on the small lot so just it's not going to be

[0:43:48] Voice 4: physically possible they require screening and only operated with certain hours and not generate

[0:43:56] Voice 4: noise and it limits the number of vehicles and this can be a common complaint that we get

[0:44:03] Voice 4: regarding home industries is just not complying with all these regulations that are required

[0:44:12] Voice 4: required to minimize their impact on the neighboring properties especially regarding

[0:44:18] Voice 4: the noise and screening uh for that home industry uh so within throughout the land use bylaw you've

[0:44:29] Voice 4: got um again additional regulations for secondary suites system requirements uh no storage of

[0:44:38] Voice 4: derelict vehicles i see there is a question is there a resolution currently active that has put

[0:44:45] Voice 4: but a moratorium on enforcement of accessory buildings being lived in

[0:44:48] Voice 4: without a building permit in place.

[0:44:51] Voice 4: So, yes, there is, and within the proposed documents,

[0:44:56] Voice 4: compliance and enforcement policy that will be restated

[0:45:00] Voice 4: if it isn't already in that document.

[0:45:02] Voice 4: That enforcement will be deferred as long as there's no health

[0:45:06] Voice 4: and safety issues, issues with septic,

[0:45:09] Voice 4: so that people do not lose their housing.

[0:45:13] Voice 4: That's one of the purposes, main purposes of these compliance and enforcement documents

[0:45:19] Voice 4: is so the Local Trust Committee can adopt these policies to ensure that people don't

[0:45:28] Voice 4: lose their housing.

[0:45:38] Voice 4: So with the proposed policy, I would think that policy will continue.

[0:45:44] Voice 4: you that's already been adopted by standing resolution uh to ensure that you know people

[0:45:50] Voice 4: are not being uh evicted from their uh residents uh unnecessarily the next section i'll go to so

[0:46:01] Voice 4: part four and was there another question that's come up okay no that's just somebody answering

[0:46:10] Voice 4: a question in the chat okay so the bylaw establishes your zones rural residential

[0:46:18] Voice 4: residential agricultural commercial different rural comprehensive zones all the different

[0:46:23] Voice 4: zones including the water zones on the island and then part five zone regulations specific

[0:46:31] Voice 4: to each zone so when we receive a complaint we're investigating a property we're going to go through

[0:46:37] Voice 4: all these zoning regulations and there'll also be citing and size regulations height that we may

[0:46:43] Voice 4: also have to look at whether or not a cottage is permitted and we go through

[0:46:49] Voice 4: these regulations to determine whether or not there's a contravention on the

[0:46:53] Voice 4: on the property so much of the rest of the land use bylaw is just zoning

[0:47:02] Voice 4: regulations which I'm not going to go over each one if there are any specific

[0:47:09] Voice 4: questions at this time I'll try and answer your question before we move on

[0:47:13] Voice 4: on to the next section here where I get more into the policies on how we handle

[0:47:22] Voice 4: complaints open files and handle complaints so I'm not seeing any further

[0:47:31] Voice 4: questions review okay I'm just gonna go through this quickly the schedules are

[0:47:45] Voice 4: attached into the bylaw and some site-specific references so the next

[0:47:55] Voice 4: Next topic is, should be, yes, Trust Council Policy 551.

[0:48:02] Voice 4: This document here that is available on the Honest Trust website.

[0:48:08] Voice 4: And yes, Rob has posted in the webinar chat.

[0:48:12] Voice 4: So this document, 551, is approved by Trust Council, first adopted in 1995.

[0:48:20] Voice 4: And then you have all the different amendment dates.

[0:48:23] Voice 4: So this document really is the first step in defining roles and responsibilities for bylaw officers and the purpose of bylaw enforcement within the local trust areas.

[0:48:40] Voice 4: So the purpose of bylaw compliance program is to support the object of violence trust, preserve and protect the trust area and its unique amenities and environment for the benefit of residents of the trust area and the province generally by ensuring compliance with local trust committee bylaws.

[0:48:56] Voice 4: Under the policy in the first section there, one, compliance, compliance is thought through a combination of education, mediation, and enforcement techniques, while the compliance is primarily sought through an attempt to achieve voluntary compliance.

[0:49:10] Voice 4: Voluntary compliance is indicated by a commitment to corrective action as soon as reasonably possible and the cessation of unlawful activity.

[0:49:20] Voice 4: Excuse me.

[0:49:22] Voice 4: So that's our direction.

[0:49:24] Voice 4: That's the first direction that we're receiving from Trust Council about what the purpose and goal and the means by which we're to do our jobs and how we do our jobs.

[0:49:40] Voice 4: So we're here to seek voluntary compliance.

[0:49:46] Voice 4: And ultimately, primarily, it is through information and education that we gain compliance.

[0:49:55] Voice 4: and with the great majority of the files that we have um 80 80 plus percent are achieved through

[0:50:06] Voice 4: voluntary compliance and there's no need for uh any type of penalties to be issued or legal action

[0:50:14] Voice 4: to be pursued because in the end there's a very high rate of cooperation and only a minimal number

[0:50:21] Voice 4: of property owners would ever receive say a violation notice. I believe in my

[0:50:26] Voice 4: last report to Trust Council, with the files that we have open, only 12% of

[0:50:32] Voice 4: those files received a violation notice. So we're able to achieve compliance at a

[0:50:39] Voice 4: high rate and through just education and information on the request for

[0:50:44] Voice 4: voluntary compliance. So in section 2 here it references the best practices

[0:50:48] Voice 4: manual um the managers to maintain a best practices manual in accordance with the

[0:50:55] Voice 4: administrative fairness principles outlined in the bc ombudsperson's report bylaw compliance

[0:51:00] Voice 4: by saw bylaw enforcement best practices guide for local government island stress is currently

[0:51:07] Voice 4: doing a bylaw enforcement review in which we're going through an ombudsperson's report about

[0:51:13] Voice 4: administrative fairness they've reviewed our policy procedures and so we are working on

[0:51:19] Voice 4: amending and updating policies and procedures and the local trust committee

[0:51:27] Voice 4: while a compliance and enforcement policies are part of that greater

[0:51:32] Voice 4: process as we ensure that we have detailed and robust policies that can

[0:51:40] Voice 4: address any issues about administrative fairness principles that the Bahamas

[0:51:45] Voice 4: person report has addressed or in reports times trust and again rob has posted links in the chat

[0:51:53] Voice 4: regarding that project that work on that so what this policy document also does is give direction

[0:52:02] Voice 4: to staff on when to commence investigations and primarily it's a complaint it's a complaint

[0:52:09] Voice 4: process but by written complaints we will open a file and it must be made by a person so we don't

[0:52:17] Voice 4: do anonymous complaints we need to know who you are there is proactive work that can be done

[0:52:24] Voice 4: file officers can open file files if there's contraventions that appear in setbacks from

[0:52:29] Voice 4: water bodies or in those designated development permit areas also if there's a conference that

[0:52:36] Voice 4: appear to cause health and safety issues and we also get referrals from other local governments

[0:52:44] Voice 4: from building inspectors or even the provincial government.

[0:52:50] Voice 4: And so we can get those referrals from them.

[0:52:52] Voice 4: They have their concerns.

[0:52:53] Voice 4: Either they're alleging a land use bylaw contravention

[0:52:56] Voice 4: or they have some other concern about health and safety.

[0:52:58] Voice 4: So we'll open a file and investigate.

[0:53:01] Voice 4: Also commencing investigations,

[0:53:04] Voice 4: advertisements exist for apparently unlawful uses.

[0:53:07] Voice 4: That is most commonly used for short-term vacation rentals.

[0:53:11] Voice 4: So if you're advertising an unlawful short-term vacation rental,

[0:53:15] Voice 4: we can proactively open a file and proceed.

[0:53:17] Voice 4: enforcement and the last section there 317 a local trust committee direct staff to commence

[0:53:24] Voice 4: an investigation so if something's brought to the attention of the local trust committee

[0:53:28] Voice 4: they'll pass a resolution and they'll ask staff to open a file and start investigating

[0:53:33] Voice 4: that particular issue property whatever is of concern and then section four goes into closing

[0:53:41] Voice 4: investigations some of this is stating the obvious that there's no contravention we can close it

[0:53:46] Voice 4: If there's compliance achieved, we can close it.

[0:53:50] Voice 4: If there's a complete investigation and the local trust committee has no longer any concerns,

[0:53:55] Voice 4: then the local trust committee say close the file.

[0:53:58] Voice 4: And 414, if the director of local planning services concurs with the manager that the

[0:54:03] Voice 4: contravention is of a minor character and does not suit the public interest to enforce.

[0:54:08] Voice 4: So there are certain minor contraventions that in the end, we can't gain compliance.

[0:54:15] Voice 4: but it's still unlawful but in the end if it is really truly something that's minor

[0:54:21] Voice 4: then it's just not in our interest to pursue it you know continuing using resources or incurring

[0:54:27] Voice 4: expenses to deal with something that is is minor so we'll close the file and move on

[0:54:34] Voice 4: section five is a priority of investigation and that goes through you know direction of

[0:54:41] Voice 4: local trust committee health and safety issues adverse environmental impacts and then the

[0:54:48] Voice 4: regular contraventions of land use bylaws or other bylaws and that would be soil bylaws of

[0:54:52] Voice 4: ones that have adopted or the ocp so that establishes priorities section six in reference

[0:54:59] Voice 4: to mediation uh this was adopted approximately five years ago and uh what by officers do is we

[0:55:08] Voice 4: We take, for Honest Trust, we take courses regarding negotiation and mediation.

[0:55:13] Voice 4: So if there is a way to use mediation techniques or practices

[0:55:18] Voice 4: in order to gain compliance, this is the process that we will go through.

[0:55:23] Voice 4: And, you know, if the respondents and complainants,

[0:55:28] Voice 4: if we can get them into a room and discuss over the table, so to speak,

[0:55:33] Voice 4: the issues, then we will try to do that.

[0:55:37] Voice 4: Not always possible.

[0:55:40] Voice 4: and when mediation is usually referenced uh one or both of the parties will just decide that they

[0:55:47] Voice 4: can they don't need honest trust as neighbors they can discuss the issue as neighbors and get their

[0:55:53] Voice 4: issues resolved uh but i would point out that we can actually mediate the law uh contraventions

[0:55:59] Voice 4: still need to be dealt with and uh property brought into compliance but sometimes there are

[0:56:06] Voice 4: personal issues that the neighbors will work out uh once we bring up the topic of mediation

[0:56:11] Voice 4: ah there's a question here does a b&b need to be operated from a principal residence where the

[0:56:19] Voice 4: owner resides full time yes that's that's the what a bed and breakfast is uh

[0:56:30] Voice 4: the operator lives in their dwelling and they bring guests into their own their home and they

[0:56:37] Voice 4: They provide them with a bed service and a breakfast service.

[0:56:41] Voice 4: Now, the B&B is different from the short-term vacation rental,

[0:56:47] Voice 4: but even on a large lot where you have a lawful cottage,

[0:56:52] Voice 4: the dwelling on the property, there should be a resident owner

[0:56:55] Voice 4: or resident on the property that can deal with any short-term vacation issues

[0:57:00] Voice 4: or problems while there are guests in the cottage.

[0:57:06] Voice 4: cottage. Another question, does the B&B require a TUP if the resident is there? No, the TUPs are

[0:57:16] Voice 4: for short-term vacation rentals that are operating on small lots. That's what they're for. If you've

[0:57:21] Voice 4: got the larger lot, you've got a lawful dwelling and a lawful cottage, you can rent one of them

[0:57:25] Voice 4: out as a short-term vacation rental. If you're just running a bed and breakfast in your principal

[0:57:30] Voice 4: residence, you don't need any type of permit from Islands Trust because it is permitted by the land

[0:57:36] Voice 4: land use bylaw? Oh, there's another question. Can I distinguish between an STVR and a bed and

[0:57:49] Voice 4: breakfast? Okay, let's go back to the land use bylaw. And there should be a definition here

[0:57:58] Voice 4: or a short-term vacation rental. We'll just go through the definition of the regulation.

[0:58:04] Voice 4: So within your definitions in this land use bylaw, short-term vacation rental accommodation

[0:58:09] Voice 4: means the use of a dwelling or cottage or portion of a dwelling or cottage as temporary commercial

[0:58:13] Voice 4: commercial accommodation for a period of less than a month at a time by persons other than the owner

[0:58:18] Voice 4: or permanent occupier. For this purpose, a dwelling or cottage used as a short-term vacation

[0:58:25] Voice 4: rental shall be considered an accessory home business. So there's our definition. The next step

[0:58:32] Voice 4: that I would do is look up short-term and are there any other? No, there's no other

[0:58:42] Voice 4: their references to short-term we'll look up vacation rental it looks like there's sovereign

[0:58:54] Voice 4: references here so home business means an accessory commercial use conducted in our

[0:59:01] Voice 4: residential lot and includes short-term vacation rentals bed and breakfast and any profession in

[0:59:07] Voice 4: the list what's our next reference uh yes vacation rental short-term vacation rental

[0:59:12] Voice 4: combination definition.

[0:59:15] Voice 4: Home business regulations in 3.7, with the exception of short-term vacation rentals compliant

[0:59:21] Voice 4: for all businesses, a lot must not exceed.

[0:59:24] Voice 4: So they're saying short-term vacation rentals exempt from that size limit if they're permitted.

[0:59:31] Voice 4: Number four here, in the case of a short-term vacation rental, the operator and other person

[0:59:37] Voice 4: responsible for the short-term vacation rental must live in a permitted dwelling or cottage

[0:59:41] Voice 4: on the lot.

[0:59:42] Voice 4: I believe I've already referenced that requirement.

[0:59:48] Voice 4: And 3.7 here, number 11, no more than one dwelling or cottage may be used for a short-term vacation rental on a lot.

[0:59:56] Voice 4: And what's the last one?

[0:59:58] Voice 4: Yes, 3.10 here.

[1:00:00] Voice 4: Number six, a secondary suite may not be used as a short-term vacation rental

[1:00:04] Voice 4: or a bed and breakfast home business.

[1:00:12] Voice 4: And there's an additional question here.

[1:00:15] Voice 4: So if you rent short-term a home in your house, it's okay.

[1:00:21] Voice 4: So I'd have to ask for clarification, renting a home in your house,

[1:00:26] Voice 4: renting a room in your house if you're a B&B.

[1:00:29] Voice 4: If you have a dwelling that has a secondary suite, which could be a home within a home, so to speak, that secondary suite can't be used for short-term vacation rental or a bed-and-breakfast home-based business.

[1:00:48] Voice 4: Secondary suites are for residential use only.

[1:00:53] Voice 4: They're to be used as a dwelling.

[1:00:54] Voice 4: They're not used to be for any type of businesses.

[1:01:02] Voice 4: Can you go over the bed-and-breakfast bylaws?

[1:01:07] Voice 4: Okay.

[1:01:07] Voice 4: Okay, so I think we, well, what we'll do, sure, we'll search for bed and breakfast, go over definitions, and any other reference that we have.

[1:01:17] Voice 4: So, appear to have nine.

[1:01:20] Voice 4: So, a bed and breakfast means a home-based business comprising the provision of sleeping accommodation, the room or the bed, and a morning meal to paying guests.

[1:01:28] Voice 4: That's the first reference in the definitions.

[1:01:31] Voice 4: Let's get through all nine of these.

[1:01:34] Voice 4: so uh home-based business means includes a bed and breakfast uh 3.73 b the serving of

[1:01:48] Voice 4: food and drink products on the lot is part of a home-based business except for bed and breakfast

[1:01:53] Voice 4: home-based business in which a morning meal may be served paying guests this means you can't operate

[1:01:59] Voice 4: a restaurant in your home uh you can only serve your bed and breakfast guests the morning meal

[1:02:06] Voice 4: and no other meals uh bed and breakfast guests on any island the almost all the other islands

[1:02:15] Voice 4: the goal is to have them be a patron of the other restaurants food establishments on the island

[1:02:23] Voice 4: and so that's not just monopolized by the bed and breakfast operator that that's the objective of

[1:02:30] Voice 4: saying you can only provide the morning meal and bed and breakfast guests aren't supposed to be

[1:02:36] Voice 4: provided with access to the kitchen their other meals are to be provided elsewhere what's the

[1:02:41] Voice 4: other regulation okay section eight here the following regulations apply to bed and breakfast

[1:02:48] Voice 4: home-based businesses not more than six guests at any one time not more than three bedrooms

[1:02:56] Voice 4: bedrooms may be used to accommodate guests parking space requirements no rental of equipment or

[1:03:04] Voice 4: material permitted to accept the registered guests so i guess if you want to rent guests

[1:03:11] Voice 4: bicycles sure you can do that but you can't do that to the general public who are not

[1:03:17] Voice 4: coming and patronizing your bed and breakfast business and a bed and breakfast home business

[1:03:23] Voice 4: Business must be conducted solely within a principal, dwelling, or cottage.

[1:03:28] Voice 4: Is that all the references?

[1:03:33] Voice 4: And then we're back to secondary suites may not be used for a bed and breakfast home-based business.

[1:03:40] Voice 4: And with section Agritourism and Agritourist Accommodation Regulations 3.13, section 10.

[1:03:48] Voice 4: The maximum number of guests that may be accommodated in an Agritourist accommodation at any one time,

[1:03:53] Voice 4: I'm either alone or in a combination with a bed and breakfast is not a treat.

[1:03:56] Voice 4: See 10 guests and 10 bedrooms.

[1:04:00] Voice 4: Is there one more reference?

[1:04:03] Voice 4: No.

[1:04:04] Voice 4: No good.

[1:04:06] Voice 4: So we'll go back to the 551 policy document.

[1:04:16] Voice 4: So within this document, it has the guidance, the policies on legal action,

[1:04:24] Voice 4: when we can take legal action

[1:04:26] Voice 4: referencing

[1:04:27] Voice 4: you know compliance is not achieved

[1:04:30] Voice 4: issuing a violation notice

[1:04:31] Voice 4: making recommendations to the local trust committee

[1:04:33] Voice 4: to proceed taking civil action

[1:04:36] Voice 4: or closing without

[1:04:39] Voice 4: compliance that's up to the local trust committee

[1:04:40] Voice 4: when to take or we can take

[1:04:43] Voice 4: immediate legal action

[1:04:45] Voice 4: and the procedures to follow

[1:04:47] Voice 4: doing offense act prosecutions

[1:04:50] Voice 4: that the local

[1:04:51] Voice 4: trust committee may wish to pursue

[1:04:53] Voice 4: there's a section on by-law notice debt as referenced at the start of the webinar

[1:04:58] Voice 4: penalties are owed to the trust committee uh so i'm sorry the trust council not the local trust

[1:05:05] Voice 4: committee so if someone incurs a debt uh default on by-law notices uh if they deal with the

[1:05:11] Voice 4: contravention on the property there's no longer a contravention uh then that can be cancelled

[1:05:17] Voice 4: uh with there's agreement between director of planning services and the manager of compliance

[1:05:23] Voice 4: and enforcement not to pursue that debt there's no need if we've gained obtained compliance there's

[1:05:28] Voice 4: no need to spend any more time and resources on trying to collect the debt nine deals with

[1:05:35] Voice 4: confidentiality regarding complainants uh complainant information is kept confidential

[1:05:40] Voice 4: however there are times when if there's litigation and a complainant is asked to being a witness

[1:05:47] Voice 4: or some other reason during the legal action,

[1:05:51] Voice 4: that complainant could become known.

[1:05:55] Voice 4: And it also states here that where a request for information

[1:05:58] Voice 4: received under the Freedom of Information Protection of Privacy Act,

[1:06:01] Voice 4: that confidentiality may be not guaranteed.

[1:06:05] Voice 4: I don't know of any circumstances where confidentiality has been broken

[1:06:09] Voice 4: based on an FOI request.

[1:06:18] Voice 4: So there's another comment here in the webinar chat.

[1:06:20] Voice 4: thanks for going through the various places of the document

[1:06:23] Voice 4: can you make one page summary of what

[1:06:24] Voice 4: defines a B&B

[1:06:26] Voice 4: and STVR and what the bylaws

[1:06:28] Voice 4: are around these so I'll ask

[1:06:31] Voice 4: Rob to make a note of that

[1:06:32] Voice 4: and I can

[1:06:36] Voice 4: do that and then you can request it later from

[1:06:37] Voice 4: Rob or myself

[1:06:40] Voice 4: regarding those regulations

[1:06:43] Voice 4: so section 10 here

[1:06:45] Voice 4: local trust committees, trust council and trustees

[1:06:48] Voice 4: this provides the policy

[1:06:51] Voice 4: for the roles

[1:06:52] Voice 4: and responsibilities for

[1:06:53] Voice 4: for trustees, trust counsel, trustees.

[1:06:56] Voice 4: So trustees are notified when we open a bylaw investigation file

[1:07:02] Voice 4: and what the alleged contravention is,

[1:07:04] Voice 4: but names and addresses are not communicated.

[1:07:09] Voice 4: Also states here the trustees can make written complaints.

[1:07:12] Voice 4: If they're any person, they can submit a complaint.

[1:07:17] Voice 4: And local trust committees and trustees are not to be involved

[1:07:19] Voice 4: in the investigation of a complaint,

[1:07:21] Voice 4: the preparation of bylaw enforcement reports.

[1:07:24] Voice 4: 10.4 here, local trust committees may make violent enforcement policies to compliance enforcement in regards to specific issues.

[1:07:32] Voice 4: That's going to be the rest of our talk, really.

[1:07:34] Voice 4: Here today is going over the proposed compliance and enforcement policies.

[1:07:40] Voice 4: And the last two are referencing reports that are given to local trust committees and trust councils

[1:07:45] Voice 4: so they know what activity is happening regarding violent enforcement in either the violence trust area as a whole

[1:07:54] Voice 4: or a local trust area okay so are there any questions on the 551 document on these general

[1:08:08] Voice 4: policies and procedures that are adopted by trust council okay if there are not we will go to

[1:08:26] Voice 4: the proposed document for compliance bylaw compliance and enforcement for north pender

[1:08:35] Voice 4: Island. We've got, we still have seven attendees. That's good. Is there another question? Are

[1:08:50] Voice 4: there any affordable housing bylaws? So not within the land use bylaw. There may be, and

[1:08:56] Voice 4: those are policies really that planning staff should speak to or the local trust committee

[1:09:03] Voice 4: can speak to. Within the land use bylaw, there's nothing that will reference affordable housing

[1:09:10] Voice 4: unless they have set up a specific zone within the bylaw and what I'll do is

[1:09:20] Voice 4: I'll go yeah so there's no reference to affordable there's a community housing

[1:09:30] Voice 4: zone in this bylaw let's back up here so within the community housing zone this

[1:09:47] Voice 4: as a permitted use to family and multifamily dwellings managed by a

[1:09:51] Voice 4: non-profit are permitted so within that zone that I guess in theory could be some type of

[1:09:57] Voice 4: affordable housing and I think maybe so it's permitted within this community housing zone

[1:10:08] Voice 4: there's a rental housing zone so that could also be something that might be able to address

[1:10:13] Voice 4: affordable housing and so that's it within the zoning regulations providing that community

[1:10:22] Voice 4: housing and the rental housing zones for the island. So community housing, is this a

[1:10:33] Voice 4: plum tree? So I'm not familiar with the plum tree. You can send that question in

[1:10:40] Voice 4: either to Rob or myself and planning to the Southern Gulf Islands web. Rob, can

[1:10:51] Voice 4: you post the email, the information email to contact planning staff for the

[1:10:57] Voice 4: southern gulf islands for everyone to reference if they want to ask those specific questions to

[1:11:02] Voice 4: planning staff south info there it is so some of those questions regarding affordable housing and

[1:11:10] Voice 4: community housing you can forward that request to planning staff and they'll be able to answer

[1:11:17] Voice 4: your question so moving on my next uh i don't know where do we go okay the proposed policy document

[1:11:31] Voice 4: um this has been presented to the local trust committee a first time and from that meeting

[1:11:39] Voice 4: uh there was direction to do a webinar uh in order to provide information regarding

[1:11:45] Voice 4: bylaw enforcement compliance and this is sort of a community engagement regarding

[1:11:50] Voice 4: this policy document and okay so the purpose of this document is to provide the compliance

[1:12:06] Voice 4: and enforcement policies for the north pender island local trust area and also in accordance

[1:12:11] Voice 4: with the adopted trust council policy contained in 555 and that are within the authority local

[1:12:17] Voice 4: trust needs to enforce ensure that policies and procedures are efficient transparent reasonable

[1:12:20] Voice 4: consistent with local community standards so in the end your local trustees are going to be making

[1:12:26] Voice 4: decisions on whether or not uh these policies are suitable for this local trust area and as

[1:12:33] Voice 4: As contained in Policy 551, local trust committees can adopt policies regarding specific issues that they wish to deal with within their local trust area.

[1:12:45] Voice 4: So throughout Part A, we go through the basics of application definitions, references to the different bylaws.

[1:12:53] Voice 4: And number four, really in a lot of ways, the most important part of the document is the priorities that the local trust committee is going to set.

[1:13:03] Voice 4: so for north what these are right now are really adopted inserted here from standing resolutions

[1:13:10] Voice 4: so north pender outlook trust committee has a policy regarding short-term vacation rentals

[1:13:16] Voice 4: and that is proactive enforcement enforcement of short-term vacation rentals or unlawful

[1:13:22] Voice 4: certification rentals is a priority and proactive enforcement is authorized so that means we don't

[1:13:29] Voice 4: need a written complaint. We can go through VRBO and Airbnb ads and if there's concerns that

[1:13:37] Voice 4: they're not a lawful bed and breakfast or if they're not a lawful short-term vacation rental

[1:13:42] Voice 4: as in operating on a larger lot with a cottage then we'll open a file and investigate. Also within

[1:13:50] Voice 4: the priorities established by the local trust committee are violations related to disposal

[1:13:54] Voice 4: storage of waste or recycled materials or storage of vehicles or vehicle parts. That's authorized

[1:13:59] Voice 4: without a written complaint again so staff will do this proactively while officers can do this

[1:14:04] Voice 4: proactively when they see derelict vehicles waste whatever on the island on people's properties

[1:14:11] Voice 4: and they can proceed with opening a file investigating try and gain compliance so

[1:14:18] Voice 4: enforcement of non-compliant 4.3 enforcement of non-compliant dwellings will be deferred unless

[1:14:24] Voice 4: there are contraventions in developed permit areas or other environmentally sensitive areas

[1:14:28] Voice 4: that would be set back from water.

[1:14:30] Voice 4: Are there concerns about health and safety

[1:14:32] Voice 4: or the lack of an approved septic

[1:14:33] Voice 4: or if there are non-permitted campgrounds?

[1:14:36] Voice 4: So it's within this section that's saying

[1:14:38] Voice 4: that people can use accessory buildings,

[1:14:40] Voice 4: travel trailers for their temporary dwelling

[1:14:43] Voice 4: while they're either looking for more stable housing

[1:14:48] Voice 4: or long-term housing

[1:14:51] Voice 4: while they use these temporary residences on the island.

[1:14:55] Voice 4: And so we'll defer enforcement on that, but we'll not defer enforcement and say if there is real health and safety issues on the property, and it usually involves sewage systems or lack of sewage system.

[1:15:12] Voice 4: And then there's just the dumping of sewage and open pits on the property.

[1:15:18] Voice 4: And the concern for many complainants is that this open disposal of waste just out onto land is going to pollute nearby wells.

[1:15:31] Voice 4: You know, we just had the big rainfall, the Bering storm, last weekend.

[1:15:36] Voice 4: And once that water gets flowing, it goes everywhere.

[1:15:38] Voice 4: and you know i've seen it where and others the complainants have seen it you get these properties

[1:15:45] Voice 4: where that these that water flow has picked up the sewage and spread it out onto the resident

[1:15:56] Voice 4: property and the neighboring property and maybe even down onto the road because it's not a proper

[1:16:02] Voice 4: septic system and they just had open trenches or ditches uh 4.4 uh enforcement on unlawful

[1:16:12] Voice 4: land uses where a property owner submitted a planning application or a priority until the

[1:16:17] Voice 4: law unlawful use is ceased so if the applicant does not receive approval from the local trust

[1:16:23] Voice 4: committee to continue the unlawful land use based on consideration of community needs while planning

[1:16:27] Voice 4: application has been considered enforcement will continue including the issue of violation notices

[1:16:31] Voice 4: or legal action so this was a resolution adopted several years ago by the local trust committee

[1:16:39] Voice 4: in part to try and deal with circumstances where property owners would submit planning

[1:16:46] Voice 4: applications to rezone the property or get a temporary use permit and then there'd be a lack

[1:16:52] Voice 4: of progress on those applications and the application process would extend over years

[1:16:58] Voice 4: and what North Pender and other local trust committees have said

[1:17:04] Voice 4: is if you wish to continue with the unlawful use,

[1:17:09] Voice 4: you need our permission.

[1:17:10] Voice 4: Otherwise, you need to cease until there's actually

[1:17:13] Voice 4: either permits issued, like I said, a temporary use permit,

[1:17:17] Voice 4: or there's been some amendment to the land use bylaw.

[1:17:21] Voice 4: Section 5.

[1:17:26] Voice 4: So this section moving forward will be amended.

[1:17:31] Voice 4: ended. There was consideration of this policy document by Trust Council. 5.1 is going to

[1:17:40] Voice 4: be deleted, and what's going to be replaced is within 5.3, it'll state that there will

[1:17:50] Voice 4: be notice given, and that'll be set by the local trust committee. It'll be set at whatever

[1:17:57] Voice 4: know could whatever the local trust committee decides they may wish to remain with 24 hours

[1:18:01] Voice 4: notice there was a longer recommendation made at trust council so it could be two weeks it could

[1:18:07] Voice 4: be 30 days and in the end it'll be a determination by the local trust committee of what uh of what

[1:18:19] Voice 4: they deem to be the appropriate amount of notice to give um but if there's investigations to health

[1:18:26] Voice 4: and safety issues and matters that may cause adverse environmental impact resulting in

[1:18:31] Voice 4: irreversible damage that's a priority and they may be investigated without notice so this

[1:18:38] Voice 4: is really referring to work and development permit areas um so as you know whether someone's cutting

[1:18:46] Voice 4: down a tree trees in one of the woodland dpas or another dpas where they're not cutting down

[1:18:52] Voice 4: on trees without a permit, we will act on that immediately, or the recommendation here

[1:19:00] Voice 4: is that we act on that immediately and without giving notice so that we can try and stop

[1:19:05] Voice 4: the work from continuing without a permit.

[1:19:10] Voice 4: And also enforcement on non-compliant short-term vacation rentals as a priority inspection

[1:19:14] Voice 4: is being investigated without notice.

[1:19:17] Voice 4: This one is recommended as if we are dealing with an unlawful short-term vacation rental, there are times when basically spot inspections or surprise inspections are required to determine whether or not there is an unlawful use.

[1:19:32] Voice 4: And so as long as the local trust committee wants to prioritize the closing down of unlawful certification rentals, then that's a circumstance where we shouldn't be giving notice.

[1:19:46] Voice 4: us. We need to be able to go there and essentially this is the one circumstance where we want to

[1:19:54] Voice 4: catch people doing what they're not supposed to be doing in order to confirm the contravention

[1:19:59] Voice 4: and to try and get evidence to move forward to handing out penalties so we can start and

[1:20:05] Voice 4: stop the unlawful use. The rest of the list, if people are going to, you know, if you hold

[1:20:17] Voice 4: temporary use permit then to acknowledge that file officers will enter the

[1:20:23] Voice 4: properties again with higher without prior consultation in order to confirm

[1:20:30] Voice 4: will either investigate a complaint or to confirm compliance with the temporary

[1:20:35] Voice 4: use permit if respondents are working towards compliance then you know site

[1:20:42] Voice 4: inspections will all be required to confirm compliance and we'd arrange a

[1:20:47] Voice 4: mutually agreeable time to do that and you know if respondent to a complaint provides photographic

[1:20:54] Voice 4: evidence survey professional report that confirms compliance we don't need to sign inspection really

[1:20:59] Voice 4: that work has been done by somebody else and we are able to verify through whatever documentation

[1:21:05] Voice 4: that there's no contravention on the lot so section six goes over our relay procedures for

[1:21:14] Voice 4: giving uh 90 days to comply and what the steps that we will go through uh negotiating time to

[1:21:22] Voice 4: comply uh with respondents and in the end the procedures that will follow as far as giving a

[1:21:28] Voice 4: warning notice uh if there's no compliance and then finally whether or not uh and when an actual

[1:21:36] Voice 4: violation notice will be issued. Section 7 here, what Section 7 does with our closing files

[1:21:47] Voice 4: adds some discretion to bylaw staff, bylaw officers regarding especially times when it's

[1:21:58] Voice 4: unreasonable to request compliance due to specific circumstances or finances

[1:22:04] Voice 4: and then the by-law officer or the manager of compliance and enforcement

[1:22:08] Voice 4: can use such discretion to close the file.

[1:22:13] Voice 4: And also within this section and the next section 8,

[1:22:18] Voice 4: frivolous, repeat, vexatious complaints,

[1:22:21] Voice 4: this has been added to these policies and procedures.

[1:22:26] Voice 4: One, because they're not in Trust Council policies.

[1:22:30] Voice 4: And so this has been added to ensure that we deal with any concerns

[1:22:34] Voice 4: regarding frivolous and vexatious complaints they happen but they're rare

[1:22:40] Voice 4: but they still happen so now these established policies says that we will

[1:22:44] Voice 4: not proceed with enforcement if we've been determined that someone is just you

[1:22:50] Voice 4: know trying to antagonize their neighbor for whatever reasons we'll be able to

[1:22:55] Voice 4: tell them okay we've made a decision this is vexatious we're going to close

[1:23:00] Voice 4: the file. Unfortunately, it is rare, but it does happen. Section nine is just regarding

[1:23:06] Voice 4: communication, regarding what staff do, communication to trustees and the LTC,

[1:23:12] Voice 4: and section 10 revolves around reporting. Part B, bylaw enforcement notice bylaw screening

[1:23:22] Voice 4: officers' powers and duties policies. So at present, the Bend bylaw we could use for

[1:23:33] Voice 4: North Pender Island associated islands land use by-law contraventions but not

[1:23:40] Voice 4: the North Pender Island by-law because the current Bend by-law is not but

[1:23:45] Voice 4: amended since the new 224 by-law has been adopted but if there are

[1:23:53] Voice 4: amendments adopted and we're enforcing the North Pender Island land use by-law

[1:23:58] Voice 4: then this explains who can be or designates the appointment of screening

[1:24:03] Voice 4: officers in what circumstances and what it does is give them reasons to cancel

[1:24:09] Voice 4: violation bylaw violation notices some of these are straightforward but it also

[1:24:17] Voice 4: introduces some discretion here number five it's unreasonable for the person to

[1:24:21] Voice 4: pay the penalty you know just there are respondents that we deal with who you

[1:24:29] Voice 4: You know, they just don't have the financial means to pay penalties,

[1:24:34] Voice 4: and it may also be a reason why there's contraventions on the lot.

[1:24:37] Voice 4: So we want to be able to take that into consideration.

[1:24:41] Voice 4: So that provides the reasons when to cancel the violation notice,

[1:24:44] Voice 4: and that also direction on proceeding to adjudication,

[1:24:50] Voice 4: and when it may not be in the public interest to proceed for adjudication.

[1:24:56] Voice 4: So that is that five-page document that at some point in the future will go back to the Local Trust Committee for consideration.

[1:25:09] Voice 4: They may or may not wish to proceed with this document.

[1:25:13] Voice 4: These proposed policies, they may remain just using standing resolution, but this is an option open to them.

[1:25:21] Voice 4: and uh for me it just provides more detailed and robust uh policies and guidance for staff

[1:25:28] Voice 4: on how to do the work so that what is so now where we close that where's my agenda rob what

[1:25:40] Voice 4: have you done with my agenda oh there it is it's not rob's fault um so the last part of the webinar

[1:25:48] Voice 4: are if there are any more questions and answers for bylaw staff regarding uh these policies

[1:25:56] Voice 4: policies uh the land use bylaw how we do our work uh your concerns about any policies that are in

[1:26:03] Voice 4: place or not in place um right and rob has provided you with some information if you wish to ask an

[1:26:12] Voice 4: additional question or if you wish to speak to me directly and for everyone else so i'm not seeing

[1:26:30] Voice 4: oh

[1:26:33] Voice 2: i'm seeing a raised hand you may go ahead julia thank

[1:26:37] Voice 1: you very much um to be quite honest

[1:26:40] Voice 1: this was an awful lot of information for me to take in and i have uh some let me turn that off

[1:26:48] Voice 1: uh some uh clarification that i'd like just on the bylaws themselves uh they're very confusing

[1:26:56] Voice 1: um for me and you've worked with them a lot so they all make sense um there were two things

[1:27:04] Voice 1: you said that you would uh make a sheet on the bylaws for uh short-term versus vacation rent

[1:27:12] Voice 1: uh short-term vacation and airbnb and what that is that would be so helpful for me the other is um

[1:27:26] Voice 1: Oh, my, the community housing that you talked about the references there. If you could give

[1:27:32] Voice 1: me a sheet of community housing zone. I think it's in the same area of areas that we can work

[1:27:40] Voice 1: on to make affordable housing. That's a real problem. And I have some ideas on that, which

[1:27:51] Voice 1: which probably are not within the confines of this talk that I'd like your

[1:27:56] Voice 1: expertise on. If, if we could talk about that set of time,

[1:28:02] Voice 1: unless you want to talk about it now.

[1:28:06] Voice 4: So for the certification rentals and the bed and breakfast,

[1:28:10] Voice 4: have you sent Rob your email address?

[1:28:15] Voice 1: You

[1:28:16] Voice 4: can do that in the webinar chat. Okay.

[1:28:18] Voice 1: You

[1:28:19] Voice 4: should be able to message message him directly.

[1:28:23] Voice 2: i've also posted a request uh if you'll send us an email at bylaw enforcement at islandstrust.bc.ca

[1:28:31] Voice 2: and that way your private information is not posted in this webinar oh

[1:28:36] Voice 1: i i don't care um okay

[1:28:38] Voice 1: so

[1:28:41] Voice 4: i can't see the oh there oh wait yeah

[1:28:43] Voice 1: great uh so and i'm working on community housing

[1:28:49] Voice 1: and those things and and where it applies to north pender that would be so helpful to me

[1:28:54] Voice 1: um okay

[1:28:57] Voice 4: i'll do what i can is regarding the bylaw and bnbs and certification rentals

[1:29:02] Voice 4: and we'll ask what planning staff information they have or they can prepare for you regarding

[1:29:10] Voice 4: the affordable housing or community housing yes

[1:29:14] Voice 1: that would be wonderful um so that's great uh

[1:29:18] Voice 1: Sorry about my lack of knowledge on all this.

[1:29:22] Voice 1: It feels like a very steep learning curve.

[1:29:26] Voice 1: So I just appreciate your expertise.

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

[1:29:31] Voice 4: You're welcome.

[1:29:31] Voice 4: So do you have any more questions that we can answer now?

[1:29:36] Voice 1: No, I can't think of them.

[1:29:37] Voice 1: I don't know enough to ask yet.

[1:29:41] Voice 4: Okay.

[1:29:42] Voice 4: So I appreciate everyone joining.

[1:29:45] Voice 4: And if you do have any feedback regarding these proposed policies,

[1:29:50] Voice 4: please do so before we go on to any next steps.

[1:29:54] Voice 4: And editing and forward it again to the local trust committee in the future.

[1:29:58] Voice 4: At this point, it will probably be at some point.

[1:30:00] Voice 4: point next year um and any other questions you may have uh this webinar is recorded it'll be

[1:30:07] Voice 4: put on our website for reference anyone wishes to come back and try and get additional information

[1:30:13] Voice 4: um it's there as a resource uh for you so is there another question oh

[1:30:21] Voice 1: so all the links will be

[1:30:23] Voice 1: be available that you you put up all the links so

[1:30:28] Voice 4: well that's up to rob rob can you you may be able

[1:30:31] Voice 4: to put together a document with links could you i'm

[1:30:35] Voice 2: happy to do that uh if you go to the events

[1:30:38] Voice 2: page for this webinar following the event i'll add a document with all of the links that were

[1:30:43] Voice 2: posted today

[1:30:44] Voice 1: that's wonderful it's already done great okay

[1:30:49] Voice 4: so are there any other questions for

[1:30:52] Voice 4: for today. Comments? I thank everyone for attending. Thank you.

[1:30:59] Voice 4: And if there's no further

[1:31:00] Voice 4: questions, I guess that may be complete. So thanks, everyone.