Denman Island Local Trust Committee community information meeting, May 8, 2025

[0:00:07] Voice 5: Good morning, everybody. Thank you for joining us today at this special meeting of the Denman

[0:00:14] Voice 5: Island Local Trust Committee. I want to begin the meeting by acknowledging that we're fortunate

[0:00:18] Voice 5: to be able to gather today in locations across the territory of the Coast Salish people.

[0:00:22] Voice 5: I'm David Maude, elected on Main Island and chair of the Denman Island Local Trust Committee.

[0:00:27] Voice 5: I'm joined today by your Denman Island trustee, David Graham. We're hoping that trustee Sam

[0:00:32] Voice 5: Sam Borthwick is about to join us.

[0:00:35] Voice 5: He might have some connectivity issues,

[0:00:37] Voice 5: but he's not with us at the moment.

[0:00:41] Voice 5: So together, we make up the Denman Island Local Trust Committee.

[0:00:44] Voice 5: This meeting is being live-streamed and recorded

[0:00:46] Voice 5: for those who are unable to attend in person today.

[0:00:48] Voice 5: The recording will be posted on the Island's Trust website

[0:00:50] Voice 5: for future viewing.

[0:00:52] Voice 5: We have some staff joining us today.

[0:00:55] Voice 5: We start off, we have Marls McCarger,

[0:00:59] Voice 5: your Island's Trust Planner.

[0:01:01] Voice 5: We have Nerissa Chadwick,

[0:01:04] Voice 5: other Islands Trust planner and our housing specialist.

[0:01:08] Voice 5: We have Lisa Millard, who is our Zoom host

[0:01:11] Voice 5: and our magic button pusher,

[0:01:13] Voice 5: which we very much appreciate.

[0:01:15] Voice 5: And we have Catherine Boyd,

[0:01:16] Voice 5: who's doing the recording secretary for us.

[0:01:20] Voice 5: All very much appreciated in the background.

[0:01:23] Voice 5: Without you, we could not survive.

[0:01:28] Voice 5: So I just want to let you know,

[0:01:29] Voice 5: this meeting is an official forum for your local trust meeting to make decisions about

[0:01:32] Voice 5: land use planning and relevant business um uh those of you who are viewing today um

[0:01:40] Voice 5: i understand that there's a a little bit of a viewing party taking place thank you very much

[0:01:45] Voice 5: for for that energy um the way the format this meeting is this is we don't have a town hall or

[0:01:53] Voice 5: anything in this meeting um because this is more about staff extracting feedback from the trustees

[0:02:00] Voice 5: to to sort of get a road forward um we have a meeting next tuesday or a week tuesday um which

[0:02:08] Voice 5: will be obviously in person and we can get of course a lot of feedback there but also at the

[0:02:17] Voice 5: end of this meeting we really really would appreciate like getting like feedback through

[0:02:22] Voice 5: through emails, through the portal to us

[0:02:26] Voice 5: so that we know what you want to see.

[0:02:31] Voice 5: Trustees at this point, public next point,

[0:02:35] Voice 5: we're all about getting the right things done

[0:02:37] Voice 5: for the Denman Island community.

[0:02:39] Voice 5: And I can say, you know, the work that's been done

[0:02:42] Voice 5: by the EnviroSync Planning Committee on this in the past

[0:02:46] Voice 5: has been exceptional.

[0:02:47] Voice 5: exceptional um the the detail and the and the enthusiasm you brought to the table is very much

[0:02:54] Voice 5: appreciated and we hope that that will continue so that we all can be work together to achieve

[0:03:00] Voice 5: the outcome the island needs so thank you very much um with that i think i will hand it over to

[0:03:07] Voice 5: planner chadwick who will start the process and we will get about making some decisions

[0:03:16] Planner Chadwick: Thank you, Chair Maud. I see Trustee Borthwick has still not joined us. So hopefully he will join us because this is an important conversation. As you indicated, staff are looking for some directions on next steps.

[0:03:31] Planner Chadwick: And I think at the last meeting, it was recognized that there was interest from the community for opportunities to engage in discussions around some very key themes that are identified in the report.

[0:03:49] Planner Chadwick: So this is an opportunity, I mean, what we would, as staff would like to come out of this meeting with some, a sense of how the trustees would like to move forward with engaging the community.

[0:04:03] Planner Chadwick: And one of our resolutions here is to come back with an engagement plan, which would come, so we would turn this information around pretty quick and come back on that meeting on the 20th with an engagement plan, which will allow for some further discussion about that engagement.

[0:04:19] Planner Chadwick: And after that 20th, we'd like to just hit the ground running and, you know, do whatever trustees in the community see as necessary at this point in time.

[0:04:32] Planner Chadwick: As effectively and efficiently as possible, because we do want this project to be successful and be completed by the end of the term.

[0:04:43] Planner Chadwick: We have spent a bit of time looking at the project charter.

[0:04:47] Planner Chadwick: We've spent a lot of time thinking through all of the pieces of this project. There have been numerous pieces. We've tried to think about things in a strategic way to try and achieve moving things a bit further ahead, parsing things out.

[0:05:11] Planner Chadwick: We've tried to also use our resources and our processes that we have here at the Islands Trust in a way that we could bring together the two planners.

[0:05:21] Planner Chadwick: So in a way, we're also recognizing that we have some challenges in how we as an organization organize things.

[0:05:29] Planner Chadwick: And we want to kind of bust that a little bit, too.

[0:05:32] Planner Chadwick: Um, so we have, uh, so we have these smaller pieces. Um, we're looking at an integrated

[0:05:40] Planner Chadwick: approach, integrating everything. There's, there, there, there are two new, um, project charter

[0:05:45] Planner Chadwick: options, uh, in front of you that, that integrate the work that Marlis has been, uh, doing on the,

[0:05:53] Planner Chadwick: the TUP removal and the density bank. Um, the idea is around, you know, we have done so much

[0:05:58] Planner Chadwick: work with the Comox at this point, that if we are doing a major OCP review that they have been

[0:06:05] Planner Chadwick: engaged with, it would be not to be acknowledging their territories in the way that they would like

[0:06:14] Planner Chadwick: them to be acknowledged would really be not a good thing. So there are these other elements.

[0:06:21] Planner Chadwick: And again, as we've kind of gone through the process, we've noticed there's technical updates.

[0:06:26] Planner Chadwick: days we can do all of that together those are all little those are the sort of the smaller pieces

[0:06:30] Planner Chadwick: um um but there's the substantive stuff that we really do need to get into a little bit um

[0:06:36] Planner Chadwick: and get some um um some conversation and some decisions around um so this the the um the staff

[0:06:44] Planner Chadwick: report identifies a few um like show and tell pieces um um we have the reformatting of the um

[0:06:51] Planner Chadwick: the land use bylaw, which provides an opportunity for us to make like more easily make changes to

[0:06:56] Planner Chadwick: the bylaw. So it's basically the foundation. I would say like in this process, you know,

[0:07:02] Planner Chadwick: if you think about it, like building a house, very often people will just, you know, you don't

[0:07:08] Planner Chadwick: want to spend a ton of money on your new roof and your new windows if your foundation is crumbling,

[0:07:13] Planner Chadwick: right? And if you do do that, then you've got just time and money wasted. So we are effectively

[0:07:19] Planner Chadwick: effectively developing that foundation both with the um um like uh the um update of the

[0:07:27] Planner Chadwick: land use bylaw and that's that's completed um pretty almost completed and that's that's been

[0:07:33] Planner Chadwick: legally reviewed nothing's changed with what you've been presented with the other i think

[0:07:37] Planner Chadwick: foundational piece here is the relationship that we have with the comox so um this is um i would

[0:07:44] Planner Chadwick: would say the first time we've really had a really, really, really effective engagement.

[0:07:52] Planner Chadwick: So, and the co-op, they're moving along with us in this process, but they also have their

[0:07:58] Planner Chadwick: own process.

[0:07:59] Planner Chadwick: And that's what we became very aware of at the meeting.

[0:08:02] Planner Chadwick: They've hired on their new people.

[0:08:04] Planner Chadwick: So they need a little bit more time.

[0:08:05] Planner Chadwick: So we have to recognize that as well.

[0:08:06] Planner Chadwick: So the timelines we've identified are as realistic, like we're trying to be very realistic here.

[0:08:12] Planner Chadwick: And we want to get this project done.

[0:08:14] Planner Chadwick: And we will get this project done because we've got an amazing team here and a very engaged community as well.

[0:08:23] Planner Chadwick: So I don't know how much, I don't know that there's a whole lot that we should be necessarily talking about in terms of the reformatting of the bylaw, unless there are any questions from trustees about that.

[0:08:39] Planner McCargar: Through the chair, I'll just add a couple of things.

[0:08:42] Planner McCargar: There were a few questions that I had highlighted in the attachment six, I believe, of the reformatted bylaw.

[0:08:52] Planner McCargar: We don't necessarily need to get into those now.

[0:08:54] Planner McCargar: But if there was anything that stood out to you in those questions, some of them are just pretty minor.

[0:09:01] Planner McCargar: But it now would be a time where we could kind of go over them and you could give us some feedback as we move forward.

[0:09:08] Planner McCargar: or we can talk about those on another time.

[0:09:12] Planner McCargar: But if there was, yeah, any questions about it,

[0:09:15] Planner McCargar: it did receive legal review.

[0:09:18] Planner McCargar: And as you know, the intent has stayed the same,

[0:09:23] Planner McCargar: but there has been some moving around

[0:09:28] Planner McCargar: of the different regulations.

[0:09:30] Planner McCargar: A lot of them have gone into general regulations.

[0:09:32] Planner McCargar: If they were consistent throughout all the zones,

[0:09:35] Planner McCargar: we've moved them into general.

[0:09:36] Planner McCargar: um we removed the permitted buildings and structures section of each zone so there's

[0:09:42] Planner McCargar: just going to be permitted uses because um basically if the use is permitted if you know

[0:09:47] Planner McCargar: residential use is permitted then we don't need to specify that a single family dwelling is also

[0:09:53] Planner McCargar: permitted um so yeah if there's any any questions or anything that comes up i know it's gonna it

[0:09:59] Planner McCargar: It looks a lot different.

[0:10:00] Planner McCargar: So now would be, yeah, a good time to talk about it.

[0:10:04] Planner McCargar: And I see that

[0:10:05] Planner McCargar: Trustee Borthwick has just joined us.

[0:10:08] Voice 2: Indeed.

[0:10:08] Voice 2: So welcome, Trustee Borthwick.

[0:10:11] Voice 2: Morning.

[0:10:11] Voice 2: Very sorry for my tardiness.

[0:10:13] Planner Chadwick: Okay.

[0:10:14] Planner Chadwick: We're just talking about the reformed, formatted land use file.

[0:10:17] Planner Chadwick: And if there are any questions that trustees have about that.

[0:10:23] Voice 5: Trustee Graham.

[0:10:24] Trustee Graham: Thank you.

[0:10:24] Trustee Graham: And I did go through it and it did flow logically.

[0:10:28] Trustee Graham: and I can see how that's going to be a little easier

[0:10:30] Trustee Graham: for people to understand.

[0:10:32] Trustee Graham: I just had two questions.

[0:10:34] Trustee Graham: One on page 23, if you want to bring that page up

[0:10:41] Trustee Graham: on the screen, and it was just of the agenda.

[0:10:53] Trustee Graham: Is somebody doing that?

[0:10:55] Trustee Graham: Oh, over here.

[0:10:57] Voice 5: Somebody's doing it.

[0:10:58] Trustee Graham: Somebody's doing it.

[0:10:58] Trustee Graham: Thank you.

[0:10:59] Voice 5: You waved your finger and things happen.

[0:11:02] Voice 5: And

[0:11:02] Trustee Graham: I am visually compromised. If you could make that bigger, that'd be awesome. Thank you.

[0:11:09] Trustee Graham: Was

[0:11:10] Planner McCargar: there a certain section within here that you were...

[0:11:12] Trustee Graham: Yeah, right. 2X, prohibited in all zones. Just reading that A, so that seems really clear. The

[0:11:21] Trustee Graham: use of a dwelling unit for vacation rental or for the accommodation of paying guests is prohibited.

[0:11:27] Trustee Graham: And then I thought, well, if I was a B&B operator and I saw this, I would think,

[0:11:32] Trustee Graham: oh my goodness i'm i thought i was able to have a b b so i was just curious and and you're not

[0:11:38] Trustee Graham: you've pulled this right from our existing land use pile i presume correct yeah but it didn't

[0:11:45] Trustee Graham: seem confusing the old way it was presented or or maybe it was and i just never realized it but

[0:11:50] Trustee Graham: how can we how can we make sure that that particular statement doesn't um confuse people

[0:11:58] Trustee Graham: people who are operating legal bed and breakfasts in their primary residence.

[0:12:02] Planner McCargar: So like you said, this was pulled directly from the current land use bylaw.

[0:12:06] Planner McCargar: And as part of this housing project, that is something that we're going to look at is

[0:12:11] Planner McCargar: making sure that the bed and breakfast regulations are really clear and that it's really clear

[0:12:18] Planner McCargar: that short-term vacation rentals of houses are not permitted.

[0:12:22] Planner McCargar: Right. I think where some of the confusion is, is between this and then also in the home occupations, there's a section in there. So we haven't looked through that yet. And we haven't proposed new language yet for that.

[0:12:38] Trustee Graham: Okay. So, and that could actually happen. That doesn't have to happen. In my mind, it doesn't have to happen during this housing review. If those type of technical changes or just tweaks for clarity happen after, I would be okay with that.

[0:12:53] Trustee Graham: And what I'm trying to do is make sure we reduce the amount of work that we're doing as the end of term rushes towards us, because it certainly will be rushing towards us.

[0:13:03] Trustee Graham: So that's just my feeling.

[0:13:05] Trustee Graham: If it's something that you were planning on incorporating into this housing review, then that's fine.

[0:13:10] Trustee Graham: But if it's going to take up too much time, then I'm not too worried about it.

[0:13:15] Trustee Graham: Because as you say, this language has been in our land use bylaw for many, many years.

[0:13:22] Planner McCargar: We have received a legal opinion, though, that it isn't clear.

[0:13:27] Planner McCargar: So I think that this would be the time that we would clean it up.

[0:13:30] Planner McCargar: And I don't think it would be that much work.

[0:13:33] Planner McCargar: And things that are

[0:13:34] Planner Chadwick: technical in nature that are being done for clarity are not onerous to

[0:13:41] Trustee Graham: do.

[0:13:42] Planner Chadwick: We have language in other bylaws that we can rely on.

[0:13:46] Trustee Graham: Perfect. Exactly.

[0:13:47] Trustee Graham: And the other question regarding the reformat is there was a section on strata plans, and I don't think we've ever seen that before. Can you just briefly explain why that has been incorporated into the land use bylaws?

[0:14:03] Trustee Graham: Yeah.

[0:14:03] Planner McCargar: So this was something that was highlighted in the legal review. And I can share the screen here just so that we all know what we're talking about. So is it, I believe it's this section here, right?

[0:14:17] Voice 3: That's right. Yeah.

[0:14:18] Planner McCargar: Yeah. So currently in the land use bylaw, it says the part that's scratched out. The secondary suite is not subdivided from the principal dwelling unit under the Land Title Act or the Strata Property Act. So this is under the secondary suite.

[0:14:32] Planner McCargar: and um legal basically brought up that this regulation is effectively moot as anyone can

[0:14:42] Planner McCargar: deposit a strata subdivision plan without local government review so basically they could strata

[0:14:47] Planner McCargar: their secondary dwelling or secondary suite without after the fact without coming to the ltc

[0:14:53] Trustee Graham: interesting so

[0:14:56] Planner McCargar: this was some sample wording that i proposed um that's been used in other

[0:15:02] Planner McCargar: other land use bylaws that would prohibit that very clearly, because I think the intent of this

[0:15:09] Planner McCargar: regulation is to prohibit that.

[0:15:11] Trustee Graham: Right. So are you now saying that for lands outside the ALR,

[0:15:17] Trustee Graham: anyone with a secondary suite needs to have a registered restrictive covenant?

[0:15:24] Planner McCargar: So this was, like I said, this is just proposed language that we could use to prevent that.

[0:15:32] Planner McCargar: to prevent the stratification of secondary dwellings and suites yeah so it would yes

[0:15:39] Planner McCargar: that that then it would require a covenant okay

[0:15:42] Voice 3: okay thank you yeah and

[0:15:47] Trustee Graham: that's that's that's it

[0:15:49] Trustee Graham: for me questions on the reform formatted lub perhaps uh trustee borthwick has any questions

[0:15:55] Trustee Graham: anything from you trustee borthwick

[0:15:57] Voice 2: at this point uh no not especially on this i really like i

[0:16:00] Voice 2: I really like the new format.

[0:16:01] Voice 2: It seems much, much clearer.

[0:16:03] Voice 2: And it's definitely a document that I think it would be easier to hand to someone and

[0:16:07] Voice 2: be like, here you go.

[0:16:09] Voice 2: Here's the things.

[0:16:10] Voice 2: So definitely, yeah, great work on that.

[0:16:14] Voice 5: A stunning endorsement.

[0:16:15] Voice 5: Thank you.

[0:16:16] Voice 5: I just

[0:16:17] Trustee Graham: heard from the group, Cherry.

[0:16:20] Trustee Graham: I don't know if you got an email or a message.

[0:16:22] Trustee Graham: There's five of them who are watching from the Activity Center Lounge, and they're engaged

[0:16:28] Trustee Graham: and happy and wish us luck.

[0:16:30] Trustee Graham: So just pass that on.

[0:16:31] Voice 5: Well, we certainly appreciate their enthusiasm.

[0:16:36] Voice 6: Okay.

[0:16:37] Planner Chadwick: Okay.

[0:16:38] Planner Chadwick: So moving right along, I guess, unless there's any further discussion related to that.

[0:16:43] Planner Chadwick: Okay, good.

[0:16:45] Planner Chadwick: And kudos to Marlis for putting in, you know, all the work that you have.

[0:16:50] Planner Chadwick: It was, like, it's quite a task to revise it and then work with the lawyers.

[0:16:56] Planner Chadwick: So, Marlis, thanks for all your effort.

[0:17:01] Planner Chadwick: um um so the other uh the other project that marlis has been um kind of managing is the um

[0:17:08] Planner Chadwick: uh the build out map so that's also being provided to you for information at this point in time

[0:17:15] Planner Chadwick: and it's not quite completed it is quite a task to do um something like this because you've got

[0:17:20] Planner Chadwick: to go into um all of the lots that have covenants that are restricting further subdivision and all

[0:17:26] Planner Chadwick: all of that sort of stuff to sort of try and get as accurate a number of potential additional lots.

[0:17:32] Planner Chadwick: So there's the subdivision potential, the potential additional lots that could be created that kind of exists within the current zoning.

[0:17:47] Planner Chadwick: And so, like I said, it does take a bit of a work to look at covenants and other things.

[0:17:51] Planner Chadwick: And we've had another colleague, Alan, work with us on that as well.

[0:17:56] Planner Chadwick: So, acknowledging his work there too.

[0:17:59] Planner Chadwick: And so, Alan's also going to help us look at the actual build-out potential.

[0:18:07] Planner Chadwick: And so, the build-out potential is actually looking at secondary suites, additional dwelling units, and what that potential is.

[0:18:15] Planner Chadwick: Marlis, do you want to add some more since you're much closer to this project?

[0:18:18] Planner Chadwick: project?

[0:18:20] Planner McCargar: So I can just let you know, so there's two maps that would be, well, so there's two maps

[0:18:25] Planner McCargar: that are a part of this build-out analysis. So one is the subdivision potential map, which

[0:18:30] Planner McCargar: is in your package as attachment five, and it estimates the number of new residential lots

[0:18:35] Planner McCargar: that could be created under current zoning. So this shows parcels with subdivision potential,

[0:18:42] Planner McCargar: and it indicates the total number of additional lots possible per parcel. As Nerissa said,

[0:18:48] Planner McCargar: And the covenant review is still underway.

[0:18:51] Planner McCargar: So Alan is looking at every covenant and seeing if there's any restrictions under covenant.

[0:18:57] Planner McCargar: But the map that we have, we think it's pretty close and provides a solid baseline.

[0:19:02] Planner McCargar: And then the second map is a dwelling unit potential map.

[0:19:06] Planner McCargar: So it'll estimate the number of new dwellings that could be added across Denman under existing zoning.

[0:19:13] Planner McCargar: And it'll identify vacant parcels and dwelling capacity per lot.

[0:19:17] Planner McCargar: And so that we're still working on, but those would be two, you know, two maps that could be used to support community conversations and LTC decision-making around density, secondary suites, and potential zoning changes.

[0:19:34] Voice 5: If you could pull up the map onto the screen on page 22, the subdivision potential map.

[0:19:39] Voice 5: I just had a question.

[0:19:41] Voice 5: I didn't understand the significance of the red Xs.

[0:19:47] Planner McCargar: Sure.

[0:19:47] Planner McCargar: One second here.

[0:19:48] Planner McCargar: here. So can you see the map here? Absolutely.

[0:20:07] Planner McCargar: Yeah. So I believe that the red Xs are just

[0:20:12] Planner McCargar: with sort of, this is Alan's working copy of the map. And so he was just going through,

[0:20:17] Planner McCargar: and these are parcels that are within the ALR and wouldn't have any covenants as far as I

[0:20:25] Planner McCargar: understand.

[0:20:27] Voice 5: Okay. So basically he's identifying parcels that don't have covenants.

[0:20:30] Planner McCargar: Yeah. I think

[0:20:31] Planner McCargar: this is like i said just his working copy that he's been kind of going through to to um understand

[0:20:37] Planner McCargar: what he's already uh checked

[0:20:39] Voice 5: excellent okay thank you very much so

[0:20:42] Trustee Graham: i i do have a question

[0:20:47] Voice 5: trusty graham the floor is yours thank

[0:20:49] Trustee Graham: you um and i and i what i did is i i looked at my lot um

[0:20:54] Trustee Graham: which is off denman road right in the middle of the island if you scroll up a bit more

[0:20:58] Trustee Graham: it's dead center right now and it's a split lot it's an alr and r2 if you put your mouse on a lot

[0:21:06] Trustee Graham: i'll tell you if you're close go to the right that's it go to the right that's it that's where

[0:21:10] Trustee Graham: i live um and you've got a two on each of those parcels and i i presume that means you could have

[0:21:16] Trustee Graham: two additional lots so you could have three on the alr and you could have three on the little

[0:21:22] Trustee Graham: triangle which is an r2 is that what you're suggesting no

[0:21:25] Planner McCargar: i believe it's two total

[0:21:27] Planner McCargar: Well,

[0:21:28] Trustee Graham: it's not just covenants that have created what we have on Denman. So we have a document

[0:21:38] Trustee Graham: provided to us by the Agricultural Land Commission and the Islands Trust, which

[0:21:43] Trustee Graham: allowed us at the time, and we're talking 35 years ago, to have three houses on the ALR and

[0:21:49] Trustee Graham: three houses on the R2 without any subdivision potential. So that's how we've been living for 30

[0:21:54] Trustee Graham: odd years so those those kind of that kind of information how are you going to make this map

[0:22:01] Trustee Graham: more accurate when there's a lot of weird data probably buried in the archives that will inform

[0:22:08] Trustee Graham: the map so

[0:22:11] Planner McCargar: this one like i said is looking at subdivision only and then the next one which is

[0:22:16] Planner McCargar: the dwelling unit potential map is where a situation like yours would come into play,

[0:22:24] Planner McCargar: right? But I believe that the zoning on your property in particular, it's site-specific

[0:22:29] Planner McCargar: zoning that permits the number of dwellings that currently exist. Is that correct?

[0:22:34] Trustee Graham: Well, no. The site-specific is in the ALR. It's an A4 zone, which allows a dwelling per

[0:22:43] Trustee Graham: 15 hectares, I believe is what it is. And the R2, because there's 30 acres, and we allow

[0:22:50] Trustee Graham: an R2 lot for every 10 acres, that allows three homes on the R2 section and three homes on the

[0:23:00] Trustee Graham: ALR. But the letter that we have from the ALR and Islands Trust says, we're going to allow you to do

[0:23:06] Trustee Graham: this, to have three houses on the ALR and three houses on the R2, because you've told us you're

[0:23:10] Trustee Graham: not going to subdivide so um i all i'm all i'm just using this as an example where there is more

[0:23:18] Trustee Graham: information that will need to be um derived to make the map more accurate and and maybe this

[0:23:25] Trustee Graham: this is something that we could use at our one of our community information opportunities for people

[0:23:31] Trustee Graham: to add to the map what they know and then it that could always be that could inform the the search

[0:23:40] Trustee Graham: Yeah,

[0:23:41] Planner McCargar: yeah, absolutely. Like

[0:23:42] Planner McCargar: we know of some outliers, but we don't know of them all. And so we'll definitely rely

[0:23:47] Planner McCargar: on the community and then also the LTC to look through and yeah, let us know if there's anything that we're missing.

[0:23:56] Trustee Graham: Okay, so those numbers you're saying from what you understand, that would be the maximum number of lots?

[0:24:03] Trustee Graham: Correct.

[0:24:05] Trustee Graham: I don't understand how you got two on a 30-acre parcel of R2.

[0:24:10] Trustee Graham: The math doesn't work there for me.

[0:24:13] Trustee Graham: I don't understand that.

[0:24:14] Trustee Graham: Okay.

[0:24:14] Trustee Graham: Well,

[0:24:15] Planner McCargar: we can look into that further.

[0:24:16] Trustee Graham: And as I say, I'm only using my parcel because I'm really into it.

[0:24:20] Planner McCargar: Because you understand it.

[0:24:21] Trustee Graham: And my other question, the other map that you're going to do, the building potential,

[0:24:26] Trustee Graham: are you going to assume that everyone with an ALR parcel is going to build that second dwelling?

[0:24:33] Trustee Graham: and are you going to assume with the current bylaws that everybody in the other lots that

[0:24:40] Trustee Graham: can have a second dwelling with a temporary use permit will be successful in their application

[0:24:44] Trustee Graham: of acquiring a temporary use permit?

[0:24:47] Planner McCargar: So to answer the first question, yes. So

[0:24:51] Planner McCargar: under current zoning, it would, yeah, we will show the maximum permitted.

[0:24:56] Planner McCargar: committed, we haven't really talked about the temporary use permit factor.

[0:25:03] Planner McCargar: Nerissa, did you have anything to add?

[0:25:06] Planner Chadwick: Yeah, well, I mean, I think what we can identify is, like, you know, if you were to remove

[0:25:13] Planner Chadwick: the temporary use permit process, what would you end up, like, what would the potential

[0:25:18] Planner Chadwick: be?

[0:25:18] Planner Chadwick: So we can definitely identify that potential, which I think contributes to the conversation

[0:25:24] Planner Chadwick: conversation of whether that's what you want to do, because part of that conversation would

[0:25:29] Planner Chadwick: also be around, you know, if you remove the temporary use permit requirement, then would

[0:25:37] Planner Chadwick: you be allowing accessory dwelling units in all of the same zones that currently they

[0:25:46] Planner Chadwick: are allowed under temporary use permit?

[0:25:48] Planner Chadwick: So this will provide that opportunity to see, like, you know, what is that potential buildout?

[0:25:53] Planner Chadwick: if you do remove it?

[0:25:55] Planner Chadwick: And what kind of questions does that contribute to

[0:26:02] Planner Chadwick: for the community in terms of what the impact might be?

[0:26:08] Trustee Graham: The reason I want us to look at the potential

[0:26:12] Trustee Graham: of everyone applying for a temporary use permit

[0:26:15] Trustee Graham: is the rationale that people have used

[0:26:17] Trustee Graham: by dropping the temporary use permit.

[0:26:20] Trustee Graham: This idea that, well, everybody will build a second dwelling and the population will swell. So in other words, we're not actually changing the potential build out by reducing the temporary use permit in a legal sense, not in a practical sense,

[0:26:36] Planner McCargar: but in a legal sense.

[0:26:38] Trustee Graham: And so it helps with the argument for people to kind of think about that on a more human level as opposed to a legal level. That's what I'm suggesting.

[0:26:51] Trustee Graham: Yes. Yeah.

[0:26:52] Planner Chadwick: Yeah. So, yeah, this this so this kind of modeling mapping will will will it does provide a really effective tool to kind of have a look at that. Right.

[0:27:03] Planner Chadwick: And and, you know, there's also been this conversation around, you know, which I mean, there's further conversation around this, too.

[0:27:10] Planner Chadwick: You know, like how many are you legalizing and so forth? But but what's actually what could actually potentially be permitted and legal?

[0:27:17] Planner Chadwick: legal right is what we can what we can look at so right okay

[0:27:21] Trustee Graham: yeah i love maps people love maps

[0:27:24] Trustee Graham: and oh

[0:27:24] Planner Chadwick: yeah maps are great

[0:27:25] Trustee Graham: really big maps at our community information meeting this summer

[0:27:28] Trustee Graham: it's going to really help the

[0:27:30] Trustee Graham: conversation for sure thank you for that yeah

[0:27:32] Planner Chadwick: um

[0:27:33] Trustee Graham: yeah any more

[0:27:35] Planner Chadwick: questions about the the build out analysis i

[0:27:41] Voice 2: mean i think it's uh like this is i mean i think

[0:27:45] Voice 2: similar to what david was just saying like this is really interesting stuff and the map is you

[0:27:50] Voice 2: know potentially tremendously useful and obviously you know i come back to that same thing that uh

[0:27:57] Voice 2: all models are wrong but some models are useful uh and and uh and yeah the more accurate we can

[0:28:04] Voice 2: make it the more more helpful it'll be when we have those conversations and i think that's

[0:28:07] Voice 2: great um this is useful this is very useful information uh so yeah great

[0:28:13] Planner Chadwick: all right and now

[0:28:15] Planner Chadwick: Now we can move into the really meaty part of the conversation.

[0:28:21] Planner Chadwick: And there's two parts to this conversation.

[0:28:22] Planner Chadwick: One is related to Project Charter and how we move forward.

[0:28:28] Planner Chadwick: And we've provided you with two options.

[0:28:32] Planner Chadwick: And what we're encouraging here is that basically everything that we've talked about related to this project,

[0:28:39] Planner Chadwick: Where we have tried, we've sort of carved out these minor pieces as a means of engaging the island planner in the project as a whole, and also potentially moving things forward faster.

[0:28:55] Planner Chadwick: You know, we've recognized that, I think we've all recognized that we really need to be doing this all as a whole.

[0:29:02] Planner Chadwick: And so, and that work is not, that work that has been done is not lost work.

[0:29:08] Planner Chadwick: We still have all of that analysis. We have all of the work that's been done on the bylaws that can be integrated into the larger project.

[0:29:24] Planner Chadwick: There's two options, and one is where we do the simpler stuff, the easy stuff, and just move it forward.

[0:29:32] Planner Chadwick: And then the harder stuff, we're also working on that at the same time, but we're not going through the amendment process.

[0:29:37] Planner Chadwick: So it's kind of two processes. It takes a bit more time administratively. And then the other option is to wrap it all together, which is probably the most efficient way to do it. And that does potentially, it just means that you won't end up with an end result until a little bit later.

[0:30:00] Planner Chadwick: I have spent some time in the last few LTC meetings reviewing bylaw language, and I've identified on page five that there are a number of areas where bylaw language has been provided to the LTC and you've approved it.

[0:30:20] Planner Chadwick: So those are potentially these sort of easier elements that could be written into bylaws right away.

[0:30:28] Planner Chadwick: way we can you've approved the language now we're moving we would move to writing the writing the

[0:30:34] Planner Chadwick: amending bylaw but as you can see in that chart there are there are some the other elements that

[0:30:42] Planner Chadwick: need further conversation and so if you were going to go to a two-part approach basically the things

[0:30:49] Planner Chadwick: that have been approved we'd be moving them forward through their process those that haven't

[0:30:53] Planner Chadwick: been approved by you yet would be the ones that would be moving through a stage two um um so that's

[0:31:02] Planner Chadwick: kind of to explain that that difference a little bit um um yeah um marlis did you want to add any

[0:31:11] Planner Chadwick: anything else to the the integration piece because that's that's a lot of the work that you've been

[0:31:16] Planner Chadwick: been doing? What

[0:31:22] Planner McCargar: can I add? So, I guess, yeah, sort of just to add on to what you've said there.

[0:31:31] Planner McCargar: We, in a sense, have two minor projects that are a little bit orphaned. So, there was the

[0:31:37] Planner McCargar: one minor project that was removing the TUP requirement and eliminating the density bank,

[0:31:44] Planner McCargar: and we received direction from the LTC to not proceed further with those bylaws, but

[0:31:49] Planner McCargar: But the LTC did give a resolution to reintegrate that back into the major project.

[0:31:55] Planner McCargar: And then there is the project, the other minor project that was called the OCP Technical and First Nations Update that we had received a resolution from the LTC to proceed with developing a project charter once the other minor project had wrapped up.

[0:32:14] Planner McCargar: And so basically we're, you know, proposing to integrate those both into the current larger project and staff are also recommending that that go forward as one process versus, you know, splitting it up into two processes.

[0:32:37] Planner McCargar: Because there is the the other option there where we would carve out some of the maybe less controversial things that require a little less analysis and a little less community discussion and do those first and then do some of the media stuff after that.

[0:32:55] Planner McCargar: but staff you know after you know we've talked we've talked about it a lot and we've explored

[0:33:01] Planner McCargar: both options and staff recommend that we go forward with just one one process do it all

[0:33:10] Planner McCargar: together have those discussions all together yeah I think that and

[0:33:16] Planner Chadwick: the amount of time the

[0:33:18] Planner Chadwick: time allocation staff allocation the amount of staff time that would you know that would be

[0:33:25] Planner Chadwick: be allocated towards a minor project is all now being out would be all allocated towards this

[0:33:30] Planner Chadwick: larger project without us having to do this um separation piece which is just an awkward

[0:33:36] Planner Chadwick: it's just an awkward way that we have been administrating these things in the past so

[0:33:41] Planner Chadwick: we're just breaking we're just busting that a little bit and making it more fluid yeah so any

[0:33:48] Planner Chadwick: questions on that piece oh

[0:33:50] Trustee Graham: yeah lots of comments yeah thank you for that okay so um i i agree with

[0:33:56] Trustee Graham: you i think i think having the um project charter number two makes more sense uh i can i can see

[0:34:02] Trustee Graham: problematic with uh separating the two with with a community information meeting and having people

[0:34:07] Trustee Graham: want to talk about what is going to be in the second part and us being able to say well we're

[0:34:11] Trustee Graham: not going to talk about that now and so that that's that doesn't work and i i think i think

[0:34:16] Trustee Graham: what i envision as far as community information is a public meeting um a good long day i'm trying

[0:34:23] Trustee Graham: to get a sense from our the public that are watching you know when would work and i mentioned

[0:34:29] Trustee Graham: summer i think you had mentioned summer and there's that could be problematic people aren't

[0:34:34] Trustee Graham: around in the summer and we have a different demographic in the summer we have

[0:34:39] Trustee Graham: vacationers that type of thing so i said well when and they said well

[0:34:43] Trustee Graham: sooner so give me a sense as to how quickly we would have materials ready for people to

[0:34:53] Trustee Graham: look at uh hear explanations and then have an opportunity to comment what's realistic from

[0:35:00] Trustee Graham: the staff perspective um

[0:35:02] Planner Chadwick: so we are merging into the next conversation um i feel like which is

[0:35:08] Planner Chadwick: great and let's and all of these all of this is good content for that but i i feel like we should

[0:35:13] Planner Chadwick: just wrap up this piece um just around um whether you know which which which uh project charter you

[0:35:20] Planner Chadwick: want to go okay go with

[0:35:22] Trustee Graham: once anymore and then

[0:35:24] Planner Chadwick: yeah so if if i mean you could even pass that

[0:35:26] Planner Chadwick: resolution and then we could move to the next conversation um

[0:35:33] Voice 2: yeah i my my inclination was

[0:35:36] Voice 2: similar um you know obviously i see the i see the sort of the benefits and the drawbacks kind of

[0:35:40] Voice 2: both and i really appreciated having them kind of laid out the way they were um but yeah my my

[0:35:45] Voice 2: sense is that we've you know once bitten twice shy a little bit with with sort of sharing things

[0:35:51] Voice 2: often again complicating the process because we might understand that we're you know as david was

[0:35:57] Voice 2: saying we might understand we're talking about a specific set of changes but there's confusion

[0:36:03] Voice 2: there and and i think also like we've done a lot of the the the there's been a lot of engagement

[0:36:10] Voice 2: you know prior to this in terms of like input um and i think that the processes that are inherent

[0:36:21] Voice 2: inherent in the movement of draft bylaws into bylaws also allows a lot of opportunity for us

[0:36:28] Voice 2: to talk with people and people to weigh back in. And, you know, you do run that risk of getting

[0:36:34] Voice 2: those potential needs for change later in the process. But I think, you know, having had a lot

[0:36:40] Voice 2: of that conversation, you know, having had a lot of those conversations, I'm really keen. I think

[0:36:45] Voice 2: the resource that we that we lack uh you know the most of is is staff time um you know the community

[0:36:53] Voice 2: you know are are willing to be engaged and will come and do stuff um the this the staff time is

[0:37:00] Voice 2: the part that we're really suffering with and so to um to try and find ways to make sure that that

[0:37:07] Voice 2: is being minimized um you know or or most efficiently using your time i think is is

[0:37:12] Voice 2: we should do that um i had other notes but i think those were the main ones i mean the only

[0:37:24] Voice 2: thing i guess was so and this sort of ties into other bits and pieces but um we have obviously

[0:37:31] Voice 2: not heard a whole bunch from the uh chief and council of comox uh in their new term as as an

[0:37:39] Voice 2: ltc but i know that you guys have been working with them um or you know i hear that you guys

[0:37:43] Voice 2: we've been working with them reasonably closely um and so the only thing i wonder is just um

[0:37:48] Voice 2: you know this in under the benefits of option one you talk about enabling them to and other

[0:37:55] Voice 2: referral agencies to review the simpler recommendations before more detailed ones

[0:38:01] Voice 2: is that um a priority that they've expressed or is this just a an additional sort of observation

[0:38:09] Planner Chadwick: it's it's just an observation slash assumption right so

[0:38:12] Voice 2: yeah no no it just if that was something

[0:38:14] Voice 2: they were specifically requesting then i think it would

[0:38:16] Voice 2: be a different question for me but

[0:38:17] Voice 2: and you know i think i'd still fall on the same side of things but yeah yeah okay

[0:38:23] Planner Chadwick: well it's

[0:38:24] Planner Chadwick: seeming to me like there is agreement um on so on recommendation one and two so the one would

[0:38:30] Planner Chadwick: one one is related to option two the full project um and the second one is the integration of

[0:38:38] Planner Chadwick: of everything. So I would suggest maybe you want to move those ahead and then we can move into the

[0:38:47] Planner Chadwick: rest of the discussion.

[0:38:49] Trustee Graham: Could you put that motion on the screen, please? I'm happy to make that

[0:38:52] Trustee Graham: motion. I'll move that the Denman Isle Local Trust Committee endorse the revised project

[0:39:08] Trustee Graham: charter option two dated May 8th, 2025 for the Denman Housing Review Project. I will second.

[0:39:14] Trustee Graham: Any further discussion?

[0:39:18] Voice 5: Call the question. All in favor?

[0:39:20] Voice 5: Aye.

[0:39:22] Voice 5: You've been watching the Bowen meetings.

[0:39:25] Trustee Graham: I always like to say aye.

[0:39:28] Trustee Graham: And I spell it E-Y-E.

[0:39:30] Trustee Graham: Absolutely. Absolutely.

[0:39:34] Planner Chadwick: And then there's the second one there that's related.

[0:39:39] Trustee Graham: I mean, the

[0:39:40] Trustee Graham: Dem and I Local Trust Committee integrate the OCP technical amendments

[0:39:43] Trustee Graham: and First Nations acknowledgement update into the Dem and Housing Review Project

[0:39:48] Trustee Graham: and provide an updated project chart reflecting this integration?

[0:39:52] Trustee Graham: And I will second.

[0:39:55] Voice 5: Call the question. All in favor?

[0:39:59] Voice 5: Aye.

[0:40:01] Trustee Graham: And that was based on your statement that this is really technical.

[0:40:07] Trustee Graham: It's not a big deal. It's easy to do.

[0:40:09] Trustee Graham: Yeah,

[0:40:10] Planner Chadwick: it's better to do it now than later.

[0:40:15] Planner Chadwick: It'll save more staff time to do it now than to do it later

[0:40:18] Planner Chadwick: Because where there are these things that are, that there's some conflict with interpretation, it can cause a lot of extra time.

[0:40:28] Planner Chadwick: Like, you know, Trustee Maud can attest to the fact there's an issue on Maine right now.

[0:40:36] Planner Chadwick: And the amount of time that bylaw and planning has spent on the interpretation of what's in the bylaw is a lot.

[0:40:44] Trustee Graham: And I thank you for bringing that to our attention and the public's attention, because people don't really understand how a bylaw can be tripped up at the last moment.

[0:40:56] Voice 6: The

[0:40:56] Trustee Graham: final referral can throw the baby out with the bathwater so quickly.

[0:41:02] Trustee Graham: And it seems like we're not doing the work, but we are doing the work in the best way possible.

[0:41:08] Trustee Graham: It's just the work is really complicated, and a layperson just doesn't understand how it can go sideways so quickly.

[0:41:16] Trustee Graham: So I appreciate you mentioning that, and we're on board with that.

[0:41:19] Trustee Graham: I don't want the Comox to feel that they've been badly treated at the last hour,

[0:41:24] Trustee Graham: and for us to lose all of the work that this term has done and end up on the next term's plate, who may or may not want to do it.

[0:41:33] Trustee Graham: That's my biggest concern.

[0:41:34] Trustee Graham: Yeah.

[0:41:35] Planner Chadwick: Well, and this comes back to the building a good foundation, right? So you can rush in and

[0:41:41] Planner Chadwick: make the house look really good, but if that foundation isn't strong, you're going to have

[0:41:45] Planner Chadwick: a whole lot of extra work, right? And

[0:41:48] Trustee Graham: you base that on your experience as a planner and working

[0:41:51] Trustee Graham: within the system. Oh, totally.

[0:41:53] Planner Chadwick: Yeah. Yeah. And sometimes things that take a lot more time in

[0:41:56] Planner Chadwick: the beginning that don't seem to have an immediate impact actually have a significant amount of an

[0:42:02] Planner Chadwick: an impact again in terms of efficiency time uh you know all of those sorts of things yeah

[0:42:10] Planner Chadwick: um okay so um i think we let's let's just move on there there's this one other uh the other um

[0:42:17] Planner Chadwick: resolution there around the meeting with the comox um maybe we

[0:42:22] Planner Chadwick: can address that before we get into

[0:42:23] Planner Chadwick: sort of the technical discussion around um

[0:42:25] Planner Chadwick: modes of engagement so um as you know as we've been

[0:42:30] Planner Chadwick: been talking we've been quite deeply engaged with the co-ops and so it's been staff to staff

[0:42:34] Planner Chadwick: it hasn't uh um you know we haven't been talking with the council and that that's the way i mean

[0:42:39] Planner Chadwick: it's it's like working with any other government you know we work with the staff and we understand

[0:42:45] Planner Chadwick: each other's processes uh they've got their processes just like we have ours you know we

[0:42:49] Planner Chadwick: need to get sign off from our ltc or trust council or what have you and so part of this is really

[0:42:54] Planner Chadwick: understanding each other's processes and and and then and just doing doing the work you know the

[0:43:00] Planner Chadwick: data collecting the data having the conversations and all of those sorts of things so it's it's

[0:43:04] Planner Chadwick: really has been staff to staff um and they've been quite busy now that they've got this environmental

[0:43:09] Planner Chadwick: team they're doing and they're doing work in different areas um so uh this was the the the

[0:43:15] Planner Chadwick: the hornby ltc uh had raised this this idea of uh having a a collect collected meeting with

[0:43:23] Planner Chadwick: Denman LTC, which makes a lot of sense because from the Comox perspective, Hornby and Denman

[0:43:28] Planner Chadwick: are the same thing. It's all the same territory. And so the way that they're looking at Denman is

[0:43:36] Planner Chadwick: the same way that they're looking at Hornby. They're going to have the same interests and

[0:43:39] Planner Chadwick: concerns around cultural heritage protection and how to do it and all of those sorts of things.

[0:43:44] Planner Chadwick: It's not different. So it's a very sort of efficient way to have that discussion is to

[0:43:49] Planner Chadwick: have it with both ltcs and um and uh you know i think this this project will have progressed to a

[0:43:55] Planner Chadwick: point where um we can have a bit more focused discussion so that'll be good as well um and

[0:44:00] Planner Chadwick: they're looking at it it'll probably likely be more more fall than summer but um anyways the

[0:44:05] Planner Chadwick: resolution is there in front of you um so i'll just let you take it away unless you've got

[0:44:11] Planner Chadwick: questions about that i

[0:44:13] Trustee Graham: appreciate the explanation um and i appreciate the fact that comics doesn't

[0:44:21] Trustee Graham: make the distinction between the two islands. It's all their territory. So their concerns would

[0:44:24] Trustee Graham: obviously be on the same islands. And if they're talking about mitigation plans for development on

[0:44:32] Trustee Graham: one island, it'll be the same plan for the other island. So it's a common subject. And if we could

[0:44:38] Trustee Graham: see the motion, I'm sure Trustee Barthel could probably make it, or I'll make it, or somebody

[0:44:44] Trustee Graham: could make it. I mean,

[0:44:45] Voice 2: I've, I think I've got, this

[0:44:47] Voice 3: is just the,

[0:44:47] Voice 2: this is the one for just from

[0:44:49] Voice 2: the first page of the staff report i'm assuming yeah yeah yeah yeah uh so this is recommendation

[0:44:55] Voice 2: four uh and yeah i know i mean having a joint media makes a lot of sense um i move that the

[0:45:03] Voice 2: denman island local trust committee requests staff to schedule a special meeting with the hornby

[0:45:07] Voice 2: island local trust committee in the summer slash fall of 2025 to discuss potential opportunities

[0:45:13] Voice 2: for mutual mutually supportive housing solutions for both islands and review the draft comox first

[0:45:18] Voice 2: First Nation Engagement Summary Recommendations.

[0:45:21] Voice 2: I'll second that.

[0:45:23] Voice 5: All right.

[0:45:23] Voice 5: Any further discussion?

[0:45:25] Voice 5: If not, call the question all in favor.

[0:45:28] Voice 5: And I'll say aye.

[0:45:29] Voice 3: Aye.

[0:45:33] Voice 3: All right.

[0:45:34] Planner Chadwick: Okay.

[0:45:36] Planner Chadwick: So we're now moving on to what I like to call the Choose Your Own Adventure section part of the discussion.

[0:45:43] Planner Chadwick: question um um so marlis and i you know i mean it was really clear at that meeting that that the

[0:45:49] Planner Chadwick: community uh have a lot have a lot that they'd like to share about their the ideas um um related

[0:45:56] Planner Chadwick: you know specifically at that point uh to the density bank additional units all of that sort

[0:46:02] Planner Chadwick: of thing there was a lot that came out at that meeting um but one thing that you know even the

[0:46:07] Planner Chadwick: conversations that i've had um with individual um community members and through the letters that

[0:46:12] Planner Chadwick: we've received, the LCC's received, you know, it's really clear that there is like some very

[0:46:18] Planner Chadwick: strong common ground here. Everybody wants people to be housed safely, affordably, and

[0:46:31] Planner Chadwick: protection of Demand's environment and ecosystem is really important. So I think there's a lot of

[0:46:40] Planner Chadwick: of common ground. It's how we get there that we need to kind of sort out a bit. And I think that

[0:46:47] Planner Chadwick: there, we need to provide an opportunity to share a lot of the information very, very openly.

[0:46:52] Planner Chadwick: Like the build out, like the, you know, we've got a lot of mapping. The Conservancy has done some

[0:46:58] Planner Chadwick: really amazing mapping as well. So I think getting that information out will be helpful

[0:47:05] Planner Chadwick: helpful to the community. And then, you know, there are some, you know, community experiences

[0:47:15] Planner Chadwick: and ideas. There's a lot of ideas that are being kind of put out there as well. And I think that,

[0:47:24] Planner Chadwick: yeah, just providing an opportunity for that conversation to happen, get the ideas out,

[0:47:31] Planner Chadwick: Focus on some of the key themes that are emerging, that have emerged, those key interests that have been identified in the staff report, the things that sort of popped out at that meeting were, you know, interest in the density bank, expanding the permissions around secondary suites and detached units, and then this conversation about more co-hosts, that keeps coming up as well.

[0:47:55] Planner Chadwick: So there is an opportunity through this process to potentially pre-zone some areas that are really clearly, clear opportunities. And, you know, that means you fast forward about two years, potentially on a rezoning. But that's in those areas where, you know, things have been really thought out, we've got the mapping, and there's some confidence that it's a good idea.

[0:48:21] Planner Chadwick: so how we how we approach all these conversations is is is what we're we're we're sort of putting

[0:48:28] Planner Chadwick: up out for question right now to to you and like i said at the beginning of this conversation

[0:48:35] Planner Chadwick: what we as staff would like to come out of that is some clear ideas of of of of engagement

[0:48:43] Planner Chadwick: options and opportunities that we can then put together an engagement plan we'll give that back

[0:48:47] Planner Chadwick: to you may 20th and we'll just get going um and we we sort of peppered you know like i said it's

[0:48:54] Planner Chadwick: choose your own adventure we sort of peppered this little chart with a few options there's

[0:48:58] Planner Chadwick: more options to as well and there's more that that have come up i had a good conversation with um

[0:49:04] Planner Chadwick: morgana this week um and you know we talked about the potential of having um you know maps

[0:49:10] Planner Chadwick: and discussion boards up somewhere over a period of time you could have that up in a central

[0:49:20] Planner Chadwick: location where people are coming and going where they could provide their their comments and

[0:49:25] Planner Chadwick: feedback over a period of time and that can also be replicated online so whatever that's what I was

[0:49:31] Planner Chadwick: checking in with her there's an ability to create sort of a board that people can put

[0:49:35] Planner Chadwick: information on online as well and then you can integrate the two you can have you know photographs

[0:49:41] Planner Chadwick: of whatever's being said on that board onto the so there's there are these there are these

[0:49:46] Planner Chadwick: opportunities so um there's there's also the you know there is the opportunity for the physical

[0:49:51] Planner Chadwick: meetings um i've clearly identified you've got about um five thousand dollars and um and four

[0:49:59] Planner Chadwick: for staff travel days available to you um that's on top of you know staff traveling to

[0:50:07] Planner Chadwick: lcc meetings um over the period from you know basically from now until

[0:50:11] Planner Chadwick: uh september um would be the the period of time that we could be doing that um and and i i would

[0:50:19] Planner Chadwick: point out that uh uh you know over the summer because of vacations and people coming and going

[0:50:26] Planner Chadwick: and stuff it's uh it's harder to to organize things i recognize that so um we can we can work

[0:50:32] Planner Chadwick: with um with what will work for the community so um that's my sort of introduction like i said like

[0:50:40] Planner Chadwick: if you have some ideas let's let's talk about it let's come up with a little bit of a uh a plan

[0:50:46] Planner Chadwick: and then and then we can we can we can revise that on the 20th mr

[0:50:53] Trustee Graham: graham thank you um

[0:50:57] Trustee Graham: Well, I just want to revisit this idea of the community.

[0:51:01] Trustee Graham: We did have, I think I counted 40, maybe even 50 people at our last local trust committee meeting.

[0:51:08] Trustee Graham: But it's important to understand that there's 1,500 people on the island.

[0:51:15] Trustee Graham: And so a lot of those people were there because they had been fed misinformation that had been published on the grapevine

[0:51:22] Trustee Graham: from people who didn't really understand what was going to happen if you removed a temporary

[0:51:26] Trustee Graham: use permit. And they made some assumptions which were, in my mind, they scared some people.

[0:51:33] Trustee Graham: And fear is a strong motivator to leave your home and attend a meeting that you might not

[0:51:40] Trustee Graham: normally want to attend. So let's just always measure what we hear with how people

[0:51:48] Trustee Graham: people ended up in that room. There were supporters there of the removal of the temporary

[0:51:54] Trustee Graham: use permit and the revision of the density bank, but they probably didn't feel as comfortable

[0:51:59] Trustee Graham: speaking considering what they had heard. So that's also important. I heard one thing from

[0:52:06] Trustee Graham: a longtime resident that really resonated with me. He took me aside and he said,

[0:52:13] Trustee Graham: said, look, don't remove the temporary use permit until you've got the density bank in place. So

[0:52:21] Trustee Graham: that was their concern. And there was a feeling that if you got rid of the density bank and the

[0:52:27] Trustee Graham: temporary use permit, the developers would arrive in their limousines with their tool belts, and it

[0:52:33] Trustee Graham: would be a free-for-all of construction and land flipping and all sorts of crazy things.

[0:52:38] Trustee Graham: So it's good to address fear with knowledge and a measured response.

[0:52:46] Trustee Graham: So, you know, I think it was our mistake to have it as a removal of the density bank.

[0:52:53] Trustee Graham: I think which would have been much more useful if we'd said revise the density bank using more realistic numbers.

[0:53:01] Trustee Graham: I think that would have that would have cooled that room considerably.

[0:53:04] Trustee Graham: considerably um sam and i and with the help of the housing advisory planning commission had a

[0:53:12] Trustee Graham: really good bunch of people in the back call we were there for hours um and that was twice the

[0:53:20] Trustee Graham: number of people and we heard we heard both my internet connection is unstable so let me know if

[0:53:26] Trustee Graham: they drop out um there was a larger group it's still it's still what is the community so whatever

[0:53:33] Trustee Graham: Whatever we do as far as engaging our community, we want to make sure that we have covered

[0:53:38] Trustee Graham: enough time, we pick the right venue, we give people, and I don't expect the staff to man

[0:53:46] Trustee Graham: it 12 hours, but between Sam and I and you and the facilities that we have on the island,

[0:53:53] Trustee Graham: I hope to see what we're talking about, have their comments registered so that we can hear

[0:53:58] Trustee Graham: a larger portion of the community and you know in my time as an executive member on various other

[0:54:03] Trustee Graham: islands I always said it's about 30 people that run most islands and it would be nice to be able

[0:54:08] Trustee Graham: to say no at this particular time we heard from a lot of people we heard from all the segments and

[0:54:13] Trustee Graham: we've certainly heard from the people through the work of the housing advisory planning commission

[0:54:17] Trustee Graham: of the people that generally stay away from meetings they stay away from engagement because

[0:54:23] Trustee Graham: because they're fearful of their temporary housing.

[0:54:26] Trustee Graham: We don't really hear a lot of people

[0:54:28] Trustee Graham: who are just living their happy lives on Demand

[0:54:30] Trustee Graham: and are oblivious as to what's going on.

[0:54:33] Trustee Graham: So we want to hear them too.

[0:54:34] Trustee Graham: Anyway, those are my just general comments.

[0:54:38] Trustee Graham: I think we do need to revise the density bank,

[0:54:41] Trustee Graham: and I'm hoping that planners can give us some guidelines

[0:54:45] Trustee Graham: as to how we do that.

[0:54:47] Trustee Graham: I know we've got a new housing assessment,

[0:54:50] Trustee Graham: which was done with data, which may or may not be of any use to us. But anyway, it was,

[0:54:56] Trustee Graham: we had to do it. The province said we had to do it. That's why we did it, but I'm not sure how

[0:54:59] Trustee Graham: useful it is. Anyway, I think those are my general comments. And I did, I did, I did pose the

[0:55:08] Trustee Graham: question and I'm not sure if staff had a chance to dive into the question is, is it possible for

[0:55:15] Trustee Graham: a non-profit housing organization to administer housing agreements, and that would really just,

[0:55:22] Trustee Graham: man, that would be fantastic. Having said that, the trust was, at least they positioned themselves

[0:55:30] Trustee Graham: to administer temporary use permits, and we didn't hear any feedback when we proposed and we adopted

[0:55:38] Trustee Graham: temporary use permits for secondary dwellings on the R2, F, and A zones. And yet, administering

[0:55:46] Trustee Graham: temporary use permits could have been a gigantic headache for the trust staff. And maybe they knew

[0:55:52] Trustee Graham: more about how few people actually go for temporary use permits than housing agreements.

[0:55:55] Trustee Graham: I

[0:55:55] Planner Chadwick: think that's the case.

[0:55:57] Planner Chadwick: That's

[0:55:57] Trustee Graham: probably the case. So, you know, maybe we could revisit whether we can,

[0:56:03] Trustee Graham: as an organization, administer housing agreements on individual properties,

[0:56:07] Trustee Graham: because, man, that would go a long ways to allay the fears of people

[0:56:11] Trustee Graham: and encourage people to provide affordable housing

[0:56:14] Trustee Graham: when they build their secondary dwellings.

[0:56:16] Trustee Graham: The end.

[0:56:17] Planner Chadwick: It's a very good question.

[0:56:19] Planner Chadwick: And, I mean, it came up at the main island meeting as well.

[0:56:24] Planner Chadwick: And it's, I mean, the short answer is it won't be done within your term.

[0:56:29] Voice 6: No, it won't.

[0:56:30] Planner Chadwick: But it's definitely a conversation that we need to have.

[0:56:33] Planner Chadwick: have um it is it is extremely challenging um so we have currently we have um we have housing

[0:56:43] Planner Chadwick: agreements with a number of um like non-profit basically those are the those are that is the

[0:56:48] Planner Chadwick: the bulk of our housing agreements um and even those are hard to administrate but even when you

[0:56:53] Planner Chadwick: like you've got an organization that like is used to doing this um we've got somebody who's in charge

[0:56:59] Planner Chadwick: of uh checking up on them annually um it becomes much more difficult i think and they're used to

[0:57:06] Planner Chadwick: it like these are organizations that are used to it they're used to the legal process and all that

[0:57:10] Planner Chadwick: there's a cost on both sides uh to setting them up um there are very specific requirements within

[0:57:18] Planner Chadwick: them so um you know there you know there could be challenges in in the process of just setting

[0:57:25] Planner Chadwick: them up with a private land landowner um and that that all consumes you know everybody's time and

[0:57:32] Planner Chadwick: money um so there's that that piece of it um and then there is the the you know the um like how

[0:57:39] Planner Chadwick: you follow up like it so like i said i mean um it would be wonderful if regional districts would

[0:57:47] Planner Chadwick: would would would participate in this and it is something that is being explored by the crd

[0:57:54] Planner Chadwick: currently so um but yeah so it's it's challenging and it's it's something that we are looking at

[0:58:02] Planner Chadwick: um but it's not something that we'll be able to we won't have any we won't be able to have a

[0:58:09] Planner Chadwick: process in place uh you know by the end of your term so right right

[0:58:14] Planner McCargar: and through the through the

[0:58:17] Planner McCargar: chair i think um the way that it's written in the local government act if i'm correct is that

[0:58:22] Planner McCargar: it would be administered by a local government. So I wonder

[0:58:27] Planner McCargar: if there would need to be a regulation change

[0:58:31] Planner McCargar: in the local government. I think that a housing agreement

[0:58:35] Planner McCargar: that a nonprofit could potentially act

[0:58:39] Planner McCargar: as an agent for the local government. So,

[0:58:41] Voice 6: yeah.

[0:58:43] Planner McCargar: I mean, we haven't really explored too much into this, but

[0:58:47] Planner McCargar: it's an interesting conversation for sure.

[0:58:49] Voice 2: Right. Okay. Thank you.

[0:58:51] Voice 2: Yeah, I mean, I feel like the setup, like the establishment of such an agreement definitely should be done directly with the trust or whoever is administering it.

[0:59:03] Voice 2: But I feel like you could easily delegate monitoring responsibilities, which does seem to be the part that is the most daunting for trust staff because it involves so much travel and nitty gritty and nuance.

[0:59:19] Voice 2: ones whereas i feel like that could be delegated to someone who's here and it would save a lot of

[0:59:23] Voice 2: time and effort um yeah

[0:59:28] Planner Chadwick: yeah it's i mean i think i think uh there's so there's a lot of options

[0:59:34] Planner Chadwick: that could be looked at but um it that that is a project unto itself and it i think it is more

[0:59:39] Voice 2: trust

[0:59:39] Planner Chadwick: -wide uh project um that needs to be looked at and i mean provincial too so yeah

[0:59:46] Voice 2: um sorry

[0:59:49] Voice 2: Sorry, David, did you have any other bits and pieces on?

[0:59:52] Trustee Graham: I've got some individual questions, but they'll pop up as we're talking about you, because

[0:59:56] Trustee Graham: you mentioned pre-zone, and I want to explore that for a minute or two.

[1:00:00] Trustee Graham: at the appropriate time unless now's the appropriate time so

[1:00:07] Planner Chadwick: well i think yeah i mean

[1:00:10] Planner Chadwick: um i just just we can and we yeah we can explore some of these i these ideas um but just remember

[1:00:18] Planner Chadwick: that that the ultimate goal for us at the end of this conversation is to is to understand how

[1:00:23] Planner Chadwick: you want to engage the the public in in some of these questions but yeah absolutely let's go

[1:00:30] Voice 2: i i mean my the my broad feeling here again is that that there has been a lot of discussion over

[1:00:37] Voice 2: a long period of time the hapc did a ton of work to bring people into the room and yes we had a

[1:00:42] Voice 2: lot of people who showed up at that last meeting and i think that was that was good and that was

[1:00:46] Voice 2: a reaction to you know running thing you know potentially getting ahead of ourselves so i i

[1:00:52] Voice 2: I think, you know, I'm obviously we need to do some we need to have these meetings and speak.

[1:01:01] Voice 2: I'm keen to make sure that administratively they're not holding us back any more than they absolutely have to.

[1:01:08] Voice 2: So, again, I'd be keen to see a meeting sooner rather than later so that you guys can hopefully start the work that little bit sooner.

[1:01:17] Voice 2: You know, and this is not that I don't want to have those conversations.

[1:01:20] Voice 2: it's not that i don't think that that engagement is important but i'd be really keen to make sure

[1:01:24] Voice 2: that we're doing it in a way that is streamlined to say the least um you know i think i i do think

[1:01:31] Voice 2: and and and sort of david was sort of alluding to this too that there's you know there's you know a

[1:01:36] Voice 2: a portion of the population on the island who who could not be coerced to come to a trust meeting

[1:01:43] Voice 2: and talk about talk about through this stuff i know certainly for me i have a number of friends

[1:01:49] Voice 2: in my generation who are like man i'm so glad that you are jumping on the grenade of being trustee

[1:01:55] Voice 2: and learning to understand these things because i could not be compelled to go and and sort of

[1:02:01] Voice 2: engage with that and it's not because they don't think it's important it's not you know it's not

[1:02:05] Voice 2: any of those things it's just they acknowledge they just have a lot of things going on um and

[1:02:10] Voice 2: and for some people this is just not you know their happy place mentally uh you know this is

[1:02:15] Voice 2: not not information or or or regulation that they particularly enjoy engaging with so you know

[1:02:21] Voice 2: there's there's people who you know who who won't who will be affected by this and who who you know

[1:02:27] Voice 2: are interested but um you know won't will never come to a meeting and never never engage in the

[1:02:32] Voice 2: the engagement part they um you know they they they have people that they trust to engage on

[1:02:39] Voice 2: on their behalf, um, including us, I hope, uh, but also they'll have other people who,

[1:02:45] Voice 2: who from community who, you know, with whom they align and they know that the thing that

[1:02:48] Voice 2: they want to say is being said. Um, you know, I think, uh, um, I mean, I think an in-person

[1:02:58] Voice 2: meeting and I, my inclination here, and I, I'm seeing it pluralized here in, in our timing

[1:03:03] Voice 2: options. Um, I don't know if the intention there is to have multiple community information meetings

[1:03:10] Voice 2: to cover all of the topics and obviously there is a lot of material to cover um i think my

[1:03:16] Voice 2: inclination would be to condense that to one because i think we're much more likely to get

[1:03:20] Voice 2: um full engagement and again as as as jesse graham was saying like there'll be a tendency if we do

[1:03:28] Voice 2: try to like uh stratify which bits of the bylaw review are being done on specific days we'll have

[1:03:36] Voice 2: people who show up wanting to talk about a thing we're talking about on a different day and i don't

[1:03:39] Voice 2: want to be in that position that David was talking about in terms of being like, well,

[1:03:42] Voice 2: actually we're not talking about that today, but like come back and we'll talk about it another

[1:03:46] Voice 2: time. Cause that as much as that's just the case, it's, it also very much reads as we don't want to

[1:03:53] Voice 2: hear from you right now, which is not a, not, not, not a great way to do that. So I I'd be inclined

[1:03:58] Voice 2: to do a, you know, I think an in-person meeting is probably very useful for some people. Um,

[1:04:03] Voice 2: I, I would be fine with also having a, a zoom session that was catered towards an evening

[1:04:09] Voice 2: that's maybe a little bit more of a presentation

[1:04:14] Voice 2: that sort of lays out the things that are happening.

[1:04:18] Voice 2: And my inclination would be to say,

[1:04:21] Voice 2: create either, well, create possibly both

[1:04:24] Voice 2: a paper response form

[1:04:29] Voice 2: and an online response place

[1:04:33] Voice 2: where people can sort of submit their views on those things.

[1:04:38] Voice 2: Um, I mean, the key is really making sure that this is accessible to, to people who

[1:04:45] Voice 2: have different technological and, and, and preferential requirements.

[1:04:50] Voice 2: Um, but, but I think, you know, something that makes sure that people that, you know,

[1:04:54] Voice 2: and if you guide and, and obviously, um, you know, we run into, we run into challenges

[1:04:58] Voice 2: with, you know, asking you guys to give up an evening.

[1:05:01] Voice 2: Um, but, uh, you know, if it is possible to do that, I know that there's a lot of people

[1:05:06] Voice 2: who for whom that would make a big difference or an evening or a weekend um you know that and

[1:05:12] Voice 2: sometime that's outside of your normal hours but but would make it accessible for those people who

[1:05:16] Voice 2: also work during those times um and and then yeah i mean i think a a meeting here um but again like

[1:05:25] Voice 2: i'm really keen to see that happen uh sooner so that the the next stage of the process which i've

[1:05:32] Voice 2: have now lost the the thing for uh anyways doesn't matter uh can can can commence um and yeah i have

[1:05:42] Voice 2: specific bits and pieces about uh the other the other questions but that's the my sort of broad

[1:05:52] Voice 2: overview but can

[1:05:55] Planner McCargar: i just ask a follow-up about the in-person meeting um would you suggest that's an

[1:06:01] Planner McCargar: an evening or weekend as well um

[1:06:03] Voice 2: i mean i i had assumed that that would be more challenging and

[1:06:07] Voice 2: certainly that's the way like it's laid

[1:06:09] Planner Chadwick: out in that it is possible yeah like

[1:06:12] Planner Chadwick: i said we've got

[1:06:13] Planner Chadwick: that's why we said four travel days sure

[1:06:16] Voice 2: it's it's uh it's also just like personally very

[1:06:20] Voice 2: important to me to make sure that your rights as workers are being respected and protected and i

[1:06:25] Voice 2: don't want to ask you to give up that kind of time if uh if that's you know gonna gonna bring

[1:06:30] Voice 2: you into conflict with your life which you also

[1:06:33] Planner Chadwick: say we are doing it on gabriela okay so we can

[1:06:37] Planner Chadwick: do it

[1:06:37] Voice 2: well gabriela is a lot closer marla's can sleep

[1:06:40] Voice 2: in her own bed i

[1:06:41] Planner Chadwick: like i like them

[1:06:44] Voice 2: nevertheless i i it's just and that's a sort of a separate instinct there but i i you know

[1:06:50] Voice 2: it's very important to me that we're not impinging on your lives uh we

[1:06:55] Planner Chadwick: appreciate that thank you

[1:06:56] Planner Chadwick: you yeah

[1:06:58] Trustee Graham: i'll just jump in this sounds like a roundtable conversation um i i can i can envision

[1:07:04] Trustee Graham: um and i like the idea of earlier rather than later if that's possible but i can also envision

[1:07:10] Trustee Graham: if you've got um visual materials like maps and things like

[1:07:14] Trustee Graham: that i'd be quite happy to assemble

[1:07:16] Trustee Graham: those and have those at the market on the saturday and then keep them over for a sunday

[1:07:21] Trustee Graham: and have them available and one of us or both of us or as many of us as we can to be in that room

[1:07:30] Trustee Graham: to explain and hear and answer questions for a good long time. Sunday generally is a better day

[1:07:39] Trustee Graham: for people that work. I hope they get some days off. Not everybody does, of course. The market's

[1:07:44] Trustee Graham: just a great place to kind of start the conversation and keep people's interests um and

[1:07:50] Trustee Graham: the market is very well attended by locals and and visitors but a lot of locals um and then the

[1:07:56] Trustee Graham: sunday being the next day if we took those materials and put them you know either in the

[1:08:02] Trustee Graham: back hall or or in the the meeting room there in the activity center i think that would be really

[1:08:09] Trustee Graham: useful. And then again, I'm quite willing to person that all day for as long as we want.

[1:08:17] Trustee Graham: And then if there was an opportunity for the staff to be there at a set time to make a presentation

[1:08:25] Trustee Graham: and answer questions, that would be a good weekend's worth of feedback, just to add to

[1:08:31] Trustee Graham: what we've already heard. And we have heard a lot, but we want to make sure that anybody who

[1:08:36] Trustee Graham: who's feels they've not been heard.

[1:08:38] Trustee Graham: We want to make sure we hear those people.

[1:08:40] Trustee Graham: So that's a suggestion.

[1:08:44] Trustee Graham: Yeah.

[1:08:44] Trustee Graham: So these are,

[1:08:45] Planner Chadwick: yeah,

[1:08:45] Planner Chadwick: these are all like in my,

[1:08:48] Planner Chadwick: the other thing I would maybe add my question to you too,

[1:08:52] Planner Chadwick: is it,

[1:08:52] Planner Chadwick: you know,

[1:08:53] Planner Chadwick: if we,

[1:08:56] Planner Chadwick: we,

[1:08:57] Planner Chadwick: we did sort of like a kickoff,

[1:09:02] Planner Chadwick: kickoff conversation,

[1:09:03] Planner Chadwick: we can say whatever it is.

[1:09:07] Planner Chadwick: And then,

[1:09:07] Planner Chadwick: Then we could do, and then if there is somewhere that we, like if we have these maps and everything, is there somewhere we could leave them over a period of time and provide this opportunity over a period of time for people to continue to provide comments?

[1:09:28] Planner Chadwick: So their opportunity isn't just going to be in that weekend, but it could be over this period of time, you'll have an opportunity to send your letters. We can set up something up on the website. Like I said, it's fairly straightforward. Morgana said to set up a board where people can just kind of post their information and all of that map information could be available.

[1:09:49] Planner Chadwick: They could put stickies directly onto these maps and wherever we might leave them.

[1:09:55] Planner Chadwick: You know, that's also something that you could integrate into this process.

[1:10:00] Trustee Graham: That's a great idea. Yeah. And possibly the general store balcony there.

[1:10:06] Trustee Graham: I know that that's problematic because they have to move inventory back and forth.

[1:10:12] Trustee Graham: We have this gigantic roof building beside the hall, which could be used.

[1:10:17] Trustee Graham: used that's kind of a funky place but you know you'd feel like a it's a really big building and

[1:10:22] Trustee Graham: it would just be like i don't know but let us think about that let sam and i put our heads

[1:10:27] Trustee Graham: together on that one um and the information that i want people to be able to look at i want i want

[1:10:32] Trustee Graham: i want people to be able to look at density bank and then read what what what we're proposing

[1:10:38] Trustee Graham: and uh impact of removing temporary use permit uh based on what was the impact before we

[1:10:47] Trustee Graham: proposed to remove the temporary use permit so that people can really kind of see okay so that's

[1:10:52] Trustee Graham: you know what's the difference etc etc there's some more suggestions that i'm getting well and

[1:10:57] Planner Chadwick: these are important um and this is like we can you know these sorts of things like particular

[1:11:03] Planner Chadwick: areas and particular pieces of information that you would like to have really clearly identified

[1:11:08] Planner Chadwick: you know put somewhere um um you can continue to send this to us um you know we can write

[1:11:15] Planner Chadwick: write some notes now now but also you know if you're waking you wake up in the middle of the

[1:11:18] Planner Chadwick: night and you're like oh this would be amazing just pop us an email we'll

[1:11:22] Planner Chadwick: keep the list i mean

[1:11:23] Planner Chadwick: and um you know whatever we whatever we gather from you in the next within the next week we'll

[1:11:27] Planner Chadwick: we'll put into our staff report for the 20th um but again like i mean this is a continued

[1:11:33] Planner Chadwick: conversation by the 20th it would be it would be great if we can understand uh you know what we're

[1:11:38] Planner Chadwick: working on um uh and then and then we can also we can come back and have a look at dates like

[1:11:46] Planner Chadwick: we'll have to look at our calendars um to see if we can uh you know the earlier dates will

[1:11:52] Planner Chadwick: depending on what information we need to put together that that'll be a challenge you know

[1:11:56] Planner Chadwick: and we're also working around other projects so um so we'll have to look at our calendars and

[1:12:01] Planner Chadwick: and identify what could be possible.

[1:12:05] Planner Chadwick: There is opportunity at least for me

[1:12:08] Planner Chadwick: to match Gabriel the travel with Denman travel

[1:12:12] Planner Chadwick: for some efficiencies there.

[1:12:16] Planner Chadwick: But what I'm hearing from you so far

[1:12:19] Planner Chadwick: that we can include in this engagement plan is,

[1:12:24] Planner Chadwick: well, definitely like a community information meeting,

[1:12:27] Planner Chadwick: uh um a market display and so maybe those two things combined um um could offer music

[1:12:39] Planner Chadwick: just putting that in there in case you want a little bit of uh entertainment um

[1:12:44] Voice 6: we have

[1:12:45] Voice 2: we have a jazz saxophonist in this meeting so there you go

[1:12:52] Planner Chadwick: that's what i'm saying

[1:12:53] Planner Chadwick: Right. It

[1:12:54] Trustee Graham: doesn't draw them in. I'm sorry.

[1:12:56] Planner Chadwick: You've got a whole band.

[1:12:57] Trustee Graham: Right. So this

[1:12:58] Planner Chadwick: like we could. I mean, let's think outside

[1:13:02] Planner Chadwick: the box here.

[1:13:03] Trustee Graham: Yeah. One one part of this whole housing review that we never anticipated, perhaps we should have.

[1:13:09] Trustee Graham: And the community has no clue is the involvement of the Comox First Nations.

[1:13:14] Trustee Graham: So that information needs that's going to be a brand new

[1:13:17] Planner Chadwick: part. And we could invite Comox.

[1:13:21] Trustee Graham: we could i'm more interested in hearing what they would like to see with our

[1:13:27] Trustee Graham: housing review so that people can start to see and appreciate why and i i get the why and i i

[1:13:36] Trustee Graham: actually really enjoy this collaboration but i'm we're one of the few people that knows what's

[1:13:42] Trustee Graham: going on and that's a that's a that's problematic we need to really get this out there so that's

[1:13:48] Trustee Graham: going to have an impact on where we look at even proposing an increase in suites or second dwellings

[1:13:55] Trustee Graham: so that's huge yeah

[1:13:56] Planner Chadwick: and that's i mean we've got their their interest you've seen their interests

[1:14:00] Planner Chadwick: that we've

[1:14:01] Planner Chadwick: collected it's in draft it hasn't gone through their um council yet so that's why it's

[1:14:04] Planner Chadwick: still draft right so it hasn't been signed signed off from them and how that specifically uh um

[1:14:10] Planner Chadwick: um influences their um feedback on what whatever housing proposals we come up with we we're not

[1:14:19] Planner Chadwick: we're not at that point i know and as

[1:14:22] Planner Chadwick: you know that they they've been quite busy so we we we

[1:14:26] Planner Chadwick: will be getting that sort of into july so we won't we

[1:14:29] Trustee Graham: but we do have as you say we do have their

[1:14:31] Trustee Graham: preliminary thoughts yes we do

[1:14:32] Trustee Graham: what we need for the public's perspective and appreciation is just

[1:14:37] Trustee Graham: fleshed out like what does that mean yeah you know what is a dai what what would the development

[1:14:43] Trustee Graham: permit look like how how would that affect my interest in um you know redoing my septic system

[1:14:49] Trustee Graham: or you know right the nuts and bolts of their asks yeah

[1:14:54] Planner Chadwick: well i mean it already i mean that

[1:14:56] Planner Chadwick: the just the basic approach to our archaeological um interest in sites is is also something that

[1:15:04] Planner Chadwick: that we can just share the information on as well,

[1:15:07] Planner Chadwick: because that is a critical part of this whole conversation

[1:15:10] Planner Chadwick: is there already is a process.

[1:15:12] Planner Chadwick: So if you are putting in a septic system,

[1:15:15] Planner Chadwick: even though you might not be

[1:15:16] Planner Chadwick: in a registered archeological site,

[1:15:18] Planner Chadwick: you may be in an area that has significance

[1:15:23] Planner Chadwick: and there's a whole process.

[1:15:24] Planner Chadwick: So I think that's a really,

[1:15:25] Planner Chadwick: that's a very good idea to incorporate

[1:15:31] Planner Chadwick: some of that information into this whole process.

[1:15:33] Planner Chadwick: Absolutely.

[1:15:34] Trustee Graham: Okay. Can we talk pre-zone?

[1:15:38] Trustee Graham: Sure.

[1:15:39] Trustee Graham: Okay. I'm really intrigued with this.

[1:15:42] Trustee Graham: And I think you had a couple of suggestions.

[1:15:46] Trustee Graham: We either pre-zone based on perhaps an SLA approach,

[1:15:51] Trustee Graham: or we put it out to the community.

[1:15:53] Trustee Graham: Like, if you think you have a property,

[1:15:56] Trustee Graham: and this is something that you are thinking about,

[1:15:59] Trustee Graham: and we've already heard from one and possibly even two landowners

[1:16:02] Trustee Graham: that are thinking of that,

[1:16:03] Trustee Graham: then please put your names forward and then the staff can do the, would this work question and

[1:16:11] Trustee Graham: come back to you. And if it's a yes, then we could pre-zone those properties, but that should

[1:16:16] Trustee Graham: be part of our housing review. That would be fantastic if we can carve two years from that

[1:16:23] Trustee Graham: process, because let's face it, the only way we're going to get real registered affordable housing,

[1:16:30] Trustee Graham: Because we can't seem to do it with the secondary dwellings. We can't do it with the suites. We can only do it with these multi-unit developments like Coho is a Coho-ish development with the housing agreement. That's how you do it. And we can't do it if we're going to wait for $10 million every time somebody wants to do it. That's never going to happen.

[1:16:51] Trustee Graham: So these these ideas have to be as close to Coho as they can get, because that's the one that worked.

[1:17:01] Planner Chadwick: Yeah. So that's that's part of that's something that you could put out as part of this this process.

[1:17:07] Planner Chadwick: And yes, exactly. Over

[1:17:08] Planner Chadwick: a period of time. I mean, one of the things that I'm learning, because there are these different options that pop up on the other islands that I'm working with.

[1:17:17] Planner Chadwick: And so there are some very critical factors that need to be in place to even, like, from a professional perspective, to even begin to consider it.

[1:17:26] Planner Chadwick: And the conversations that I've had, again, across the trust area, there are people that have ideas, and then there are people who have really thought through their ideas very well.

[1:17:42] Planner Chadwick: Yeah, exactly.

[1:17:43] Voice 6: And,

[1:17:44] Planner Chadwick: you know, are willing to, you know, have drawings and all that sort of thing. So I think if you're going to think about going down that road of soliciting ideas, we'd have to create some really clear criteria around what a submission would be.

[1:18:00] Planner Chadwick: yeah

[1:18:01] Trustee Graham: well that that should be on that board yeah like another coho question mark this is what this

[1:18:06] Trustee Graham: is what needs to happen are you a landowner do you have this do you have this idea like

[1:18:10] Trustee Graham: that's on the board and then if people get through that that entire board and go yeah

[1:18:14] Trustee Graham: you know what i ticked all those boxes and i want to put my name forward bang then this

[1:18:19] Planner Chadwick: is where we

[1:18:19] Planner Chadwick: can also provide maps of um you know this is where the the conservancy can be helpful as well so we

[1:18:26] Planner Chadwick: We can provide maps that show, you know, areas of steep slopes where, you know,

[1:18:33] Planner McCargar: it would be

[1:18:33] Planner Chadwick: a no-go, areas of whatever, right?

[1:18:36] Planner Chadwick: You know, that sort of thing, so that those that haven't, you know, are interested can know whether it's actually a potentially realistic opportunity for them.

[1:18:48] Trustee Graham: We have

[1:18:48] Trustee Graham: to drain. We're not going to drain swamps.

[1:18:51] Trustee Graham: Yeah,

[1:18:51] Planner Chadwick: so there's a lot of different ways we can kind of make it so that we do arrive.

[1:18:56] Planner Chadwick: we're not we're not just getting a ton of information that people have to be thoughtful

[1:19:00] Planner Chadwick: about what they what

[1:19:01] Planner Chadwick: they put forward so yeah no that's another good one because see this is what

[1:19:06] Planner Chadwick: this is all about getting these good

[1:19:08] Planner McCargar: ideas out but i think it's important that we you know

[1:19:10] Planner McCargar: understand the topic areas that we're going to be engaging on yeah um and then

[1:19:15] Planner McCargar: with even you know

[1:19:16] Planner McCargar: some clarity around that so if we're going out and engaging on the density bank do you want to have

[1:19:22] Planner McCargar: a proposal for the density bank or are we

[1:19:25] Planner McCargar: just getting ideas from

[1:19:27] Voice 2: people no absolutely not

[1:19:29] Planner McCargar: but that already tells me that that is going to be a little bit further down the line because

[1:19:34] Planner McCargar: we don't have you know we have a bunch of

[1:19:36] Planner McCargar: ideas but we

[1:19:37] Planner McCargar: haven't you know got any sign off from

[1:19:40] Planner McCargar: the ltc about what those ideas might be so in order to to have endorsement from the ltc on

[1:19:45] Planner McCargar: on a particular idea, endorsement from the LTC on what would be required if land is pre-zoned or

[1:19:53] Planner McCargar: those types of things. Like I, I'm definitely on board with going out and engaging on very specific

[1:20:00] Planner McCargar: topics. Cause I think you run into the issue where you go out and engage and you get a whole

[1:20:04] Planner McCargar: bunch of information that's really not relevant and people end up not feeling heard because

[1:20:10] Planner McCargar: we're just being very general. So yeah, just, just keeping that in mind that we are really

[1:20:15] Planner McCargar: specific and we really you know have a clear plan going forward yeah a

[1:20:20] Trustee Graham: clear yeah sorry i was just

[1:20:22] Trustee Graham: going to say we we struck the housing advisory plan commission specifically to do those early

[1:20:27] Trustee Graham: tell us your your concerns your ideas so we've already done that all that preliminary work

[1:20:31] Trustee Graham: now's the time to really present to our community what we think the answers are how how we want to

[1:20:39] Trustee Graham: review our housing uh regulations and policies so that we we can provide some affordable housing

[1:20:46] Trustee Graham: for our our people

[1:20:48] Voice 6: that's

[1:20:49] Trustee Graham: bottom line this is a it's a housing review why because we don't have

[1:20:54] Trustee Graham: any affordable housing all we have is millionaire houses and that's that's the crux of it but why

[1:20:59] Trustee Graham: review your housing policies because life is not the way it was 30 years ago the last time we did

[1:21:05] Trustee Graham: it that's why yeah well and i

[1:21:08] Voice 2: mean the the thing here too is that like this is the work that we

[1:21:12] Voice 2: asked the hapc to do in a lot of ways so like we do have like as you say they are there are some

[1:21:17] Voice 2: ideas that already exist um and that you know that we can i think drill down into the period for like

[1:21:23] Voice 2: the wide scattershot engagement like please you know

[1:21:26] Voice 2: just throw all the spaghetti at the wall

[1:21:27] Voice 2: let's that's we've done that we

[1:21:29] Planner Chadwick: are past that

[1:21:30] Voice 2: stage in the process we got to start drilling

[1:21:32] Voice 2: down yeah um but i do agree like that that coming back with like a concrete thing to say well how

[1:21:37] Voice 2: about this this is the point where we need to be saying how about this not give me all your best

[1:21:44] Voice 2: ideas like

[1:21:44] Trustee Graham: that's where we're at

[1:21:45] Voice 2: right and

[1:21:47] Trustee Graham: i appreciate that that's harder work and and if we

[1:21:51] Trustee Graham: can only drill down on a few topics then let's do that rather than trying to let's not yeah let's

[1:21:58] Trustee Graham: just let's do the best that we can with what we're going to present our community and you know what

[1:22:03] Trustee Graham: if we don't get it all done this term which i know we're not going to you're going to get it done

[1:22:09] Planner Chadwick: you got a great team thank

[1:22:10] Trustee Graham: you you're going to get it done all right you're

[1:22:13] Planner Chadwick: going to get it done

[1:22:13] Planner Chadwick: we're going to get this done

[1:22:14] Trustee Graham: okay all right all

[1:22:16] Planner Chadwick: right we got it we got to go we got to go in in

[1:22:18] Planner Chadwick: with this positive and i think i i think um you're in a

[1:22:21] Trustee Graham: meeting you're

[1:22:23] Planner McCargar: in a great place but you're

[1:22:24] Planner McCargar: But there's also

[1:22:25] Planner McCargar: going to be some hard decisions along the way that the LTC needs to make.

[1:22:28] Planner McCargar: And I think

[1:22:29] Planner McCargar: that's where we're going to need your guidance and your strong decision making to move it forward.

[1:22:34] Planner McCargar: And

[1:22:34] Voice 2: we're keen to do that thing.

[1:22:36] Voice 2: And just thinking in this thing, too, I was just reminded the other day of the double diamond design process where things get more expansive and then they narrow down and then they expand again and then they narrow down.

[1:22:55] Voice 2: anyways it's a whole thing we're definitely in a narrowing down right yeah

[1:22:59] Planner Chadwick: yeah and i was just

[1:23:00] Planner Chadwick: gonna say i mean like a lot of good work has happened so far through this process and and

[1:23:06] Planner Chadwick: and we have been moving forward all the time even though it feels like things are set but they're

[1:23:11] Planner Chadwick: not we're we're moving forward uh we are we're working with the good work that the hapc did

[1:23:18] Planner Chadwick: that was foundational um and we've just been building on from there and i think um you're

[1:23:23] Planner Chadwick: exactly right both of you really about the idea that we aren't we aren't at a beginning tell us

[1:23:30] Planner Chadwick: all your ideas place we are at a very like these are the very specific pinch points right and i

[1:23:37] Planner Chadwick: think those have been identified it's density bank it's like how like how do we how do we include

[1:23:42] Planner Chadwick: these extra units and it's how do we make more more cohos like those are the you know i mean

[1:23:46] Planner Chadwick: maybe there's some others in there too right and think about that because like i said you know if

[1:23:51] Planner Chadwick: by the may 20th meeting we can just really clearly nail those down like we'll put a staff report

[1:23:55] Planner Chadwick: together that'll say these are the ones we've thought about but if there are any others let's

[1:23:58] Planner Chadwick: put them in there and um and uh you know we do need to be very clear about what this engagement

[1:24:05] Planner Chadwick: is about like what are the specific questions related to those those um

[1:24:09] Planner Chadwick: things well

[1:24:11] Voice 2: and i think

[1:24:12] Voice 2: i think a big part of about this is actually less asking questions than it is presenting

[1:24:19] Voice 2: options yes this is this is a lot less about saying hey give us what what are your ideas

[1:24:25] Voice 2: it's like no no we've heard your ideas here's what we've done with those ideas here's where

[1:24:30] Voice 2: we figured out how the rubber can hit the road like that's that's the product point of the

[1:24:33] Voice 2: process we're in and and it's and like you know to to respond to marla's you know marla saying

[1:24:39] Voice 2: like you know we're going to need some like direct and clear leadership on on this stuff i am like

[1:24:45] Voice 2: like yeah i'm i'm chomping at the bit you're

[1:24:48] Planner Chadwick: both there to make

[1:24:50] Voice 2: those to to to to reach that point

[1:24:52] Voice 2: and obviously i know there's a ton of work that goes into all that stuff and this is not to not

[1:24:56] Voice 2: to like uh i'm not trying to rush any part of this process i want to do it properly um because

[1:25:03] Voice 2: that's the only way it stays um but yeah i mean we're we're keen to provide that that uh that

[1:25:11] Voice 2: guidance to the process um so it's it's really at this point i think it's the question of this

[1:25:16] Voice 2: engagement and i think uh you know not to backtrack too much but but i think the market is probably the

[1:25:22] Voice 2: best venue for public presentation of information um just because anywhere else i think we'd sort of

[1:25:28] Voice 2: be leaving things unattended for long periods of time um and i i have a feeling it would just

[1:25:33] Voice 2: there isn't really a good a good forum for that uh

[1:25:39] Voice 6: that

[1:25:40] Voice 2: isn't otherwise like also just a high

[1:25:41] Voice 2: traffic area that just would be clutter. So I think a curated space at the market would be

[1:25:47] Voice 2: phenomenal. And I would also be happy to do that on days when I'm not driving a bus.

[1:25:53] Voice 2: But yeah, I think that and I think I think what David was suggesting in terms of like,

[1:25:57] Voice 2: have a detailed presentation, have the time to go through stuff, have some some, you know,

[1:26:01] Voice 2: relatively detailed layout of how those things might work or what those bylaws might look like.

[1:26:06] Voice 2: um and have you know david there to to stand by um and and then the next day to go into a you know

[1:26:14] Voice 2: here we're going to present a bunch of information tomorrow we want you to like come back with what

[1:26:18] Voice 2: you've read tell us what you think and and let's let's work through it with a with a staff member

[1:26:23] Voice 2: and obviously i think if we can

[1:26:25] Voice 6: tie

[1:26:26] Voice 2: that into some gabriela travel for you we can we can make

[1:26:29] Voice 2: the the the chadrick chadwick coastal tour uh you know um but but i think i think that's the

[1:26:37] Voice 2: way to go right now it's it's it's we need to find like we need to be presenting options uh

[1:26:42] Voice 2: and not not asking for fresh input we've we've had a tremendous amount of engagement and people

[1:26:48] Voice 2: have worked really hard um you know they met every week like yeah we've we've done that part

[1:26:57] Voice 2: part of the process it's really crucial that we we move forward and i know that you guys have

[1:27:02] Voice 2: been moving forward this is not to suggest that you guys have been standing still in any way

[1:27:07] Voice 2: but yeah yeah

[1:27:12] Planner Chadwick: well that makes a lot of sense and that's certainly um uh you know with the gabriola

[1:27:17] Planner Chadwick: ocp engagement that's the way that we've been conducting that is very being very very specific

[1:27:21] Planner Chadwick: specific having um like policies options very clearly um available to have discussion on and

[1:27:31] Planner Chadwick: and um so that that very focused um

[1:27:35] Voice 2: brilliant ideas that are completely out of our capacity

[1:27:41] Voice 2: to provide yes um it'll be like yes absolutely we should dismantle x oppressive system we don't

[1:27:49] Voice 2: have the tools we're talking about where you can put your septic field yeah yeah

[1:27:55] Planner Chadwick: exactly yeah yeah

[1:27:58] Planner Chadwick: yeah well this is all really useful like i so so i think what what needs to happen um you know we

[1:28:03] Planner Chadwick: need to go back and um assess the time uh the amount of time that will take to put some materials

[1:28:12] Planner Chadwick: together again you know i reflect back on the gabriola experience has been a good one in terms

[1:28:17] Planner Chadwick: of um creating some templates and processes for putting information together um and so we can we

[1:28:25] Planner Chadwick: can probably fairly quickly um well it will take some time but we've got like some basic frameworks

[1:28:33] Planner Chadwick: for um putting some information pieces together that could identify you know identify options

[1:28:40] Planner Chadwick: clearly provide some background and that sort of thing um we'll have to just um yeah we need to

[1:28:45] Planner Chadwick: take some time and just figure out how much time it'll take us um and then uh yeah we'll do our

[1:28:50] Planner Chadwick: best to provide that to you on the 20th yeah

[1:28:52] Voice 2: um and i just because i saw this this is a question

[1:28:56] Voice 2: that's actually framed under the expanding secondary suite uh permissions um and i know

[1:29:04] Voice 2: that we've sort of danced around it a little bit but um you know in terms of data that that you

[1:29:12] Voice 2: you know, I would like to see, like, you know, seeing a map that comes up. I ought to be honest,

[1:29:17] Voice 2: I still would much rather see a conservancy, a demo conservancy map than the suitable land

[1:29:22] Voice 2: analysis. Just because of the, this is exactly the moment when a suitable land analysis that had

[1:29:32] Voice 2: a really robust data set would be phenomenal. And unfortunately, I just know from the bits that

[1:29:39] Voice 2: we've seen the glaring errors will just completely undermine uh anyone who stands at that booth at

[1:29:46] Voice 2: the market right

[1:29:47] Planner Chadwick: um i mean there are some elements of the like there are whatever

[1:29:51] Voice 2: elements you might

[1:29:52] Planner Chadwick: want to use we can we can use those yeah

[1:29:54] Voice 2: i i at this point i like i i think the the the conservancy

[1:30:00] Voice 2: uh information and the conservancy are also at the market every week so there'll be someone there

[1:30:04] Voice 2: who could speak to that data um i that's that's the data that i would want to see and obviously

[1:30:10] Voice 2: it doesn't cover all of the like the nuance in terms of like it doesn't get into zoning in quite

[1:30:15] Voice 2: the same way um but it does lay out geographically the island in a much more new in a much more

[1:30:21] Voice 2: more nuanced manner and is you know has roads where there are roads uh for one thing so i for

[1:30:29] Voice 2: me i would not want to see a heavy use of the sla at this point in this um you know i can totally

[1:30:36] Planner Chadwick: see that it's yeah

[1:30:37] Planner Chadwick: i will just put out to you like if there are elements of the data like because

[1:30:42] Planner Chadwick: the sla is is is um i understand the composite

[1:30:46] Voice 2: yeah

[1:30:47] Planner Chadwick: so yeah so if there i if there are layers

[1:30:49] Planner Chadwick: are there particular layers you're interested in like like for example like one of the best layers

[1:30:53] Planner Chadwick: that that that denman has and it is the um the water uh recharge uh data that's particularly

[1:31:03] Planner Chadwick: good data because it's very recent uh data so there are there are there are some really good

[1:31:08] Planner Chadwick: layers in there that so you might want to think about whether there are some specific layers that

[1:31:12] Planner Chadwick: you might be interested in and and i can you know we can we can have that conversation sure

[1:31:19] Voice 2: Sure. Sure. Yeah. I, yeah, yeah. It's, and I, and I totally understand that it is data coming

[1:31:25] Voice 2: from a variety of sources and, and, and with, with varying degrees of veracity. Uh, but yeah,

[1:31:32] Voice 2: I think, I think just the doubt that exists within some of those layers introduces, uh,

[1:31:37] Voice 2: introduces doubt in other layers, even, even when there's no reason for that to be the case,

[1:31:42] Voice 2: even when that's unjust. Um, but I'd much rather just see that as a separate, you know, map of

[1:31:47] Voice 2: Yeah, like I

[1:31:47] Planner Chadwick: say, the ones you have confidence in, we can just separate

[1:31:52] Voice 2: those maps out.

[1:31:53] Voice 2: Yeah, and at that point, they're not, that's just a

[1:31:56] Voice 2: map of recharge.

[1:31:57] Voice 2: That's not

[1:31:57] Planner Chadwick: an SLA player.

[1:31:59] Voice 2: Yeah, yeah.

[1:32:01] Voice 2: Anyways, sorry.

[1:32:02] Voice 2: I just wanted to make that point.

[1:32:05] Trustee Graham: So as far as presentation materials, let's keep the focus on housing.

[1:32:11] Trustee Graham: we've done we've done a lot of work you know reformatting the lub and and some of these other

[1:32:17] Trustee Graham: ancillary um topics that have we've plugged into this they're they're not as interesting

[1:32:25] Trustee Graham: or as important to get people seeing what we're proposing for a revision of the policies and

[1:32:32] Trustee Graham: regulations so housing housing housing that that's it that that was the impetus for the original

[1:32:38] Trustee Graham: question to be asked the previous local trust committee and and that's the one that i ran on

[1:32:44] Trustee Graham: and that's the one where is the most critical one in a resilient community and that's really

[1:32:53] Trustee Graham: i mean this is my home i'm going to be buried here that's a profound place to be and it makes

[1:33:01] Trustee Graham: you think about things that you don't normally think about i think about it all the time

[1:33:04] Trustee Graham: I want this community to be resilient for the changes that are coming, climate changes, socioeconomic changes.

[1:33:13] Trustee Graham: And we're doing the work now that sets the stage that we'll have a robust and a full demographic spectrum of people living here, working class, retired children, families.

[1:33:25] Trustee Graham: That's absolutely critical.

[1:33:28] Trustee Graham: It's so critical, it's emotional.

[1:33:31] Trustee Graham: That's how deep it is.

[1:33:32] Trustee Graham: I

[1:33:32] Voice 2: mean, it's very directly emotional for me right now because I am losing my house, possibly.

[1:33:39] Voice 2: There you go.

[1:33:40] Trustee Graham: There's another example of a great community member who does not have secure housing because we don't have the options and we need the options.

[1:33:49] Trustee Graham: And you know what?

[1:33:50] Trustee Graham: And we've had for 30 years OCP policies which talk about providing these options, but we've just never been able to, I guess we've never been serious enough to provide them.

[1:34:00] Trustee Graham: And I guess it wasn't as important as it is now.

[1:34:03] Trustee Graham: It's critical now.

[1:34:03] Trustee Graham: So just keep that in mind.

[1:34:05] Trustee Graham: All these presentation materials are focused on housing.

[1:34:08] Trustee Graham: And thank you.

[1:34:09] Trustee Graham: Thank you for the work that you're doing.

[1:34:11] Trustee Graham: And thank you, Trustee Borthwick.

[1:34:12] Trustee Graham: I'm sorry to hear that you're losing your housing.

[1:34:16] Trustee Graham: You can pitch a tent in my yard any day.

[1:34:18] Trustee Graham: Well, you may have to be

[1:34:20] Trustee Graham: careful what you wish for.

[1:34:24] Voice 2: Is that allowed?

[1:34:25] Planner Chadwick: Does the bylaws allow that?

[1:34:28] Voice 2: No.

[1:34:28] Voice 2: No. Yeah, I mean, well, having seen

[1:34:32] Voice 2: people moving into comparable housing recently, they are paying $1,000 more a month.

[1:34:38] Voice 2: And I can't do that on this salary.

[1:34:42] Voice 2: So we would be leaving.

[1:34:46] Trustee Graham: I know. Can't leave. We can't have Sam leave. I'm sorry.

[1:34:52] Trustee Graham: This is so hard. It's the hardest.

[1:34:55] Trustee Graham: And that meeting that we had when we heard all those people saying, no, no, no, no, no, that really hurt me.

[1:35:00] Trustee Graham: That hurt me because I heard from people that I respect, and so we need to address those fears, but we're going to make some hard decisions. We are going to do this.

[1:35:13] Trustee Graham: What's left? We've got 20, 22 minutes. What have we missed?

[1:35:18] Planner Chadwick: Yeah, I mean, so you could, unless you want further conversation, I mean, it's a fairly straightforward resolution. We just need the support to move forward with coming back with an engagement plan.

[1:35:32] Voice 6: I

[1:35:32] Planner Chadwick: feel like we've got significant information to craft

[1:35:37] Planner Chadwick: a proposal for you.

[1:35:40] Planner Chadwick: Like I said, I encourage you, if you have other ideas, just send them to us.

[1:35:45] Planner Chadwick: um sooner like i said sooner rather than later simply because of the timeline it's really tight

[1:35:51] Planner Chadwick: and we'll do our best to um to put something together for you um uh to have a conversation

[1:35:57] Planner Chadwick: on the 20th and then we can we can move on from there if

[1:36:02] Trustee Graham: you're looking for some feedback on

[1:36:04] Trustee Graham: density bank i know that's a real that's a big yep funny idea um let's not include secondary

[1:36:10] Trustee Graham: Dairy Dwellings, which was, I don't even know

[1:36:12] Trustee Graham: how that slipped in originally. The density bank was

[1:36:16] Trustee Graham: for affordable housing. And so Coho would have been there, Denman Green, Pepper Lane, if it had

[1:36:22] Trustee Graham: gone on. And we've got housing studies that aren't that old that show the amount of affordable

[1:36:28] Trustee Graham: housing that we should have on the island. It's a percentage. So let's just put those percentages

[1:36:34] Trustee Graham: percentages into that proposed revision of the density bank. 5% obviously wasn't enough. We've

[1:36:40] Trustee Graham: gone well beyond 5% at this point. So maybe it should be 15%. I don't know. I'll leave that up

[1:36:45] Trustee Graham: to you. But we've got the data. We'll make it for affordable housing and we won't clutter it up with

[1:36:52] Trustee Graham: secondary dwellings because that really wasn't the intent originally. And as I say, I don't know how

[1:36:57] Trustee Graham: that happened because we have no way of preventing somebody. Once you zone R2s for secondary

[1:37:02] Trustee Graham: their dwellings you can't say oh no we've already got our hundred you the next one can't can't do

[1:37:06] Trustee Graham: that correct once a property has been zoned for something you can't you can't limit the number

[1:37:12] Trustee Graham: that you're going to take you can't have a lottery type of thing like they have it

[1:37:15] Trustee Graham: yeah unless

[1:37:17] Planner Chadwick: you just change the zoning after i mean that would be one way to do it but yes

[1:37:24] Trustee Graham: yeah exactly so let's hit a percentage that that has some data behind it and and we'll go from

[1:37:32] Trustee Graham: there so

[1:37:34] Planner Chadwick: yeah i'm just

[1:37:36] Trustee Graham: trying to understand your

[1:37:36] Planner Chadwick: point i'm just trying to understand your point

[1:37:38] Planner Chadwick: a percentage of population

[1:37:42] Trustee Graham: i think that was how the the original the number of lots that's how

[1:37:46] Trustee Graham: the original five percent was derived we looked at the uh i think there were 900 lots we looked

[1:37:52] Trustee Graham: at five percent we ended up with close to 50. so 50 became kind of the benchmark it was the

[1:37:57] Trustee Graham: a percentage of lots. And I don't know why that was the calculation, but we didn't get any

[1:38:05] Trustee Graham: staff support on that. It was just an idea that we collected extinguished

[1:38:12] Trustee Graham: densities and we had to cap it at something. So we capped it at, I think it was originally 50.

[1:38:18] Trustee Graham: And then it had been populated by rezonings that had happened that were where land ended up being

[1:38:23] Trustee Graham: uh conservation and so we were able to add a few densities but it it's it's it was always

[1:38:29] Trustee Graham: inadequate i think right

[1:38:32] Planner Chadwick: yes yeah okay is

[1:38:34] Trustee Graham: it is it unique in the trust area does nobody have a

[1:38:37] Planner Chadwick: density totally it's totally unique i mean gabriela has one but it functions differently

[1:38:44] Planner Chadwick: uh they don't have a cap right i don't think anywhere has a cap as far as i know more or

[1:38:49] Planner Chadwick: i don't know about if there's any ones up in the north nothing about

[1:38:53] Planner McCargar: that i know of there's no cap

[1:38:55] Planner McCargar: there's a

[1:38:55] Planner Chadwick: density bank but the but it like again it functions differently the bank is related to

[1:39:01] Planner Chadwick: transfers of density um but on gabriella for example has never been used so you know there

[1:39:08] Planner Chadwick: are yeah and we're revisiting that on gabriela um so there's similar there is similar conversation

[1:39:14] Planner Chadwick: that's that's going to be happening on gabriel as well um

[1:39:17] Voice 6: um

[1:39:18] Planner Chadwick: so yeah again talking about the use of

[1:39:20] Planner Chadwick: staff time and efficiency it a lot of this thinking will benefit both a lot of the materials

[1:39:25] Planner Chadwick: we develop will be good for both of them um we

[1:39:29] Trustee Graham: have a policy that that limits the population

[1:39:33] Trustee Graham: of denman based on the bylaw as it existed i think in 2008 plus five percent for special

[1:39:40] Trustee Graham: needs and affordable and that five percent and then the density bank was to grab any densities

[1:39:46] Trustee Graham: that were lost due to conservation zoning so that we had an extra little bit yeah yeah

[1:39:53] Planner Chadwick: oh well we'll have to put our heads together when i say that i'm actually like in my mind i'm like

[1:39:57] Planner Chadwick: this person you know colleagues we're gonna have to put our heads together and come up with uh

[1:40:02] Planner Chadwick: you know some options for you

[1:40:03] Voice 2: um

[1:40:04] Planner Chadwick: yeah

[1:40:05] Voice 2: i'm sorry

[1:40:08] Voice 6: i've got to

[1:40:08] Voice 2: step away for just a second i'll be

[1:40:10] Voice 2: right back yeah i

[1:40:12] Trustee Graham: think it's easier to limit the number of lots yeah

[1:40:15] Planner Chadwick: well that's that's much easier

[1:40:18] Planner Chadwick: to do

[1:40:18] Trustee Graham: um and

[1:40:20] Trustee Graham: maybe that's maybe that's how we can that that here's a suggestion it can cap the

[1:40:25] Trustee Graham: number of lots that's easy to do yeah i

[1:40:28] Trustee Graham: would do that today if i could yeah

[1:40:31] Planner Chadwick: well now we've got the

[1:40:31] Planner Chadwick: you've got you've got the build out at least a

[1:40:33] Planner Chadwick: rough build out potential so you can you can see

[1:40:35] Planner Chadwick: what that would what the impact of that would be yeah

[1:40:38] Trustee Graham: because we have lot coverage that's a

[1:40:43] Trustee Graham: defined amount so you know if you if you cap the number of lots and then you say well you you've

[1:40:49] Trustee Graham: only got whatever 20 of that land that you can cover buildings and of those like the alr has a

[1:40:56] Trustee Graham: a cap on total housing footprint correct so we could we could take that route to limit

[1:41:09] Planner Chadwick: yeah well

[1:41:10] Planner Chadwick: we'll have a look at well we'll have a look at some different um okay options and and and

[1:41:16] Planner Chadwick: and put them forward yeah yeah because i mean there's also the question of um you know if you

[1:41:21] Planner Chadwick: if you look at the conservancy map for example you may you may you may want to have just there's

[1:41:27] Planner Chadwick: limit additional units only to these particular areas you know i mean that in a way that's a bit

[1:41:34] Planner Chadwick: of what maine has done with their flexible housing yeah they've said i mean in that case they've said

[1:41:39] Planner Chadwick: uh we're going to focus on the core and there happens to be in their case of water uh availability

[1:41:45] Planner Chadwick: and it's actually pretty well suited for some additional units so that's kind of the what's

[1:41:51] Planner Chadwick: the perspective that's the way that they've they've moved i mean i know when denman water is

[1:41:56] Planner Chadwick: different throughout the island so it may you know so

[1:41:58] Planner Chadwick: there may be some you know maybe a certain area

[1:42:00] Planner Chadwick: that you want to and again the flexible housing uh approach provides that opportunity uh you know

[1:42:07] Planner Chadwick: where you can just like identify very specific areas where you'll allow additional units because

[1:42:12] Planner Chadwick: it's it's practical

[1:42:13] Trustee Graham: we're lucky in that we do have these large rural residential lots

[1:42:17] Trustee Graham: where you've got 10

[1:42:18] Trustee Graham: acres well that's a that's a big chunk of land where you can pretty much

[1:42:22] Trustee Graham: limit the impact to that. You can collect enough water. You can disperse your wastewater. You're

[1:42:31] Trustee Graham: not going to impact anybody when you've got that much land. So it doesn't make a lot of sense

[1:42:36] Trustee Graham: trying to get more houses on the small, the high dense neighborhoods of Fulongley and East Road and

[1:42:43] Trustee Graham: what we

[1:42:43] Planner Chadwick: call it. Yeah. Well, and it is actually interesting when you look at that subdivision

[1:42:46] Planner Chadwick: map where some of the potential is. It's not necessarily in places that make a whole lot

[1:42:52] Planner Chadwick: lot of sense well

[1:42:53] Trustee Graham: no and that's going to that's going to work well for comox first nations too

[1:42:57] Trustee Graham: because they're they're they're deeply sensitive areas are right along the foreshore there so

[1:43:01] Trustee Graham: i can't see that being an area where we're going to suggest more people that that's might not make

[1:43:07] Trustee Graham: sense at all yeah

[1:43:09] Planner Chadwick: okay well we'll have a look at it and we'll we'll come like yeah um identify some

[1:43:13] Planner Chadwick: options yeah and that's good

[1:43:15] Planner Chadwick: like that's helpful that you mentioned that because we can look at

[1:43:18] Planner Chadwick: that and

[1:43:18] Trustee Graham: the engagement plan really is just our community information meeting that's that's the

[1:43:23] Trustee Graham: engagement plan right yeah well

[1:43:25] Planner Chadwick: it's a few things right like it's it's what it's the materials we'll

[1:43:29] Planner Chadwick: think about what the materials are um we'll think it's the timing think about the timing um and then

[1:43:34] Planner Chadwick: and then yeah that engagement that community engagement prior

[1:43:38] Trustee Graham: to first reading meeting

[1:43:40] Planner McCargar: we heard we heard three like we heard a community engagement meeting we heard uh potentially a

[1:43:47] Planner McCargar: market uh saturday

[1:43:49] Trustee Graham: yeah your your presidential your present not presidential that's the right

[1:43:56] Trustee Graham: word it starts with a p anyway your presentation that's the word your presentation materials i'm

[1:44:00] Trustee Graham: quite happy to to uh present those at a market so that doesn't require staff time and

[1:44:05] Planner McCargar: then we heard

[1:44:06] Planner McCargar: a zoom online potential evening meeting and

[1:44:10] Planner Chadwick: honestly i think the zoom is not a bad idea

[1:44:12] Planner Chadwick: because that that allows us to have a recorded presentation sure we can

[1:44:18] Planner Chadwick: you know and that's

[1:44:18] Planner Chadwick: you know um whatever we're going to put together for the um community meeting we would be you know

[1:44:24] Planner Chadwick: we'd have to be putting together something anyways so it would only be an extra you know

[1:44:28] Planner Chadwick: couple of hours to um to set up the zoom and do the zoom um and then you've got a recorded thing

[1:44:35] Planner Chadwick: that we can put on the website and people can refer to it

[1:44:37] Voice 3: that's a great idea yeah

[1:44:38] Planner Chadwick: yeah yeah

[1:44:40] Planner Chadwick: Yeah. So, so this is what we'll do. Like, so,

[1:44:42] Planner Chadwick: so basically the engagement plan will have the items that you've discussed

[1:44:46] Planner Chadwick: that we've discussed here.

[1:44:48] Planner Chadwick: Some kind of timing aspects we'll figure out the staff time required.

[1:44:52] Planner Chadwick: So you'll, you'll have a sense of what that investment is. If there's you know,

[1:44:57] Planner Chadwick: if we're making poster boards, et cetera, we've got some budget for that.

[1:45:01] Planner Chadwick: So we'll, we'll, we'll do the best we can within the, you know,

[1:45:05] Planner Chadwick: because of our deadlines and getting that, it may be a late,

[1:45:07] Planner Chadwick: it may be a late report um so be aware

[1:45:10] Planner Chadwick: of that it might just be tucked in a few days before um

[1:45:14] Planner Chadwick: um but uh we'll do we'll do whatever we can uh in in this period of time to to kind of scope

[1:45:20] Planner Chadwick: some stuff out

[1:45:21] Voice 5: okay so it's the idea like just trying to consolidate all this down is the idea

[1:45:27] Voice 5: is to try and do like a saturday um day thing a saturday evening meeting and then a sunday market

[1:45:35] Voice 5: thing like sort of like do a whole omnibus thing um in one time slot or like just trying to

[1:45:43] Voice 5: understand for staff what the expectations

[1:45:47] Voice 5: are what

[1:45:48] Planner Chadwick: what i was hearing was uh what i was hearing

[1:45:52] Planner Chadwick: was a weekend with a market and a presentation on the sunday which is not ideal but it's doable and

[1:45:59] Planner Chadwick: And again, we'll have to look at calendars and such and see.

[1:46:02] Planner Chadwick: And venue availability.

[1:46:06] Planner Chadwick: Venue availability, yeah.

[1:46:07] Planner Chadwick: And if we could integrate a jam session, then it makes it even more appealing.

[1:46:13] Trustee Graham: Let's say for the time we accomplish this, we're going to have a plenty great celebration.

[1:46:18] Planner Chadwick: We're going to have a great celebration at the end of the whole thing.

[1:46:21] Planner Chadwick: Yes, yes.

[1:46:23] Planner Chadwick: That's

[1:46:23] Voice 5: why we're going to do it

[1:46:24] Planner Chadwick: in your term.

[1:46:24] Planner Chadwick: so

[1:46:25] Voice 5: the idea is to try and tie down those dates on our meeting on the 20th is that the goal yes

[1:46:33] Planner Chadwick: well that's what we're going to look at calendars that yeah so the the the plan that we put forward

[1:46:38] Planner Chadwick: to you will have some date options uh hopefully because again um yeah i mean if it's a community

[1:46:47] Planner Chadwick: yeah so anyways i'll think it through uh and we got yeah

[1:46:50] Voice 5: and trustees like what is the venue for

[1:46:53] Voice 5: the meeting what's the best place to have the meeting i

[1:46:58] Voice 2: mean the community uh the community

[1:46:59] Voice 2: hall which is definitely the other

[1:47:01] Voice 2: the other hall from

[1:47:02] Planner Chadwick: which we normally yeah so there's other

[1:47:03] Planner Chadwick: there's other factors involved like you know what can we book and when can we book it

[1:47:08] Voice 5: so you'll have

[1:47:09] Voice 5: an opportunity to to talk to community hall and just see what what dates might work for them

[1:47:14] Voice 5: yeah and then

[1:47:16] Voice 5: that'll tighten it up it

[1:47:18] Planner Chadwick: can be very challenging finding dates that's what we've

[1:47:20] Planner Chadwick: been finding on gabriela but yeah so anyways we have michelle at the northern office to help us

[1:47:25] Voice 6: awesome do

[1:47:26] Planner Chadwick: that so and she's very good at at figuring that stuff

[1:47:29] Planner McCargar: out so is the market at

[1:47:32] Planner McCargar: sort of june to september or oh

[1:47:34] Voice 2: it's been it's every saturday it started for the year yeah i

[1:47:38] Voice 2: mean it is every week but officially it starts first of may yeah yeah and

[1:47:44] Planner McCargar: we heard that you

[1:47:45] Planner McCargar: would prefer to have this engagement done sooner so in your ideal world is that june that would be

[1:47:52] Voice 2: fantastic okay because the i mean the key here is really just like to to help you guys like arm you

[1:48:00] Voice 2: guys as soon as we can to start the work and obviously we know that there's delays that come

[1:48:04] Voice 2: with summer and whatever else but like the sooner we can get this ticking over i think the the better

[1:48:10] Voice 2: um because

[1:48:11] Planner McCargar: there'll be some work that we'll need to do with the ltc previous to that course meeting

[1:48:16] Planner McCargar: with the community in order to get endorsement on certain ideas so that's where i'm thinking i don't

[1:48:21] Planner McCargar: know if june is we'll

[1:48:24] Trustee Graham: just do our best more or less we'll just do our best yeah and certainly

[1:48:28] Voice 2: i will be a make myself available as required so you know like we

[1:48:35] Trustee Graham: can even have another zoom

[1:48:36] Trustee Graham: Zoom LTC meeting.

[1:48:37] Planner Chadwick: Yeah, maybe that we have to have another special meeting. And yeah, again,

[1:48:40] Planner Chadwick: like all of this is, these are a lot of things in the scope of all of the things. So we need to,

[1:48:46] Planner Chadwick: yeah, we'll take that step back and have a look at schedules and the other things that,

[1:48:50] Planner Chadwick: other deadlines that we have going on as well and see, you know, what can work.

[1:48:56] Trustee Graham: Okay. Final motion.

[1:49:00] Voice 2: Let's put it on the screen. I can, I've got it here. I can make it. Thank you,

[1:49:04] Voice 2: you, Sam. I move that the Denman Island Local Trust Committee endorse the engagement approach

[1:49:10] Voice 2: as discussed at the May 8th, 2025 LTC special meeting and request that staff bring back an

[1:49:16] Voice 2: engagement plan for approval at a subsequent LTC meeting. A second then.

[1:49:22] Voice 5: All right. Any

[1:49:22] Voice 5: discussion? Call the question all in favor? Aye. Aye.

[1:49:27] Voice 5: We love the ayes.

[1:49:29] Trustee Graham: Ayes are by that fills the boat.

Denman Island Local Trust Committee 
Special Business Meeting 
May 8, 2024 ADOPTED Page 1 of 5 
  
Denman Island Local Trust Committee 
Minutes of Special Meeting 
 
Date:  
Location:  
May 8, 2025 
Electronic Meeting 
 
Members Present: David Maude, Chair  
 David Graham, Local Trustee  
 Sam Borthwick, Local Trustee  
  
Staff Present: Marlis McCargar, Island Planner 
 Narissa Chadwick, Island Planner  
Lisa Millard Meeting Administrator 
 Katherine Vogt, Recorder  
  
Others Present: There were approximately five (5) members of the public present. 
 
1. CALL TO ORDER 
Chair Maude called the electronic meeting to order at 9:33 a.m. He acknowledged that the 
meeting was being held on the territory of the Coast Salish First Nations. He introduced 
trustees, staff, recorder, and meeting host; and acknowledged members of the public who 
were viewing the meeting from the Activity Centre. He noted that Trustee Borthwick was 
delayed and would hopefully be joining the meeting shortly. He explained that the Special 
Meeting was to give trustees an opportunity to respond directly to staff; therefore, a 
Townhall portion would not be added. He invited members of the public to email trustees 
directly with their ideas and concerns and reminded the public that there was an in-person 
Local Trust Committee (LTC) meeting coming up on May 20, 2025.  
2. APPROVAL OF AGENDA 
By general consent, the agenda was approved as presented. 
3. Major Project: Denman Housing (official Community Plan and Land Use Bylaw) Review 
Project: Phase 2C Actions 
Planner Chadwick presented the most recent staff report associated with the Denman 
Housing Review Project to update trustees and seek their guidance on options for the 
Project Charter and possibilities for future public engagement, noting that the reformatting 
of the Denman Island Land Use Bylaw (LUB) and ongoing relationship building with the 
K’ómoks First Nation (KFN) have been foundational for the entire Major Project. 
Trustee Borthwick joined the meeting at 9:43 am. 
 
ADOPTED 
Local Trust Committee Minutes 
Subject to Approval 
by the Local Trust Committee 

 
Denman Island Local Trust Committee 
Special Business Meeting 
May 8, 2024 ADOPTED Page 2 of 5 
Planner McCargar responded to trustee questions regarding the newly formatted Land Use 
Bylaw (LUB), highlighting the following points: 
• The wording: “a) The use of a dwelling unit for vacation rental or for the accommodation 
of paying guests is prohibited.” in the Prohibited in All Zones section of the LUB  was 
identified as potentially confusing. Specifically, language suggesting that legally 
established bed and breakfasts are also prohibited was flagged. Staff confirmed that all 
regulations related to short-term vacation rentals and bed and breakfasts will be 
reviewed as part of the Housing Review Project.  
• Item (g) under the Secondary Suites and Dwelling Units section was reviewed from a 
legal perspective and found to be moot. It was clarified that strata subdivision of 
secondary suites or secondary dwellings may proceed provincially without local 
government approval unless a covenant is registered for each dwelling at the time of 
construction. 
 
Planner McCargar spoke on two draft maps which could support ongoing public 
discussions of the Housing Review Project: 1. the draft Denman Island Subdivision 
Potential Map which seeks to calculate the maximum number of new residential lots that 
could be created under the current zoning; and 2. the draft Denman Island Dwelling Unit 
Potential Map which estimates the number of new dwellings that could be created under 
current zoning, including secondary suites and additional dwelling units, such that dwelling 
capacity per lot could be measured.  
o A trustee advised that archival covenant documents were necessary to uncover for 
map accuracy; and that the community could be engaged to help in this effort. 
o Trustees expressed how useful the maps were. 
 
Planners reviewed two options for the Project Charter for the Major Project going forward. 
 
Trustees concurred with the planner recommended Option 2 process for the benefit of 
planner efficiency and public discussion clarity. 
DE-2025-018 
It was MOVED and SECONDED, 
That the Denman Island Local Trust Committee endorse the revised Project Charter 
(Option 
2), dated May 8, 2025 for the Denman Housing Review Project. 
CARRIED 
 
DE-2025-019 
It was MOVED and SECONDED, 
That the Denman Island Local Trust Committee integrate the OCP technical 
amendments and First Nations Acknowledgement update into the Denman Housing 
Review Project and provide an updated project charter reflecting this integration. 
CARRIED 
 
Planner Chadwick explained to trustees that the Hornby Island LTC had requested a 
meeting with the Denman LTC to discuss housing issues in relation to KFN concerns; and 
that this made sense given that for the KFN, Denman and Hornby have many equivalencies. 
 

 
Denman Island Local Trust Committee 
Special Business Meeting 
May 8, 2024 ADOPTED Page 3 of 5 
DE-2025-020 
It was MOVED and SECONDED, 
That the Denman Island Local Trust Committee request staff to schedule a special 
meeting with the Hornby Island Local Trust Committee in the Summer/Fall 2025 to 
discuss potential opportunities for mutually supportive housing solutions for both 
islands and review the draft K’ómoks First Nation engagement summary 
recommendations. 
CARRIED 
 
Planner Chadwick reviewed options for public engagement going forward. The following 
planner comments were noted: 
• Conservancy mapping will be helpful for future public engagement.  
• Key themes raised by the public are the density bank; expanding permissions for 
secondary suites and additional dwelling units; and numerous requests for more Coho 
type residential developments.  
• Pre-zoning may save approximately 2 years on rezoning. 
• Discussion boards can be replicated online and the two can be integrated. 
• There is $5000.00 and 4 staff travel days available to the LTC for the next round of public 
engagement between now and September 2025. 
A trustee spoke on some residents’ unfounded fears that the removal of the TUP and 
density bank would cause unmitigated development; and suggested that it may have been 
more useful to speak of revising the density bank rather than removing it.; and requested 
planner guidance for revising the density bank; and hoped to receive comments from many 
more, less publicly active, Denman residents going forward.  
 
A trustee questioned the possibilities for administration of individual housing agreements 
for secondary dwelling units. 
o Planner Chadwick spoke on the follow-up difficulties, specific requirements, and 
costs of administrating housing agreements with non-profit organizations; and 
suggested that it was preferable for a regional district to take this on; and noted that 
there would not be the planner resources to have a process in place before the end 
of the current Denman LTC’s term.  
o Planner McCargar added that a non-profit may potentially be able to act as an agent 
of the local government. 
o A trustee added that monitoring responsibilities could be delegated to a non-profit 
agency, but more research is needed. 
 
Trustees expressed the following preferences for future public engagement: 
• An evening zoom presentation style component. 
o A planner offered that any recorded sessions could be put on the project 
website. 
• A paper and online comment response submission form component. 
• An evening or weekend in person engagement component for people who work. 
• A trustee presentation of visual materials at the Saturday Market to start the 
conversation which is moved over for a next day Sunday community information 
engagement session at the Community Hall, at which a staff member could attend. 

 
Denman Island Local Trust Committee 
Special Business Meeting 
May 8, 2024 ADOPTED Page 4 of 5 
• The covered area next to the Community Hall or the General Store outside walkway 
could be used to display maps and comment boards for a longer period. 
• People should be able to look at a display board that outlines very specific proposals for 
the density bank (for example) rather than general ideas. 
• K’ómoks First Nations (KFN) review of Denman housing proposals needs to be made 
available to the public. 
o Planner Chadwick responded that the KFN review is in draft form and has yet to 
be endorsed by council. 
o A trustee suggested that whatever KFN information is currently available could 
be put forth. 
• Exploring possibilities for eliciting property owner engagement for prezoning for Coho 
style developments; to be put on a display board with accompanying planner 
submission criteria and accompanying map showing conservancy no-go sensitive 
ecological zones. 
• It would be preferable to get very specific with just a few topics rather than be general 
with many topics; and it would be preferable to present options to the public at this 
point in the process, rather than ask questions. 
• Conservancy mapping is preferable to the Suitable Land Analysis (SLA) mapping due to 
glaring errors in the SLA mapping and greater geographical nuance in the Conservancy 
mapping. 
o A planner responded that the best Denman SLA layer is the water recharge layer 
which provides very recent data. 
o A trustee responded that errors in one or more layers introduce doubt in the 
veracity of other layers. 
• The focus should be on housing only; affordable housing has become a critical issue. 
• Put actual percentage numbers in the proposed revisions for the density bank for public 
display; and do not clutter the issue with secondary dwellings.  
o A planner responded that the Denman density bank is completely unique in the 
Trust Area and that no other area has a cap.  
 
Trustee Borthwick left the meeting at 11:13 a.m. and returned at 11:20 a.m. 
 
o A planner added that The Mayne Island Flexible Housing approach supports 
increased density in certain areas.  
• A Community Information Meeting in June would be preferable. 
• Another LTC Special Meeting may be needed. 
 
DE-2025-021 
It was MOVED and SECONDED, 
That the Denman Island Local Trust Committee endorse the engagement approach 
as discussed at the May 8, 2025 LTC Special Meeting and request that staff bring 
back an Engagement Plan for approval at a subsequent LTC meeting. 
CARRIED 
 
 
 
 

 
Denman Island Local Trust Committee 
Special Business Meeting 
May 8, 2024 ADOPTED Page 5 of 5 
4. ADJOURNMENT 
By general consent the meeting was adjourned at 11:23 a.m. 
 
 
_________________________ 
David Maude, Chair 
 
Certified Correct: 
 
_________________________ 
Katherine Vogt, Recorder