Hornby Island Local Trust Committee regular meeting, September 5, 2025

[0:00:00] Voice 3: properly on your end there good

[0:00:07] Planner Zupanec (probable): morning chair peterson everything is good on this end and

[0:00:10] Planner Zupanec (probable): you're ready to go okay

[0:00:11] Voice 3: thank you very much um i would like to uh call this meeting of

[0:00:17] Voice 3: the hornby island local trust committee to order them and i want to begin by acknowledging that

[0:00:22] Voice 3: we're fortunate to be able to gather today in the territories of many coast salish peoples

[0:00:29] Voice 3: We respectfully acknowledge that Hornby Island is in the unceded traditional territory of the

[0:00:34] Voice 3: Comox First Nation, the traditional keepers of this land. My name is Ken Peterson. I'm elected

[0:00:41] Voice 3: on the Skeete Island. I'm the chair of the Hornby Island Local Trust Committee. Also here with me

[0:00:47] Voice 3: today are local trustees Grant Scott and Alex Allen and together we comprise the Hornby Island

[0:00:53] Voice 3: and local trust committee this meeting is being live streamed and recorded and joining us today

[0:01:01] Voice 3: uh our planner uh sonia zupanek uh lisa millard our meeting administrator and i think that's it

[0:01:12] Voice 3: if i'm not mistaken uh we have um some staff that we're hoping to make it that uh are not feeling

[0:01:19] Voice 3: feeling well enough to be here so uh this meeting is an official forum for the local trust committee

[0:01:24] Voice 3: to make decisions about land use planning matters and discuss relevant business and I also want to

[0:01:29] Voice 3: add that this is a place of employment and despite the fact that some staff may be working from their

[0:01:34] Voice 3: own homes or otherwise remotely our staff have the right to be safe and respectful workplace

[0:01:41] Voice 3: place um we do have an agenda before us and i'll just look to trustees to see if there are any

[0:01:50] Voice 3: amendments to today's agenda seeing none i'll take it by general consent we'll accept the agenda as

[0:01:57] Voice 3: presented and i will look to trustees for your trustee report so we'd like to go first it was

[0:02:08] Voice 3: already within the package but i'll just say that um jim and i and attended the meeting with

[0:02:16] Voice 3: of Daman Island regarding building a relationship

[0:02:20] Voice 3: with Comox for its maintenance on protection

[0:02:24] Voice 3: of agricultural and cultural heritage sites,

[0:02:29] Voice 3: shorelines and waterways and ecosystems.

[0:02:38] Voice 3: Yeah, I was kind of pushing back because I felt like,

[0:02:41] Voice 3: you know, we're not exactly the same Daman and Horme

[0:02:44] Voice 3: in terms of our approach to housing,

[0:02:45] Voice 3: but it's worth a look to see, you know,

[0:02:48] Voice 3: how we can share ideas

[0:02:51] Voice 3: ideas because they're in the middle of a housing project and we are too and uh yeah and then we're

[0:02:57] Voice 3: going to be meeting in person with the monthly why should we do we have a date October 9th

[0:03:03] Voice 3: in person with comics for stations this is good because we have not met with them in person for

[0:03:07] Voice 3: a long long time so yeah great thank you Scott yes I I mean what I could say is that um I spoke

[0:03:18] Voice 3: spoken to a lot of people on the island about what the cap should be for the short-term

[0:03:23] Voice 3: vacation rentals what people think about it their concerns and what it might be and people

[0:03:31] Voice 3: have said everything from zero there should be no stv yards on the island at all everything to

[0:03:39] Voice 3: i would say uh just what there is now which i think it understands about 132 and a lot of people

[0:03:47] Voice 3: are now suggesting something in between that so it seems to be solidified around a number i won't

[0:03:56] Voice 3: say what number i have in my head but it's some we obviously need short-term vacation rentals on

[0:04:04] Voice 3: this island the question is how much can the island sustain to maintain the character so we

[0:04:09] Voice 3: don't become barcelona on one hand and the people over there rebelling strongly against the tourism

[0:04:16] Voice 3: is completely changing their home and we don't want to go there i don't think anybody wants to

[0:04:21] Voice 3: go there so we've got to figure out what is that number what can the island sustain for water and

[0:04:27] Voice 3: sewage and for the people that live here which is everybody says that should be our main concern

[0:04:32] Voice 3: it's for the people who are primary residents on the island and that's kind of what i'm hearing

[0:04:38] Voice 3: so i'm trying to synthesize through this and bring this to the meeting in october or november

[0:04:44] Voice 3: when we'll be in this hall

[0:04:46] Voice 3: and we'll be considering this in detail.

[0:04:49] Voice 3: So Tim, I'll give you the chair.

[0:04:51] Voice 3: Okay, thank you.

[0:04:53] Voice 3: So for my chair's report,

[0:04:55] Voice 3: I'll just let everyone know in case anyone doesn't

[0:04:57] Voice 3: that Trust Council gave first reading

[0:04:59] Voice 3: to the draft policy statement,

[0:05:01] Voice 3: special meeting on July 29th.

[0:05:04] Voice 3: And this means that referrals to First Nations

[0:05:07] Voice 3: and agencies have launched.

[0:05:10] Voice 3: And Trust Council also committed

[0:05:11] Voice 3: to a six-month public engagement period

[0:05:13] Voice 3: uh and in addition to online and paper surveys uh trust committees determine what level of

[0:05:22] Voice 3: local uh engagement they want to have um hornby i believe we said we wanted a presentation at

[0:05:29] Voice 3: one of our regular meetings so i think that's probably going to be actually i don't know for

[0:05:34] Voice 3: sure it'll be probably october or november okay great um and in addition i want to just remind

[0:05:42] Voice 3: mind people there is a webinar on September 10th and you can go to the Islands Trust 2050 web page

[0:05:55] Voice 3: to register there and if you forgot this talk to your local trustees and they can help steer you

[0:06:00] Voice 3: there. Trust Council is going to meet on Gabriola September 16th to 18th and agenda items are going

[0:06:08] Voice 3: to include the disposition of recommendations from the 2022 governance report. The CAO is going to

[0:06:14] Voice 3: brief us on the current operational review we'll review um uh early look at some of the budget

[0:06:20] Voice 3: items uh committee chair reports and the bylaw compliance and enforcement policy review i'm very

[0:06:27] Voice 3: pleased to share that uh douglas white the third who's a special counsel to the premier on

[0:06:32] Voice 3: indigenous reconciliation uh and is a lawyer a former chief of smith name of first nations and

[0:06:39] Voice 3: be giving a talk on trust and first nations relationships and partnerships he's got a

[0:06:46] Voice 3: massive cv backgrounds in the treaty

[0:06:49] Voice 4: talks um what's your name law uh douglas wake the

[0:06:57] Voice 3: practicing lawyer he's as i mentioned this the premier special counsel and um just is

[0:07:04] Voice 3: an amazing wealth of knowledge and his talks are deeply fascinating so i think we're all in for a

[0:07:10] Voice 3: retreat there um also executive committee secured a meeting with the new minister um christine

[0:07:19] Voice 3: boyle minister for housing and municipal affairs on september 15th um which will be pretty much

[0:07:26] Voice 3: a brief introductory meeting on what we do where what we are and uh trying to get the new minister

[0:07:33] Voice 3: sort of just at least opening the dialogue with um we also have confirmation of meetings with

[0:07:40] Voice 3: ministry staff at the union of bc municipalities conference later in the month um land water and

[0:07:47] Voice 3: resource resource stewardship um on uh talking about crown land leases and referrals which is uh

[0:07:56] Voice 3: a topic um many of the islands are very interested in at this time uh we're also going to be talking

[0:08:04] Voice 3: with bc assessment on understanding the their processes on the islands and uh and see if we

[0:08:11] Voice 3: can get some answers we've heard i had a lot of questions of the impact of ability to ensure

[0:08:17] Voice 3: properties uh with regards to what that means for your assessed values some people are increasingly

[0:08:23] Voice 3: finding it difficult to get insurance and uh and it would seem that if you had an uninsurable

[0:08:33] Voice 3: So we're going to hopefully get to the answers on that from them.

[0:08:38] Voice 3: We're also going to meet with BC Housing municipal affairs staff regarding the housing needs assessment methodology, which I think every Island I've talked to looked at those housing needs assessment and thought they referred pretty much out to lunch, I think.

[0:08:54] Voice 3: um we also want to talk about uh bc housing um and their their approach to the housing needs of

[0:09:05] Voice 3: island and rural communities we know we know we're different um we know that bc housing loves

[0:09:11] Voice 3: projects with big numbers um but that doesn't mean that the small and rural uh and island

[0:09:17] Voice 3: communities should be ignored um so we're going to make that case and uh also uh discussing the

[0:09:24] Voice 3: regulation of the tiny homes on wheels that's also going to the union of bc municipalities a

[0:09:30] Voice 3: joint working group out of the regional planning committee um and rdn has uh put a lot of energy

[0:09:36] Voice 3: to that so that's going to be uh hitting the um upcm conference as well for uh to get the

[0:09:47] Voice 3: ministry to sort of move move a little bit on on the regulation so that these options can be

[0:09:55] Voice 3: be possible and then finally um uh we have been in contact with ministry staff and uh looks at

[0:10:06] Voice 3: this point it looks like a four december trust council will have a presentation on the short-term

[0:10:11] Voice 3: uh rental regulations and um opting into the principal residence requirement which a couple

[0:10:18] Voice 3: islands have done um but i know there's a lot of interest across the trust area and

[0:10:23] Voice 3: And it's been an opportunity for trustees to hear directly from ministry staff and to be of last questions.

[0:10:31] Voice 3: So that is it for my somewhat long-winded report, which I apologize for its length, but just all stuff that I thought were interesting and good to know.

[0:10:42] Voice 3: We don't have a Daniel Arbour today, so no director's report there.

[0:10:47] Voice 3: And we have no trust conservancy report.

[0:10:49] Voice 3: report. We do, starting on page 10, have our minutes from the July 4th meeting for adoption.

[0:10:56] Voice 3: And I'll look to trustees to see if there's

[0:11:00] Voice 5: any comments.

[0:11:06] Voice 3: My mouse has moved me along

[0:11:07] Voice 3: too quickly. Before we get to the minutes, actually I'm just going to backtrack a little

[0:11:12] Voice 3: bit and just mention that I also thought that the joint Denman-Hornby meeting was really

[0:11:18] Voice 3: be interesting and um and there are certainly there's areas where we can cooperate and there's

[0:11:25] Voice 3: lots of areas we can share information about different islands um but still looking at

[0:11:30] Voice 3: someone else's approach to a problem can sometimes even if you're not adopting their exact solution

[0:11:35] Voice 3: can sometimes generate thoughts and you know might not have thought of independently so i think that's

[0:11:40] Voice 3: to carry the break oh yeah and there were going to be uh refreshments um i think tea and coffee

[0:11:49] Voice 3: and cookies at the break so that's exciting i'm happy about that not cocktails that would be

[0:11:56] Voice 3: actual meeting um so next is a public comment period and uh we'll just remind everyone that

[0:12:04] Voice 4: the

[0:12:08] Voice 3: preference is to speak to items of the trust committee preferably

[0:12:12] Voice 3: preferably, certainly within the jurisdiction of Islands Trust, and to please keep your

[0:12:18] Voice 3: comments brief and to the point, use respectful language and speak about the issues and not

[0:12:25] Voice 3: other individuals. I'll sort of direct your comments to the trustees rather than anyone

[0:12:32] Voice 3: else in the room or staff. If there are questions for staff, we will refer them to staff. And so

[0:12:38] Voice 3: So with that, I'll look for a show of hands and see how many people would like to address

[0:12:42] Voice 3: the trust committee.

[0:12:44] Voice 3: Okay, a few.

[0:12:45] Voice 3: So I'm going to start over here.

[0:12:47] Voice 3: Thank you.

[0:12:49] Voice 3: My name is Wendy Burton, and I'm speaking to you as a resident of Hornby Island, not

[0:12:54] Voice 3: in my current role as a member of the Advisory Planning Commission.

[0:12:59] Voice 3: I have a question for the trustees.

[0:13:02] Voice 3: As you

[0:13:03] Voice 4: know, many formal

[0:13:03] Voice 3: documents have been received by the local trust committee over

[0:13:06] Voice 3: the past three years, including recommendations from the APC, from consultants, from the planners,

[0:13:14] Voice 3: and as well as many letters from HISTRA, HI-SEEK, HIROC,

[0:13:19] Voice 5: and other community organizations.

[0:13:22] Voice 3: My question is why is the August 15, 2025 letter from HISTRA being proposed for inclusion at the

[0:13:30] Voice 3: community meeting alongside the extensive consultation document that contains the

[0:13:38] Voice 3: recommended amendments to the OCP and the LUB.

[0:13:44] Voice 3: Justine?

[0:13:47] Voice 3: Well, I can't answer that because I don't know why.

[0:13:51] Voice 3: I was just discussing that with our chair for meeting, and maybe Grant can follow up

[0:13:58] Voice 3: on that.

[0:13:59] Voice 3: Scott, you want to?

[0:14:02] Voice 3: Yeah.

[0:14:03] Voice 3: well um that's a very good question and uh because i wanted to say the same thing when i

[0:14:10] Voice 3: saw the history letter it's a very good letter it covers a lot of ground and it's very well thought

[0:14:17] Voice 3: out and i saw it as a good voice coming from the people on the island so i phoned the planner sonya

[0:14:27] Voice 3: and suggested that it should be included on the website

[0:14:31] Voice 3: as a piece of correspondence

[0:14:33] Voice 3: because we're going to get many pieces of correspondence.

[0:14:36] Voice 3: It could be spoken to at the meeting as a delegate.

[0:14:41] Voice 3: And I voiced this with Michelle when she phoned me about the letter

[0:14:45] Voice 3: and what they could do about it.

[0:14:47] Voice 3: She wanted to meet with me about it.

[0:14:49] Voice 3: And I said, that probably isn't appropriate,

[0:14:51] Voice 3: but because you could speak to it at the public meeting

[0:14:56] Voice 3: and it will go on record here but it is a piece of correspondence like all the other pieces of

[0:15:02] Voice 3: correspondence we get it doesn't become embedded in the dialogue discussions and some of these

[0:15:07] Voice 3: other things so so i was concerned when i saw that um today but that's going to come up later

[0:15:13] Voice 3: on as i understand so yeah we can we can delve into the discussion more deeply when we get there

[0:15:19] Voice 3: and just a reminder that we have recommendations in the staff report but we're not obligated to

[0:15:26] Voice 3: pass those recommendations at all or as they're written they can be amended and we can discuss

[0:15:32] Voice 3: that when we get there did that answer your thank you okay and then i think i saw one behind

[0:15:40] Voice 3: yes yes sir yeah i just wanted to speak on the behalf of our company

[0:15:45] Voice 3: ways. We started four years ago, we took over the business in Francis. We tried to do and

[0:15:54] Voice 3: we have been doing over the past four years is starting to get a bit of control of the

[0:15:59] Voice 3: social mental that we look after. We've set numbers to check with the guests that are

[0:16:08] Voice 3: coming. We check and meet them when they get to the home. Make sure that it's the proper numbers.

[0:16:16] Voice 3: We don't want what happened years and years and years ago all over, not just on this island but

[0:16:20] Voice 3: other islands where you rent a house and 20 people come in tents and RVs and all that.

[0:16:26] Voice 3: We don't allow that. The bylaws don't allow that. So we check with that. If it's new people coming

[0:16:31] Voice 3: to the island, I spend over an hour just sitting there talking to them all about the different

[0:16:36] Voice 3: things or talk about what we want and talk about the sewer. I check on them every day and drive by and I tell them I'm going to stop in every once in a while, it's going to be good as well, right. So we're monitoring them while we're here, making sure and making sure they're enjoying their time, asking them to respect the neighbors and all that. So why am I saying all this is things are changing. We still got a ways to know, but, and I, we, there's ways we agree with regulation.

[0:17:07] Voice 3: We don't want to see any families get hurt.

[0:17:09] Voice 3: That's why we agree with what we have today.

[0:17:13] Voice 3: Let's start there and then lower it after that

[0:17:15] Voice 3: so we don't affect the cleaners, the businesses,

[0:17:18] Voice 3: and that right away gives people a chance

[0:17:20] Voice 3: to get used to a little bit less.

[0:17:27] Voice 3: So I just wanted to say that we're not 100%.

[0:17:30] Voice 3: We still got a ways to go and we're still trying.

[0:17:33] Voice 3: We sit down every year and come up with new suggestions

[0:17:35] Voice 3: and we work with other businesses on the island as well okay thank you and still moving this way

[0:17:43] Voice 3: april did i see you yes you did um i wondered when your meetings are with the uvcm and if you need any

[0:17:50] Voice 3: supporting information on pointy housing about some of the housing initiatives that you're going

[0:17:56] Voice 3: to be advocating for um they it is the week of the 20th um i don't have the date that we're meeting

[0:18:09] Voice 3: but um i'm happy if you want to pass along any information uh there they tend to be pretty quick

[0:18:17] Voice 3: meetings um so uh the pithier and more to the point the better because uh i'm only one of the

[0:18:26] Voice 3: the one of the people speaking at these meetings so whatever um message you want you'd like

[0:18:32] Voice 3: me to try and pass along should be pretty pointed and i'm happy to do so okay still

[0:18:39] Voice 3: moving this way is there any more in the back nope coming this way yes to you in the front

[0:18:45] Voice 3: sir hi there my name is scott chilson um i've come to speak in regards to the uh proposed

[0:18:51] Voice 3: supposed rugby field or clubhouse. My understanding is that the last meeting that happened, that

[0:18:58] Voice 3: there was a fair amount of conjecture in regards to that, including one of our trustees suggesting

[0:19:05] Voice 3: that how could they possibly be able to do this without the septic system? The gentleman

[0:19:10] Voice 3: who's involved in this had his hand up to answer that question. That question was not

[0:19:15] Voice 3: addressed that he had put in $70,000 to $80,000 into a septic system. So I'm not quite sure

[0:19:20] Voice 3: how the listening is showing up for this um i also understand that there was a complaint letter

[0:19:26] Voice 3: in regards to the facility and one of the key words on the complaint was part timer and i'd

[0:19:33] Voice 3: like to point out the part timers who've been instrumental on this island over the years

[0:19:38] Voice 3: jim sachs chris lafayette i'm gonna just refer you back to the the issue i said of the

[0:19:45] Voice 3: the please don't name people's names i want to hear but we want to hear about the issues okay

[0:19:49] Voice 3: Well this is the issue. This island has been called a part-timer.

[0:19:54] Voice 4: And part-timers on this island have been instrumental in

[0:20:03] Voice 3: the development of this island.

[0:20:05] Voice 3: So someone's offering forward a facility for use. Now I should be able to mention the other facilities that haven't been able to use.

[0:20:14] Voice 3: It's been 14 years since we had a Sweet Thursday at Joe King because of helping out the Hope Kitchen.

[0:20:20] Voice 3: we don't have the cardboard house bakery anymore we've opened a bar now that has 50 seats less than

[0:20:28] Voice 3: half the number of seats that were there before so that we have like probably 300 new people on

[0:20:35] Voice 3: the island since the pandemic there's very limited places for people to go out and socially meet and

[0:20:41] Voice 3: enjoy each other and someone's offering a grand facility to be helpful with that the other word

[0:20:48] Voice 3: that i've heard is that now there's sports going around that rugby somehow is an elite sport

[0:20:53] Voice 3: i don't know if you've ever been to a rugby pitch i grew up as a rugby pitch

[0:20:57] Voice 3: my uncle sits on the board of rugby canada along with mike and was was they made a volunteer of

[0:21:05] Voice 3: the year award just because of the contribution that he had so it feels like there's this great

[0:21:10] Voice 3: possibility of a facility coming forward and it's being shut down my understanding is that

[0:21:17] Voice 3: no one on the trust has even like entered into a conversation to find out what's going on to be

[0:21:23] Voice 3: clear so i don't understand how when someone comes forward to offer such a thing that there can't be

[0:21:29] Voice 3: more open dialogue and that the time is taken to if you want to call them a new family member

[0:21:39] Voice 3: a new member of the community offering such things and i'll say mike's name would sit beside me

[0:21:46] Voice 3: Mike's been around here for ages, you know, so how is that a forward-thinking proposition to support the community?

[0:21:57] Voice 3: I'm going to say one more thing, Brent. Athletics is not particularly supported on this island.

[0:22:04] Voice 3: We're an aging population, but the school is full.

[0:22:08] Voice 3: And we're looking at a facility that could bring kids to the island, could bring activities to the island.

[0:22:14] Voice 3: and that's exactly what we need is to foster the growth of the island and what's going on

[0:22:20] Voice 3: with the young people here that's the stuff i don't think that was really the issue at the

[0:22:28] Voice 3: last meeting it was it was more to do with agribusiness the way that the agricultural

[0:22:35] Voice 3: land reserve talks about this what what mike proposed is part of an agribusiness

[0:22:45] Voice 3: does I don't want to talk about you but the other places on the island that have got glamping in the

[0:22:52] Voice 3: other things are agribusinesses under the local under the the agricultural land reserve so that

[0:23:02] Voice 3: was that was part of the issue if if they do that and we also wanted more kind of to know more about

[0:23:09] Voice 3: what but they were proposing to do it said up to 10 but what so that was what it was i i don't

[0:23:17] Voice 3: remember talking about how bad rugby is that would be ridiculous half the people i know

[0:23:20] Voice 3: her knees are all buggered out from playing rugby they're great people might call your knees but

[0:23:27] Voice 3: so and as i don't know if you saw what the eight points was in the valets and we put there saying

[0:23:34] Voice 3: saying, you know, if you can do these and satisfy, hopefully, you know, let's look at it again.

[0:23:40] Voice 3: Okay, so

[0:23:41] Voice 5: I get issued

[0:23:42] Voice 3: by any, I understand that Mike has already spoken with me and Wamsley about

[0:23:47] Voice 3: running cattle on the property. He's putting a farm that for 40 years hasn't been a farm

[0:23:54] Voice 3: back into farmstouts. So that's got to be a win.

[0:23:58] Voice 5: has he got a firm scout okay

[0:24:00] Voice 3: this is not an issue for this meeting and also this

[0:24:05] Voice 3: this back and forth is not appropriate if if you guys want to have a conversation outside the

[0:24:11] Voice 3: meeting that's great but that's we're here to actually to listen from the public answer

[0:24:16] Voice 3: succinct questions if possible and uh yeah i see you here in front sir yeah

[0:24:22] Voice 3: I'm Mike Holmes, who's the subject of this debate, and good morning.

[0:24:36] Voice 3: I'm just here to talk about the process, the candelabrums with respect to our ultimate

[0:24:42] intentions with respect to the property has been opened a little bit.

[0:24:45] I just do want to say that we want to help the community, that's what the whole TGP application

[0:24:51] application was about

[0:24:52] Voice 3: which was made a suggestion by this trust staff they'd be very helpful

[0:24:57] Voice 3: and very curious helps us get that application to the table we're trying to do anything that

[0:25:05] Voice 3: would annoy anybody we were trying to post a fundraising event which ended up moving

[0:25:11] Voice 3: to another location but i don't believe they had a permit they still carry on which is

[0:25:16] Voice 3: great i have no problem with that we're just trying to help um seems to be some misperception

[0:25:22] Voice 3: about what we're up to, property owners, and I've never had an opportunity to talk to Councillor Allen.

[0:25:30] I had one two-minute discussion with Councillor

[0:25:34] Voice 3: Scott at a friend's house, which was mostly taken up

[0:25:37] Voice 3: talking about cell phone towers and agritourism. So I don't know how Councillor Scott reached the opinion

[0:25:44] Voice 3: that he talked to me and we weren't doing what he had said we were going to do.

[0:25:54] Voice 3: There are other aspects of the process which I found really quite hurtful actually, and

[0:26:01] Voice 3: disconcerting, disrespectful.

[0:26:04] Voice 3: The allegation that we're not intent on farming the property.

[0:26:09] Voice 3: Last year, I was trying to apply for farm status.

[0:26:12] Voice 4: Ian Lesson, we were defensive.

[0:26:20] Voice 4: He wasn't prepared

[0:26:21] Voice 3: to do the application at that point in time.

[0:26:23] Voice 3: I've completed all the fencing. We've fenced the entire property. It's all cattle safe now.

[0:26:29] Voice 3: We put an irrigation pond in to make sure they have water. We're trying to get a barn built

[0:26:35] Voice 3: for him. We put in a cattle yard. We started clearing back the fields. I don't know if you

[0:26:40] Voice 3: know the history of that property, obviously probably better than I do, but it used to be

[0:26:44] Voice 3: operating farm many, many years ago and the fields are much larger than they are today.

[0:26:48] Voice 3: We're trying to reclaim those fields. My family is a farming family. I grew up on a farm.

[0:26:54] Voice 3: My brother has a farm in Couch of Valley, which I operate with him. We are committed

[0:26:59] Voice 3: to farming and that is absolutely, regardless of where this whole application goes, we're

[0:27:04] Voice 3: proceeding on that matter. And yes, we have issues that we need to sort out and deal with

[0:27:09] Voice 3: and we will. And

[0:27:10] Voice 5: we're talking to the AOC. We're trying to get things along

[0:27:17] Voice 4: track. We

[0:27:19] Voice 4: We haven't used them.

[0:27:20] Voice 3: We did get permits for the structures. It seems to rub people the wrong way.

[0:27:24] Voice 3: We took down some trees along the road. It seems to rub some people the wrong way. We thought we

[0:27:29] Voice 3: were doing people a favor by giving them a view of the fields and tearing off a lot of fire hats.

[0:27:36] Voice 3: So we're trying to do the right thing, but it doesn't seem to be construed that way. And the

[0:27:42] Voice 3: other part of the whole process that I found unfair was it seemed to be like it was prejudged,

[0:27:47] Voice 3: that you'd already made the decision.

[0:27:49] Voice 3: No one came and talked to me.

[0:27:50] Voice 3: No one seemed to be interested.

[0:27:52] Voice 3: I was always available.

[0:27:54] Voice 3: I talked to various neighbors.

[0:27:57] Voice 3: They all got a letter saying,

[0:27:59] Voice 3: put in a notice of rejection.

[0:28:00] Voice 3: To my knowledge, only one letter of rejection was filed.

[0:28:04] Voice 3: Councillor Allen referred to several, I believe five.

[0:28:07] Voice 3: But I've never seen copies of those.

[0:28:09] Voice 3: It's a fundamental aspect of their process

[0:28:12] Voice 3: that I get to receive a copy of what was sent to us.

[0:28:17] Voice 3: that settled the application wasn't referred to. We had numerous letters of support

[0:28:23] and I think they were unfairly discounted as coming from high salal or

[0:28:28] Voice 3: from non-neighbors.

[0:28:30] Voice 3: I have quite a few neighbors in that area, but folks in person who do support it would be

[0:28:36] Voice 3: prepared to write a letter. Of course we're not doing that today, we're not talking about the

[0:28:41] Voice 3: we're just talking about the process. So I think you know all in all I found it

[0:28:49] disappointing and I wish I'd had the chance to sit down with John in advance and

[0:28:55] Voice 3: talk to you about

[0:28:56] Voice 3: it, talk to you about our goals. We're not here to develop the property, we're not here to turn it

[0:29:02] Voice 3: into some pretty grandiose project, we're here to be part of the community, possibly do some events

[0:29:09] Voice 3: and help hopefully the school and the community that's our goals but for now all i can say is

[0:29:18] Voice 3: i felt the process was not fair and it was disrespectful and did not do the correct thing

[0:29:27] Voice 3: i had my hand up the whole time that meeting by the way it was not answered to ask a question

[0:29:32] Voice 3: my partner david also had a hand up the entire meeting did not ask a question it's my understanding

[0:29:39] Voice 3: that when an applicant has their hand up and is ready to answer questions, that those questions

[0:29:46] Voice 3: should be raised with that point survey that I was not allowed to address.

[0:29:52] Voice 3: So that's the, and all the talk about the rugby field.

[0:30:00] Voice 3: abuse and all that all that aside all i'm talking about now is my position is the process was unfair

[0:30:08] Voice 3: and biased thank you so i'm just going to address um one of your points there and then we're going

[0:30:14] Voice 3: to move on because definitely it's not on today's agenda but um just for some clarity around the

[0:30:20] Voice 3: process um we do invite the applicant to speak to the application and then once you have said

[0:30:28] Voice 3: at your piece, trustees are welcome to ask you questions,

[0:30:33] Voice 3: but if they choose not to, that doesn't,

[0:30:37] Voice 3: we don't do a back and forth.

[0:30:40] Voice 3: So that's probably not gonna make you feel any better,

[0:30:45] Voice 3: but that's the reason your raised hands

[0:30:49] Voice 3: didn't get responded to.

[0:30:50] Voice 3: The trustee, there was opportunity

[0:30:52] Voice 3: and it wasn't taken to hear further on those points.

[0:30:56] Voice 3: so well that may not please you but i i understand your point of view but i guess it reinforces my

[0:31:04] Voice 3: belief that the matter was preordained and there was no interest in discussing the matter

[0:31:10] Voice 3: the blinds being made up and was just a matter of putting this out on the decision well you're

[0:31:17] Voice 3: certainly entitled to to your opinion uh trustee allen and then i want to move this along um

[0:31:23] Voice 3: They can get into the business here soon.

[0:31:25] Voice 3: So

[0:31:26] Voice 4: I'll hear from you.

[0:31:31] Voice 4: The letters, there were letters.

[0:31:32] Voice 4: I didn't look in terms

[0:31:33] Voice 3: of your application

[0:31:34] Voice 3: and I know that everything was all approval approvals.

[0:31:37] Voice 3: One of the letters that I had received

[0:31:40] Voice 3: that were against your application

[0:31:43] Voice 3: were not even part of the package.

[0:31:45] Voice 3: And I just emailed, I emailed this morning saying,

[0:31:47] Voice 3: there was one letter that was dated to July 4th

[0:31:51] Voice 3: that was not part of the package

[0:31:52] Voice 3: and that was in the gates

[0:31:53] Voice 3: and it was a very thorough research letter.

[0:31:58] Voice 3: And there was another one, so I'm not sure if that was a staffing issue or something,

[0:32:01] Voice 3: why that was not.

[0:32:02] Voice 3: It was a very detailed letter.

[0:32:06] Voice 3: And to be honest, I've heard that one letter, one letter that was in Woodbible, to your

[0:32:12] Voice 3: application, you were aggressive to them in public.

[0:32:18] Voice 3: I'd just like to move this on because I don't want to stick it into a debate.

[0:32:22] Voice 1: We'll talk about it afterwards.

[0:32:23] Voice 3: it's not even not appropriate to have any kind of a back and forth but yeah please outside of the

[0:32:31] Voice 3: meeting but also can i just add that ian walmsley came up to me a couple days ago and said that

[0:32:37] Voice 3: they always on the whole because of our decision and that doesn't make sense

[0:32:40] Voice 3: he said that you can't do anything about the farm the cattle or anything like that and i'm

[0:32:47] Voice 3: i'm under the impression that they'll ever can do whatever they want no matter what

[0:32:50] Voice 3: do this okay and we're going to move on uh i'm going to make one more comment because i asked

[0:32:56] Voice 3: the planner a question for your clarity and that is um the the development procedure bylaw um would

[0:33:06] Voice 3: allow a similar application um after a year since the first application so there's still an

[0:33:15] Voice 3: opportunity to come back with a new application that's the information i want to pass on to you

[0:33:21] Voice 3: and you can check in with staff for more details for that okay up here my name is maria lordson

[0:33:27] Voice 3: i've lived on hornby for seven years and many of you might not recognize me because i'm an introvert

[0:33:33] Voice 3: um but uh i do live here um this has to do with the same subject but when i did call chair peterson

[0:33:46] Voice 3: and I saw the one-page agenda. On the one-page agenda, there was a notation of correspondence,

[0:33:54] Voice 3: so in my understanding, that's part of the agenda. I'm going to speak specifically and

[0:33:59] Voice 3: not outside of that particular issue. I read through, well, I watched the recording of

[0:34:08] Voice 3: the meeting five times because I wanted

[0:34:10] Voice 3: to get a sense of what was going on. I read through

[0:34:14] Voice 3: all 150 something pages of this agenda and attachments. I wanted to attend this meeting

[0:34:22] Voice 3: but my mother passed away four days before the meeting and that's part of the reason

[0:34:27] Voice 3: why I'm standing here. Nine four and a half years old Irish Catholic woman who's always

[0:34:31] Voice 3: stood up and spoken out where injustice takes place and I am my mother's daughter with respect

[0:34:38] Voice 3: to bullying one teacher, transphobia, age, all that.

[0:34:43] Voice 3: So I'll get right to my comment.

[0:34:46] Voice 3: The IELTS Trust Procedural Fairness and Rezonings also applies to this.

[0:34:52] Voice 3: It states, before an LTC makes a decision about a zoning change,

[0:34:58] Voice 3: those whose interests may be affected by the decision

[0:35:01] Voice 3: must be given an opportunity to hear

[0:35:05] Voice 3: and respond to those who present information against their position.

[0:35:13] Voice 3: Factual information I counted at least 20 times when the chair recognized hands being raised

[0:35:20] Voice 3: during meetings. So it was working, the technology was working. I heard you refer

[0:35:27] Voice 3: back to the five options that the planner had given. The planner Sonia, I don't know how many

[0:35:35] Voice 3: times and counted three times for sure she reminded uh council that they had five options

[0:35:41] Voice 3: in that meeting there was one time that I questioned for clarification and many of your

[0:35:52] Voice 3: 8.7 points could have been answered by asking for clarification from the proponents

[0:35:59] Voice 3: The last point, I'm going to write it down. It actually states a position which is not factual about the proponent's motivation in bringing it forward.

[0:36:15] Voice 3: word so i would encourage you to just have a look again have a look at being through this lens

[0:36:23] Voice 3: at the recording or at mr law's letter and see perhaps there is something there i know it's a

[0:36:36] Voice 3: horrible job to be a trustee i get it you have to make so many hard decisions that are based

[0:36:43] Voice 3: on data but also based on people that you know who are going to be personally affected like

[0:36:50] Voice 3: short-term vacation rentals and people who have lived here for 50 years and in the community

[0:36:56] Voice 3: consultation i'm confident that the community is going to talk about those things as well and not

[0:37:03] Voice 3: forget about people who are not moneyed i'm not moneyed um i'm nervous about speaking today to

[0:37:13] Voice 3: to be honest because i haven't built my house yet and i know that or maybe i don't know maybe

[0:37:21] Voice 3: it's just a feeling i'm gonna own that i have a feeling that when the islands trust sees paper

[0:37:27] Voice 3: with my name on it now because i stood

[0:37:30] Voice 3: up that somehow i'm gonna have a little bit of a mark on

[0:37:34] Voice 3: me i thought about it for days and i was really nervous to be honest and then my mother as she

[0:37:42] Voice 3: does she showed up to me and said maria just speak truth that's it just speak truth it's okay

[0:37:48] Voice 3: so thank you for putting me in time is

[0:37:57] Voice 3: there anyone else that wanted to address them

[0:37:59] Voice 3: committee before we move along here i see one in the back you pointed at michelle

[0:38:05] Voice 3: the red shirt is who i saw first

[0:38:15] Voice 3: this is a little different topic but i really appreciated that scott and maria

[0:38:21] Voice 3: brought up these points and hopefully this is a venue that will be used for the community

[0:38:29] Voice 3: uh the points that i would like to actually address today are economic i have concerns

[0:38:36] Voice 3: at the Camp site will be 40 sites short next year. They told us that 2026 that will happen.

[0:38:47] Voice 3: And so I think the economic impact of that is important and may be in consideration when

[0:38:54] Voice 3: we talk about the number of vacation rentals and caps and timing. So that leads me to my

[0:39:02] Voice 3: next point, which is still guessing at the number of vacation rentals. I have been trying

[0:39:09] to

[0:39:10] Voice 3: reach through to the registry, the provincial registry, and so far I've been able to get

[0:39:18] Voice 3: that definitive number, so we are dealing with that. But I understand that maybe the

[0:39:24] Voice 3: planners at Highlands Trust are also on that path of trying to find that out. So I would

[0:39:29] Voice 3: just like to go on record if the planners do get that information if that could be given back to

[0:39:35] Voice 3: the park and i'm happy to do that if they get it to me in time so i think that's really important

[0:39:41] Voice 3: and a real consideration to acknowledge the people that are living by the law of the land

[0:39:48] Voice 3: that are properly registering as they're supposed to they're paying into mrbt which is giving us

[0:39:55] Voice 3: money into our community, funding our visitors, that is going to benefit our community, right

[0:40:02] Voice 3: from events and sports and initiatives right through to affordable housing. So I think

[0:40:08] Voice 3: it's really important to stay factual and stay on topic around the discussion of communication

[0:40:13] Voice 3: options. My third thing, which is also a request to the Island's Trust, is I heard Alex say

[0:40:20] Voice 3: that there was an upcoming meeting with kfm and i would really ask that you advocate strongly

[0:40:27] Voice 3: for their support around the affordable workforce housing initiatives that we've started on the island

[0:40:33] Voice 3: and we've been having trouble trying to get um the retention around the prominent application

[0:40:42] Voice 3: so alex i would be really happy to talk to you more about that before that thank you thank you

[0:40:49] Voice 3: and just note that that crown land issue is one that we're going to be having with the executive

[0:40:54] Voice 3: committee as we talk with the ministry in September and that's one of the things on my

[0:41:01] Voice 3: radar is because we did have this committee request that executive committee look at how

[0:41:07] Voice 3: we advocate for Hornby's interest in that piece of crown no movement to report on that but I'm

[0:41:15] Voice 3: I'm going to be bringing that up when we do get a chance to meet with the Crown folks,

[0:41:21] Voice 3: as well as other issues about notification and public input in the case of the Crown,

[0:41:26] Voice 3: because I think that's the center of my report that's clearly deeply interested.

[0:41:31] Voice 3: The communities are deeply interested in what happens in the Crown lands.

[0:41:35] Voice 3: And it's getting more and more

[0:41:36] Voice 3: dire, you know, the co-op plan to reduce their regular summer hours

[0:41:40] Voice 3: because of life's traffic.

[0:41:41] and you know it's starting to impact there's businesses closing so

[0:41:46] Voice 3: it is really important

[0:41:49] Voice 3: i think premier evie at some point said in school districts in the municipality release your land

[0:41:56] Voice 3: inventories and make them available for affordable housing on a harmony we have no land inventories

[0:42:02] Voice 3: nobody's sitting on land so there's no land except from land that could be from the government

[0:42:08] Voice 3: it towards our community yeah so i think that's a distinction um you know at a higher provincial

[0:42:14] Voice 3: level that they need to start releasing groundlands into communities in the same position

[0:42:20] Voice 3: yeah i just wanted to to let you know that that hasn't fallen off not on my radar despite that

[0:42:28] Voice 3: i don't have any good news to report um and then the other point that you made um we do have a

[0:42:34] Voice 3: a resolution we'll be considering later in the meeting

[0:42:38] Voice 3: about the registry data and which would be

[0:42:43] Voice 3: to get a staff report to our November meeting on that data.

[0:42:47] Voice 3: So that's, we're gonna be considering

[0:42:50] Voice 3: that resolution later today.

[0:42:52] Voice 3: So is there an indication

[0:42:54] Voice 3: that the registry department will provide that information?

[0:42:57] Voice 3: We do, Islands Trust has been told

[0:43:02] Voice 3: that we're going to have that access to that data um by the province um we don't have it yet

[0:43:10] Voice 3: um but uh we are going to get access to it and then i i assume that harvey is probably

[0:43:17] Voice 3: not the only island that's interested in seeing that data um so yeah and then there was uh one

[0:43:24] Voice 3: Maria.

[0:43:30] Voice 3: And we want to just take

[0:43:34] Voice 3: working with this and send our recommendations forward. Having

[0:43:44] Voice 3: them at the community.

[0:43:48] Voice 3: the thought was that, you know, it shows how much we are getting into trying to

[0:43:56] Voice 3: all the things that a community wants, and hoping that it will be stronger there

[0:44:03] Voice 3: and more effective bylaws, and hoping that we can .

[0:44:15] Voice 3: Okay, great.

[0:44:27] Voice 3: I'd like to add my gratitude and support for moving forward the final revisions to our

[0:44:34] Voice 3: insurance credentials.

[0:44:35] Voice 3: To get us over the finish line together, HISTRA respectfully recommends the following, this

[0:44:48] Voice 3: mentioned. One is that we believe that it is important to enable a cap on the number of rentals, but just as importantly, is how we decide on the number for the cap. We encourage a fulsome and considerate community discussion led by our agency to create a process which is transparent, timely, and fair. We believe it is critical to create a process which supports owners to stay compliant and be able to operate.

[0:45:15] Voice 3: 2. On one TPP per person or business 3. The TPP is renewable in perpetuity

[0:45:23] Voice 3: 4. Create realistic and achievable timelines to facilitate renewals and applications

[0:45:29] Voice 3: taking into consideration staffing requirements and logistics for future bookings or rentals

[0:45:36] Voice 3: 5. Moving towards a security licensing program when and if one becomes impenetrable

[0:45:42] Voice 3: 6. Remove the lot and site plan requirements from the TEP to focus on the water and septic requirements instead.

[0:45:51] Voice 3: We respectfully ask that you direct our trust staff to collaborate with FISRA, Hormone Water Stewardship and the APC to create practical processes which are affordable, achievable and local.

[0:46:04] Voice 3: 7, creation of special allowances for permanent residents, including allowing them to stay

[0:46:12] Voice 3: on site while their home is rented, possibly exempting permanent residents from the gap,

[0:46:18] Voice 3: and considering a reduced fee for permanent residents.

[0:46:22] Voice 3: And lastly, aid to financial term rentals as stays under 30 days protect workforce housing

[0:46:28] Voice 3: in the off-season.

[0:46:30] Voice 3: One of my favorite quotes is one by Hannah McKellar, and it says,

[0:46:36] Voice 3: Along we can do so little, together we can do so much.

[0:46:40] Voice 3: And for our community, I hope that we can continue these discussions

[0:46:45] Voice 3: and compromising.

[0:46:50] Voice 3: Thank you.

[0:46:52] Voice 3: Thank you.

[0:46:53] Voice 3: I think I saw one more hand in the back.

[0:46:57] Voice 3: Over here.

[0:46:58] Voice 3: One in the back.

[0:47:00] Voice 3: Nope, that one went down.

[0:47:01] Voice 3: Okay.

[0:47:02] Voice 3: My name is Andy Thompson. I'd like to talk to this issue of short-term rentals and remind people that in 2003, a survey of island residents, permanent residents, recorded that 83% of them felt that the island had reached or indeed passed its carrying capacity in the summer.

[0:47:28] Voice 3: That was in 2003. Since then, things have gone wrong.

[0:47:36] Voice 3: Ferry traffic in terms of the volume of passengers

[0:47:39] Voice 3: movements in the critical period of June, July and August grew 24%

[0:47:44] Voice 3: between 2015 and 2024.

[0:47:49] Voice 3: It can't go up. At some point, enough is enough.

[0:47:56] Voice 3: and certainly the idea of cementing things in perpetuity is a little difficult to take.

[0:48:03] Voice 3: There needs to be an opportunity to

[0:48:06] Voice 5: cause, measure, and reboot. Thank you.

[0:48:17] Voice 5: Yes?

[0:48:18] Voice 3: I hear lots of people saying that they don't know how many people are registered

[0:48:22] Voice 3: and we don't have that data and we might not have this year's data. What

[0:48:26] Voice 3: if you go on

[0:48:27] Voice 3: accommodation and that's all the ones that are advertised they have the registration numbers

[0:48:35] Voice 3: and so so there is current data from last year and I can't remember if I counted 94 or 96

[0:48:42] Voice 3: but any short-term rental that's advertised on that site has its number its registration

[0:48:50] Voice 3: yeah and we will be giving we'll be giving um access to you know a chunk of data which i think

[0:48:58] Voice 3: is going to be may to september uh some kind of a report like that just a little clarification on

[0:49:08] Voice 3: that um so those numbers are showing now are the mrbt registered in those numbers so uh there's a

[0:49:16] a difference because an MRBT

[0:49:18] Voice 3: can pay for a group of homes. So that's why those numbers

[0:49:24] Voice 3: aren't very reliable. So what you're talking about is the actual VC registry number. But

[0:49:30] unless you actually try to handle through every listing of every possible advertising

[0:49:36] Voice 3: website, which we don't even know what those are, you won't get the number. So you can't

[0:49:42] Voice 3: which is already done and in place because there's like one person could be paying under

[0:49:49] Voice 3: one number for instance whatever it is if you're a property management company so the

[0:49:56] Voice 3: registry is one number per home that's registered so it's the true number so that's why it's

[0:50:14] important

[0:50:17] Voice 3: okay we're going to move on so we have the minutes of the july 4th meeting for adoption

[0:50:32] Voice 3: Any corrections or amendments those minutes? So I'll take it by general consent that we will adopt them as presented

[0:50:41] Voice 3: And then we have the special meeting minutes from august

[0:50:48] Voice 3: 21st, which is our joint meeting

[0:50:50] Voice 3: um

[0:50:53] Voice 3: Just wanted to note

[0:50:56] Voice 3: How could I put it now?

[0:51:00] Voice 3: the

[0:51:03] Voice 3: Emotion was passed to

[0:51:04] Voice 3: to a direct staff to prepare a report on options

[0:51:07] Voice 3: for advancing collaboration between Denman

[0:51:11] Voice 3: and Hornby Local Trust Committees

[0:51:12] Voice 3: and Comox First Nations on establishing a working group

[0:51:17] Voice 3: and the necessary funding requests that might go with that,

[0:51:24] Voice 3: essentially to advance working together in collaboration

[0:51:29] Voice 3: as best we might.

[0:51:31] Voice 3: and so that was just a note on that but uh any corrections to the minutes there

[0:51:38] Voice 3: no we'll take it by general consent those are adopted um we have a resolutions without

[0:51:45] Voice 3: meeting report page 17 anything on that from anyone no okay that brings us to the follow-up

[0:51:52] Voice 3: action list on page 18 and i will look to staff to see if there's anything you'd like to um

[0:51:59] Voice 3: update us on the follow-up action report and then we'll see if trust has 70 questions no updates

[0:52:05] Planner Zupanec (probable): but if you have questions i'm here to support great

[0:52:09] Voice 3: any questions on the follow-up action report

[0:52:12] Voice 3: no okay we'll receive that for information then um next we have uh just council bylaw 183

[0:52:26] Voice 3: a memorandum on the policy statement referral and I'll just go to staff to see if there's anything

[0:52:33] Voice 3: you'd like to speak to on this briefing thank

[0:52:40] Planner Zupanec (probable): you planner Jason Yalvins was going to present

[0:52:45] Planner Zupanec (probable): but I think he's just stepped out for his lunch break so I can read a short note

[0:52:53] Planner Zupanec (probable): to support the local trust committee in their consideration of this just a moment

[0:52:58] Planner Zupanec (probable): so despite the referral reform the referral form that you have before you in your agenda package

[0:53:09] Planner Zupanec (probable): the LTC is not obligated to submit a response by October 14th you did request a town hall for this

[0:53:22] Planner Zupanec (probable): during your November 14th regular business meeting dedicated to the policy statement

[0:53:30] Planner Zupanec (probable): So that town hall is an opportunity for the public to speak about the policy statement draft.

[0:53:41] Planner Zupanec (probable): But it is not going to be a staff presentation.

[0:53:45] Planner Zupanec (probable): So we just wanted to clarify that.

[0:53:49] Planner Zupanec (probable): But there will be a staff member available online during the town hall if members of the public have questions.

[0:53:56] Planner Zupanec (probable): questions and since that November 14th meeting is your last regular business meeting of 2025

[0:54:04] Planner Zupanec (probable): if you did have a referral response to submit after that it would need to be either during

[0:54:11] Planner Zupanec (probable): the meeting or it would have to be during possibly a resolution without meeting or if

[0:54:19] Planner Zupanec (probable): if you needed to schedule a special meeting which might be tricky to do that could be an option that

[0:54:26] Planner Zupanec (probable): we could explore as well that's all i have on behalf of planner jason yeomans okay

[0:54:38] Voice 3: um thank

[0:54:39] Voice 3: you trustees any questions on that okay so we can take that for information um i know trustee scott's

[0:54:48] Voice 3: having a issue with the computer and it was requested a break they were taking a break

[0:54:54] Voice 3: so i have to

[0:54:55] Voice 3: drive my computer somewhere to be able to download each end i forgot

[0:55:00] Voice 3: if you don't get enough bandwidth here i have i actually have a thing

[0:55:07] Voice 3: do we want to take a short break yeah we're going to keep going

[0:55:16] Voice 3: yeah we're going to do some technology at least

[0:55:18] Voice 3: that was good to talk to you um let's let's take 10 and we'll come back at 12 12 40.

[1:18:41] Voice 3: Okay, so we're on item 9.2, which is a referral from Denman Island on their OCP and LUB by-law,

[1:18:53] Voice 3: starting on page 64.

[1:18:57] Voice 3: I'll check in with planners to connect, see if there's anything you want to highlight

[1:19:02] Voice 3: like for us otherwise we do have the information in front of us here no

[1:19:06] Planner Zupanec (probable): problem just to confirm

[1:19:07] Planner Zupanec (probable): this is a referral for a from a rezoning application the applicant is the denman

[1:19:12] Planner Zupanec (probable): conservancy association to rezone and redesignate four parcels on denman island to conservation

[1:19:19] Planner Zupanec (probable): and staff are recommending option number one that the hornby island local trust committee respond

[1:19:25] Planner Zupanec (probable): respond that their interests are unaffected by the bylaws all

[1:19:32] Voice 3: right thank you trustees any

[1:19:34] Voice 3: questions otherwise on the bottom of page 64 there is that uh resolution um that we can make

[1:19:44] Voice 3: we'll make a revolution

[1:19:45] Voice 3: one the

[1:19:53] Voice 5: hormey

[1:20:02] Voice 3: island local trust committee responds to the gammon island local trust

[1:20:05] Voice 3: committee that the interests are unaffected by the interest should say interest on hormey island

[1:20:12] Voice 3: or something unaffected by bylaw number 256 ocp and 257 how many would be so moved do i have a

[1:20:21] Voice 3: second or second uh any further discussion i'm seeing any i'll call the question all those in

[1:20:28] Voice 3: favor and that carrots okay so next we have um under section 10 we have a staff report on the

[1:20:41] Voice 3: ocklub review and starting on page 105 i'll turn it over to planner super

[1:20:45] Voice 3: hi

[1:20:47] Planner Zupanec (probable): thank you so much chair peterson i'll start with a confirmation and clarification point because

[1:20:53] Planner Zupanec (probable): this came up during the public comments piece around the lack of data from the provincial

[1:20:59] Planner Zupanec (probable): registry for short-term rentals and that's actually not the case as this report states we

[1:21:03] Planner Zupanec (probable): have data from may june and july the issue is that we could not report in full to the local

[1:21:11] Planner Zupanec (probable): trust committee today on August or September obviously and so without the full data set

[1:21:19] Planner Zupanec (probable): available for the local trust committee to consider the season's worth of rental activity

[1:21:24] Planner Zupanec (probable): on Hornby Island we're recommending that that data be presented at the November meeting because

[1:21:30] Planner Zupanec (probable): there is a lag it is not a live system when we access the data as shown in the report it gives

[1:21:36] Planner Zupanec (probable): the summary up until the point in time in which the entry was updated. And so recommendation number

[1:21:42] Planner Zupanec (probable): one of the report is that you request staff to come back with the May to September 2025 data at

[1:21:50] Planner Zupanec (probable): your November regular business meeting for consideration of next steps. The second recommendation

[1:21:56] Planner Zupanec (probable): for this report is that we present the bylaws as presented, the proposed bylaws, which are

[1:22:02] Planner Zupanec (probable): accumulation of public engagement, APC recommendations, and those bylaws in their

[1:22:10] Planner Zupanec (probable): proposed format at second reading can be formally presented to the community with an opportunity for

[1:22:18] Planner Zupanec (probable): questions. As well, staff are suggesting that the recent correspondence from the HISTRA,

[1:22:24] Planner Zupanec (probable): the Short-Term Rental Association, may be of interest to the local trust committee to

[1:22:30] Planner Zupanec (probable): include as part of the presentation to solicit concrete feedback on those particular options.

[1:22:36] Planner Zupanec (probable): However, you could choose to simply have staff present the bylaws only and refer back to the

[1:22:44] Planner Zupanec (probable): correspondence that's composed on the project website for folks to familiarize themselves

[1:22:51] Planner Zupanec (probable): with a range of suite of options that have been submitted throughout this project's lifespan,

[1:22:57] Planner Zupanec (probable): span histories being the most recent targeted suggestions to advance the bylaws to the next

[1:23:04] Planner Zupanec (probable): stage. So staff are awaiting direction as to what level of detail you'd like presented

[1:23:10] Planner Zupanec (probable): at the October community information meeting so that we can better customize that presentation

[1:23:18] Planner Zupanec (probable): and allow you to make decisions at the November meeting in terms of any changes to the proposed

[1:23:25] Planner Zupanec (probable): bylaws that are currently on hold pending confirmation from the local trust committee

[1:23:32] Planner Zupanec (probable): that you wish to proceed with either a cap or a different approach to regulating rentals

[1:23:40] Planner Zupanec (probable): so i'm available to take any questions that you have regarding this and waiting for some direction

[1:23:48] Planner Zupanec (probable): on what you would like included for your community information meeting in october

[1:23:54] Voice 3: okay thank you and i'll just mention out loud for members of the public that community information

[1:23:59] Voice 3: meeting is currently scheduled for october 24th and i'll turn to trustees and see if you have any

[1:24:12] Voice 3: questions uh for planner on the report um i'm just curious you actually think you're going to get

[1:24:19] Voice 3: enough data during that time because from we're hearing from the community members meeting me

[1:24:27] Voice 3: me looking it's really hard to get a number out there hey

[1:24:34] Planner Zupanec (probable): through the chair i'm not sure what you

[1:24:35] Planner Zupanec (probable): mean we have data already up until june so we're just waiting for the august data and the september

[1:24:43] Planner Zupanec (probable): data which should be available by the time the community information meeting is public

[1:24:49] Planner Zupanec (probable): there seems to be about you know a one month lag

[1:25:01] Voice 3: My notion would be that we sort of combine these two recommendations that we request

[1:25:08] Voice 3: staff to report on the registry for the October meeting, not wait until the November meeting

[1:25:15] Voice 3: so we got that information for the open house meeting in October, but also that direct staff

[1:25:22] Voice 3: to present proposed bylaws 176 77 but um not along with the uh histra recommendations because that

[1:25:33] Voice 3: that history is another voice on the island and i don't think they should get special consideration

[1:25:40] Voice 3: um it should be presented they can speak to it i mentioned this to michelle when she spoke

[1:25:47] Voice 3: I was actually surprised when the planners included this in the agenda and included it

[1:25:54] Voice 3: in here like this.

[1:25:56] Voice 3: In my view, there are a lot of voices on this island and a lot of different points of view

[1:26:00] Voice 3: and history has a very important one, but it is one of many and I don't think it should

[1:26:06] Voice 3: be included and given special consideration.

[1:26:09] Voice 3: So I would combine those two, change the

[1:26:13] Voice 5: date to the October open house, and

[1:26:20] Voice 3: that bylaws 176-77 be presented again at the October meeting, but take out the reference to history.

[1:26:32] Voice 3: Nothing will be considered, nothing will be important, but you're a voice on the island.

[1:26:37] Voice 3: And I think you quite wisely pointed out that that's what you folks want to do.

[1:26:42] Voice 3: so that's the only concern i have with it i'm gonna just um before i turn it back over to

[1:26:50] Voice 3: planner zupanak i'm going to just identify that i think there may be some difficulty expanding

[1:26:58] Voice 3: the scope of the october community information meeting we have a certain point um we've got

[1:27:05] Voice 3: three hours scheduled and then um and planners connect probably will have something to say about

[1:27:12] Voice 3: the completeness of the data from the registry i think that's why the recommendation is for

[1:27:17] Voice 3: november but i'm going to turn it over to nek and not presuppose sure

[1:27:23] Planner Zupanec (probable): thanks chair peterson

[1:27:25] Planner Zupanec (probable): that's correct we're we can definitely provide a status update at the community information

[1:27:28] Planner Zupanec (probable): meeting of course that would be almost obvious to say that if we do have relevant information

[1:27:35] Planner Zupanec (probable): at the time of the cim we expect to provide clarity to the local trust committee and to

[1:27:41] Planner Zupanec (probable): the community members present at the time of this presentation here's what we're working with

[1:27:46] Planner Zupanec (probable): however there will be no analysis attached to that at that point in time because that's we're going

[1:27:52] Planner Zupanec (probable): to what we're proposing is that the community information meeting and any summary questions

[1:27:59] Planner Zupanec (probable): of feedback that you receive during that is part of the analysis back to the local trust committee

[1:28:06] Planner Zupanec (probable): in November, including the raw data from the provincial registry, so that you can make a

[1:28:12] Planner Zupanec (probable): decision in November about this issue around capping the number of temporary use permits that

[1:28:19] Planner Zupanec (probable): are issued in a year or in a given term, three-year term. There's a number of options that you'll be

[1:28:25] Planner Zupanec (probable): tasked with. And if that isn't sufficient time for the analysis or for the local trust committee to

[1:28:32] Planner Zupanec (probable): to be prepared to do that we'll we'll sort that out once we get to November but the community

[1:28:37] Planner Zupanec (probable): information meeting would ideally give everybody enough clarity as to what it is that you're

[1:28:42] Planner Zupanec (probable): working with with the foundation of the proposed bylaws where they're at right now have a sense of

[1:28:47] Planner Zupanec (probable): what it is in terms of the input and options that you've received to date so folks will have to go

[1:28:53] Planner Zupanec (probable): to the correspondence page and familiarize themselves with the breadth of input that you

[1:28:59] Planner Zupanec (probable): are considering um and then i

[1:29:03] Voice 3: don't have to be anymore okay have you downloaded it yeah okay then

[1:29:10] Voice 3: get offline i'm offline and anyone else who's online that doesn't need to be online please

[1:29:16] Voice 3: disconnect so we can try and get the bandwidth back sorry

[1:29:21] Planner Zupanec (probable): i'm not sure where i might have cut

[1:29:22] Planner Zupanec (probable): out but ideally at that community information meeting there's a lot of clarity around the

[1:29:29] Planner Zupanec (probable): the options that the local trust committee is considering.

[1:29:32] Planner Zupanec (probable): And so that's what I hope to present is that besides the provincial registry

[1:29:36] Planner Zupanec (probable): data,

[1:29:37] Planner Zupanec (probable): there are a number of approaches that the local trust committee will be

[1:29:41] Planner Zupanec (probable): tasked with, with weighing out at your November meeting.

[1:29:44] Planner Zupanec (probable): And the public's ability to provide you with feedback on those options is

[1:29:48] Planner Zupanec (probable): really important because the pattern of decision-making that we've noticed is

[1:29:52] Planner Zupanec (probable): that you rely heavily on that feedback.

[1:29:55] Planner Zupanec (probable): And so we want to make sure you have that information in time for your November.

[1:30:00] Planner Zupanec (probable): meeting to make your decision i think

[1:30:08] Voice 3: yeah we're having a bit of bandwidth issues but i think we

[1:30:13] Voice 3: got the gist of that yeah um did you have something to add yeah well i think what we're

[1:30:19] Voice 3: gonna need i mean the end of october meeting is going to be very close to the what's the day of

[1:30:24] Voice 3: of the November meeting.

[1:30:26] Voice 3: I just got off line, so I don't know.

[1:30:29] Voice 3: Well, it's not

[1:30:33] Voice 3: what we can

[1:30:33] Voice 3: what can be presented

[1:30:36] Voice 3: is what you

[1:30:38] Voice 3: have, the best you can do at the

[1:30:40] Voice 3: time, so we get it ahead of

[1:30:42] Voice 3: time so that the people in the

[1:30:44] Voice 3: community will be able to see it and figure

[1:30:46] Voice 3: out how that relates

[1:30:48] Voice 3: to the whole question

[1:30:51] Voice 3: during the

[1:30:52] Voice 3: open house.

[1:30:56] Voice 3: and and what i what i think i heard uh the planner say is that they will present what data they have

[1:31:03] Voice 3: their suggestion for the november was that they'd likely have or they may have more available for

[1:31:11] Voice 3: the november meeting than the october meeting even though they're only a week or so apart

[1:31:14] Voice 3: especially

[1:31:15] Voice 4: 24th november

[1:31:17] Voice 3: 24th of november so they're a month apart so then that means that

[1:31:20] Voice 3: that they can, no?

[1:31:22] Voice 3: No,

[1:31:22] Planner Zupanec (probable): it's a November 14th meeting.

[1:31:24] Planner Zupanec (probable): November

[1:31:24] Voice 3: 14th, okay, so it's a couple of weeks.

[1:31:27] Voice 3: It's a couple of weeks, it's a quick turnaround

[1:31:29] Voice 3: for staff to process the information

[1:31:32] Voice 3: out of the community information meeting,

[1:31:33] Voice 3: but that's why we've got the two dates.

[1:31:38] Voice 3: We have some very smart people on board meeting.

[1:31:41] Voice 3: We get that data and the best they can do

[1:31:44] Voice 3: by October the 4th.

[1:31:48] Voice 3: yeah well let's get get enough i hear i hear what you're saying trustee scott but i'm also like i'm

[1:31:56] Voice 3: trying to respect the reality of what our staff can do and and that's what these we're not asking

[1:32:03] Voice 3: i'm not asking to do anything more than what can

[1:32:06] Voice 3: you get it to us well she just said that they're

[1:32:09] Voice 3: going to get what they can to us for the community information meeting and if it's not the complete

[1:32:14] Voice 3: data set and we'll get the complete data set for the november so

[1:32:17] Voice 5: they're going to do their

[1:32:18] Voice 3: mess to try so just carry on that's fine so as long as it's because that's clearly articulated

[1:32:25] Voice 3: and it comes out on the agenda from the october i'm sure they don't know yes we just heard the

[1:32:33] Voice 3: planner say that they'll give us what they've got um okay i move i move that the rmb local

[1:32:42] Voice 3: trust committee request staff to report on the official short-term registry data from

[1:32:48] Voice 3: may to september 2025 of november regularly scheduled business meeting of the ltc

[1:32:55] Voice 3: yes okay uh moved seconded i'll second the motion for discussion i'd like to put one

[1:33:09] Voice 3: local request after to report on the provincial from the main september meeting at the october

[1:33:26] Voice 3: open house and the more comprehensive report had to deliver me okay well i'll check back in with

[1:33:34] Voice 3: staff but i i'm pretty sure i just heard her say that she will bring us what they have at the

[1:33:40] Voice 3: october this is just to make sure that we have the whole thing in the november uh uh planners

[1:33:53] Voice 3: I'm fully

[1:33:54] Planner Zupanec (probable): aware of the time sensitivity to present the data as soon as it's available.

[1:33:59] Planner Zupanec (probable): The analysis will be presented at your November meeting.

[1:34:03] Planner Zupanec (probable): But if I have the updated data, of course, I will include that in the presentation materials.

[1:34:09] Voice 3: Okay, so you don't need us to amend the recommendation there, the resolution then, to go ahead and do that?

[1:34:17] Planner Zupanec (probable): No, it's a matter, of course, that we would be doing that.

[1:34:20] Planner Zupanec (probable): okay so

[1:34:20] Voice 3: it doesn't sound like we need to amend that

[1:34:27] Voice 3: yeah okay i'll call the question all those in favor any opposed

[1:34:34] Voice 3: and then we do have a second one here and then we had some thoughts about that

[1:34:40] i can

[1:34:47] Voice 3: make a recommendation for uh

[1:34:52] Voice 3: for me at a local trust committee direct staff to present polling bylaws number 107 176

[1:35:01] Voice 3: 176 and 177 and 177 at the october 2025 community information meeting for public feedback on

[1:35:13] Voice 3: potential bylaw amendments moved and you have a seconder seconded by trustee allen any discussion

[1:35:23] Voice 3: yeah that means the history of recommendations are still present

[1:35:27] Voice 3: actually it's still not going to disappear anything else

[1:35:30] Voice 3: sort of like opinion information so it's not changing anything let's say okay anything further

[1:35:38] Voice 3: no no i'll call the question almost in favor and that one carries okay dope so

[1:35:49] Voice 3: uh moving along we have the

[1:35:54] Voice 3: business case on page 114 and back over to clemencey thanks

[1:36:12] Voice 1: just a moment while i

[1:36:13] Voice 1: move to that proper page okay

[1:36:28] Planner Zupanec (probable): thank you for your patience so the staff report that's attached

[1:36:32] Planner Zupanec (probable): presents the draft business case that would be submitted to the regional planning committee and

[1:36:39] Planner Zupanec (probable): the financial planning committee for consideration and this is on behalf of our regional planning

[1:36:45] Planner Zupanec (probable): manager that we request endorsement for the next fiscal year in the amount of five thousand dollars

[1:36:53] Planner Zupanec (probable): to cover legal review costs and the legislative process

[1:36:57] Planner Zupanec (probable): for advertising and public hearing.

[1:36:59] Planner Zupanec (probable): This is a fairly typical budget for the final bylaw drafting stages,

[1:37:04] Planner Zupanec (probable): which we would anticipate to address next steps

[1:37:08] Planner Zupanec (probable): in implementing the targeted review project,

[1:37:15] Planner Zupanec (probable): pending the ability for the short-term vacation rental piece

[1:37:19] Planner Zupanec (probable): for bylaws 176 and 177 to be concluded in this fiscal.

[1:37:24] Planner Zupanec (probable): This is a proposed work plan for the second phase,

[1:37:29] Planner Zupanec (probable): which would be addressing the Comox First Nations implementation

[1:37:32] Planner Zupanec (probable): and housing changes in the bylaw.

[1:37:38] Planner Zupanec (probable): So this would not be related to funding for the short-term vacation rental bylaws

[1:37:43] Planner Zupanec (probable): that we just discussed.

[1:37:44] Planner Zupanec (probable): This would be for the second phase of the review project,

[1:37:48] Planner Zupanec (probable): which is to choose and to implement specific recommendations from COMOX First Nation,

[1:37:55] Planner Zupanec (probable): have those drafted, and revisit the housing options that we had taken out earlier this year.

[1:38:04] Planner Zupanec (probable): So if there's any questions or changes to this budget as presented,

[1:38:10] Planner Zupanec (probable): I can make notes of that before this is forwarded to the director for next steps.

[1:38:20] Voice 3: The dates and the strategy on page 119. Is that winter 2027 or should that be winter

[1:38:29] Voice 3: 2026 to 2027?

[1:38:32] Voice 1: For the CIM and first reading.

[1:38:36] Voice 1: It

[1:38:37] Planner Zupanec (probable): looks like that would be January 2027.

[1:38:43] Planner Zupanec (probable): January, February, or March 2027.

[1:38:49] Voice 3: Yeah, it would probably help if we get actually months versus winter, spring, summer, fall kind of thing, because it's kind of different for people, date-wise.

[1:38:57] Voice 5: Sure.

[1:39:01] Voice 3: Anything else?

[1:39:02] Voice 3: All right, there is a recommendation.

[1:39:14] Voice 3: Is what this is implying, is it's going to take the March 2027 to have land use bylaws, to have them completed?

[1:39:26] Voice 3: Does this put it past fourth reading, so it's a done-done deal?

[1:39:32] Voice 3: Or is this just reading over the third reading and then there's a fourth reading?

[1:39:37] Voice 3: The page where the timeline is laid out.

[1:39:40] Voice 3: Yeah, so third reading,

[1:39:42] Voice 1: spring 2027.

[1:39:45] Voice 3: It has the entire, it's saying by fall, winter, well by fall of 2027 the whole thing is complete except for some communications.

[1:40:02] Voice 3: All right, so any further questions? We do have a recommendation for resolution here.

[1:40:09] Voice 3: Okay, I'll move. I'll move it there. Where do you want the trust committee to endorse

[1:40:14] Voice 3: the attached business case for the OCP and LUE review project? The staff forward the

[1:40:19] Voice 3: business case to the relevant committees and to the Trust Council. I guess this gets forwarded

[1:40:30] Voice 3: this is going to go into the next so the elections are in november of 2026 this is going into the

[1:40:39] Voice 3: next so it's going to be a whole lot of new people is that going to make any difference

[1:40:45] Voice 3: yeah i mean and typically the part that we don't have any control over is when it goes off to the

[1:40:56] Voice 3: minister's office right i'm just thinking that this started four years ago three years ago so

[1:41:01] Voice 3: i had two more years to us it could take six years for us to have gotten the land use don't feel bad

[1:41:09] Voice 3: jambiers 20 some years into their ocp how many 20 some years and what's your

[1:41:14] Voice 3: population you know

[1:41:15] Voice 3: anyway i i don't think it'd be nice if we could wrap it all up with a boat before then in a term

[1:41:23] Voice 3: but that doesn't sound like it's so it's going to take six years the point is this is just not

[1:41:34] Voice 3: about the timeline this is about are we going to fund this because the business case five grand

[1:41:39] Voice 3: yeah so uh would you care to second the motion sure all right and any further discussion

[1:41:51] Voice 3: i'll call the question orders in favor okay i'll carry this as well okay well uh we've picked up

[1:41:59] Voice 3: some steam here we're now on to the correspondence section um we have two pieces of correspondence

[1:42:07] Voice 3: and i'll look to trustees would you like to see this for information or would you like to discuss

[1:42:12] Voice 3: either of these well i just find it funny to get this discussion paper for cannabis sales and the

[1:42:17] Voice 3: deadline was september 1st so yeah this

[1:42:19] Voice 3: is you can hear it's not particularly helpful

[1:42:25] Voice 3: I mean, we've had made various comments regarding the course audits, the tune was 134.

[1:42:43] Voice 3: So any action desired or are we going to receive these for information?

[1:42:50] Voice 3: You receive for information.

[1:42:52] Voice 3: And so we do have, next we have the Trust Council Meeting Procedures By-law, starting on page 140.

[1:43:05] Voice 3: I think I mentioned this to the members of the public at our previous meeting.

[1:43:10] Voice 3: The Trust Council has passed a meeting procedures by-law, which now supersedes all of the local trust committee meeting procedures by-laws.

[1:43:19] Voice 3: us. This is essentially a housekeeping piece because the

[1:43:26] Voice 3: trust bylaws come in effect. And so this is just a request for

[1:43:30] Voice 3: decision to rescind the local procedures by law as it is

[1:43:37] Voice 3: superseded by the Trust Council.

[1:43:40] Voice 3: I don't really do

[1:43:42] Voice 4: this. I don't I know we haven't

[1:43:44] Voice 4: rescinded it.

[1:43:46] Voice 3: Well, the Trust Council has passed the bylaw, which

[1:43:49] Voice 3: which supersedes our

[1:43:51] Voice 3: bylaw. This is just

[1:43:52] Voice 3: rescinding the existing bylaw which

[1:43:56] Voice 3: doesn't have any effect if we don't

[1:43:58] Voice 3: rescind it. It's just an

[1:44:00] Voice 3: appendage that has no

[1:44:02] Voice 3: effect anymore.

[1:44:04] Voice 3: It's basically just taking it off

[1:44:06] Voice 3: our books so it's not sitting there

[1:44:07] Voice 3: and not having an effect.

[1:44:12] Voice 3: So we do have a

[1:44:14] Voice 3: recommendation on page

[1:44:16] Voice 3: 140 to

[1:44:18] Voice 3: give three readings and

[1:44:20] Voice 3: and send it off to the executive committee.

[1:44:25] Voice 5: Which one do I have?

[1:44:28] Voice 3: We'll see,

[1:44:29] Voice 4: I think we

[1:44:29] Voice 3: need two of you.

[1:44:31] Voice 3: I need two of you, which one do you want to be?

[1:44:33] Voice 3: Is that done?

[1:44:35] Voice 3: The third one.

[1:44:36] Voice 4: The Wormley

[1:44:36] Voice 3: -Isle Welfare Trust Committee

[1:44:38] Voice 3: with By-law 179, say it is.

[1:44:41] Voice 3: Wormley-Isle Welfare Trust Committee

[1:44:43] Voice 3: meeting procedures repeal By-law number 179,

[1:44:48] Voice 3: 1225, first reading.

[1:44:50] Voice 3: Second.

[1:44:51] Voice 3: Seconded.

[1:44:52] Voice 3: Discussion?

[1:44:53] Voice 3: All in favor?

[1:44:55] Voice 3: Next.

[1:44:58] Voice 3: The motion is that the Hornby Island Local Trust Committee give by-law 179.

[1:45:02] Voice 3: So that's Hornby Island Local Trust Committee meeting procedures repealed by by-law 179-2025.

[1:45:08] Voice 3: Second.

[1:45:11] Voice 3: Seconded by Trustee Scott.

[1:45:12] Voice 3: Any discussion?

[1:45:13] Voice 3: Not seeing any, I'll call the question.

[1:45:15] Voice 3: All those in favor?

[1:45:16] Voice 3: Motion carries.

[1:45:17] Voice 3: Senator, Hornby Island Local Trust Committee by-law 179 cited as Hornby Island Local Trust Committee meeting procedures by-law repealed.

[1:45:27] Voice 3: seeing the repeal by law number 179 2025 third reading second by trustee allen any discussion

[1:45:34] Voice 3: announcing a question all those on paper motion carries move the morning i don't trust committee

[1:45:40] Voice 3: forward by law 179 decided trust committee meeting procedures repeal by law number 179

[1:45:46] Voice 3: 2025 to the island's trust executive committee for consideration moved seconder trustee scott

[1:45:54] Voice 3: any discussion call the question all those in favor and the motion carries okay on section 13

[1:46:05] Voice 3: we have no trust conservancy report today we have an applications report uh dated august 29th i'll

[1:46:11] Voice 3: see if there is anything that the planner would like to uh highlight in that report

[1:46:16] Voice 3: no

[1:46:18] Planner Zupanec (probable): updates at this time if you have any questions let me know

[1:46:24] Voice 3: hey trustees any questions on the applications report just got a moment yeah

[1:46:42] Voice 5: if there's any

[1:46:43] Voice 5: questions on that those are the open applications

[1:47:31] Voice 3: so no no emotions necessary just

[1:47:35] Voice 1: if you had any

[1:47:35] Voice 3: questions about

[1:47:36] Voice 3: anything else okay uh all right so next we have the trustee local expense report

[1:47:45] Voice 3: from June of this year, on page 150, anything from anyone on that piece of reporting?

[1:47:56] Voice 3: Adopted policies and standing resolutions, paper 151 to 155, nothing new there unless there's any action desired by anyone?

[1:48:05] Voice 3: No? Okay, anything from anyone on the Local Trust Committee webpage?

[1:48:14] Voice 3: page active projects report uh on page 156 very succinct there and then the feature projects

[1:48:47] Voice 3: report on page 157. yep all right well then our next regular meeting is scheduled for friday

[1:49:10] Voice 3: november 14th 11 30 right here and of course as mentioned we're going to have the community

[1:49:16] Voice 3: any information uh media just concerning comments for solutions we don't know whether it's in person

[1:49:24] Voice 3: yeah we don't know

[1:49:27] Voice 3: what we have it's we have a request to save date but we don't have full

[1:49:34] Voice 3: confirmation um and i assume that i know that the regional planning manager and uh

[1:49:41] Voice 3: probably trust area services are working on that um

[1:49:49] Voice 3: i don't know that the cao plans to attend um certainly the senior news relations advisor

[1:49:56] Voice 3: and trust area services and probably the regional regional planning manager

[1:50:01] Voice 3: and then harvey and denman trustees um i think the cao i mean ceo would be welcome of course but i

[1:50:11] Voice 3: haven't heard that he's planning so october 24th is the community information meeting yeah and the

[1:50:19] Voice 3: I have one

[1:50:20] Voice 3: question for the house.

[1:50:24] Voice 3: Has anybody here got a new knee?

[1:50:28] Voice 4: We can do this afternoon.

[1:50:30] Voice 4: No, no, I guess

[1:50:31] Voice 3: I'm getting a new knee on October the 10th.

[1:50:34] Voice 3: That's exactly 14 days to October the 24th.

[1:50:39] Voice 3: Am I going to be able to get in here with a new knee?

[1:50:43] Voice 4: Yes, we'll carry you.

[1:50:44] Voice 5: He's

[1:50:45] Voice 3: been able to sit here and the arrows that get shot at me.

[1:50:51] Voice 3: just

[1:50:51] Voice 4: save some of your medication

[1:50:53] Voice 3: i'm good thank you

[1:50:54] Voice 4: okay i'm going to call for

[1:50:55] Voice 3: adjournment and thank you everybody

[1:50:57] Voice 4: thanks for coming

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September 5, 2025 
         Hornby Island Local Trust Committee 
Minutes of Regular Meeting 
 
Date:  
Location:  
September 5, 2025 
Hornby Island Community Hall 
Central Road, Hornby Island, BC 
 
Members Present: Timothy Peterson, Chair 
 Alex Allen, Local Trustee 
 Grant Scott, Local Trustee 
  
Staff Present: Sonja Zupanec, Island Planner (electronic) 
 Lisa Millard, Meeting Administrator/Recorder (electronic) 
  
Others Present: There were approximately 20 members of the public in attendance. 
 
1. CALL TO ORDER 
Chair Peterson called the meeting to order at 11:32 a.m. 
2. TERRITORIAL ACKNOWLEDGEMENT 
Chair Peterson acknowledged that the meeting was held on the territory of the Coast Salish 
First Nations and recognized that Hornby Island is located in the unceded traditional 
territory of the K’omoks First Nation. 
3. APPROVAL OF AGENDA 
By general consent, the agenda was approved as presented. 
4. REPORTS 
4.1 Trustee Reports 
Trustee Allen reported attendance at a joint Hornby/Denman Local Trust Committee 
meeting which focussed on building relationship with K’omoks First Nation and 
protection of cultural heritage sites, shorelines, waterways, and ecosystems. 
Trustee Scott reported ongoing conversations with community members regarding 
the short-term vacation rental cap and noted there is need for balance between 
vacation rentals and sustainability. 
4.2 Chair's Report 
Chair Peterson reported the following: 
• The draft Trust Policy Statement was given first reading in July, referrals have 
been issued to First Nations and other agencies, a six-month engagement 
period has commenced, and the Hornby Island Local Trust Committee will 
include an in-meeting presentation for public information and input; 

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• The next Trust Council meeting will be held on Gabriola during which Douglas 
White III will be speaking about Islands Trust and First Nations relationships and 
partnerships; 
• The Executive Committee will be meeting with the new Minister of Housing and 
Municipal Affairs in the coming weeks; and 
• Members of the Executive Committee will be attending the upcoming Union of 
BC Municipalities conference, during which they will meet with staff from the 
Ministry of Land, Water, and Resource Stewardship, speak with representatives 
from BC Assessment regarding Gulf Island assessments processes, and meet 
with staff from the Ministry of Housing and Municipal Affairs staff about housing 
needs assessments and approaches to housing needs on islands and rural 
communities. 
4.3 Electoral Area Director's Report - none 
4.4 Islands Trust Conservancy Report - none 
5. PUBLIC COMMENTS 
A member of the public noted that over a period of three years many documents have been 
received by the Local Trust Committee regarding proposed amendments to the Official 
Community Plan and Land Use Bylaw including correspondence from the Advisory Planning 
Commission, consultants, planners, and several community organizations; however, only 
the August 15, 2025 letter from the Hornby Island Short-Term Rental Association has been 
proposed for inclusion at the upcoming Community Information Meeting. 
A Trustee noted they considered the letter to represent community voices and 
requested the Planner include it on the website as a piece of correspondence 
related to the project and they are unsure why it is the only correspondence 
considered for inclusion at the Community Information Meeting. 
A member of the public stated that they operate a business renting holiday homes and they 
vet guests prior to arrival, meet them at the rental unit, ensure the number of renters 
matches the booking information, provide education about water and septic systems, and 
attend the properties during the rental period. They agree with the proposed regulations and 
ask that the allowed number of short-term rentals start at the current level of operations to 
ensure no business or family loses their current rental income. 
A member of the public inquired if they could provide information on local housing 
initiatives to the Chair for inclusion in the discussion during the upcoming meeting with 
representatives from the Ministry of Housing and Municipal Affairs. 
 The Chair indicated there might be opportunities to pass information along. 
 
A member of the public spoke to the Local Trust Committee’s decision to deny issuance of a 
temporary use permit for a proposed rugby field and clubhouse and the following 
comments were noted: 
• There was conjecture on behalf of one of the Trustees who suggested there was not an 
adequate septic system and the proponent would have responded that $80,000 of 
upgrades were put into the system but they were not called upon to comment; 
• A complaint letter referred to the proponent being a part-time resident and many part-
time residents have been instrumental to the development of the island; 

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• Several facilities are no longer available to the public and there are limited places for 
the community to gather socially; 
• No members of the Local Trust Committee have had a conversation with the applicants 
to gather more information and open dialogue did not occur; and 
• Athletics are supported on the island and the facility could have brought children and 
activities to the community. 
A Trustee responded that reasons for denying the application were listed at the time 
the application was heard. 
 
The applicant for a temporary use permit spoke to the denial of the application and stated 
the following: 
• The temporary use permit application was made at the suggestion of Islands Trust staff; 
• There appears to be misperceptions about their intentions including an allegation that 
they did not intend to farm the property even though they applied for farm status; 
• They completed fencing to make the property cattle safe, built an irrigation pond and 
cattle yard, were working on getting a barn built, started clearing fields, and they intend 
to move forward with farming on the property; 
• It appeared the application was pre-judged and decisions already made; 
• They are only aware of one objection to the application and received several letters of 
support; 
• Their goals are to be part of the community, possibly facilitate some community events, 
and provide field access to the school; 
• The process was not fair and they had their hand up the entire time to speak but were 
not called upon to address points that were raised. 
The Chair provided clarity on the process and stated an applicant is invited to speak 
to the application and once they have the Trustees are welcome to ask questions of 
the applicant during their discussion but will not necessarily do so. 
 
A member of the public spoke to the temporary use permit denial and the following 
comments were noted: 
• The Islands Trust Procedural Fairness in Rezonings states before a Local Trust 
Committee makes a decision about a zoning change those whose interests are affected 
by the decision must be given an opportunity to hear and respond to those who present 
information; 
• They watched the meeting recording multiple times and noted at least 20 occasions in 
which the Chair recognized hands being raised; 
• The Chair and the Planner referred to the five options noted in the staff report on several 
occasions; 
• Many of the reasons the Local Trust Committee provided for denying the application 
could have been answered if the proponents were asked to provide clarification; and 
• They requested the Local Trust Committee review the recording and the 
correspondence submitted by Mr. Law to determine if the procedure was fair. 
 
A member of the public made the following comments: 
• The Tribune Bay campsite will be forty sites short next year which will result in an 
economic impact to the community and this might be a consideration when the number 
of vacation rental caps is determined; 

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• They have been unable to obtain data from the provincial registry for short-term vacation 
operators and asked that Islands Trust staff share the data if it is available to them; 
• It is important to acknowledge short-term rental operators that register their rental and 
pay into the Municipal and Regional District Tax on accommodations;  
• They requested that the Local Trust Committee advocate with the K’omoks First Nation 
for support around the affordable housing workforce initiatives; and 
• They have had difficulty getting a response on the Crown Land application. 
The Chair noted the Crown Land issue would be discussed with the Minister of 
Housing and Municipal Affairs at the upcoming meeting and provincial registry data 
will be available to Islands Trust. 
A member of the public expressed support of moving the bylaw revisions forward and read 
out the recommendations put forward by the Hornby Island Short-Term Rental Association 
which were also included as part of the meeting agenda package. 
A member of the public stated a survey of permanent island residents conducted in 2003 
recorded 83% of respondents felt the island had reached, or passed, the carrying capacity 
in the summer, ferry traffic volume had grown in the summer months by 24% between 2015 
and 2024, and there needs to be an opportunity to pause, measure, and reboot. 
6. MINUTES 
6.1 Local Trust Committee Minutes dated July 4, 2025 - for adoption 
By general consent, the Local Trust committee meeting minutes of July 4, 
2025 were adopted. 
6.2 Local Trust Committee Special Meeting Minutes dated August 21, 2025 - for 
adoption 
By general consent, the Local Trust committee special meeting minutes of 
August 21, 2025 were adopted. 
6.3 Section 26 Resolutions-without-meeting Report dated August 29, 2025 
  Received for information. 
6.4 Advisory Planning Commission Minutes - none  
7. BUSINESS ARISING FROM MINUTES 
7.1 Follow-up Action List Report dated August 29, 2025 
Received for information.  
8. DELEGATIONS - none 
9. APPLICATIONS AND REFERRALS 
9.1 Trust Council Bylaw 183 - Policy Statement Referral - Memorandum  
The Planner summarized the briefing and noted the request for referral responses 
has been changed due to the timing of local engagement events. A Town Hall will be 
held during the November, 2025 Hornby Local Trust Committee business meeting to 

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allow the public to speak to the draft Trust Policy Statement and a referral response 
can be provided during that meeting or through a resolution without meeting. 
The meeting was recessed for a break at 12:27 p.m. and reconvened at 12:48 p.m. 
9.2 Proposed Denman Island Bylaw No. 256 (OCP) and 257 (LUB) Referral  
HO-2025-036 
It was MOVED and SECONDED  
that the Hornby Island Local Trust Committee respond to the Denman Island 
Local Trust Committee that interests are unaffected by Bylaw No. 256 
(Official Community Plan) and 257 (Land Use Bylaw). 
CARRIED 
10. LOCAL TRUST COMMITTEE PROJECTS 
10.1 Major Project: Hornby Island Official Community Plan and Land Use Bylaw 
Review - Staff Report  
The Planner summarized the staff report and highlighted the following: 
• Provincial registry data is available for the May to July 2025 period which will be 
combined with the August and September data and a full season of rental 
activity information will be presented in a report at the November meeting; 
• The proposed bylaws, currently at second reading, represent an accumulation 
of public engagement responses and Advisory Planning Commission 
recommendations, will be presented to the community with an opportunity for 
questions at the October Community Information Meeting; and 
• Recent correspondence from the Hornby Island Short-Term Rental Association 
may be included as part of the presentation to solicit feedback on those 
particular options; however, the Trustees may choose to have staff present the 
bylaws only and refer back to the correspondence posted on the website. 
 
Trustees indicated the proposed bylaws should be presented at the Community 
Information Meeting but the recommendations provided by the Hornby Island Short-
Term Rental Association should not as there are many voices to be considered. 
 
HO-2025-037 
It was MOVED AND SECONDED 
that the Hornby Island Local Trust Committee request staff to report on the 
Provincial short term rental registry data from May to September 2025 at the 
November regularly scheduled business meeting of the Local Trust 
Committee. 
CARRIED 
 
HO-2025-038 
It was MOVED and SECONDED 
that the Hornby Island Local Trust Committee direct staff to present 
proposed Bylaw Nos. 176 and 177 at the October 2025 Community 
Information Meeting for public feedback on potential bylaw amendments. 
 
CARRIED 

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10.2 Major Project: Hornby Island Official Community Plan and Land Use Bylaw 
Review - Business Case for 2026/27 Fiscal - Staff Report 
The Planner summarized the staff report and highlighted the following: 
• The draft business case will be submitted to the Regional Planning Committee 
and Financial Planning Committee for consideration of budget for the next fiscal 
year; 
• The budget requested is typical for the final bylaw drafting stage of the project; 
and 
• The proposed workplan for the second phase of the project, which would be 
addressing the K’omoks First Nations recommendations implementation and 
revisiting housing options, and is not related to funding for the short-term 
vacation rental bylaws. 
 
The Local Trust Committee had no comments or questions for the Planner. 
 
HO-2025-039 
It was MOVED and SECONDED     
that the Hornby Island Local Trust Committee endorse the attached 
business case for the Official Community Plan/Land use Bylaw Review 
Project and that staff forward the business case to the relevant committees 
and to Trust Council. 
CARRIED 
11. CORRESPONDENCE 
Correspondence received concerning current applications or projects is posted to the LTC 
webpage 
11.1 Email dated July 8, 2025 from Liquor and Cannabis Regulation Branch regarding 
Invitation to the Liquor and Cannabis Regulation Branch's Engagement on 
Cannabis Market Controls and Sales at Events 
Received for information. 
11.2 Letter dated July 24, 2025 from T. Law regarding Administrative Fairness and 
Natural Justice  
  Received for information. 
12. NEW BUSINESS - none 
13. STAFF REPORTS 
13.1 Trust Council Bylaw No. 197 - Local Trust Committee Meeting Procedures 
Bylaw, Update Hornby Island Local Trust Committee Procedure Bylaw - Request 
for Decision 
A new Meeting Procedures Bylaw was adopted by Trust Council, which applies to all 
Local Trust Committees. Readings are required to repeal the current Hornby 
Meeting Procedures Bylaw, which has been superseded by the Trust Council Bylaw. 
 

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HO-2025-040 
It was MOVED and SECONDED 
that the Hornby Island Local Trust Committee give Bylaw No. 179, cited as 
“Hornby Island Local Trust Committee Meeting Procedures Repeal Bylaw 
No. 179, 2025”, First Reading.  
CARRIED 
HO-2025-041 
It was MOVED and SECONDED 
that the Hornby Island Local Trust Committee give Bylaw No. 179, cited as 
“Hornby Island Local Trust Committee Meeting Procedures Repeal Bylaw 
No. 179, 2025”, Second Reading.  
CARRIED 
HO-2025-042 
It was MOVED and SECONDED 
that the Hornby Island Local Trust Committee give Bylaw No. 179, cited as 
“Hornby Island Local Trust Committee Meeting Procedures Repeal Bylaw 
No. 179, 2025”, Third Reading.  
CARRIED 
HO-2025-043 
It was MOVED and SECONDED 
that the Hornby Island Local Trust Committee forward Bylaw No. 179, cited 
as “Hornby Island Local Trust Committee Meeting Procedures Repeal Bylaw 
No. 179, 2025” to the Islands Trust Executive Committee for consideration of 
approval. 
CARRIED 
13.2 Trust Conservancy Report - none  
13.3 Applications Report dated August 29, 2025 
Received for information. 
13.4 Trustee and Local Expense Report dated June, 2025 
Received for information. 
13.5 Adopted Policies and Standing Resolutions 
Received for information. 
13.6 Local Trust Committee Webpage - none 
14. WORK PROGRAM 
14.1 Active Projects Report dated August 29, 2025 
Received for information. 
14.2 Future Projects Report dated August 29, 2025 
Received for information. 

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15. UPCOMING MEETINGS 
15.1 Next Regular Meeting Scheduled for Friday, November 14, 2025 at 11:30 am at 
Hornby Island Community Hall, 4305 Central Road, Hornby Island, BC 
16. ADJOURNMENT 
By general consent, the meeting was adjourned at 1:23 p.m. 
 
 
_________________________ 
Tim Peterson, Chair 
 
Certified Correct: 
 
 
_________________________ 
Lisa Millard, Meeting Administrator/Recorder