Salt Spring Island Local Trust Committee community information meeting, December 11, 2025

[0:00:05] Voice 12: all right well good morning everyone i'd like to uh call this regular meeting in saltsburg

[0:00:10] Voice 12: island local trust committee to order please be aware that we're live streaming and that a

[0:00:16] Voice 12: recording of the meeting will be posted on the island's trust website in a few days i want to

[0:00:21] Voice 12: begin the meeting today by acknowledging that we're fortunate to be able to gather the territories of

[0:00:27] Voice 12: coast salish peoples including the central and welcome speaking peoples the stewards of these

[0:00:34] Voice 12: lands and waters since time immemorial. My name is Tim Peterson, I'm elected on Mesquite

[0:00:41] Voice 12: Island and I'm the chair of the Salt Spring Island Local Trust Committee. Joining me today

[0:00:47] Voice 12: is Salt Spring Island Trustee Laura Patrick and Trustee Harris is not joining us today apparently.

[0:00:58] Voice 12: currently um Lisa Millard is our meeting uh administrator and a regional planning manager

[0:01:06] Voice 12: Chris Hutton is with us and planner Karuba is planner panel for here coming in on zoom

[0:01:12] Voice 12: later or um he's uh we'll see he's been okay under

[0:01:17] Voice 12: the weather so all right well I'm gonna

[0:01:19] Voice 12: try to come this afternoon but I'll probably let you know okay fair enough uh this meeting's

[0:01:26] Voice 12: an official forum for the local trust committee to make decisions about land use planning matters

[0:01:30] Voice 12: and discuss relevant business. This is also a place of employment and our staff have the right

[0:01:35] Voice 12: to a safe and respectful workplace. There's a town hall later on the agenda where the public

[0:01:42] Voice 12: can speak and I'll provide some more information when we get there. But first we have an agenda

[0:01:49] Voice 12: before us and I'll look to see if there are any adjustments to the agenda today.

[0:01:54] Trustee Patrick (probable): The only thing I

[0:01:56] Trustee Patrick (probable): have is under correspondence

[0:01:58] Trustee Patrick (probable): we don't have them in the

[0:02:01] Trustee Patrick (probable): agenda but we should talk about there was a

[0:02:02] Trustee Patrick (probable): letter from community services

[0:02:04] Trustee Patrick (probable): to the minister which I believe

[0:02:06] Trustee Patrick (probable): we were copied on and

[0:02:08] Trustee Patrick (probable): the board sent one

[0:02:10] Trustee Patrick (probable): yesterday or the day before yesterday

[0:02:12] Trustee Patrick (probable): so letter

[0:02:13] Voice 12: from community

[0:02:14] Voice 12: services? Yeah regarding

[0:02:16] Voice 3: their potential development

[0:02:18] Voice 3: at

[0:02:18] Voice 12: ALR. Alright

[0:02:20] Voice 12: we'll put that as 9.4

[0:02:22] Voice 12: and

[0:02:25] Voice 12: And can we then adopt the agenda as amended?

[0:02:33] Voice 12: Okay, next is the town hall.

[0:02:38] Voice 12: The town hall is your opportunity to speak.

[0:02:40] Voice 12: We want to hear your questions and comments.

[0:02:42] Voice 12: And later in the agenda, we'll be discussing topics and making decisions.

[0:02:49] Voice 12: As a reminder, the public hearing for proposed bylaws 543, 544, and 545 have been held.

[0:02:58] Voice 12: uh which were for 248 upper branches road into 10 kanaka road and so uh per meeting procedure

[0:03:05] Voice 12: bylaw 197 the local trustee or local trust committee may must not permit delegation or

[0:03:11] Voice 12: members of the public to address uh the committee in regard uh to those bylaws because the public

[0:03:19] Voice 12: hearings have been held and applicants have an opportunity to speak when we consider their

[0:03:23] Voice 12: applications when addressing the local trust committee we request that you direct your comments

[0:03:29] Voice 12: to the elected not the audience or staff speak about the issues not on their other individuals

[0:03:37] Voice 12: and be clear concise and respectful uh ideally items on today's agenda secondarily items in

[0:03:47] Voice 12: in stream but not on the agenda and tertiary as items

[0:03:52] Voice 12: within finance trust jurisdiction.

[0:03:57] Voice 12: So I will look for show hands and see who would like

[0:04:01] Voice 12: to address the committee today.

[0:04:03] Voice 12: Maxine.

[0:04:04] Voice 12: Trust me.

[0:04:05] Voice 12: Please go ahead.

[0:04:07] Voice 8: Okay, I wanna talk to you today about the proposal.

[0:04:10] Voice 8: So request before you for two full-time cottages

[0:04:14] Voice 8: to be allowed on a property on Mansell Road.

[0:04:18] Voice 8: And before I start, I guess if they're not here,

[0:04:21] Voice 8: but I wanted to make it clear,

[0:04:24] Voice 8: I wasn't criticizing the applicants.

[0:04:29] Voice 8: They're probably just doing what they were advised to do.

[0:04:33] Voice 8: So this property is allowed now to have one seasonal cottage

[0:04:37] Voice 8: and the request is for them to have two cottages

[0:04:41] Voice 8: occupied full time.

[0:04:43] Voice 8: And the staff states that this is consistent

[0:04:46] Voice 8: with uh the OCP policy uh you know 4.4.2.2 that limits increases in density to uh affordable

[0:04:57] Voice 8: housing uh now uh the staff says it's consistent but I think this is obviously not correct

[0:05:05] Voice 8: because allowing three families to live on a property where previously only one family was

[0:05:13] Voice 8: allowed seems to me pretty obviously an increase in density now uh you could say maybe oh it falls

[0:05:22] Voice 8: under the exception should be few and minor which is also part of that policy however in the past

[0:05:31] Voice 8: bylaw 512 was passed establishing 411 cottages that could be occupied full-time and at that time

[0:05:39] Voice 8: legal uh advice was sought by the trust and they were advised that the 412th number

[0:05:47] Voice 8: met with the exception of few and uh minor okay so that that exception's already been met um

[0:05:59] Voice 8: uh okay so the rationale for saying that it's consistent with this policy amounts to

[0:06:09] Voice 8: Two, it's consistent because I say so.

[0:06:12] Voice 8: There's no real rationale offered in the staff report

[0:06:16] Voice 8: about how this is consistent with that policy.

[0:06:21] Voice 8: However, there's a solution

[0:06:23] Voice 8: because the policy does allow for increases in density

[0:06:27] Voice 8: for affordable housing.

[0:06:29] Voice 8: But this staff report is not suggesting

[0:06:35] Voice 8: that you put a housing agreement on this property

[0:06:40] Voice 8: to make sure that it's really offered as affordable housing.

[0:06:45] Voice 8: And in doing that, the local trust committee

[0:06:49] Voice 8: is giving a gift to this property owner,

[0:06:52] Voice 8: a really valuable gift,

[0:06:54] Voice 8: because their property will be worth a lot more.

[0:06:58] Voice 8: and it's common uh procedure throughout north america that when a local government gives a

[0:07:07] Voice 8: gift to a private property owner that the community receives something in return and in

[0:07:14] Voice 8: this case the nothing is being off is being suggested to offer in return obviously it

[0:07:21] Voice 8: should be something about affordable housing because that's what we need uh okay can i just

[0:07:29] Voice 8: say a little bit um there's a whole big thing here about rainwater collection there's no way

[0:07:36] Voice 8: to require these people to use a rainwater collection system they're on cedar lane water

[0:07:41] Voice 8: district they can connect to at any time and um i i also wonder you have a policy that there should

[0:07:51] Voice 8: not be enforcement against uh these type of dwellings because of our lack of housing so why

[0:07:58] Voice 8: Why was an enforcement done against this property?

[0:08:01] Voice 8: I don't understand that.

[0:08:04] Voice 8: Because that could have solved the problem.

[0:08:06] Voice 8: No enforcement had been taken.

[0:08:08] Voice 8: They could go on with these units.

[0:08:10] Voice 8: Thank you.

[0:08:13] Voice 12: Thank you for that.

[0:08:14] Voice 12: Do you have anything you'd like to address

[0:08:16] Voice 12: the local justice on today, sir?

[0:08:19] Voice 12: Nope.

[0:08:20] Voice 12: Mostly listening.

[0:08:21] Voice 12: Okay.

[0:08:23] Voice 12: Mostly?

[0:08:24] Voice 12: Mostly, yeah.

[0:08:25] Voice 12: Just reserve the right.

[0:08:28] Voice 12: Well, now is your chance.

[0:08:29] Voice 12: all right then so next section is trustee reports move over to trustee patrick

[0:08:37] Voice 12: oh

[0:08:38] Trustee Patrick (probable): i might have a longer than usual report because there's a lot going on um i was honored

[0:08:46] Trustee Patrick (probable): to lay a wreath that the salt springs remembrance day uh ceremonies for the islands trust i

[0:08:52] Trustee Patrick (probable): participated in the salt spring uh group uh meeting a couple fridays ago on shared and co-housing

[0:08:59] Trustee Patrick (probable): housing options, attended BC Ferries engagement with key stakeholders on their plans at Crofton

[0:09:07] Trustee Patrick (probable): and Vesuvius, met with the LCC's consultant who's working on the integrated housing strategy

[0:09:12] Trustee Patrick (probable): and attended the public engagement session in the evening, met with Lady Minto Hospital

[0:09:18] Trustee Patrick (probable): Auxiliary Society to hear about their future plans, and I toured the new fire hall, which

[0:09:24] Trustee Patrick (probable): is, wow, what a difference from what they currently have.

[0:09:33] Trustee Patrick (probable): I attended a community information meeting on the draft trust policy statement this weekend, and I really want to apologize to the community.

[0:09:43] Trustee Patrick (probable): It was very poor timing to hold a community information meeting at the same time as a major truck parade in town that was put on by the trades and all the families that were there in town to see it.

[0:09:54] Trustee Patrick (probable): So not good timing on our part.

[0:09:58] Trustee Patrick (probable): regionally i attended the southern gulf island forum which is the all local elected and

[0:10:04] Trustee Patrick (probable): provincial and federal representatives for the region for trust council

[0:10:11] Trustee Patrick (probable): it's been a very busy

[0:10:13] Trustee Patrick (probable): period i attended the financial planning committee chaired two executive committee meetings and

[0:10:17] Trustee Patrick (probable): chaired the committee of the whole for trust council on the topic of code of conduct

[0:10:20] Trustee Patrick (probable): chaired the three-day trust council meeting and i chaired the gabriel ltc and the community

[0:10:26] Trustee Patrick (probable): the information meeting for Gambier on the Trust Policy Statement. A highlight for me at the Trust

[0:10:30] Trustee Patrick (probable): Council was hearing about the Island Coastal Economic Trust's work toward co-governance from

[0:10:36] Trustee Patrick (probable): Brody Guy. It's always informative to spend time with San Juan Councilors.

[0:10:43] Trustee Patrick (probable): The planning and thoughts that they're doing in preparation for the increased tourism for the

[0:10:50] Trustee Patrick (probable): the fifa this summer really got me thinking who is preparing in any of our islands for this it

[0:10:57] Trustee Patrick (probable): sounds like they're really anticipating quite a crush above way above normal tourism levels during

[0:11:05] Trustee Patrick (probable): fifa and uh very interesting the budget's going to be very challenging this year and just off the

[0:11:12] Trustee Patrick (probable): top we have over 200 000 for the elections within this next budget period so it's going to be

[0:11:18] Trustee Patrick (probable): um i had the honor of being in the legislative gallery for the tabling of the allen's trust

[0:11:23] Trustee Patrick (probable): annual report i attended two training sessions for principled engagement with indigenous people

[0:11:29] Trustee Patrick (probable): and attended two information webinars on species at risk and protecting shorelines

[0:11:34] Trustee Patrick (probable): um i also attended a session by the municipal insurance association on wildfire development

[0:11:40] Trustee Patrick (probable): permit areas really interesting to hear their interests and where things are going um can go

[0:11:46] Trustee Patrick (probable): with that um and finally i attended the mount aerosmith biosphere round table um they recently

[0:11:54] Trustee Patrick (probable): held a biosphere awareness day at the high school bad day they called it um apparently

[0:12:00] Trustee Patrick (probable): that was hip to high schoolers um the students ranked the top three out of 16 sustainable

[0:12:07] Trustee Patrick (probable): development goals i think we don't spend enough time with you out of the 16 sustainable development

[0:12:14] Trustee Patrick (probable): The top one they picked was good health and wellbeing.

[0:12:19] Trustee Patrick (probable): Tied for second was zero hunger and clean water.

[0:12:23] Trustee Patrick (probable): Tied for third is climate action and no poverty.

[0:12:27] Trustee Patrick (probable): I can tell you the elected officials

[0:12:30] Trustee Patrick (probable): up in the Gualicum Beach area were just amazed.

[0:12:35] Trustee Patrick (probable): And interesting, for the biosphere project,

[0:12:39] Trustee Patrick (probable): one of the main projects we're working on right now

[0:12:41] Trustee Patrick (probable): is food, food hub.

[0:12:43] Trustee Patrick (probable): 15% of the students in the school system

[0:12:47] Trustee Patrick (probable): are starving.

[0:12:50] Voice 9: Which school system?

[0:12:52] Trustee Patrick (probable): The Qualcomm area.

[0:12:57] Trustee Patrick (probable): It's just

[0:13:01] Trustee Patrick (probable): incredible.

[0:13:03] Trustee Patrick (probable): Anyway, a couple of things I want to

[0:13:05] Trustee Patrick (probable): talk about. I know the community information

[0:13:07] Trustee Patrick (probable): meeting, the ongoing articles, and the trust policy

[0:13:09] Trustee Patrick (probable): statement, and there's so

[0:13:11] Trustee Patrick (probable): much

[0:13:13] Trustee Patrick (probable): going on.

[0:13:17] Trustee Patrick (probable): Floor area ratio.

[0:13:20] Trustee Patrick (probable): Because it's mentioned

[0:13:22] Trustee Patrick (probable): in a definition

[0:13:23] Trustee Patrick (probable): that we didn't pay attention to it's being reported through the every article that you

[0:13:37] Trustee Patrick (probable): can imagine that somehow that is what the trustees are doing well i can't speak for 26

[0:13:44] Trustee Patrick (probable): trustees but i can speak for how i look at the trust policy statement as well as the work that

[0:13:50] Trustee Patrick (probable): that we're doing for the official community plan.

[0:13:53] Trustee Patrick (probable): And you know, that is that we're trying to have,

[0:13:57] Trustee Patrick (probable): well, actually I found a good analogy I was looking at.

[0:14:01] Trustee Patrick (probable): Monoculture and forests, we get it.

[0:14:03] Trustee Patrick (probable): When we plant the same kind of trees in our forests,

[0:14:07] Trustee Patrick (probable): it affects them.

[0:14:08] Trustee Patrick (probable): Well, that's the same thing that happens in our islands

[0:14:11] Trustee Patrick (probable): when we only have single family home zoning.

[0:14:16] Trustee Patrick (probable): It imposes uniformity, reduces resilience, loss of diversity

[0:14:21] Trustee Patrick (probable): and a system less capable of thriving.

[0:14:25] Trustee Patrick (probable): And that is what all the trustees are trying to encourage

[0:14:33] Trustee Patrick (probable): with the new trust policy statement and others

[0:14:36] Trustee Patrick (probable): is to recognize that single family house zoning only

[0:14:41] Trustee Patrick (probable): is not healthy for our communities.

[0:14:44] Trustee Patrick (probable): And the floor area ratio that's mentioned as an example in density

[0:14:51] Trustee Patrick (probable): is not the subject of what we were working on

[0:14:55] Trustee Patrick (probable): whatsoever. Staff admitted in September that that was an error in a community meeting.

[0:15:03] Trustee Patrick (probable): The policy on floor area, there is a policy on floor area, set floor area and lot coverage

[0:15:08] Trustee Patrick (probable): limits for residential development to minimize negative environmental impacts, including on

[0:15:13] Trustee Patrick (probable): land use and agricultural purposes. That's the policy. It is not floor area ratio.

[0:15:21] Trustee Patrick (probable): I think it's important to realize that the status quo, what's happened, that the Islands Trust mandate, it was conceived in the early 70s, at a time when a residential school was still operating in the trust area, long before First Nations were acknowledged as partners to cooperate in the delivering of the mandate.

[0:15:45] Trustee Patrick (probable): Although in 2019 the Act was amended to add First Nations to the list of entities that

[0:15:53] Trustee Patrick (probable): we cooperate with, our core remains rooted in the 50-year-old framework.

[0:16:00] Trustee Patrick (probable): Our underlying zoning is even older, 1971, so both the Islands Trust Act itself and our

[0:16:09] Trustee Patrick (probable): underlying zoning, which would say are foundations to the work we do, neither of them had any

[0:16:16] Trustee Patrick (probable): First Nations involvement.

[0:16:19] Trustee Patrick (probable): um and the 1970s was a dramatically different social ecological and economic context

[0:16:28] Trustee Patrick (probable): um that is still in place that's shaping the decisions we have today

[0:16:33] Trustee Patrick (probable): so we can't rely on these old policies um and that's the work that needs to be done

[0:16:44] Trustee Patrick (probable): Something is not working. Salt Spring ranks 16th overall in Canada for income

[0:16:53] Trustee Patrick (probable): inequality. Back to sort of my conversation about single-family home model culture.

[0:17:03] Trustee Patrick (probable): We know something's not right when our very own grocery store across the street here

[0:17:07] Trustee Patrick (probable): houses 50 of its 200 employees, 26 in our units right behind the building.

[0:17:12] Trustee Patrick (probable): this really illustrates the scale of our challenges so i think the intent of what we

[0:17:24] Trustee Patrick (probable): were trying to do with the trust policies where we go is we're trying to make it clear

[0:17:32] Trustee Patrick (probable): and modernize the approach that we're doing um we have a thought manage community growth and

[0:17:38] Trustee Patrick (probable): its associated impacts by directing residential commercial and industrial development into

[0:17:43] Trustee Patrick (probable): to suitable locations to prevent sprawl,

[0:17:45] Trustee Patrick (probable): minimize fragmentation of forest lands,

[0:17:47] Trustee Patrick (probable): avoid adverse impacts to indigenous cultural heritage

[0:17:51] Trustee Patrick (probable): and harvesting and hunting areas.

[0:17:53] Trustee Patrick (probable): That's an example of one of the draft policies that we have.

[0:17:57] Trustee Patrick (probable): And I personally helped secure the inclusion

[0:18:00] Trustee Patrick (probable): of an additional advisory policy that says,

[0:18:02] Trustee Patrick (probable): identify land where current zoning

[0:18:04] Trustee Patrick (probable): or other land use regulations allow development

[0:18:08] Trustee Patrick (probable): that could be inconsistent with the object of the trust

[0:18:10] Trustee Patrick (probable): and consider policy and or regulatory options

[0:18:14] Trustee Patrick (probable): to reduce development potential

[0:18:15] Trustee Patrick (probable): or minimize the impacts of future development.

[0:18:21] Trustee Patrick (probable): Our population has grown dramatically.

[0:18:26] Trustee Patrick (probable): It was around 2000 in the early 70s.

[0:18:31] Trustee Patrick (probable): And there's still potential

[0:18:35] Trustee Patrick (probable): for thousands of more people to come.

[0:18:40] Trustee Patrick (probable): And if we don't make the changes,

[0:18:42] Trustee Patrick (probable): those thousands more are going to be coming

[0:18:45] Trustee Patrick (probable): into single family homes,

[0:18:46] Trustee Patrick (probable): which is only going to drive the road further,

[0:18:52] Trustee Patrick (probable): the ecological integrity, social equity and livability.

[0:18:56] Trustee Patrick (probable): So I really want for those who are defending the status quo

[0:19:02] Trustee Patrick (probable): are not opponents, they're potential collaborators.

[0:19:07] Trustee Patrick (probable): The Islands Trust now stands at a point

[0:19:08] Trustee Patrick (probable): where outdated policy can no longer meet

[0:19:11] Trustee Patrick (probable): our present day challenges.

[0:19:12] Trustee Patrick (probable): We invite everyone who cares about these islands,

[0:19:15] Trustee Patrick (probable): including those who have supported existing policies to join us in creating a

[0:19:20] Voice 3: framework,

[0:19:22] Trustee Patrick (probable): one that's more resilient, more equitable, more respectful of Indigenous rights and

[0:19:26] Trustee Patrick (probable): ecological limits. So that's what I'm hoping that's where we're going.

[0:19:35] Trustee Patrick (probable): Thank

[0:19:35] Voice 12: you, Trustee Patrick. So for my chair's report, I'll just briefly mention we did have

[0:19:42] Voice 12: trust council last week where a considerable amount of our time was reviewing the first draft

[0:19:49] Voice 12: of the 2026-27 budget. In addition we adopted the recommendations of the CAO's operational report

[0:19:59] Voice 12: which I think is an interesting analysis of some of the challenges our trust grapples with

[0:20:05] Voice 12: and some approaches to improving things. I really want to commend the CAO for his work and

[0:20:11] Voice 12: sharing a fresh perspective with us i think um good good work long overdue

[0:20:18] Voice 12: the conclusion of the budget uh debate um had reduced the proposed tax increase uh

[0:20:29] Voice 12: downwards by about two percent but um there's still more work to do

[0:20:35] Voice 12: uh financial planning committee will be meeting in january and in february to look for additional

[0:20:40] Voice 12: ways to reduce the proposed tax increase and this year we're going to be holding a committee of the

[0:20:49] Voice 12: whole meeting in february as well which will give trust council an opportunity to debate and discuss

[0:20:55] Voice 12: the budget and preparation for our final deliberations at the march trust council meeting

[0:21:01] Voice 12: uh trustee patrick noted that the election costs are estimated at about 227 000

[0:21:11] Voice 12: dollars which represents by my rough calculation about uh 2.3 percent of the proposed um tax

[0:21:22] rates so that is that 2.3

[0:21:25] Voice 12: percent is something we can't really get away from um so that's one of

[0:21:31] Voice 12: those realities uh just briefly on the policy statement i think it's important and i try and

[0:21:37] Voice 12: and emphasizes regularly to remember

[0:21:39] Voice 12: that the policy statement is intended to be a living document

[0:21:43] Voice 12: and that our own policy statement amendment policy

[0:21:48] Voice 12: states that trust council is expected to review

[0:21:51] Voice 12: the policy statement every term

[0:21:52] Voice 12: to consider whether revisions are appropriate.

[0:21:56] Voice 12: To my mind, this emphasizes the policies are assessed

[0:21:59] Voice 12: regularly and consideration of revision should be seen

[0:22:04] Voice 12: as a regular and ongoing process.

[0:22:06] Voice 12: The policy statement is not intended to be carved in stone and should we find that policies

[0:22:15] Voice 12: really need some adjustment or some rewording, that's well within our purview and it should

[0:22:20] Voice 12: be done on a regular basis.

[0:22:24] Voice 12: Yesterday Vice-Chair Mond and I met with federal representatives from Innovation, Science and

[0:22:30] Voice 12: Economic Development Canada discussing the consultation process for cell towers.

[0:22:35] Voice 12: I think it was a productive conversation which helped clarify roles and we will be submitting

[0:22:43] Voice 12: a more detailed report to executive committee for consideration it was unfortunate the wider

[0:22:48] Voice 12: trust council executive committee and staff participation wasn't possible due to other

[0:22:56] Voice 12: obligations we were given a slot and but it was made clear that further discussion is

[0:23:06] Voice 12: welcome so i will just leave that there for now and we'll move on with our agenda um crd directors

[0:23:16] Voice 12: and lcc chair are not here with us today they are in their own meeting um and then i'll note that

[0:23:26] Voice 12: the draft minutes uh mr chair mr pingel has sent an updated version you

[0:23:36] Voice 11: have those minutes in it

[0:23:37] Voice 12: But I think for the trustee, Patrick, and myself, let's put those after the break so we have a chance to look at them.

[0:23:47] Voice 12: So let's defer that item for now, which will then bring us to the correspondence section.

[0:23:56] Voice 12: We have, with the addition of the 9.4, we have four items of correspondence, and I'll look to trustees to see if there's desire to raise any of these for discussion or action.

[0:24:09] Trustee Patrick (probable): No, the only item would be the addition that we don't have in front of us,

[0:24:14] Trustee Patrick (probable): but we received from Community Services, Michael, his last name is, I can't remember, had sent a letter to Minister Boyle.

[0:24:27] Trustee Patrick (probable): And then yesterday, I think we got a letter from the two days ago from the board saying they support the letter that he sent.

[0:24:35] Trustee Patrick (probable): so i guess more questions to staff i i don't understand why this one what the pro do they

[0:24:44] Trustee Patrick (probable): understand the process for requesting because they want to remove land from the alr

[0:24:51] Voice 12: they seem to

[0:24:54] Voice 12: so um thank you that question the um the background on this we've looked at a timeline

[0:25:01] line over the past 24 to 18 months staff have consistently provided a similar message around the

[0:25:09] policy requirements of the recruiting plan that they indicate that there are some studies

[0:25:14] required in order to advance this in a way that would lead LTC to be in a comfortable position to

[0:25:22] advance it presumably according to the OCP so that has been the what has been given back to them

[0:25:30] we've articulated how what what

[0:25:33] Voice 12: legislative and local governing authority requires these

[0:25:37] Voice 12: things so i believe that they have clear understanding of the process

[0:25:40] Voice 12: and what we've heard back really is that it's they don't feel that that's practicable

[0:25:46] Voice 12: so at some point here and i suppose we've had the conversation

[0:25:49] Voice 12: that may be necessary as a preliminary explanatory for LTC to provide further direction.

[0:25:59] So it doesn't seem like the

[0:26:01] Voice 12: clarity of the information requirement has been effective

[0:26:06] Voice 12: on the staff side, but it may be a determination for LTC to decide how to move forward.

[0:26:14] I will say that compared to something like a rezoning or a development variance permit

[0:26:19] an application um the legislative changes uh no update has happened with our development procedures

[0:26:25] by law so um the procedure is sort of by inference from policy and um from

[0:26:31] Voice 12: legislative compliance

[0:26:33] Voice 12: so that's that's really all we've really got a clear one two three step with other development

[0:26:40] Voice 12: so

[0:26:42] Trustee Patrick (probable): this is the same problem across the entire local trust all local trust areas because the

[0:26:49] Trustee Patrick (probable): of procedures applied to everybody.

[0:26:52] Voice 12: It is.

[0:26:53] Voice 12: And that's like we've looked to other applications

[0:26:57] Voice 12: across the trust to replicate that process more or less.

[0:27:02] Trustee Patrick (probable): Yeah, I know I met with them early, it seems like years ago.

[0:27:07] Trustee Patrick (probable): Also encouraged them that they had a lot of work to do.

[0:27:10] Trustee Patrick (probable): Removing something from the ALR was not simple.

[0:27:13] Trustee Patrick (probable): Yeah.

[0:27:15] Trustee Patrick (probable): OK, because they just seem to keep writing letters.

[0:27:20] Trustee Patrick (probable): well i guess if we can get a report before us and get them i've suggested to the board that

[0:27:24] Trustee Patrick (probable): they come and do a delegation and talk to us but they just didn't want to write letters okay okay

[0:27:32] Voice 11: anything further on the correspondence section no

[0:27:35] Trustee Patrick (probable): i think from an ec perspective that's something

[0:27:37] Trustee Patrick (probable): we should probably follow up with if you know somewhere on our website should be a simple

[0:27:44] Trustee Patrick (probable): process to explain the alr things if it's not there okay

[0:27:51] Voice 12: and then the

[0:27:52] Voice 12: moving on the follow-up action list is also just been sent out um i'm looking at our agenda we

[0:28:01] Voice 12: typically want to have our applications start at news for applicants to attend

[0:28:08] Voice 12: um i'm gonna suggest that we go through the active projects list and the future projects list and

[0:28:15] Voice 12: then maybe take a short break so we can review the minutes and the follow-up action list um

[0:28:21] Voice 12: and then come back and consider them.

[0:28:26] Voice 12: So we're just, you know, using our time before noon efficiently.

[0:28:30] Voice 12: And that's reasonable.

[0:28:32] Voice 12: We could do the closed meeting early too.

[0:28:33] Voice 12: We can also do the closed meeting early.

[0:28:36] Voice 12: Just sort of looking at what bits and how much time, you know,

[0:28:41] Voice 12: we have approximately two hours till noon.

[0:28:43] Voice 12: So, but let's go to the active projects on page 13

[0:28:50] Voice 12: team and see if staff have anything to share with us today.

[0:28:54] Mr.

[0:29:03] Voice 12: Hutton, anything on the active projects today?

[0:29:07] Voice 12: Nothing particular, Mr. Chair, the main thing I guess is the

[0:29:10] Voice 12: OCP LUB. We called it in November that we read the

[0:29:15] updated communications plan. So the next step in that process

[0:29:21] was to basically have a meeting with the APC to discuss the policy gap analysis and technical review summary.

[0:29:31] That is certainly a draft document at this point. We're very open

[0:29:36] Voice 12: to hearing what the APC has to say about that,

[0:29:39] Voice 12: and we look forward to bringing that back to the LTC in the new year.

[0:29:43] Voice 12: Additionally, the project consultants will be working on an update on the approach to

[0:29:51] consultation as well for that phase one engagement revisit.

[0:30:00] looking forward on phase two.

[0:30:01] So

[0:30:01] Voice 12: there's certainly work going on from the background,

[0:30:08] Voice 12: but essentially what we've been finding is that

[0:30:10] Voice 12: the process to date, we haven't really supplemented

[0:30:14] Voice 12: with enough information and communication.

[0:30:16] Voice 12: If we want to take our time and really get that all right.

[0:30:20] So through January, we hope to be doing,

[0:30:24] meeting additionally with the APC

[0:30:26] Voice 12: to discuss engagement more deeply

[0:30:28] Voice 12: and through a series of workshops.

[0:30:30] Voice 12: Certainly more to come, and possibly a special meeting in January, actually, to keep the LTC endorsements coming along with this process.

[0:30:47] Trustee Patrick (probable): Anything from Trustee Patrick?

[0:30:50] Trustee Patrick (probable): I can't say enough about communications.

[0:30:52] Trustee Patrick (probable): I think we've done no communications, and the message is being put out into the community by others, and it's really unfortunate.

[0:31:02] Trustee Patrick (probable): fortunate. I think we've worked hard to design a project that is needed. And we've got to be out

[0:31:10] Voice 1: communicating,

[0:31:11] Trustee Patrick (probable): not letting others tell a story that's not our intent. So I don't

[0:31:22] Voice 12: definitely want

[0:31:23] Voice 12: to see us communicating further

[0:31:31] Trustee Patrick (probable): on the project action list. I mean, I guess we can leave it for

[0:31:37] Trustee Patrick (probable): now because the budget hasn't been finalized but you know per the cao's uh um operational review

[0:31:47] Trustee Patrick (probable): and the motions that were made by trust council the item three on our major project list is uh

[0:31:53] Trustee Patrick (probable): will be removed which is the water sustainability which is beyond frustrating to me as well but

[0:32:05] Trustee Patrick (probable): i think you can stay for now but it's not resourced

[0:32:11] Voice 12: yeah understood um all right so

[0:32:15] Voice 12: receive for information today and then uh anything on the future projects list from anyone today

[0:32:29] Voice 12: okay uh i'm gonna suggest that we skip ahead to uh 16.1 in the annual meeting schedule um

[0:32:40] Voice 12: work through that perhaps we'll go to the closed meeting and then take a break so you can look at

[0:32:47] Voice 12: those late items come back with that acceptable okay so on page 188 we have the draft uh 20 26 20

[0:33:00] Voice 12: 27 uh schedule 288 any

[0:33:13] Trustee Patrick (probable): concerns trusty patrick i know it's an election year but basically this

[0:33:22] Trustee Patrick (probable): proposed schedule makes august our last meeting of the year we have an ocp project going on um

[0:33:32] Trustee Patrick (probable): i just think that that's problematic i know september is crazy busy um but we should have

[0:33:43] Trustee Patrick (probable): at least a september meeting otherwise we pulled up shop in august yeah i hear

[0:33:51] Voice 12: you um i just i

[0:33:53] Trustee Patrick (probable): think that

[0:33:53] Voice 12: i'm looking at the calendar that's here and i wonder if we want to oh i see uh

[0:34:02] Voice 12: but before I go there, I'm wondering if the 24th of September looks to be open on calendar.

[0:34:10] Voice 12: Maybe we can ask staff to see if that's a potentially viable date.

[0:34:14] Voice 12: But I'm going to go over to Lisa Millard.

[0:34:16] Voice 12: Go ahead.

[0:34:22] Voice 5: Thank you, Chair Peterson.

[0:34:24] Voice 5: Senior staff, as I was preparing the proposed schedule, senior staff advised that from the

[0:34:31] Voice 5: the time that the writ is dropped for the election until the time of the election itself.

[0:34:41] Voice 5: It was advisable not to schedule a regular meeting, that the LTC certainly could request

[0:34:49] Voice 5: a special meeting in that September to October period if necessary, but certainly the LTC,

[0:34:55] Voice 5: it's at the LTC's discretion if they would like to schedule a regular meeting at that

[0:35:00] Voice 5: that time as well

[0:35:02] Trustee Patrick (probable): that's never been a problem before so we've had meetings scheduled there's

[0:35:10] Trustee Patrick (probable): no rip dropped for the local uh local elections uh it's just we are in the election period um

[0:35:18] Trustee Patrick (probable): but we've had meetings in the election period um last term we had them both in september and

[0:35:24] Trustee Patrick (probable): october um so i my concern is we've got a project underway um we should be planning on a september

[0:35:37] Trustee Patrick (probable): meeting okay

[0:35:42] Voice 12: so um would you like to request staff investigate a date for september i mean i just

[0:35:50] Voice 12: noticed it's 24th was not blocked

[0:35:54] Voice 12: off um but of course we want to make sure that we have staff

[0:36:00] Voice 12: available for that date a lot so if it says if it's a regular week in september mr chair it's

[0:36:08] Voice 12: not ubcm um i can't see that staff has any pressing plans in late september um that would

[0:36:17] interfere with this that we can't work around okay ubcm is the 14th

[0:36:23] Voice 12: to the 18th that actually

[0:36:24] Voice 12: does appear i've blocked off on our calendar yeah that's what we see so the 24th that is a thursday

[0:36:33] Voice 12: um

[0:36:33] Trustee Patrick (probable): i think we should plan a regular meeting all

[0:36:36] Voice 12: right and then just uh and

[0:36:38] Trustee Patrick (probable): always cancel it if

[0:36:39] Voice 12: we don't need it absolutely just note

[0:36:40] Voice 12: on the start time there's not a galeana one that week so i

[0:36:44] Voice 12: request the 12 30 start um just so that's not adding a bunch of travel uh another option could

[0:36:57] be

[0:36:58] Voice 12: the 25th but i don't know how that goes how that would be for staff

[0:37:02] Voice 12: and then of course mondays are um also it's regional

[0:37:11] Trustee Patrick (probable): planning committee that yeah

[0:37:12] Voice 12: Yeah, I'll also go through that.

[0:37:14] Trustee Patrick (probable): We're having trust council committees during that time period.

[0:37:18] Voice 12: Yeah, yeah.

[0:37:19] Voice 12: I

[0:37:19] Trustee Patrick (probable): think we should have a local trust committee.

[0:37:23] Voice 12: Sue, would you like to?

[0:37:26] Trustee Patrick (probable): Sure, I guess I move that we,

[0:37:34] Trustee Patrick (probable): that the Salt Spring Local Trust Committee

[0:37:36] Trustee Patrick (probable): committee had a regular meeting for September 24th,

[0:37:45] Trustee Patrick (probable): 2026 at 1230 p.m.

[0:37:52] Voice 11: Right, and I'll just check with the recorder,

[0:37:54] Voice 11: did you get that?

[0:37:57] Voice 5: I did, Chair Peterson, if you could just add a location,

[0:38:01] Voice 5: even if it's just Salt Spring Island, that is sufficient.

[0:38:05] Trustee Patrick (probable): Yeah, I guess, yeah.

[0:38:07] Trustee Patrick (probable): Salt Spring Island meeting hall.

[0:38:10] Voice 12: Great.

[0:38:11] Voice 12: all right i'll second the motion um any further discussion no i'll call the question all those

[0:38:18] Voice 12: in favor that carries so then can we go back to the recommendation as amended then sure i move

[0:38:32] Trustee Patrick (probable): that the salt spring island local trust committee approved the april 26 to march 2027 meeting

[0:38:39] Trustee Patrick (probable): meeting schedule as amended and

[0:38:41] Voice 12: I'll second that any discussion singing it'll call the question

[0:38:45] Voice 12: all those in favor the motion carries we have the policy and standing resolutions list for

[0:38:58] Voice 12: information on page 194 uh they've opened applications report on page 202 anything

[0:39:05] Voice 12: there from anyone yes I

[0:39:09] Trustee Patrick (probable): guess like again the high number of rezonings is concerning but uh we don't

[0:39:14] Trustee Patrick (probable): have a meeting in january you said there may be a special meeting but are we it seems we

[0:39:21] Trustee Patrick (probable): are missing a lot of meetings gabriel it meets more than we do just the same um

[0:39:28] Trustee Patrick (probable): so hopefully we're okay because we could look at a special need okay let's

[0:39:35] Voice 12: reach out on that

[0:39:36] Voice 12: third update with outcomes um the expense report is on page 220 and no island stress conservancy

[0:39:47] Voice 12: the report so i'm going to suggest we go into the closed meeting uh and then we'll take a break when

[0:39:53] Voice 12: we come out of that look at those late items and we should have time to consider them before lunch

[0:39:59] Voice 12: break and then we can convene for applications uh i think i saw mr manager dingman online with us

[0:40:09] Voice 12: yes yes i'm

[0:40:13] Voice 7: ready okay

[0:40:14] Voice 12: and then thank you yeah there is a change to the motion i have it here

[0:40:28] so i move

[0:40:29] Voice 12: that the meeting be closed to the public in accordance with community charter

[0:40:33] Voice 12: part four division three section 91 f for the purpose of considering f law enforcement if

[0:40:40] Voice 12: if council considers that disclosure

[0:40:42] Voice 12: could reasonably expect the department conduct

[0:40:44] Voice 12: of an investigation under or enforcement of an enactment

[0:40:47] Voice 12: and that the reporter and staff attend the meeting.

[0:40:52] Voice 12: Seconded, and any discussion?

[0:40:54] Voice 12: I'll call the question, all those in favor?

[0:40:57] Voice 12: And the motion carries.

[0:40:58] Voice 12: So we'll just take a few moments to,

[0:41:03] Voice 12: Hugh, take a few moments and we

[0:41:05] Voice 11: have to ask you

[0:41:06] Voice 11: to leave the room for a little bit while.

[0:41:10] all

[0:41:12] Voice 12: right then let's call the meeting back to order uh so we now have the minutes of the

[0:41:20] Voice 12: november 6th meeting to consider uh for adoption anything on the minutes

[0:41:25] Trustee Patrick (probable): just a couple of minor

[0:41:28] Trustee Patrick (probable): minor typo on section five so

[0:41:32] Voice 12: fourth bullet three oh yeah

[0:41:34] Voice 12: fourth bullet difference difference

[0:41:49] Trustee Patrick (probable): we're at the end of the discussion so on page 10 of the agenda package the final bullet says

[0:41:56] Trustee Patrick (probable): identifying potential sites for towers says and more acceptable to federal regulators i

[0:42:04] Trustee Patrick (probable): think it was just more favorable or something i think acceptable i think is the incorrect term

[0:42:10] Trustee Patrick (probable): we don't know what's acceptable to federal regulators well

[0:42:14] Voice 12: yeah certainly in in my

[0:42:17] Voice 12: discussions yesterday i have a better understanding than i did yesterday morning but uh i think

[0:42:24] Voice 12: there's still some some information together so

[0:42:26] Trustee Patrick (probable): i think it just removes change acceptable

[0:42:29] Trustee Patrick (probable): the favorable i think would be even then yeah

[0:42:37] Voice 12: better yeah i didn't come up with any ideas but

[0:42:42] Voice 12: i think there's i mean there'll be i think there's discussions to come there's a couple

[0:42:46] Voice 12: of items in the in the minutes of sort of point that um the local trust committee and staff need

[0:42:55] to have some conversations not only about that particular application

[0:42:59] Voice 12: but sort of our process

[0:43:02] Voice 12: going forward and that's coming that my reports committee need to see so so other than that can

[0:43:10] Voice 12: we adopt these minutes and then as amended yes

[0:43:14] Voice 4: okay

[0:43:15] Voice 12: and then the follow-up action list i'll look

[0:43:18] Voice 12: to staff to see if there's anything you wanted to highlight there nothing to highlight mr chair um

[0:43:23] Voice 12: there for your review um i don't have a whole lot of advances uh in the last few weeks here

[0:43:31] it's time um i will say that first stay out um the discussion from the october 6th meeting

[0:43:39] because advanced a bit more uh more between the director of writer and uh mr elliott uh working

[0:43:46] meeting regularly to advance uh i think still working on some clarity around what

[0:43:52] agreements would look like

[0:43:54] Voice 12: if it continues to be clear that ceo has a definitive interest in

[0:44:00] Voice 12: insults very particular so it's a question of whether or not they'll be looking to

[0:44:07] Voice 12: to work more closely with Salt Street

[0:44:10] Voice 12: and the wider local trust areas within New Jersey.

[0:44:21] That would be the only thing I have at this time.

[0:44:24] We're continuing to work towards a draft LOE for you,

[0:44:28] but we do have one at hand, so that'll be coming before you.

[0:44:32] Voice 12: This is for work between CRD,

[0:44:35] Voice 12: local community commission, as well as the LTC,

[0:44:38] Voice 12: so we continue to refine our work together going forward.

[0:44:45] Trustee Patrick (probable): Okay. Any questions?

[0:44:48] Trustee Patrick (probable): No, other than do we have an update on the office?

[0:44:51] Voice 12: Yes. Not formally on the fuel.

[0:44:55] Voice 12: No. It affects the fuel.

[0:44:57] Voice 12: But we are, you know, it is, we have quietly opened it this week.

[0:45:02] Voice 12: Staff have been in the office for about 10 days now.

[0:45:06] Voice 12: So that's great.

[0:45:09] We're open today, right now.

[0:45:11] So we are providing service.

[0:45:13] It seems like people have been

[0:45:15] Voice 12: trying the doors since we've been in there, and they've

[0:45:17] Voice 12: been successfully entering this week.

[0:45:20] Voice 12: So we are open.

[0:45:21] Voice 12: We're staffed regularly.

[0:45:23] Voice 12: Our office hours are going to be shifting a bit to more of a 9 to 12, 1 to 4, primarily

[0:45:29] Voice 12: to help us to not have unexpected closures in the morning.

[0:45:32] Voice 12: Sometimes we have very delayed being a hybrid office.

[0:45:37] Voice 12: We want to make sure that we have a minimum number of staff when we're open.

[0:45:41] Voice 12: open. So that's pretty much the reason for that. Staff are still expected to be there

[0:45:46] for the 4.30, generally, just to be starting their work, but just to

[0:45:52] Voice 12: adapt to those issues

[0:45:54] Voice 12: we have. We're definitely experiencing that this last few weeks, actually, seeing some

[0:46:01] Voice 12: very delayed stuff that just had a little bit of an impact on the day. So the office,

[0:46:07] Voice 12: we won't have a fully functioning conference room until the new year. We've got a bit more

[0:46:10] Voice 12: what to do there and uh it's otherwise it's a great space and we look forward to uh you know

[0:46:18] i think we our staff have been really motivated to provide service uh while we've been away but

[0:46:24] we're all really excited to be able to expand to back into

[0:46:28] Voice 12: the in-person space that

[0:46:30] Voice 12: i think a lot of people it's also great thank you for that okay well if there's nothing further

[0:46:40] Voice 12: further and all we have left is the applications which we're going to start at noon so let's

[0:46:47] Voice 12: recess until 12 o'clock

[0:46:52] just

[0:46:54] Voice 12: enough time for a nap

[0:47:03] Voice 12: yeah i think on the one

[0:47:09] Voice 6: of the considerations how i'm a lot it's lisa you're

[0:47:54] Voice 5: muted hello

[0:47:55] Voice 1: um

[0:47:56] Voice 5: there's somebody in the waiting room, Serena Claver.

[0:48:01] Voice 1: I

[0:48:01] Voice 5: don't recognize the name,

[0:48:03] Voice 5: but she's probably attached to one of the applications.

[0:48:05] Voice 1: Yes, yeah, yes, she is, yeah.

[0:48:08] Voice 1: Okay.

[0:48:08] Voice 1: The Mansell application.

[0:48:10] Voice 1: Thank you.

[0:48:16] Voice 12: Okay, and we're at noon.

[0:48:19] Voice 12: So I'd like to call us back to order.

[0:48:24] Voice 12: We'll call the meeting back to order,

[0:48:26] Voice 12: and we're in section 1514 for applications here.

[0:48:31] Voice 12: We have, starting with age 20, we have a staff report on development variance permit for Collins Road.

[0:48:46] Voice 12: And over to Planner Hanefeker.

[0:48:51] Voice 1: Thank you, Mr. Chair.

[0:48:52] Voice 1: The application permits the current siting of a dwelling and enables the renewal of an existing sewage system within a 0.27 hectare or 0.60 acres property rural zone on 360 Collins Road.

[0:49:11] Voice 1: if approved this application would vary section 4.5.1 to reduce the required setback for a sewage

[0:49:19] Voice 1: disposal field from the natural boundary of a water body from 30 meters or 98.8 feet to 14.9

[0:49:29] Voice 1: meters or 48.9 feet section 4.4.1 will also be varied to reduce the required setback for

[0:49:40] Voice 1: buildings and structures from the natural boundary of a water body from 15 meters or 49.2 feet

[0:49:48] Voice 1: to 3.22 meters or 10.56 feet to permit the current sighting of the dwelling.

[0:49:58] Voice 1: Public notifications in the form of a statutory notice of the proposed variance was mailed to

[0:50:03] Voice 1: all owners and tenants of the properties within 100 meters of the subject property's boundaries.

[0:50:09] Voice 1: boundaries. No correspondence has been received until now. A staff recommendation is to approve

[0:50:17] Voice 1: the development variance permit as the location of the ditch in the middle of the property leaves

[0:50:23] Voice 1: no alternative location that would comply with setback requirements without requiring a variance.

[0:50:30] Voice 1: The proposed variance will not have a negative impact on the neighborhood and brings existing

[0:50:36] Voice 1: non-conformities into compliance and it won't challenge the intent of the regulation and will

[0:50:42] Voice 1: reduce the potential risk of contamination to nearby water bodies. As alternatives, LTC may

[0:50:48] Voice 1: wish to request further information or deny the application as last alternative. Thank you,

[0:50:55] Voice 1: trustees thank

[0:50:58] Voice 12: you any questions or comments well

[0:51:03] Trustee Patrick (probable): just this is a ditch kind of a strange ditch that

[0:51:10] Trustee Patrick (probable): it doesn't just start and end on this property does it flow and through and across the street

[0:51:16] Trustee Patrick (probable): or is this just a ditch in the middle of the property it's because

[0:51:20] Voice 1: it's it's a ditch in the

[0:51:21] Voice 1: middle of the property but based on our definition of uh water bodies it will also be included as a

[0:51:28] Voice 1: water body so the setback requirements need to be considered

[0:51:37] Trustee Patrick (probable): i i have i have no problem

[0:51:39] Trustee Patrick (probable): i was the applicator oh

[0:51:43] Voice 12: that's a good point

[0:51:44] Voice 12: uh name is listed at bradley fawson are you with us today no no

[0:51:55] Trustee Patrick (probable): i i have i mean it's a

[0:51:59] Trustee Patrick (probable): it's a ditch in the middle of the property and they've done everything they can to be

[0:52:02] Trustee Patrick (probable): be as far away from it as they can if i have okay

[0:52:08] Voice 12: would you care to move the recommendation

[0:52:11] Voice 12: yes i can

[0:52:12] Trustee Patrick (probable): um i move that the salt spring island local trust committee approve issues of

[0:52:15] Trustee Patrick (probable): development variance permit p l d v p two zero two five zero three two four

[0:52:22] Trustee Patrick (probable): and

[0:52:23] Voice 12: i'll second that any further discussion

[0:52:27] Voice 12: not seeing any i'll call the question all those in favor the motion carries uh next

[0:52:34] Voice 12: Next, starting on page 65, another development variance permit for Jackson Avenue, and this

[0:52:43] Voice 12: is also to Planner Panacea.

[0:52:45] Voice 1: Thank you, Mr. Chair.

[0:52:48] Voice 1: This application permits the current siting and the addition to the dwelling within a

[0:52:54] Voice 1: 2.62 hectare or 6.48 acres property split-zoned R6 and A1 residential 6 and agriculture 1

[0:53:05] Voice 1: on 114 Jackson Avenue. The application was submitted to address a bylaw enforcement

[0:53:13] Voice 1: concerning construction undertaken without permit. If approved, this application would

[0:53:18] Voice 1: vary section 4.3.1 of the land use bylaw to reduce the setback from interior lot lines

[0:53:25] Voice 1: from 3 meters or 9.84 feet to 1.59 meter or 5.22 feet. Public notifications in the form of a

[0:53:37] Voice 1: statutory notice of the proposed variance was mailed to all owners and tenants of properties

[0:53:42] Voice 1: within 100 meters of the subject property's boundaries. No correspondence has been received

[0:53:49] Voice 1: until now. Staff recommends approving this development variance permit as the variance

[0:53:53] Voice 1: will bring an existing building into compliance impacts on neighborhood properties and uses is

[0:53:59] Voice 1: not anticipated the variance does not challenge intent of the regulation and there has been no

[0:54:06] Voice 1: correspondence receiving uh received regarding identification other than uh neighbors supporting

[0:54:12] Voice 1: the application thank

[0:54:16] Voice 12: you for your report see patrick anything on this one uh this

[0:54:21] Voice 12: is just a

[0:54:22] Voice 12: a very funny

[0:54:24] Trustee Patrick (probable): property the way it's behind all these houses and the house this has been a house

[0:54:29] Trustee Patrick (probable): that's been there a very long time it is tucked up against the property line right there on jackson

[0:54:35] Trustee Patrick (probable): so renovated to be lived in very

[0:54:41] Voice 12: oddly shaped it is

[0:54:44] Trustee Patrick (probable): that's alr it's split zone

[0:54:46] Voice 12: it's a very

[0:54:48] Trustee Patrick (probable): interesting part you know i have this is what they need

[0:54:54] Voice 12: straightforward okay close

[0:54:56] Trustee Patrick (probable): i move that

[0:54:57] Trustee Patrick (probable): the salt spring island local trust committee approved issuance of development variance permit

[0:55:00] Trustee Patrick (probable): the ldvp two zero two five zero three eight eight and

[0:55:07] Voice 12: i'll second that any discussion

[0:55:12] Voice 12: i'm seeing it i'll call the question all those in favor i'm curious moving on then to page 87

[0:55:22] Voice 12: Another variance, development variance permit on Sunset Drive, and this is also coming from

[0:55:31] Voice 12: Thank

[0:55:32] Voice 1: you, Mr. Chair.

[0:55:35] Voice 1: The purpose of this report is to allow the current siting of the beach access on a 1.04

[0:55:42] Voice 1: hectare or 2.56 acres parcel zoned rural.

[0:55:47] Voice 1: The application was submitted to address a bylaw enforcement concerning construction undertaken within this setback from natural boundaries.

[0:56:00] Voice 1: If approved, this application would vary Section 4.4.1 of the Land Use Bylaw to reduce the setback for buildings and structures from 15 meters or 49.2 feet to 0 meters to permit the current siting of the beach access.

[0:56:20] Voice 1: Public notifications in the form of a statutory notice of the proposed variance was mailed to all owners and tenants of properties within 100 meters of the subject property's boundaries.

[0:56:31] Voice 1: No correspondence has been received until now.

[0:56:35] Voice 1: Staff recommends approving this development variance permit as the variance will bring an existing building into compliance with the land use bylaw.

[0:56:46] Voice 1: Impacts on neighborhood properties and uses are not anticipated.

[0:56:50] Voice 1: The variance does not challenge the intent of the regulation, and there has been no correspondence received regarding the notification.

[0:56:58] Voice 1: As alternatives, LTC may wish to request further information or deny the application as last alternative.

[0:57:06] Voice 1: Thank you, trustees.

[0:57:08] Voice 7: Thank you.

[0:57:09] Voice 7: Yes, hello. I'm Richard Rain.

[0:57:12] Voice 7: My wife Heidi and I own this property.

[0:57:15] Voice 7: property. We bought it in 2016. I'd like to begin by thanking Oshu and Milad for the help

[0:57:23] Voice 7: they've given us in getting through this process. You know, it's intimidating, it's a bit scary,

[0:57:31] Voice 7: and Milad was very forthcoming and helpful when I had some questions. So thank you, Milad,

[0:57:39] Voice 7: for for that this uh beach access that we built replaces an old footpath that was there which we

[0:57:49] Voice 7: used for many years it was a footpath that kind of went we have a kind of a medium bank property

[0:57:55] Voice 7: and it kind of was a switchback path that wasn't great to begin with and it kind of was sloughing

[0:58:03] Voice 7: off over the years and it's become particularly where it ties into the beach area dangerous and

[0:58:12] Voice 7: my wife and I are in our 60s now like I have a bad back and knee she has a bad hip and we also have

[0:58:20] Voice 7: um elderly and disabled family and friends who come so it's really a matter of safety for us

[0:58:30] Voice 7: When we built it, we tried to be thoughtful about how we did it.

[0:58:34] Voice 7: It doesn't contact the ground, try to minimize the amount of ground contact, and by my calculation

[0:58:42] Voice 7: the total contact is less than two square meters.

[0:58:45] Voice 7: We have a stair system that sits just above the ground, not on the ground, not into the

[0:58:52] Voice 7: ground so it allows the weeds and the plant life to go up around it down on the lower level where

[0:59:00] Voice 7: the lower landing is we use these u-heads that just have a very small drill the hole into the

[0:59:06] Voice 7: rock to support the deck and then also the the landing area we we cut it around we tucked it

[0:59:15] Voice 7: back as far as we could go and we cut it around the rocks in the area so we tried to minimize

[0:59:22] Voice 7: disturbance um and and also it doesn't impede any public access um and we believe that it it's um

[0:59:36] Voice 7: similar in size and consistent with other structures and decks and different things that are

[0:59:44] Voice 7: in the neighborhood so um you know that's that's my explanation thank

[0:59:52] Voice 12: you any questions for the

[0:59:54] Voice 12: planner yeah yes

[0:59:57] Trustee Patrick (probable): you do include a lot of uh photos from different

[1:00:00] Trustee Patrick (probable): decks in the area probably many of which might not have any permissions either um you know i

[1:00:07] Trustee Patrick (probable): understand you did your best to minimize and certainly compared to some of the photos you've

[1:00:15] Trustee Patrick (probable): provided your viewers is uh is lovely i think it's an ongoing issue you know i i know getting

[1:00:22] Trustee Patrick (probable): caught by law enforcement and going through this isn't pleasant and i do thank you for doing it

[1:00:26] Trustee Patrick (probable): um and it's just something we've got to get better at getting the word out there through

[1:00:34] Trustee Patrick (probable): real estate agents and others that waterfront access is um is a challenge and uh in particular

[1:00:44] Trustee Patrick (probable): not only the ecosystems that are so valuable there but there's so high likelihood of indigenous

[1:00:51] Trustee Patrick (probable): indigenous cultural heritage sites as well that can be gotten into but other than that I have

[1:01:02] Trustee Patrick (probable): you know this is the path that you've got to take and I appreciate it right back to 20 pages in this

[1:01:12] Trustee Patrick (probable): report 2020. um I know that the South Spring Island local trust committee approved issuance development

[1:01:24] Trustee Patrick (probable): with variance permit p l d v p two zero two five zero three five nine

[1:01:30] Voice 12: second the motion

[1:01:31] Voice 12: any further discussion i know i'll call the question all those in favor

[1:01:37] Voice 12: and the motion carries thank you thank you very much okay next is

[1:01:47] Voice 12: page 137

[1:01:49] Voice 12: 2

[1:01:56] Voice 11: 10 and 2 20 kanaka road rezoning and this

[1:02:03] Voice 12: is platter garuba thank

[1:02:06] Voice 9: you mr chair this staff

[1:02:09] Voice 9: report presents application to amend the salt spring island land use bylaw for subject property

[1:02:13] Voice 9: located at 2 10 and 2 20 kanaka road which proposes to bring into compliance the proposed

[1:02:19] Voice 9: upgrades to the maintenance facility on the subject property the proposed bylaw has been

[1:02:25] Voice 9: been read a first, second, and third time.

[1:02:27] Voice 9: It has also been referred to the applicable agencies

[1:02:29] Voice 9: and no concerns were expressed.

[1:02:31] Voice 9: A public hearing and community information meeting

[1:02:34] Voice 9: was also held for the proposed by-law.

[1:02:37] Voice 9: On November 19, at its regular meeting,

[1:02:39] Voice 9: the proposed by-law was approved by the executive committee.

[1:02:43] Voice 9: Based on all of this, TAP definitely recommends

[1:02:45] Voice 9: that the proposed by-law number 543

[1:02:47] Voice 9: cited as Salt Spring Island Blanding's by-law

[1:02:50] Voice 9: 355-1999 amendment number 2225 be adopted thank you thank

[1:02:59] Voice 12: you do you have any representation

[1:03:03] Voice 12: that's right okay well we've definitely seen this a few times i'll

[1:03:08] Trustee Patrick (probable): make a motion i move that the

[1:03:10] Trustee Patrick (probable): salt spring island local trust committee bylaw number five four three cited as salt spring island

[1:03:15] Trustee Patrick (probable): land use bylaw number three five five nineteen ninety nine amendment number two twenty twenty

[1:03:20] Trustee Patrick (probable): 25 be adopted.

[1:03:23] Voice 12: I'll second the motion. Anything further? No, I'll call the question. All those

[1:03:29] Voice 12: in favor? I'm curious.

[1:03:33] Trustee Patrick (probable): Housing is a successful use.

[1:03:38] Voice 12: Okay, next, starting on page 143 of the

[1:03:43] Voice 12: resuming application for 120 Mansel Road. And this is also Platico-Ruba.

[1:03:50] Voice 9: Thank you, Mr. Chair.

[1:03:52] Voice 9: This is a preliminary staff report for the proposed amendments to the Salt Spring Island

[1:03:57] Voice 9: land is bylaw to rezone subject property at one training muscle road from rural to rural zone

[1:04:03] Voice 9: variants to permit two existing oversized seasonal cottages to be converted into full-time dwelling

[1:04:08] Voice 9: units and to reduce the front lot line set back to 0.95 meters for the existing building

[1:04:15] Voice 9: the subject property is the 1.27 hectare and currently has one single family dwelling two

[1:04:21] Voice 9: two seasonal cottages, and one bath.

[1:04:24] Voice 9: One of the cottages is a legal non-confirming building

[1:04:27] Voice 9: constructed in the 1940s,

[1:04:29] Voice 9: and according to the Landers' Bill,

[1:04:31] Voice 9: in rural zones, lots greater than 1.2 hectares

[1:04:34] Voice 9: but less than 2 hectares are permitted

[1:04:36] Voice 9: to have one single-family dwelling

[1:04:37] Voice 9: and one seasonal cottage.

[1:04:39] Voice 9: However, this is not a consideration

[1:04:41] Voice 9: of the subject property.

[1:04:42] Voice 9: The applicant has therefore submitted

[1:04:44] Voice 9: a resuming application to bring the subject property

[1:04:46] Voice 9: into compliance and has requested an amendment

[1:04:49] Voice 9: amendments to the Landis By-law to permit three dwelling units.

[1:04:56] Voice 9: According to the By-law, in any zone unless otherwise stated, no more than one dwelling

[1:05:01] Voice 9: may be permitted.

[1:05:02] Voice 9: This proposal brings an increase to the permitted number of dwelling units or any lot as specified

[1:05:08] Voice 9: in the Landis By-law.

[1:05:10] Voice 9: If the applicant chooses to decommission one of the cottages as they've mentioned in previous

[1:05:14] Voice 9: conversation with staff, the floor area of accessory buildings and structures and subject

[1:05:18] Voice 9: their property will be within the limits of the maximum floor area of accessory buildings and

[1:05:23] Voice 9: structures permitted a lot greater than 1.2 hectares the zoning amendment can therefore

[1:05:28] Voice 9: be site specific for the second dwelling unit permitted at its current floor area based on

[1:05:33] Voice 9: policies and regulations reviewed staff recommends that the ltc direct staff to proceed with processing

[1:05:38] Voice 9: the application but withhold third reading of the proposed bylaw until the decommissioning of the

[1:05:43] Voice 9: legal non-conforming cottage has happened thank you thank

[1:05:48] Voice 11: you and i believe the applicant is

[1:05:50] Voice 11: joining us online go ahead if you have anything to add uh

[1:05:54] Voice 2: good afternoon um my name is serena claver

[1:05:57] Voice 2: um i am a registered professional planner supporting the property openers with this

[1:06:02] Voice 2: application so i just want to first thank you trustees for the opportunity to be here

[1:06:08] Voice 2: thanks staff for your hard work and communication working through this application

[1:06:15] Voice 2: there's a few things that i wanted to acknowledge the property owner is in the audience

[1:06:20] Voice 2: so if there are specific questions to field to nancy we can do that but ultimately i will be the

[1:06:27] Voice 2: main one representing this application um i think staff did thorough analysis which i appreciate

[1:06:34] Voice 2: appreciate a few things that I wanted to just kind of bring or at least highlight the context

[1:06:41] Voice 2: of the application. So there are currently three dwellings on the property. One that is the single

[1:06:48] Voice 2: family dwelling. One is the building that was constructed in 1940s, was an accessory building,

[1:06:54] Voice 2: was previously changed or altered to a livable space that was prior ownership. There was a bylaw

[1:07:03] Voice 2: enforcement um uh file for that uh there was an ask for it to be decommissioned when the dwelling

[1:07:10] Voice 2: was constructed that obviously never happened i think there's been an online or an open bylaw

[1:07:15] Voice 2: enforcement file that uh kind of was stagnant and the property owner current property owners were

[1:07:22] Voice 2: unaware of this matter when they bought it i recognize that you know this happens from time

[1:07:28] Voice 2: time. And then this other seasonal cottage ultimately is above the actual size. There's a

[1:07:36] Voice 2: jet out to be able to allocate all the servicing required. So I think it's just slightly over the

[1:07:44] Voice 2: allowable size. And if you were to like really be technical with calculations, I think it's

[1:07:49] Voice 2: debatable if it actually is, but ultimately staff have interpreted being oversized. So just want to

[1:07:56] Voice 2: point that out um also want to point out uh the servicing for for water uh rainwater harvesting

[1:08:04] Voice 2: collection has been the predominant uh source of uh water on the property and has been for quite

[1:08:10] Voice 2: some time they are in um a community water system but they haven't been connected for quite some

[1:08:18] Voice 2: time so i think that there is uh proof that this these buildings can operate on an alternate uh

[1:08:24] Voice 2: water supply, which is, you know, with all the water issues on Salt Spring, that's something

[1:08:28] Voice 2: that is important, obviously, to the community. And also, it's an opportunity. Yes, the lot size

[1:08:34] Voice 2: is smaller than what is allowable for this density. Obviously, that's why we're here today

[1:08:41] Voice 2: looking at a rezoning. I think that there's opportunity to consider how this property could

[1:08:49] Voice 2: could be a rural affordable housing option for a property owner.

[1:08:55] Voice 2: You know, you think to the future how this property is going to be used.

[1:08:59] Voice 2: Could there be a family or two couples that come together

[1:09:03] Voice 2: and purchase this property and have a livable space?

[1:09:07] Voice 2: Because, you know, the building that was constructed in 1940

[1:09:11] Voice 2: sits just above 100 square feet.

[1:09:14] Voice 2: So that could house a small family or a couple.

[1:09:17] Voice 2: and then obviously the dwelling and then the cottage itself you know that maybe could house

[1:09:23] Voice 2: a single individual or someone that is comfortable living longer term in you know that size of a

[1:09:30] Voice 2: building which we see on the island so I also wanted to just point out I think staff's analysis

[1:09:39] Voice 2: of policy review ultimately I think that there's more policy that supports something like this

[1:09:45] Voice 2: than that doesn't so i just wanted to kind of recognize that um i won't go into too too many

[1:09:52] Voice 2: more details but i'm happy to field any additional specific questions i guess the other piece is that

[1:09:58] Voice 2: we did support our supply and engineered um water capacity like analysis because that was an ask of

[1:10:05] Voice 2: staff that just shows kind of scenarios of if all buildings were used as dwellings uh would it

[1:10:13] Voice 2: support um the operation or water capacity so that was something that was considered in that

[1:10:18] Voice 2: analysis so um property owners are really trying to to do and work well with with staff to consider

[1:10:26] Voice 2: um this is an option uh right now they aren't all livable dwellings it's just it's we're just

[1:10:34] Voice 2: kind of looking into the future that um what this could be because we have three livable spaces and

[1:10:41] Voice 2: And it doesn't make sense to go and decommission one just because it's, you know, because of regulations.

[1:10:48] Voice 2: And I'm, you know, I uphold the integrity of regulations.

[1:10:52] Voice 2: I'm a professional planner, but I just think that this is an opportunity that we could explore an alternate route when it comes to affordable housing and proven alternate like water sourcing on this property.

[1:11:07] Voice 2: property so i'll leave it there and then happy to answer any questions thank

[1:11:13] Voice 11: you and i just wanted

[1:11:14] Voice 11: to provide you the opportunity if you had anything to add at this time um

[1:11:17] Voice 3: not really i mean it kind

[1:11:21] Voice 3: of doesn't make sense to me when people are looking for places to live on south spring and

[1:11:27] Voice 3: i know that there's a standing resolution on the books about accessory buildings being used as

[1:11:32] Voice 3: going um the cottage is supplied with the rain water and there is another bylaw resolution for

[1:11:41] Voice 3: bigger property i totally understand that where if you have rain water and and it can supply the

[1:11:47] Voice 3: cottage then you're allowed to have a an extension or an add-on of 11 square meters i realize that's

[1:11:55] Voice 3: for a larger piece of property but jet out was already there and we actually had a water leak

[1:12:02] Voice 3: on the property four years ago i want to say we had to have all the underground pipes replaced

[1:12:08] Voice 3: and when they got to the cottage they couldn't find the access because it's a cement pad

[1:12:13] Voice 3: and nobody knew where it was and we didn't because we didn't even know that and they had

[1:12:20] Voice 3: put the pipes through the existing jet out to make the cottage serviceable at all otherwise

[1:12:26] Voice 3: it's been padded water so they did that we've done all that and we've tried to live you know

[1:12:32] Voice 3: we conserve not only with the rainwater but we're also really big into water conservation

[1:12:37] Voice 3: works for us but it won't work for everybody so you know with the we'd like to help people

[1:12:47] Voice 3: we've actually loaned the houses up to people who have needed it and without receiving any

[1:12:54] Voice 3: compensation mainly because we don't

[1:12:58] Voice 1: want to rent it out

[1:12:59] Voice 3: with it kind of being up in the air about

[1:13:02] Voice 3: whether it's acceptable living space or whatever so we do the best we can thank

[1:13:09] Voice 12: you any questions

[1:13:10] Voice 12: or no

[1:13:12] Trustee Patrick (probable): i understand you know you purchased the property these buildings were here

[1:13:15] Trustee Patrick (probable): learn you learned about their situation lessons

[1:13:19] Voice 3: from this property yes yeah

[1:13:21] Trustee Patrick (probable): so i mean this is the

[1:13:23] Trustee Patrick (probable): process to move forward and um i appreciate and thank you for taking a step to move toward

[1:13:29] Trustee Patrick (probable): rezoning it's not for the faint of heart and so thank you um one question i i just wanted to i'm

[1:13:36] Trustee Patrick (probable): trying to understand from the pictures so there's three buildings identified but in the resolutions

[1:13:42] Trustee Patrick (probable): we have before us the third resolution says before third reading demolish one so oh no

[1:13:48] Trustee Patrick (probable): decommissioned

[1:13:49] Voice 3: decommissioned yeah decommission it misspelling all right it would be the front

[1:13:56] Voice 3: building the one that's actually not classified it's uh it was the one in the

[1:14:02] Trustee Patrick (probable): 1940s okay so but

[1:14:05] Trustee Patrick (probable): there'd only be then two buildings on the site no that

[1:14:09] Voice 3: well one just a

[1:14:10] Trustee Patrick (probable): little bit bigger yeah

[1:14:11] Voice 3: Yeah, one is just slightly bigger.

[1:14:13] Voice 3: Island's Trust would like this to be commissioned.

[1:14:15] Voice 3: The front building, which we call the cabin,

[1:14:19] Voice 3: it's actually a livable space for a small family.

[1:14:22] Voice 3: Right.

[1:14:23] Voice 3: And it seems kind of a shame, but we'd like to leave it the way it is.

[1:14:29] Voice 3: And as I said, we've never rented it out.

[1:14:32] Voice 3: We've loaned it out to people in need,

[1:14:34] Voice 3: but we rented it out because we didn't want to rent it out

[1:14:38] Voice 3: and then have to stay and live there anymore.

[1:14:48] Voice 3: It would only be until, you know, as the resolution in the by-law state, until the rental crisis on Salt Spring is ended.

[1:15:01] Voice 3: Then we'd be happy to do commission, because people would have a good space.

[1:15:08] Voice 2: Through the chair, do you mind if I just add one more quick?

[1:15:12] Voice 2: Go ahead.

[1:15:13] Voice 11: um

[1:15:14] Voice 2: i just from reading uh the staff report um recommendations may be slightly confusing

[1:15:22] Voice 2: i think 2a speaks to converting building one and building three to full-time residents and then

[1:15:32] Voice 2: recommendation three kind of contradicts that because it asks for decommissioning

[1:15:38] Voice 2: So I think what our asks are today is that we do proceed with 2A to permit them both as full-time residents.

[1:15:49] Voice 2: The decommissioning for Recommendation 3 is in part of the resolution around keeping seasonal cottages or cottages.

[1:16:00] Voice 2: I guess this would be not in part if they're both going to be full-time residence dwellings.

[1:16:06] Voice 2: dwellings because i think the standing resolution speaks to seasonal cottages being

[1:16:10] Voice 2: full-time use so it

[1:16:13] Voice 3: talks to accessory dwellings

[1:16:15] Voice 2: yeah that's

[1:16:17] Trustee Patrick (probable): full-time but

[1:16:17] Voice 2: yeah the

[1:16:18] Trustee Patrick (probable): old one serena

[1:16:19] Trustee Patrick (probable): was a seasonal cottage and so yeah we just removed

[1:16:22] Voice 3: that my

[1:16:23] Trustee Patrick (probable): task

[1:16:24] Voice 3: is because it's oversized

[1:16:25] Voice 3: slightly but because it's supported by the rainwater system on a slightly bigger property

[1:16:33] Voice 3: allowed because of the rainwater system to have that small jet out it was there and now we can't

[1:16:41] Voice 3: take it out because of the water situation because pipes go through there and we'd actually literally

[1:16:47] Voice 3: have to dig up the

[1:16:49] Trustee Patrick (probable): whole like bottom of the slide so i'm just i'm i'm sorry so i'm trying to

[1:16:55] Trustee Patrick (probable): understand this third

[1:16:57] Voice 2: sure um so yeah so building two is the main dwelling building one was the

[1:17:04] Voice 2: the building that was constructed in 1940 and then later on converted from an accessory building to

[1:17:10] Voice 2: a dwelling and it's just over a hundred or a thousand square feet and then building three

[1:17:18] Voice 2: is the seasonal cottage with the judo that is slightly oversized okay

[1:17:24] Voice 3: apparently when they

[1:17:25] Voice 3: just for historical purposes when they built the main house they were given permission to live

[1:17:31] Voice 3: in that 1940s building that's why it actually was converted into a living residence apparently

[1:17:37] Voice 3: this was back in 2005 we did not buy until 2018 um and when they moved into the main house they

[1:17:46] Voice 3: were supposed to decommission that building and they never did and then crd came and investigated

[1:17:53] Voice 3: it apparently according to the freedom of information that i i had got a whole file on it

[1:17:58] Voice 3: this is on history and then they they investigated it and then it was just dropped for some reason

[1:18:06] Voice 3: but there's no explanation in the freedom of information that i got on it as to why it wasn't

[1:18:14] Voice 3: solved back in 2009 so when we bought

[1:18:18] Voice 3: it we had no idea any of that existed i didn't get that

[1:18:21] Voice 3: information go out through the inquiry in into the buildings because i have no idea

[1:18:28] Voice 3: for the amount of time i scheduled

[1:18:36] Voice 12: absolutely imagine okay um mr chair yes sir

[1:18:43] Voice 12: um planet gruba has some clarification here but okay okay please go ahead thank

[1:18:48] Voice 9: you so um

[1:18:50] Voice 9: recommendation number two so it's actually to permit

[1:18:55] Voice 9: one existing oversized seasonal cottage okay

[1:18:59] Voice 12: so that two should be one yes and then

[1:19:12] Voice 12: so is that building one or building three that

[1:19:15] Voice 9: would be building three

[1:19:16] Voice 12: okay so building one is correct building

[1:19:26] Voice 3: one is the accessory building or should be the accessory

[1:19:29] Voice 3: rebuilding that was temporary right

[1:19:31] Voice 12: yeah i just want to make sure if we're going to

[1:19:34] Voice 12: proceed with any of these that they're they're the right way so if we remove the change two to

[1:19:39] Voice 12: one and remove building one from 2a then that's that's the okay all

[1:19:47] Trustee Patrick (probable): right that starts to make

[1:19:48] Trustee Patrick (probable): sense because i was very confused okay all right then i'm going to proceed all right

[1:19:57] Trustee Patrick (probable): i move the salt spring island local trust committee request staff to proceed with application

[1:20:01] Trustee Patrick (probable): p l r z two zero two five zero zero zero one second the motion uh

[1:20:09] Voice 12: further discussion no

[1:20:12] Voice 12: no i'll call the question all those in favor carries i

[1:20:17] Trustee Patrick (probable): move that the salt spring island local

[1:20:19] Trustee Patrick (probable): trust committee direct staff to prepare a draft bylaw to amend salt spring island land use bylaw

[1:20:25] Trustee Patrick (probable): lot number 355 1999 to rezone lot a section 6 range 4 east north salt spring island cowichan

[1:20:34] Trustee Patrick (probable): district plan vip 56901 from rule r from rural zone to rural zone variant that a permit one

[1:20:48] Trustee Patrick (probable): One, existing oversized seasonal cottage

[1:20:50] Trustee Patrick (probable): to be converted into a full time dwelling unit.

[1:20:59] Trustee Patrick (probable): And B, makes the setback from the front lot line

[1:21:03] Trustee Patrick (probable): 0.95 meters for the existing building one.

[1:21:11] Voice 12: Right, moved.

[1:21:13] Voice 12: Second, any further discussion?

[1:21:17] Voice 12: No, it don't make sense now.

[1:21:19] Voice 12: Okay, and I'll call the question.

[1:21:21] Voice 12: All those in favor, carries.

[1:21:24] Voice 12: carries and

[1:21:27] Trustee Patrick (probable): then the commissioning here um i'm the salt spring island local trust committee

[1:21:34] Trustee Patrick (probable): would hold their reading of the proposed bylaw until the legal non-conforming cottage has been

[1:21:40] Trustee Patrick (probable): decommissioned

[1:21:41] Voice 12: second motion anything further seeing any other questions in favor

[1:21:49] Voice 12: carries as well thank you

[1:21:58] Voice 12: that's that piece all right so then we move on to 14.6 which is uh containing the addendum

[1:22:07] Voice 12: and this is the kingdom school lane road this is also over the planet gorilla thank

[1:22:15] Voice 9: you mr chair

[1:22:16] Voice 9: the staff report presents salt regatta and local trust committee by law number 549

[1:22:29] Voice 9: The proposed bylaw number 549 will change the zoning of the subject property located

[1:22:35] Voice 9: at 154-164 Kingsley in order to permit the development of up to

[1:22:40] Voice 9: $50 units of affordable

[1:22:42] Voice 9: housing, general offices, child care centers, and to reduce the minimum lot size for a proposed

[1:22:47] Voice 9: subdivision.

[1:22:48] Voice 9: The proposed bylaw has been read a first and second time.

[1:22:51] Voice 9: It has also been required to the First Nations and other people agencies.

[1:22:55] Voice 9: The draft housing agreement has also been reviewed by the legal team to ensure that

[1:23:00] Voice 9: the housing agreement is as possible.

[1:23:02] Voice 9: The First Nations response provided support for the application subject to some conditions

[1:23:08] Voice 9: which is the presence of cultural monitors and pre-construction site visits.

[1:23:12] Voice 9: The applicant has been notified of those conditions and have agreed to have them registered as

[1:23:17] Voice 9: of a covenant on title that restricts any groundbreaking activities until these conditions

[1:23:22] Voice 9: have been satisfied. Staff therefore recommends that the draft Salt Spring Island Local Trust

[1:23:27] Voice 9: Committee By-law No. 550 cited as the Salt Spring Island Housing Agreement By-law No. 550-2025

[1:23:34] Voice 9: be read a first and second time. Staff also recommends that the proposed By-law No. 549

[1:23:40] Voice 9: be read a third time and forwarded to the Secretary of Islands Trust for approval by

[1:23:44] Voice 9: the executive committee staff also recommends that the condition of adoption of the proposed

[1:23:49] Voice 9: by the number 549 be the adoption of a housing agreements and registration of title thank you

[1:23:55] Voice 9: thank

[1:23:57] Voice 12: you and anything to add uh what else with the housing agreement uh

[1:24:03] Voice 12: by the

[1:24:11] Trustee Patrick (probable): number five five zero oh that's the

[1:24:14] Voice 12: the

[1:24:14] Voice 11: house permit by law so you asked that it be what a third reading yeah

[1:24:22] Voice 12: and we're in agreement

[1:24:24] Voice 12: with the okay with the house agreement yeah all right yes uh mr chair the staff have recommended

[1:24:38] Voice 12: that that be read two times this time but we do feel that it would be most expedient to ensure

[1:24:44] Voice 12: that this has been submitted for signature prior as you know for for third reading uh however uh

[1:24:50] there's no risk to, the only risk to reading it a third time today

[1:24:54] would be that if there was a change determined to be made prior to

[1:24:58] registration, we would have to re-sign, re-read.

[1:25:02] So it's just kind of apples and bananas at this point.

[1:25:06] However, we do need to, the third reading would allow us to advance to EC

[1:25:09] and Executive Committee and report

[1:25:13] Voice 12: for any other requirements

[1:25:14] Voice 12: at this time. Okay, so barring any unforeseen change that would

[1:25:18] Voice 12: would require rescinding yeah third reading would then accelerate it's it's someone because it was

[1:25:27] Voice 12: understood yeah well

[1:25:31] Trustee Patrick (probable): yeah but it's a low risk in that it can be fixed by rescinding

[1:25:38] Trustee Patrick (probable): right

[1:25:39] Voice 12: yeah it wouldn't it wouldn't require us with the ec approval though we would still have to

[1:25:44] Voice 12: you know right yeah it's and it's a slow risk but that doesn't happen if that if so then it

[1:25:55] Voice 12: has to be dealt with go ahead yeah

[1:25:56] Voice 3: and i just alluded to that just because we're dealing with

[1:26:00] Voice 3: thunders and others that are particularly the clinic partners and partners that are

[1:26:07] Voice 3: we're going to give you this kind of answer i did want to just mention just a little typo

[1:26:14] Voice 3: in the housing agreement and given we want to keep the risk well maybe

[1:26:19] Voice 3: sure

[1:26:19] Voice 12: this would be a good time to point it out to us

[1:26:21] Voice 3: so it's on page 16 of frary's

[1:26:24] Voice 3: package of the addendum package item 2.2 g and there's two references to affordable rental unit

[1:26:39] Voice 3: it in that paragraph that i think should be affordable dwelling unit or sorry affordable

[1:26:45] Voice 3: housing housing

[1:26:46] Voice 12: unit so there's consistency

[1:26:47] Voice 3: right so

[1:26:50] Voice 12: the both of those occasions of rental should be

[1:26:53] Voice 12: housing yeah

[1:26:54] Voice 3: also rental i think that's right that

[1:27:00] Voice 12: makes sense that they're all consistent

[1:27:09] Voice 12: yeah well we definitely want to fix that first is there anything else before we proceed with

[1:27:15] Voice 12: amending the housing agreement

[1:27:20] Voice 12: okay

[1:27:27] Trustee Patrick (probable): agree with that amendment uh

[1:27:30] Voice 12: that amendment seems to be very straightforward

[1:27:35] Voice 12: um so

[1:27:36] Trustee Patrick (probable): lisa we're gonna have to figure out a motion the salt spring island local trust committee

[1:27:50] Trustee Patrick (probable): I guess it's reference to this agenda package it is oh it's attached to I guess bylaw no we just

[1:28:06] Trustee Patrick (probable): amend bylaw number 550 section 2.2 g

[1:28:20] Voice 12: uh it's schedule right schedule schedule yeah schedule

[1:28:24] Voice 12: Schedule A, I guess.

[1:28:25] Voice 12: Oh,

[1:28:26] Trustee Patrick (probable): Schedule A of the bylaw.

[1:28:27] Voice 12: Proposed bylaw 550.

[1:28:29] Voice 12: All right.

[1:28:29] Voice 12: We'll let you guys work on the language first.

[1:28:31] Voice 12: If we could have a two-minute break.

[1:28:33] Voice 12: Yes.

[1:28:33] Trustee Patrick (probable): Sure.

[1:28:33] Trustee Patrick (probable): We're going to

[1:28:34] Trustee Patrick (probable): take a two-minute break.

[1:28:35] Voice 12: Let's take a pause.

[1:28:37] Voice 12: We'll recess for two minutes.

[1:28:39] Voice 12: Let's

[1:28:39] Trustee Patrick (probable): sort this out.

[1:28:41] Trustee Patrick (probable): So,

[1:28:41] Voice 12: Lisa, can you hear me?

[1:28:45] Voice 5: Yes, I can hear you.

[1:28:46] Voice 12: Thank you.

[1:28:47] Voice 12: So, I believe this is Schedule A of Proposed Bylaw 550, Section 2.2G, amended to say,

[1:28:58] Voice 12: It simply replaced the term affordable rental, no what are we, where was that showroom?

[1:29:05] Voice 12: Affordable rental unit with affordable housing unit.

[1:29:08] Voice 12: Yeah, so just replacing the word rental at the end of the paragraph with housing.

[1:29:17] Voice 12: Yeah, there's two instances.

[1:29:19] Trustee Patrick (probable): In that same clause.

[1:29:20] Voice 12: Oh, in the same clause, okay.

[1:29:22] Voice 12: Okay, yeah, so just replacing the term affordable rental unit

[1:29:29] Voice 12: with affordable housing unit twice in this section.

[1:29:50] Voice 5: Okay, I'll read what I have so far through the chair

[1:29:55] Voice 5: that the Salt Spring Island Local Trust Committee

[1:29:58] Voice 5: amend Schedule A.

[1:30:00] Voice 5: of proposed bylaw number 550 section 2.2 g to replace the words affordable rental unit with

[1:30:10] Voice 5: affordable housing unit twice within this section excellent

[1:30:16] Voice 12: that sounds good

[1:30:17] Voice 12: i so move great oh you

[1:30:21] Voice 12: don't move yet we're on

[1:30:22] Voice 12: break right now

[1:30:22] Trustee Patrick (probable): oh we're on break we have to read it again okay

[1:30:27] Voice 11: i think we

[1:30:28] Voice 11: can call ourselves back now

[1:30:30] Trustee Patrick (probable): lisa has to read it again through

[1:30:40] Voice 5: the chair yes that the salt

[1:30:43] Voice 5: spring island local trust committee amend schedule a of proposed bylaw number 550 section 2.2

[1:30:51] Voice 5: g to replace the words affordable rental unit with affordable housing unit twice within this section

[1:30:59] Voice 5: aye so move

[1:31:00] Voice 5: second

[1:31:01] Voice 12: the motion any discussion i'll call the question all those in favor

[1:31:07] Voice 12: motion carries all

[1:31:09] Trustee Patrick (probable): right we took care of that back

[1:31:12] Voice 12: to page two i think it is

[1:31:16] Trustee Patrick (probable): anything else so if we take the chance give it three readings then can we give it three

[1:31:25] Trustee Patrick (probable): readings and just one motion let me just say read a first second and third oh good

[1:31:32] Trustee Patrick (probable): thank you i guess we're ready to proceed

[1:31:38] Trustee Patrick (probable): all

[1:31:39] Voice 4: right

[1:31:40] Trustee Patrick (probable): i move the salt spring island local trust committee bylaw number 549 cited the salt

[1:31:45] Trustee Patrick (probable): spring land use bylaw number 355 1999 amendment number 5 2025 shall not be adopted until a

[1:31:54] Trustee Patrick (probable): A, adoption of the Salt Spring Local Trust Committee

[1:31:57] Trustee Patrick (probable): bylaw number 550,

[1:31:59] Trustee Patrick (probable): cited as Salt Spring Island Housing Agreement

[1:32:02] Trustee Patrick (probable): bylaw number 550, 2025.

[1:32:06] Trustee Patrick (probable): B, filing a notice in the land title office

[1:32:10] Trustee Patrick (probable): over all affected parcels

[1:32:12] Trustee Patrick (probable): that the land is subject to a housing agreement.

[1:32:15] Trustee Patrick (probable): C, registration of a covenant prepared

[1:32:18] Trustee Patrick (probable): at the cost of the proponent under section 219

[1:32:21] Trustee Patrick (probable): 9 of the land title act from the registered owners of uh oh i'm not going to read out the last number

[1:32:31] Trustee Patrick (probable): four

[1:32:32] Voice 12: rates yes um

[1:32:34] Trustee Patrick (probable): that i prohibits any ground disturbance activities until a pre-construction

[1:32:39] Trustee Patrick (probable): walk-through has been completed with representatives of the south first nation's

[1:32:44] Trustee Patrick (probable): land department and uh two requires uh retention of a sale cultural monitors during excavation

[1:32:51] Trustee Patrick (probable): site preparation, and any other activities involving soil disturbance.

[1:32:56] Voice 12: Just before I second it, is it necessary to add as amended after By-law 550?

[1:33:04] Voice 12: Mr. Hutton?

[1:33:05] Voice 12: Pardon me?

[1:33:06] Voice 12: Is it necessary to add as amended after By-law 550 in this motion?

[1:33:11] Voice 12: Yeah, it would be.

[1:33:13] Voice 12: Yeah, okay.

[1:33:13] Voice 12: So let's add that in, please, and then I'm happy to second it.

[1:33:21] Voice 5: Chair Peterson?

[1:33:23] Voice 12: Yes.

[1:33:23] Voice 12: uh

[1:33:25] Voice 5: could you confirm that the as amended goes in section a following so section

[1:33:30] Voice 12: a after 550

[1:33:32] Voice 12: is where i was thinking yes which

[1:33:34] Voice 5: 550. oh

[1:33:36] Voice 11: sorry in in section a i would say uh after salt spring

[1:33:40] Voice 11: island

[1:33:40] Voice 12: housing agreement bylaw number 550 as amended thank

[1:33:44] Voice 5: you all right

[1:33:49] Voice 12: so any further

[1:33:50] Voice 12: the discussion she would cut her eyes crossed i'll call the

[1:33:56] Voice 12: question then all those in favor

[1:33:59] Voice 12: and that carries all

[1:34:02] Trustee Patrick (probable): right and i'm with the salt spring island local trust committee bylaw number

[1:34:05] Trustee Patrick (probable): 550 cited as salt spring island housing agreement bylaw number 550 2025 be ready first second and

[1:34:13] Trustee Patrick (probable): and third time as amended all

[1:34:19] Voice 12: right i will second that motion and for any discussion

[1:34:26] Voice 12: not seeing any i will call the question all those in favor and that carries mr chair yes uh now that

[1:34:34] you have third reading about close by law 550 uh you will need

[1:34:38] Voice 12: a motion to forward that to each

[1:34:39] Voice 12: see through the executive committee you know okay um

[1:34:44] Trustee Patrick (probable): so we'll just that's just the number

[1:34:50] Trustee Patrick (probable): another number four um so we'll come oh i guess so all right so lisa we just have to modify the

[1:34:58] Trustee Patrick (probable): number four to be a bylaw 551 so so

[1:35:05] Voice 12: one is 549 and then again it's a 550. so

[1:35:09] Trustee Patrick (probable): i moved at the

[1:35:09] Trustee Patrick (probable): salt spring island local trust committee bylaw number five five five zero cited as salt spring

[1:35:17] Trustee Patrick (probable): land salt spring island housing agreement bylaw number 550 2025 be forwarded to the secretary of

[1:35:26] Trustee Patrick (probable): the island's trust for approval by the executive committee i'll

[1:35:29] Voice 12: second the motion any discussion

[1:35:32] Voice 12: well the question all those in favor carries i

[1:35:37] Trustee Patrick (probable): move that the salt spring island local trust

[1:35:39] Trustee Patrick (probable): committee bylaw number 549 cited as a salt spring island land use bylaw number 355 1999 amendment

[1:35:47] Trustee Patrick (probable): number five 2025 be ready third time yes

[1:35:54] Voice 12: uh i'll second that i was losing my place

[1:36:00] Voice 12: and i'll call the question all those in favor carries i

[1:36:05] Trustee Patrick (probable): move that the salt spring island local

[1:36:07] Trustee Patrick (probable): trust committee file number 549 cited as salt spring land use bylaw number 355 1999 amendment

[1:36:13] Trustee Patrick (probable): number 5 2025 before to the secretary of the islands trust for approval by the executive

[1:36:18] Trustee Patrick (probable): and

[1:36:20] Voice 12: i'll second that and call question all those in favor motion carries absolutely all right well

[1:36:30] Voice 12: Well, best of luck.

[1:36:33] Voice 12: Thank you so much.

[1:36:35] Voice 3: Thank you, Cheryl,

[1:36:36] Voice 3: for putting up the little emails.

[1:36:40] Voice 3: Nervousness.

[1:36:42] Voice 3: We really appreciate that.

[1:36:44] Voice 3: Well, thank you.

[1:36:45] Trustee Patrick (probable): It's a bit creative to keep you moving forward, but that's okay.

[1:36:50] Voice 4: Well,

[1:36:51] Voice 12: have a good Christmas.

[1:36:53] Trustee Patrick (probable): Yes, well,

[1:36:53] Voice 3: fingers crossed on good news for you.

[1:36:56] Voice 3: Yeah.

[1:36:57] Voice 3: We'll be next year, hopefully.

[1:37:08] Voice 12: All right, now we've moved through all the other items of the agenda of the Augusta, correct?

[1:37:20] Voice 6: Let's not think of anything else.

[1:37:22] Voice 12: And so in that case, the next regular meeting is scheduled for 9.30 a.m.

[1:37:31] Voice 12: February 12th, 2016.

[1:37:35] Voice 12: There was some discussion that we may seek a special meeting perhaps in January, but that's yet to be determined.

[1:37:43] Voice 12: So with that, I believe we are ready for adjournment.

[1:37:46] Trustee Patrick (probable): I so move.

[1:37:48] Voice 12: Thank you, everybody.

ADOPTED 
Salt Spring Island Local Trust Committee ADOPTED 1 of  10 
Meeting Minutes  
December 11, 2025 
     Salt Spring Island Local Trust Committee 
 Minutes of Regular Meeting 
 
Date: Thursday, December 11, 2025 
Location: Meaden Hall 
120 Blain Road, Salt Spring Island  
  
Members Present: 
 
 
Timothy Peterson, Chair 
Laura Patrick, Local Trustee   
Members Regrets: 
 
Staff Present: 
 
 
 
 
 
Others Present: 
Jamie Harris, Local Trustee 
 
Chris Hutton, Regional Planning Manager  
Milad Panahifar, Planner 1  
Oluwashogo Garuba, Planner 2 
Warren Dingman, Bylaw Compliance and Enforcement Manager (electronic) 
Lisa Millard, Meeting Administrator/Recorder (electronic)  
 
There were approximately 6 members of the public present 
 
1. CALL TO ORDER 
Chair Peterson called the meeting to order at 9:35 a.m. Chair Peterson acknowledged that 
the Local Trust Committee is meeting in the territory of the Coast Salish First Nations. 
2. APPROVAL OF AGENDA 
The following addition to the agenda was presented for consideration: 
 
9.4 Correspondence from Community Services 
By general consent the agenda was adopted as amended. 
3. TOWN HALL AND QUESTIONS 
The Chair stated that the Public Hearings for the Proposed Bylaws 543, 544, & 545 have 
been held and as per Meeting Procedure Bylaw No. 197, the Local Trust Committee must 
not permit a delegation to address a meeting of the Committee regarding a bylaw in 
respect of which a public hearing has been held. 
A member of the public spoke to the application to amend the Land Use Bylaw to permit 
three dwelling units on a property and the following points were noted: 
• The property is allowed to have one seasonal cottage and the applicant is requesting 
two cottages to be occupied full time; 
• The application is not consistent with the Official Community Plan as the clause 
allowing a quantity of cottages be permitted to be occupied full time was already met 
through Bylaw No. 512; 

 
 
ADOPTED 
Salt Spring Island Local Trust Committee ADOPTED 2 of  10 
Meeting Minutes  
December 11, 2025 
• The Official Community Plan allows for increases in density for affordable housing but 
the staff report does not suggest a housing agreement be attached to the application; 
• Approval of the application would result in a gift being provided to the property owner 
without a reciprocal gift to the community; 
• The property can connect to the water system at any time and a requirement of rain 
water collection can not be enforced; and 
• There is a moratorium on enforcement on this type of housing yet there has been bylaw 
action taken. 
4. DELEGATIONS - None 
5. TRUSTEE REPORTS 
Trustee Patrick reported the following: 
• She was honored to lay a wreath at the Salt Spring Remembrance Day ceremonies on 
behalf of Islands Trust; 
• Participated in the Ask Salt Spring meeting about shared and co-housing options; 
• Attended BC Ferries engagement session on plans at Crofton and Vesuvius terminals,  
• Met with the Salt Spring Local Community Commission consultant who is working on 
the integrated housing strategy and attended a subsequent public engagement session; 
• Attended the Community Information Meeting on the draft Islands Trust Policy 
Statement; 
• Attended Southern Gulf Island Forum; 
• Attended Financial Planning Committee meeting and Chaired Trust Council, Executive 
Committee, and Gabriola Island Local Trust Committee meetings and the Gambier 
Island Community Information meeting. 
• Highlighted budget deliberations at Trust Council and noted over $200,000 has to be 
budged for election year processes and noted appreciation of sessions with Brody Guy 
regarding Island Coastal Economic Trust’s work and San Juan Council members; 
• Attended the Legislative Gallery when Islands Trust Annual Report was tabled; 
• Attended training sessions for Principled Engagement with Indigenous Peoples, 
webinars on species at risk and protecting shorelines, a session hosted by the 
Municipal Insurance Association on wildfire development permit areas, and the Mount 
Aerosmith Biosphere roundtable. 
 
Trustee Patrick made a statement about the confusion regarding the term floor area ratio 
used as an example of density in a definition in the glossary of the draft Trust Policy 
Statement, stated floor area ratio is not the subject that is being worked on, and noted staff 
had stated in September that inclusion of the term in the definition was an error. She 
explained that through the Trust Policy Statement trustees are trying to address that single 
family housing only zoning is not healthy for communities and the draft contains a 
statement that speaks to floor area and lot coverage limits for residential development 
being considered with intention to minimize environmental impacts. She asked the public 
to keep in mind that the Island Trust mandate was conceived in the early 1970’s long before 
First Nations were acknowledged as partners and potential collaborators, and remains 
rooted in a fifty-year-old framework in a time of dramatically different social and economic 
contexts. 

 
 
ADOPTED 
Salt Spring Island Local Trust Committee ADOPTED 3 of  10 
Meeting Minutes  
December 11, 2025 
6. CHAIR'S REPORT 
Chair Peterson reported the following: 
• Attended Trust Council and highlighted the review of the draft budget, adoption of the 
Chief Administrative Officers recommendations outlined in the Operational Review 
Report, and indicated more work is being done on potential budget reductions through 
Financial Planning Committee and Committee of the Whole meetings prior the March 
Trust Council meeting;  
• The Trust Policy Statement is intended to be a living document and the Trust Policy 
Statement Amendment policy states the document is to be reviewed each term to 
assess content and consider revisions;  
• He and Vice-Chair Maude met with federal representatives from Innovation, Science, 
and Economic Development Canada to discuss the consultation process for cell 
towers and a detailed report will be going to Executive Committee for consideration. 
7. CRD DIRECTOR'S REPORT – none 
The agenda was reordered and item 9 was discussed prior to item 8. 
8. PREVIOUS MEETINGS 
8.1 Draft Minutes of the Salt Spring Island Local Trust Committee 
8.1.1 Draft Minutes of the November 6, 2025 Salt Spring Island Local Trust 
Committee Regular Meeting  
The following amendments to the minutes were presented for 
consideration: 
• Item 5 in fourth bullet point change word “difference” to “different” 
• Item 14.3 in final bullet point change word “acceptable” to “favourable” 
 
By general consent, the Salt Spring Island Local Trust Committee 
Minutes of November 6, 2025 were adopted as amended. 
 8.2 Resolutions Without Meeting Report - None 
8.3 Draft Minutes of the Advisory Planning Commissions - None 
8.4 Local Trust Committee Public Hearing Record - None 
9. CORRESPONDENCE 
9.1  M. Meilht to LTC Email - Dated Nov 16th 2025 - Regarding SGI research and 
report on full-time RV living 
Received for information. 
9.2  Chair L. Patrick to Minister C. Boyle – Dated Dec 2
nd
 2025 – Regarding Salt 
Spring Island Housing 
Received for information. 
9.3  SSI LCC - SSI LTC Special Joint Meeting Minutes Oct 23rd 2025 – Draft 

 
 
ADOPTED 
Salt Spring Island Local Trust Committee ADOPTED 4 of  10 
Meeting Minutes  
December 11, 2025 
Received for information. 
9.4 Correspondence from Community Services 
A Trustee noted ongoing correspondence being written by Community Services and 
asked staff if the writer understood the process of removing land from the 
Agricultural Land Reserve. The Regional Planning Manager indicated staff had 
consistently communicated what is required to advance the issue to the Local Trust 
Committee. 
10. BUSINESS ARISING FROM MINUTES 
10.1 Follow-Up Action List – Dated December, 2025 
The Regional Planning Manager provided a verbal update and the follow-up action 
list was received for information. 
11. WORK PROGRAM 
11.1 Active Projects List – Dated December, 2025 
The report was received for information, the Regional Planning Manager provided a 
brief overview of next steps for the Official Community Plan / Land Use Bylaw 
Review project, and a Trustee noted communications about the project were 
lacking. 
11.2 Future Projects List – Dated December, 2025 
  Received for information.  
12. COMMUNITY INFORMATION MEETING - None 
13. PUBLIC HEARING – None 
The agenda was re-ordered and items16 and 18.1 were heard following item 13. 
16. NEW BUSINESS  
16.1  Draft 2026/27 Salt Spring Island Local Trust Committee Annual Meeting 
Schedule – Request for Decision 
 
 SS-LTC-136 
It was MOVED and SECONDED 
that the Salt Spring Island Local Trust Committee add a regular meeting for 
September 24, 2026 at 12:30 p.m. at Salt Spring Island Meaden Hall. 
CARRIED 
 
SS-LTC-137 
It was MOVED and SECONDED 
that Salt Spring Island Local Trust Committee approve their April, 2026 to 
March, 2027 Business Meeting Schedule as amended 
CARRIED 
 

 
 
ADOPTED 
Salt Spring Island Local Trust Committee ADOPTED 5 of  10 
Meeting Minutes  
December 11, 2025 
18. CLOSED MEETING  
 18.1 Motion to Close the Meeting 
SS-2025-138 
   It was MOVED and SECONDED 
that the meeting be closed to the public in accordance with the Community 
Charter, Part 4, Division 3, s.90(1)(f) for the purpose of considering: 
• (f)law enforcement, if the council considers that disclosure could 
reasonably be expected to harm the conduct of an investigation under 
or enforcement of an enactment; 
and that the Recorder and Staff attend the meeting. 
CARRIED 
The meeting was closed to the public at 10:15 a.m. and reconvened at 10:50 a.m. 
The meeting was recessed at 10:50 a.m. to allow time for the Local Trust Committee to review 
agenda attachment items received late. 
The meeting was reconvened at 11:00 a.m. and item 8 was heard next. 
The meeting was recessed for a break at 11:06 a.m. and reconvened at 12:00 p.m. 
14. APPLICATIONS AND REFERRALS 
14.1 PLDVP20250324 – B. Fossen – 360 Collins Road, SSI – Staff Report 
The Planner summarized the staff report and highlighted the following: 
• The application seeks to vary the Land Use Bylaw to reduce the required 
setback for a sewerage system from the natural boundary of a water body from 
30 metres to 14.9 metres to enable the renewal of an existing system and to 
reduced the required setback for buildings and structures from 15 metres to 
3.22 metres to permit the current siting of the dwelling; 
• A ditch located in the middle of the subject property leaves no suitable 
alternative location for the sewerage system that would comply with setback 
requirements; 
• To date no public correspondence has been received regarding the application 
and the proposed variance would have no impact on the neighbourhood. 
 
The Local Trust Committee had no questions for the Planner.  
   
SS-2025-139 
   It was MOVED and SECONDED 
that the Salt Spring Island Local Trust Committee approve issuance of 
Development Variance Permit PLDVP20250324 (360 Collins Rd). 
CARRIED 
14.2 PLDVP20250388 - K. Taylor - 114 Jackson Avenue, SSI – Staff Report 
The Planner summarized the staff report and highlighted the following: 
• The application seeks to vary the interior side lot line setback from 3 metres to 
1.59 metres to permit the current siting of an existing dwelling and an addition; 

 
 
ADOPTED 
Salt Spring Island Local Trust Committee ADOPTED 6 of  10 
Meeting Minutes  
December 11, 2025 
• The applicant has retroactively applied for a building permit to authorize the 
addition to the existing dwelling; 
• Granting the variance will not alter the established character of the 
neighbourhood and the proposal is supported by the affected neighbour. 
 
The Local Trust Committee had no questions for the Planner.  
   
SS-2025-140 
   It was MOVED and SECONDED 
that the Salt Spring Island Local Trust Committee approve issuance 
of Development Variance Permit PLDVP20250388 (114 Jackson Ave). 
CARRIED 
14.3  PLDVP20250359 - R. Raine - 1150 Sunset Dr, SSI – Staff Report 
The Planner summarized the staff report and highlighted the following: 
• The application seeks a development variance permit to reduce the required 
setback for buildings and structures from the natural boundary of a water body 
from 15 metres to 0 metres to permit the existing siting of a beach access; 
• There are no anticipated impacts on neighbouring properties; 
• Following statutory notification there was no correspondence received to date 
regarding the application. 
 
The applicant was in attendance and spoke to the application 
 
The Local Trust Committee had no questions for the applicant or Planner. 
SS-2025-141 
   It was MOVED and SECONDED 
that the Salt Spring Island Local Trust Committee approve issuance of 
Development Variance Permit PLDVP20250359 (1150 Sunset Dr). 
CARRIED 
14.4  PLRZ20240188 - D. Ovington - 210/220 Kanaka Road, SSI – Staff Report 
The Local Trust Committee has previously provided third reading to the proposed 
bylaw and Executive Committee approved the bylaw at its November 19, 2025 
regular business meeting, and the Local Trust Committee can now consider 
adoption of the bylaw. 
The Local Trust Committee had no questions for the Planner.  
SS-2025-142 
   It was MOVED and SECONDED 
that the Salt Spring Island Local Trust Committee Bylaw No. 543 cited as 
“Salt Spring Island Land Use Bylaw No. 355, 1999, Amendment No. 2, 
2025”, be adopted (PLRZ20240188, 210 & 220 Kanaka Road). 
CARRIED 
 

 
 
ADOPTED 
Salt Spring Island Local Trust Committee ADOPTED 7 of  10 
Meeting Minutes  
December 11, 2025 
14.5  PLRZ20250001 - N. Mullins - 120 Mansell Road, SSI – Staff Report 
The Planner summarized the staff report and highlighted the following: 
• The application seeks to rezone the subject property from Rural (R) to Rural (R) 
zone variant to permit three full-time dwelling units; 
• The property currently contains one single-family dwelling, two seasonal 
cottages, and a barn; 
• The application is in response to bylaw enforcement action for multiple 
unlawful dwellings on the property; 
• The applicant has indicated the structures were in place at time of purchase 
and intends to decommission one of the seasonal cottages and convert it into 
an accessory building at the time the standing resolution regarding unlawful 
dwellings is revoked by the Local Trust Committee; 
• The application seeks to increase the intensity of land use as outlined in the 
Official Community Plan; however, if one of the cottages is decommissioned 
the intensity of land use will not be increased and would be in compliance. 
 
The property owner was in attendance and a representative for the applicant spoke 
to the application and the following comments were noted: 
• There are three dwellings on the property, one is a single-family dwelling, one 
was an accessory building constructed in the 1940’s and altered to a livable 
space by a previous property owner, and the third seasonal cottage is slightly 
above the permitted size due to a jut out allocated to servicing the building; 
• The accessory building had a bylaw enforcement file on it with an action stated 
to decommission the building as a dwelling and the current property owner was 
not aware of this at time of purchase; 
• Rainwater harvesting collection has been the predominant source of water on 
the property for some time and while the property is within a community water 
system they have not been connected to it for some time; 
• There is opportunity to consider how the property could be a rural affordable 
housing option; 
• An engineered water capacity analysis has been provided as requested. 
 
Discussion ensued and the Local Trust Committee confirmed where each of the 
three buildings were located on the site plan provided with the staff report and 
which one was being considered for decommissioning. 
  
SS-2025-143 
   It was MOVED and SECONDED 
that the Salt Spring Island Local Trust Committee request staff to proceed 
with application PLRZ20250001 (120 Mansell Rd). 
CARRIED 
 
SS-2025-144 
   It was MOVED and SECONDED 
that the Salt Spring Island Local Trust Committee direct staff to prepare a 
draft bylaw to amend Salt Spring Island Land Use Bylaw No. 355, 1999, to 
rezone LOT A, SECTION 6, RANGE 4 EAST, NORTH SALT SPRING ISLAND, 

 
 
ADOPTED 
Salt Spring Island Local Trust Committee ADOPTED 8 of  10 
Meeting Minutes  
December 11, 2025 
COWICHAN DISTRICT, PLAN VIP56901 (PLRZ20250001, 120 Mansell Road) 
from Rural (R) zone to a Rural (R) zone variant that: 
a.  Permit one existing oversized seasonal cottage to be converted into full 
time dwelling units 
b.  makes the setback from front lot line 0.95 meters for the existing 
building 1 (as shown in site plan - Figure 3). 
CARRIED 
 
SS-2025-145 
   It was MOVED and SECONDED 
That the Salt Spring Island Local Trust Committee withhold third reading of 
the proposed bylaw until the legal non-conforming cottage has been 
decommissioned.  
CARRIED 
 
14.6 PLRZ20250220 – J. Gauthier – 154 Kings Lane, SSI 
The Planner summarized the staff report and noted the application has been before 
the Local Trust Committee several times, the proposed bylaw to amend the Land 
Use Bylaw had been given first and second readings and advanced through the 
referral period, a draft of the required housing agreement had been received, and 
the proposed Housing Agreement Bylaw be read a first and second time. 
Discussion ensued regarding advantages and risks associated with giving the 
proposed Housing Agreement Bylaw first, second and third reading at the same 
time. 
It was noted reference to affordable rental units in section 2.2 (g) should be 
changed to affordable housing units. 
The meeting was recessed 12:45 p.m. and reconvened at 12:47 p.m. 
SS-2025-146 
   It was MOVED and SECONDED 
that the Salt Spring Island Local Trust Committee amend Schedule A in 
proposed Bylaw No. 550 Section 2 .2. (g) to replace the words “affordable 
rental unit” with “affordable housing unit” twice within this section. 
CARRIED 
SS-2025-147 
   It was MOVED and SECONDED 
that the Salt Spring Island Local Trust Committee Bylaw No. 549 cited as 
“Salt Spring Land Use Bylaw No. 355, 1999, Amendment No. 5, 2025”, shall 
not be adopted until: 
a.  Adoption of the Salt Spring Island Local Trust Committee Bylaw No. 550 
cited as “Salt Spring Island Housing Agreement Bylaw No. 550, 2025 as 
amended. 
b.  Filing of a notice in the Land Title Office over all affected parcels that the 
land is subject to a housing agreement. 

 
 
ADOPTED 
Salt Spring Island Local Trust Committee ADOPTED 9 of  10 
Meeting Minutes  
December 11, 2025 
c.  Registration of a covenant, prepared at the cost of the proponent, under 
section 219 of the Land Title Act from the registered owners of (PID: 003-
106-756, Lot 2, Section 4, Range 3 East, North Salt Spring Island, 
Cowichan District, Plan 23507) that: 
i.  prohibits any ground disturbing activities until a pre-construction 
walkthrough has been completed with representatives of the 
Tsawout First Nation’s Lands department. 
ii.  requires the retention of Tsawout cultural monitors during 
excavation, site preparation, and any other activities involving soil 
disturbance. 
CARRIED 
SS-2025-148 
   It was MOVED and SECONDED 
that the Salt Spring Island Local Trust Committee Bylaw No. 550 cited as 
“Salt Spring Island Housing Agreement Bylaw No. 550, 2025” be read a first, 
second and third time as amended.  
CARRIED 
SS-2025-149 
   It was MOVED and SECONDED 
that the Salt Spring Island Local Trust Committee Bylaw No. 550 cited as 
“Salt Spring Island Housing Agreement Bylaw No 550, 2025, be forwarded to 
the Secretary of the Islands Trust for approval by the Executive Committee. 
CARRIED 
SS-2025-150 
   It was MOVED and SECONDED 
that the Salt Spring Island Local Trust Committee Bylaw No. 549 cited as 
“Salt Spring Land Use Bylaw No. 355, 1999, Amendment No. 5, 2025”, be 
read a third time. 
CARRIED 
SS-2025-151 
   It was MOVED and SECONDED 
that the Salt Spring Island Local Trust Committee Bylaw No. 549 cited as 
“Salt Spring Land Use Bylaw No. 355, 1999, Amendment No. 5, 2025”, be 
forwarded to the Secretary of the Islands Trust for approval by the Executive 
Committee. 
CARRIED 
15. LOCAL TRUST COMMITTEE PROJECTS - None 
16. NEW BUSINESS  
 The agenda was re-ordered and item 16 was heard following item 
  

 
 
ADOPTED 
Salt Spring Island Local Trust Committee ADOPTED 10 of  10 
Meeting Minutes  
December 11, 2025 
17. REPORTS 
17.1 Policy and Standing Resolutions List 
Received for information. 
17.2 Open Applications Report – Dated December, 2025 
  Received for information. 
17.3 Expense Report – Dated September, 2025 
 Received for information. 
17.4 Expense Report – Dated October, 2025 
17.5 Islands Trust Conservancy Board Report – None 
18. CLOSED MEETING  
 18.1 Motion to Close the Meeting 
  The agenda was re-ordered and item 18.1 was heard following item 16 
18.2 Rise and Report 
Chair Peterson will rise and report at the next regular meeting. 
19. UPCOMING MEETINGS 
The next regular meeting of the Salt Spring Island Local Trust Committee is scheduled for 
9:30 a.m. on February 12, 2026 at the Legion Meaden Hall, 120 Blain Road, Salt Spring 
Island. 
20. ADJOURNMENT 
By general consent the meeting was adjourned at 12:49 p.m. 
 
 
 
_________________________ 
Timothy Peterson, Chair 
 
Certified Correct: 
_________________________ 
Lisa Millard, Meeting Administrator/Recorder