Denman Island Local Trust Committee regular meeting, December 16, 2025

[0:00:00] Voice 16: today for this regular meeting with them and i will trust committee it's been a while david

[0:00:08] Voice 16: and i were just speaking i think it's been amazing since we've actually met in person in july there

[0:00:13] Voice 16: was just left all right yeah it was yeah so i was back i think it was may so i'm glad to be back on

[0:00:20] Voice 16: a beautiful day it was starting to start me coming up but uh as devon always never disappoints it's

[0:00:28] Voice 16: a beautiful day out there so hopefully it remains that way to understand ourselves

[0:00:32] Voice 16: So hopefully we can keep the meeting going and everybody will be able to participate properly.

[0:00:37] Voice 16: Anyhow, I want to begin the meeting by acknowledging that we're fortunate to be able to gather

[0:00:41] in the locations across the territory of the Coast Salish people.

[0:00:44] I'm David Podblank on the main island, and I'm chair of the Denver Nile Local Trust Committee.

[0:00:48] I'm joined today by your Denver Nile Local Trust Committee members, David Graham, Sam

[0:00:53] Borkwick.

[0:00:54] Together we make up the Denver Nile Local Trust Committee.

[0:00:56] Voice 16: This meeting is being live-screened and recorded for those who are unable to attend in person

[0:01:00] Voice 16: today.

[0:01:00] Voice 16: The recording will be posted to the Islands Trust website for future viewing.

[0:01:05] Voice 16: We have some staff members joining us today, which I have to find out because I'm lost.

[0:01:11] Voice 16: So we have our Island Planner, Marlis MacArthur.

[0:01:15] Voice 16: We have our other Planner, Marissa Chadwick, who's focused on the housing project.

[0:01:22] Voice 16: We have Warren Dingman, who's our Manager of Biola and Enforcement, who will be presenting

[0:01:28] to us in Canberra later on this meeting.

[0:01:30] We also have Lisa Millard, who is our host on the Zoom

[0:01:35] and our magical person keeping everything going

[0:01:38] and also doing the minutes for us.

[0:01:40] We do appreciate that very much.

[0:01:43] I think that's it for staff today.

[0:01:46] So just to let you know, this meeting is a little

[0:01:48] official forum for you to make decisions

[0:01:50] about matters and discuss relevant business.

[0:01:54] I want to add this place of employment.

[0:01:55] our staff went to a

[0:01:57] Voice 16: safe and respectful workplace so of course we have an agenda of trustees any

[0:02:04] Voice 16: additions comments concerns otherwise by general concern we will adopt those

[0:02:12] Voice 16: the agenda as circulated um so we get right off the top of trustee reports who wants to be the

[0:02:20] Voice 16: The first reporting trustee, not you, Trustee Grail.

[0:02:27] Trustee Graham: Despite the fact that we haven't met as a committee for quite some time,

[0:02:31] Trustee Graham: as a trustee, you might find it informative that I get calls all the time.

[0:02:38] Trustee Graham: Can I do this?

[0:02:40] Trustee Graham: Is it okay if I do that?

[0:02:42] Trustee Graham: And I'm happy to share what knowledge I have.

[0:02:45] Trustee Graham: But at the end of whatever position I am part of,

[0:02:48] I always encourage people,

[0:02:50] Trustee Graham: especially if it's something that, you know, can I build another house?

[0:02:55] Trustee Graham: Can I move my walkway if my neighbor thinks it's cool?

[0:02:59] Trustee Graham: I always say, please talk to our island demographic plan, Carlos McCarter.

[0:03:05] Trustee Graham: That person has got a degree, the yin-yang information in front of her, regulations, the maps,

[0:03:13] Trustee Graham: perhaps the various other ministries that are involved in a lot of the decisions that

[0:03:17] Trustee Graham: we have to run into in the industry of transportation for subdivisions and highways, and all that

[0:03:22] Trustee Graham: stuff.

[0:03:23] Trustee Graham: And so I do enjoy talking to students, but I worry a little bit that I am perceived as

[0:03:30] Trustee Graham: the all-knowing one, and I'm not a political position, decision maker, but I have done

[0:03:38] Trustee Graham: it for a few years.

[0:03:39] Trustee Graham: I think this is 13 years now as a trustee so I'm very familiar with our violence um and and our

[0:03:46] Trustee Graham: policies so I thought I would just share that with you we did have a housing trust

[0:03:54] council meeting in Victoria I attended electronically because I've been dealing

[0:03:58] with some

[0:03:58] Trustee Graham: cough thing that just refuses to go and um it's a really tough one because our budget

[0:04:13] Trustee Graham: So we're going to be doing our best in march before we approve that budget to try and get it down to a more reasonable figure. That's not easy. Just before we started the meeting, our chair and I were discussing the non-discretional, which means we have no choice in the costs that we incur, like the CGE contract.

[0:04:37] you know a lot of our employees are members of that union and

[0:04:40] Trustee Graham: that's a big bump i think it's three

[0:04:43] percent two hundred percent um cost of living and pleasure the rents on our offices et cetera et

[0:04:50] Trustee Graham: cetera so i think we're at seven percent before we add anything and uh you know it's tough i know

[0:04:57] Trustee Graham: that we're all feeling this way with your assistance.

[0:05:01] Trustee Graham: Thank you.

[0:05:03] Trustee Graham: Thank you.

[0:05:03] Voice 9: Yeah.

[0:05:10] Trustee Borthwick: Like the all-knowing one, which he certainly has been for me, it's a huge privilege to

[0:05:16] get to sit across the table from both of these much more experienced trustees, certainly

[0:05:23] earlier in the term.

[0:05:24] And I feel like I'm getting, finding my feet now, but it's been a huge privilege.

[0:05:30] Trustee Borthwick: Yeah, but similar to what David was saying, you know, we haven't had a lot of LTC meetings

[0:05:38] Trustee Borthwick: in the recent past, but there's lots of things that still happen kind of all the time alongside

[0:05:44] Trustee Borthwick: those things.

[0:05:45] Trustee Borthwick: And yeah, one of those things is talking to people every time you leave the house to some

[0:05:51] Trustee Borthwick: degree, which, you know, can be a lot, but is also a huge privilege in a lot of ways

[0:05:57] Trustee Borthwick: and getting to talk and sort of getting to help people through figuring out things that can't be

[0:06:02] Trustee Borthwick: interfacing with government is very stressful personally i find it to be very stressful as

[0:06:07] well so it's it's uh it's a great privilege to get to sort of hopefully try and do it in a way

[0:06:13] that sort of takes some of the stress out of things for people and uh moves things along um

[0:06:19] um and and yeah i mean i frequently defer to staff as well um but uh but yeah this i've also

[0:06:28] been

[0:06:28] Trustee Borthwick: struck recently with how much i want to encourage people to like talk to your neighbors

[0:06:33] Trustee Borthwick: too if there's a problem like go and talk to them first and there's a couple of things recently

[0:06:39] Trustee Borthwick: where it's like this big acrimonious thing and it's not actually people are very concerned about

[0:06:44] Trustee Borthwick: and then it's not actually as big a thing and it was like well if you can talk to people you

[0:06:50] Trustee Borthwick: can talk to your neighbor instead of going to me and us having a long exchange over it

[0:06:56] Trustee Borthwick: you would have realized that all of this is fine i was like well have you talked to the person he's

[0:06:59] Trustee Borthwick: like no i haven't okay well all right maybe that would have helped me nevertheless um it's it's

[0:07:05] Trustee Borthwick: it's a privilege to get to do um yeah trust council was uh was a fairly grueling one

[0:07:13] Trustee Borthwick: Non-budget conversations are not my favorite part of the work, but they are very important.

[0:07:20] And we were privileged to be joined in person by a couple of great speakers, Brody Guy of

[0:07:29] the Islands Coastal Economic Fund, who did a lot of non-government fundraising agency

[0:07:43] Trustee Borthwick: seem to do a lot of very interesting work across the islands they're doing a lot of work

[0:07:47] Trustee Borthwick: reconciliation some really good ways um and we were joined by uh mp elizabeth may

[0:07:54] Trustee Borthwick: uh for dinner one evening as well uh official capacity but it was nice to sort of have her

[0:08:00] come in and she's uh mp for five of the southern belt islands so it's nice to see her um thank you

[0:08:11] okay from the bigger perspective of executive committee um pleased

[0:08:17] Voice 16: to maybe not announce but

[0:08:18] Voice 16: just to say the executive went out for sponsoring the fees um for the housing project on the amcon

[0:08:26] Voice 16: um so those rezoning fees are going to be carried by alice trust some of the

[0:08:32] their tax dollars at this rate but that was a great thing about that uh another thing that

[0:08:36] trust also we had a presentation sort of term vacation of rentals from the province have

[0:08:43] an extremely wonderful staff member there to have an in-depth consultation and

[0:08:49] Voice 16: simply opt-in opt-out

[0:08:51] Voice 16: um process of each local trust committee considers every year um perhaps not a burning issue yes

[0:09:01] Voice 16: Yes.

[0:09:04] Voice 3: Does

[0:09:05] Voice 16: anybody know how the fan works?

[0:09:07] Voice 16: There we go.

[0:09:18] Voice 3: Okay,

[0:09:18] Voice 16: so the housing project was proposed

[0:09:21] Voice 16: on the property.

[0:09:22] Voice 16: So this is Devin Gray.

[0:09:26] Voice 16: So the result, there was an application

[0:09:31] Voice 16: that we approved to sponsor the rezoning fees, so there will be no fees for that.

[0:09:37] Voice 16: And then I was speaking at Trust Council, we had a presentation from the ministry

[0:09:42] Voice 16: in regard to short-term vacation and the ability for local trust communities

[0:09:48] Voice 16: to opt-in or opt-out of the provincial regulations because our trust area

[0:09:52] Voice 16: was specifically excluded, but with the option to opt-in, I was saying

[0:09:57] Voice 16: it's probably not a burning issue on them but i think but you know but i do like it not to be

[0:10:03] Voice 16: but i know on on um definitely on warranty it is a burning issue um so far um salt spring bowen and

[0:10:13] galliano have opted into the program in previous years um and then with basically each vocal trust

[0:10:20] committee has an opportunity every march to opt in or opt

[0:10:23] Voice 16: out um so i'm sure that that will be an

[0:10:25] Voice 16: on our coming agenda for discussions if you wish and we'll see what happens with that

[0:10:30] Voice 16: our trust council was very very as you say busy um a lot of stuff a lot of budget stuff it's

[0:10:38] Voice 16: this year's going to be probably the toughest that we've ever had for budgeting because all

[0:10:43] Voice 16: politicians want zero increase that's always the goal um and this year that's not going to happen

[0:10:49] We have two significant factors externally.

[0:10:53] One

[0:10:53] Voice 16: is, of course, we had the BCGU negotiations

[0:10:58] Voice 16: that resulted in a 2.5% wage increase.

[0:11:01] Voice 16: The other one is that we've basically been told

[0:11:03] Voice 16: we're going to be down $450,000 worth of grant funding

[0:11:07] Voice 16: for various levels of government.

[0:11:09] Voice 16: So that's 4.5% of funding.

[0:11:11] Voice 16: So those two alone is going to get a 7% tax increase.

[0:11:17] Voice 16: And then, of course, we have the normal things, cost of living goes up, rents go up, this

[0:11:24] Voice 16: goes up, that goes up.

[0:11:25] Voice 16: We have to absorb all of those into the budget, and of course, we have wishes and wants of

[0:11:30] Voice 16: things that we'd like to do to make the trust a better place.

[0:11:33] Voice 16: So we managed to get it down a little bit, we managed to bump it up a little bit, we

[0:11:39] Voice 16: managed to get it down a little bit more in December, and our next meeting, we're going

[0:11:44] Voice 16: going to really, really struggle to get things down to a reasonable level. Fortunately, in the

[0:11:51] Voice 16: big picture of things, the impact on the tax credit is not enormous. I believe our director

[0:11:59] Voice 16: of finance said the way it sits right now, the way we've landed currently, which is not where

[0:12:05] Voice 16: we've landed permanently, it's about a $30 a year increase per property. But we'll see what happens

[0:12:13] Voice 16: at the end of the day, because all items are different,

[0:12:16] Voice 16: all property values are different,

[0:12:17] Voice 16: and that's a very general statement.

[0:12:20] Voice 16: And other than that, I just continue

[0:12:23] Voice 16: to beat the drum on the policy statement.

[0:12:26] Voice 16: That is out for public comment and referral.

[0:12:29] Voice 16: So if you have any interest or comments or concerns,

[0:12:32] Voice 16: certainly you can say something here

[0:12:34] at the town hall part of the meeting.

[0:12:37] Voice 16: But we encourage people, go online.

[0:12:40] Voice 16: The website has got excellent areas to give feedback there.

[0:12:45] Voice 16: There's an online survey, but also, if you're not so inclined on the electronic part,

[0:12:51] Voice 16: your local library should have copies of policy statements and feedback forms.

[0:12:55] Voice 16: There's a survey with a self-adjusted stamped envelope available,

[0:12:59] Voice 16: and we really, really want to hear everybody's perspectives.

[0:13:03] Voice 16: I believe that all closes the middle of February, if I remember correctly.

[0:13:07] Voice 16: correctly. So do encourage that because those are our marching orders. That is the basis

[0:13:12] Voice 16: of how we operate the trust with this policy statement. So if you have interest, if you

[0:13:17] Voice 16: have concerns, we would really appreciate getting that feedback. So with that, thank

[0:13:21] you very much.

[0:13:24] Trustee Graham: Absolutely. To add to that, this January Facebook article that I'm writing is all about the

[0:13:31] Trustee Graham: policy statement. So if you're scratching your head wondering what the heck's going

[0:13:34] Trustee Graham: going on. I've given about 700 words as to what it is and where you can find it and how

[0:13:42] Trustee Graham: you can participate in reviewing it and sending us your comments. There is a survey. It's

[0:13:48] Trustee Graham: only a 32-page. The actual policy statement isn't a gigantic document, so that's good.

[0:13:54] Trustee Graham: And it is written in, I believe, user-friendly English, which is also good. But there's also,

[0:14:00] Trustee Graham: I think it's almost a two-hour video that you can watch which was a presentation by the trust staff

[0:14:05] Trustee Graham: and the executive and they they go through the whole thing and so it's as if you have a town

[0:14:11] Trustee Graham: hall in your living room at your disposal and even if the deadline passes we will still have

[0:14:21] Trustee Graham: an opportunity to add your comments to the discussion excellent all right now

[0:14:29] Voice 16: Next on the agenda is the director's report, but I don't see him in attendance, so he's a very busy, very impressed with the work that he does. It's just outstanding.

[0:14:42] Voice 16: So we have what we call public comments, normally no response at all. So this is your opportunity to address the local trust committee.

[0:14:51] Voice 16: We allocate two or three minutes per person to address the Local Trust Committee on issues

[0:14:58] Voice 16: related to reduce on Dem and Island.

[0:15:03] If you're an applicant, you can engage with us at application time in the agenda.

[0:15:12] Voice 16: If you're not an applicant, this is your time to speak to any applications that are before

[0:15:17] Voice 16: the Local Trust Committee.

[0:15:19] Voice 16: So when, as we're going through the agenda, that's our time.

[0:15:24] Voice 16: So if, as I say, if there's an applicant with an application, we will engage with the applicant, but we don't really have the billing to sort of have this ongoing town hall throughout the meeting.

[0:15:35] Voice 16: So this is your time to speak. So go ahead.

[0:15:39] Voice 16: Okay.

[0:15:39] Voice 16: So I just need your name for the-

[0:15:41] Voice 16: It's Brad.

[0:15:42] Voice 11: Brad Harnick.

[0:15:43] Voice 11: And I represent a group of people on the island who want to bring important issues forward.

[0:15:51] Voice 11: I appreciate the work that you do, David, David, and Sam.

[0:15:55] Voice 11: And I appreciate all the work that you came to do, Pam, and David, and Char, and Joan,

[0:16:01] Voice 11: and Melanie, all really important issues about land use and marine issues and zoning and

[0:16:08] Voice 11: that kind of thing. This is an issue whose decision will rest, I think, on whether it's

[0:16:16] something that is a valid issue for the trustees to vote on.

[0:16:21] Voice 11: A letter was sent both to David

[0:16:23] Voice 11: and Sam, our local representatives, explaining what the issue is. It's about the AFC campaign.

[0:16:30] Voice 11: This is a campaign that is being protracted within the last couple of months. It started

[0:16:37] the Burnaby City Council passed their resolution.

[0:16:41] The resolution is

[0:16:42] Voice 11: passed at El River,

[0:16:44] Voice 11: and there's a campaign provincial-wide

[0:16:46] Voice 11: to have local council, local municipalities

[0:16:50] Voice 11: take a stand on what?

[0:16:53] Voice 11: On an ongoing genocide that is happening

[0:16:56] Voice 11: somewhere in the world today in Israel-Palestine.

[0:17:01] Voice 11: The details have been shared again,

[0:17:04] Voice 11: and feedback that we have from David and Sam

[0:17:07] Voice 11: is that they're very much in support of the issue.

[0:17:10] Voice 11: The question is whether David,

[0:17:13] Voice 11: as somebody who is a veteran trustee here

[0:17:18] Voice 11: or representative can see a way for our community,

[0:17:23] Voice 11: people who are represented here

[0:17:25] Voice 11: and the general sense on the island,

[0:17:27] Voice 11: we believe because we've been doing a lot of work

[0:17:30] Voice 11: on the island, that it's a local issue.

[0:17:32] Voice 11: issue. You've seen it all. We have over 60,000 people killed, murdered, many, many thousands

[0:17:45] Voice 11: more mutilated and lives destroyed, 90% of buildings destroyed, habitation completely

[0:17:54] Voice 11: completely destroyed, the ecological systems,

[0:17:57] Voice 11: the subsistence farming capabilities in Palestine,

[0:18:02] Voice 11: completely destroyed.

[0:18:03] Voice 11: So this is something that is happening

[0:18:05] Voice 11: in a completely different part of the world.

[0:18:07] Voice 11: If we can look at that and frame it in terms of

[0:18:13] Voice 11: what would that mean if any part of that touched us

[0:18:18] Voice 11: on our island, we do so much farm to family

[0:18:21] Voice 11: and so many things on the island where we're charitable,

[0:18:24] Voice 11: where we respect each other's rights,

[0:18:26] Voice 11: where the way you talked about being careful,

[0:18:29] Voice 11: talking to your neighbors,

[0:18:30] Voice 11: we have a fabric here that is intact

[0:18:36] Voice 11: because of the way we treat each other.

[0:18:38] Voice 11: The argument we have is that some issues

[0:18:41] Voice 11: have no political jurisdiction,

[0:18:44] Voice 11: no geographic jurisdiction.

[0:18:46] Voice 11: If we care for each other here,

[0:18:48] Voice 11: if those values are important to us,

[0:18:50] Voice 11: they're important if something has happened

[0:18:52] Voice 11: to somebody else in the world.

[0:18:53] Voice 11: Now, what impact we have, I went through the 80s and the anti-apartheid work there.

[0:19:00] Voice 11: I was part of an effort where we divested tens of millions of dollars out of companies that invested in apartheid.

[0:19:08] Voice 11: This is an effort that is a nationwide effort.

[0:19:13] Voice 11: It's a concentrated effort right now in the province to get local representatives to go out of their regular parameters.

[0:19:21] Voice 11: and I've been on the island five, six years now.

[0:19:25] Voice 11: I know all the great work that some good friends,

[0:19:29] Voice 11: some close friends in this room work on.

[0:19:31] Voice 11: I don't want to take any work away from them.

[0:19:34] Voice 11: I don't want to infringe of your mandate

[0:19:37] Voice 11: or your agenda at all.

[0:19:39] Voice 11: But the question is, can we step outside

[0:19:42] Voice 11: of our usual parameters to vote on what has been defined

[0:19:48] as the worst acts of humanity, which is genocide,

[0:19:55] Voice 11: and it's an ongoing genocide. The ceasefire

[0:19:59] Voice 11: hasn't ceased. So I appeal to your conscience, I appeal to your sense of community, and I

[0:20:04] Voice 11: appeal to your sense of, let's just break out of our usual bounds. And I know there's

[0:20:10] Voice 11: so many arguments why we can't, we shouldn't do that. And I think I've probably gone over

[0:20:16] my few minutes there's a couple other people here who want to say something again very much

[0:20:20] appreciate your time and i hope i hope you allow yourself to uh

[0:20:24] Voice 11: vote on the resolutions that both

[0:20:27] Voice 11: david and sam have in their computers thank you hi

[0:20:32] Voice 27: my name is melanie murray i'm just going to

[0:20:36] Voice 27: just give a brief rundown of what the resolution calls for so based on bernabee's precedent the

[0:20:41] Voice 27: motion asks the denman island trust committee to align itself with other bc municipalities

[0:20:45] Voice 27: and efforts to support Palestinian liberation.

[0:20:49] Voice 27: First of all, sign the Apartheid Free Communities Pledge

[0:20:52] Voice 27: by declaring that Denman Islands Trust Committee

[0:20:54] Voice 27: an Apartheid Free Community.

[0:20:57] Voice 27: Number two, support the call on the Government of Canada

[0:21:00] Voice 27: to enact a two-way arms embargo with Israel

[0:21:02] Voice 27: in accordance with Canadian and international law.

[0:21:05] Voice 27: Number three, support reforms to the Gaza Temporary Resident Visa,

[0:21:10] Voice 27: the TRB program, to enable family reunification

[0:21:13] Voice 27: and safe entry for Palestinians displaced by war.

[0:21:17] Voice 27: Number four, support boycott, divestment, and sanctions,

[0:21:20] Voice 27: BDS principles, concerning procurement and contracting policies

[0:21:25] Voice 27: to exclude corporations complicit in human rights violations

[0:21:28] Voice 27: with regular reviews for accountability.

[0:21:31] Voice 27: And finally, number five, recognize and address

[0:21:35] Voice 27: anti-Palestinian racism as a distinct form of racism

[0:21:38] Voice 27: within municipal, educational, and organizational equity frameworks.

[0:21:42] Voice 27: Thank you.

[0:21:46] Voice 2: My name is Theresa Clinton. I live on Denman Island, and I'm here in support of the Pathway Free Community request that we've made to the Islands Trust.

[0:21:58] Voice 2: So why are you guys here today? Certainly not for the big bucks you make, I know that for a fact.

[0:22:04] Voice 2: But you're here because you want to do what's right, because you care about the earth, the islands, and your fellow human beings.

[0:22:12] Voice 2: Why are we here today? There are more wars now on this planet and human rights violations than at

[0:22:20] Voice 2: any time since the Second World War, or what we used to think of as their brothers to the south,

[0:22:27] Voice 2: have threatened us to become their 51st state. After the Second World War, the UN was formed

[0:22:34] Voice 2: and in 1948 the Universal Declaration of Human Rights was crafted, in part because of the horrors

[0:22:41] Voice 2: of the Holocaust. It's tragic that the Israeli government is perpetrating genocide against the

[0:22:48] Voice 2: people of Palestine in spite of what the Jews suffered in World War II. Alex Neve who's a

[0:22:55] Voice 2: retired human life rights lawyer and who's also been given the Massey lectures this year and the

[0:23:01] Voice 2: lectures were on human rights and I think we're going to be lucky enough to get Alex Neve coming

[0:23:07] Voice 2: into the readers and writers festival so it's going to be a wonderful presentation if he comes

[0:23:13] Voice 2: he states that if we don't all stand up and by we he means all of us then we allow injustice

[0:23:21] Voice 2: to deepen the declaration is universal but this will not be so unless we the people stand up and

[0:23:31] Voice 2: declare it to be so. The Declaration says that every organ of society, wherever we are,

[0:23:38] Voice 2: wherever we gather, has to speak up. The island's trust is an organ of society.

[0:23:46] Voice 2: So, you need to overcome the silence. You must become part of the chorus that puts human

[0:23:53] Voice 2: rights first. Thank you.

[0:24:05] Voice 6: Hi, my name is Noah Ross.

[0:24:06] Voice 6: So just briefly to add on to what's been said,

[0:24:10] I think

[0:24:10] Voice 6: that the government and societal structures

[0:24:13] Voice 6: are aspirational and basic sort of function.

[0:24:16] Voice 6: Like they're aspiring to be good government

[0:24:18] Voice 6: and that involves kind of creativity

[0:24:21] Voice 6: and molding to the demands of society as that changes.

[0:24:26] Voice 6: And I think right now we're facing society

[0:24:28] Voice 6: with a lot of, there's increasing amount of violence

[0:24:31] Voice 6: and instability.

[0:24:33] Voice 6: And in response to that, we need to stand

[0:24:35] Voice 6: for humanity and for the uh just stand up for for human rights and that can't as as Teresa said

[0:24:43] Voice 6: should happen through all the different organs that we have in society and it might not seem

[0:24:47] Voice 6: like it's related to um land use planning but it's I think to do good land use planning we need

[0:24:55] Voice 6: to stand up for basic human rights and wherever people are on that so I hope that the council

[0:25:00] Voice 6: versus the application anybody else

[0:25:05] Voice 16: wish to address local trust committee okay thank you

[0:25:12] Voice 16: very much all right so next up we have minutes local trust committee minutes created july the

[0:25:19] Voice 16: 15th for adoption it would be down so so to clarify um we would deal with that somewhere

[0:25:33] Voice 16: we're under correspondence i

[0:25:34] Trustee Borthwick: would assume so just so that so if you didn't hear i wanted to make

[0:25:38] Trustee Borthwick: sure that we were clarifying that us moving on with the agenda is not about not uh acknowledging

[0:25:45] Trustee Borthwick: or paying attention to or caring about the issue we're just there's a there's a later point in the

[0:25:51] Trustee Borthwick: agenda where we generally respond to delegation so it's not about picking around what you're just

[0:25:55] Trustee Borthwick: say one

[0:25:58] Voice 11: or two words on where it goes from here then

[0:26:01] Trustee Borthwick: I mean that's that's the thing that we'll have to discuss like because I we've spoken about

[0:26:06] Trustee Borthwick: sort of because of the nature of our tiny quorum we have we aren't able to talk about these things

[0:26:12] Trustee Borthwick: beforehand so this is a place where we are allowed to talk because we're in the public view

[0:26:16] Trustee Borthwick: um we I haven't had a chance to speak to the other two so I am as in the dark as I was before

[0:26:22] Trustee Borthwick: about where things might be by my exam um it is I think uh something that I want to support

[0:26:31] to the fullest extent of our jurisdiction to do so.

[0:26:37] That's where I feel on this.

[0:26:39] And I agree with Noah's points

[0:26:41] that I think local government should be aspirational

[0:26:44] and that we should be aspiring to make it

[0:26:46] what we need it to be,

[0:26:46] not constrained by what we think it is.

[0:26:51] But I think we'll probably discuss this

[0:26:54] a little bit later on

[0:26:55] Trustee Borthwick: because we do have a lot of work to do.

[0:26:57] Trustee Borthwick: But I just wanted to make really clear to you guys

[0:26:59] Trustee Borthwick: that it was not a question of us

[0:27:00] Trustee Borthwick: not paying attention or hearing you um and that that was not a talus brush off

[0:27:06] Trustee Borthwick: so what

[0:27:07] Voice 21: we

[0:27:09] Voice 16: would be looking at doing under general consent is

[0:27:11] Voice 16: adding the correspondence from afc to correspondence um so at least it captures

[0:27:19] that we'll add that on as 10.8

[0:27:22] Trustee Borthwick: in correspondence and i maybe just will ask staff because i think

[0:27:27] Trustee Borthwick: If this has not been sent to them, would they like me to send it to them?

[0:27:32] Trustee Borthwick: I believe so, yes.

[0:27:35] Planner McCargar: Yeah.

[0:27:36] Planner McCargar: Anytime you receive correspondence to the LTC, it's really helpful

[0:27:39] Planner McCargar: if you can forward that on to North Info.

[0:27:42] Trustee Borthwick: Yeah, it wasn't directly.

[0:27:46] Trustee Borthwick: Certainly, I was sent a letter before as sort of like advice for what's useful to say to us.

[0:27:51] Trustee Borthwick: So it wasn't directly correspondence to the LTC at that point.

[0:27:56] Trustee Borthwick: So I can send it now.

[0:27:58] Trustee Borthwick: but it wasn't directly as a as a piece of correspondence to that so thanks

[0:28:06] Voice 16: so back to a rumor uh miss for july 15th now we have a little thank

[0:28:12] Voice 3: you very much thank you

[0:28:13] Voice 3: so we

[0:28:15] Voice 16: have a little um book scheme um in the minutes um i said that yesterday

[0:28:22] Voice 16: today um we're in the diamond

[0:28:32] Voice 17: portion

[0:28:33] Voice 16: of the of the minutes that substitute for the scheme

[0:28:36] Voice 16: yeah just a cocky face thing um so just need to adopt the minutes um correcting um that part

[0:28:48] Voice 16: of the minutes and so lisa do you have some advice as to what the motion should be to adopt the

[0:28:57] Voice 16: minutes in doing an omnibus correction or are we just going to wing it um

[0:29:04] Voice 28: hi termod thank you

[0:29:06] Voice 28: i think that um i've made the note that on page five of the minutes in resolutions d e two oh two

[0:29:13] Voice 28: five zero four seven zero four nine zero five zero and zero five one to change all references

[0:29:19] Voice 28: to liskety island to demon island and correct the bylaw number to bylaw two five eight and the cited

[0:29:26] Voice 28: bylaw number to bylaw number 258 2025 and then by general consent you can just adopt the uh minutes

[0:29:35] Voice 28: as amended thank

[0:29:38] Trustee Graham: you my goodness

[0:29:42] Voice 16: don't you dare challenge me so let's add

[0:29:45] Voice 16: so so

[0:29:47] Voice 16: lisa just to clarify july 15th because i'm old and i don't remember was that

[0:29:53] Voice 16: an in-person meeting or was it electronic meeting i

[0:29:57] Voice 28: would have to look that up um

[0:30:00] Voice 28: did read the uh the the resolutions in the staff report were correct you read them out correctly

[0:30:06] Voice 28: the error in the minutes was my error of doing a copy and paste it's

[0:30:11] Voice 16: just uh um trustee graham's

[0:30:15] Voice 16: identifying that the header it lists location as being electronic meeting okay

[0:30:21] Voice 28: let me just check

[0:30:22] Voice 28: that for you that

[0:30:23] Voice 16: was it in person it was in person yeah okay so that makes me very confused

[0:30:29] Voice 16: it's definitely been since may yeah those are the only errors that i said okay so anything else

[0:30:36] Voice 16: so by general consent we will adopt the minutes as amended sounds good

[0:30:42] Voice 16: excellent thank you very

[0:30:43] Voice 16: much lisa for all that you do to keep us on our toes and thanks for the easter eggs

[0:30:50] Voice 16: um all righty um so we're 6.2 we have section 26 resolution without meeting report

[0:30:55] Voice 16: report for December 4th, just for your information. We don't have any APC minutes, so business

[0:31:03] Voice 16: arising from the minutes on page 12, 7.1, follow-up. Actually, let's have a quick question.

[0:31:09] I think, again, David and I both got a query about this, or

[0:31:16] Trustee Borthwick: some information, in terms

[0:31:19] Trustee Borthwick: In terms of the way that ABCs are formed, so they are by appointment, and you can, currently

[0:31:28] Trustee Borthwick: we make a call, people express interest, and then we appoint an ABC, which we have been

[0:31:34] unsuccessful with for this term, and community members sort

[0:31:39] Trustee Borthwick: of forwarded to David and I the

[0:31:45] Trustee Borthwick: that it was done in 1987, which seems like it was more of a broad election. I don't know necessarily

[0:31:53] Trustee Borthwick: if that's a better way to do it or not, but he did have a question about when the visa selection

[0:32:01] Trustee Borthwick: was changed, and I personally am like, well I don't know, but we should maybe investigate sort

[0:32:06] Trustee Borthwick: of how that's evolved over time, because it might help us in having a future which we have struggled

[0:32:12] Trustee Borthwick: to assemble at this point um so this is not a thing i'm expecting staff to be able to pull

[0:32:18] Trustee Borthwick: off the top of their heads and all um but i was going to wonder if we might uh inquire if

[0:32:26] if it's possible to find out um how and when the advisory planning uh mission selection process

[0:32:35] was changed, if nothing more than just for information.

[0:32:39] Voice 16: I would suspect that the person who pointed that to

[0:32:44] Trustee Borthwick: would be David Marler.

[0:32:45] Trustee Borthwick: Absolutely.

[0:32:46] Trustee Borthwick: And I'm just bringing it up in a public meeting because I think it's also potentially of interest.

[0:32:51] Trustee Borthwick: But I will ask, kind of a target,

[0:32:54] Voice 16: would you like me to sort of run that past David, or

[0:32:59] Voice 16: do you want to take the ball and run with that?

[0:33:00] Voice 16: So,

[0:33:02] Planner McCargar: I can tell you that the latest bylaw, APC bylaw, for Denman was adopted in 2019, and that replaced a bylaw from 1987.

[0:33:15] Planner McCargar: Okay.

[0:33:15] Trustee Borthwick: So

[0:33:16] Planner McCargar: I could probably pretty easily look up the bylaw in 1987 and see what that said.

[0:33:23] Planner McCargar: And yeah, compare the two. I'm not sure. But 2019 was the latest what we have today.

[0:33:30] Planner McCargar: That's the bylaw.

[0:33:31] Trustee Borthwick: That's a pretty short search in that case. If it was replacing the 1987 bylaw, then that wouldn't change.

[0:33:38] Trustee Borthwick: I don't know

[0:33:39] Planner McCargar: what the 1987 bylaw looked like

[0:33:41] Planner McCargar: I don't know if that process was

[0:33:43] Planner McCargar: in fact an election

[0:33:45] Planner McCargar: type process or not

[0:33:46] Planner McCargar: I

[0:33:47] Trustee Borthwick: have a type out from

[0:33:50] Trustee Borthwick: from that

[0:33:51] and

[0:33:52] Trustee Borthwick: a summary of everyone

[0:33:54] Trustee Borthwick: who was elected in 1987 to the ABC

[0:33:56] but

[0:33:58] Voice 16: so I would suspect

[0:33:59] Voice 16: that the LTC would appreciate

[0:34:01] Voice 16: if you do dig that out

[0:34:03] Voice 16: if you could send that

[0:34:06] Voice 16: forward

[0:34:06] Voice 16: forward. Yeah, just for information. Yeah, that

[0:34:09] Voice 16: should

[0:34:11] Trustee Borthwick: be

[0:34:17] Planner McCargar: a fairly quick search and answer,

[0:34:19] Planner McCargar: so I can do that.

[0:34:20] Trustee Graham: Thank you. And just for information, some islands in the Alex Trust

[0:34:24] Trustee Graham: use their advisory planning commissions a lot more rigorously than Demet has. And I know in past

[0:34:33] Trustee Graham: last years asking for people to put their names forward to the APC. If there's something bubbling

[0:34:40] Trustee Graham: on the island that the local trust committee is considering, that's when people get interested.

[0:34:45] Trustee Graham: They want to know that decision of all, because that's how these things are used. They're used

[0:34:51] Trustee Graham: by the local trust committee to kind of represent a micro version of the community. And it's just a

[0:34:58] Trustee Graham: lot easier to deal with, you know, six people rather than 1500. And then we come back to the

[0:35:02] Trustee Graham: committee and say well we've heard from the apc and and they are recommending that we do this and

[0:35:07] Trustee Graham: well what do you think now we have no problem finding a housing advisory planning commission

[0:35:12] Trustee Graham: because uh the housing review is at the top of many people's minds and uh so that was that was

[0:35:19] Trustee Graham: great and right now i guess from our community perspective there's really nothing really like

[0:35:25] Trustee Graham: what we're going to do would probably be the question around the dinner table why why did

[0:35:29] Trustee Graham: to come to me for it if i don't even know what we should consider so that's probably why we haven't

[0:35:34] Trustee Graham: had anybody say yeah i really want to be on the apc there you go thank you all right so we'll

[0:35:41] Trustee Graham: move forward to follow up after this i'm wondering if uh june 2024 activity number one with the

[0:35:50] Trustee Graham: planner uh from that tomatoes tomatoes thank you uh margaret tomatoes i'm wondering if we can get

[0:35:57] Trustee Graham: that any information on how far along we are

[0:36:01] Trustee Graham: with that particular rezoning application.

[0:36:04] Planner McCargar: I can answer that through the chair.

[0:36:08] Planner McCargar: I believe that Margo is planning to bring a staff report

[0:36:11] Planner McCargar: forward to the January 20th LTC or January 6th,

[0:36:17] Planner McCargar: whatever the January meeting is.

[0:36:19] Planner McCargar: It's the January meeting, great.

[0:36:21] Planner McCargar: I will.

[0:36:22] Planner McCargar: Yeah, so you'll have an update

[0:36:23] Planner McCargar: and a pretty fulsome staff report at that time.

[0:36:26] Trustee Graham: Thank

[0:36:26] Voice 16: you Margo, that's okay.

[0:36:28] Voice 16: all right any other questions from that i don't think some of that is the one that's pressing for

[0:36:33] Voice 16: me all right so we'll move on to delegations um so we have three before us um so we invite the

[0:36:41] delegations to present um i don't know if it is every island i think we're 10 minutes on this

[0:36:48] silent but uh five five five minutes we have such a forgiving chair well

[0:36:57] Voice 16: put it this way i am

[0:36:58] Voice 16: incapable of using technology so provides the guideline but you do your very best so thank you

[0:37:07] Voice 16: so first up we have um which one they said i don't even have a name to this one it says rezoning 15.2

[0:37:16] Voice 16: acre property the new affordable housing zone column welcome thank you my

[0:37:22] Voice 26: name is tara parkinson

[0:37:23] Voice 26: from 4100 pinecrest and i'm here to read our delegation letter dear denman island trustees

[0:37:28] Voice 26: planners and staff we are requesting that the island's trust rezone our current 15 acre r2

[0:37:34] Voice 26: property to a new custom affordable housing zone that has a maximum combined floor areas for

[0:37:39] Voice 26: housing and other buildings this custom zone would have eight affordable housing units including the

[0:37:44] Voice 26: existing house regulated by a housing agreement held with the island's trust the three ravens

[0:37:50] Voice 26: non-profit cooperative and on title title will be transferred to the three ravens non-profit

[0:37:55] Voice 26: limited equity affordable housing cooperative affected with rezoning three ravens will not

[0:38:01] Voice 26: have the burden of mortgage or debt we are trying to affect affordable housing change while we still

[0:38:06] Voice 26: can to ensure the property is forever left in the best possible configuration for denman island

[0:38:12] Voice 26: affordable housing. This will be a land share

[0:38:15] Voice 26: similar to others on Denman, specifically Coho.

[0:38:18] Voice 26: Providing affordable housing is a social justice, a moral and ethical imperative, and is at the core

[0:38:24] Voice 26: of Three Ravens' mandate. There are no riparian areas, environmentally sensitive features,

[0:38:30] Voice 26: sensitive ecosystems, steep slopes, standing or running water on the land.

[0:38:35] Voice 26: The property is more than 300 meters away from the Comas Bluffs. About 83% of the lot will be

[0:38:41] Voice 26: commonly shared. This was the largest, least-logged Parklands Phase 1 R2 lot, with about one-third

[0:38:48] Voice 26: unlogged. We're planning to keep another third of the property for natural regrowth and as a

[0:38:53] Voice 26: neighbor buffer, so we would be protecting about two-thirds of this fully deer-fenced property.

[0:38:59] Voice 26: There will be no industrial or commercial activities, short-term vacation rentals,

[0:39:03] Voice 26: or secondary suites. Just normal home-based businesses, if any. The property will be out

[0:39:10] Voice 26: of the housing market forever with no subdivision the estimated 943 000 amenity is our donation to

[0:39:17] Voice 26: the denman island community providing eight affordable homes in perpetuity

[0:39:22] Voice 26: we request the executive committee sponsor our rezoning fee and any internal legal fees as this

[0:39:28] Voice 26: is for affordable housing

[0:39:30] Voice 9: three

[0:39:31] Voice 26: ravens will be a self-managed practical eco-village living lightly

[0:39:34] Voice 26: on the land, protecting the ecosystem, and balancing collective and individual values.

[0:39:40] Voice 26: Decisions were made by consensus. Members would want to invest in shared community living

[0:39:45] Voice 26: and are not looking to a home as a financial investment. Three Ravens will be an affordable

[0:39:50] Voice 26: housing option for existing Denman residents

[0:39:53] Voice 26: in the bottom third of Canadian wealth that

[0:39:56] Voice 26: do not own property and currently have no hope of owning. We're targeting truly affordable

[0:40:01] Voice 26: affordable home pricing by replicating property to income ratios when housing was affordable

[0:40:06] Voice 26: back in the late 1960s and 70s. We use Canada's census information for Three Ravens member share

[0:40:13] Voice 26: pricing and for home resale. This decouples land and house pricing from the property market

[0:40:19] Voice 26: and ties it to the Denman individual median after-tax income, aka the median, about

[0:40:25] Planner Chadwick (probable): $35,000

[0:40:26] Planner Chadwick (probable): as of last

[0:40:27] Voice 26: year we're pricing member voting shares the 0.3 acres attached to the home

[0:40:32] Voice 26: at one times median for about 35 000 and the maximum for a home sale at 4.5 million for about

[0:40:39] Voice 26: 157 000. with this type of land share the cooperative owns the land even under your home

[0:40:45] Voice 26: and limits the equity value the proposed seven new homes are clustered together and near electrical

[0:40:52] Voice 26: road and driveway access, and to the proposed small common house.

[0:40:57] Voice 26: All seven home locations are in previously clear-cut logged areas from the late 1990s

[0:41:02] Voice 26: and are close to existing transformers to minimize costs.

[0:41:06] Voice 26: The seven new homes, averaging 900 square feet, include composting toilets, rainwater

[0:41:12] Voice 26: catchment, approved rainwater systems, and a property limit on floor area of dwellings

[0:41:17] Voice 26: and outbuildings, using an environmentally sustainable approach to increase density.

[0:41:22] Voice 26: If decided by members, there will be a shared laundry and shower in a small common house, a workshop, and community gardens.

[0:41:30] Voice 26: Members will be grid-tied and have ductless heat pumps supplied by grants and the co-op.

[0:41:35] Voice 26: We will minimize fossil fuel and wood burning to keep costs down and the air clean.

[0:41:40] Voice 26: The Three Rings founders have a net zero-plus electricity focus, care for the land and the ecosystem deeply,

[0:41:46] Voice 26: and want to share living on this quiet, peaceful, rural cooperative with other considerate folk

[0:41:52] Voice 26: that may have no other homeownership option.

[0:41:55] Voice 26: If and when rezoning is approved, the project is shovel-ready.

[0:41:59] Voice 26: Free Ravens will provide stable, affordable, long-term housing for eight Denmanite households

[0:42:03] Voice 26: that would otherwise be reliant on the unpredictable, unaffordable rental market.

[0:42:08] Voice 26: Free Ravens will enhance the vibrancy, sustainability, and diversity of Denman,

[0:42:12] Voice 26: offering more opportunities for direly needed, truly affordable housing.

[0:42:17] Voice 26: Thank you for your consideration and time.

[0:42:20] Voice 9: Thank you very much.

[0:42:26] Voice 9: Okay.

[0:42:27] Voice 16: Our second delegation is the Denver Community Housing Society.

[0:42:33] Are

[0:42:34] Voice 8: we going to be able to show those slides?

[0:42:37] Voice 8: No.

[0:42:37] Voice 8: My goodness, no.

[0:42:39] Voice 8: We have to go to know that.

[0:42:42] Planner McCargar: I'm able to share them to the LTC on my screen,

[0:42:46] Planner McCargar: and they'll be broadcast to anyone watching.

[0:42:49] Planner McCargar: but unless we can get it on the screen that I see trustee Borthwick looking at

[0:42:54] Planner McCargar: it'll just be available to the trustees yeah

[0:42:58] Voice 14: this

[0:42:59] Trustee Borthwick: needs to be connected to the

[0:43:13] Trustee Borthwick: cameras. Yes. Okay. Marlis, can I get you to send me a link to the Zoom? I couldn't find it, but

[0:43:21] Trustee Borthwick: it should be in the calendar.

[0:43:26] Planner McCargar: Do you want me to send that by email?

[0:43:29] Trustee Borthwick: Yeah, that'd be great. Or I guess, no. Double click that. Yeah. David has pointed me to that.

[0:43:36] Trustee Borthwick: There we go. We've got one of

[0:43:39] Trustee Graham: the advantages of having a governor and trustee who is

[0:43:42] Trustee Graham: is technologically in the groove, as opposed to some of the sluggards.

[0:43:48] Voice 17: Yes, some of us, the majority.

[0:43:52] Voice 17: It's just what it is.

[0:43:57] Voice 20: The

[0:44:15] Voice 17: quality is amazing.

[0:44:18] Voice 17: If you can use it.

[0:44:21] Voice 17: Exactly. That's why I call it amazing.

[0:44:39] Voice 9: Amazing.

[0:44:42] Voice 8: Thanks, Eric.

[0:44:43] Voice 8: All right,

[0:44:45] Voice 17: there you go, sir.

[0:44:58] Voice 8: Thank you, thank you. My name is David Rickards and I am a director on the Tenant Community Housing side and also four other members here from our group.

[0:45:10] Voice 8: I'm actually going to talk about this property twice today, but this first time is about

[0:45:15] Voice 8: the MCON workshop rezoning, so that's the operating part of the workshop.

[0:45:21] Voice 8: We'll talk about the other part of it later.

[0:45:25] Voice 8: This is an interesting opportunity.

[0:45:27] Voice 8: We have an opportunity because the owner is interested in doing this, to rezone the currently

[0:45:34] Voice 8: currently operating for affordable housing the uh the yard is actually leased to main road until

[0:45:42] Voice 8: 2033 so that rezoning wouldn't uh become effective until then but what we like about this is it sets

[0:45:51] Voice 8: aside a really excellent location for affordable housing in the future so it's not something that's

[0:45:57] Voice 8: going to require a lot of action now that's not going to be developed in the short term

[0:46:01] Voice 8: but it does reserve this property for affordable housing in a really ideal location.

[0:46:06] Voice 8: So that's the concept. You can see it's highlighted there. The sort of bigger portion

[0:46:12] Voice 8: that's in orange of the work share property is the part we're talking about and we'll talk about

[0:46:17] Voice 8: the other part a little bit later. If I missed any points that you deal with this is to do an

[0:46:29] Voice 8: amendment to the OCP to allow that to have that rezoning changed and then obviously the wording

[0:46:36] Voice 8: has to be appropriately done so that it can maintain its current use as a work shard until

[0:46:43] Voice 8: 2033. so that's the concept and then it just seems like a really good opportunity this owner

[0:46:49] Voice 8: has been really helpful to us and he's done similar things on gabriel as well

[0:46:54] Voice 8: so really interested in affordable housing himself that's it thank you very much

[0:47:06] Voice 16: All right, and next we have the Association for the Dept of Marine and Marine Stewards.

[0:47:13] Voice 16: Does anybody else have slides?

[0:47:15] Voice 16: I do.

[0:47:17] Voice 5: Okay.

[0:47:17] Voice 5: All right.

[0:47:18] Voice 9: I'll leave it there.

[0:47:20] Voice 9: It'll be the same thing.

[0:47:25] Voice 19: So at this time, we just want to, my name is Melanie Houston, and I'm here for the Dept

[0:47:31] Voice 19: of Marine and Marine Stewards.

[0:47:32] Voice 19: At this time, we just wanted to give you a heads up that there is an application for expansion of rafts by a grower that would impact the marine conservation zone that's under the jurisdiction of the Adventist Trust.

[0:47:52] Voice 19: And we would have a significant problem with that being approved.

[0:47:58] Voice 19: It's working its way through the provincial government at this time.

[0:48:02] Voice 19: um i've been engaged with them since january and as of december 9th it is still in the pipeline

[0:48:10] Voice 19: however it has been finalized and they have committed to me that that will come to all

[0:48:17] Voice 19: relevant government agencies so it will come to you and at that point it needs uh publication

[0:48:26] Voice 19: and public hearings so we will speak to that there but I wanted to give you the

[0:48:33] Voice 19: information on it and find the appropriate contact to keep them

[0:48:39] Voice 19: informed as to where this is the location of this is just off Denman

[0:48:46] Voice 19: Point. It's been an issue since about

[0:48:50] Voice 19: 2018. Adams

[0:48:55] Voice 19: has been engaged with various parties on this,

[0:48:58] Voice 19: right from the owner, the new owner, the association,

[0:49:04] Voice 19: the DFO, the provincial government.

[0:49:08] Voice 19: So it was brought up previously

[0:49:10] Voice 19: to the Ivins Trust in 2020

[0:49:14] Voice 19: 2020 and there was an enforcement action that was initiated at that time. I went back in our

[0:49:23] Voice 19: records and I'm unable to find the results of that. So one of our asks would be if that information

[0:49:33] Voice 19: is available, if it could come back to us so that we have a good record as to what's happened on

[0:49:39] Voice 19: this file. So that was January 2020, January 21st 2020 and that went to was

[0:49:51] Voice 19: responded to by Warren Damon and hopefully Warren has better records than

[0:49:59] Voice 19: we did on that

[0:50:00] Voice 19: file. The other thing that I would ask is if you can give me a

[0:50:06] Voice 19: contact to make sure that we're sharing whatever information i get from the province so that you

[0:50:14] Voice 19: have an appropriate heads up as to when it comes to you it'll come up at a future meeting i'm sure

[0:50:21] Voice 19: and certainly at a public meeting but so i pretty much can't overstate our opposition to having a

[0:50:31] Voice 19: a rapid expansion into the marine conservation zone.

[0:50:36] Voice 19: So

[0:50:36] Trustee Graham: just a question.

[0:50:37] Trustee Graham: So this expansion is outside

[0:50:40] Trustee Graham: of the current management lease area

[0:50:44] Trustee Graham: in an area that's zoned conservation?

[0:50:46] Trustee Graham: Correct.

[0:50:47] Trustee Graham: Islands Trust zoning conservation.

[0:50:48] Trustee Graham: So why wouldn't it come to,

[0:50:51] Trustee Graham: and this is a question actually to Marvis,

[0:50:52] Trustee Graham: why wouldn't it come to Islands Trust first

[0:50:54] Trustee Graham: for a rezoning application before it goes

[0:50:56] Trustee Graham: to the province and vehicle?

[0:50:58] Trustee Graham: about how to require it if you can answer that more if you can't well

[0:51:05] Planner McCargar: so if it is a rezoning

[0:51:07] Planner McCargar: then yes it would come to the ltc we'd receive an application and you'd see a preliminary staff

[0:51:14] Planner McCargar: report just the normal process if it's a crown lease or uh you know then that would just be as

[0:51:20] Planner McCargar: a referral so that goes just to staff and those aren't um typically shared with the ltc that's

[0:51:26] Planner McCargar: just an internal staff referral so we haven't received it as as a rezoning i know that there

[0:51:34] Trustee Graham: is just another question so but they can't lease a piece of water that's not zoned appropriately

[0:51:41] Trustee Graham: no

[0:51:42] Planner McCargar: so if if that's if the process is um that they've applied for a crown lease and then the

[0:51:47] Planner McCargar: referral comes to us we would outline that in the referral back that would say they need to get a

[0:51:52] Planner McCargar: rezoning in order for this to comply with local bylaws. So I can check in. I personally haven't

[0:52:01] Planner McCargar: received a Crown lease referral, but I don't know there could be other planners that are working on

[0:52:04] Planner McCargar: that.

[0:52:06] Voice 19: I do not believe that it has been sent to you as of this time. The other concern that has

[0:52:13] Voice 19: been raised as we've had multiple conversations with different parties is that the company making

[0:52:21] Voice 19: the application being sound oyster may not fully understand that they are not in compliance and may

[0:52:29] Voice 19: not have noted that on their application so they in conversation were unaware that their expansion

[0:52:38] Voice 19: would put them into the marine conservation so they were unaware that there was a marine

[0:52:43] Voice 19: conservation zone there the province

[0:52:45] Voice 19: knows the province has it i've also gone back to

[0:52:50] Voice 19: them to say there is this concern uh so please watch the paperwork on that and make sure that

[0:52:58] Voice 19: it's noted there the one of the bigger issues that we have been engaged with them on is that

[0:53:05] Voice 19: this expansion or a good portion of it has happened and they are sort of retroactively

[0:53:11] Voice 19: actively applying to have the expansion approved. So that's been the nature of engaging TFO,

[0:53:22] Voice 19: engaging the province, etc. More than anything, I wanted to give you a heads up that this

[0:53:28] Planner Chadwick (probable): isn't a

[0:53:29] Voice 19: pipeline. It is coming through, and it will keep you informed on it, and that

[0:53:35] Voice 19: we will be opposed to it.

[0:53:36] Voice 19: Okay,

[0:53:38] Voice 16: thank you. It is a concern. Just last year, or actually earlier this year, the province approved a GUI license on Thetis Island with no constipation.

[0:53:51] Voice 16: So assuming that's going to cross the path of Miles Trust, don't assume that.

[0:53:58] Voice 16: So I would encourage you to keep your heat on that. We will encourage staff to keep their eyes on it.

[0:54:05] Voice 16: And

[0:54:05] Trustee Graham: perhaps when we're talking to Warren, we can ask him to pick up the answer.

[0:54:09] Trustee Graham: That would be great.

[0:54:10] Trustee Graham: January 21, 2025.

[0:54:12] Trustee Graham: Yeah.

[0:54:13] Voice 16: The date really helps because it's, you know.

[0:54:17] Voice 19: And is there a specific contract that you would like me to use?

[0:54:21] Voice 16: It would be Barnas.

[0:54:23] Voice 16: Barnas?

[0:54:23] Voice 16: Yes.

[0:54:24] Voice 16: Okay.

[0:54:25] Voice 9: Yeah.

[0:54:26] Voice 16: I can get it.

[0:54:27] Voice 16: Okay.

[0:54:28] Voice 9: Great.

[0:54:28] Voice 9: to the process

[0:54:29] Voice 16: and i think the lpc will just identify the staff that anything that comes across

[0:54:35] Voice 16: we would like to see at least be kept in the loop so go ahead yeah

[0:54:42] Voice 18: i just wanted to speak to us as

[0:54:44] Voice 18: well some of the language that makes it especially meaningful to me i'm from adams as well i'm their

[0:54:50] Voice 18: chair dory woodward is that i we view it as precedent saying in the sense that over the past

[0:54:58] Voice 18: six years or so, they moved from having 10 rafts to having as many as 60. And most of them moved

[0:55:06] Voice 18: into the marine conservation zone. But they sort of made it a fait accompli. And so that other

[0:55:15] Voice 18: shellfish growers and processors observe this and see that the method for getting your rafts

[0:55:22] Voice 18: there is to move

[0:55:24] Voice 18: in first and then

[0:55:26] Voice 18: ask for

[0:55:28] Voice 18: legitimization

[0:55:30] Voice 18: afterwards.

[0:55:32] Voice 18: That's part of the reason why we're

[0:55:34] Voice 18: particularly worked up. We don't want that

[0:55:36] Voice 18: process to work

[0:55:37] Voice 18: in our zoning.

[0:55:40] Voice 19: We also wanted to keep the enforcement

[0:55:43] Voice 19: folks

[0:55:43] Voice 19: advised on it so

[0:55:46] Voice 19: that they're able to have a look at it

[0:55:48] Voice 19: prior to

[0:55:50] Voice 19: and

[0:55:53] Voice 19: be informed as to whether it is in the marine conservation zone or not in it

[0:55:58] Voice 19: and take the appropriate action

[0:56:00] Voice 16: so you're suggesting that the july 24 2020 that's an open

[0:56:07] Voice 16: file or we

[0:56:09] Voice 19: don't have anything that shows it as closed i'm not sure what action was taken and if

[0:56:16] Voice 19: it was closed so i would suggest if you if

[0:56:19] Voice 16: what you're saying is what's going on it might be

[0:56:22] Voice 16: worthwhile to put in another bylaw complaint which is very easy through the website yeah um

[0:56:27] Voice 16: if you've externally put in a bylaw complaint through the website which is very very easy to do

[0:56:38] Voice 16: that will ratchet up a little bit more and then do you want to discuss this in a new business as

[0:56:43] Voice 16: far as further

[0:56:44] Trustee Borthwick: action i mean it's certainly something that i've been hearing about a lot

[0:56:48] Trustee Borthwick: And I, for a while, Dorian and Melanie and I have talked about this for some time.

[0:56:54] Trustee Borthwick: I think it's important.

[0:56:55] Trustee Borthwick: I think it's disturbing that there is that sort of asking for forgiveness, not permission

[0:57:00] Trustee Borthwick: model happening.

[0:57:02] Trustee Borthwick: And obviously, we know that it exists.

[0:57:06] I, yeah, I'm willing to, I'll be interested to ask Managing Chairman about the history

[0:57:12] of the file.

[0:57:14] Trustee Borthwick: And yeah, let's have a discussion on a new business.

[0:57:16] Trustee Borthwick: I mean, I don't know.

[0:57:17] Trustee Borthwick: there's a whole bunch to discuss specifically but i think it would be good

[0:57:20] Voice 16: to go but you might want

[0:57:22] Voice 16: to write it right so let's just pop it in this system we'll discuss it further i just have one

[0:57:29] Voice 16: question absolutely has

[0:57:31] Trustee Graham: um adams made a complaint to the dfo regarding the expansion of the solution

[0:57:37] Trustee Graham: yes did you get any did they did they investigate tell you they did anything at all

[0:57:47] Voice 19: it's been responded to a number of times over the years uh the it's been bounced around between

[0:57:54] Voice 19: transport canada uh dfo and the province for now we have been told that there is a drop of pay

[0:58:03] Voice 19: that is even so waiting for that to be reviewed with the last response that we have

[0:58:09] Voice 19: We do have so many. I

[0:58:13] Trustee Graham: know that. They can't arbitrarily expand into a non-zoned area.

[0:58:23] Trustee Graham: So I

[0:58:23] Voice 18: just have a question and it may relate to the geoduck thing that happened as well.

[0:58:29] Voice 18: Since the Islands Trust is the lowest level of the trio that are all involved in this,

[0:58:36] Voice 18: this, can you simply be ignored? That there is a, is there some kind of memorandum of

[0:58:44] Voice 18: understanding or something that say, well, zoning is great, but X takes precedence in

[0:58:49] Voice 18: certain situations. You know, like my name is right.

[0:58:54] Voice 16: I'll certainly defer to Planet MacArthur, but technically speaking, no. But I do know

[0:59:01] Voice 16: in the case of Tavis Island, yes. So it's that sometimes the bureaucracy doesn't take

[0:59:08] Voice 16: all the boxes appropriately.

[0:59:11] Voice 16: Well,

[0:59:12] Voice 18: this is something we're concerned too, that there is a box, but somehow it gets,

[0:59:17] Voice 18: you know, that says, does this comply with local zoning? And if there's nothing there,

[0:59:23] Voice 18: then the machinery grinds on ever so conveniently without there being this, you know, information

[0:59:29] Voice 18: information threaded into the decision making, right?

[0:59:34] Voice 18: So yeah, we've had this zoning just FYI since 1995 and it was really based on a period where

[0:59:45] Voice 18: the industry was converting to rafts from having long lines held up by barrels and we

[0:59:52] Voice 18: began to see what the consequences would be and there were a lot of applications going

[0:59:57] Voice 18: when we are short, right?

[1:00:00] Voice 18: and at that point the community came together after having cleaned up a lot of trays that are

[1:00:04] Voice 18: you know underneath the rafts and decided we really don't want our shores to be encumbered

[1:00:10] Voice 18: in this way and at that point we created the zone so it has held for quite a long time quite

[1:00:17] Voice 18: successfully 30 years a whole generation really um but now you know there there is this other method

[1:00:24] Voice 18: right called just move in and and and we have correspondence with all the parties but with the

[1:00:35] Voice 18: crown that where they say perhaps we can just come to some kind of agreement you know sort of saw it

[1:00:42] Voice 18: off so they have been looking for a way but it wasn't entirely formal so the formal process

[1:00:51] Voice 18: that should be where we get to really have our say thank you very

[1:00:57] Voice 16: much right so we move on to

[1:01:02] Voice 16: section nine oh were you jumping in on this are you just

[1:01:09] Planner McCargar: uh jumping in for section nine here

[1:01:10] Planner McCargar: okay

[1:01:11] Voice 16: section nine okay so 9.1 page 21 uh that's pl rz 2024-0055

[1:01:19] Voice 16: by Demo-Conservancy, Madam Carter.

[1:01:24] Planner McCargar: Yeah, so I'll just do a brief intro.

[1:01:26] Planner McCargar: This report's being brought forward

[1:01:28] Planner McCargar: following the cancellation of the October LTC meeting

[1:01:30] Planner McCargar: due to strike action.

[1:01:32] Planner McCargar: So as a result, the timeline has shifted

[1:01:33] Planner McCargar: and the report's coming forward at this time.

[1:01:36] Planner McCargar: So you might've noticed that some of the dates

[1:01:38] Planner McCargar: in the report were more reflective

[1:01:40] Planner McCargar: of that October timing.

[1:01:43] Planner McCargar: This report summarizes the referral responses

[1:01:45] Planner McCargar: that have been received

[1:01:46] Planner McCargar: on this rezoning application to date.

[1:01:48] Planner McCargar: The application is from the Denman Conservancy Association and proposes to amend the OCP and land use bylaw to change the subject parcels from forestry and resource extraction to conservation and environmental protection.

[1:02:04] Planner McCargar: protection. Just a little bit of background, because it's been a while. On May 20th, at that

[1:02:11] Planner McCargar: LTC meeting, the Denman Local Trust Committee gave first and second readings to proposed Bylaw

[1:02:18] Planner McCargar: 256, which is the OCP amendment, and Bylaw 257, which is the land use bylaw amendment.

[1:02:25] Planner McCargar: The bylaws were referred to agencies and First Nations for comment at that time, and then a

[1:02:32] Planner McCargar: summary of the referral responses are included in the report, of which there's really been nothing

[1:02:38] Planner McCargar: of note. At that same May meeting, the LTC directed staff to schedule a public hearing

[1:02:45] Planner McCargar: and community information meeting once the referral period had closed.

[1:02:51] Planner McCargar: So as of December 15th, just yesterday, Comox First Nation staff indicated that the referral

[1:02:58] Planner McCargar: has not yet been brought before council, but they expect it will be considered in the near future,

[1:03:03] Planner McCargar: although no date was provided. So with the referral period largely concluded, staff are

[1:03:11] Planner McCargar: seeking LTC direction on the upcoming community engagement meeting and public hearing. Staff are

[1:03:20] Planner McCargar: proposing that a community engagement, or sorry, a community information meeting and public hearing

[1:03:25] Planner McCargar: be scheduled as in February or March but I do need to know from the LTC just kind of some more

[1:03:36] Planner McCargar: logistical things and this does kind of tie in with our next staff report because there's also

[1:03:43] Planner McCargar: a community information meeting and public hearing as the next step of that rezoning so

[1:03:48] Planner McCargar: there's the ability to do them both at once if that's something that the LTC is interested in

[1:03:55] Planner McCargar: so i would need to know if the ltc would prefer a combined community information and public hearing

[1:04:02] Planner McCargar: so we do the community information meeting and then go right into the public hearing

[1:04:06] Planner McCargar: or would you prefer a standalone cim held in advance of the public hearing a combined approach

[1:04:13] Planner McCargar: may streamline the process while a standalone can allow for more detailed public engagement

[1:04:20] Planner McCargar: and discussion there hasn't been a lot on this application but but we never

[1:04:26] Planner McCargar: know I'd also need to know if the LTC would consider electronic public hearing

[1:04:33] Planner McCargar: and CIM so this could improve accessibility and some flexibility for

[1:04:37] Planner McCargar: scheduling but also we can do it in person that's not a problem and timing

[1:04:45] Planner McCargar: whether what the preferred timing would be whether it be daytime or evening

[1:04:50] Planner McCargar: or whether the LTC would be interested in scheduling these

[1:04:54] Planner McCargar: as part of the regular business meeting in March.

[1:04:59] Planner McCargar: So just a little bit of direction needed there.

[1:05:02] Planner McCargar: And then if you have any questions about the referral responses

[1:05:07] Planner McCargar: that have been received or any questions about the application,

[1:05:11] Planner McCargar: let me know.

[1:05:13] Planner McCargar: The applicant?

[1:05:14] Planner McCargar: Yeah.

[1:05:15] Voice 12: Okay.

[1:05:16] Voice 12: Pardon me.

[1:05:17] Voice 12: Okay, thanks.

[1:05:18] Voice 12: So we were talking about this.

[1:05:20] Voice 12: We just had a board meeting last night, and we would prefer to have it – this is a pretty uncontroversial issue.

[1:05:28] Voice 12: I don't think anybody has a problem with resulting stuff to conservancy, right, conservation.

[1:05:34] Voice 12: So we would prefer to have it just electronic and have them combined.

[1:05:38] Voice 12: The sooner, the better, just to keep things flowing along.

[1:05:44] Voice 12: That's the first I heard about combining stuff.

[1:05:46] Voice 12: stuff i don't think we have a problem with combining things with the next thing but i don't

[1:05:51] Voice 12: know how that would work you know we don't have a problem combining that okay

[1:05:56] Voice 5: thank you very much

[1:05:57] Voice 5: yeah

[1:05:58] Trustee Borthwick: so my only notes that i made on this was just to ask what you guys preferred my inclination was

[1:06:05] Trustee Borthwick: absolutely to go electronic and combine let's let's let's make it easy i don't think either

[1:06:10] Trustee Borthwick: of them are terribly controversial um and i think it's worth sort of moving forward with them you

[1:06:16] you know, as we, you know, the, the, the most efficient, efficiently possible.

[1:06:23] Yes.

[1:06:24] So, yeah, it's really just,

[1:06:25] Trustee Borthwick: and I guess I would ask, because it's the next one is, I

[1:06:31] Trustee Borthwick: think, maybe Laura, I think, is that the one you're speaking to, Marlos?

[1:06:40] Planner McCargar: Yeah, there, that's the, the, yeah, Triple

[1:06:42] Planner McCargar: Rock Poho rezoning.

[1:06:44] Planner McCargar: So

[1:06:44] Trustee Borthwick: just the question here is, we've got potential to hold these community information meetings electronically combined with the conservancy meeting. I don't know, I mean, Coho, I don't think it's terribly controversial either. And the interest is to hold it, some expediency, and also, you know, cheaply and quickly and efficiently.

[1:07:10] Trustee Borthwick: um so if there's no i i my my only note was that i wanted to check in with both applicants and see

[1:07:16] Trustee Borthwick: are you okay with us combining those and holding them electronically uh if that means things sort

[1:07:22] Trustee Borthwick: of move along uh in a good way yeah

[1:07:27] Voice 4: i think so i mean i am i agree that the cobalt one is not

[1:07:31] Voice 4: controversial the the chatter we get is when is this happening and we we know many people that

[1:07:37] Voice 4: are interested in applying and applying and they're you know they're going through life and

[1:07:42] Voice 4: maybe putting families or losing a house in or so it's like actually days go by and

[1:07:48] Voice 9: people that's

[1:07:49] Voice 4: you know it's their life so um uh yeah i think um i mean for us it's all about

[1:08:00] Voice 4: expediency and you know with this strike and then with the way it got a little bit like in lockstep

[1:08:06] Voice 4: but not with the bigger housing review also just slowed it down a bit yeah well you know all that

[1:08:12] Voice 4: um so yeah like make it happen

[1:08:15] Trustee Borthwick: that's what i thought but i wanted to hear it from from you

[1:08:19] Trustee Borthwick: directly yeah prior prior to

[1:08:22] Voice 3: the formal consent together yeah

[1:08:25] Trustee Borthwick: but if you have the next meeting in

[1:08:28] Trustee Borthwick: january um that would be a question for staff as to whether the ltc meeting in january is too full

[1:08:34] Trustee Borthwick: or too soon?

[1:08:37] Planner McCargar: So I can answer that. It is a bit too soon. I did check in with our legislative

[1:08:41] Planner McCargar: clerk about that. And there is some really strict legislative requirements that come along with a

[1:08:47] Planner McCargar: public hearing. And that includes a certain amount of advertising in local papers and just a fair bit

[1:08:56] Planner McCargar: of work in order to get public hearing binders together. And with the Christmas closure, I don't

[1:09:00] Planner McCargar: think we would have enough time for that january meeting so we would be looking uh february yeah

[1:09:06] Trustee Borthwick: so i've got very electronic meeting which would be in advance of our fall our following ltc meeting

[1:09:11] Trustee Borthwick: i

[1:09:12] Voice 19: have a question as well just for clarification on what do you consider a local paper

[1:09:20] Voice 16: well we're believing in the agenda we're about to do it so um but so like right now we

[1:09:28] Voice 16: we have very very strict stipulations of what we can advertise and what we can't um we we're going

[1:09:36] Voice 16: to be considering uh bylaws um for for notification that basically puts the primary focus on electronic

[1:09:44] Voice 16: so on our website and such but also gives the ltc the discretion to use local on island publications

[1:09:52] which up to now have

[1:09:54] Voice 16: not met the legal requirement.

[1:09:57] Voice 16: So that will be discussed later in the meeting, so.

[1:10:00] Voice 4: Yeah, my question, and I'm sure I haven't asked this earlier

[1:10:03] Voice 4: because that keeps kind of coming into my mind.

[1:10:06] Voice 4: Like I know the province has passed legislation

[1:10:09] Voice 4: saying that for affordable housing projects,

[1:10:13] Voice 4: you actually are not supposed to have a public hearing.

[1:10:16] Voice 4: And I know that there's,

[1:10:18] Voice 4: I mean, I actually can't remember exactly,

[1:10:20] Voice 4: But I think the exception is when there's an OCP amendment.

[1:10:24] Voice 4: But the OCP amendment, and I'm sorry, I haven't reread the post-bylaw changes because I did

[1:10:29] Voice 4: all that a month ago, but maybe there's something for the OCP, but it's very nomic, like it's

[1:10:35] Voice 4: not of substance.

[1:10:37] Voice 4: So, I mean, that, you know, I just want to ask that, is it absolutely necessary to have

[1:10:42] Voice 4: a public hearing?

[1:10:42] Voice 4: And as we already said, this is not controversial.

[1:10:44] Voice 4: This is a slight growth to a functional project that's not having any negative impacts.

[1:10:52] Voice 4: So, yeah, is it

[1:10:53] Voice 4: really necessary to have a public hearing, or is it in your discretion to just carry on?

[1:10:59] Voice 4: Well, I can

[1:11:01] Planner McCargar: answer that through the chair.

[1:11:02] Planner McCargar: So if you remember at the beginning of this project, we didn't think there was going to be an OCP amendment needed.

[1:11:07] Planner McCargar: And at that time, the advice was we were not allowed to hold a public hearing.

[1:11:13] Planner McCargar: hearing but as the project moved on and we realized that unfortunately there would be an

[1:11:18] Planner McCargar: OCP amendment required in order to withdraw the densities from the density bank we are required

[1:11:25] Planner McCargar: to hold a public hearing even a minor OCP amendment is still considered an OCP amendment

[1:11:30] Planner McCargar: and that also just illustrates the difficulty of having the density bank in the OCP basically.

[1:11:39] Voice 9: Okay, thank you. Can I

[1:11:40] Voice 4: just make a comment then?

[1:11:42] Voice 4: And I might make this again, I guess just in your decision to bear in mind that it is technically necessary to have an OCP, but that is such a technicality because that is not changing any policies, not changing the OCP in the way I think that it was thought about when that provincial legislation was created.

[1:12:03] Voice 4: so yes we have to have a public hearing and of course people are already asking us for a year

[1:12:09] Voice 4: when can we when is the time when is the meeting to come out and say you know so people will come

[1:12:14] Voice 4: and speak but um i think the provincial message is that this isn't a referendum for the public

[1:12:24] Voice 4: like housing affordable housing you know regulated as such with a housing agreement is is a community

[1:12:31] Voice 4: need that um people standing up saying well i just don't like this because you know it's too

[1:12:37] Voice 4: many people like she said it's not supposed to take him extremely serious

[1:12:46] Voice 14: so i'll send off a little uh letter describing this but in general there was a essentially

[1:12:55] Voice 14: essentially a legal brief from the Islands Trust before they gave their by-law support for this legislation.

[1:13:02] Voice 14: And the legal brief was more clear, and it said the OCP has to be consistent with the rezoning page.

[1:13:10] Voice 14: And then the resultant thing that was sent to all trusted, all councils was that any amendment.

[1:13:19] Voice 14: So I just think the interpretation from the legal brief was different than what was applied.

[1:13:25] Voice 14: And I'll just send it on so you can see what I'm saying, because what I'm saying is actually coming from IDOS Trust documents.

[1:13:31] Voice 14: But the intent of that legislation was to stop nimbyism for affordable housing projects and using little mathematical edits to an OCP that is irrelevant of whether it's in consistency with that project.

[1:13:49] Voice 14: So I'll pass that more thoroughly on so that you can see what I'm discussing.

[1:13:55] Voice 14: Thank

[1:13:55] Voice 4: you. Thank you. That's exactly what I was trying to say.

[1:14:00] Trustee Graham: Let me say, not to cloud the issue, but there are two avenues to add density in our OCP.

[1:14:11] Trustee Graham: One is to extract from the bank, which is not an increase in density.

[1:14:15] Trustee Graham: The bank is populated by densities which have been recovered through rezoning from a piece

[1:14:22] Trustee Graham: of property that had a density to a conservation zone so that it doesn't have a density.

[1:14:27] Trustee Graham: And then there's a policy which allows the population of DEM to increase by approximately

[1:14:32] Trustee Graham: 5% for affordable housing, special needs housing.

[1:14:36] Trustee Graham: So if we took the four densities from that particular policy and didn't touch the density

[1:14:42] Trustee Graham: bank, we would be in compliance with the OCP.

[1:14:47] Trustee Graham: Now, the reason I bring this up is that there has been a general confusion in the planning department regarding the policy that allows the population to increase by approximately 5% and the density.

[1:15:00] Trustee Graham: And I've tried many times to explain the rest of how they both work, and I have not been successful.

[1:15:06] Trustee Graham: So this is my final chance to just try and put some light on policy.

[1:15:12] Trustee Graham: I can't remember off the top of my head, the policy that allows the population density

[1:15:16] Trustee Graham: to increase by 5%, and the density bank, which is a totally different instrument, and holds

[1:15:23] Trustee Graham: densities which are not an increase in densities on Devon, but are mainly densities that have

[1:15:28] Trustee Graham: been recovered from rezonings.

[1:15:31] Planner McCargar: I can speak to that a little bit through the chair.

[1:15:34] Planner McCargar: You're correct.

[1:15:36] Planner McCargar: It's policy 12, and I dive quite a bit deeper into that and the nuances between the two

[1:15:42] Planner McCargar: in the staff report that you'll see a little bit later on in the agenda around the denman

[1:15:47] Planner McCargar: community housing society's application for rezoning so you're correct there's two different

[1:15:52] Planner McCargar: mechanisms to sort of use density policy 12 has not been tracked very great so it is

[1:16:01] Planner McCargar: very difficult and a bit time consuming for staff to go through and you know look at what the what

[1:16:07] Planner McCargar: what the the density was when the OCP was adopted and subtract everything that has been rezoned

[1:16:14] Planner McCargar: since then so it's it's still a difficult mechanism it still exists yes and I do believe

[1:16:19] Planner McCargar: that I was able to do that for that application and you'll see the numbers there there's still

[1:16:24] Planner McCargar: not a lot left in that five percent because a lot of it has been used but we can have that

[1:16:30] Planner McCargar: discussion a little bit later and then we'll be bringing that discussion back with this housing

[1:16:35] Planner McCargar: project review.

[1:16:37] Trustee Borthwick: Just off the top of your head, Vladimir Karger, do you know if, and I have seen

[1:16:45] Trustee Borthwick: that part of your report further down, but I'm blanking on the specifics of all the bits and

[1:16:50] Trustee Borthwick: pieces. Do you know if that potential leftover within under Policy 12 is less than four?

[1:17:09] Trustee Borthwick: yeah not not the density bank this is the i think i think marlis understands marlis

[1:17:14] Trustee Borthwick: yeah

[1:17:15] Trustee Borthwick: so

[1:17:16] Planner McCargar: there are seven densities remaining in the um policy 12 five percent

[1:17:31] Planner McCargar: so and you have a lot of rezonings in front of you there's

[1:17:35] Trustee Borthwick: a lot of reasoning there's a lot of

[1:17:37] Trustee Borthwick: a lot of competition for the seven i understand um

[1:17:40] Planner McCargar: so for this so we're not even we're not even

[1:17:43] Planner McCargar: on i haven't presented on triple rock yet but for that one the approach that we took was to go

[1:17:49] Planner McCargar: and extract from the density bank if the ltc is suggesting a different approach then maybe we can

[1:17:54] Planner McCargar: talk about that at the application yeah

[1:17:56] Trustee Borthwick: i think that's i don't mean to muddy the waters um but

[1:18:01] Trustee Borthwick: that's definitely there's there's an option there there's a thing we can talk about uh and we'll

[1:18:06] Trustee Borthwick: We'll, we'll, we'll, we'll burn that bridge when we come to it.

[1:18:13] Trustee Borthwick: But yeah, I think, I think in the, in the interim thing,

[1:18:17] Trustee Borthwick: in terms of the discussion of some,

[1:18:20] Trustee Borthwick: some direction on a combined electronic information meeting,

[1:18:25] Trustee Borthwick: unless we discover that it is not necessary for whatever reason for,

[1:18:30] Trustee Borthwick: for the triple rock rezoning. I, yeah, I would,

[1:18:34] Trustee Borthwick: Do you want us to make a motion to that effect, Marlis?

[1:18:38] Planner McCargar: No.

[1:18:38] Planner McCargar: So the report that I presented was just a memorandum for the Conservancy.

[1:18:44] Planner McCargar: You've already requested that staff schedule a public hearing and community information meeting.

[1:18:49] Planner McCargar: And I just wanted just some clarity around what the preference was there.

[1:18:53] Planner McCargar: And I've heard that it's electronic.

[1:18:54] Planner McCargar: Do you have a preference to whether that would be in the evening or daytime hours?

[1:19:01] Trustee Borthwick: Laura, Steve, evening or daytime.

[1:19:05] Trustee Borthwick: Don't care.

[1:19:06] Trustee Borthwick: uh so daytime i think is easier for our staff generally um so i'm going to suggest that we

[1:19:13] try and make that easy on you guys if there isn't a

[1:19:17] Trustee Borthwick: strong preference in the room

[1:19:20] Trustee Graham: so i i haven't had a chance to speak on yes sorry but i absolutely agree

[1:19:27] Trustee Graham: electronic we should combine the two and we should uh have them during regular onslaught

[1:19:33] Trustee Graham: restore ourselves my release to application i haven't heard any negative regarding these and

[1:19:39] Trustee Graham: i i would have if there was some concern i mean i'm kind of close i do want to point out not in

[1:19:46] Voice 12: not in the general thing here with electronics but we do have four densities in those conservation

[1:19:52] Voice 12: that are getting rezoned so that's going to be added eventually to the yeah okay

[1:19:59] Voice 12: We love that.

[1:20:00] Voice 12: Thank you so much.

[1:20:01] Voice 16: To the band.

[1:20:02] Voice 16: Okay.

[1:20:02] Voice 16: To the band.

[1:20:06] Voice 16: Okay.

[1:20:06] Voice 16: So 9.1, we've effectively dealt with.

[1:20:10] Voice 16: Yep.

[1:20:10] Voice 16: So moving on to 9.2,

[1:20:13] Voice 16: Madam McCarter, any further comments?

[1:20:16] Planner McCargar: I have no more comments on the Conservancy rezoning,

[1:20:20] Planner McCargar: but I can move on to the next one if you're ready for that.

[1:20:24] Voice 17: Yes, please.

[1:20:27] Planner McCargar: All right.

[1:20:28] Planner McCargar: So this report that's before you,

[1:20:31] Planner McCargar: It's sort of the same situation as the last one in that it was supposed to come forward in October, but it's been delayed, so the timing again is a little bit off on that.

[1:20:41] Planner McCargar: This report summarizes the referral responses that have been received for the rezoning application DERZ 2024.1, and that's the Triple Rock rezoning, also known as COHO.

[1:20:55] Planner McCargar: So staff are recommending that amendments to bylaw number 254, which is the housing agreement, be considered as summarized in this report. And I'll go into a little bit of detail why.

[1:21:07] Planner McCargar: some background on that May 20th LTC meeting first and second readings were given to a proposed

[1:21:16] Planner McCargar: bylaw number 255 which is the OCP amendment and bylaw 254 which is the housing agreement

[1:21:23] Planner McCargar: and then second reading was given to bylaw number 250 which is the land use bylaw amendment so

[1:21:30] Planner McCargar: they're all sitting at second reading right now bylaw the bylaws were then forwarded to agencies

[1:21:35] Planner McCargar: and First Nation for comment. That was the OCP and the housing agreement bylaws.

[1:21:43] Planner McCargar: The land use bylaw was forwarded previously in October of 2024 because that had come forward

[1:21:50] Planner McCargar: a little earlier. This rezoning application is proposing an addition of four dwelling units

[1:22:00] Planner McCargar: plus associated secondary suites in all for a total of 19 dwelling units and then secondary

[1:22:05] Planner McCargar: suites in those a housing agreement to secure provisions for long-term affordability and

[1:22:11] Planner McCargar: occupancy and again just I think we've we've settled the community information and public

[1:22:19] Planner McCargar: hearing would be electronic and combined with the conservancy rezoning application

[1:22:26] Planner McCargar: so a CIM has not yet been held and public input is accepted until the close of the public hearing

[1:22:33] Planner McCargar: date. So just initially an OCP amendment was not anticipated as a second project to remove the

[1:22:41] Planner McCargar: density bank from the OCP was underway. That project did not proceed, so the current application

[1:22:46] Planner McCargar: now requires an OCP amendment to withdraw the densities from the density bank, as that's why

[1:22:52] Planner McCargar: the land use bylaw and OCP was referred at different times, leading to more of an irregular

[1:22:58] Planner McCargar: regular timeline. So this report does outline all the referral responses that have been received for

[1:23:06] Planner McCargar: both the land use bylaw and OCP. So no response has yet been received from Comox First Nation.

[1:23:16] Planner McCargar: I did get in contact with Comox staff and they have confirmed that time has been allocated to

[1:23:24] Planner McCargar: discuss this application with council on January 29th so it would be my advice that a public

[1:23:31] Planner McCargar: hearing is not scheduled until after that just so that the LTC has time to consider their referral

[1:23:38] Planner McCargar: feedback and then some so the recommended amendment to the housing agreement comes from

[1:23:46] Planner McCargar: some referral feedback that was received from the agricultural land commission the ALC

[1:23:52] Planner McCargar: so a housing agreement cannot authorize development beyond what the zoning allows

[1:23:57] Planner McCargar: so staff are proposing some wording changes to provide some clarity and comfort to the ALC who

[1:24:03] Planner McCargar: was just a bit concerned that the housing agreement sort of inferred that development

[1:24:11] Planner McCargar: could take place on the ALR portion of the land which isn't the case but it's kind of easy to

[1:24:19] Planner McCargar: to clean that up in the housing agreement. So there was a revision in recital C, which

[1:24:25] Planner McCargar: emphasizes that the agreement does not confer additional development rights. And then a

[1:24:32] Planner McCargar: revision to clause 2A. So currently prohibits other development on the parcel, including the

[1:24:38] Planner McCargar: ALR portion. The revision ensures farming and permitted farm buildings are not unintentionally

[1:24:45] Planner McCargar: restricted. So the property split zoned with the ALR portion zoned A5 and residential use

[1:24:52] Planner McCargar: is prohibited in the zoning of that already. So the housing agreement doesn't override zoning

[1:24:58] Planner McCargar: within the ALR, but these revisions just help to provide a little bit more clarity around that.

[1:25:07] Planner McCargar: And I think that's so, yeah, like I said, I've received the guidance that we need to move

[1:25:14] Planner McCargar: forward with the community information meeting public hearing but if there's any questions on

[1:25:18] Planner McCargar: the referral feedback that's received or the proposed revision to the housing agreement

[1:25:24] Planner McCargar: or any other questions you can take those now please yeah

[1:25:29] Trustee Graham: i just noticed that the

[1:25:31] Trustee Graham: nomination says that this demon is outside of their core territory i wonder does that give us

[1:25:39] Trustee Graham: license to drop them from any further referrals and i see your head saying no unfortunately not

[1:25:45] Planner McCargar: We have to go off of the provincial database and all, yeah, any nation that's listed there needs, we need to refer to them.

[1:25:53] Planner McCargar: Because if we don't, when we go to send the bylaw to the minister, we would get flagged for that.

[1:26:01] Trustee Graham: The other one is the Nan Wakolas Council.

[1:26:04] Trustee Graham: And they say, well, we only refer, we only look at provincial and crown land rules.

[1:26:10] Trustee Graham: But the same argument applies.

[1:26:11] Trustee Graham: So we have to do our due diligence, even though they say we don't care.

[1:26:15] Trustee Graham: okay and as the uh amending uh of the uh housing agreement to make the agricultural land commission

[1:26:21] Trustee Graham: nurse happy that's fine even though there was no intention of triple rock to develop land in

[1:26:27] Trustee Graham: the alr but it's it's always nice to have clarity so that was good thank you it's worth nothing

[1:26:34] Voice 16: all right so you don't need any emotions or anything to proceed you're informed enough

[1:26:45] Voice 16: there's no no

[1:26:46] Trustee Borthwick: there's no because the second reading

[1:26:48] Trustee Borthwick: would not take place until after the

[1:26:50] Trustee Borthwick: community yeah we were told so that's good

[1:26:53] Voice 21: okay

[1:26:56] Trustee Borthwick: yeah and i'm sorry that this is taking so long

[1:27:04] Trustee Borthwick: i know i know i know you know well and similarly i was going to say to your

[1:27:10] Trustee Borthwick: earlier comment about the sort of the vagaries of the intention of the provincial direction

[1:27:16] Trustee Borthwick: and it is a very honest trust thing to get caught up on a technicality but i'm sure

[1:27:23] Voice 4: know it calls clarification and then we're working yes

[1:27:26] Voice 14: i have one more um so you've already held a

[1:27:29] Voice 14: community information meeting in 2014 right well

[1:27:32] Voice 4: we held our own

[1:27:33] Voice 14: i understand it was facilitated

[1:27:35] Voice 14: and it was the time it felt like it was in this room it

[1:27:38] Voice 4: was in this room it was not highly

[1:27:40] Voice 4: attended uh there were no concerns um as i think you know the only concerns we have are from a

[1:27:47] Voice 4: a direct neighbor and that was concerned about the secondary suites and that it would become a

[1:27:55] Voice 4: like a major rental property with 20 rentals with people with no connection to coho

[1:28:01] Voice 4: which then could empower the neighbor with you know dogs running wild and that kind of thing

[1:28:06] Voice 4: and that's why we went back to the drawing board and we put more into the housing agreement

[1:28:10] Voice 4: really limiting what those suites were for because i mean yes they are somewhat in response to the

[1:28:17] Voice 4: need for housing but they're also uh the intention is also to serve the i would say resilience of the

[1:28:25] Voice 4: community and the housing would be more for extended family right um you know caregivers

[1:28:31] Voice 4: uh you know parents aging parents kids moving home and then that's a little very limited now

[1:28:37] Voice 4: so i think we've addressed that folks labor concerns and we met with the neighbor

[1:28:41] Voice 4: uh and otherwise there's been no really no opposition right

[1:28:45] Voice 14: and my point was you've held

[1:28:47] Voice 14: a community information meeting the community information meeting if my understanding is

[1:28:51] Voice 14: correct is optional and it's part it is you know it actually says that it's part of the rezoning

[1:28:57] Voice 14: process and if no public hearing is necessarily required uh due to the legislation from bc to

[1:29:04] Voice 14: stop there is a chance you as trustees could decide to not hold the community information

[1:29:11] Voice 14: which was optional

[1:29:13] Trustee Borthwick: because one only yes but only if we choose to draw from the densities under

[1:29:18] Trustee Borthwick: under section 12 and then do that both before and

[1:29:23] Voice 14: i would

[1:29:25] Voice 14: still argue that mathematical

[1:29:27] Voice 14: mathematical um work in the ocp is not nothing to do with consistency with respect to the ocp

[1:29:34] Voice 14: of the affordable housing project so i would argue differently no no i i hear you i'm just

[1:29:40] Voice 14: yeah i'm

[1:29:41] Trustee Borthwick: just clear i

[1:29:41] Voice 4: mean i agree with him but i also think just to backtrack and change it

[1:29:44] Voice 4: it won't come from the density back then it's rewriting it and i don't know if you have to

[1:29:48] Voice 4: then re-refer it and um so sometimes it's just better to carry on i mean maybe we could have

[1:29:54] Voice 4: discuss this out more about it. It was clear that we

[1:30:01] Voice 4: a fantastic

[1:30:02] Voice 4: bank

[1:30:04] Voice 4: removal from that, which I think he

[1:30:06] Voice 4: wasn't going to go ahead, but

[1:30:08] Voice 4: and then there is the piece about

[1:30:10] Voice 4: key referral conversations.

[1:30:12] Voice 4: So I'm curious

[1:30:13] Voice 4: where it is. Yeah,

[1:30:15] Trustee Borthwick: well, my hope

[1:30:16] Trustee Borthwick: is that we'll move forward with

[1:30:18] Trustee Borthwick: that after the fact.

[1:30:20] Trustee Borthwick: Thank you. And I appreciate

[1:30:22] Trustee Borthwick: your patience. Yes, and

[1:30:24] Trustee Borthwick: thank

[1:30:24] Voice 4: you, Carlos, for all the work

[1:30:26] Voice 4: that you've done and for your

[1:30:27] Voice 4: concerns for the

[1:30:30] Voice 4: with ALC in that efficient way.

[1:30:33] Voice 4: I think so.

[1:30:36] Voice 16: We can move on to the next.

[1:30:38] Voice 16: 9.3, page 63, which is...

[1:30:41] Voice 16: Just a quick interruption

[1:30:43] Planner McCargar: through the chair.

[1:30:45] Planner McCargar: There was a resolution on that last rezoning

[1:30:51] Planner McCargar: just to read the housing agreement a second time as amended.

[1:30:55] Planner McCargar: So that's on page 40

[1:30:57] Trustee Borthwick: of the agenda

[1:30:57] Planner McCargar: package.

[1:31:00] Trustee Borthwick: Okay.

[1:31:00] Trustee Borthwick: Okay, sorry.

[1:31:01] Trustee Borthwick: Sorry, for some reason I thought that was second reading

[1:31:03] Trustee Borthwick: and that we were deferring that.

[1:31:04] Trustee Borthwick: So that's what I was trying to ask.

[1:31:06] Trustee Borthwick: Is that this, that's like that sort of top recommendation

[1:31:09] Trustee Borthwick: on the report?

[1:31:12] Planner McCargar: Yeah, on page 40 there.

[1:31:14] Planner McCargar: So it's just amending the housing agreement

[1:31:16] Planner McCargar: with the changes suggested by staff.

[1:31:18] Trustee Borthwick: Yes, okay.

[1:31:18] Trustee Borthwick: That's, yeah, that was the nuance I thought might,

[1:31:21] Trustee Borthwick: I thought there was something there.

[1:31:22] Trustee Borthwick: Yeah.

[1:31:24] Trustee Borthwick: Well, I'm happy to make the motion.

[1:31:27] Trustee Borthwick: I move that the Deming Island Local Trust Committee

[1:31:29] Trustee Borthwick: City bylaw number 254, cited as Demond Island Housing Agreement bylaw number 254-2025.

[1:31:37] Trustee Borthwick: We read a second time as amended.

[1:31:39] Trustee Borthwick: Thanks, Mr. Graham.

[1:31:40] Any further discussion, call the question, all in favor?

[1:31:43] That carries.

[1:31:47] Voice 16: So now we...

[1:31:48] Voice 16: Thank you, Marvis.

[1:31:49] Voice 16: Thank you.

[1:31:50] Voice 16: So, off on page 63, PL-ALR-2025-0354, I hope I got that right.

[1:31:59] Voice 16: um the staff court is the applicant in the room he's not no okay all right so and we see

[1:32:09] Voice 16: mr pringle has come up on the screen so i believe it's over to you sir yes

[1:32:14] Voice 23: thank you trustees uh

[1:32:15] Voice 23: i believe uh the applicant is going to join via zoom just looking to see oh we have a hand raised

[1:32:23] Voice 23: from uh lisa the

[1:32:27] Voice 28: applicant was here just seconds ago but seems to have dropped off um if they

[1:32:32] Voice 28: rejoin i'll let them back in thank you

[1:32:35] Voice 16: so

[1:32:37] Voice 23: chair as you noted this is an alc application for inclusion

[1:32:41] Voice 23: in the alr 4101 pinecrest road i think the background does the best job of describing

[1:32:49] Voice 23: describing what's happening. The property is currently zoned rural residential. It was at

[1:32:56] Voice 23: one point in the ALR, but it fell out of the ALR through a rezoning or a subdivision, I apologize.

[1:33:04] Voice 23: And current owner is operating the property as a cidery, which works within the rural residential

[1:33:12] Voice 23: residential zone. By placing it within the ALR, it will allow the property owner to provide

[1:33:20] Voice 23: agritourism under the zoning rules, so a tasting room as well, and it wouldn't require rezoning.

[1:33:29] Voice 23: And all of the OCP regulations and land use bylaw regulations support

[1:33:35] Voice 23: support adding more land to the ALR. So there's no real, you know, that I could find there was

[1:33:44] Voice 23: no real reason not to support this application for inclusion in the ALR. That's short and sweet,

[1:33:53] Voice 23: I hope. If you have any questions, though, I'm happy to do my best to clarify.

[1:34:00] Trustee Graham: Thank you for the report. I do appreciate its succinctness. Although it's important for people

[1:34:06] Trustee Graham: to realize that once you've got the tax category that allows you to engage in tourism there's a

[1:34:15] Trustee Graham: couple of other impacts that could happen so you could have up to four campsites and in some

[1:34:20] Trustee Graham: situations your taster room can also feed so you know there is potential a little more traffic

[1:34:29] Trustee Graham: things like that on the other hand it's an agricultural

[1:34:34] Trustee Graham: activity which we support support protection and agricultural land

[1:34:38] Trustee Graham: despite the fact that you have more than any other percentage wise from the truck

[1:34:43] Trustee Graham: so there you go that's

[1:34:48] Trustee Borthwick: worth it yeah um well speaking as a celiac uh i'm very pleased to see

[1:34:54] I

[1:34:54] Trustee Borthwick: think it is unfortunate to some degree

[1:35:03] Trustee Borthwick: that we aren't able to accommodate the changes

[1:35:10] to the other uses like a tasting room for this

[1:35:15] within our own bylaws more readily.

[1:35:20] Obviously, that's a whole different scope of work

[1:35:22] and they totally

[1:35:23] Trustee Borthwick: understand and I appreciate the expediency of going through the ALR. As

[1:35:27] Trustee Borthwick: my fellow trustee says, we have more ALR land on Denman than any of the other Gulf

[1:35:32] Trustee Borthwick: Islands in the Islands Trust area. That has limited us in some areas, in some places,

[1:35:43] Trustee Borthwick: so my inclination is to try and find ways to make our, broadly, my philosophical dedication would be

[1:35:50] Trustee Borthwick: to make our bylaws more amenable to what we want to do in our community rather than

[1:35:54] Trustee Borthwick: having um you know putting more more land into the alr um that said this definitely is the best way

[1:36:02] proceed for this particular application

[1:36:04] Trustee Borthwick: and i i have uh i have seen some of the operation there

[1:36:07] Trustee Borthwick: and it's it's good mark is doing uh mark's doing cool work in my opinion um so i'm i'm happy with

[1:36:15] with this recommendation.

[1:36:18] Just a question to our planner.

[1:36:19] You

[1:36:20] Trustee Graham: may be able to answer this

[1:36:21] Trustee Graham: without doing too much work,

[1:36:22] Trustee Graham: but would a testing room not fall under

[1:36:27] Trustee Graham: our current home-based business bylaws,

[1:36:31] Trustee Graham: allowable use considering it's

[1:36:33] Trustee Graham: the use of an agricultural problem?

[1:36:35] Voice 23: Yeah, it's not quite.

[1:36:39] Voice 23: We weren't comfortable in the building permit review process

[1:36:44] Voice 23: To allow the licensing. Once the ALR process is finalized, there will be an LCB, a Liquor Control Board process that will be required.

[1:37:03] Voice 23: And we weren't confident that the bylaw allowed that licensing within that home-based business. It took it a bit too far. If he was just selling apple juice, and also it's the possibility of congregation.

[1:37:24] Voice 23: As you noted, that like sort of the number of parking and all of those things, it turns more into a potential gathering space.

[1:37:34] Voice 23: You know, you express that concern. It's not the intent of the applicant.

[1:37:39] Voice 23: The applicant wants to just have a tasting room and will be, you know, has indicated that interest.

[1:37:47] Voice 23: But I think the land use bylaw is sort of protecting, you know, something turning into a tavern per se, you know, to use a little bit of vernacular as a home based business.

[1:38:01] Voice 23: I hope that that's that's clear. That's that's how I interpreted it.

[1:38:06] Voice 23: And now other planners that I worked with to guide the applicant interpreted things.

[1:38:12] Trustee Graham: I appreciate that you looked at that, and I assume you did, but it's good that you spoke

[1:38:17] Trustee Graham: to that.

[1:38:17] Trustee Graham: And it's also important to remember that once a piece of property is in the ALR with that

[1:38:21] Trustee Graham: tax thing, it can be sold to somebody else who does have a different expectation of how

[1:38:26] Trustee Graham: to use that money.

[1:38:27] Trustee Graham: So even though the applicant says, well, I would never do that, that's fair enough, but

[1:38:30] Trustee Graham: the next owner might.

[1:38:31] Trustee Graham: So anyway, I'm still supporting the application of the inclusion.

[1:38:35] So that we're basically referring this now to the ALC with our

[1:38:40] Trustee Graham: recommendation to go ahead with it.

[1:38:43] Voice 23: Correct. Yeah, the recommendation, resolution recommendation is there to say supporting the application for inclusion.

[1:38:52] Voice 23: And you know, that's all that's required.

[1:38:58] Voice 23: If there's no caveats or anything that wanted to be added to that, if it's just a straight recommendation.

[1:39:06] Voice 23: I

[1:39:07] Trustee Graham: know you can add comments, but I have no comments to add to this.

[1:39:10] Trustee Graham: So I'm quite happy to make that.

[1:39:12] Trustee Graham: I move that the Devon Island Local Trust Committee supports application PLA LR20240304 for inclusion

[1:39:19] Trustee Graham: of land in the Agricultural Land Reserve and direct staff to forward the application

[1:39:23] Trustee Graham: of the Agricultural Land Commission for further consideration.

[1:39:26] Thank you for the discussion.

[1:39:28] All questions in favor?

[1:39:30] Voice 16: That carries.

[1:39:32] Voice 17: Thank you, trustees.

[1:39:33] Voice 16: Thank you very much.

[1:39:34] Voice 16: We're going to move on to item 4 on page 72, that's PLRZ 2025-0368, Denman Island Community Housing Society.

[1:39:47] Voice 16: We're due time Friday.

[1:39:49] Voice 16: All

[1:39:50] Planner McCargar: right, so this is a preliminary staff report for a rezoning application that was received.

[1:39:57] Planner McCargar: um it's this is always the the really big staff reports that outline kind of all the issues and

[1:40:04] Planner McCargar: and opportunities that are are seen with an application so this is the first time you're

[1:40:09] Planner McCargar: seeing this uh application it's uh to rezone part of the works yard which is proposed lot a from

[1:40:17] Planner McCargar: institutional to r4 community housing to permit uh eight rent controlled affordable housing units

[1:40:24] Planner McCargar: near Denman Village. The applicant is the Denman Community Housing Society, a registered non-profit

[1:40:31] Planner McCargar: and the current owner is MCON. They own the full 1.16 hectare property so there is a ownership

[1:40:41] Planner McCargar: agreement under a memorandum of understanding. MCON has agreed to transfer a 0.3 hectare portion

[1:40:48] Planner McCargar: of the property to the Housing Society once the rezoning is approved. The transfer is contingent

[1:40:55] Planner McCargar: on completion of the required OCP and LUB amendments. So the property must be subdivided

[1:41:04] Planner McCargar: to create Lot A, which is 0.3 hectares that would be acquired for affordable housing. The subdivision

[1:41:11] Planner McCargar: creates two parcels so lot A and then the remainder parcel which would be retained by MCON

[1:41:19] Planner McCargar: because the remainder parcel would be smaller than the minimum one hectare required in the

[1:41:25] Planner McCargar: institutional zone a development variance permit will also likely be required. We haven't received

[1:41:32] Planner McCargar: the subdivision referral yet although I know the applicant has applied a number of months ago so we

[1:41:39] Planner McCargar: We are just following up with the Ministry of Transportation in order to get our subdivision referral.

[1:41:46] Planner McCargar: And then this will all become a lot more clear once I've had a chance to review that.

[1:41:51] Planner McCargar: But just from a quick look, it looks like a DVP would be required to enable the subdivision.

[1:41:59] Planner McCargar: Subdivision cannot proceed until the rezoning for Lot A is approved.

[1:42:05] Planner McCargar: So, just a little bit of context and other previous rezonings in the area. So, in 2022, a portion of a nearby property was rezoned to permit eight seniors affordable housing units, and I included a map in the staff report just to show, to highlight all the different affordable housing zones that are in this area.

[1:42:30] Planner McCargar: and the dchs the housing society also owns the adjacent 1.34 hectare parcel and that is also

[1:42:39] Planner McCargar: zoned r4 and that was rezoned in early 2023 for 20 affordable housing units to date neither site

[1:42:47] Planner McCargar: has proceeded to development so this does highlight that rezoning alone does not guarantee

[1:42:52] Planner McCargar: that housing will be built densities allocated through rezoning can remain unused and both

[1:42:58] Planner McCargar: Both rezonings drew from the density bank, counting toward the overall residential density cap under Policy 12.

[1:43:06] Planner McCargar: So they both use the density bank and Policy 12.

[1:43:09] Planner McCargar: Unused densities do remain tied up, limiting availability for other projects ready to proceed.

[1:43:15] Planner McCargar: So illustrating some challenges in using the density bank and Policy 12 as tools for actual housing delivery.

[1:43:22] Planner McCargar: So the project overview, they're proposing eight one-bedroom units.

[1:43:27] Planner McCargar: They'd be smaller in size, around 526 square feet each.

[1:43:33] Planner McCargar: The location, so they're close to the village, amenities, walking distance to the ferry terminal.

[1:43:39] Planner McCargar: Some key technical considerations.

[1:43:41] Planner McCargar: So the proposal would look at using OCP Policy 12, which is the 5% increase, and remaining banked densities to support the eight units.

[1:43:52] Planner McCargar: And then a housing agreement would be required to secure affordability.

[1:43:56] Planner McCargar: So another consideration is the water supply. So proposed lot A would use the off-site MCON well, so an easement would be required. Looking at the plan that was provided, there looks to be sustainable yield for water.

[1:44:16] Planner McCargar: one consideration that i noted in the report is just that it's unclear whether the applicant has

[1:44:22] Planner McCargar: explored sourcing water from their adjacent affordable housing parcel which they own

[1:44:28] Planner McCargar: which i mentioned is zoned for 20 affordable housing units and already has a water license

[1:44:33] Planner McCargar: just outlining that an easement or statutory right-of-way secures legal access to the mcon

[1:44:39] Planner McCargar: well which is off their property the applicant would not own the land containing the well

[1:44:44] Planner McCargar: meaning that there's less control over long-term maintenance, limited ability to upgrade and

[1:44:49] Planner McCargar: protect the system, potential implications if the ownership of the MCOM property changes in the

[1:44:55] Planner McCargar: future. So just, you know, that might be something that the applicant explores through this process

[1:45:01] Planner McCargar: is whether there would be a way to use the water that is on their other parcel. So there's a

[1:45:10] Planner McCargar: a number of recommendations that staff have that you see at the beginning of the report on page 72

[1:45:16] Planner McCargar: of the agenda. There's some recommendations just around some more information needed around

[1:45:22] Planner McCargar: wastewater, a professional assessment required to confirm site suitability, energy and climate,

[1:45:30] Planner McCargar: so applicants to confirm step code level and energy climate responsive features, and this is

[1:45:36] Planner McCargar: responding to some policies in the ocp that look to that so also recommending early notification

[1:45:45] Planner McCargar: to comox first nation um you know as we know they they can take some time with applications

[1:45:51] Planner McCargar: and referrals so just as soon as as we can get these to them it's always really helpful

[1:45:58] Planner McCargar: um and then just some other recommendations around uh referring it to the denman island

[1:46:06] Planner McCargar: and fire fire department um and also to the fresh water specialist as he'll have some some valuable

[1:46:15] Planner McCargar: input on the water system if you have any questions i know the applicant has prepared

[1:46:21] Planner McCargar: um also a little presentation yeah if you could pop that presentation up onto the screen that

[1:46:31] would be great and

[1:46:34] Voice 16: trustees questions i just

[1:46:36] Trustee Graham: i just have a question uh on the water management

[1:46:39] Trustee Graham: plan and the last one proposes a storm water management and I was curious to know what on

[1:46:47] Trustee Graham: earth that is.

[1:46:49] Planner McCargar: So that's just really making sure that the applicant has considered all the

[1:46:55] Planner McCargar: you know in terms of like water runoff and just the suitability for the site to to manage any kind

[1:47:03] Planner McCargar: of um you know drainage ditch those types of issues i'm

[1:47:10] Trustee Graham: not onerous pointing out the current

[1:47:12] Trustee Graham: drainage ditches which drain the property adequately yeah

[1:47:17] Planner McCargar: it's just information that

[1:47:19] Planner McCargar: i'm not privy to so these are all just things that would help me in my assessment and then

[1:47:23] Trustee Graham: the reason i ask is i just i'm really cognizant of how hard it is for these non-profit organizations

[1:47:29] Trustee Graham: to put these applications together as quickly and as efficiently and as cheaply as they can

[1:47:35] Trustee Graham: and considering the work that they're doing

[1:47:36] Trustee Graham: is so very important.

[1:47:37] Trustee Graham: So anytime we can reduce the requirements,

[1:47:41] Trustee Graham: I'm gonna be pushing for reducing what we ask for.

[1:47:45] Trustee Graham: Anyway.

[1:47:49] Voice 8: Thanks, Marla, for that summary.

[1:47:52] Voice 8: I'm probably gonna repeat some of what you said.

[1:47:57] Voice 8: Yeah, there you go.

[1:47:58] Voice 8: That's what I'm gonna watch.

[1:48:00] Voice 8: So I think everybody was here for the earlier presentation.

[1:48:03] Voice 8: So we're gonna talk about the other half

[1:48:05] Voice 8: half of the work shared. And in this case, just a couple of things I want to touch on.

[1:48:11] Voice 8: We are, we have applied for rezoning. So there's a few steps there that Marla's already outlined

[1:48:17] Voice 8: and I'll comment on a couple of those. And then just give you an idea of where we're

[1:48:21] Voice 8: at in terms of the current status and all the different approvals we need. So this slide

[1:48:27] Voice 8: shows the whole work shared again, and this blue portion is the other part of what we

[1:48:32] Voice 8: showed you earlier and that's the one that uh that we're talking about putting eight approximately

[1:48:38] Voice 8: 500 units uh fork and dime just it's hard to see here but the denman green site which we also own

[1:48:46] Voice 8: is down to the right and then you'll notice it's sort of a wedge-shaped piece on this proposed

[1:48:51] Voice 8: subdivision and it basically is there so we can connect the two sites and the idea is to

[1:48:57] Voice 8: have a walkway that goes between the sites and into the main part of the village. Next slide.

[1:49:07] Voice 8: So current status, we have applied for subdivision rezoning and water license,

[1:49:14] Voice 8: so they're all in progress. One thing Marlis mentioned that seems to be a disconnect is that

[1:49:22] Voice 8: the subdivision referral to Isles Trust happened on September 5th. We have that confirmed in

[1:49:28] Voice 8: writing and on their website. So I'm not sure what's going on there, Marlis, you might want

[1:49:32] Voice 8: to check on that but otherwise the water license application is in of course that takes a while

[1:49:41] Voice 8: and you did comment on on getting the the uh practice to water from the ancon well

[1:49:48] Voice 8: we do have an agreement a joint use agreement with ancon so they're totally comfortable with

[1:49:55] Voice 8: what we're proposing and obviously it'll have to be some wording in the title when we get to that

[1:49:59] Voice 8: that state. Environmental investigation was undertaken because of the nature of the site

[1:50:06] Voice 8: being part of the work chart, so that's been complete and it looks like a fairly simple

[1:50:12] Voice 8: release notice application will have to be done, but it looks easy. We're hoping to finance

[1:50:20] Voice 8: the project through community donations and community financing, and then we'll probably

[1:50:25] Voice 8: have a commercial mortgage as well. We're not relying on DC housing. Emory Green is

[1:50:31] Voice 8: testament to how difficult that process can be. And then we're also planning a community information

[1:50:37] Voice 8: meeting for late January. And the next slide please. So this just shows that it's impossible

[1:50:47] Voice 8: to see on the screen but it just shows the concept for water because everybody worries about water.

[1:50:52] Voice 8: The Emcon well is kind of in the top right corner and it currently has piping down to a

[1:50:59] Voice 8: public pump house in the upper right corner of the actual workshark site and so we're proposing to

[1:51:07] Voice 8: leave that in place and improve it but then continue a water line around the site and into the

[1:51:14] Voice 8: portion of the workshop that we would get and uh and connect uh the existing water line into the

[1:51:22] Voice 8: into the end point portion of the work chart site.

[1:51:26] Voice 8: So it's in progress and, you know,

[1:51:29] Voice 8: we have a report from a geologist on the viability of that.

[1:51:34] Voice 8: And as Marlos mentioned,

[1:51:36] Voice 8: it seems like it's quite adequate quantity.

[1:51:40] Voice 8: And the diagram on the, go back one slide please.

[1:51:48] Voice 8: It shows the current concept for the site.

[1:51:51] Voice 8: So it shows down at the bottom of the south end of the site

[1:51:54] Voice 8: would be where the wastewater

[1:51:57] Voice 8: part of it goes and then there's sort of eight units proposed around the central kind of

[1:52:03] Voice 8: courtyard and parking at the top and then top right corner is where we would have a water

[1:52:09] Voice 8: treatment building uh cisterns and a hydro uh building as well so that's the current concept

[1:52:18] Voice 8: it'll get refined a little bit we're still looking at that and you'll see that on the next slide

[1:52:22] Voice 8: So next slide. And final slide. We're looking at one million units approximately 500 square

[1:52:31] Voice 8: feet each. We're intending the development to basically serve single or couples, not

[1:52:38] Voice 8: going to be a family kind of place. And we're considering either site built by the Shannon

[1:52:46] Voice 8: Island contractor because these are not a public located project. But we're also looking

[1:52:51] Voice 8: a local modular builder as well and that's

[1:52:54] Voice 8: all about cost effectiveness. We need to build it

[1:52:58] Voice 8: and so we're looking for that price. And then finally you can see the proposed layout pretty

[1:53:06] Voice 8: simple on the right and this rendering on the bottom of the page is what one of the concepts

[1:53:13] Voice 8: we're looking at. It's actually a modular produced by New Charlotte out of Cumberland so very close by

[1:53:20] Voice 8: and uh well that's some of the concepts we're looking at and of course it's affordable so we're

[1:53:26] Voice 8: looking at below our market grades to make the money work but i'm happy to take any further

[1:53:35] Voice 8: questions you guys so please sure

[1:53:40] Trustee Graham: so uh this is another rental projects and and and you're

[1:53:48] Trustee Graham: to build it yourselves so we'll get another requirement for money um so 500 square feet

[1:53:55] Trustee Graham: times eight is about four thousand square feet i i know anecdotally on demo someone who built a

[1:54:00] Trustee Graham: kin hall which is uh apparently less expensive than a custom build they estimated they paid

[1:54:06] Trustee Graham: six hundred dollars per square foot for construction that's 2.4 million dollars

[1:54:10] Trustee Graham: yeah you may have other numbers to look at but yeah again considering how far it's been

[1:54:19] Trustee Graham: why is it that your society doesn't look at something where you're supplying a spot for

[1:54:25] Trustee Graham: someone to bring their tiny home um you know their their own uh conveyance that they're living in

[1:54:32] Trustee Graham: and provide owner owner housing on a rented lot has

[1:54:38] Voice 8: that been something considered when we have

[1:54:41] Voice 8: talked about it and uh it may be in fact when we start to look at plan b for the lending game site

[1:54:46] Voice 8: we look at it there. We also have other people who are approaching housing a little differently

[1:54:52] Voice 8: than this too, building their own houses and so on. So there are other options on them

[1:54:58] Voice 8: that we think is also in need for pure rental housing. And you're right, our estimates are

[1:55:06] Voice 8: considerably less than $600 a square foot.

[1:55:09] Voice 8: It's scared the heck out of me when I look at that figure.

[1:55:11] Voice 8: so numbers are still pretty staggering really yeah good questions uh good questions whether

[1:55:17] Voice 8: you're talking about provincial or federal uh measures of what's affordable right you know

[1:55:22] Voice 8: thirty percent doesn't have to cover it anymore okay

[1:55:26] Trustee Graham: i mean it's a great idea any any work that

[1:55:30] Trustee Graham: you guys can do is to provide any amount of affordable housing as a plus in this community

[1:55:34] Trustee Graham: so i thank you once again for doing the work i wish someone would write you a check

[1:55:40] Trustee Graham: You wouldn't have to struggle with

[1:55:42] Trustee Graham: how hard it is to find my job.

[1:55:45] Yeah, I mean

[1:55:48] I really appreciate getting to see your presentation about the proposed

[1:55:53] Trustee Borthwick: what things are starting to look like. I'm glad

[1:55:57] Trustee Borthwick: to hear of the continuing cooperation from MCON on this

[1:56:01] Trustee Borthwick: and it sounds like there may be some potentially interesting things coming down the line

[1:56:05] Trustee Borthwick: in the future um so i'm i'm you know i'm heartened to see those those things coming obviously

[1:56:11] similar

[1:56:12] Trustee Borthwick: to trustee graham i wish someone would write me a check because i i think this is really

[1:56:17] Trustee Borthwick: worthwhile i want to see it go forward um yeah so i i certainly want to be supportive and want

[1:56:25] to see it happen uh crucially um but uh but yeah um and i i understand staff's uh hesitance around

[1:56:34] there's some concern about the uh you know shared water uh but with with mcon's you know potential

[1:56:42] look to to to seeding this property for this in the future the other property it seems like that's

[1:56:48] a pretty stable relationship um and i know that there's lots of water on property um

[1:56:53] Trustee Borthwick: so yeah i'm

[1:56:55] Trustee Borthwick: certainly not concerned about that um if

[1:56:58] Planner McCargar: i could just um through the chair interject with on that

[1:57:00] Planner McCargar: point it's just the water is coming from off the property yes

[1:57:05] Voice 8: so it's not even on

[1:57:06] Planner McCargar: the other portion

[1:57:06] Planner McCargar: of the works yard i know i know yeah

[1:57:09] Voice 8: just to clarify though they do have the rights to that

[1:57:13] Voice 8: they have the union in place and have the rights to that so yeah yeah yeah yeah sharing something

[1:57:18] Voice 8: they already own so exactly

[1:57:20] Trustee Borthwick: yeah no and i i i do understand that the broader thing and i and i like

[1:57:25] Trustee Borthwick: I say I appreciate Snap wanting to flag that as a concern. And I have the benefit of being here and

[1:57:32] knowing a little bit about the property. So those are things that I'm aware of and I'm glad to see

[1:57:39] Trustee Borthwick: being used for this. Yeah, I mean, I'm excited to, yeah, I think there's very,

[1:57:48] Trustee Borthwick: I know we've got a bunch of recommendations. I no longer have them in front of myself because

[1:57:50] Trustee Borthwick: there being a screen, but I got, I'm looking forward to all of that and bring it back over.

[1:57:57] Voice 8: What I can tell you is that we're, we have an information meeting planned for the 25th of

[1:58:01] Voice 8: January and hopefully we'll have even more project definition then including costs and so on. We're

[1:58:07] Voice 8: just working through the cost part of it right now. Yeah. Well,

[1:58:09] Trustee Borthwick: please make sure that we're

[1:58:11] Trustee Borthwick: invited. I know I'd love to be there and yeah, whatever, whatever we can do to help get this

[1:58:18] Trustee Borthwick: over the line hopefully with a little bit more more efficiency than the endemic grade so far

[1:58:25] Trustee Graham: great so let's kick it off shall we let's check it out with the demand all of the

[1:58:29] Trustee Graham: trust community request staff to prepare a draft bylaw to give you the plan and take

[1:58:36] Trustee Graham: to enable application pl and c 2025 0368 that's on community

[1:58:41] Trustee Graham: the housing committee i

[1:58:43] Voice 16: do second any further discussion call a question that carries

[1:58:50] Trustee Graham: shall i continue um sure i'll get the next one let's uh i move that the dam and on the local

[1:58:55] Trustee Graham: trust committee request staff to prepare a draft bylaw to amend the common land use file

[1:58:59] Trustee Graham: about 2008 the naval application pl z 20.5 or three six eight

[1:59:04] Trustee Graham: anything else in second for the discussion

[1:59:08] Trustee Borthwick: call the question all favor Dr. Karius

[1:59:10] Trustee Borthwick: I move that the Deming Island Local Trust Committee request the applicant for PL-RZ-2025-0368

[1:59:21] Trustee Borthwick: Deming Community Housing Society to submit the following to the local trust committee prior to

[1:59:26] Trustee Borthwick: public hearing being considered slash scheduled a confirmation from a qualified professional that

[1:59:36] Trustee Borthwick: the subject property pid 000-252-069 have adequate conditions to support community

[1:59:44] Trustee Borthwick: sewage treatment and other approved systems combined with the bc sewer system regulation

[1:59:50] Trustee Borthwick: under the health act for the proposed increase in density being a copy of the provincial

[1:59:54] Trustee Borthwick: car license intended to supply water to the agents of affordable rental housing

[2:00:00] Trustee Borthwick: c water management plan based to address subsection one peak and expected water demand

[2:00:10] Trustee Borthwick: calculations two water conservation commitments to exceed bc building code requirements three

[2:00:17] Trustee Borthwick: minimum on-site storage for potable non-potable and fire suppression and other types of storage

[2:00:22] Trustee Borthwick: being considered for emergency considerations should temporary demand be greater than designed

[2:00:28] Trustee Borthwick: storage or well capacity. Five, proposed plan for irrigation and

[2:00:33] Trustee Borthwick: great water reuse. Six, proposed groundwater monitoring

[2:00:38] Trustee Borthwick: and reporting. Seven, proposed stormwater management.

[2:00:41] Second. Second. Discussion? All questions in favor? That carries.

[2:00:47] Trustee Graham: I move that the DEN Biolog trustingly request the applicant

[2:00:50] Trustee Graham: for PLRZ 2025-0368, that the Community Housing Society

[2:00:54] Trustee Graham: enter into a cost recovery agreement with the Islands Trust for the purposes of drafting

[2:00:58] A, a housing agreement for eight minutes of affordable rental housing, and B, a restrictive covenant for water conservation, groundwater monitoring, and to ensure all

[2:01:06] Trustee Graham: buildings meet BC Energy Step Road Level 2 or other energy-efficient measures identified.

[2:01:13] Trustee Graham: Thank you.

[2:01:13] Trustee Graham: For the discussion, call question.

[2:01:15] Trustee Graham: All in favor?

[2:01:16] Trustee Graham: Carries.

[2:01:18] Trustee Borthwick: I move that the Demet Island Local Trust Committee request staff to send an early referral of PL-RZ-2025-0368, Demet Community Housing Society, to the Comox First Nation.

[2:01:30] Trustee Borthwick: Second.

[2:01:31] Trustee Borthwick: For discussion, no question.

[2:01:33] Trustee Borthwick: Okay.

[2:01:33] Trustee Borthwick: That carries.

[2:01:34] Trustee Graham: And finally, I move that the Demetan Local Trust Committee request staff to send an early

[2:01:38] Trustee Graham: referral of PLRZ 2025-368, Demetan Community Housing Society, to the Demetan Fire Department

[2:01:45] Trustee Graham: and Island Stress Freshwater Specialist for comment.

[2:01:48] Trustee Graham: Second.

[2:01:49] Good discussion.

[2:01:50] Voice 16: Call the question.

[2:01:51] Voice 16: I'll carry it.

[2:01:51] Voice 16: That carries.

[2:01:52] Voice 16: Great.

[2:01:53] On your way.

[2:01:54] Thank you.

[2:01:58] All right.

[2:02:00] Now we'll get to some more money.

[2:02:02] On page 94.

[2:02:05] trust council violent and one to shape three policy statement referral there's a briefing

[2:02:11] Voice 16: and a request for a response video let's see so trustees

[2:02:35] Voice 17: yeah the purpose is ticking

[2:02:37] Voice 16: boxes we need to serve

[2:02:39] Voice 16: reply

[2:02:40] Voice 9: back trust council yes

[2:02:45] Trustee Graham: i think that's a wording

[2:02:57] Voice 17: number one works yeah thank you

[2:03:03] Trustee Borthwick: for making the motion

[2:03:05] Trustee Borthwick: uh i move that the demo and local trust committee responds to the island's trust

[2:03:09] Trustee Borthwick: council that its interests are unaffected by bylaw number 183

[2:03:13] Trustee Borthwick: for discussion

[2:03:16] Voice 16: that's carried all right um so we go to 9.6 on page 95 um

[2:03:26] Voice 16: trust council while I'm planning three policies just for your information

[2:03:38] Voice 17: it's a difference oh I

[2:03:43] Voice 17: hate

[2:03:46] Voice 16: to lean on you because I know this is not your wheelhouse

[2:03:48] Voice 16: but what's the difference between 9.5 and 9.6 oh we have director freighter we are

[2:03:58] Voice 16: honored that's director freighter over to you thank

[2:04:02] Voice 13: you I'm just catching up here but I believe

[2:04:04] Voice 13: the memorandum was simply i'm going to have to check on here uh essentially we were offering

[2:04:09] Voice 13: a extension i believe i'll have to double check but simply i think the resolution you've passed

[2:04:14] Voice 13: is sufficient for our needs excellent

[2:04:17] Voice 16: thank you very much you like that it's uh it's good to be

[2:04:21] Voice 16: confused this time of the day all right so we'll move on to 9.7 way to page 138 which is referral

[2:04:28] Voice 16: response to comox valley region district regarding post regional growth strategy minor amendment

[2:04:37] And I

[2:04:39] Voice 16: don't

[2:04:43] Planner McCargar: have really too much to add to this, but it was just a referral response that was sent.

[2:04:51] Planner McCargar: And it was just basically that our interests were unaffected.

[2:04:54] Planner McCargar: It was that the regional growth strategy, they had asked us to just have a look at it and see if, you know, kind of more technical aspects, if the places that Islands Trust was mentioned, if it was accurate.

[2:05:06] Planner McCargar: and you can see, I believe it was RPM Jamerat who headed that,

[2:05:15] Planner McCargar: but there was no significant concerns.

[2:05:19] Voice 16: So you would require just a motion that our interests are unaffected?

[2:05:23] Planner McCargar: No, there's no motion.

[2:05:24] Voice 16: This was just sent.

[2:05:26] Voice 16: So, yeah, okay. So that's just something for our information.

[2:05:29] Planner McCargar: Yes.

[2:05:29] Voice 16: Okay. All right. I know it's 12.08.

[2:05:34] We're supposed to break

[2:05:35] Voice 16: at 12.20.

[2:05:37] Voice 16: so do you want to break early i'm just waiting to speak anybody

[2:05:44] Trustee Borthwick: we're moving into correspondence which feels like a different section because i think this

[2:05:49] Trustee Borthwick: might not be

[2:05:50] Trustee Graham: in that place take a

[2:05:51] Trustee Graham: break thank you so

[2:05:52] Voice 16: uh 30 minutes for everybody yeah so we will

[2:05:56] Voice 16: break at and return at 12 40. that works okay we shall be returning

[2:06:03] Voice 20: at 12 40. thank you everybody

[2:38:44] Voice 9: I said, I want

[2:38:47] Voice 3: to say up front, I'm going to get off because

[2:38:51] Voice 9: you weren't.

[2:38:52] Voice 9: I mean, I'm just

[2:38:56] Voice 3: sitting back there.

[2:38:57] Voice 3: All right.

[2:38:59] Voice 9: All right, we are reconvening.

[2:39:05] Voice 9: So we are at the age if I'm not.

[2:39:08] Oh, no, I'm sorry.

[2:39:09] We're 11 new business where

[2:39:13] Voice 16: we had this selfish issue.

[2:39:17] Voice 16: you um and i know that i see um manager to join us too and he had sent us an email regarding the

[2:39:30] Voice 16: previous course of actions but uh how did you want to proceed with that well

[2:39:41] Voice 5: i've been looking

[2:39:46] Trustee Borthwick: at uh

[2:39:47] Trustee Borthwick: And I appreciate Manager Dinkman for reporting this email.

[2:39:52] Trustee Borthwick: Looks like it was sent to you at the date and it's back then.

[2:39:55] Trustee Borthwick: So it's the Morton versus Columbia court case would establish that local government cannot regulate the operations, which, I mean, sort of, I understand that that's the legal grounding.

[2:40:11] Trustee Borthwick: and i agree with with the manager's assessment that that would be uh outside of our jurisdiction

[2:40:17] Trustee Borthwick: if we would gone forward with direct bylaw enforcement i do think it behooves us to

[2:40:25] um as an ltc

[2:40:28] Voice 9: uh to check in to check into that a little bit in terms of

[2:40:38] Trustee Borthwick: like well what is what

[2:40:39] Trustee Borthwick: is the utility of our conservation marine conservation zones if they're unenforceable and

[2:40:45] Trustee Borthwick: And what is it even, what's the actual utility of even having those zones if they can just

[2:40:55] be ignored, number one, if they can be encroached upon by private interests and we have no power

[2:41:00] to enforce them, and number two, if

[2:41:03] Trustee Borthwick: that's then not going to be upheld, and then, you

[2:41:06] Trustee Borthwick: know, if there's a proposed expansion into it, if we're being cut out of the picture

[2:41:11] Trustee Borthwick: entirely like what are we

[2:41:12] Trustee Borthwick: I mean it seems laughable

[2:41:15] Trustee Borthwick: to suggest that we even have any jurisdiction

[2:41:17] there so I

[2:41:19] find it deeply frustrating

[2:41:20] but I would

[2:41:23] agree with manager Dana it seems fairly

[2:41:26] incontrovertible

[2:41:27] but

[2:41:29] it's I think

[2:41:30] Trustee Borthwick: as a local trust committee we need to like

[2:41:33] Trustee Borthwick: I would seek some clarity from

[2:41:35] Trustee Borthwick: the province about whether they want us to have

[2:41:37] Trustee Borthwick: this sort of control and if they're not

[2:41:39] Trustee Borthwick: going to back us up on this then we need to be clear in how we communicate that out to our

[2:41:44] Trustee Borthwick: communities as well so it

[2:41:48] Trustee Graham: almost sounds like we need some legal advice mr dengman any

[2:41:54] Voice 16: commentary

[2:41:56] Warren Dingman, Manager of Bylaw Compliance & Enforcement: so chair i would um i think if you want more clarity or more information you should request

[2:42:03] Warren Dingman, Manager of Bylaw Compliance & Enforcement: a legal opinion from your legal counsel to break down all the issues anything to do with this

[2:42:10] Warren Dingman, Manager of Bylaw Compliance & Enforcement: complaint and whether or not the LDC can proceed with any type of enforcement and what type of

[2:42:17] Warren Dingman, Manager of Bylaw Compliance & Enforcement: future regulations you might want to put in your water zones. This issue is not dissimilar from the

[2:42:26] Warren Dingman, Manager of Bylaw Compliance & Enforcement: helicopter issue that occurs, complaints occurs in multiple islands, you know, aviation aerodromes

[2:42:33] Warren Dingman, Manager of Bylaw Compliance & Enforcement: or federal jurisdiction, but there are multiple local trust areas that have bylaws to state that

[2:42:39] Warren Dingman, Manager of Bylaw Compliance & Enforcement: that say heliports are prohibited, and it becomes a contentious issue.

[2:42:45] Warren Dingman, Manager of Bylaw Compliance & Enforcement: So we've got, you know, you can try and regulate it,

[2:42:48] Warren Dingman, Manager of Bylaw Compliance & Enforcement: but in the end, the courts may say that you cannot.

[2:42:51] Warren Dingman, Manager of Bylaw Compliance & Enforcement: So you could seek a legal opinion on this issue.

[2:42:58] Trustee Graham: Can we get the question succinct enough that the bill isn't too high?

[2:43:07] Trustee Graham: Considering the budgetary plan that we're walking these days,

[2:43:13] Trustee Graham: I mean, really, what we want to know are our zones which water's most.

[2:43:25] Warren Dingman, Manager of Bylaw Compliance & Enforcement: We could do this in April, in the new fiscal year.

[2:43:30] Trustee Graham: Yeah.

[2:43:31] Warren Dingman, Manager of Bylaw Compliance & Enforcement: Make this request.

[2:43:34] Voice 16: I'll take that idea.

[2:43:36] Voice 16: So, what it may be, I need to ask to come back to us at our next meeting with a suggestion motion.

[2:43:46] Voice 9: Yeah.

[2:43:46] Voice 9: So

[2:43:46] Voice 16: they didn't put some thought into what the question should be.

[2:43:49] Trustee Borthwick: Yeah.

[2:43:50] Trustee Borthwick: And yeah, likewise, I'd like to make sure that that's a narrow enough band that we're

[2:43:54] Trustee Borthwick: not just entirely financing the young Anderson Christmas party.

[2:44:02] Trustee Graham: We know the areas where we've not been successful.

[2:44:06] Trustee Graham: Communication towers, we've rarely been successful.

[2:44:10] Trustee Graham: Helicopter infrastructure, I didn't even know that one.

[2:44:12] Trustee Graham: Not very successful.

[2:44:13] Trustee Borthwick: those do seem to be much more public infrastructure this is a private business i don't feel like they

[2:44:19] Trustee Borthwick: should be enjoying the same protections but i'm not a lawyer

[2:44:23] Trustee Graham: well it's it takes the question

[2:44:24] Trustee Graham: that our our water is not enforceable that's you know despite the level of aquaculture

[2:44:31] by by

[2:44:33] Trustee Graham: the feds and the province we have zoning authority of the water so

[2:44:38] Voice 16: i've asked mr damon

[2:44:40] Voice 16: On the Southern Gulf Islands, we've been sort of struggling with this thing with mooring buoys and docks.

[2:44:47] Voice 16: Do they not fall into sort of that same sort of category?

[2:44:54] Warren Dingman, Manager of Bylaw Compliance & Enforcement: It is possible that certain structures you may be able to regulate, right?

[2:45:02] Warren Dingman, Manager of Bylaw Compliance & Enforcement: And it's difficult to go through the different court cases and the different islands and the different regulations.

[2:45:11] Warren Dingman, Manager of Bylaw Compliance & Enforcement: regulations um we have the case on fetus where the province you know the feds in the province

[2:45:16] Warren Dingman, Manager of Bylaw Compliance & Enforcement: have issued a gooey duck license you know tenure to harvest plant or however they do it and harvest

[2:45:23] Warren Dingman, Manager of Bylaw Compliance & Enforcement: gooey ducks uh but yet uh the ltc their zoning outright prohibits it and i think the uh certain

[2:45:32] Warren Dingman, Manager of Bylaw Compliance & Enforcement: extent the uh province has acknowledged that but they've still issued the tenure and it may come

[2:45:39] Warren Dingman, Manager of Bylaw Compliance & Enforcement: down just to what structures in that circumstance on Thetis that the tenure holder may be able to

[2:45:47] Warren Dingman, Manager of Bylaw Compliance & Enforcement: put into the water. We can certainly re-look at this. I can prepare a staff report for a future

[2:45:56] Warren Dingman, Manager of Bylaw Compliance & Enforcement: meeting and then you can decide whether or not you want a legal opinion to investigate further,

[2:46:01] Warren Dingman, Manager of Bylaw Compliance & Enforcement: you know, to get legal advice on just what you can and cannot enforce here. You do have a zone

[2:46:08] Warren Dingman, Manager of Bylaw Compliance & Enforcement: where it's permitted shellfish aquaculture is permitted and they have a

[2:46:12] Warren Dingman, Manager of Bylaw Compliance & Enforcement: tenure so you know if a certain part of the structure goes astray as in what was

[2:46:20] Warren Dingman, Manager of Bylaw Compliance & Enforcement: I think initiated this complaint you know rafts or structures were breaking

[2:46:25] Warren Dingman, Manager of Bylaw Compliance & Enforcement: loose from the original operation of course they're being retrieved and

[2:46:30] Warren Dingman, Manager of Bylaw Compliance & Enforcement: bring bought back to the original operation but I can certainly look at

[2:46:35] Warren Dingman, Manager of Bylaw Compliance & Enforcement: of the matter for the Paris staff report for future meeting for consideration with the LTC?

[2:46:39] Warren Dingman, Manager of Bylaw Compliance & Enforcement: I

[2:46:40] Trustee Borthwick: think the concern is that they're not, it's not that they're breaking loose,

[2:46:43] Trustee Borthwick: it's that there is expansion that's happening that's encroaching into the marine conservation

[2:46:48] Trustee Borthwick: zone. Outside of their current boundaries. Yeah, they are expanding beyond their initial lease,

[2:46:55] Trustee Borthwick: their existing lease. And now they're sort of after the fact applying for an expansion to the

[2:47:03] at least

[2:47:03] Trustee Graham: that would cover their current operation.

[2:47:07] Trustee Graham: So if you could prepare a staff paper

[2:47:12] Trustee Graham: just to give us some more background

[2:47:14] Trustee Graham: so that if we do decide to ask for a legal opinion,

[2:47:18] Trustee Graham: we can narrow that right down.

[2:47:20] Trustee Graham: And there may be other islands

[2:47:22] Trustee Graham: that this could be a trust council initiative

[2:47:25] if it looks like it has a broader implication

[2:47:29] Trustee Graham: or a broader reach.

[2:47:31] Warren Dingman, Manager of Bylaw Compliance & Enforcement: That's no problem.

[2:47:32] Voice 16: Thank you.

[2:47:33] Voice 16: okay so would you like a motion or are you you haven't received i

[2:47:37] Warren Dingman, Manager of Bylaw Compliance & Enforcement: i think you should pass a

[2:47:39] Warren Dingman, Manager of Bylaw Compliance & Enforcement: motion on this one

[2:47:39] Voice 16: okay who wants to be the crafter of words

[2:47:49] Trustee Graham: wizard but i mean i can try um you want to just bang one out i

[2:47:54] Trustee Borthwick: mean i have one that i sort of

[2:47:56] Trustee Borthwick: started on it let me know if this sort of rises to the to the uh to the line here i'll read it

[2:48:04] out and I have got it in

[2:48:06] an email which is sent to motions if that's

[2:48:08] useful for Lisa

[2:48:11] but I

[2:48:12] and

[2:48:13] Trustee Borthwick: I'm going to just

[2:48:14] Trustee Borthwick: I'm going to read out the wording and just

[2:48:16] Trustee Borthwick: Warren if you can let me know if this sounds

[2:48:18] Trustee Borthwick: right and then I'll make it formally

[2:48:21] Trustee Borthwick: but

[2:48:22] Trustee Borthwick: the LTC requests staff to prepare

[2:48:24] Trustee Borthwick: a report on the balance

[2:48:26] Trustee Borthwick: of our jurisdiction regarding green

[2:48:28] Trustee Borthwick: agriculture zones and their enforceability

[2:48:31] Trustee Borthwick: is that too broad

[2:48:33] Warren Dingman, Manager of Bylaw Compliance & Enforcement: no I think that's good

[2:48:35] Warren Dingman, Manager of Bylaw Compliance & Enforcement: Any issues with that, Chair?

[2:48:37] Trustee Borthwick: I'm sending that to motions just so that Lisa has it easily.

[2:48:43] Trustee Borthwick: And I move that the Denman Island Local Trust Committee request staff to prepare a report on the balance of our jurisdiction regarding green aquaculture zones and their enforceability.

[2:48:54] Trustee Graham: Before I second that, do you want that to be directed to the Director of Biological Enforcement or just staff in general?

[2:49:05] Warren Dingman, Manager of Bylaw Compliance & Enforcement: you can direct it to me you can be directed to me chair but i think i think we know who's going

[2:49:09] Warren Dingman, Manager of Bylaw Compliance & Enforcement: to prepare it staff as far as staff who's going to prepare it okay so

[2:49:16] Voice 16: i'll second that's great

[2:49:17] Voice 16: yeah and i'll just confirm lisa you've received the motion i

[2:49:22] Voice 28: received the motion chair mod thank

[2:49:24] Voice 28: you

[2:49:24] Voice 16: okay we'll ask you to read it back then okay so any further discussion call the question on

[2:49:29] Voice 16: the paper that carried thank you yeah thanks for

[2:49:32] Trustee Borthwick: it you're welcome great

[2:49:34] Voice 16: so

[2:49:39] Voice 16: yeah so yeah you know what i did as i jumped ahead was i wasn't supposed to do so i apologize lisa

[2:49:43] Voice 16: i'm a bad person um so we're back to page 139 um uh 10.1 email dated july 11th 2025 from me

[2:49:53] Voice 16: johnson recording regarding the pre-zoning request for closing the most block of the

[2:49:58] which are on West Road.

[2:50:01] Voice 16: So just to receive any so we can

[2:50:04] Trustee Graham: do an application for rezoning it.

[2:50:08] Trustee Graham: No, we're still working in a while for us to attach this corresponding

[2:50:12] Voice 10: flow. Hopefully something cool and progressive might happen with the requirement then the

[2:50:17] Voice 10: housing action plan implementation of the HAPC to breathe out ideas. Yeah. All right.

[2:50:22] Voice 10: so it's interesting that

[2:50:23] Voice 16: there is uh so 10.2 is the email dated july 2017 2025

[2:50:30] Voice 16: uh regarding the state zoning similar uh so template three email dated on 6 25

[2:50:39] Voice 16: regarding demo and citing and use concern this

[2:50:43] Trustee Graham: doesn't look like it's a bylaw enforcement file

[2:50:46] Trustee Graham: there

[2:50:47] Trustee Borthwick: and there was a slight error in this too no corner original well so so what uh and actually

[2:50:54] Trustee Borthwick: there was an exchange between uh manning and bingman and ryan uh about this he was mistaken

[2:51:01] it's not 8-8-7-5 lakeland it's 8-8-7-5 farland

[2:51:05] Trustee Borthwick: and reginald's okay um and there's uh there's

[2:51:10] Trustee Borthwick: been sort of a back and forth there um he was directed that the specific natures of his complaint

[2:51:15] Trustee Borthwick: like probably provincial in nature

[2:51:17] and not through balance of trust.

[2:51:21] I had some messages from the person

[2:51:28] Trustee Borthwick: who lives at that property sort of asking

[2:51:30] Trustee Borthwick: about the nature of this concern level.

[2:51:35] Trustee Borthwick: And they're not, there was some concern

[2:51:37] Trustee Borthwick: in the initial letter that they might be like creating

[2:51:39] Trustee Borthwick: a gravel pit or something along those lines.

[2:51:42] Trustee Borthwick: This is an area that has a sort of natural pond.

[2:51:46] Trustee Borthwick: it seems that it is an expansion of ponds so it is more ponds uh not intended to be a major change

[2:51:53] Trustee Borthwick: now obviously the scale and scope of the work may be of concern um but it's not i think as i

[2:51:59] understand it and perhaps uh manager david i know he responded in august to this so it may not be

[2:52:06] top of his memory but um my understanding is that this has largely been impressed

[2:52:11] us um and it's not for us to say one way or the other probably either but i you know i appreciate

[2:52:20] the uh complaint bringing this forward and it's certainly the sort of thing that i should hope

[2:52:26] would be of concern i think it's uh you know if there are things like this that are happening

[2:52:31] that are that are concerning i think it you know it is good for us to at least uh you know

[2:52:38] be part of the process um it it it is frustrating to just have things immediately pitched upwards to

[2:52:46] the province when this is something that could be handled in my view but um yeah it could be

[2:52:53] Trustee Graham: in a riparian area so that that's that's uh our jurisdiction yes

[2:53:02] Voice 17: but what is received this i think

[2:53:07] yeah yeah and i i think warren has spoken with the the correspondent so okay so 10.4 page 149

[2:53:17] uh email on 6 25 a day regarding the swag housing proposal again i guess this receipt

[2:53:26] um uh 10.5 email from obviously team 2025 well gardener regarding support with snag

[2:53:36] I was just going to quickly say on the correspondence from Char and Joan that the petition that

[2:53:46] Trustee Borthwick: they refer to has, I think, 37 local community members speaking in support of the project.

[2:53:57] I think that number is correct.

[2:54:01] Trustee Borthwick: 32. Okay. I was trying to pull it off the top of my, it was in the neighborhood, but not quite.

[2:54:13] So just, you know, that, that, that's not speaks to comments from a large group of people.

[2:54:22] So

[2:54:23] Trustee Graham: this is interesting. We have two properties that are independently looking to do wonderful

[2:54:29] Trustee Graham: wonderful things as far as affordable housing one party is gone rezoning suit group the other party

[2:54:36] Trustee Graham: has gone through uh putting your hands in the housing review that is underway so that's cool

[2:54:59] Voice 3: We're interested in what comes at the end of the agenda here, or the documents attached,

[2:55:04] Voice 3: all the draft language and things like that, that could make a difference for our proposal.

[2:55:10] Voice 3: say so those are the kinds of things that we're yeah

[2:55:13] Trustee Graham: curious about that that meeting is probably

[2:55:15] Trustee Graham: going to be a electronic meeting held um sometime in the chat on

[2:55:20] Voice 3: that draft language and stuff so

[2:55:21] Voice 3: we're not going to get to that today i

[2:55:23] Trustee Borthwick: don't think so yeah where

[2:55:24] Trustee Borthwick: we bring yeah the hope is to sort of

[2:55:27] Trustee Borthwick: drill down into that a little further um

[2:55:28] Trustee Borthwick: and we i have some direction for that process but we'll get

[2:55:32] Trustee Borthwick: there

[2:55:32] Voice 3: perfect okay

[2:55:34] Voice 16: so page 158 uh we have letter dated august 29th from the house of society

[2:55:39] Voice 16: I think it's regarding some of the workshop. Yeah, which is we have that result. That's new.

[2:55:44] Voice 16: Um in 10.7 they will be doing November 25th 2025 be wider regarding the study as housing co-op

[2:55:52] Voice 16: co-op proposal, right? That's our letter from us to you too.

[2:55:55] Voice 3: Yes, thank you.

[2:56:01] Voice 3: Yeah,

[2:56:02] Trustee Graham: so all of these pieces of correspondence will will always be

[2:56:05] Trustee Graham: part of the files that are either as part of the housing review or as part of the design so you

[2:56:13] Trustee Graham: always have that information and it stays with us and it'll be published on the website under

[2:56:17] Trustee Graham: those projects as they progress um

[2:56:21] Voice 16: okay now we move down to the uh meeting schedule and there's

[2:56:27] Voice 16: a little upseat in the meeting schedule um when you go to november um this is post-election

[2:56:39] Voice 16: When the local trustee, so the first meeting of the local trust committee meeting members,

[2:56:46] Voice 16: you will note that for two weeks, there's a meeting every day, so this is the first meeting

[2:56:59] Voice 16: of all the LTCs, so the LTC members all get to meet with your new chair and such, but

[2:57:06] Voice 16: But you don't know where the chairs are.

[2:57:07] Voice 16: No.

[2:57:08] Voice 16: So, you know, these are far apart.

[2:57:11] Voice 16: Some of them, two meetings on one day.

[2:57:13] Voice 16: So how I've been dealing with it at the LTC

[2:57:17] Voice 16: is I haven't been involved with this,

[2:57:18] Voice 16: is suggesting that the November date,

[2:57:20] Voice 16: in this case, it would be November 16th,

[2:57:23] Voice 16: be an electronic meeting, not in person.

[2:57:25] Voice 16: Right.

[2:57:26] Voice 16: Because logistically speaking,

[2:57:27] Voice 16: I believe it is absolutely impossible

[2:57:31] Voice 16: to actually hold these meetings as laid out

[2:57:33] Voice 16: as being in person.

[2:57:36] Voice 16: because of the

[2:57:37] Trustee Graham: lack of chair

[2:57:38] Trustee Graham: the

[2:57:39] Trustee Borthwick: chairs will have been

[2:57:41] Trustee Borthwick: elected on the Friday

[2:57:43] Trustee Borthwick: before

[2:57:45] Trustee Borthwick: you'd be elected to the

[2:57:47] Trustee Borthwick: executive on the Friday and then

[2:57:49] Trustee Borthwick: chairing your first meeting on Monday

[2:57:52] Voice 16: so say

[2:57:53] Voice 16: if you're the chair of

[2:57:55] Voice 16: Denman and the next day you're

[2:57:57] Voice 16: the chair of Galliano you can't get there

[2:57:59] Voice 16: or say

[2:58:00] Voice 16: on the

[2:58:03] Voice 16: 20th if you're the chair

[2:58:05] Voice 16: are both those committees you can attend two meetings at once right so i'm just suggesting

[2:58:10] Voice 16: for logistics for both trustees executive members and staff that that meeting um be so that would be

[2:58:18] Voice 16: the monday november 16th 2026 meeting be an electronic meeting not a regular meeting yeah

[2:58:23] Trustee Graham: was there anything in the this particular document that says they are in person yes regular meetings

[2:58:30] Trustee Borthwick: yeah i i would i think we should do that favor too

[2:58:35] Voice 16: even if it was a painted person i don't think i would ever do that to people

[2:58:40] Voice 16: yeah

[2:58:40] Voice 9: yeah um

[2:58:41] Voice 16: so the motion would be as amended right and and lisa would would note that that

[2:58:47] Voice 16: meeting would be election november 2016. yeah so somebody wants to make that motion

[2:58:56] Trustee Graham: I move that the Demaral Local Trust Committee approve the April 26 to March 27 meeting schedule

[2:59:03] Trustee Graham: as amended.

[2:59:04] Trustee Graham: As amended.

[2:59:05] Voice 16: I second this.

[2:59:06] Voice 16: So the discussion, call the question all in favor.

[2:59:09] Voice 16: And so just confirming, Lisa, as you've done in many places, we are noting that that will

[2:59:14] Voice 16: be an electronic meeting.

[2:59:15] Voice 28: I will do that, Chairman.

[2:59:17] Voice 16: Thank you so much.

[2:59:21] Voice 16: Sometimes you have to pay attention to the details.

[2:59:25] Voice 16: Okay, so moving to 12.2, Demmon Island Local Trust Committee meeting procedures repeal bylaw number 258, final adoption.

[2:59:35] Voice 16: So

[2:59:36] Trustee Borthwick: let's do it.

[2:59:37] Trustee Borthwick: Let's do it.

[2:59:38] Trustee Borthwick: I move that the Demmon Island Local Trust Committee bylaw 258 cited as Demmon Island Local Trust Committee meeting procedures repeal bylaw number 258 to 2025 be adopted.

[2:59:50] Voice 16: Seconded.

[2:59:50] Voice 16: Seconded.

[2:59:51] Voice 16: For the discussion, call the question on favor.

[2:59:53] That carries.

[2:59:55] Then we get to

[2:59:56] Voice 16: 170, 12.3, public notification.

[3:00:00] Voice 16: bylaw this

[3:00:01] Trustee Graham: is the one where you were saying we found a loophole to avoid provincial recollect

[3:00:06] Trustee Graham: requirements no it's actually

[3:00:08] Voice 16: they changed the legislation to enable us um so they're there and

[3:00:13] Voice 16: certainly in the past there have been cases like there was a famous one five or six years ago

[3:00:18] Voice 16: gambier um there was an applicant eight thousand dollar advertising bill because the only place

[3:00:24] Voice 16: that would allow to advertise what's in the bank of your promise. It was a half-page ad.

[3:00:30] Voice 16: Oh my god.

[3:00:32] Voice 16: So what this is doing is that the default is to advertise electronically

[3:00:39] Voice 16: through the trust website and such. What we've seen on the southern islands is what

[3:00:44] Voice 16: staff has done is taken the opportunity to do additional advertising in your local publications.

[3:00:50] Voice 16: It's not stipulated in the bylaw, which you can stipulate.

[3:00:52] Voice 16: I've got a question.

[3:00:54] But it

[3:00:54] Voice 16: frees up, to me, better communication with your community

[3:01:02] Voice 16: because you can target the community that you want.

[3:01:05] Voice 16: Yeah, I would like to bake in.

[3:01:09] I don't know where that would go.

[3:01:12] There should be alternate resolutions at the bottom, maybe.

[3:01:16] There were response options.

[3:01:18] An

[3:01:19] Trustee Borthwick: alternative as directed by the local trust committee.

[3:01:24] Trustee Borthwick: um perhaps we can look to staff to give us some advice specifically on whether how we can

[3:01:34] Trustee Borthwick: uh hardwire in a print

[3:01:42] Voice 16: so planer mccartney are you up to speed with this or do we have to reach the higher

[3:01:47] Voice 16: i'm

[3:01:47] Planner McCargar: not fully up to speed with this but i do have our ledge clerk on standby so i can bring her into

[3:01:54] Planner McCargar: the meeting if you would like to ask a few questions? That would

[3:01:57] Trustee Borthwick: be excellent right there, yes.

[3:02:03] Voice 17: I just

[3:02:03] Voice 16: seem to have a bad electronic. We can reach out. It's going to take a while.

[3:02:11] We'll see. We'll see if they crash it in the meantime.

[3:02:30] Trustee Graham: I think we had previously

[3:02:36] Trustee Borthwick: named specifically a paper and I think it would be better to

[3:02:42] Trustee Borthwick: leave us, let that be a

[3:02:43] Voice 9: little more flexible.

[3:02:48] Voice 9: that was a different body

[3:02:59] Voice 9: that specifically had named it

[3:03:01] Voice 9: specifically named it

[3:03:02] Voice 9: yeah

[3:03:04] Voice 9: well it's our bylaw

[3:03:10] Voice 17: exactly it's your bylaw

[3:03:12] Voice 17: so Amanda

[3:03:15] Voice 17: okay

[3:03:16] Voice 17: oh

[3:03:18] Planner McCargar: we have a moron

[3:03:20] Planner McCargar: she's just signing on

[3:03:22] Planner McCargar: so just one minute here

[3:03:25] Planner McCargar: still charging

[3:03:40] Trustee Graham: a thousand dollars for

[3:03:48] Trustee Borthwick: The money models might be more robust if they did, but they might not get any money.

[3:03:54] Voice 16: It certainly has to be financial tax on the trust, but it'll have to be, because, of course,

[3:03:58] Voice 16: in that case, they're going to have to pay that, and

[3:04:02] Voice 17: it's just like, it's not that particular

[3:04:22] Voice 16: there we've got questions about um the notification by law sure what the trustees want to do is is um

[3:04:30] Voice 16: add in um a locally circulated um newspaper but in a generic way not naming a publication just

[3:04:41] Voice 16: saying locally circulated so what would be the appropriate addition to the bylaw wording be

[3:04:47] Voice 25: okay um so i don't know what discussion was happened before but i might repeat something

[3:04:54] Voice 25: so just bear with me um you can not adopt this bylaw and you can continue as is which will then

[3:05:03] Voice 25: include notification in your local paper because we have to choose a local paper that is advertises

[3:05:13] Voice 25: is weekly which yours does and we already put it on the website and our notice board here on

[3:05:21] Voice 25: gabriola so that just stays the same and would be in your local newspaper um if you did choose to

[3:05:30] Voice 25: go forward with adopting this bylaw you could choose your newspaper which is fine you just say

[3:05:38] Voice 25: our local newspaper and that's the one that we would use and you could choose the website or

[3:05:48] Voice 25: something like that but pretty much it will still be advertised in your local paper

[3:05:55] Voice 25: if you don't adopt this bylaw does that answer your question

[3:06:00] Trustee Borthwick: thank you um well i i had some nuance that i wanted to drill down into there a little bit so

[3:06:06] Trustee Borthwick: So just so that I'm kind of understanding, because I think we should broadly move forward with this

[3:06:13] Trustee Borthwick: and allow it to be electronic and sort of free ourselves from just being in the paper.

[3:06:21] But in terms of opening up potential there, so we have a number of publications, only one of which is weekly.

[3:06:28] and i'm wondering if the uh the requirement that it be weekly is

[3:06:35] Trustee Borthwick: a bylaw that we have or is that a

[3:06:37] Trustee Borthwick: higher legislative uh obligation sure

[3:06:41] Voice 25: good question so the one right now without adopting

[3:06:46] Voice 25: this bylaw says that it has to be a weekly newspaper yeah this new bylaw if you choose

[3:06:54] Voice 25: to go forward in it, you can pick a monthly newspaper or, say, a bi-weekly newspaper.

[3:07:04] Voice 25: However, administratively, where that makes it difficult, say, for example, if you have

[3:07:11] Voice 25: a public hearing coming up, we need to make sure that the public are aware and we've got

[3:07:21] Voice 25: got to put it in your paper. And if that newspaper, we'd have to look at and make sure that that

[3:07:28] Voice 25: newspaper is close enough to that public hearing that it makes it relevant. Where when something's

[3:07:33] Voice 25: once a month, that makes it a little more administratively difficult. However, that's

[3:07:43] Voice 25: not saying that we couldn't put an ad in that as an additional, just extra communication item.

[3:07:51] Voice 25: Yeah.

[3:07:51] Trustee Borthwick: Yeah. And I know I totally appreciate that that creates much more of a planning

[3:07:57] Trustee Borthwick: hurdle in terms of news release schedules. And my interest is not in curtailing or making or

[3:08:07] Trustee Borthwick: forcing us to to adopt a more complex schedule for that what i'm interested in is just opening

[3:08:14] Trustee Borthwick: up the option to have that notification through a broader lens so i know currently we're restricted

[3:08:20] to that weekly um and my my hope is just to sort of allow this to potentially be for our

[3:08:25] raster runner notifications potentially uh in the papers that may

[3:08:29] Trustee Borthwick: come out at broader intervals

[3:08:32] Voice 25: right it's

[3:08:33] Trustee Borthwick: less about it's not about it's more just like currently our wording is restrictive

[3:08:37] Trustee Borthwick: and it's just about sort of broadening the the decades that we may be able to use that's all

[3:08:42] Trustee Borthwick: yeah

[3:08:43] Voice 25: so you can choose um two different uh ways so they need to be like in the report reliable

[3:08:52] Voice 25: suitable accessible and to keep it broad you could um put you know a print newspaper

[3:09:03] Voice 25: And then it doesn't, our website, if you pick website on one of them, it does meet those requirements as well. And does meet that within that, you know, within three days of the, say, for example, public hearing, and not more than 14 days, our website does meet that.

[3:09:24] Voice 25: So you could put as your second one, something like a print newspaper, and then we could figure out, it gives you more broader of a choice, which newspaper that you want to use.

[3:09:37] Trustee Borthwick: I'm really just wondering if we could maybe change the specific requirement that it be weekly to just regular, because then it still encapsulates the weekly option, but maybe broadens it to allow for other venues as well.

[3:09:52] Trustee Borthwick: that's really yeah that's all yeah

[3:09:55] Voice 25: if you just kept it broad as print newspaper then it's got

[3:10:01] Voice 25: a very broad and we can have our pick so

[3:10:04] Trustee Borthwick: with that then are there any changes that would need

[3:10:06] Trustee Borthwick: to be made to this these uh this bylaw as is or is does it doesn't hit that

[3:10:13] Voice 6: mark

[3:10:15] Voice 25: uh you would have

[3:10:17] Voice 25: have to choose instead of social media you could put print media i

[3:10:22] Trustee Borthwick: would certainly prefer print

[3:10:24] Trustee Borthwick: media for social media or

[3:10:27] Trustee Graham: like would we not add a third to say in publications locally produced

[3:10:35] Trustee Graham: and distributed on you could

[3:10:40] Voice 25: um not a third you'd want to change that second one you've only got two

[3:10:46] Voice 25: And then any additional requirements that the LTC want is fine.

[3:10:52] Voice 25: We can put them then, this is just for the bylaw.

[3:10:57] Voice 25: Any additional places you want advertised will come out of your communication budget.

[3:11:03] Voice 16: So you're suggesting that we adopt the bylaw as is and then just do a standing resolution for the circulated on island publications?

[3:11:11] Voice 16: applications if

[3:11:14] Voice 25: you really don't want it social media on there because i'm hearing that's maybe

[3:11:20] Voice 25: an option is that you might want to it's up to you but i suggest that you might want to do

[3:11:26] Voice 25: the website and then just put print newspaper or print media and then we can discuss other

[3:11:38] Voice 25: there are additional options these would just meet those legislative requirements and anything

[3:11:45] Voice 25: on top of that's additional yeah

[3:11:47] Trustee Borthwick: that's i think that's yeah print media and then i mean i i'm

[3:11:51] Trustee Borthwick: loathe to introduce more standing resolutions i'd rather just have bylaws that work yeah um

[3:11:56] Trustee Borthwick: i don't

[3:11:58] Trustee Graham: have the same reaction to social media no i know i'm told that people use social media

[3:12:05] Trustee Graham: for their communication.

[3:12:07] Trustee Graham: So I would just want an addition.

[3:12:09] Trustee Graham: So a comma

[3:12:10] Trustee Graham: and then in publications

[3:12:13] Trustee Graham: locally produced and distributed

[3:12:15] on Denman.

[3:12:16] Trustee Graham: I don't understand

[3:12:17] Trustee Graham: why I can't have a third bullet.

[3:12:19] Trustee Graham: Why can't I have a third bullet?

[3:12:22] It's our model.

[3:12:24] Half the people don't read the weekly

[3:12:26] Trustee Graham: newspaper here.

[3:12:28] Trustee Graham: I know. And half the people don't use

[3:12:30] Trustee Graham: social media. So between

[3:12:33] Trustee Graham: by including both of those

[3:12:35] Trustee Graham: you've got one.

[3:12:36] Trustee Borthwick: that's the that's that's certainly my intent is to broaden our

[3:12:39] Voice 6: options not not

[3:12:41] Trustee Borthwick: there but

[3:12:42] Voice 16: so i so i

[3:12:43] Voice 16: guess that the first question is is there is there a legislative restriction that we can't have a

[3:12:48] Voice 16: third bullet not

[3:12:51] Voice 25: that i'm aware of okay

[3:12:52] Voice 16: so it sounds like the lawful testimony is leaning

[3:12:56] Voice 16: towards a third bullet and then i would then ask how do we accomplish that yeah with what we're

[3:13:03] Voice 16: you could

[3:13:05] Voice 25: amend the bylaw to include a third bullet so

[3:13:09] Voice 16: we need a motion to amend the bylaw

[3:13:11] Voice 16: and then adopt the rest of the motions

[3:13:17] Voice 9: well

[3:13:17] Trustee Borthwick: we could just say as amended because we haven't made the bylaw yet

[3:13:21] Trustee Borthwick: i saw you scribbling david yeah i had that

[3:13:28] Trustee Graham: So I move that the Devon Island Local Trust Committee amend bylaw 259 to add, under number

[3:13:38] Trustee Graham: two, a third, I call it a bullet, maybe it's not a specific term, label this 111, to read

[3:13:50] Trustee Graham: in publications locally produced and distributed on Devon Island.

[3:14:00] Trustee Borthwick: It's not so much about the language, because I think the language is great, but I don't

[3:14:07] Trustee Borthwick: think that this bylaw currently exists yet, so I don't think we can make an amendment

[3:14:11] Trustee Borthwick: to it.

[3:14:12] Trustee Borthwick: To the draft bylaw.

[3:14:13] Trustee Borthwick: Okay.

[3:14:13] Trustee Borthwick: Draft.

[3:14:14] Voice 16: That was the word that was missing.

[3:14:15] Voice 16: It is incorrect.

[3:14:16] Voice 16: Sorry.

[3:14:16] Voice 16: Yeah.

[3:14:17] Voice 16: So we're making the draft bylaw.

[3:14:19] Voice 16: Okay.

[3:14:19] Voice 16: So go ahead.

[3:14:21] Voice 25: Through the chair.

[3:14:22] Voice 25: I just wanted to note that if you do put a third option, we're required to use that every time where we have to provide notice.

[3:14:33] Voice 25: That's just something to think about.

[3:14:35] Voice 25: I

[3:14:35] Trustee Borthwick: believe that was the intent.

[3:14:37] Trustee Borthwick: But thank you.

[3:14:37] Trustee Borthwick: Maybe that was intentional.

[3:14:41] Trustee Borthwick: Great.

[3:14:43] Voice 16: So the way that we're doing it right now, we're going to modify the draft.

[3:14:47] Voice 16: And then we're going to adopt.

[3:14:49] Voice 16: Then we'll do the recommended motions.

[3:14:50] Voice 16: Does that work for you?

[3:14:53] Voice 16: administratively or is it just as easy just to state it and then then read the bylaws as amended

[3:14:58] Voice 16: i

[3:15:03] Voice 25: think you can amend the uh draft bylaw and then read them out as amended

[3:15:13] Voice 16: so we'll do the motion that we just read out so seconded to trustee bortha i'm trusting lisa

[3:15:19] Voice 16: you've got that yes

[3:15:21] Voice 28: chair mod i have that all

[3:15:23] Trustee Borthwick: right so that's seconded yeah just making sure

[3:15:25] Trustee Borthwick: we've got that draft bylaw distinction because i think it was you you may just have been read out

[3:15:31] Trustee Borthwick: as bylaw 259 so it's draft by draft

[3:15:34] Voice 16: but that's fine yeah for discussion good catch call the

[3:15:38] Voice 16: question okay okay so now we've modified the draft now we can move the

[3:15:42] Trustee Borthwick: motions to i move that the

[3:15:46] Trustee Borthwick: denman island local trust committee considers the notification methods in draft bylaw 259 are

[3:15:51] Trustee Borthwick: reliable, suitable, and accessible for the Denman Island, the Denman Local Trust area.

[3:15:59] Trustee Borthwick: I see that's not really okay, but

[3:16:01] Trustee Graham: that's an interesting that's

[3:16:04] Voice 5: an interesting motion.

[3:16:05] Voice 5: I don't know. Okay, so

[3:16:10] Voice 16: is that an individual motion? Is it the first part or are there

[3:16:17] Voice 16: Or the way it's structured in the executive order is unusual.

[3:16:25] Voice 25: It is unusual.

[3:16:27] Voice 25: It's because you need to consider those three methods in order to pass this bylaw.

[3:16:32] Trustee Borthwick: Yeah, okay.

[3:16:33] Trustee Borthwick: All right.

[3:16:34] Trustee Borthwick: Well, then that's it.

[3:16:35] Trustee Borthwick: But, okay.

[3:16:35] Trustee Borthwick: Well, then I have made – it is on the table.

[3:16:38] Trustee Borthwick: I need to address it, I guess.

[3:16:39] Trustee Borthwick: But, all right.

[3:16:41] Trustee Borthwick: It needs to be seconded before it's on the table.

[3:16:43] Voice 16: So, my question is, is that the first part, is that a motion that the Department of

[3:16:48] Voice 16: all considered so that's the first motion correct yeah okay so move seconded yeah discussion call

[3:16:58] Voice 16: question all in favor that carries i can go back and forth and get it down

[3:17:05] Trustee Graham: on the local trust

[3:17:06] Trustee Graham: committee in bylaw uh sorry

[3:17:08] Voice 5: uh staff oh oh sorry that that

[3:17:13] Voice 28: last um motion that was carried uh did

[3:17:17] Voice 28: you state uh bylaw 259 as amended i'm

[3:17:23] Trustee Borthwick: going to say yes i'm not sure that i did but i meant to

[3:17:27] Trustee Borthwick: uh we can yeah

[3:17:31] Trustee Graham: yes yes we forgot that good questions you might say i i don't remember

[3:17:42] Trustee Graham: we don't

[3:17:43] Trustee Graham: we know where we're at

[3:17:44] Trustee Graham: is that

[3:17:44] Trustee Borthwick: going to cause a problem for you lisa i guess that's

[3:17:47] Trustee Borthwick: that's my concern uh

[3:17:50] Voice 28: no as long as we will confirm this as amended yes

[3:17:53] Trustee Borthwick: okay then

[3:17:54] Voice 5: yes please as

[3:17:55] Voice 5: amended so

[3:17:58] Trustee Graham: i'll continue i

[3:17:59] Trustee Graham: move that the neman on the local trust committee give

[3:18:03] Trustee Graham: it doesn't say draft bylaw so bylaw number 259 doesn't i'm not sure do i say as amended um

[3:18:14] Trustee Graham: Through the

[3:18:15] Planner McCargar: chair, it's my understanding that, no, you've amended the draft bylaw, and now you're just giving the bylaws readings.

[3:18:21] Trustee Graham: Okay, thank you.

[3:18:22] Trustee Graham: Thank you very much.

[3:18:24] Trustee Graham: So I move that Denman-Island Local Trust Committee give bylaw number 259, cited as Denman-Island Local Trust Committee bylaw, public notification bylaw number 259, 2035, first reading.

[3:18:33] Trustee Graham: Seconded.

[3:18:33] Trustee Graham: For discussion, call the question, all in favor?

[3:18:35] Trustee Borthwick: Carried.

[3:18:36] Trustee Borthwick: I move the Demmon Island Local Trust Committee give bylaw number 259 cited as Demmon Local

[3:18:43] Trustee Borthwick: Trust Committee Public Notification Bylaw number 259 2025.

[3:18:47] Trustee Borthwick: Second reading.

[3:18:48] Trustee Borthwick: I'll second.

[3:18:49] Trustee Borthwick: Thanks for the discussion.

[3:18:50] Trustee Borthwick: Call or question?

[3:18:51] Trustee Graham: All in favor?

[3:18:51] Trustee Graham: Carried.

[3:18:52] Trustee Graham: I move the Demmon Local Trust Committee give bylaw 259 cited as Demmon Local Trust Committee

[3:18:57] Trustee Graham: Public Notification Bylaw number 259 2025.

[3:19:00] Trustee Graham: Third reading.

[3:19:01] Trustee Graham: Second.

[3:19:02] Trustee Graham: All in discussion?

[3:19:03] Trustee Graham: Call or question?

[3:19:04] Trustee Borthwick: All in favor?

[3:19:04] Trustee Borthwick: And finally, I move that the Demand Local Trust Committee forward bylaw number 259 cited as Demand Local Trust Committee public notification bylaw number 259-2025 to the Island's Trust Executive Committee for consideration of approval.

[3:19:19] Trustee Graham: Before I second that, you're on the executive. Are you guys going to have a problem with the way we've adopted or changed?

[3:19:25] Trustee Graham: I don't know. I'll second it. We'll find out.

[3:19:30] Trustee Graham: Okay.

[3:19:31] Voice 16: For the discussion. All questions? Carried.

[3:19:32] Voice 16: all right tim will probably spike it

[3:19:38] all

[3:19:39] Voice 16: right so um thank you thank you so much so we have a few things for information

[3:19:46] Voice 16: uh applications report um for your information trustee local expense report for your information

[3:19:52] adopt all sustainability resolutions for your information um i neglected under correspondence

[3:19:59] We had the late

[3:20:00] Voice 16: edition. We did not deal with that.

[3:20:04] Voice 16: That was a Palestinian question.

[3:20:11] Voice 16: So we have some staff advice on this.

[3:20:15] Voice 16: Okay.

[3:20:17] Voice 16: So I'll read out what we received.

[3:20:20] Voice 16: The LTC may receive communications and discuss.

[3:20:24] Voice 16: Individual trustees may certainly add their individual voices to support.

[3:20:28] work done however there are numerous issues for the ltc um one the ltc has a limited legislative

[3:20:35] role

[3:20:36] Voice 16: to preserve integrity using the authority granted to it two the ltc does not have a legal

[3:20:41] international issues despite how it may be presented as a local issue

[3:20:47] um three the trust council has endorsed no new

[3:20:51] Voice 16: projects adding a new advocacy would be

[3:20:54] Voice 16: go against such a resolution so that was the staff feedback when i asked how what we can do within

[3:21:01] Voice 16: the ltc um so so we we're welcome to do it individually as trustee yeah but as the ltc

[3:21:11] Voice 16: we're very restricted like within our legislative mandate what we can and cannot address so any

[3:21:17] Voice 16: further action based on that i

[3:21:21] Trustee Borthwick: mean i think i think the comment that it be regarding the no

[3:21:25] Trustee Borthwick: no new projects, motion of trust council is a little overly prescriptive with regards

[3:21:40] to this. I don't necessarily,

[3:21:42] Trustee Borthwick: I take the rest of the points and I'm not going to dispute

[3:21:46] Trustee Borthwick: the issue on those grounds, but I think that doesn't necessarily, I think that's not a

[3:21:52] Trustee Borthwick: fair characterization of what we're talking about. In terms of the broad matter, this

[3:22:00] Trustee Borthwick: is you know this is sort of what i anticipated to some degree um when this sort of reached this

[3:22:06] Trustee Borthwick: point i certainly refute uh apartheid and genocide in all forms in all places at all times um and i

[3:22:18] Trustee Borthwick: want to do that through whatever whatever voice i have i think it's we are obligated to to speak

[3:22:24] Trustee Borthwick: out against those things um i also totally understand that this body has very little

[3:22:30] bearing on that particular um that particular subject um i fully intend to continue to

[3:22:39] uh you know do what i can to support that and i will seek other ways to make that advocacy

[3:22:47] happen um but i yeah

[3:22:51] Trustee Borthwick: i i really appreciate the spirit in which it was brought forward

[3:22:54] Trustee Borthwick: and I do understand the sort of legislative

[3:22:58] Trustee Borthwick: limitations of our reach

[3:23:01] Trustee Borthwick: but what is happening

[3:23:03] Trustee Borthwick: in Palestine, what is happening

[3:23:06] Trustee Borthwick: in Sudan, what's happening in lots of places

[3:23:09] Trustee Borthwick: is some of the deepest

[3:23:13] Trustee Borthwick: evil that our species perpetrates

[3:23:16] Trustee Borthwick: and I refute it completely

[3:23:19] Trustee Borthwick: so I want to

[3:23:22] Trustee Borthwick: it is unfortunate that we can't sort of make it public

[3:23:25] Trustee Borthwick: like safe and through this through this body um but also i want to make sure that we focus

[3:23:31] Trustee Borthwick: our efforts on the places where those efforts can bear the most fruit so thank

[3:23:37] Trustee Graham: you thank you

[3:23:39] Voice 17: act individually

[3:23:40] Voice 17: also

[3:23:43] Voice 16: perfect so we'll move to 13.1 of page 196 active projects and future projects

[3:23:51] I don't know if staff want to

[3:23:52] Voice 16: highlight anything or if trustees have any questions.

[3:23:58] Trustee Graham: So this wasn't captured in the original request for the budget, is this an increase in what

[3:24:05] Trustee Graham: we had?

[3:24:06] Trustee Graham: I

[3:24:06] Voice 16: don't see, we're just at circuit one, so this will be active in future projects.

[3:24:09] Voice 16: I'm assuming no questions, no comments.

[3:24:12] Voice 16: So now we'll move on to 14.1, major project dev and housing, we should be in the plan,

[3:24:19] Voice 16: review project business case for 2026-27 fiscal year and we see Planner Chadwick has come up on

[3:24:26] Voice 16: the screen to educate us. Welcome Planner Chadwick.

[3:24:33] Planner Chadwick (probable): Good afternoon everyone. Yes we got two reports

[3:24:37] Planner Chadwick (probable): here. The first is just a business case for the next fiscal so the plan for this project is to

[3:24:45] Planner Chadwick (probable): to be done by the end of term for sure.

[3:24:49] Planner Chadwick (probable): Therefore, the budget is limited

[3:24:53] Planner Chadwick (probable): to what may be needed for engagement communications

[3:24:59] Planner Chadwick (probable): as well as some for a legislative process

[3:25:05] Planner Chadwick (probable): all to be determined.

[3:25:08] Planner Chadwick (probable): So it's generally good practice

[3:25:11] Planner Chadwick (probable): to have a little bit available

[3:25:13] Planner Chadwick (probable): um for those things as we near the end of a project um communications and engagement can mean

[3:25:21] Planner Chadwick (probable): um during the process but also after after the bylaws have been read through that provides an

[3:25:28] Planner Chadwick (probable): opportunity for some communications um about what uh what the project has been about and what the

[3:25:34] Planner Chadwick (probable): bylaws um how the bylaws have changed so that's what you're seeing in the business case um are

[3:25:42] Planner Chadwick (probable): Are there any questions?

[3:25:44] Planner Chadwick (probable): Steve?

[3:25:47] Trustee Graham: My only question is, so this figure has already

[3:25:49] Trustee Graham: been baked into the budget documents

[3:25:53] Trustee Graham: looked at by financial planning and also by Trust Council.

[3:25:57] Planner Chadwick (probable): Correct.

[3:25:58] Planner Chadwick (probable): Yeah, this would have come to you in October.

[3:26:01] Planner Chadwick (probable): So it's one of the things that was missed.

[3:26:05] Voice 16: We're in

[3:26:05] Trustee Graham: catch-up mode.

[3:26:07] Trustee Graham: It's good to have it.

[3:26:08] Trustee Graham: We don't necessarily need to spend it all,

[3:26:10] Trustee Graham: but it's got to be in the budget if we're going to spend it all.

[3:26:12] Planner Chadwick (probable): I mean, it's likely that you won't spend it all, but like I said, it's good practice to hold some available in case you need it, because otherwise, there's no way to get it.

[3:26:29] Trustee Borthwick: I certainly think we have done a lot of engagement and I would like and I appreciate

[3:26:35] Trustee Borthwick: Planner Chadwick's point that this is partly communications after the fact too

[3:26:39] Trustee Borthwick: I hope we are leaning heavily more heavily on that than on right

[3:26:45] Voice 16: so we're going to read the motion

[3:26:47] Trustee Graham: I'll move that the Demand I Local Trust Committee endorse the attached 2026-2027 business case and

[3:26:53] Trustee Graham: that staff forward the business case to the relevant committees and to trust council

[3:26:57] seconded. For the discussion, all questions, all in favor?

[3:27:01] Carried. So we move on to

[3:27:05] Voice 16: housing review

[3:27:05] Voice 16: options related to changes in density.

[3:27:09] Planner Chadwick (probable): Yes, so what you've

[3:27:10] Planner Chadwick (probable): received in this agenda is a short

[3:27:14] Planner Chadwick (probable): report indicating that there's a much larger discussion

[3:27:20] Planner Chadwick (probable): paper essentially that

[3:27:22] Planner Chadwick (probable): talks about a number of different options

[3:27:26] Planner Chadwick (probable): that are identified in the list in Appendix 2.

[3:27:33] Planner Chadwick (probable): So there's a fairly large report that accompanies this list.

[3:27:37] Planner Chadwick (probable): This is an opportunity to show you what's there.

[3:27:40] Planner Chadwick (probable): We didn't include the larger report for discussion today

[3:27:45] Planner Chadwick (probable): because it was quite a heavy agenda

[3:27:47] Planner Chadwick (probable): with things that were passed over from October.

[3:27:51] Planner Chadwick (probable): And so it will be much better to have some time.

[3:27:56] Planner Chadwick (probable): for a full discussion um now the staff report has indicated a recommendation suggesting a special

[3:28:02] Planner Chadwick (probable): meeting in january however we have done a bit of a an assessment of what that uh january meeting

[3:28:08] Planner Chadwick (probable): is going to look the 20th meeting is going to be fairly light so that'll be a great opportunity

[3:28:13] Planner Chadwick (probable): to discuss um um the the housing options um that does not mean to say you can't um

[3:28:24] Planner Chadwick (probable): discuss them you know there are probably there may be ones you want to discuss

[3:28:29] Planner Chadwick (probable): now as well or that you may have questions for example there may be things that you want staff

[3:28:35] Planner Chadwick (probable): to look into so that you're better prepared for a fuller discussion in January so with that I'll

[3:28:43] Planner Chadwick (probable): leave it to you to ask whatever questions you may have about the process or about the content here

[3:28:51] Planner Chadwick (probable): or what to expect at the January meeting?

[3:28:57] Planner Chadwick (probable): What means?

[3:29:00] Trustee Borthwick: Yeah, so as Planner Chadwick knows,

[3:29:04] Trustee Borthwick: because we had a brief conversation yesterday,

[3:29:07] Trustee Borthwick: which was very belated.

[3:29:09] Trustee Borthwick: I had hoped to have this conversation before,

[3:29:10] Trustee Borthwick: but I've just been very busy with my own housing issues.

[3:29:16] Trustee Borthwick: I have a list of sort of proposed directions

[3:29:23] that might, I think a lot of these are already captured in the discussion and that they would

[3:29:28] be discussed more as a range of options at this future meeting. My hope in proposing some specifics

[3:29:36] is that that might narrow some of that discussion and allow us to focus our discussion on things

[3:29:44] that need more uh going down into um i have uh not sent this to my other trustees prior to this

[3:29:53] um which i don't know if that's the right way to have done it or not but that's that's how

[3:30:00] i kind of thought about this um so i have some specific things there was

[3:30:05] Trustee Borthwick: uh and i don't know

[3:30:07] Trustee Borthwick: whether it's better for me to send this to trustees uh and then have for for inclusion

[3:30:15] with the january meeting uh and with the understanding that that might be able to

[3:30:20] direct that somewhat or if it's better process wise

[3:30:22] Trustee Borthwick: for us to discuss them in brief now

[3:30:25] Trustee Borthwick: now and hope that that allows staff to narrow things down.

[3:30:30] Trustee Borthwick: So I'm open to hearing what staff

[3:30:32] Trustee Borthwick: think is best in terms of the way

[3:30:34] Trustee Borthwick: to drill down into these things.

[3:30:36] Trustee Borthwick: But I do have some specific directions

[3:30:38] Trustee Borthwick: that I'd like to put on the table in the hopes that they

[3:30:42] Trustee Borthwick: sort of understand.

[3:30:42] Trustee Borthwick: Why don't you go through

[3:30:42] Trustee Graham: them just so that we can hear what

[3:30:45] Trustee Graham: they are, brief conversation, and then staff

[3:30:47] Trustee Graham: has any additional information to share with us.

[3:30:52] So that works for me.

[3:30:53] Okay. Yeah, I

[3:30:55] Trustee Borthwick: just want to, you know, use the time effectively. So, first on the subject of subdivision, my suggestion is this is sort of pending the endorsement from the Comox First Nation, who I, you know, from earlier, have not had a chance to respond back on this, but this is regarding a 200 meter setback from the ocean.

[3:31:19] so it would be allowing subdivision outside of that range

[3:31:24] so to prohibit further densification along the shoreline

[3:31:27] any of those areas of high

[3:31:29] Trustee Borthwick: archaeological potential

[3:31:32] Trustee Borthwick: as identified by the nation in the past

[3:31:34] Trustee Borthwick: and a number of nations around the St. Lucie

[3:31:38] obviously I think we're waiting to hear back

[3:31:40] a formal sort of point

[3:31:42] I know that staff have spoken to staff

[3:31:45] but I think we're waiting to hear back

[3:31:47] from from council and uh chief and

[3:31:50] Trustee Borthwick: council so i i think that's a we wait we wait to hear about that

[3:31:54] Trustee Borthwick: um currently our lot coverage just sits at 20 25 as flat across the island i would prefer to see

[3:32:03] Trustee Borthwick: an island that scales uh coverage to property size uh possibly in line with the mains chart

[3:32:10] Trustee Borthwick: although i'd like to uh have an opportunity to sort of play with those numbers a little bit

[3:32:14] Trustee Borthwick: is what we think is appropriate for our island currently if you have a 100 acre lot and that was

[3:32:21] Trustee Borthwick: 25 of that was covered you could have a million square feet covered i believe if my

[3:32:27] Trustee Borthwick: math is correct let me did that a while ago but that's sounds about right a pretty large

[3:32:31] Trustee Borthwick: um so i'd like to see that reduced and this is you know talking about uh impermeable services

[3:32:39] Trustee Borthwick: versus in general not necessarily just buildings um max floor area uh has been a thorny question

[3:32:48] Trustee Borthwick: uh the current denman farm plan uh allows up to 5 000 square feet which is a slight reduction from

[3:32:54] Trustee Borthwick: what is allowed by the alr um my suggestion and this is I have uh bound to my preference

[3:33:04] Trustee Borthwick: for metric over imperial.

[3:33:06] Trustee Borthwick: I love imperial like aesthetically,

[3:33:09] Trustee Borthwick: but metric is a more sensible way to do numbers.

[3:33:13] Trustee Borthwick: So my suggestion is that we limit

[3:33:17] Trustee Borthwick: max floor area to 300 square meters.

[3:33:21] Trustee Borthwick: This could be something that could be different

[3:33:25] for sort of a distributed square footage.

[3:33:28] But I think 300 square meters is which

[3:33:31] which for those who do wish to think in feet is 3,229.2 square feet.

[3:33:40] That, that is a pretty large house

[3:33:43] Trustee Borthwick: by I think most people's metrics.

[3:33:47] Trustee Borthwick: Furthermore, I know that we've,

[3:33:49] Trustee Borthwick: we've talked about doing this specifically by floor area.

[3:33:53] Trustee Borthwick: My interest would be in doing this just by footprint.

[3:33:55] Trustee Borthwick: We already have bylaws that restrict building height.

[3:33:59] I don't necessarily think we need to go foot by foot and determine

[3:34:04] Trustee Borthwick: the size of a house.

[3:34:08] Trustee Borthwick: Cluster housing is a discussion, is a tool that's been brought up a number of times.

[3:34:12] Trustee Borthwick: I appreciate the intent with that, but it's not appropriate for all properties.

[3:34:20] Trustee Borthwick: All it would take is for you to have a particularly rocky property, and it would be difficult

[3:34:24] Trustee Borthwick: to have houses in that sort of close configuration uh so my intro my direction would be to not make

[3:34:30] Trustee Borthwick: cluster housing a conditional for a condition for additional density approval additional

[3:34:35] Trustee Borthwick: dwelling should be considered on a case-by-case basis according to the needs and wants of the

[3:34:39] Trustee Borthwick: applicant and the physical geography of the property um and the natural impact of those

[3:34:44] Trustee Borthwick: buildings i think we're dealing with a small enough number of rezonings that it's not necessary

[3:34:50] Trustee Borthwick: to have a rubber stamp to apply to the process.

[3:34:54] Trustee Borthwick: I think we can look at these rezonings as they come up

[3:34:57] Trustee Borthwick: and decide what's appropriate.

[3:34:59] And that should be how we do this work.

[3:35:03] Trustee Borthwick: I'm generally leaning towards, especially,

[3:35:05] Trustee Borthwick: and I understand this is different on different islands

[3:35:07] Trustee Borthwick: with which larger quantities of applications,

[3:35:10] Trustee Borthwick: but I think a bespoke approach in most cases

[3:35:15] is appropriate for Devon.

[3:35:16] um

[3:35:17] Trustee Borthwick: to that lens uh my preference is sort of for spot zoning and to have a specific checklist for

[3:35:24] Trustee Borthwick: minimum requirements uh against the specific criteria um this is i think i prefer generally

[3:35:31] Trustee Borthwick: to pre-zoning um and uh furthermore i'd want to create a mechanism for legalizing existing

[3:35:38] Trustee Borthwick: affordable housing via spot zoning so create an app an application for legalization uh for

[3:35:46] Trustee Borthwick: existing arrangements which already are out there those are the ones that have the lowest

[3:35:51] Trustee Borthwick: environmental impact to create um i'd much rather we so we we open the door for people to come in

[3:35:58] from the cold on those and legalize situations we also do have a duty

[3:36:04] Trustee Borthwick: to make sure that what

[3:36:06] Trustee Borthwick: we legalize uh you know is is suitable and not having an undue environmental impact it is safe

[3:36:12] Trustee Borthwick: safe to live in. But I know obviously there's always going to be some disparity between

[3:36:21] Trustee Borthwick: what's accessible through a legal framework, and it's not always going to be possible or

[3:36:27] Trustee Borthwick: even safe for people to come in from the cold in that way, but I would like for us to build

[3:36:31] towards that being more inclusive in general.

[3:36:37] Trustee Borthwick: Temporary use permit, my only note is lose

[3:36:39] Trustee Borthwick: it um rainwater catchment as we've already been talking about i believe i feel should be required

[3:36:46] Trustee Borthwick: on all new dwellings uh i would like to see adus uh allow broadly uh including tiny homes yurts

[3:36:55] Trustee Borthwick: and trailers uh i'd also like to allow secondary suites in all zones the only question that i had

[3:37:01] Trustee Borthwick: with this is whether they would require a second water license which is this is the main question

[3:37:06] Trustee Borthwick: that I have sort of hanging in this list.

[3:37:10] Trustee Borthwick: Maybe I'll finish my reading.

[3:37:12] Trustee Borthwick: I've only got two more points,

[3:37:13] Trustee Borthwick: but then I will maybe ask staff

[3:37:16] Trustee Borthwick: to sort of feedback on that.

[3:37:19] Trustee Borthwick: Room rentals, allowing room rentals in all zones,

[3:37:22] Trustee Borthwick: except for conservation, park, R4, and water zones

[3:37:26] Trustee Borthwick: is my recommendation.

[3:37:29] And finally, the resource zone, the RE zone.

[3:37:32] zone. We are past our days

[3:37:35] Trustee Borthwick: of gravel mining and logging, in my view. I would like to see

[3:37:41] Trustee Borthwick: us retire the RE zone and rezone whatever properties currently fall under that to something

[3:37:47] Trustee Borthwick: more appropriate for their current use. And that is my list.

[3:37:52] Voice 9: Great.

[3:37:53] Voice 17: Thank you, Sam. So, Plata, Chadwick, you look like you have something to say.

[3:38:02] Planner Chadwick (probable): I look like I have something. No, this is great. It's always great to see trustees putting their heads into this and putting their ideas on paper. I did get a copy. Thank you, Sam.

[3:38:17] Planner Chadwick (probable): um and certainly i think all of these are are are um are worth discussion um and i think uh

[3:38:26] Planner Chadwick (probable): i think that yeah i think there's a lot of opportunity for discussion here

[3:38:29] Planner Chadwick (probable): basically um you know there's a few a few things that i will point out here and there for you um

[3:38:36] Planner Chadwick (probable): where um some of the there's some details that we'd have to get into some nitty-gritties like

[3:38:41] Planner Chadwick (probable): Like secondary suites in all zones, that is, you know, the question there is, do you mean secondary suites for every primary dwelling?

[3:38:50] Planner Chadwick (probable): Because in some zones permit multiple dwellings and currently only allow one secondary suite.

[3:38:58] Planner Chadwick (probable): So there's some questions like that to kind of consider and think about.

[3:39:02] Planner Chadwick (probable): um and um uh you know some of the some of those details um and some of those inconsistencies with

[3:39:10] Planner Chadwick (probable): existing um uh policies are kind of highlighted in the uh the discussion the housing discussion

[3:39:17] Planner Chadwick (probable): uh report that uh you'll have a copy of to look through um

[3:39:24] Trustee Borthwick: and i just wanted to see if you had

[3:39:26] Trustee Borthwick: any feedback on the second water license? So

[3:39:31] Planner Chadwick (probable): my understanding is for a separate unit,

[3:39:37] Planner Chadwick (probable): you would need an additional license. But I think for secondary suites, I think you wouldn't. I

[3:39:44] Planner Chadwick (probable): think that's why secondary suites are sort of an easier pathway.

[3:39:50] Trustee Borthwick: Yeah, that was what I thought.

[3:39:51] Trustee Borthwick: but I just wanted to clarify because I wasn't a hundred percent sure.

[3:39:56] Trustee Borthwick: And yeah, I mean, broadly in this, I'm, I've drawn sort of,

[3:40:00] Trustee Borthwick: I've tried to draw heavily from the HAPC recommendations.

[3:40:03] Trustee Borthwick: Not everything is, is there immediately.

[3:40:07] Trustee Borthwick: These are places that I initially see that there's like potential for us to

[3:40:13] Trustee Borthwick: give some specific direction.

[3:40:14] Trustee Borthwick: And obviously this is still going to wind up being a fulsome conversation.

[3:40:18] um but i am hopeful that this might sort of help us bear down a little bit and reduce the burden

[3:40:25] uh also for staff in terms of providing presenting a bunch of options some of which we already know

[3:40:31] we're not interested in uh in developing further mr gray yeah thanks very much sam i appreciate

[3:40:40] Trustee Graham: this and you know a lot of these are ones we've been working on but but to have the numbers and

[3:40:46] Trustee Graham: and to tighten it up and to be referring the housing advisory planning commission is really

[3:40:50] Trustee Graham: important to me because a ton of work was done by those folks and there was a ton of

[3:40:55] Trustee Graham: public participation uh one of the three opportunities for people to speak about

[3:41:01] Trustee Graham: housing that we've had on then really really good the only one i think and i'm curious to know uh

[3:41:07] Trustee Graham: planner mccarver where are the our binary project and the reason i ask is i one of the recommendations

[3:41:14] Trustee Graham: conditions of the AJTC and one that I recommend myself is a mechanism to allow those who have

[3:41:20] Trustee Graham: been providing affordable housing historically to have a way to make them legal and I see this

[3:41:28] Trustee Graham: I'm looking at the process that we engaged in about 10 years ago we put it up to the community

[3:41:34] Trustee Graham: to those properties that had second dwellings historically and they were currently illegal

[3:41:41] Trustee Graham: to give them an opportunity to make themselves legal.

[3:41:44] Trustee Graham: And they came with their documentation,

[3:41:47] Trustee Graham: their photographs, their letters of support,

[3:41:49] Trustee Graham: and it was quite an involved process.

[3:41:51] Trustee Graham: So I'm just looking at this mechanism

[3:41:54] Trustee Graham: to legalize existing multiple resident lots,

[3:41:57] Trustee Graham: historically provided as a minor project

[3:42:02] Trustee Graham: so that it doesn't hijack the potential

[3:42:05] Trustee Graham: to get the bulk of the housing review done in this term.

[3:42:09] Trustee Graham: And it's a really great one to bring to the next iteration of the Denver Motor Trust Committee.

[3:42:16] Planner Chadwick (probable): Yeah, we've had this discussion a couple of times now, and it's actually also recorded in our minutes.

[3:42:24] Planner Chadwick (probable): So this has been brought up, and it was very clearly identified by the LTC that this would be a separate project,

[3:42:31] Planner Chadwick (probable): a project that would be separate from this current housing project because it would require a lot of work that's kind of separate.

[3:42:42] Planner Chadwick (probable): So you have actually already had this conversation and you already made the decision to support what you just said, David.

[3:42:51] Planner Chadwick (probable): I

[3:42:51] Trustee Graham: look forward to our January 20th meeting and I'm really thrilled if we can keep that agenda

[3:43:00] Trustee Graham: to almost exclusively housing um you know obviously there's there's uh things that we

[3:43:05] Trustee Graham: have to do but the bulk of the meeting we can just drill in so that at the end of that meeting

[3:43:09] Trustee Graham: my hope is that we give clear direction to you and Marla's to as to what those draft

[3:43:16] Trustee Graham: bylas are going to come back to us. That's my hope, my hope and my dream.

[3:43:21] Planner Chadwick (probable): That's ours as well, so we're totally aligned. Marlis and I just want to stick our heads down

[3:43:27] Planner Chadwick (probable): and just write them. And I will point out that we have been doing a fair amount already,

[3:43:35] Planner Chadwick (probable): because there are some of those other updates that are part of this project. So things like

[3:43:45] Planner Chadwick (probable): like updating the First Nations acknowledgement and things like that.

[3:43:51] Planner Chadwick (probable): So there is other work that is being done as we move through that's already been signed off.

[3:43:56] Planner Chadwick (probable): And you've also, also a reminder that in that list, there are the grayed out actions.

[3:44:06] Planner Chadwick (probable): And those are ones where you've already approved bylaw language.

[3:44:08] Planner Chadwick (probable): So that language has already been developed and it will be, you know, it's part of the whole thing.

[3:44:16] Planner Chadwick (probable): So a substantial amount of the work towards these bylaw amendments has been done and will continue to be done.

[3:44:25] Planner Chadwick (probable): And we're just looking for the last pieces of direction so we can finish it off.

[3:44:34] Trustee Graham: Awesome.

[3:44:40] Voice 10: I just wanted to toss out there, because I was on the Housing Advisory and Planning Commission and we talked quite a lot about a distinction between legalization of existing secondary dwellings and what we were, we thought, we discussed a lot about what were to use instead, we went through amnesty, went through a lot of things.

[3:44:57] Voice 10: we had a really interesting community show up and say hey i'm really scared if the place that

[3:45:05] Voice 10: i'm living in has to be legalized because i like it the way it is it would probably be called some

[3:45:12] Voice 10: standard and if somebody's forced to spend hundreds if my landlord's force and forced to

[3:45:17] Voice 10: spend hundreds of thousands of dollars to legalize it i won't be living there anymore and i don't

[3:45:23] Voice 10: think that's an unusual uh situation so i want to

[3:45:27] Voice 10: i want to just toss into the mix because that part

[3:45:29] Voice 10: of the report doesn't seem to have wrong with the same force as the legalization option and that's

[3:45:36] Voice 10: sort of what i was trying

[3:45:38] Trustee Borthwick: to refer to and then you don't necessarily think that it's

[3:45:40] Trustee Borthwick: always safe or appropriate for people to necessarily come in from the cold depending

[3:45:44] Trustee Borthwick: on their situation there's a degree to which in this particular role that we have a certain duty

[3:45:52] Trustee Borthwick: to try and make it i my my my intent is to um make it possible uh for certain certain places

[3:46:02] where appropriate and where it's desired to come in

[3:46:05] Trustee Borthwick: uh and and sort of acquire that status and and

[3:46:08] Trustee Borthwick: because of the big part certainly the beginning of the term was fear around enforcement and so

[3:46:13] Trustee Borthwick: trying to alleviate some of that anxiety but i totally appreciate that it's not always necessarily

[3:46:18] Trustee Borthwick: necessarily possible or appropriate and that's as a person in this particular position I have

[3:46:24] Trustee Borthwick: a duty to to try and make that accessible to my to my mind and also I understand that we are not

[3:46:31] Trustee Borthwick: always going to capture the 100 of what exists in the world in the law um and nor necessarily should

[3:46:37] we I don't know it's that's a difficult line to speak to but I think it would come

[3:46:43] Voice 16: down to sort

[3:46:43] Voice 16: of getting to that legal law informing the type static yeah and how

[3:46:47] Trustee Borthwick: we design it and trying to

[3:46:49] Trustee Borthwick: make trying to make our system as just as it can you know

[3:46:52] Trustee Borthwick: um is my desire how did it

[3:46:57] Voice 3: go last night

[3:46:57] Trustee Borthwick: because

[3:46:58] Voice 3: there was a process you said how many years ago what was that the

[3:47:02] Trustee Graham: process was we put

[3:47:03] Trustee Graham: it out to the community we said if you are living on a land that has more than one dwelling and

[3:47:08] Trustee Graham: you've been living on that land prior to the creation of the trust please bring your documentation

[3:47:14] Trustee Graham: to us and we will give you a spot zone that will make you leave that's how we did it we have so

[3:47:20] Voice 3: many like conformity and all that kind of stuff so

[3:47:23] Trustee Graham: basically it was

[3:47:24] Voice 3: an amnesty based on tenure

[3:47:27] Voice 3: which is good because that kind of solves part of the problem yeah yeah

[3:47:31] Voice 16: but that's the legal

[3:47:32] Voice 16: lot about foreign when it comes in because it's pre-trust yeah

[3:47:35] Voice 3: uh

[3:47:36] Voice 16: it is it's basically so it's

[3:47:38] Voice 16: pre you need a building permit pre our our land use bylaw then you're legally non-conforming

[3:47:44] Voice 16: and what i'm suggesting is maybe we can explore a mechanism for this stuff that has happened

[3:47:50] Voice 16: afterwards somehow enveloping in that into that type of conversation we're getting further and

[3:47:55] Voice 16: further away from the creation of the trust yeah so statistically the number of people

[3:48:00] Trustee Borthwick: who can claim

[3:48:01] Trustee Borthwick: the same thing somewhere prior to trust is going to drop

[3:48:05] Trustee Graham: off so your concern is valid but it's also

[3:48:08] Trustee Graham: part of the staff report that we look at as a mechanism and the mechanism may be so expensive

[3:48:13] Trustee Graham: at arts that we can't do it but we don't know that until we've spent some time looking at what

[3:48:18] Trustee Graham: our options are

[3:48:19] Trustee Borthwick: that's why i wanted but i do really appreciate the thing there's just a limit

[3:48:22] Trustee Borthwick: to like what we're able to do with this body about that kind of thing that is sort of by

[3:48:27] Trustee Borthwick: definition going to be outside the immediate thing that we're able to do

[3:48:32] Voice 16: but i think it's fair to say

[3:48:33] Voice 16: it is not the intent of this local trust to need to displace anybody from their home no matter

[3:48:39] Voice 16: how it

[3:48:39] Trustee Graham: exists or what they're doing we may we may leave our standard our standing uh order to not

[3:48:47] Trustee Graham: uh investigate uh housing we may we may as a as a committee at the end of all of this decide you

[3:48:55] Trustee Graham: know what there's still too many vulnerable people out there who aren't going to be take advantage of

[3:48:59] Trustee Graham: that mechanism to become legal that we would just not go there unless there's serious environmental

[3:49:06] Trustee Graham: you

[3:49:07] Voice 9: know

[3:49:09] Trustee Graham: that that that's okay that's always there okay great i can't speak for the next

[3:49:14] Trustee Graham: iteration of it but i hope i'll be on that side of the table encouraging them to to be uh

[3:49:21] Trustee Graham: you know, loving and caring.

[3:49:23] Trustee Graham: Unless you're a sector.

[3:49:24] Trustee Graham: That's not a good idea.

[3:49:27] Voice 16: Unless we think we'll do it.

[3:49:28] Voice 3: I'm really sure.

[3:49:31] Voice 16: All right. So are we to the point

[3:49:33] Voice 16: in terms of resolutions or in terms of our discussion?

[3:49:35] Trustee Borthwick: No, just

[3:49:36] Trustee Borthwick: and again, I spoke with

[3:49:39] Trustee Borthwick: Planner Chadwick yesterday, but I hope

[3:49:40] Trustee Borthwick: my intention here is to hopefully carve

[3:49:43] Trustee Borthwick: off some work

[3:49:45] Trustee Borthwick: in providing a broader

[3:49:47] Trustee Borthwick: range of options. And I hope that it

[3:49:49] Trustee Borthwick: is helpful um but it's it's my intention is to be helpful uh to the process so i i hope that you

[3:49:55] Trustee Borthwick: take it in the spirit in which it was intended to both you and marlis

[3:50:02] Voice 16: so all right okay thank you so we have some motions before ourselves

[3:50:13] Voice 5: yeah

[3:50:14] Planner Chadwick (probable): sorry the one other thing that i was going to point out is that we were going to um

[3:50:17] Planner Chadwick (probable): um uh provide you with the i can uh hand hand you a copy of the build out map the draft build out

[3:50:24] Planner Chadwick (probable): map uh i sent you i just sent you an email uh with it attached so that is um we spent a fair

[3:50:31] Planner Chadwick (probable): amount of time in on this and so part of putting a build out map um together so this the build out

[3:50:37] Planner Chadwick (probable): map identifies potential subdivision and potential build out based on um existing bylaws um and it

[3:50:45] Planner Chadwick (probable): It requires, because Denman did do that process where they went through and they basically site-specifically zoned a number of areas that had anomalies from existing zoning.

[3:50:57] Planner Chadwick (probable): It is a particularly involved process, which is why, because Denman has so many site-specific zones.

[3:51:03] Planner Chadwick (probable): But we've gotten through it, and with the help of Aislinn, our wonderful GIS staff person, we've been able to get to a number that we think is as close as we can get to understanding the subdivision and build-up potential.

[3:51:23] Planner Chadwick (probable): Again, with the caveat that every single subdivision build-out potential is not necessarily 100% accurate, because there are things that, there's so many different things to look at, and sometimes there may be some local knowledge that may provide some information that may require an adjustment in the numbers.

[3:51:48] Planner Chadwick (probable): which is why i give it to you we we've basically been rolling them out to the ltc first um to see

[3:51:56] Planner Chadwick (probable): where you want to go with it if you want to take it public or if you want to have a look at your

[3:52:00] Planner Chadwick (probable): first yourself first and i suggest you have a look at it yourself um and see if you have any

[3:52:05] Planner Chadwick (probable): questions for staff so take a look at that and bring those questions um you can email me about

[3:52:11] Planner Chadwick (probable): about them or um or we can discuss it uh at the the january 20th meeting okay

[3:52:20] Voice 14: one last point i was just wondering if sam was david thought about

[3:52:25] Voice 14: uh the point that they've made they've actually said many times in previous meetings about housing

[3:52:30] Voice 14: so i think both of you have said that you're considering no more sun division unless it's

[3:52:36] Voice 14: for portable housing that's one of the things we're considering and i just i didn't hear that

[3:52:40] of sands list yeah um that is certainly still sort of on the radar um the

[3:52:47] Trustee Borthwick: the specific utility

[3:52:49] Trustee Borthwick: of this list was trying to drill down on some specific things my the my initial place was

[3:52:54] Trustee Borthwick: that i was going to start with just like no no no um there's subdivision except for affordable

[3:53:00] Trustee Borthwick: housing i decided to sort of because this the 200 meter thing has exploded somewhat on on other

[3:53:07] Trustee Borthwick: islands um i wanted to sort of tackle that sort of as a first step on that conversation um it's not

[3:53:15] outside of my consideration at this point but it wasn't thinking of a specific direction

[3:53:21] Trustee Borthwick: on

[3:53:21] Voice 5: that at this point it's

[3:53:23] Trustee Borthwick: still part of the discussion i believe so

[3:53:34] Voice 16: so

[3:53:35] Planner Chadwick (probable): just one more thing i just wanted to point out that basically that the recommendation number two

[3:53:41] Planner Chadwick (probable): is not necessary because we have identified that we can't bring the materials back at the January

[3:53:47] Planner Chadwick (probable): 20th meeting, so we don't need a special meeting. So really there's only one recommendation on the

[3:53:52] Planner Chadwick (probable): table unless there are others that the LTC want to put forward.

[3:53:57] Trustee Borthwick: I move that the Denman Island

[3:54:00] Trustee Borthwick: Local Trust Committee endorse the revised project charter. Second. Second. For the discussion,

[3:54:05] Trustee Borthwick: call the question.

[3:54:06] Voice 16: All in favor? Carrier? Marching orders on your way? All righty.

[3:54:14] Voice 16: so we're now at 13.1 upcoming meetings that's regular media schedule for tuesday january 20th

[3:54:20] Voice 16: 2036 at 10 a.m here and we have a motion to go in camera

[3:54:32] Voice 5: thanks everybody that happened yeah if you want to talk about stuff please

[3:54:36] Voice 5: give us a call email us

[3:54:45] Voice 5: here just yeah

[3:54:47] Voice 9: i'm just going to get people which has started all right

[3:54:55] Voice 3: well thank you for all your

[3:54:56] Voice 3: work and see

[3:54:58] Voice 5: you in a month's time this year yeah it'll be sooner on the line of december

[3:55:18] Trustee Graham: I don't see any other hope for humanity.

[3:55:25] Trustee Graham: Thank you.

[3:55:27] Trustee Graham: Thank you.

[3:55:38] Trustee Borthwick: thank you all right the meeting will be closed to the public in accordance with

[3:55:45] Trustee Borthwick: the community charter our core division three section ninety brackets one brackets f for the

[3:55:51] Trustee Borthwick: purposes of considering uh law enforcement if the council considers the disclosure would reasonably

[3:55:55] Trustee Borthwick: be effective to harm the conduct of an investigation under or enforcement of an

[3:55:59] Trustee Borthwick: enacting uh of an enactment and that the recorder and staff attend the meeting second and second

[3:56:05] Trustee Borthwick: We are in camera.

[3:56:11] Voice 17: Just wait for the magical

[3:56:14] Voice 17: Excuse me.

[3:56:20] Voice 17: Thank you.

ADOPTED
 
Denman Island ADOPTED 1 of 13 
Local Trust Committee Minutes 
December 16, 2025 
        Denman Island Local Trust Committee 
Minutes of Regular Meeting 
 
Date:  
Location:  
December 16, 2025 
Denman Activity Centre 
1111 Northwest Rd, Denman Island, BC 
 
Members Present: David Maude, Chair  
 David Graham, Trustee  
 Sam Borthwick, Trustee  
   
Staff Present: Clare Frater, Director, Trust Area Services (electronic)  
 Marlis McCargar, Island Planner (electronic)  
 Narissa Chadwick, Island Planner (electronic) 
Warren Dingman, Bylaw Compliance and Enforcement Manager (electronic) 
Rob Pingle, Planning Technician (electronic) 
Nadine Mourao, Legislative Clerk (electronic) 
 
 Lisa Millard, Meeting Administrator/Recorder (electronic)  
   
Others Present: There were approximately 12 members of the public in attendance.  
 
1. CALL TO ORDER 
Chair Maude called the meeting to order at 10:03 am.   
2. TERRITORIAL ACKNOWLEDGEMENT 
Chair Maude acknowledged that the meeting was held on the territory of the Coast Salish 
First Nations. 
3. APPROVAL OF AGENDA 
By general consent, the agenda was approved as presented. 
4. REPORTS 
4.1 Trustee Reports 
Trustee Borthwick reported attendance at the December Trust Council meeting and 
highlighted budget discussions and the presentation given by Brody Guy, Chief 
Administrative Officer of the Islands Coastal Economic Trust. 
Trustee Graham reported attendance at Trust Council and noted work will continue 
to be done through Financial Planning Committee to address the anticipated 
budget increase prior to adoption in March. 
4.2 Chair's Report 
Chair Maude reported the following: 

ADOPTED
 
Denman Island ADOPTED 2 of 13 
Local Trust Committee Minutes 
December 16, 2025 
• Trust Council approved financial sponsorship of the rezoning application fee for 
PLRZ20250368 (Denman Community Housing Society) in the amount of $1592; 
• Attended Trust Council and highlighted budget discussions and the 
presentation by Hannah Rabinovitch, Director of the BC Housing Policy Branch 
about opting-in to the principal residence requirements of the Short-Term 
Rental Act; 
• The draft Trust Policy Statement is in the referral process and members of the 
public can continue to provide feedback through the survey or public comments 
sessions during Local Trust Committee meetings. 
4.3 Electoral Area Director's Report - none 
5. PUBLIC COMMENTS 
Four members member of the public spoke to a letter sent to local Trustees regarding the 
Apartheid Free Community (AFC) campaign and noted the campaign is province-wide and 
asks local councils and municipalities to take a stand on ongoing genocide in Palestine. 
They requested  that the Local Trust Committee align with other BC municipalities and sign 
the Apartheid Free Communities Pledge declaring the Denman Island Local Trust Area an 
apartheid-free community, support the call on the Government of Canada to enact a two-
way arms embargo with Israel, support reforms to the Gaza Temporary Resident Visa 
Program, support the boycott concerning contracting policies to exclude corporations 
complicit in human rights violations, and recognize and address anti-Palestinian racism as 
a distinct form of racism. 
A Trustee noted support of anti-apartheid movements and indicated that there is a 
point in the agenda during which they will respond to the request for support. 
By general consent correspondence regarding the Apartheid Free 
Community campaign was added to the agenda as item 10.8. 
6. MINUTES 
6.1 Local Trust Committee Minutes dated July 15, 2025 - for adoption 
The following amendments to the minutes were presented for consideration: 
On page 5 of the minutes in resolutions DE-2025-047, 049, 050, and 051change all 
references to Lasqueti Island to Denman Island, correct the bylaw number to Bylaw 
258, and the cited bylaw number to Bylaw No. 258, 2025. 
By general consent, the Denman Island Local Trust Committee meeting 
minutes of July 15, 2025 were adopted as amended. 
6.2 Section 26 Resolutions-Without-Meeting Report dated December 4, 2025 
  Received for information. 
6.3 Advisory Planning Commission Minutes – none 
A Trustee asked when the Advisory Planning Commission (APC) selection process 
was changed and the Planner replied the new APC Bylaw for Denman was adopted 
in 2019.  

ADOPTED
 
Denman Island ADOPTED 3 of 13 
Local Trust Committee Minutes 
December 16, 2025 
7. BUSINESS ARISING FROM MINUTES 
7.1 Follow-up Action List dated December 4, 2025 
Received for information.  
8. DELEGATIONS 
8.1 Rezoning 15.2-acre R2 Property to a New Affordable Housing Zone 
The delegation spoke to an application they have put forward to rezone their 15-acre 
property to an affordable housing zone for eight dwelling units regulated by a 
Housing Agreement held with the Islands Trust. They read a letter from 3Ravens to 
the Local Trust Committee that was included as part of the agenda. 
8.2 Denman Community Housing Society regarding an Official Community Plan 
Amendment for a Future Affordable Housing Site 
The delegation provided a presentation regarding rezoning the Emcon works yard, 
noted the works yard is leased to Mainroad until 2033 and rezoning would set aside 
a location for affordable housing in the future, and the offer from Emcon will allow 
the community to secure a parcel for future affordable housing through an 
amendment to the Official Community Plan. 
8.3 Association for Denman Island Marine Stewards regarding Encroachment on 
the Marine Conservation Area on Denman Point 
The delegation spoke to concerns about an application made to the Provincial 
Government to expand an aquaculture operation which currently encroaches on 
the Marine Conservation Area at Denman Point and the following comments were 
noted: 
• Aquaculture rafts would impact the marine conservation zone; 
• The province will be making a referral to the Local Trust Committee; 
• There was a bylaw enforcement action initiated on January 21,2020 and they 
would like to know the results of the investigation; 
• The expansion is outside of the current lease area, has already happened, and 
the operator is retroactively asking for the expansion to be approved; 
• A complaint has also been made to the Department of Fisheries and Oceans. 
 
The Planner advised that a Crown lease referral would be sent to staff for 
response and if the area encroaches into the Marine Conservation zone, 
staff would note that a rezoning would be required to permit the use.  
 
The Chair stated the delegate should not assume the Province will send a 
referral prior to approving the application, asked the Planner to inform the 
Local Trust Committee if a referral comes forward, and suggested the 
delegate consider making a bylaw complaint to enable a bylaw compliance 
and enforcement investigation. 
 
By general consent Aquaculture Expansion in Marine Conservation 
Zone was added to the agenda as new business at item 11.1. 

ADOPTED
 
Denman Island ADOPTED 4 of 13 
Local Trust Committee Minutes 
December 16, 2025 
9. APPLICATIONS AND REFERRALS 
9.1 PL-RZ-2024-0055 (Denman Conservancy) - Staff Report  
The Planner summarized the staff report and highlighted the following: 
• The Local Trust Committee gave first and second reading to proposed Bylaw 
Nos. 256 and 257 to amend the Official Community Plan and Land Use Bylaw to 
rezone the subject parcels from Forestry and Resource Extraction to 
Conservation and Environmental Protection; 
• Referral responses have been received and have been summarized in the 
report; 
• K’omoks First Nation expect the referral to go before their Council in the near 
future. 
 
The applicant was in attendance and noted preference for an electronic Community 
Information Meeting combined with a Public Hearing. 
 
Discussion ensued and the Planner stated the Local Trust Committee had already 
passed a resolution to schedule a Community Information Meeting and Public 
Hearing and staff will proceed to do so. 
9.2 DE-RZ-2024.1 (Triple Rock Land Cooperative) - Staff Report 
The Planner summarized the staff report and highlighted the following: 
• The rezoning application seeks an additional four dwelling units to permit a total 
of 19 dwelling units and associated secondary suites regulated by a Housing 
Agreement; 
• The Local Trust Committee has given first and second readings to proposed 
Bylaw Nos. 250, 255 and 254; 
• A withdrawal from the density bank is required to permit the additional four 
dwelling units; 
• The report summarizes referral responses received and K’omoks First Nation 
will be considering the referral during their January 29 meeting; 
• Amendments to Bylaw No. 254 (Housing Agreement), as outlined in the staff 
report, should be considered. 
 
Discussion ensued and the following comments were noted: 
• It is necessary to have a Public Hearing for the Official Community Plan 
amendment and Density Bank extraction components of the project; 
• The provincial message is that a public hearing is not to be held for affordable 
housing projects that align with the Official Community Plan; however, an 
amendment to the Official Community Plan requires a one to be held; 
• There are two different mechanisms to use for adding density including the 
Density Bank and Policy 12 in which there are 7 densities remaining; 
• Some revisions to the proposed housing agreement have been identified based 
on the referral response from the Agricultural Land Commission; 
• The Local Trust Committee had already passed a resolution to schedule a 
Community Information Meeting and Public Hearing. 
DE-2025-051 

ADOPTED
 
Denman Island ADOPTED 5 of 13 
Local Trust Committee Minutes 
December 16, 2025 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee Bylaw No. 254 cited as 
“Denman Island Housing Agreement Bylaw No. 254, 2025” be read a second 
time, as amended. 
CARRIED 
9.3 PL-ALR-2025-0304 (Pawlowski) - Staff Report 
The Planning Technician spoke to the staff report and highlighted the following: 
• The application seeks to include land that is currently zoned Rural Residential 
(R2) in the Agricultural Land Reserve (ALR); 
• The subject property is 4.6 hectares in size and was removed from the ALR in 
2009 through subdivision that resulted in no loss of ALR land and no increase in 
density; 
• Returning the property into the ALR would increase the total ALR land on the 
island and not impact the total density; 
• The applicant is operating a cidery on the subject property and including the 
land in the ALR would allow ability to provide agri-tourism in the form of a tasting 
room under the applicable zoning; 
• The Local Trust Committee is to decide if it wishes to forward the inclusion 
application to the Agricultural Land Commission for consideration with, or 
without, additional comments or recommendations. 
 
Discussion ensued and the following comments were noted: 
• Moving land back into the Agricultural Land Reserve is the most expedient 
method of moving this application forward; 
• Permitting a tasting room within a home-based business model was considered 
but did not meet all requirements of a home-based business. 
 
DE-2025-052 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee supports application 
PLALR20240304 for inclusion of land in the Agricultural Land Reserve and 
directs staff to forward the application to Agricultural Land Commission for 
further consideration. 
CARRIED 
9.4 PL-RZ-2025-0368 (Denman Community Housing Society) - Staff Report  
The Planner summarized the staff report and highlighted the following: 
• The application proposes amendments to the Official Community Plan and 
Land Use Bylaw to rezone a portion of the subject property from Institutional to 
R4 Community Housing to permit the development of up to eight units of 
affordable housing near Denman Village; 
• The units would be owned and managed by the Denman Community Housing 
Society which has signed a Memorandum of Understanding with the property 
owner, Emcon. 
• Under the Memorandum of Understanding the Denman Community Housing 
Society would acquire a portion of the property from the current owner (Emcon) 

ADOPTED
 
Denman Island ADOPTED 6 of 13 
Local Trust Committee Minutes 
December 16, 2025 
for the purpose of developing the housing units with the transfer of title 
contingent upon completion of the required Official Community Plan and Land 
Use Bylaw amendments; 
• Key considerations of the development project are outlined in the staff report; 
• The proposal would use both the Density Bank and Policy 12 to provide the 8 
densities required; 
• Adequate ground water supply to support the development is available from the 
Emcon well located off the subject property and an easement will be required; 
• The adjacent lot that has been zoned to permit 20 affordable housing units is 
owned by the same applicant and could also be a water source; 
• Two concurrent applications are necessary to achieve the intended result of 
permitting affordable housing including a Development Variance Permit 
application to vary the minimum lot size for the remainder parcel and a 
Subdivision Referral application to allow the parcel to be subdivided enabling 
0.3 hectares portion of the property to be transferred to the Housing Society. 
 
The applicant was in attendance and provided a presentation which highlighted the 
following: 
• Subdivision, rezoning, and water licence applications are in progress; 
• The subdivision application was submitted to the Ministry of Transportation and 
Transit in summer 2025; 
• They have a joint water use agreement with Emcon;  
• An environmental assessment has been completed; 
• They anticipate financing the project through community donations and a 
commercial mortgage; 
• They will be conducting their own community information meeting in late 
January; 
 
Trustees had no questions for the Planner or applicant. 
 
DE-2025-053 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request staff to prepare a 
draft bylaw to amend the Denman Island Official Community Plan, 2008, to 
enable application PL-RZ-2025-0368 (Denman Community Housing 
Society). 
CARRIED 
DE-2025-054 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request staff to prepare a 
draft bylaw to amend Denman Island Land Use Bylaw, 2008, to enable 
application PL-RZ-2025-0368 (Denman Community Housing Society). 
CARRIED 
DE-2025-055 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request the applicant for PL-
RZ-2025-0368 (Denman Community Housing Society) to submit the 

ADOPTED
 
Denman Island ADOPTED 7 of 13 
Local Trust Committee Minutes 
December 16, 2025 
following to the Local Trust Committee prior to a public hearing being 
considered/scheduled: 
a.  Confirmation from a qualified professional that the subject property 
PID 000-252-069, have adequate conditions to support community 
sewage treatment or other approved systems, compliant with the 
BC Sewerage System Regulation under the Health Act for the 
proposed increase in density; 
b.  A copy of the provincial water license intended to supply water to 
the 8 units of affordable rental housing; 
c.  A water management plan based to address: 
i.  peak and expected water demand calculations; 
ii.  water conservation commitments to exceed BC Building 
Code requirements; 
iii.  minimum onsite storage capacity for potable, non-potable 
and fire suppression and types of storage being considered; 
iv. emergency considerations should temporary demand be 
greater than designed storage or well capacity; 
v.  proposed plan for irrigation and grey-water re-use; 
vi.  proposed groundwater monitoring and reporting; and 
vii.  proposed stormwater management. 
CARRIED 
DE-2025-056 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request the applicant for PL-
RZ-2025-0368 (Denman Community Housing Society) enter into a cost 
recovery agreement with the Islands Trust for the purposes of drafting: 
a.  A housing agreement for 8 units of affordable rental housing; and 
b.  A restrictive covenant for water conservation, groundwater 
monitoring and to ensure all buildings meet BC Energy Step Code 
Level 2, or other energy-efficiency measures identified. 
CARRIED 
DE-2025-057 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request staff to send an 
early referral of PL-RZ- 2025-0368 (Denman Community Housing Society) to 
K’omoks First Nation. 
CARRIED 
DE-2025-058 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request staff to send an 
early referral of PL-RZ-2025-0368 (Denman Community Housing Society) to 
the Denman Island Fire Department and Islands Trust Freshwater Specialist 
for comment. 
CARRIED 
9.5 Trust Council Bylaw 183 - Policy Statement Referral – Briefing 

ADOPTED
 
Denman Island ADOPTED 8 of 13 
Local Trust Committee Minutes 
December 16, 2025 
The briefing noted the initial referral response deadline of October 10 had been 
extended to February 5 to accommodate scheduled community engagement 
sessions. 
9.6 Trust Council Bylaw No. 183 - Policy Statement Referral – Memorandum 
  Trustees had no questions or comments. 
DE-2025-059 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee respond to the Islands Trust 
Council that interests are unaffected by Bylaw No. 183. 
CARRIED 
9.7 Referral Response to Comox Valley Regional District regarding Proposed 
Regional Growth Strategy Minor Amendment 
Received for information. 
The meeting was recessed for a break at 12:10 p.m. and reconvened at 12:40 p.m. 
10. CORRESPONDENCE 
(Correspondence received concerning current applications or projects is posted to the LTC 
webpage) 
10.1 Email dated July 11, 2025 from E. Johnston regarding Pre-Zoning Request for 
Housing Co-op at 5400 Northwest Road 
Received for information. 
10.2 Email dated July 17, 2025 from P. Deschenes regarding The Snag Rezoning 
Received for information. 
10.3 Email dated August 6, 2025 from B. Branfireun regarding Denman Island Siting 
and Use Concern 
The correspondence was received for information and a Trustee noted the Bylaw 
Compliance and Enforcement Manager responded to the correspondent. 
10.4 Email dated August 6, 2025 from R. Day regarding Snag Housing Co-op Proposal 
Update and Statement of Support 
Received for information. 
10.5 Email dated August 18, 2025 from L. Gardner regarding In Support of the Snag! 
Received for information. 
10.6 Letter dated August 29, 2025 from Denman Community Housing Society 
regarding Rezoning of Works Yard  
Received for information. 

ADOPTED
 
Denman Island ADOPTED 9 of 13 
Local Trust Committee Minutes 
December 16, 2025 
10.7 Email dated November 25, 2025 from P. Weyer regarding The Snag Housing Co-
op Proposal – Support 
Received for information. 
10.8 Correspondence submitted to the Local Trust Committee regarding the 
Apartheid Free Community Campaign. 
 The Local Trust Committee received staff advice on the subject and it was noted 
that Trustees can individually support causes; however, the Local Trust Committee 
has a limited legislative role to preserve and protect using the authority granted to it 
but does not have a role in advocating international issues. Trustees thanked the 
speakers for bringing the issue forward. 
11. NEW BUSINESS – none 
11.1 Aquaculture Expansion in Marine Conservation Zone 
The Bylaw Compliance and Enforcement Manager provided the Local Trust 
Committee background information on why the previous bylaw enforcement file 
had been put into abeyance and noted if further clarity on jurisdiction to proceed 
with enforcement was needed then the Local Trust Committee should consider 
requesting a legal opinion. 
DE-2025-060 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee request staff prepare a 
report on the bounds of our jurisdiction regarding Marine Aquaculture 
Zones, and their enforceability. 
CARRIED 
12. STAFF REPORTS 
12.1 Draft 2026/27 Denman Island Local Trust Committee Annual Meeting Schedule 
- Request for Decision 
Due to the large number of meetings scheduled following swearing in at Trust 
Council, the November 16, 2026 meeting will be held electronically. 
 DE-2025-061 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee approve their April, 2026 to 
March, 2027 Meeting Schedule as amended. 
CARRIED 
12.2 Denman Island Local Trust Committee Meeting Procedures Repeal Bylaw No. 
258 Final Adoption - Request for Decision 
The Local Trust Committee Meeting Procedures Bylaw No. 197 has been given first, 
second, and third reading and is coming back to the Local Trust Committee for 
adoption. 
 DE-2025-062 

ADOPTED
 
Denman Island ADOPTED 10 of 13 
Local Trust Committee Minutes 
December 16, 2025 
that the Denman Island Local Trust Committee Bylaw 258, cited as 
“Denman Island Local Trust Committee Meeting Procedures Repeal Bylaw 
No. 258, 2025” be adopted. 
CARRIED 
12.3 Public Notification Bylaw - Request for Decision 
The Request for Decision was summarized and the following points highlighted: 
• The Community Charter establishes the requirements for publishing public 
notice where public notices are required by the Local Government Act and 
includes a default requirement and an option to adopt an alternative means of 
bylaw; 
• The default public notification is by publication in two editions of a newspaper 
once each week for two consecutive weeks; 
• A draft bylaw has been prepared for Public Notification that is based on the 
model approved by Trust Council which includes publication on the Islands 
Trust website and social media account; 
• Should the Local Trust Committee choose to adopt their own bylaw they must 
consider that the means of publication are reliable, suitable, and accessible. 
 
Discussion ensued and the following comments were noted: 
• There are a number of local publications and only one publishes weekly; 
• The language can be broad such as using a print newspaper without indicating a 
specific publication; 
• It is the intention of the Local Trust Committee to add a third means of 
notification to the bylaw. 
 
DE-2025-063 
It was MOVED and SECONDED 
that public notification draft Bylaw No. 259 to be amended by adding a third 
bullet to read “in publications locally produced and distributed on Denman 
Island”. 
CARRIED 
 
DE-2025-064 
It was MOVED and SECONDED 
that the Denman Local Trust Committee considers that the notification 
methods in draft Bylaw No. 259 as amended are reliable, suitable and 
accessible for the Denman Local Trust Area. 
CARRIED 
 
DE-2025-065 
It was MOVED and SECONDED 
that the Denman Local Trust Committee give Bylaw No. 259, cited as 
“Denman Local Trust Committee Public Notification Bylaw No. 259, 2025”, 
First Reading. 
CARRIED 
 

ADOPTED
 
Denman Island ADOPTED 11 of 13 
Local Trust Committee Minutes 
December 16, 2025 
DE-2025-066 
It was MOVED and SECONDED 
that the Denman Local Trust Committee give Bylaw No. 259, cited as 
“Denman Local Trust Committee Public Notification Bylaw No. 259, 2025”, 
Second Reading. 
CARRIED 
 
DE-2025-067 
It was MOVED and SECONDED 
that the Denman Local Trust Committee give Bylaw No. 259 cited as 
“Denman Local Trust Committee Public Notification Bylaw No. 259, 2025”, 
Third Reading. 
CARRIED 
 
DE-2025-068 
It was MOVED and SECONDED 
that the Denman Local Trust Committee forward Bylaw No. 259 cited as 
“Denman Local Trust Committee Public Notification Bylaw No 259, 2025” to 
the Islands Trust Executive Committee for consideration of approval. 
CARRIED 
12.4 Trust Conservancy Report - none 
12.5 Applications Report dated December 9, 2025 
  Received for information. 
12.6 Trustee and Local Expense Report dated October, 2025 
Received for information. 
12.7 Adopted Policies and Standing Resolutions 
Received for information. 
12.8 First Nations Relationship Building Update - none 
12.9 Local Trust Committee Webpage - none 
13. WORK PROGRAM 
13.1 Active Projects Report dated December 4, 2025 
Received for information. 
13.2 Future Projects Report dated December 4, 2025 
Received for information. 
14. LOCAL TRUST COMMITTEE PROJECTS 
14.1 Major Project: Denman Housing (Official Community Plan and Land Use Bylaw) 
Review Project: Business Case for 2026/27 Fiscal Year - Staff Report 

ADOPTED
 
Denman Island ADOPTED 12 of 13 
Local Trust Committee Minutes 
December 16, 2025 
The Planner summarized the staff report and noted that the project is scheduled to 
complete during the current term and the business case reflects potential budget 
required for engagement. 
    DE-2025-069 
   It was MOVED and SECONDED 
that the Denman Island Local Trust Committee endorse the attached 2026 – 
2027 Business Case and that staff forward the business case to the relevant 
committees and to Trust Council. 
CARRIED 
14.2 Major Project: Denman Housing (Official Community Plan and Land Use Bylaw) 
Review Project - Staff Report 
The Planner summarized the staff report and indicated a more comprehensive 
report would be coming forward at the January meeting. 
 
A Trustee noted they would like to focus the January discussion on the following 
suggestions: 
• Pending endorsement from the K’omoks First Nation regarding a 200-metre 
setback from the ocean, allowing subdivision outside of that 200-metre range 
and prohibiting further densification of the shoreline; 
• Reviewing the current lot coverage allowance of 25%, with consideration given 
to reducing coverage and scaling it to property size; 
• Suggestion to limit maximum floor area to 300 square metres; 
• Not requiring cluster housing a condition for approval of additional density; 
• Considering additional dwellings on a case-by-case basis, according to the 
needs of the applicant, site geography, and potential environmental impacts; 
• Considering the use of spot zoning based on a checklist of minimum 
requirements and specific criteria, rather than pre-zoning; 
• Creating an application process to legalize existing non-conforming dwellings 
while ensuring there is not an undue environmental impact; 
• Discontinuing th use of Temporary Use Permits; 
• Requiring rainwater catchment systems for all new dwellings; 
• Permitting accessory dwelling units, including tiny homes, yurts, and trailers; 
• Allowing secondary suites in all zones, with further details to be provided 
regarding requirement for water licensing; 
• Allowing room rentals in all zones except Conservation, Park, R4 Community 
Housing, and Water zones; 
• Eliminating the Resource (RE) zone and rezoning those properties to zones more 
appropriate for their current use. 
 
DE-2025-070 
It was MOVED and SECONDED 
that the Denman Island Local Trust Committee endorse the revised project 
charter. 
CARRIED 
15. UPCOMING MEETINGS 

ADOPTED
 
Denman Island ADOPTED 13 of 13 
Local Trust Committee Minutes 
December 16, 2025 
15.1 Next Regular Meeting Scheduled for Tuesday, January 20, 2026 at 10:00 a.m. at 
Denman Activity Centre, 1111 Northwest Road, Denman Island, BC 
16. CLOSED MEETING 
16.1 Motion to Close the Meeting 
DE-2025-071 
   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 1:58 p.m. 
16.2 Recall to Order 
  The meeting was recalled to order at 2:15 p.m. 
16.3 Rise and Report 
Chair Maude will rise and report adoption of the March, 2025 in-camera meeting 
minutes at the next regular business meeting. 
17. ADJOURNMENT 
By general consent, the meeting was adjourned at 2:16 p.m. 
 
_________________________ 
David Maude, Chair 
 
Certified Correct: 
_________________________ 
Lisa Millard, Meeting Administrator/Recorder