Hornby Island Local Trust Committee special meeting, March 5, 2026

[0:00:00] Voice 3: I see the live streaming.

[0:00:01] Voice 3: Okay.

[0:00:02] Voice 3: Well, welcome everyone to this special meeting of the Hornby Island Local Trust Committee.

[0:00:08] Voice 3: I want to begin by acknowledging that we're fortunate to be able to gather in locations

[0:00:13] Voice 3: across the Terrier of Coast Salish people today.

[0:00:16] Voice 3: And also want to respectfully acknowledge that Hornby Island is in the unceded traditional

[0:00:21] Voice 3: territory of the Comops First Nation.

[0:00:24] Voice 3: They're traditional keepers of this land and these waters.

[0:00:30] Voice 3: um so we have an agenda before us uh first of all just uh take a moment and uh my name is tim

[0:00:39] Voice 3: peterson i'm elected on the skeedy island i'm the chair of the hornby island local trust committee

[0:00:44] Voice 3: uh with us today also is hornby island trustees alex allen and grant scott and uh we have our

[0:00:55] Voice 3: Our meeting administrator, Lisa Millard, doing the work in the background to keep the technology running.

[0:01:02] Voice 3: And Planner Sonia Zipanek is also joining us today.

[0:01:07] Voice 3: And I see there are several people in the attendees list as well.

[0:01:13] Voice 3: So we have an agenda before us.

[0:01:17] Voice 3: We'll just check with trustees to see if there's any amendments to the agenda.

[0:01:21] Voice 3: We do have a limited time. We have a hard stop at six o'clock today.

[0:01:25] Voice 3: day so not hearing any I'll take it by general consent that we will adopt the agenda as presented

[0:01:36] Voice 3: and so our first item is the minutes of the January 23rd meeting for adoption any corrections

[0:01:44] Voice 3: to those minutes nope not seeing any I'll take it by general consent we'll adopt those minutes

[0:01:52] Voice 3: as presented and then we have a short public comment period here I'm going to note that we

[0:02:00] Voice 3: We only have, as I mentioned earlier, a very short time.

[0:02:07] Voice 3: So depending on how many people want to speak, we may not have time for all of you.

[0:02:11] Voice 3: So I'd ask any of you that do want to speak to keep your comments as brief as humanly possible.

[0:02:17] Voice 3: And I'll look for a show of hands online to see if anyone wants to speak.

[0:02:25] Voice 3: Okay, I see a couple of hands.

[0:02:27] Voice 3: and we're going to be concluding the speakers um at 5 13 so let's start with april i see april

[0:02:37] Voice 3: first so get april started hi

[0:02:41] Voice 9: tim um thank you um to to request that the trust consider

[0:02:45] Voice 9: when the bylaws are being drafted or confirmed that consideration be given to giving priority

[0:02:54] Voice 9: priority temporary use permits to permanent residents who are using their primary residence

[0:02:59] Voice 9: and then to folks who have a history a legacy house as we've been calling them and then to

[0:03:06] Voice 9: folks who don't live here and have just purchased their house and use it as a short-term rental and

[0:03:12] Voice 9: part-time vacation place and second to consider having a limit in the half acre lots so there

[0:03:22] Voice 9: There aren't as many short-term vacation rentals on half-acre properties in small neighborhoods.

[0:03:28] Voice 9: Thank you.

[0:03:33] Voice 3: Thank you, April.

[0:03:34] Voice 3: Thank you for being so succinct.

[0:03:36] Voice 3: Next, Ian.

[0:03:48] Voice 3: Ian, you need to unmute your microphone, please.

[0:04:07] Voice 3: Okay.

[0:04:08] Voice 3: Ian seems to be having trouble with that.

[0:04:10] Voice 3: I'm going to go to you, Layla, next.

[0:04:14] Voice 3: Go ahead and unmute.

[0:04:17] Voice 2: Did I unmute?

[0:04:18] Voice 3: Yes, there you go.

[0:04:20] Voice 2: All right.

[0:04:21] Voice 2: Thanks very much.

[0:04:23] Voice 2: I really appreciate.

[0:04:23] Voice 2: We all really appreciate you allowing time for us to speak tonight.

[0:04:27] Voice 2: I just want to say that, you know, we've made a lot of positive progress on what's been a challenging and difficult journey.

[0:04:34] Voice 2: And you heard on January 23rd broad support for the bylaw revisions, including water regulations, septic regulations, a cap on vacation rentals,

[0:04:45] Voice 2: and the expectation that current and future applicants be treated fairly

[0:04:50] Voice 2: and the requirements be clear and able to be met.

[0:04:57] Voice 2: You also heard a lot of support for flexibility in the season

[0:05:00] Voice 2: while maintaining the limit on the number of rental weeks.

[0:05:03] Voice 2: We think this is pretty complex to monitor,

[0:05:05] Voice 2: but if the community supports it and you can craft a workable structure to manage it,

[0:05:10] Voice 2: it's certainly going to be helpful to a lot of people.

[0:05:13] Voice 2: What you heard mostly were a lot of questions about how the TUP requirements will work and what will be needed to meet them.

[0:05:20] Voice 2: And this is going to be critical as we move forward.

[0:05:23] Voice 2: The wording and the content you determine tonight must be flexible enough to reflect the uniqueness of Hornby's history, values and needs.

[0:05:32] Voice 2: A copy of what another island uses just isn't going to work.

[0:05:36] Voice 2: A critical concern we have is that without allowing alternative septic and water systems, on-site residency, and removing the site plan requirements, full-time residents may be disproportionately excluded from receiving a TUP, which we don't think is your intention at all.

[0:05:53] Voice 2: What we hope is that you're prepared tonight to make amendments and resolutions that accomplish the following nine things, and I promise I'm nearly done.

[0:06:01] Voice 2: done including non-standard water and septic systems as acceptable for the tup retaining all

[0:06:07] Voice 2: existing legal rentals that meet the tup requirements and setting the cap after those

[0:06:12] Voice 2: qualified applicants have received a tup allowing residents to stay on site during rentals setting

[0:06:18] Voice 2: the tups to reflect rental income or weeks rented with a minimum and a maximum removing the

[0:06:25] Voice 2: requirement for site and lot plans defining short term as less than 30 days preserving a pathway to

[0:06:32] Voice 2: transition to a licensing program supporting the use of hornby workers and programs like water

[0:06:38] Voice 2: testing in the local septic trade trades to meet the requirements and finally clearly stating the

[0:06:43] Voice 2: attention of this bylaw is to use tups in a continuous six-year cycle as long as requirements

[0:06:50] Voice 2: continue to be met. Thanks very much. I look forward to your conversation.

[0:06:57] Voice 3: Thank you. Next, I see Michelle.

[0:07:05] Voice 1: Hi there. Thank you. I think Leila said everything that I would want to say. The only thing is,

[0:07:14] Voice 1: again, if there's composting toilets and other, you know, things like that on Hornby that are

[0:07:22] Voice 1: are kind of helping with the water that that be looked at and hopefully

[0:07:26] Voice 1: approved for TUP and looking at the idea of a sliding scale for those of us

[0:07:34] Voice 1: that don't make, you know,

[0:07:36] Voice 1: very much money on vacation rentals that live here. Thank you.

[0:07:43] Voice 3: Thank you. Next I see Dave.

[0:07:50] Voice 3: Hi there. Can

[0:07:51] Voice 6: you hear me?

[0:07:54] Voice 6: Yes, go ahead, please.

[0:07:55] Voice 6: least yeah i'd like to um third um what the points that you leila brought up uh i support those uh

[0:08:03] Voice 6: just regard to the tup i think it's important that the number really be researched um on the island

[0:08:13] Voice 6: i think restricting it too low has potential effects uh economically that that might uh

[0:08:22] Voice 6: not be good for the island so I think time needs to be taken to really

[0:08:27] Voice 6: understand that and not rush to a conclusion on that and flexibility within that I think

[0:08:37] Voice 6: for the long-term health of the island. Thank you.

[0:08:43] Voice 3: Thank you. Elena? Can

[0:08:54] Voice 4: you hear me?

[0:08:56] Voice 3: Yes, go ahead, please.

[0:08:58] Voice 4: Hi, thank you for arranging for this meeting and allowing us to talk.

[0:09:03] Voice 4: I just want to make a comment, well, two comments.

[0:09:07] Voice 4: One is I totally support the work that HISTRA has been doing in order to deal with this,

[0:09:13] Voice 4: all this mission without a vision, a mission, how do you say, mission without a vision

[0:09:20] Voice 4: that the trust has embarked in regarding the rentals on this island.

[0:09:28] Voice 4: I've been here for over 25 years.

[0:09:30] Voice 4: There's never been any issues, really serious issues at all.

[0:09:35] Voice 4: And the OCP worked just perfectly fine.

[0:09:38] Voice 4: And I don't understand this intent to reduce the number of rentals

[0:09:44] Voice 4: at the same time building all these timeshares

[0:09:49] Voice 4: and increasing the number of rentals in the park.

[0:09:52] Voice 4: So if it is all about lowering the number of tourists

[0:09:57] Voice 4: or minimizing the impact on the island,

[0:10:00] Voice 4: then none of that makes sense to me,

[0:10:02] Voice 4: which is why I'm calling it a mission without a vision.

[0:10:07] Voice 4: And then the other impact that I'm noticing too,

[0:10:11] Voice 4: and I want to bring it to everybody's attention,

[0:10:14] Voice 4: is that it is creating animosity between people here.

[0:10:18] Voice 4: It's pitting, you know, longtime residents or longtime, you know, residents like me, let's say, against newcomers or people who have larger pieces of land than who were here earlier.

[0:10:34] Voice 4: So they were able to afford bigger pieces of land against people like me who don't have, who managed to buy a parcel, an acre, which is just, you know, more than half an acre.

[0:10:46] Voice 4: So it's pitting people against people and creating, you know, breaking the traditional and usual kind of community sense.

[0:10:58] Voice 4: Well, we had, that's why it was called a community plan, because it was a plan that we worked very hard to design over time with the input of a lot of people that has been just chewed away for very little benefit to the people in the community here.

[0:11:15] Voice 4: And I just want to make that point. And I'd like you to consider when you make your decisions and whatever you did that to have to remember that we live here and this is our island.

[0:11:28] Voice 4: and that there's no real economy here

[0:11:34] Voice 4: other than the tourist economy.

[0:11:36] Voice 4: And to cut down on the rentals,

[0:11:40] Voice 4: you're just going to be cutting down on tax revenues

[0:11:43] Voice 4: and all sorts of revenues

[0:11:45] Voice 4: that the vacation rentals actually managed

[0:11:48] Voice 4: to provide for the island.

[0:11:50] Voice 4: You know, about the hiring, all the workers.

[0:11:53] Voice 4: You've heard all about this, you know.

[0:11:55] Voice 4: So it's almost like shooting ourselves on the foot,

[0:11:58] Voice 4: you know, to even try to cut down. So who is it benefiting, right? To whose benefit to cut down

[0:12:04] Voice 4: the number of rentals? I mean, or capping it? I mean, you just have to think about who is really

[0:12:10] Voice 4: benefiting from all this. The fewer vacation rentals, the smaller your tax base is going to be,

[0:12:15] Voice 4: the smaller the income in the community will be. And it's just like I said, the spirit of the

[0:12:22] Voice 4: the community is being broken and that's what i see with all these little ways of trying to

[0:12:28] Voice 4: accommodate all this you know mission without a vision that's coming down from top down so

[0:12:34] Voice 4: i just want to urge you urge you uh as trustees to to protect that to protect this island it's

[0:12:44] Voice 4: the uniqueness of its people and it's and the environment that has made this community what it

[0:12:49] Voice 4: it is so thank you thank you for listening to me okay

[0:12:55] Voice 3: thank you um i see a couple of hands up here

[0:12:59] Voice 3: but we have run out of time we have a hard stop at six o'clock um so i apologize for that um but

[0:13:08] Voice 3: this is this is how it goes um so our moving right along then our uh the only real business item here

[0:13:17] Voice 3: Here is the major project piece, which starts on page 17.

[0:13:24] Voice 3: And I'm going to turn it over to Planner Zupanek to get us started.

[0:13:30] Voice 5: Sure. Thanks, Chair Peterson.

[0:13:32] Voice 5: So I'm not presenting any new information at all.

[0:13:35] Voice 5: This is a deferral from your January meeting to consider all the input you've received to date,

[0:13:41] Voice 5: which includes what you're hearing today, what's been posted to the project website,

[0:13:45] Voice 5: site, as well as the minutes that are attached to this agenda package that summarize the input

[0:13:52] Voice 5: that was received during the community information meeting for reference. And so the options in the

[0:13:59] Voice 5: staff report are outlined in recommendation number one in terms of direction to staff. I'm here to

[0:14:04] Voice 5: receive your direction explicitly on how you wish to proceed with the proposed bylaws as presented

[0:14:11] Voice 5: in the agenda package they sit at second reading and you may amend those bylaws

[0:14:19] Voice 5: including any or all of the potential changes that have been suggested the scope of those

[0:14:26] Voice 5: amendments if they are not succinct and short and clear would need to be presented back to you

[0:14:35] Voice 5: we don't amend bylaws on the fly with generalities the actual resolution from the local trust

[0:14:40] Voice 5: committee today would need to be very specific wording and insertions into a bylaw which is not

[0:14:45] Voice 5: something that we craft in the moment so if you're anticipating to make changes to this bylaw that

[0:14:53] Voice 5: are complex in nature or require some more wordsmithing or research then the direction

[0:15:00] Voice 5: to staff today would be to go back prepare that draft language for your consideration

[0:15:04] Voice 5: and present that to you so that you can amend the bylaw with the proper resolutions because

[0:15:10] Voice 5: once a bylaw is proposed the resolutions have to be technically very exact in how that bylaw gets

[0:15:18] Voice 5: amended and there can be no ambiguity or interpretation on staff's part about what

[0:15:22] Voice 5: you may or may not have inferred so that's my only suggestions is i'll be listening here to

[0:15:30] Voice 5: understand the scope of the changes that you wish to make and provide advice as to whether or not

[0:15:35] Voice 5: those are more technical in nature and require a report back to you at your next business meeting

[0:15:40] Voice 5: of what the actual wording would look like in the bylaw for consideration of amendments and further

[0:15:46] Voice 5: readings if your amendments are very straightforward and that they're just replace this with that

[0:15:53] Voice 5: remove clause x etc then we can potentially consider that today and give second reading

[0:16:01] Voice 5: as amended and then you can consider potentially requesting scheduling of a public hearing

[0:16:07] Voice 5: as early as mid-april so i will stand by for any technical questions about potential amendments and

[0:16:16] Voice 5: further direction to staff thanks great

[0:16:20] Voice 3: thank you so trustee should we start with uh

[0:16:25] Voice 3: uh any outstanding questions or do you have direction that you're raring to take here

[0:16:32] Voice 8: I'd just like to make some comments in terms of what I've heard and what I've heard and what I've heard over the many years.

[0:16:38] Voice 8: So let's be clear that your local trust committee is not banning us to be ours.

[0:16:43] Voice 8: We know tourism is our major economy, but we do need to balance to the community economically and socially,

[0:16:49] Voice 8: all while maintaining the residential character of our neighborhoods.

[0:16:52] Voice 8: So if I'm funny, I've got a terrible cold.

[0:16:54] Voice 8: So anyways, so the Hormiga Island Local Trust Committee, we've been grappling with this balancing act for over 20 years.

[0:17:02] Voice 8: I was on the ABC committee in 2001.

[0:17:05] Voice 8: We were talking about APCs.

[0:17:07] Voice 8: Sorry, we were talking about TUPs.

[0:17:09] Voice 8: That's what happens if you have a cold.

[0:17:11] Voice 8: And TUPs were even explored back in 2012.

[0:17:14] Voice 8: And then back then, there were 14 vacation rentals only.

[0:17:19] Voice 8: So while any limits placed on tourism levels may be distasteful to some or unfair, they are needed in order to fully respect the Valley of Hornby, not only as a tourist destination, but as a home for 1,200 people.

[0:17:31] Voice 8: Tourism limits are needed precisely to avoid loving the islands to death.

[0:17:35] Voice 8: Overcrowding, long wait times, inadequate parking, and decreased quality of visitor experience from the tourist perspective, noise, traffic congestion, decreased safety, water shortages, pollution, and declining quality of life from the locals' perspective.

[0:17:47] Voice 8: perspective. I often hear from some who no longer want to visit Hornby because of the crowds,

[0:17:52] Voice 8: and I've been

[0:17:52] Voice 8: hearing this over the last four years working at the gas bar. And back in the day

[0:17:57] Voice 8: when I was on the APC, commercial businesses were expressing the imbalance of SDRs versus

[0:18:03] Voice 8: commercial. They've asked for a level playing field. There's commercial businesses that provide

[0:18:07] Voice 8: accommodation. Commercial operations must have business licenses, septic, water inspections,

[0:18:12] Voice 8: inspections, commercial insurance, and on.

[0:18:16] Voice 8: STVR is essentially mini hotels and should have the same or similar regulations.

[0:18:23] Voice 8: Bylaw enforcement and claims that there's not been any complaints, I've received many

[0:18:26] Voice 8: verbally and in emails.

[0:18:28] Voice 8: Many thought there was proactive enforcement, so they did not need to complain.

[0:18:33] Voice 8: I say, you need to make a formal complaint, not me.

[0:18:35] Voice 8: I say, why don't you come to the meetings?

[0:18:37] Voice 8: Because they're extremely intimidated by a very large vocal contingent.

[0:18:40] Voice 8: And it's not just local Hornby folks, it's Denman.

[0:18:42] Voice 8: Denman. The backed-up ferry traffic causing safety issues, the speeding on the roads,

[0:18:46] Voice 8: businesses have to pay extra for excessive wait times for deliveries. Now the traffic gridlock

[0:18:51] Voice 8: has moved to Gravely Bay. Denman has the same mandate as we do, to preserve and protect the

[0:18:56] Voice 8: rural character of their island. We're not helping them at all. And I guess that's all I'm going to

[0:19:05] Voice 8: say right now. Thank you. So then I'll pass it on to Grant, and then I have Molly. Okay,

[0:19:14] Voice 7: Trustee Scott.

[0:19:15] Voice 7: up well we've gone over this cap backwards and forwards and i think

[0:19:23] Voice 7: just about every jurisdiction in the province has a cap gabriel highland has a cap um

[0:19:31] Voice 7: liskiti and denman both have caps of zero the municipalities around us so i i think there's

[0:19:38] Voice 7: there's a lot you're going to reason for it and i've heard that the public speakers on it so

[0:19:43] Voice 7: So, you know, I think we need a cap, and I think the cap should be set at a reasonable number,

[0:19:49] Voice 7: and it should be, under the temporary use permit, it should be subject to the principal residence.

[0:19:56] Voice 7: So you have to be, to be able to rent your property out, you have to be a permanent resident of Hornby Island.

[0:20:05] Voice 7: So that's about all I have to say, that that's what I think the, and of course it should be,

[0:20:10] Voice 7: it should be subject to to sewer and water regulations and um and um as as april said i mean

[0:20:21] Voice 7: the the problem i think the the issue around the half acre lots um i think that sorts itself out

[0:20:31] Voice 7: when you with the sewer and water i would that not limit it but anyway let's just stick with

[0:20:37] Voice 7: with what I just said there, the cap of potentially 79,

[0:20:40] Voice 7: as it says in the Provincial Registry, 79 active.

[0:20:50] Voice 7: Yeah, I'll just leave it at that, Tim.

[0:20:55] Voice 3: Trustee Scott, and I'm just wondering,

[0:20:57] Voice 3: because you brought it up,

[0:20:59] Voice 3: were you talking about the opting

[0:21:01] Voice 3: into their principal residence requirement there,

[0:21:04] Voice 3: or just like a Hornby local thing?

[0:21:08] Voice 7: No, opting into the principal residence.

[0:21:10] Voice 7: residents.

[0:21:11] Voice 3: Okay. All right. That's good to know. Back to you, Trustee Allen.

[0:21:17] Voice 8: Yeah. So in terms of the caps, I've been looking around. I know people say, let's update the

[0:21:22] Voice 8: Hornby Way, but the Hornby Way is not working. Hornby Way is out of control, apparently. So

[0:21:28] Voice 8: let's just say Maui County adopts a rule to not exceed the island-wide visitor population of

[0:21:34] Voice 8: around 30 percent 33 percent of the population do you know how many people that means that's only

[0:21:42] Voice 8: that's 384 people versus how many that's 34 people so i can't even figure out who's in the

[0:21:50] Voice 8: vacation rentals how many people are advertised but um in 2023 44 353 passengers came to hornby

[0:22:00] Voice 8: island in july and august that's 22 000 passengers a month compare that to other months 6 000 that

[0:22:07] Voice 8: was 2023 what is it now we know it has not gone away we know it's not gotten smaller and we know

[0:22:15] Voice 8: that there are so many stvrs under the radar and there's so many i've counted 48 stvrs that are not

[0:22:27] Voice 8: in compliance as we speak these are from beds too many beds or beds not in bedrooms so they're

[0:22:34] Voice 8: They're advertising three-bedrooms, but there's other beds.

[0:22:36] Voice 8: Renting off-season and summer season and allowing tents and so on.

[0:22:40] Voice 8: I mean, there's a slew, and that's 48.

[0:22:44] Voice 8: So in terms of a cap, I think we should look at 65.

[0:22:49] Voice 8: And even 65 was deemed too much for a golf island.

[0:22:53] Voice 8: But the thing is, this is not engraved in stone.

[0:22:56] Voice 8: If we start with a cap of 65 for the summer, see what the impact, see how the community feels.

[0:23:01] Voice 8: Is it too many, too much?

[0:23:02] Voice 8: And it's about the community.

[0:23:02] Voice 8: community this is a community not a giant hotel so yeah i'd like to see a cap of 65 and especially

[0:23:12] Voice 8: when you minus if you did 89 minus it's actually 48 of non-compliance that's 41 left over okay i

[0:23:24] Voice 7: alex i'll go i'll agree with your 65 okay as you say let's see how it works and uh it can always be

[0:23:33] Voice 7: be altered in the future.

[0:23:35] Voice 7: We've got to start somewhere.

[0:23:37] Voice 8: You know, and Galapagos has restricted

[0:23:39] Voice 8: visitors to 14 a day, for God's sake.

[0:23:41] Voice 8: I mean, it's everywhere, right? And we

[0:23:43] Voice 8: do not want to turn into,

[0:23:46] Voice 8: yeah, we just don't want to turn into something that's just

[0:23:48] Voice 8: ugly, and nobody wants to come here because it's so crowded.

[0:23:51] Voice 8: And we want to have it,

[0:23:53] Voice 8: yeah, the future.

[0:23:54] Voice 8: The future children and everybody.

[0:23:57] Voice 8: So,

[0:23:59] Voice 8: yeah, and then contrary to what many have said, that

[0:24:01] Voice 8: trustees will be the ultimate decision makers when it

[0:24:03] Voice 8: comes to the temporary use permits.

[0:24:05] Voice 8: Yes and no.

[0:24:07] Voice 8: Deputy permits demonstrate an inclusive decision-making process

[0:24:10] Voice 8: that values neighbors' perspectives

[0:24:11] Voice 8: and highlights value placed on local perspectives

[0:24:14] Voice 8: to ensure that SDR activities align with our neighborhoods.

[0:24:19] Voice 8: So a TUP gets comments and reactions from their neighbors,

[0:24:28] Voice 8: and then the trustees look at those comments and reactions

[0:24:31] Voice 8: and make a decision or not.

[0:24:33] Voice 8: so that is definitely a community decision making and not all-inclusive so in terms of

[0:24:46] Voice 8: the temporary use permit um yes i think we should go for 65 see what happens at the end of summer

[0:24:53] Voice 8: and uh yeah and in terms of uh grant saying opting in a principal dwelling i think we're

[0:25:03] Voice 8: going to end up having to do that anyways because islands trust we've already had two islands

[0:25:08] Voice 8: all there's so many small communities that are opting in now because they feel it is impacting

[0:25:14] Voice 8: we're not seeing that money in our community yes you say okay those people that are renting

[0:25:21] Voice 8: but that money goes to that person that's living elsewhere so i don't have an issue with that i

[0:25:26] Voice 8: feel like that every island that does have uh vacation hotels has uh has done that so alex

[0:25:36] Voice 7: For simplicity's sake, you're proposing 65 with the principal residents to keep the money on Hornby Island, the rental money.

[0:25:47] Voice 7: That's your rationale?

[0:25:50] Voice 7: Well,

[0:25:50] Voice 8: that's not my only rationale.

[0:25:51] Voice 8: What's your rationale?

[0:25:52] Voice 8: You brought it forward.

[0:25:56] Voice 7: I think that's the idea of the principal residents.

[0:26:01] Voice 7: It's to keep the money that comes from tourism, comes to people on Hornby Island.

[0:26:08] Voice 7: that's the whole point of the principal residence right and obviously septic and water are huge

[0:26:15] Voice 7: issues on hornby and they're only going to get bigger for all the numbers you said earlier we

[0:26:21] Voice 7: have more impact from tourism on a small island probably than any island in the whole salish sea

[0:26:30] Voice 7: so

[0:26:37] Voice 8: yeah um and i know people think well you know with the visitors they're going to be spending

[0:26:43] Voice 8: money but that's that's they're not spending a lot of money it's um and people saying oh if

[0:26:53] Voice 8: only of that it's going to kill tourism well i've been living here for 28 years and uh i've watched

[0:26:59] Voice 8: the vacation rentals go up and up and up and up and uh we still existed and had a very healthy

[0:27:04] Voice 8: economy 20 years ago with not as many vacation rentals so i don't understand what this direct

[0:27:11] Voice 8: you know where we're going in this direction if wanting more and more and more and to the

[0:27:16] Voice 8: the detriment of the island both our ecosystems and our community members and it's really you

[0:27:22] Voice 8: know I'm hearing it all the time it's um it's exhausting hearing these people and they don't

[0:27:27] Voice 8: want to come to the meetings and they don't want to make a complaint so we've got to uh address

[0:27:34] Voice 8: this here and now but I'd like to know with um Sonia in terms of the TUPs in terms of people's

[0:27:44] Voice 8: concerns about how we determine because there is there is value in terms of the neighborhoods some

[0:27:49] Voice 8: Some neighborhoods are just weight, you know, in terms of galleon and sandpiper.

[0:27:54] Voice 8: They're very intense with very small lots.

[0:27:57] Voice 8: And in the summertime, as we all know, it's going to be a hottest summer again.

[0:28:02] Voice 8: And I'm seeing water being trucked on the island year round now.

[0:28:06] Voice 8: So the cisterns aren't even collecting the water anymore.

[0:28:10] Voice 8: So there's a real, you know, we've got to look at what's the impact of climate change is on this island.

[0:28:16] Voice 8: And what and how vacation rentals are going to affect that.

[0:28:19] Voice 8: because this little island needs to be taken care of and it's not if this is going to carry on

[0:28:27] Voice 8: the direction up up up but in terms of the temporary permits in terms of how we determine

[0:28:39] Voice 8: like i was looking some people a lot of places have zoning areas where this can be vacation

[0:28:45] Voice 8: riddles that can be not but i'm thinking maybe perhaps we just go through this summer see what

[0:28:49] Voice 8: what happens see whether how impact the water and septic which is already impacting just the

[0:28:56] Voice 8: local people are impacting what's going on in the neighborhoods with their septic systems

[0:29:00] Voice 8: that um we follow up in the fall and uh see what impacts this is you know it's better to just

[0:29:08] Voice 8: see what happens instead of just thinking we can predict the future so

[0:29:14] Voice 5: through the chair i have a

[0:29:15] Voice 5: few comments that might be helpful your current bylaw amendment for the land use bylaw bylaw 177

[0:29:25] Voice 5: under part or clause 1.11 the very first proposed guideline for the temporary use permit

[0:29:36] Voice 5: reads the cumulative impacts of vacation home rentals on both the neighborhood and the island

[0:29:40] Voice 5: as a whole shall be considered applications may be refused where the concentration or cumulative

[0:29:45] Voice 5: effect of vacation home rentals would result in unacceptable land use impacts, including but not

[0:29:50] Voice 5: limited to impacts on residential character, traffic, or housing availability. And that was

[0:29:55] Voice 5: intended specifically as a recommendation from

[0:30:00] Voice 5: some members of the community staff recommendations to allow the local trust committee to have that

[0:30:06] Voice 5: discretion at the time of reviewing these applications to determine and use that as a

[0:30:12] Voice 5: basis for whether or not there would be approvals for those temporary use permits in those specific

[0:30:18] Voice 5: locations based on ideally based on actual evidence of adverse impacts versus hypothetical

[0:30:28] Voice 5: hypothetical or anecdotal perhaps. So this is where there is political discretion and everyone

[0:30:34] Voice 5: has to understand that to make that determination. Staff can provide a recommendation, can identify

[0:30:43] Voice 5: that we don't have the data because we don't have that data that you're describing, to understand

[0:30:50] Voice 5: what those impacts are real time. So there would need to be a level of local on the ground knowledge

[0:30:58] Voice 5: for the elected officials to be able to make this determination every three years or six years as

[0:31:03] Voice 5: the cycle of applications comes in. So that particular guideline addresses your potentially

[0:31:12] Voice 5: addresses your concern where there could be a restriction of the number the maximum number but

[0:31:18] Voice 5: it would be on the discretion of the elected officials. It's not based there's no need for

[0:31:24] Voice 5: it to be based on any other guidance other than what's written in this guideline unless you wanted

[0:31:31] Voice 5: to strengthen that and make it more specific and clear for applicants because they may not know

[0:31:39] Voice 5: based on that proposed guideline whether or not their application is going to be successful because

[0:31:44] Voice 5: they don't know how many other people have applied in their neighborhood they don't know

[0:31:48] Voice 5: if the elected officials of the day are going to agree with their evidence that they're presenting

[0:31:55] Voice 5: that their application does not pose any adverse impacts in the community. So that's a bit of

[0:32:02] Voice 5: uncertainty. However, that's what we came to for second reading. The other piece that you mentioned,

[0:32:11] Voice 5: Trustee Allen, was around this summer. And I need to clarify again, even if this bylaw were to be

[0:32:17] Voice 5: advance, this would not be in effect for the season for 2026. So I'm not sure which data or

[0:32:26] Voice 5: what collection of information you're anticipating would be and who would be doing that work to

[0:32:33] Voice 5: collect this data because that's not part of this project, obviously, to undertake any on-the-ground

[0:32:38] Voice 5: monitoring or evaluation. So if the community is doing that already, that's great. That's

[0:32:44] Voice 5: information that the LTC could use at some point in the future but these bylaws are being considered

[0:32:50] Voice 5: right now in terms of next steps based on the information you have before you now yeah but

[0:32:57] Voice 8: that's saying okay they're in the body but so you kept on reiterating the last meeting that

[0:33:04] Voice 8: the next trust committee could very well just change it all because if we're in the middle

[0:33:11] Voice 8: it's not going to happen until to march 27 or maybe longer um so they can do that but we can't

[0:33:21] Voice 8: have a temporary okay i get it but you're saying yeah for this season

[0:33:25] Voice 5: 2026 operating season begins

[0:33:28] Voice 5: in may so that's just a few months from now there's no way that this could possibly be

[0:33:32] Voice 8: in

[0:33:33] Voice 5: effect to for the season and for next season 2027 you know from a from a planning staff

[0:33:41] Voice 5: staff perspective we would anticipate that people would require a year of notice to prepare this is

[0:33:46] Voice 5: a business it requires planning people are booking a year in advance that that may also depending on

[0:33:52] Voice 5: when this bylaw is adopted from that point the adoption that you then need to plan how this

[0:33:59] Voice 5: rolls out in terms of ensuring that applicants understand what is the deadline for applications

[0:34:03] Voice 5: to come in in order for them to be considered for the following cycle of operation May to September

[0:34:11] Voice 5: if that's still going to be relevant right tim

[0:34:16] Voice 7: go ahead sir uh sonia what what i was trying to boil

[0:34:24] Voice 7: down to get to some succinct numbers that could be used words that could be used and and uh as we

[0:34:32] Voice 7: said the cap of 65 uh subject to um principal residents do you see a problem with that having

[0:34:40] Voice 7: having that incorporated into the bylaws as we have them now?

[0:34:48] Voice 5: No, technically those are two.

[0:34:51] Voice 5: You've already had a CAP wording in your proposed bylaw,

[0:34:56] Voice 5: so we would just recycle that language that you had the second reading last year.

[0:35:03] Voice 5: So that's a technical amendment.

[0:35:06] Voice 5: And then the permanent resident piece could also be an additional,

[0:35:10] Voice 5: in addition to or a separate guideline.

[0:35:15] Voice 5: I would just need to think about that

[0:35:18] Voice 5: in terms of how that shows up in the list of guidelines

[0:35:22] Voice 5: so that it's very clear.

[0:35:24] Voice 5: So those are technical amendments.

[0:35:27] Voice 7: Alex, you okay with that?

[0:35:31] Voice 8: Well, yeah, I just want to, can I follow up, Sonia?

[0:35:35] Voice 8: So just to clarify, all of this,

[0:35:37] Voice 8: all these big decisions we're making is not going to,

[0:35:40] Voice 8: everybody's business as usual this summer

[0:35:42] Voice 8: for vacation rentals.

[0:35:44] Voice 8: It's going to be, once everything's gone through

[0:35:46] Voice 8: and CIM, et cetera, second, third reading.

[0:35:50] Voice 8: Yeah.

[0:35:50] Voice 8: Okay.

[0:35:51] Voice 8: So can you just walk us through how when somebody does apply

[0:35:56] Voice 8: for a temporary use permit, what their steps are,

[0:35:59] Voice 8: like how we're going to do it here at Islands Trust?

[0:36:04] Voice 5: So because this is a seasonal and very time-specific calendar chunk

[0:36:12] Voice 5: that this use is permitted to be in operation,

[0:36:15] Voice 5: those applications would all need to be considered months in advance of that, several months in advance of that.

[0:36:23] Voice 5: And so we still need to discuss and possibly consult a bit more with how much time is required for the batching of those applications to be processed and considered

[0:36:36] Voice 5: so that the applicants that are successful understand that they have the ability to then

[0:36:42] Voice 5: have bookings confirmed for the following cycle of time so that piece has not been confirmed

[0:36:50] Voice 5: we don't have any advice to give you at this point in time right today about that timeline but

[0:36:57] Voice 5: the the idea is that those batched applications would have a deadline by which they would need

[0:37:02] Voice 5: to be in our office in complete format so every aspect of the application that's been requested

[0:37:09] Voice 5: would need to be submitted otherwise that application would not be processed so they

[0:37:13] Voice 5: would be disqualified from being considered because they're incomplete yeah

[0:37:19] Voice 8: i think because

[0:37:20] Voice 8: i was concerned about becoming sort of a lottery or first first come first served kind of thing and

[0:37:25] Voice 8: And in terms of giving temporary use permits to individuals.

[0:37:33] Voice 7: But Alex, once you have one, you've got it for three years, right, Sonia?

[0:37:38] Voice 5: Before you need to renew for the additional three years, correct.

[0:37:41] Voice 7: Right. So, Alex, it's not like it's a lottery every year.

[0:37:45] Voice 8: No, I'm just saying that I like the fact to help ease the staff time to have batching requirements,

[0:37:53] Voice 8: requirements to actually have a deadline and says a willy-nilly one comes in on March and

[0:37:57] Voice 8: well that's fair

[0:37:58] Voice 8: enough sure of course that's all I'm saying is that's what uh

[0:38:01] Voice 7: no I mean that's the way most applicants are you got to have it in by a certain date or you've got

[0:38:06] Voice 7: to it goes into places

[0:38:07] Voice 8: don't some people just let them just throw them in whatever time of year but

[0:38:11] Voice 8: I think in order for us to it would help the staff to have a well

[0:38:15] Voice 5: this is more to do with the way the

[0:38:17] Voice 5: bylaw is right now and that there's a limited time in which this operation can exist it's not that

[0:38:21] Voice 5: that you can operate the temporary use permit

[0:38:23] Voice 5: or undertake the short-term rental any time of year.

[0:38:29] Voice 5: It's really just May to the end of September.

[0:38:33] Voice 5: So that basic requirement is that these folks need to know

[0:38:39] Voice 5: in advance of that starting point of which we're assuming

[0:38:42] Voice 5: not everybody would start in May,

[0:38:44] Voice 5: but that they need to know months in advance of May

[0:38:47] Voice 5: that they were successful in their application

[0:38:50] Voice 5: to the local trust committee for a temporary use permit not march march may not be sufficient time

[0:38:57] Voice 5: i'm just saying you know for a conversational sake right now i would guess that there would

[0:39:03] Voice 5: need to be significant heads up for applicants that were successful or not so that they can

[0:39:09] Voice 5: cancel bookings or confirm bookings take deposits etc and conduct their business so that staging

[0:39:16] Voice 5: piece is yet to be resolved. There's a management decision to that, obviously, that needs to be

[0:39:22] Voice 5: brought into the conversation at this stage. It's just been at a higher level because we weren't

[0:39:27] Voice 5: sure which direction these bylaws were going, whether or not there would be a cap, whether or

[0:39:31] Voice 5: not the temporary use permit tool would still be valid after the consultation and engagement with

[0:39:38] Voice 5: your community. So with that level of uncertainty, there wasn't much more discussion from an

[0:39:44] Voice 5: administrative perspective to sort that piece out but of course that that's what today and your

[0:39:50] Voice 5: march 20th meeting would be signaling either strong confidence that yes this is the direction

[0:39:54] Voice 5: you wish to go and then management needs to respond to that by coming up with an appropriate

[0:39:59] Voice 5: administrative support to ensure there's correct staffing in place and expertise to process that

[0:40:05] Voice 5: volume of applications present them to the local trust committee in a comprehensive way because

[0:40:11] Voice 5: Because the attention of the local trust committee can't be on 10 different things, there would be a very time-sensitive request to look at the volume of applications in a business meeting, be very efficient about it, have the staff reports be very clear in reporting back about which guidelines have been met, which haven't.

[0:40:30] Voice 5: And so that's why the importance of these guidelines and the wording of these guidelines needs to satisfy that you are able to issue or deny permits based on the discretion, in some cases, the discretion of those guidelines as well.

[0:40:46] Voice 5: Well,

[0:40:49] Voice 7: Sonia, it seems to me the guidelines you're going to say, it can be issued subject to, one, it's your principal residence, two, you approve water and septic, and they're

[0:41:09] Voice 8: already listed. We have them all listed.

[0:41:10] Voice 8: yeah the guidelines are

[0:41:12] Voice 5: all there it's the i

[0:41:14] Voice 8: just want to

[0:41:14] Voice 3: sorry i just want to sorry yeah

[0:41:18] Voice 3: i'm just i'm just noticing the time here we've got a little less than 20 minutes um so if there are

[0:41:26] Voice 3: um changes to the draft that trustees want to make and get um that done and moving today i

[0:41:34] Voice 3: would suggest it come soon i've heard principal residents and i've heard consideration of the

[0:41:38] Voice 3: the cap number as two issues that may need to be amended so i just wanted

[0:41:43] Voice 3: to try and focus if if

[0:41:46] Voice 3: we

[0:41:46] Voice 8: are focused actually i'm very okay yeah yeah

[0:41:49] Voice 3: nope i'm

[0:41:50] Voice 8: just saying i'm just a reminder i want

[0:41:52] Voice 8: to follow up please go

[0:41:53] Voice 3: ahead trustee allen and then trustee scott i'll call on you next

[0:41:55] Voice 8: um so

[0:41:57] Voice 8: with all these you know with the cap and these two motions we want to add now that we've clarified

[0:42:03] Voice 8: how we feel um i um so what's going to happen so next meeting march 20th you are going to

[0:42:12] Voice 8: come back with what where are we how are you gonna what's the direction here

[0:42:17] Voice 5: so now that i

[0:42:19] Voice 5: understand right now there are only two amendments currently being discussed um i could if the local

[0:42:29] Voice 5: trust committee wants to have that language just brought forward to the march 20th meeting it's in

[0:42:34] Voice 5: in the agenda package you'll see the proposed bylaw with the track changes of the wording

[0:42:38] Voice 5: exactly as it would appear if you're satisfied with that then you give a resolution you pass

[0:42:44] Voice 5: a resolution to amend the bylaw and then give second reading as amended that's the cleanest

[0:42:48] Voice 5: way to do this versus me right now sharing my screen typing out the amendment you're not seeing

[0:42:55] Voice 5: it in the context of the actual bylaw and giving a reading you know that if it was just like a

[0:43:01] Voice 5: correction or replace this with that it might be a little bit easier but I would prefer and

[0:43:07] Voice 5: recommend that the March 20th meeting you're going to see that your direction that you give today

[0:43:14] Voice 5: in draft format in the bylaw language and then you have the in the business meeting the opportunity

[0:43:21] Voice 5: to discuss further if you wish before giving a second reading as amended and then you can give

[0:43:28] Voice 5: of direction regarding the public hearing at that time. So today then could be for the remainder of

[0:43:35] Voice 5: this meeting, the next 15 minutes, clarifying the extent of the changes that you wish to see,

[0:43:40] Voice 5: because you've heard about numerous possible improvements and changes to the bylaw. And so

[0:43:47] Voice 5: if that's the only two, then that's really important for me. And I can help craft a

[0:43:52] Voice 5: resolution for you to direct staff to do that work between now and your agenda being published

[0:43:58] Voice 5: for march 20th

[0:44:01] Voice 7: grant yes then uh to clarify i i move that uh i don't know how to word this part

[0:44:11] Voice 7: of it sonny when you go away the cap of of 65 short-term rentals on hornby island

[0:44:19] Voice 7: subject to principal residents sewer and water and sewer and water to include not just the standard

[0:44:27] Voice 7: standard but i forget who people i think pointed it out but there there are a lot of ways now of

[0:44:34] Voice 7: doing these things composting toilets water catchment so not just limited to the standard

[0:44:43] Voice 7: septic sewer systems and um and well does that is that clear enough sonia so

[0:44:53] Voice 8: you're wanting to add

[0:44:57] Voice 8: alternative yeah like i think it's been brought up by many people yes not just vacation rentals

[0:45:04] Voice 8: but everybody but yes um so

[0:45:12] Voice 5: the direction to staff is sorry the wording of the resolution

[0:45:17] Voice 5: to amend a bylaw needs to be very specific so i just want to make sure it's captured correctly

[0:45:22] Voice 5: the local trust committee is requesting staff to bring forward draft amendment for proposed bylaw

[0:45:29] Voice 5: number 177. That's the bylaw for the amendment for the land use bylaw. So we need to indicate

[0:45:35] Voice 5: that in this motion to include a cap of 65, maximum of 65 temporary use permits at any given

[0:45:45] Voice 5: time. Is that correct? Yes.

[0:45:50] Voice 5: And a requirement for operators to operate from their principal

[0:45:58] Voice 5: municipal residents yes and address alternative septic

[0:46:09] Voice 11: septic

[0:46:11] Voice 5: so alternative septic or you're

[0:46:14] Voice 5: you're i mean i'm hearing about composting toilets and rainwater

[0:46:17] Voice 5: collection the septic system has to

[0:46:20] Voice 5: be an approved system regardless like gray water black water whether it's there or not needs yeah

[0:46:25] Voice 5: like the septic system is the piece that deals with the gray water black water so i think what

[0:46:29] Voice 5: you're referring to is the and what folks have spoken to is the actual presence of a composting

[0:46:35] Voice 5: toilet not being a detriment to um to achieving you know being able to have a favorable

[0:46:44] Voice 5: decision for a temporary use permit so um so it's

[0:46:49] Voice 7: funny you have i mean other islands have this this

[0:46:52] Voice 7: i'm sure wording is out there yeah

[0:46:56] Voice 5: you would like staff to bring back wording to uh have a

[0:47:02] Voice 5: A temporary use permit guideline that supports alternative water and composting toilets specifically, because that's the two categories, correct?

[0:47:17] Voice 8: And cisterns, too. But I think cisterns are part of it.

[0:47:23] Voice 7: Alternative water.

[0:47:26] Voice 7: I think simply you can say alternative water.

[0:47:30] Voice 7: water i mean it's all got to be approved under the provincial system anyway doesn't it this wording

[0:47:35] Voice 5: doesn't need to be so specific i just want to make sure i understand the breadth and scope of

[0:47:40] Voice 5: the types of changes you're expecting to see back so the wording of

[0:47:43] Voice 5: the bylaw will be very specific

[0:47:44] Voice 5: and then you'll have a chance to discuss that and decide if that sufficiently addresses the

[0:47:49] Voice 5: yeah yeah i

[0:47:51] Voice 7: think you've got it okay

[0:47:53] Voice 5: so i'll bring back draft language and then you can

[0:47:57] Voice 5: debate the merits of that and decide how to proceed okay

[0:48:01] Voice 8: lisa millard had her hand up yes

[0:48:07] Voice 11: i just needed you to um repeat that last part about bringing back um draft language

[0:48:16] Voice 11: regarding alternative water

[0:48:19] Voice 5: provision and permitting composting toilets

[0:48:25] Voice 5: that's okay

[0:48:35] Voice 7: excellent

[0:48:39] Voice 3: sounds like like that no i

[0:48:48] Voice 10: will get something up on the screen for you to

[0:48:50] Voice 10: look at just momentarily please i

[0:50:47] Voice 8: just have a friendly amendment sorry

[0:50:56] Voice 3: i dropped off there

[0:50:57] Voice 3: again apologies twice in one hour it's almost never happens what uh was your friendly amendment

[0:51:01] Voice 3: i'm

[0:51:02] Voice 8: the one that should be dropping off i've got the cold um uh i just think it's a repetitive

[0:51:08] Voice 8: So just the last, after the last paragraph, and not bring back, and draft language regarding alternative, just delete, bring back, just say, and draft language regarding alternative water provisions and composting toilets.

[0:51:25] Voice 8: I think it doesn't change the intent.

[0:51:29] Voice 8: I'm an editor.

[0:51:30] Voice 8: Sorry.

[0:51:37] Voice 3: You were.

[0:51:38] Voice 3: Okay.

[0:51:39] Voice 3: We've got some language there.

[0:51:46] Voice 3: I second.

[0:51:47] Voice 3: And that motion's been made.

[0:51:50] Voice 3: Yep.

[0:51:50] Voice 3: And I second it.

[0:51:53] Voice 3: Okay.

[0:51:54] Voice 3: Any further discussion?

[0:51:56] Voice 3: We've had so much.

[0:51:59] Voice 3: Okay.

[0:51:59] Voice 3: Not seeing any, I will call the question.

[0:52:02] Voice 3: All those in favor, raise your hand or say aye.

[0:52:06] Voice 3: Aye.

[0:52:07] Voice 3: Aye.

[0:52:07] Voice 3: And that motion carries.

[0:52:11] Voice 3: Okay.

[0:52:14] Voice 3: In that case, anything else from the staff end that you need from us today?

[0:52:25] Voice 5: No, that's sufficient direction, and the report will be on your next agenda for discussion and consideration of next steps.

[0:52:34] Voice 5: So that would be second reading as amended and advancing to public hearing if you're ready.

[0:52:39] Voice 7: Lisa, could you send

[0:52:40] Voice 7: me the wording, I can't see it, I'm on my iPhone, and I didn't see what it was, so I was trusting a bunch of other guys.

[0:52:52] Voice 11: Trustee Scott, I'll email that to you now.

[0:52:54] Voice 11: Actually,

[0:52:55] Voice 8: for both of us, I'd like to have a copy, too, if you don't mind, Lisa.

[0:52:58] Voice 11: I'll email it both to you.

[0:52:59] Voice 3: Thank you.

[0:53:01] Voice 3: Thanks.

[0:53:01] Voice 3: Okay, so, trustees, then the next step would be to review these proposed changes at the March 10th meeting.

[0:53:11] Voice 3: And then at

[0:53:13] Voice 1: that point, if

[0:53:13] Voice 3: we're ready, sorry, March 20th meeting.

[0:53:16] Voice 3: And then at that point, if we've given a further reading to amended bylaw, then we would ask staff to schedule a public hearing at a later meeting, right?

[0:53:31] Voice 3: Just so we're all on the same page here.

[0:53:34] Voice 3: Does that all make sense?

[0:53:36] Voice 3: Okay.

[0:53:39] Voice 3: All right.

[0:53:40] Voice 3: Well, in that case, I don't think there's anything further business-wise that we have to discuss at this point.

[0:53:49] Voice 3: so if there's

[0:53:52] Voice 3: I'll be happy to

[0:53:55] Voice 3: go ahead and call for adjournment then trustees

[0:53:57] Voice 3: I move adjournment

[0:53:59] Voice 3: I second

[0:54:01] Voice 3: anyone opposed

[0:54:04] Voice 3: no

[0:54:05] Voice 3: I'm going to back

[0:54:08] Voice 3: thanks trustees

[0:54:10] Voice 3: and thanks Sonia and Lisa

[0:54:12] Voice 3: appreciate your work for us