North Pender Island Local Trust Committee special meeting, May 2, 2026

[0:00:00] Voice 3: this is what i'm doing

[0:00:05] Trustee Maude: good afternoon everybody

[0:00:10] Trustee Maude: i'd like to thank you for joining us for the day for this special meeting of the north

[0:00:14] Trustee Maude: pender island local trust committee i want to begin the meeting by acknowledging that we're

[0:00:18] Trustee Maude: fortunate to be able to gather today locations across the territory of the coast salish people

[0:00:21] Trustee Maude: i'm david maughan elected on the main island i'm the chairman of the north pender island

[0:00:26] Trustee Maude: local trust committee i'm joined by your two north pender island uh trustees aaron campbell and deb

[0:00:32] Trustee Maude: morrison who's online today um together we make up the north pender island local trust committee

[0:00:36] Trustee Maude: this means being live screened and recorded for those who are unable to attend in person today

[0:00:40] Trustee Maude: the recording will go to the honest trust website for future viewing um so we have our planner brad

[0:00:46] Trustee Maude: swift who's um our coordinator of today's meeting um we also have lisa millard um who is um working

[0:00:54] Trustee Maude: looking from somewhere far, far away,

[0:00:57] Trustee Maude: looking at the Zoom and the recording

[0:00:58] Trustee Maude: and the minutes and such,

[0:01:00] Trustee Maude: and the magic that comes off of her desk,

[0:01:02] Trustee Maude: we very much appreciate

[0:01:03] Trustee Maude: because she does a wonderful job for us.

[0:01:07] Trustee Maude: So just to let you know,

[0:01:08] Trustee Maude: this means the official forum for your local trustee

[0:01:10] Trustee Maude: to make decisions about land use planning matters

[0:01:12] Trustee Maude: and discuss real-world business.

[0:01:13] Trustee Maude: I want to add that this is a place of employment.

[0:01:15] Trustee Maude: Our staff has the right to a safe and respectful workplace.

[0:01:19] Trustee Maude: So with that, we have some presentations.

[0:01:24] Trustee Maude: going forward.

[0:01:26] Trustee Maude: We hope we do.

[0:01:27] Trustee Maude: We hope we do.

[0:01:28] Trustee Maude: Yes, we did.

[0:01:31] Trustee Maude: So we'll just patiently wait.

[0:01:33] Trustee Maude: I'm glad Brad's doing it, not me, because

[0:01:35] Trustee Maude: I don't know what you'd be watching.

[0:01:36] Trustee Maude: This

[0:01:37] Voice 13: is the worst part of my job.

[0:01:39] Voice 13: This is the worst part of my job.

[0:01:40] Voice 13: I

[0:01:40] Trustee Maude: have to sweat and panic.

[0:01:43] Voice 3: Good word.

[0:01:50] Voice 3: Definitely

[0:01:51] Voice 10: thinking about it.

[0:01:54] Voice 13: Talk amongst yourselves.

[0:02:05] Trustee Maude: It's fairly straightforward. So Brad's going to do a presentation at 12.30 to 1.00. Then

[0:02:11] Trustee Maude: the Advisory Planning Commission is going to do a presentation at 1.30. Then we're going

[0:02:17] Trustee Maude: to take a little bit of a break for about 10 minutes, and then it's going to be Q&A.

[0:02:19] Trustee Maude: So that's kind of the agenda. It's not as formal as we normally are.

[0:02:29] Voice 3: It should be.

[0:02:37] Voice 3: Peter, I'm so happy.

[0:02:44] Voice 3: Well, we're going to have to end the job.

[0:02:52] Voice 9: When is there a reboot?

[0:02:56] Voice 6: I was just

[0:02:58] Voice 9: going to say that.

[0:03:00] Voice 6: Count

[0:03:00] Voice 14: to ten, plug it back in again.

[0:03:03] Voice 14: Let's see

[0:03:04] Voice 10: if that fixes it.

[0:03:11] Voice 10: I'm just going to shut this off. I think it'll take a minute.

[0:03:14] Voice 10: Why don't you leave it?

[0:03:17] Voice 10: Who knows?

[0:03:18] Voice 5: We're just answering.

[0:03:25] Voice 10: I'm just talking about the technology and how it gets something normal.

[0:03:29] Voice 10: And then just asking to step away because I'm going to make a mess out of it.

[0:03:33] Voice 10: That's why I have no laptops. I have no...

[0:03:41] Trustee Maude: The one thing that's set up is there's really no...

[0:03:46] Trustee Maude: Things are might be in existence.

[0:03:49] Trustee Maude: Well,

[0:03:50] Voice 10: there's a lot of work.

[0:03:52] Voice 10: And

[0:03:53] Trustee Maude: but it means that you've got that thing that puts labels on all the people who teach you to your kids.

[0:03:58] Voice 10: I haven't seen that in the

[0:04:01] Trustee Maude: past.

[0:04:03] Voice 10: There's something

[0:04:04] Voice 15: coming through the screen.

[0:04:05] Voice 10: Very smart.

[0:04:17] Voice 10: it's

[0:04:18] Voice 6: still on hdmi just when you get that

[0:04:20] Voice 10: should be what it is

[0:04:32] Voice 15: I had this problem, not with

[0:04:35] Voice 10: Jess, but this was when I was on this TV.

[0:04:36] Voice 10: She's nearly 90, and I don't have a TV, so why don't I have a TV?

[0:04:41] Voice 10: Anyway,

[0:04:42] Voice 15: so I tried all the buttons, and

[0:04:46] Voice 10: so we had the TV for her,

[0:04:48] Voice 15: and then my sister came, and that's a good TV.

[0:04:52] Voice 15: within 10 seconds at least she pushed the right button

[0:05:03] Voice 10: well it was a good presentation well

[0:05:07] Voice 6: it still can be it'll be your voice

[0:05:10] Voice 6: you'll

[0:05:10] Voice 13: imagine

[0:05:12] Voice 6: just

[0:05:13] Voice 13: give me one more minute so it's very old because it was just working

[0:05:18] Voice 3: oh it was it

[0:05:20] Voice 13: was i had it up here and i usually just plug it on and off when i'm

[0:05:27] Voice 9: I don't know if it's the computer or what but he

[0:05:31] Voice 15: said they already had it I know

[0:05:33] Voice 9: it was worth

[0:05:36] Voice 9: you

[0:05:37] Voice 10: know that's the really odd thing it was working

[0:06:21] Voice 15: Thank you.

[0:06:21] Voice 15: thought well she's she's she's coming yeah so a friend of mine she uh was called to go up to

[0:06:59] Voice 3: There we go.

[0:07:08] Voice 3: all right well thank you

[0:07:10] Voice 10: Dr. Peter Perry

[0:07:19] Voice 10: you are now Peter

[0:07:22] Voice 10: all right well thank you everyone

[0:07:25] Voice 12: who are you going to move that

[0:07:27] Voice 13: yeah we'll get you to you next

[0:07:34] Voice 13: looks like an air traffic controller

[0:07:38] Voice 6: same stress

[0:07:39] Voice 6: Yeah.

[0:07:41] Voice 13: Actually, my daughter's boyfriend's an air traffic controller, and it's not the same stress when I'm going through.

[0:07:47] Voice 13: He was in the tower when that plane was circling around in Victoria, so it's just a moment for that.

[0:07:53] Voice 13: So luckily, my work is not as stressful, but sometimes it is.

[0:07:57] Voice 13: Thank you, everyone.

[0:07:58] Voice 13: Hello everyone, this is a community information meeting for your housing access and affordability project that your local trust committee has been working on for over two years, as well as a really diligent advisory planning commission, which I see a number of faces in the audience today.

[0:08:15] Voice 13: So thanks for taking your time on this Saturday afternoon to learn more about the work that's going on.

[0:08:20] Voice 13: I'm just going to walk through slides pretty quickly summarizing what the role of the trust

[0:08:28] Voice 13: is and the tools and processes around housing, an overview of the housing project itself

[0:08:34] Voice 13: and the housing action plan.

[0:08:36] Voice 13: We have content on the wall there.

[0:08:37] Voice 13: There's 22 actions there, a summary of the status.

[0:08:43] Voice 13: I welcome you to take a look at that at the break if you haven't already.

[0:08:46] Voice 13: and then your Advisory Planning Commission is going to have a presentation about all the work

[0:08:51] Voice 13: they've done and then after that we'll take a break and then we'll have some time for just a

[0:08:56] Voice 13: community discussion and questions and answers around all of these topics. So if you have really

[0:09:03] Voice 13: specific questions I don't really mind if you ask them as we go here as long as we don't get

[0:09:07] Voice 13: two sidetracks. So this

[0:09:12] Voice 10: is my old presentation. All right. Well, it's different.

[0:09:19] Voice 13: That's the one

[0:09:20] Voice 13: you sent me. I know I added some other stuff. Is

[0:09:23] Voice 10: it the one I most recently

[0:09:24] Voice 13: sent you? It doesn't

[0:09:26] Voice 13: matter. It's all good. Here we go. So the Islands Trust housing, the Islands Trust primarily acts

[0:09:32] Voice 13: is the land use planning and regulatory authority for the Islands and we have a statutory mandate

[0:09:40] Voice 13: of preserve and protect in the Islands Trust Act so it makes us a bit of a unique local

[0:09:46] Voice 13: government in that we only manage the land use planning and we have this unique preserve and

[0:09:51] Voice 13: protect mandate that carries through all of our work and all of the elected officials decisions.

[0:09:56] Voice 13: decisions. Trust Council with respect to housing, they have a housing initiative, they've developed

[0:10:05] Voice 13: a housing toolkit, there's regional planning committees that have done a number of regional

[0:10:10] Voice 13: level projects on Gabriola, Denman on Main Island, here on Bender as well. This is considered

[0:10:16] Voice 13: a regional level major project. There's been also a lot of work around suitable land and

[0:10:23] Voice 13: build out analysis mapping, which you see on that wall there, and needs assessments and surveys to collect community input as well. So as I said, me and Damon and other LTEs are working on similar projects.

[0:10:42] Voice 13: So there's the housing strategy. I'm not going to go into much detail on these slides, other than to see that there's been a lot of thought put into a housing

[0:10:52] Voice 13: at the trust level and how to support housing initiatives and work with other local governments

[0:11:00] Voice 13: and communities to try to address some of the real challenges that communities have with housing.

[0:11:09] Voice 13: Blah blah blah, more housing strategy stuff but you can see again there's a detailed list of goals

[0:11:22] Voice 13: and the regional level team working towards these kind of regional level contexts.

[0:11:29] Voice 13: And so the housing toolkit, the housing toolkit has been developed at that regional level

[0:11:36] Voice 13: and is being applied by the different local trust committees, it has process templates

[0:11:41] Voice 13: of background information, needs assessment work that helps to support decision-making

[0:11:46] Voice 13: analysis as well as our GIS team working with planning on developing these mapping tools

[0:11:53] Voice 13: and then action planning strategy templates. So the housing toolkit

[0:11:59] Voice 13: so just a list of goals

[0:12:02] Voice 13: in each one and underlying those goals are objectives and actions

[0:12:06] Voice 13: and that's how our

[0:12:07] Voice 13: your North Pender Island housing action plan is laid out as well. So just moving to the North

[0:12:15] Voice 13: defender on housing needs. Housing access is obviously a

[0:12:19] Voice 13: priority for the Trust Committee

[0:12:21] Voice 13: and all levels of government right now across really all jurisdictions, at least North America

[0:12:27] Voice 13: and probably really globally. Lots of challenges, lots

[0:12:32] Voice 10: of studies have

[0:12:33] Voice 13: concluded on the impact of

[0:12:34] Voice 13: housing shortages, sorry, on a number of different aspects that stable communities need. Volunteers

[0:12:45] Voice 13: and still run stability for employment is probably I'm sure we all have a friend or a neighbor who's

[0:12:54] Voice 13: really challenged with housing and all they're trying to do is work for living right and support

[0:12:58] Voice 13: their family so previous local trust committees have taken some actions their secondary suites

[0:13:04] Voice 13: permitted across your island as well as efforts to limit short-term vacation rentals to try to

[0:13:10] Voice 13: to get more of those houses into the long-term rental pool.

[0:13:14] Voice 13: Your current elected officials

[0:13:16] Voice 13: have also acted on these opportunities.

[0:13:18] Voice 13: There was an earlier rezoning of plum tree court

[0:13:21] Voice 13: to prevent different form and character buildings

[0:13:24] Voice 13: to allow more flexibility.

[0:13:26] Voice 13: And as well as there was the issuance

[0:13:29] Voice 13: of a temporary use permit

[0:13:31] Voice 13: for accommodation at your fire halls.

[0:13:33] Voice 13: And now they're looking at zoning

[0:13:35] Voice 13: to actually establish that as a permitted use outright.

[0:13:38] Voice 13: right. So in the future, you could have worker housing at

[0:13:40] Voice 13: your some of your community. So more. So your OCP, your official

[0:13:48] Voice 13: community plan and guides your community's long term vision and

[0:13:51] Voice 13: strategy for future planning and land use. It's required by the

[0:13:55] Voice 13: local government act now to every five years to report on

[0:13:59] Voice 13: them on the housing needs location amount and to work

[0:14:06] Voice 13: towards trying to address those needs. There's a residential land use objective specifically

[0:14:12] Voice 13: in your OCP to provide for a range of housing options that serve the needs of all residents

[0:14:16] Voice 13: and property owners of North Bender Island, and a number of associated policies around housing,

[0:14:21] Voice 13: affordable housing, that help to further strengthen that policy. A number of affordable

[0:14:31] Voice 13: housing policies. Again, I'm not going to speak to each of these, but just understanding that

[0:14:35] Voice 13: your OCP does is speak to affordable housing and affordable housing is generally defined and in

[0:14:43] Voice 13: fact there's the addition of a definition a new definition of affordable housing which essentially

[0:14:48] Voice 13: means it's it becomes unaffordable if it's more than 30 percent of your household income is a

[0:14:54] Voice 13: general measure of affordability that's used by governments and agencies to determine affordability

[0:15:07] Voice 13: There's also a number of land use bylaw provisions. So you have your official community plan and under that the regulation, the regulatory part of your bylaws is in your land use bylaw. So the secondary suite provisions, there is a community housing zone, which is Clubtree Court.

[0:15:22] Voice 13: There's

[0:15:22] Voice 1: also a rental housing

[0:15:23] Voice 13: zone. There's no actually a zone property. So they're starting consideration to some of these projects, but they haven't been brought to reality.

[0:15:35] Voice 13: So the housing project, we've been working on it since May of 2023.

[0:15:39] Voice 13: Trust Council endorsed the project.

[0:15:42] Voice 13: It's a major project.

[0:15:43] Voice 13: It's been worked on over three years.

[0:15:46] Voice 13: We're moving just into the last part of the project in the third year,

[0:15:50] Voice 13: working towards actual statutory process of bylaw amendments.

[0:15:55] Voice 13: amendments. So lots of review and consultation in concert with your advisory planning commission.

[0:16:03] Voice 13: And now this phase of presenting draft bylaws, seeking input from referral agencies and First

[0:16:12] Voice 13: Nations and then moving it through the public hearing process.

[0:16:20] Voice 13: So project deliverables, we've done quite a bit of engagement with First Nations. The

[0:16:26] Voice 13: project charter and work plan staff reports analysis continue to come forward the the apc

[0:16:32] Voice 13: like i said has been now moving into their third year as well and really put a lot of

[0:16:38] Voice 13: horsepower into this work and thought there was a housing needs survey that collected almost 500

[0:16:44] Voice 13: responses so there is interest in your community even though they're hard to get at these saturday

[0:16:49] Voice 13: meetings with these meetings. There is real interest in housing and concerns of the housing

[0:16:55] Voice 13: action plans up on the wall. And like I said, the bylaw amendment work is in progress. So

[0:17:03] Voice 13: the housing action plan is informed by the survey I just spoke to a number of these public

[0:17:08] Voice 13: meetings, as well as the additional community group and other stakeholder meetings, extensive

[0:17:14] Voice 13: work done by the Advisory Planning Commission, they're going to talk about that work they've

[0:17:17] Voice 13: done a little bit more it said there's five key goals with associated objectives and actions

[0:17:22] Voice 13: hi there welcome um actions are really intended to be achievable at least to the scoping stage

[0:17:30] Voice 13: within this term so i think we're you know but there's some of those boxes marked on the wall

[0:17:36] Voice 13: are actions that are complete so really the intent is to uh not to to really have them uh

[0:17:43] Voice 13: deliverable I think number of the bylaw amendment changes that they're working towards are achievable

[0:17:51] Voice 13: as well and there's just a link there that will be available that's where the actual draft bylaws

[0:17:59] Voice 13: sit so goal one updating and using available data to inform housing projects

[0:18:13] Voice 13: working on the suitable land analysis mapping which has really helped to inform

[0:18:19] Voice 13: staff and the APC and the LTC, understanding kind of what some of your limits are and what

[0:18:27] Voice 13: areas might have some potential, as well as that build-out map is really interesting as

[0:18:33] Voice 13: well, showing where subdivision could occur. And when you align where subdivision or potential

[0:18:38] Voice 13: could occur, a lot of suitability is actually quite low in those areas, and so that's influenced

[0:18:43] Voice 13: in some of the decisions that they've received and so goal two diversifying housing options

[0:18:50] Voice 13: through zoning i think this is really the meat of the project so this is looking at our actual

[0:18:56] Voice 13: the land use bylaws only and making amendments to

[0:19:02] Voice 13: so to expand opportunities to create secondary suites and permit accessory dwelling units

[0:19:10] Voice 13: Another number of changes there. Right now your bylaw doesn't have accessory dwelling units.

[0:19:16] Voice 13: I think that today it would be helpful to understand if the community has an interest in

[0:19:22] Voice 13: a detached unit that could serve rather than a secondary suite. So perhaps you could have

[0:19:29] Voice 13: a secondary suite or a small unit on larger lots. I think we can get into that a little bit more.

[0:19:37] Voice 13: Second to number five, they explore opportunities for zoning changes for higher density and multi-unit

[0:19:42] Voice 13: developments. So there has been the enabling of rental housing in the C1 zone. The Driftwood Mall

[0:19:51] Voice 13: specifically has asked for three rental units to be built above their last three buildings there.

[0:19:57] Voice 13: So that is a bylaw amendment that the LTC is considering adding. Through the work of the

[0:20:03] Voice 13: mapping uh some hospitals have been identified as as potentially viable uh but no you'd have

[0:20:11] Voice 13: to work on ownership and all those other aspects to actually zone in properties so

[0:20:15] Voice 13: uh i think i think that's kind of work that's still ongoing well yeah

[0:20:20] Voice 10: when you're uh all this

[0:20:21] Voice 10: work is being done and you're looking at a variety of aspects to determine the suitability of a piece

[0:20:29] Voice 10: of property for a different use are you has there been any analysis of whether it's affordable or

[0:20:36] Voice 10: practical as far as construction costs yeah

[0:20:39] Voice 13: that's what i mean in terms of that all of that work

[0:20:42] Voice 13: would need to be done before you would want to consider zoning a lot to allow for you know multi

[0:20:48] Voice 13: unit development or or yeah so any of

[0:20:52] Voice 13: the work that you've been doing on this yeah it's very

[0:20:54] Voice 13: very

[0:20:54] Voice 10: comprehensive, has the practical affordability issue being a factor in saying, will it work?

[0:21:03] Voice 13: I would say the only work that's really being done is on this piece of land right here where

[0:21:08] Voice 13: the Anglican Church has expressed a willingness to have affordable housing on this lot.

[0:21:15] Voice 13: And so I know that Ken and others in

[0:21:18] Voice 13: your community are doing work to try to understand

[0:21:21] Voice 13: what, you know, what layout, how many units, what types of units, et cetera, might so can

[0:21:29] Voice 13: speak to that.

[0:21:30] Voice 13: Sure.

[0:21:30] Voice 13: Can I add something?

[0:21:31] Voice 13: Yeah, absolutely.

[0:21:32] Voice 12: So I'm working with Plum Tree Court, and our first pass of feasibility in design was duplexes

[0:21:40] Voice 12: like that are there at 600 square feet, total like fail from a construction point, like

[0:21:50] Voice 12: to build six units is 1.7 million short and we all know bc housing has gained

[0:21:57] Voice 15: 100

[0:21:59] Voice 12: or put it on

[0:22:00] Voice 12: repos or whatever the language is so there's the equity capital piece at the front end

[0:22:07] Voice 12: and then there's the operational piece that comes later so now round two of plum tree fort is

[0:22:16] Voice 12: is looking at 350, 400 square foot units,

[0:22:20] Voice 12: tiny homes on foundations, not on windows.

[0:22:24] Voice 12: And the number is kind of within sight,

[0:22:26] Voice 12: but construction costs, permitting processes,

[0:22:31] Voice 12: all of that is major.

[0:22:35] Voice 12: So

[0:22:36] Voice 15: the big hurdle is financial.

[0:22:39] Voice 12: Yeah, I think the tone and temperament of the building

[0:22:42] Voice 12: is open, you

[0:22:44] Voice 12: know, people are interested,

[0:22:46] Voice 12: But yeah, the big piece is where you buy the capital.

[0:22:50] Voice 12: So that's why

[0:22:51] Voice 13: our land donation is so paramount to getting even close to affordableness, having

[0:23:02] Voice 13: the land

[0:23:03] Voice 10: available.

[0:23:05] Voice 10: The other aspect of Cross is the infrastructure.

[0:23:10] Voice 10: Yes.

[0:23:11] Voice 10: We're talking about servicing roads here, especially during the summer term.

[0:23:17] Trustee Maude: so brad i got uh trustee morrison's got her hand up so yeah

[0:23:22] Voice 10: go ahead

[0:23:24] Voice 10: yeah

[0:23:25] Trustee Maude: and what

[0:23:28] Voice 10: i

[0:23:29] Voice 13: would just what i would suggest is that i think we've answered the question uh

[0:23:36] Voice 13: we're starting to kind of get into what the second half is what we're hoping around more of a

[0:23:40] Voice 13: discussion around what are some of the challenges and then we can just have a kind of respectful

[0:23:46] Voice 13: full community dialogue would make sense

[0:23:50] Voice 10: okay let's see what justin listens hey

[0:23:53] Voice 1: good day sorry

[0:23:54] Voice 1: i couldn't be there in person um the just maybe a little bit of background framing why we're here at

[0:24:01] Voice 1: this housing project talking about you know especially with the affordable housing piece

[0:24:05] Voice 1: inside it um so groups in the past eight years as i've been trustee have asked us for support in

[0:24:14] Voice 1: affordable housing projects but they can't even apply for the loans without

[0:24:18] Voice 1: some zoning security in place and so this is a community process by which to

[0:24:24] Voice 1: think about where would we want any of this work so we could put the zoning in

[0:24:28] Voice 1: place now so that if people do want to apply for those granting programs

[0:24:33] Voice 1: they're ready to go they they have the ability to do it they just we've had a

[0:24:38] Voice 1: couple times at least that I know of where people have tried to put in

[0:24:42] Voice 1: affordable um housing applications and couldn't because they didn't have the zoning and didn't

[0:24:46] Voice 1: couldn't know that they would get it in time thank

[0:24:51] Voice 13: you trustee morrison so i'm just going

[0:24:52] Voice 13: to keep carrying on here uh so uh still on goal two diversifying housing options or zoning uh

[0:25:00] Voice 13: the staff or the ltc and staff and the apc consider recreational vehicles and whether

[0:25:06] Voice 13: they're currently in your

[0:25:08] Voice 13: bylaws, there's no permission to live or use a recreational vehicle

[0:25:14] Voice 13: or a house on wheels as a dwelling. Some jurisdictions are considering creating temporary

[0:25:25] Voice 13: use permit guidelines as a way

[0:25:28] Voice 13: to try to legalize the use of RVs, which is obviously going on in

[0:25:33] Voice 13: all of our communities, but at this time your elected officials have chosen to just keep the

[0:25:42] Voice 13: bylaws

[0:25:42] Voice 10: as it is,

[0:25:43] Voice 13: not permitting recreational vehicles. Strongly informed by your fire chief

[0:25:47] Voice 13: who sat on the APC last term and just was so expressive about the safety and risk factors,

[0:25:53] Voice 13: which is why most if not all jurisdictions don't legalize recreational vehicles. So

[0:25:59] Voice 13: So that is no changes proposed there.

[0:26:03] Voice 13: Explore opportunities for fit worker accommodations.

[0:26:06] Voice 13: So zoning changes would permit

[0:26:10] Voice 13: up to two units of employee housing at both fire halls,

[0:26:13] Voice 13: the police station and the school property

[0:26:15] Voice 13: in the future in zoning.

[0:26:17] Voice 13: So that could be an already permitted use.

[0:26:23] Voice 13: Explore the use of tiny homes or ADUs.

[0:26:26] Voice 13: So, different than tiny homes on wheels, this is more like a manufactured home or a tiny home on a set footing.

[0:26:37] Voice 13: And so, there is language being asserted in your OCP that would enable a tiny manufactured home community,

[0:26:47] Voice 13: which potentially then could be more affordable here than stick framing the structure, bringing, you know, 20 units of modular home units in.

[0:27:04] Voice 13: So that is a change

[0:27:06] Voice 13: that's being contemplated.

[0:27:08] Voice 13: The next one is kind of, this was looking more broadly at

[0:27:12] Voice 13: looking at non-market housing in all non-residential zones.

[0:27:15] Voice 13: I think a lot of it was considered as worker housing and I think also generally in the

[0:27:26] Voice 13: residential areas it's probably better to leave that to kind of a site-specific zoning

[0:27:31] Voice 13: so that if you did have a property you can look at all the different aspects of that

[0:27:35] Voice 13: particular parcel and the neighbours and the impacts of that change.

[0:27:39] Voice 13: So rule three, increasing opportunities for non-profit housing.

[0:27:46] Voice 13: So that may be a priority for higher density community housing and explorer zoning.

[0:27:52] Voice 13: So making changes in your seniors and affordable housing policies to be more enabling to development,

[0:28:00] Voice 13: adding the definition of affordable housing we talked about, and then the Anglican Church here adding 20 units.

[0:28:06] Voice 13: 20 is just a number that we, as staff, landed on as a reasonable minimum, I think, of where you could, you know, get to build out with some scale of servicing and stuff that could reach affordability.

[0:28:22] Voice 13: But that number is something that community discussion would be helpful to understand.

[0:28:30] Voice 13: should be more or if there's real concerns about that the number is too high I think both of those

[0:28:35] Voice 13: things would be important to understand and then

[0:28:37] Voice 13: like looking at other parcels there are some other

[0:28:41] Voice 13: parcels that we've talked about as oh well this would be a good parcel it's green on the suit

[0:28:45] Voice 13: building map it's near the dripwood but you know it's privately owned right now there would have

[0:28:49] Voice 13: to be a lot of work to get to a place where you would actually zone that land to allow it but

[0:28:55] Voice 13: But that is some, you know, some of the work of this project is just to try to stimulate more people in your community working on these ideas to try to realize.

[0:29:09] Voice 4: I think it's working.

[0:29:14] Voice 13: Almost done.

[0:29:16] Voice 13: Goal three, still talking about increasing opportunities.

[0:29:20] Voice 13: So we talked about resorting the portion of the church lands here.

[0:29:24] Voice 13: Explore time option of time of subdivision.

[0:29:27] Voice 13: again we thought that is more of a transactional community amenity site-specific rezoning piece.

[0:29:36] Voice 13: Continuing to engage in advocacy in collaboration with other governments CRD and the province

[0:29:45] Voice 13: engaged community members and that's what we're doing today. Number 14,

[0:29:51] Voice 13: number goal four increasing community education and outreach so just trying to

[0:30:00] Voice 13: education of some of the center programs that exist most of you got a pamphlet in your mailbox

[0:30:05] Voice 13: so that's uh brought in here now we will uh implementational uh uh bringing materials for

[0:30:15] Voice 13: to help inform and educate the community on changes um staff wherever your trust committee

[0:30:23] Voice 13: also reviewed your short-term vacation rental guidelines and decided to make no changes there

[0:30:29] Voice 13: So they will still be considering short-term vacation rentals as they come up through temporary

[0:30:37] Voice 13: use permit.

[0:30:38] Voice 13: And your home occupation regulations would still allow short-term vacation rentals as

[0:30:43] Voice 13: well in some situations.

[0:30:45] Voice 13: And then incorporating First Nations into some land use decision making.

[0:30:49] Voice 13: We'll be sending another letter with the draft bylaws seeking any other additional input.

[0:30:53] Voice 13: but we've had some direct meetings

[0:30:55] Voice 13: with First Nations housing groups

[0:30:58] Voice 13: who are really more focused on their lands

[0:31:01] Voice 13: on Vancouver Island, but appreciated the engagement.

[0:31:05] Voice 13: And as we continue to look at the mapping behind the scenes,

[0:31:09] Voice 13: we're looking at some of the First Nations

[0:31:11] Voice 13: archeological information

[0:31:13] Voice 13: and potential information as well, so.

[0:31:17] Voice 3: That's the action plan, and that's our own computer.

[0:31:25] Voice 13: Statutory timelines, so this means to actually get these bylaw amendments, so there are two

[0:31:29] Voice 13: draft bylaws, the LTC received them last meeting, we're into our third year of the project.

[0:31:37] Voice 13: After this meeting, we'll bring that draft bylaw back to the LTC, discuss any other additional

[0:31:42] Voice 13: changes they want to make, and then we would initiate referrals to First Nations and agencies,

[0:31:46] Voice 13: which is our next step before they can get to first reading and consideration of a public

[0:31:51] Voice 13: hearing which could happen in September depending on how much well because you need an OCP

[0:32:00] Voice 13: amendment the minister of municipal affairs needs to approve their bylaws so that can often take

[0:32:05] Voice 13: months so it may be difficult to finish in this term but there still may be a bit of an effect

[0:32:15] Voice 13: you're done in your first meeting after the meeting after that which is November or something

[0:32:19] Voice 13: same but there's there isn't there 30 days before the

[0:32:22] Voice 10: rent doesn't really

[0:32:23] Voice 13: apply to us because we're

[0:32:24] Voice 13: kind of

[0:32:25] Voice 13: this quasi local government it's

[0:32:26] Voice 9: a little bit different provincial government yeah election

[0:32:29] Voice 13: this that's

[0:32:29] Voice 9: a little bit different

[0:32:30] Voice 13: yeah there wouldn't

[0:32:32] Voice 14: be a risk because there was it's a

[0:32:34] Voice 14: provincial government that's

[0:32:35] Voice 14: right yeah so we can still work through it yeah

[0:32:37] Voice 13: you can work right up

[0:32:38] Voice 13: to after your term even if you'll exit your office until out until like yeah

[0:32:52] Voice 15: like

[0:32:53] Voice 13: what it means yeah so the bylaw 240 was your official community plan bylaw so you have

[0:33:00] Voice 13: your official community plan and then it's it's supported by your land use bylaw so in this case

[0:33:06] Voice 13: you need changes to both those bylaws. You're updating policies, for example, in your OCP,

[0:33:13] Voice 13: and you're also updating specific zoning requirements. So both of those bylaws need

[0:33:19] Voice 13: to move forward in this bylaw amendment process. The Bylaws Trust Act requires that all official

[0:33:28] Voice 13: community plan bylaw amendments get approved by the minister. So your land use bylaw sits here,

[0:33:34] Voice 13: and your OCP goes to the minister for approval before the trustees can then consider final

[0:33:40] Voice 13: adoption. Okay I think that's it for me. Oh today's goals to better inform the public on the work of

[0:33:50] Voice 13: the LTC and APC on housing. In my other presentation this was the second slide.

[0:33:58] Voice 13: It would have been better but right opportunities for questions and that should be to be on housing

[0:34:05] Voice 13: related projects outcomes and deliverables i'm hoping after a coffee and tea we can spend some

[0:34:09] Voice 13: time doing that seek feedback on what we're talking about here today including any options

[0:34:13] Voice 13: for flexible housing or more flexibility around housing uh i think especially secondary suites

[0:34:19] Voice 13: versus 80 or as an option

[0:34:22] Voice 13: uh right now the bylaw does consider in magic lakes the potential for

[0:34:27] Voice 13: for that, so I think that's one area.

[0:34:34] Voice 13: There's still more information understanding

[0:34:35] Voice 13: what the community desires to do.

[0:34:38] Voice 13: You could just stop right here.

[0:34:39] Voice 13: You've got lots of changes around affordable housing

[0:34:42] Voice 13: and worker housing and non-market housing.

[0:34:47] Voice 13: There's a lot of amendments you're proposing.

[0:34:51] Voice 13: So it would be good to understand,

[0:34:53] Voice 13: is there appetite to explore more flexibility

[0:34:55] Voice 13: on, you know, larger laws to provide opportunities for age in place, you know, where you could

[0:35:06] Voice 13: have your small accessory dwelling unit and parents could move in there and their kids

[0:35:10] Voice 13: could take over the house or even like a rental unit to make post ownership affordable, you

[0:35:18] Voice 13: you know, a relative or a young family, those kinds.

[0:35:23] Voice 13: Maybe multi-family ownership with that.

[0:35:26] Voice 13: The opportunity to be more flexible on your lot

[0:35:29] Voice 13: with, you know, two small houses

[0:35:31] Voice 13: instead of one great big one.

[0:35:35] Voice 13: Okay, so I'm gonna leave that there.

[0:35:37] Voice 13: And then Peter and Ken,

[0:35:40] Voice 13: your advisory planning commission crew is gonna come.

[0:35:44] Voice 13: And you can either just take this seat

[0:35:46] Voice 13: if you guys just need to draw it.

[0:36:30] Voice 1: If anybody's talking right now, we need you into the speaker or into the mic.

[0:36:35] Trustee Maude: Nobody's speaking at this point.

[0:36:37] Trustee Maude: We're just birching into the next presentation.

[0:36:39] Trustee Maude: We're mumbling.

[0:36:40] Trustee Maude: Yes.

[0:36:42] Trustee Maude: Mumbling, yes.

[0:36:43] Trustee Maude: Speaking, no.

[0:36:46] Voice 1: Check.

[0:36:47] Voice 1: I got the mumbling.

[0:36:50] Voice 12: Can

[0:36:50] Voice 9: I get a motion?

[0:36:55] Voice 9: Okay, so Ken and I are going to do a duet here.

[0:36:59] Voice 9: See the shirts?

[0:37:02] Voice 9: They're calling each other this morning.

[0:37:06] Voice 9: So that's the brochure.

[0:37:08] Voice 9: So the advisory planning committee.

[0:37:10] Voice 9: So who's on it?

[0:37:13] Voice 9: Jack Ferguson, Teresa Parker, Jake Gilbert, he's underlying because he's the current chair,

[0:37:19] Voice 9: but he's not here.

[0:37:21] Voice 9: myself, Ken, Joyce Thayer, who's underlying because she's the vice chair, she's not here,

[0:37:27] Voice 9: she's in France, and then former members, Lisa Bale, Mike Dine, Gregory Nichols, and Julia Nichols,

[0:37:35] Voice 9: who are here, and Mary Beth, and we've been ably supported by Arlene Ling, who takes the minutes

[0:37:45] Voice 9: And Brad. So, you know, the Advising and Planning Committee is a volunteer group that is supposed to provide, we're asked by the LTC to give them advice, right? If you're a skeptic, you'd think it was a way of getting labor, but I think it's more like a way of engaging, one of the mechanisms of engaging the community to get feedback.

[0:38:08] Voice 9: So it's not an elected official, but we're supposed to reflect the community feelings of these ideas.

[0:38:17] Voice 9: So our referrals, LTC asked us to give them advice about diversified housing options through ZONE

[0:38:27] Voice 9: and report on the analyses, options, recommendations for potential OCP and land use bylaw changes

[0:38:35] Voice 9: changes that would increase access to affordable.

[0:38:38] Voice 9: I mean, the emphasis has gone on affordable,

[0:38:42] Voice 9: which you could say is non-market house.

[0:38:44] Voice 9: I mean, maybe cheap, not market house, but mostly affordable.

[0:38:50] Voice 9: And they asked us to focus specifically

[0:38:53] Voice 9: on the action plan, those items

[0:38:56] Voice 9: that Brad went through all the way through.

[0:38:59] Voice 9: And so it's gonna be a bit of redundancy

[0:39:01] Voice 9: of the issues that we focused on.

[0:39:04] Voice 9: So those are the ones, right, the expanding opportunities for suites and ADUs, multi-unit development, legalizing RVs and permanent dwellings, exploring worker accommodation, exploring use of tiny homes as a use, and then with 9 and 12, we sort of, we're not going to talk about today, and then review guidelines for short-term location.

[0:39:32] Voice 9: So, the process, well, we reviewed the housing toolkit, which is an awesome online resource

[0:39:46] Voice 9: of anything you want to know about housing in the Gulf Islands, in the Island Trust.

[0:39:51] Voice 9: We reviewed the key fundamental documents, which are the Island Trust object, right,

[0:39:58] Voice 9: and the existing and proposed new trust policy statement.

[0:40:02] Voice 9: We looked at the existing North Kendra officials, and land use bylaws related to housing.

[0:40:11] Voice 9: And we looked at what other islands were doing, other trusts were doing.

[0:40:16] Voice 9: And we held with community members and groups regarding housing issues.

[0:40:23] Voice 9: And we've been meeting approximately a monthly since the spring of 2024.

[0:40:28] Voice 9: 24 and that the meetings are actually open to the public we've had a few uh people from the

[0:40:35] Voice 9: public attend usually we grab them so it's a danger to come as a public member because

[0:40:42] Voice 5: it

[0:40:42] Voice 9: could be recruiting and most recently we've been reviewing build out and suitable land

[0:40:50] Voice 9: analysis, which we kept asking for, because they're sort of fundamental to changes. And

[0:40:58] Voice 9: we all got them in January. As Ken will outline, they were very revealing. I think they showed

[0:41:08] Voice 9: us that there's actually a lot of potential. So just to go through these, the first one

[0:41:14] Voice 9: was this and that one is the most uh complicated and i'm going to let

[0:41:23] Voice 9: so the second one was explore opportunities for zoning changes to permit higher density

[0:41:29] Voice 9: multi-units and as brad certainly has explained we thought that the north pender ltc should go ahead

[0:41:38] Voice 9: rezoning part of the Anglican Church property and further consider wider zoning for multiple unit

[0:41:47] Voice 9: dwellings and any rezoning would have to include a stipulation at some kind of housing agreement

[0:41:56] Voice 9: so that it couldn't then revert to being just market housing it would have some kind of

[0:42:01] Voice 9: agreement saying that it is for for those. And actually, it

[0:42:09] Voice 9: wouldn't require any modification of the OCP. The OCP

[0:42:12] Voice 9: now stands it as a statement that this is this can be done.

[0:42:18] Voice 9: The only thing is that would require an alteration. But we

[0:42:24] Voice 9: also recommended reducing the current area required for unit

[0:42:28] Voice 9: from 0.1 to 0.05 hectares while retaining the 20-unit limit, but as Brad said, that's

[0:42:37] Voice 9: flexible too.

[0:42:38] Voice 9: If you listen to Ken, it's going to be more.

[0:42:42] Voice 9: Currently, Plum Tree Court is the only land zone for community housing on the whole island,

[0:42:50] Voice 9: and there's only seven units there.

[0:42:53] Voice 9: They're now zoned for 14 in total.

[0:42:56] Voice 9: That's only 0.29% of the total potential dwellings on Pinnabay.

[0:43:02] Voice 9: Clearly, we need more land available for potential communities.

[0:43:10] Voice 9: This isn't really the LTC's role, but for the community, any available funding and effort

[0:43:18] Voice 9: to secure additional funding should be focused on expanding the Plum Tree Court, both capital

[0:43:24] Voice 9: land operating and facilitating multi-unit development here i mean that's what the community

[0:43:30] Voice 9: should be in in the short term so we also explored in many hours the idea of legalizing the use of

[0:43:39] Voice 9: rvs as permanent dwellings and uh we had mike dine on the committee as you heard so we first

[0:43:48] Voice 9: recommendation would make changes in the wording of the existing bylaw which says you can't use

[0:43:54] Voice 9: them for permanent dwelling to include or they can use them as dwellings while you're building

[0:44:00] Voice 9: a house for up to four years. So we suggested adding that mandatory fire inspection even for

[0:44:08] Voice 9: that bylaw and then we recommend that RVs should not be allowed as primary residences or aid to

[0:44:15] Voice 9: move until proper standards inspection and enforcement are in place and that's not the

[0:44:21] Voice 9: job of the LTC to establish those standards. It's somebody else's job, right? So that's

[0:44:27] Voice 9: what we recommended. And we also recommended re-examining the present moratorium, the enforcement

[0:44:34] Voice 9: of the existing bylaw. Existing bylaw meaning that you can't have RV as a permanent dwelling.

[0:44:41] Voice 9: And that's been in place for a while. And I think the LTC would be hopeful to examine

[0:44:48] Voice 9: examine what the impact of that moratorium has been. Has it resulted in a profusion of

[0:44:57] Voice 9: RVs being used as dwellings? Has there been any incidents? All of that. I think it behooves

[0:45:02] Voice 9: you to just think of it. And of course, Rob has his hand up.

[0:45:08] Voice 10: My understanding of what you just said would mean that the LTC followed it through.

[0:45:14] Voice 10: everybody who's presently living in anarchy would have to stop it or they'd be forced out?

[0:45:21] Voice 10: No, no, no.

[0:45:22] Voice 10: I don't understand what you said.

[0:45:25] Voice 9: Re-examine the present narrative. That just means, think about, you made a decision

[0:45:31] Voice 9: not to enforce a bylaw. It's been for some years now. It's time to re-examine what has been the

[0:45:42] Voice 9: impact of not enforcing that bylaw. But you're not suggesting that the people living in them

[0:45:48] Voice 9: be forced out right now? No, it's not our job actually to make a recommendation. We're just

[0:45:54] Voice 9: asking the LTC that maybe you should think about it. No, I'm not saying that.

[0:46:03] Voice 9: When was the moratorium?

[0:46:08] Voice 6: Three years ago.

[0:46:12] Voice 10: No, it was

[0:46:13] Voice 1: at the beginning of your term, Erin, I think.

[0:46:16] Voice 10: Yeah.

[0:46:18] Trustee Maude: So approximately four years.

[0:46:20] Voice 9: About three and a half.

[0:46:21] Voice 9: So it's been in place for a while.

[0:46:23] Voice 6: A long time.

[0:46:24] Voice 9: I know.

[0:46:25] Voice 9: Whether there's any data to examine what the impact of having a moratorium, I don't know.

[0:46:32] Voice 9: But if I was the LTC, I would try to get some data to inform me what had been the impact.

[0:46:41] Voice 9: Good luck.

[0:46:46] Voice 9: So, and as you heard from Brad, explore opportunities to prevent working in accommodation

[0:46:52] Voice 9: that the LTC developed zoning bylaws and modifications of the OCP to enable such worker housing,

[0:46:58] Voice 9: you know, the driftwood, maybe browning, poets.

[0:47:03] Voice 9: You know, that's, we need housing, right, for workers.

[0:47:09] Voice 9: And also maybe we said, I don't know, is it in the draft bylaw,

[0:47:15] Voice 9: but explore a template for a housing agreement to accommodate these changes

[0:47:20] Voice 9: so that it just doesn't revert to, you know, market housing,

[0:47:25] Voice 9: that it does somehow get protected for worker housing.

[0:47:30] Voice 9: I don't know, but that's what we recommend.

[0:47:33] Voice 9: And then, of course, we are all subject to the suitability land analysis.

[0:47:39] Voice 9: And then we were asked about exploring permitting and use of small footprint homes.

[0:47:44] Voice 9: We use that small footprint homes as a term instead of tiny homes because it's confusing, you know.

[0:47:51] Voice 9: So these are just small footprint homes, but there are regulations around them.

[0:47:59] Voice 9: So we said that they should be permitted as ADUs, as dwellings, to establish higher density zones,

[0:48:08] Voice 9: like maybe a modular home village in appropriate areas, considering all those things you have to consider,

[0:48:17] Voice 9: like setbacks, parking, access, septic, available water, visual settings, and fire safety.

[0:48:23] Voice 9: And there are standards for these small footprint homes, including CSA, those two numbers there,

[0:48:30] Voice 9: and or BC code standards, right?

[0:48:34] Voice 9: So we do not approve small footprint homes on wheels that do not fulfill these building standards.

[0:48:41] Voice 9: And then also considering height specifically.

[0:48:48] Voice 9: We also were asked to review the short-term vacation rentals, which,

[0:48:53] Voice 9: Now, these are the short-term vacation rentals, as I understand, where the building is rented

[0:48:58] Voice 9: only as a short-term rental.

[0:49:00] Voice 9: The owner doesn't live on the site, so they're just renting it.

[0:49:05] Voice 9: It's just a rental property.

[0:49:07] Voice 9: And right now, I think there's 10 TUPs to allow that, right?

[0:49:12] Voice 9: So there's 10 properties where they're just rental properties for a short-term rental.

[0:49:17] Voice 9: And they have to fulfill their TUP, Temporary Use Permit, every three years.

[0:49:24] Voice 9: So we said stop doing that, stop getting new ones, and let the TUPs lapse to give the homeowners

[0:49:34] Voice 9: time to adjust.

[0:49:35] Voice 9: just. And LTC has an opportunity each year to pop in or house this Bill 35. Bill 35 would

[0:49:47] Voice 9: mean that the province would take over control of short-term rentals. And immediately, all

[0:49:54] Voice 9: the properties that have short-term rentals on them now would immediately become illegal.

[0:50:00] Voice 9: legal. And so it was stopped, right? And in fact, Gabriela and Salt Spring have adopted into that

[0:50:10] Voice 9: provincial statute. So we recommended the LTC see what happened. I mean, the whole idea here

[0:50:16] Voice 9: is that the short term vacation rentals would revert to rental housing for locals. But maybe

[0:50:24] Voice 9: it wouldn't, you know, maybe someone would decide, I'm not going to rent it. So there's two

[0:50:29] Voice 9: two examples, Anna and Gabrielle in Salisbury, that have adopted the provincial standard,

[0:50:35] Voice 9: meaning that it suddenly became legal. And, you know, there'll be data in a little while

[0:50:41] Voice 9: to tell what happened to those. Did it actually increase rental health? So I think that's

[0:50:48] Voice 9: for me. And then...

[0:50:50] Voice 11: Do you know that short-term rentals, I find it's a little bit confusing, is if you have

[0:50:58] Voice 11: you're doing a short-term rental or something in your home that's okay i think that's right

[0:51:04] Voice 9: is that right yeah

[0:51:05] Voice 13: so there's two ways you can potentially operate a short-term vacation rental

[0:51:09] Voice 13: on north pander one is through what peter's describing here if you don't live on the

[0:51:15] Voice 13: property or no one lives on the property you can like say you only had one house

[0:51:20] Voice 13: you can get a temporary use permit issued by the local trust committee that would allow you to

[0:51:25] Voice 13: operate and your ocp has as guidelines around all the things that the trustees should consider

[0:51:33] Voice 13: when issuing that temporary use permit you also

[0:51:36] Voice 5: have you also

[0:51:37] Voice 13: have home business regulations in

[0:51:40] Voice 13: your land use bylaw which permit either renting out your your house or your cottage for example

[0:51:46] Voice 13: if if someone like if you're living in your house you can rent out your cottage meeting the home

[0:51:53] Voice 13: home business regulation, and there's a bunch of requirements,

[0:51:56] Voice 13: number of bedrooms, guests, et cetera.

[0:51:58] Voice 13: You can do that outright without a permit.

[0:52:01] Voice 13: You can just meet the regulation.

[0:52:03] Voice 13: And you can live in either the cottage or the dwelling.

[0:52:06] Voice 13: And you don't have to be the owner.

[0:52:10] Voice 13: You could have a long-term renter living in the cottage,

[0:52:14] Voice 13: and that would allow you to rent out your house.

[0:52:17] Voice 13: If you're providing

[0:52:20] Voice 9: one long-term rent location, you can rent.

[0:52:23] Voice 13: Yeah, like if you had a tenant in your cottage,

[0:52:25] Voice 13: you could then use your house through home business.

[0:52:28] Voice 13: And so Bill 35 was adopted.

[0:52:31] Voice 13: It requires that for that home business model,

[0:52:37] Voice 13: that's your primary residency.

[0:52:39] Voice 13: So it would further restrict that scenario I just spoke of.

[0:52:45] Voice 13: it would have to be your primary residency for you to then be able to that's one of the key

[0:52:50] Voice 13: uh changes that a lot of people don't understand would occur but the

[0:52:55] Voice 13: assumption of the change is

[0:52:56] Voice 9: that it would generate more rent rentals but it's an unproven assumption okay so now back to ken

[0:53:07] Voice 9: So this is the most interesting and contentious one.

[0:53:12] Voice 9: Sorry.

[0:53:12] Voice 9: To the walls.

[0:53:17] Voice 5: Which

[0:53:21] Voice 12: button is it?

[0:53:22] Voice 12: Upward and down.

[0:53:23] Voice 12: Upward and down.

[0:53:24] Voice 12: Upward and down.

[0:53:25] Voice 12: That's backwards.

[0:53:26] Voice 12: So out of the action plan numbers for expanded opportunities to create secondary suites and

[0:53:38] Voice 12: or potentially accessory dwelling units.

[0:53:41] Voice 12: And so right now, as of 2018, you can have secondary suites.

[0:53:47] Voice 12: Under new recommendations, we're looking at it.

[0:53:50] Voice 12: We haven't totally sent anything to them.

[0:53:53] Voice 12: Instead of secondary suite, maybe you can have an ADU.

[0:53:56] Voice 12: But since 2018, there's been like seven to ten secondary suites taken up.

[0:54:04] Voice 12: Like somebody went through the permit process and they built it up.

[0:54:07] Voice 12: So it's really a small amount of uptake.

[0:54:10] Voice 12: We don't know why exactly.

[0:54:11] Voice 12: people don't want another person in their house,

[0:54:14] Voice 12: it's too costly, permanent construction, all of that.

[0:54:18] Voice 12: And then there's the Residential Tenancy Act,

[0:54:20] Voice 12: which is in favor of the tenants at the moment.

[0:54:25] Voice 12: So when we got in January,

[0:54:28] Voice 12: that build out analysis and suitability mapping came in,

[0:54:32] Voice 12: it really had a deep and profound impact

[0:54:36] Voice 12: on how we view this island.

[0:54:39] Voice 12: So like I said, they're January, 2026,

[0:54:43] Voice 12: The build-out analysis allows determination of the number and location of potential new dwellings

[0:54:50] Voice 12: under the existing community plan and land-use bylaws.

[0:54:56] Voice 12: Then the other piece of that is a suitable land analysis.

[0:54:59] Voice 12: What's the water? Is it steep? Is there too many trees?

[0:55:02] Voice 12: All of that, there's nine layers in the suitability piece, and here's the nine parameters.

[0:55:10] Voice 12: So that mapping, which Brad's team downtown put a lot of work into, it looks at these

[0:55:18] Voice 12: nine parameters and in the end, the one that's up there on the wall and you'll see in a second,

[0:55:25] Voice 12: all nine layers are overlaid on each other and there's only select spots where you get

[0:55:31] Voice 12: it to go like it's green.

[0:55:33] Voice 12: So it can be green all the way to red.

[0:55:37] Voice 12: groundwater, groundwater recharge, saltwater, watershed, sensitive ecosystems, road and

[0:55:43] Voice 12: services, adjacencies, steep slopes, ecological tree cover. So here's a

[0:55:50] Voice 12: visual of those nine

[0:55:53] Voice 12: layers all turned on and you know you can see green at various levels like so one is a no-go,

[0:56:02] Voice 12: does it really make sense and the irony irony of ironies the reason for islands trust

[0:56:10] Voice 12: existing is magically the states having the most green squares there

[0:56:17] Voice 12: so i challenge everybody to tussle through that in your mind

[0:56:22] Voice 13: just uh that was largely because

[0:56:25] Voice 13: the underlying data like it has a

[0:56:28] Voice 13: water system so the water resiliency and and so all of those

[0:56:32] Voice 13: things are so the the ability to tap into that system which our understanding is that uh there's

[0:56:42] Voice 13: a there's an infrastructure deficit but there's not a supply deficit you know either the water or

[0:56:48] Voice 13: system and they just are in the process of finishing their septic upgrade so there's

[0:56:55] Voice 13: not enough pipes in the ground or not enough capacity in the ground perhaps to service

[0:57:02] Voice 13: but there is enough capacity in the system and that's why a lot of that shows up independently.

[0:57:10] Voice 12: Thank you Brad. So the build-out potential, when we looked at it, revealed that remaining on Pender Island, North Pender, could be built 297 cottages.

[0:57:25] Voice 12: There's 289 undeveloped lots remaining. If, and you can see it on the map,

[0:57:32] Voice 12: people decided, owners, I'm going to subdivide to the maximum that's allowed. 199 additional lots

[0:57:40] Voice 12: could be added to Tender Island. So then the most recent sort of effort in 2018, secondary suites,

[0:57:50] Voice 12: pretty much across the board, right? Like every lot can have a secondary suite. And at the time,

[0:57:58] Voice 12: they were you know trying to take an approach where it's like well let's leave let's present

[0:58:04] Voice 12: the potential and hopefully people will build secondary suites and we know it's like seven to

[0:58:10] Voice 12: ten in an eight-year period we don't know exactly why so with all of those cottages potential

[0:58:20] Voice 12: developed lots all the secondary suites if you say for average two occupants that has 5,710 people

[0:58:28] Voice 12: Tender Island. So yeah, so when these two maps came in, it was like, oh, okay. So this

[0:58:41] Voice 12: is on the, can you just go back, what's your last one? Oh, sorry. Yeah, thank you. The

[0:58:50] Voice 12: lack of takeoff of this potential is not limited by the OCP or the LUB, the land use bylaw,

[0:58:58] Voice 12: but rather factors which are outside the control of the island's trust. And as it says there,

[0:59:04] Voice 12: and we were talking earlier, high construction costs, permitting processes, etc.

[0:59:09] Voice 12: Risk to landlords associated with long-term tenancy is what we're thinking. So this table,

[0:59:21] Voice 12: I reworked it. It's on the subdivision potential. And because I'm a visual thinker,

[0:59:29] Voice 12: I needed to see the table. These are the different zones. A community housing, we've got 14 units

[0:59:37] Voice 12: zoned. Residential, but our one is Magic Lake Estates. So everybody's got to memorize this

[0:59:51] Voice 12: number. Total potential residential particles after subdivision and all of that potential

[1:00:00] Voice 12: the future is realized 2,189 parcels and there is gotto or surrounded by ocean so under all the

[1:00:10] Voice 12: current subdivision potential there's that number then the next column is total potential single

[1:00:19] Voice 12: family dwellings we all most of us here probably live in one so that you go through all the zones

[1:00:27] Voice 12: and what you could do 2203 just as a little bit of sidebar here in magic lake there's existing 171

[1:00:39] Voice 12: vacant parcels remaining this is like that's what's left someday i sort of viewed like there's

[1:00:50] Voice 12: going to be a land rush when people realize oh wait there's only 10 left

[1:00:58] Voice 12: not quite like Oklahoma but anyway potential cottages if you're fortunate to have a three

[1:01:05] Voice 12: acre plus you can you know you can add there's 31 remaining rural there's some bigger parcels

[1:01:12] Voice 12: so just cottages I think we all know what cottages are 573 opportunities remaining

[1:01:20] Voice 12: that haven't yet been taken up.

[1:01:25] Voice 12: Then in 2018, when the secondary suite was adopted,

[1:01:29] Voice 12: the bylaw, that added a whole bunch of more big numbers

[1:01:34] Voice 12: and the result is secondary suites alone,

[1:01:37] Voice 12: this was shocking to us, 2,070.

[1:01:44] Voice 12: And so then as part of the sort of exploring

[1:01:49] Voice 12: what this means, times two occupants on average,

[1:01:54] Voice 12: that's 4,140 potential population added in 2018,

[1:02:00] Voice 12: on top of 4,400 for houses, 1,146 for cottages.

[1:02:08] Voice 12: These are very, very baked in.

[1:02:12] Voice 12: This puts up for discussion in some of our lives.

[1:02:17] Voice 12: So you add all of that, 9,692 existing population potential

[1:02:25] Voice 12: under all our current everything we're looking at someday it all got built up that's the number

[1:02:35] Voice 12: 9692 so yeah the question is from okay

[1:02:40] Voice 6: that's an interesting set of projection but um how is it

[1:02:46] Voice 6: informing uh the apc because i thought that um and i haven't been to many of the meetings

[1:02:55] Voice 6: that it was about having housing for service workers and housing for seniors as well as

[1:03:03] Voice 6: making housing available for younger families in my little mind i was thinking basically we're

[1:03:10] Voice 6: talking about who is on tender we're not talking about attracting thousands more dependents so

[1:03:17] Voice 6: is there a perspective of the committee you're working with like what are what's what are you

[1:03:23] Voice 6: being guided by is it to do what i just said is in my little mind the seniors and the workers and the

[1:03:31] Voice 6: families or is somebody really interested in going this route and attracting more population

[1:03:38] Voice 12: no i speak personally i'm not interested and absolutely i think the focus is generally for

[1:03:45] Voice 12: now i'm saying there's market and there's non

[1:03:47] Voice 12: -market because under non-market you can

[1:03:50] Voice 12: slice that cake a whole bunch of ways yeah so

[1:03:55] Voice 12: i'm now i'm going to leave i'm going to head in the

[1:03:57] Voice 12: direction you're with your house so here's our 2198 potential on our little island currently

[1:04:09] Voice 12: for community housing 14 dwelling units zone could be increased that's community housing

[1:04:18] Voice 12: this little green highlighted bodily shaped rectangle done with all our potential

[1:04:25] Voice 12: currently that's it

[1:04:26] Voice 13: which there's only six built right well

[1:04:29] Voice 12: there yes correct there's

[1:04:31] Voice 12: three duplexes so six units plus the commons building got converted into a rental so there's

[1:04:38] Voice 12: seven dwelling units so it's currently zoned for 14 but i'm sure local trust council and

[1:04:47] Voice 12: And Brad, we can talk about it.

[1:04:49] Voice 12: That could be increased.

[1:04:51] Voice 12: But since I'm working with Plum Tree Court as their designer planner,

[1:04:56] Voice 12: they also have other limitations, which is water.

[1:05:01] Voice 12: So just the other day in a board meeting,

[1:05:04] Voice 12: I'm not sharing something out of school,

[1:05:07] Voice 12: they approved a budget line to spend on a water balancing analysis.

[1:05:12] Voice 12: So what the company does is they take a 12-year look at this property.

[1:05:17] Voice 12: There's four big roofs, decent sized roofs, water collection, storage,

[1:05:23] Voice 12: grey water recycling, coming up with a plan to try to increase this up to

[1:05:30] Voice 12: what would be 7 plus 18, 25. So you're always searching for the constraints.

[1:05:38] Voice 12: Is it a zoning constraint? Is it water? Is it septic? It's three and a half acres,

[1:05:45] Voice 12: So that's not a massive constraint.

[1:05:48] Trustee Maude: Well, Trustee Morrison's just got a question.

[1:05:50] Voice 12: Yeah.

[1:05:53] Voice 1: It was just to the question about, you know, market versus non-market housing and the priorities of the project.

[1:06:01] Voice 1: And I think it's important to hold both of those numbers together like it's being shared today, because if we are only thinking about affordable housing without understanding the already existing potential for build out in the market side of the equation, then we may sort of overshoot what our community can handle in terms of a population.

[1:06:25] Voice 1: population so we kind of have to try to figure it out like can we use some of the market space

[1:06:30] Voice 1: to bring in non-market housing or is it you know do we need to look at you know multi-family housing

[1:06:36] Voice 1: like what is being discussed right now so I think just holding the complexity of both sides is

[1:06:41] Voice 1: helpful to to be aware of because often people look around on Pender and be like oh there you

[1:06:45] Voice 1: know is there's so much rural land but there's actually a huge potential that's not yet built

[1:06:50] Voice 1: out in private property so

[1:06:58] Voice 12: thank you you're absolutely right it's complex to

[1:07:03] Voice 12: somehow balance the market non-market affordable I do believe there's a

[1:07:10] Voice 12: solution up there it's not a fail so just another piece of all this whole

[1:07:16] Voice 12: conversation is because of magic lake estates happening in the late 60s where

[1:07:22] Voice 12: the densest island at 90.5 per square kilometer, Salt Springs next, Maine, Galliano, Saturna,

[1:07:31] Voice 12: then just for some perspective as you drive through North Sandwich, that's 329

[1:07:36] Voice 12: per square kilometer, 507. So this is part of the conversation. We're already at 90.5 and we saw in

[1:07:45] Voice 12: the earlier slide what potential is already baked in to do the zoning anything to add

[1:07:54] Voice 12: i

[1:07:55] Voice 13: would uh maybe just back to your point a little bit more than like so there is a lot of so i think

[1:08:02] Voice 13: there's two buckets of work is how i would describe it one bucket around like non-market

[1:08:07] Voice 13: affordable housing initiatives uh community housing worker housing all of those things

[1:08:13] Voice 13: that help you know just provide people in your communities housing and then so I think we've

[1:08:21] Voice 13: landed a lot of that so like 80% of the work is done in a sense because all that bucket of work

[1:08:27] Voice 13: I think we're getting quite broad community support I'm not hearing any a lot of negatives

[1:08:32] Voice 13: around those initiatives there's still another bucket of work the last 20% around is is their

[1:08:40] Voice 13: desire to also look at flexible more flexibility on lots for like you know middle-income families

[1:08:51] Voice 13: and you know uh retiring uh uh aging aging place opportunities

[1:08:58] Voice 13: and and looking at so uh originally the apc and the draft bylaw that was originally presented had

[1:09:10] Voice 13: The original recommendations of the APC were a flexible zoning scheme that was quite permissive.

[1:09:17] Voice 13: You could have the potential for three houses on a large lot instead of one,

[1:09:25] Voice 13: as long as the maximum floor area is with a limit

[1:09:30] Voice 13: on maximum floor area for all of those structures.

[1:09:34] Voice 13: Having then not that mapping in hand, they reached that recommendation, having then now looked at the map and see that there isn't really actual lot of suitable land left and especially when you overlay the build out analysis and most of your potential areas for subdivision are not in areas of green.

[1:09:53] Voice 13: uh uh so they pulled that back uh but i think there's still a it's important to decide as a

[1:10:02] Voice 13: community and with your elected officials uh are there opportunities for example to have a a small

[1:10:10] Voice 13: like the an accessory dwelling unit is described as a detached unit with a maximum floor area of

[1:10:17] Voice 13: 60 meters squared so it's actually smaller than what you're allowed on your secondary suite and

[1:10:21] Voice 13: it's smaller than a cottage it's 20 so so it's like a 700 square foot small dwelling

[1:10:31] Voice 13: is it reasonable and do you have the carrying capacity on your lots to have a secondary suite

[1:10:38] Voice 13: or an adu option because right now secondary suites aren't really meeting any purpose because

[1:10:45] Voice 13: none of them are getting built for the points he made i think a third really important point

[1:10:51] Voice 13: with secondary suites is that most built out houses they're just not they can't accommodate

[1:10:56] Voice 13: a retrofit for a practical secondary suite where you have to have a separate entrance and like you

[1:11:02] Voice 13: know there's specific building code guidelines of what a secondary suite is so the retroactive

[1:11:09] Voice 13: so nature versus if your house is already built out and there's no possibility of a secondary

[1:11:14] Voice 13: suite but if you're if your lot is accommodating to a small little house well there then maybe is

[1:11:20] Voice 13: an opportunity for that little house to turn into a a rental unit for a young family to buy that

[1:11:27] Voice 13: house and be able to build something to then have a mortgage helper or your aging population for

[1:11:34] Voice 13: them to have a small unit to move into and their their family can move into the larger house or

[1:11:40] Voice 13: all of these different scenarios or even a care a caregiver could live in the in the adu or you

[1:11:46] Voice 13: You could have, you know, maybe more multifamily purchasing scenarios if you have more accessibility, more flexibility.

[1:11:55] Voice 13: In my mind, if you're permitted a secondary suite, other than, you know, there is, of course, a different ecological footprint, typically putting that detached ADU somewhere versus building it in your house.

[1:12:09] Voice 13: uh but other than that you know presumably the water use is going to be the same in that versus

[1:12:15] Voice 13: what it would be in a secondary suite the septic use is going to be the same uh and so uh is that

[1:12:22] Voice 13: trade-off worth it i don't have the answer it's really up to the community so is that helpful

[1:12:32] Voice 12: so uh another document that we're looking at and trying to incorporate to give some sense of what's

[1:12:39] Voice 12: in the future is this housing needs assessment in 2025 five year need is tender island would need

[1:12:47] Voice 12: 208 20 year 643 this is based on population growth then if we achieve these or get to that point

[1:12:56] Voice 12: then we're from nothing and change up to 150. so currently when i had that table where you could

[1:13:05] Voice 12: see all the numbers what happened with the 2018 secondary suites is that if it all happened this

[1:13:13] Voice 12: is potential we're talking about it would be a 300 growth which far exceeds these upper assumptions

[1:13:22] Voice 12: these are just general sort of guidelines to put in the mix so the apc concludes that

[1:13:34] Voice 12: But based on everything we've talked about and looking at the tables, North Pendergast has more than an existing market housing with already approved land uses.

[1:13:48] Voice 12: Number two, there is no current need to simply increase what we're calling broad-based supply.

[1:13:56] Voice 12: Then the suitability part is there's scarce land suitable for increased density anyway.

[1:14:02] Voice 12: Number four, in our opinion, the best chance for success comes from the target approach

[1:14:11] Voice 12: focused on specific areas of need, such as non-market housing.

[1:14:16] Voice 12: So Plum Tree Court, we have, and that's a perfect example of non-market.

[1:14:23] Voice 12: It was based on a subsidized model from BC Housing in the late 80s, and that's their

[1:14:30] Voice 12: sunsetting the agreement in two years, 22 months, BC Housing down at our plum tree court

[1:14:38] Voice 12: is like out of the game. Thanks very much. I mean, it was great, but now it's a whole

[1:14:45] Voice 12: new paradigm for the housing society to go. How do we reset the 22 months? So the non-market

[1:14:54] Voice 12: and housing uh you know we generally i think i'll agree the working renter then there's some

[1:15:01] Voice 12: affordable ownership models habitat for humanity equity co-op uh i've we've made a connection with

[1:15:12] Voice 12: habitat for humanity they've been on island and seen some of the properties this one plum tree

[1:15:18] Voice 12: court and they had a 45-minute zoom call with the housing society so does everybody understand

[1:15:25] Voice 12: generally how Habitat works. So, let's say we'll use a family, a plastic nuclear family,

[1:15:34] Voice 12: but they can't, they're working, but at low income levels, and they can't buy in even

[1:15:43] Voice 12: at the cheapest house on Penrith. So they're stuck. They've hit the ceiling where the cost

[1:15:49] Voice 12: of housing has run away on them. Or even the rental piece is not available, right? So Habitat

[1:15:56] Voice 12: is targeting that sort of slot under like, you're on your

[1:16:02] Voice 12: own, you can buy a house because you make

[1:16:04] Voice 12: enough money. So they're right underneath that piece. You know, typically families, but it's

[1:16:10] Voice 12: not always it's single couples, whatever they apply. And if they saw under that income level,

[1:16:17] Voice 12: I think it's around 130 combined then if they you know fit all the parameters they also have to put

[1:16:26] Voice 12: in 500 hours of community service and it's not necessarily on the project they could help Rob

[1:16:34] Voice 12: build trails and the habitat would go great that's a win-win then there's cooperative housing which

[1:16:45] Voice 12: which there's like 2,000 of these in Canada.

[1:16:49] Voice 12: Sadly, the federal government and conservatives,

[1:16:51] Voice 12: you cut the co-op housing funding at night too.

[1:16:56] Voice 12: But even Victoria, if you go co-op housing in Victoria,

[1:17:01] Voice 12: you get like a dozen of them.

[1:17:04] Voice 12: Did you have a question?

[1:17:05] Voice 7: I just said I should ask now.

[1:17:08] Voice 7: I have a flying one, Pirates,

[1:17:11] Voice 7: and up to now there's been a partner in the land

[1:17:15] Voice 7: when Dan bought it in the 80s. Yeah. And then the plan was that he was gonna, they would each do

[1:17:22] Voice 7: their thing and then the partner would come over and they would build the doors and play music,

[1:17:26] Voice 7: but Dan died. Sorry. Okay.

[1:17:31] Voice 7: Simple. Okay. Now the partner in the lab wants to be bought out.

[1:17:38] Voice 7: So I said, okay, so I'm working on that part, but there's been a dream there for the last 25,

[1:17:45] Voice 7: five, 30 years to, they used to sit around and go,

[1:17:48] Voice 7: when we get old, we're going to build a place for us all down by

[1:17:52] Voice 7: behind the lower field, too, where we can all live and we would

[1:17:57] Voice 7: have a beautiful nurse that would live there, too.

[1:18:01] Voice 7: I want to do it.

[1:18:03] Voice 12: Right. Well, we should

[1:18:06] Voice 12: we can talk about that.

[1:18:09] Voice 12: I'll

[1:18:10] Voice 15: just say that, you know, we need just one more option

[1:18:13] Voice 15: in there or like a communal

[1:18:14] Voice 3: housing where you have a big big building yeah communal kitchen

[1:18:19] Voice 3: okay so it

[1:18:23] Voice 10: wouldn't be separate little moments though would be just one building yeah

[1:18:29] Voice 12: when we had the housing pendry island housing had a community information meeting in february

[1:18:37] Voice 12: the last slide was multiplex whether it's eight units 12 units

[1:18:42] Voice 12: it's, if you look at that, oh, it's cold. And you look at that

[1:18:47] Voice 12: big road, townhomes, that's nine units. You know, so that's, that

[1:18:53] Voice 12: would still be considered missing middle, like for sizing,

[1:18:56] Voice 12: it's not a condo tower or anything like that. It's still

[1:19:06] Voice 7: I

[1:19:06] Voice 13: would just add to that so what you're describing if you wanted to do that on a parcel of land

[1:19:14] Voice 13: I think you would probably be like through a rezoning application process where you'd

[1:19:19] Voice 13: bring a site-specific zone zoning application forward with your request for the change in

[1:19:25] Voice 13: use on that land and you'd have to prove water and septic and all those other things through

[1:19:30] Voice 13: rezoning. But one of the slides earlier that Ken had up was enabling like a small manufactured

[1:19:38] Voice 13: home community. So this project is in your official community plan, creating policies that

[1:19:45] Voice 13: would not conflict with what you are proposing to do. So at least in that sense, it's enabling,

[1:19:53] Voice 13: but you would need to go through rezoning to prove that that use on that particular piece of land is

[1:19:59] Voice 13: appropriate, and of course your neighbors and all of those other things.

[1:20:05] Voice 14: I think to that point, that's what the hope for this project has been, was that by doing the work

[1:20:13] Voice 14: and starting to get into the ideas of where we could do it, it would also encourage people who

[1:20:21] Voice 14: have an idea themselves to bring that forward because then there's something that you could

[1:20:26] Voice 14: could work with you know we we don't really have the ability to provide more housing we don't have

[1:20:32] Voice 14: the ability period we can only help provide the zoning yeah to make to make that a reality and

[1:20:40] Voice 14: that's you know that this is the perfect sort of example of what we have hoped that this would

[1:20:46] Voice 14: turn into there's somebody coming and saying hey this is what we could do that the housing

[1:20:53] Voice 14: housing group as well. Like, we think we can do something here. Okay, here's a piece of land that

[1:20:59] Voice 14: is amicable to doing it. Let's figure out how it becomes a reality. So, Trustee Morrison.

[1:21:08] Voice 1: What I just heard in the room, though, was a slightly different idea. And I don't know where

[1:21:12] Voice 1: this would fit, Brad, in the zoning categories, or if we need a new one. But I basically heard,

[1:21:18] Voice 1: like what if we were to have sort of go back to the boarding house style housing options like

[1:21:26] Voice 1: somewhere like if that was to be something that could be done with an existing building or as a

[1:21:30] Voice 1: new building where there's one big kitchen and then maybe just like you know the light little

[1:21:36] Voice 1: fridge and you know kettle kind of situation just

[1:21:42] Voice 14: reiterating what susan had said about uh there

[1:21:47] Voice 14: there being almost like a boarding house style build with a communal kitchen

[1:21:53] Voice 14: and then like one big almost like a building

[1:21:56] Voice 14: and that there isn't a zoning sort of specifically in what is here.

[1:22:01] Voice 14: So

[1:22:02] Voice 13: it wouldn't need to be like a new either like a site-specific residential zone

[1:22:09] Voice 13: or some kind of new community service site-specific zone.

[1:22:13] Voice 13: In your zoning, you have a lot of like a table in each zone

[1:22:17] Voice 13: that are site specific so you would apply and uh uh but i think what you're hearing is that from a

[1:22:25] Voice 13: zoning perspective your elected officials in the islands trust are is trying to be as enabling as

[1:22:31] Voice 13: possible if those key factors of you know neighborhood support and water in particular

[1:22:38] Voice 13: in particular are addressed in septic, so, yeah.

[1:22:44] Voice 11: There have been

[1:22:46] Voice 10: large homes here that could have been converted into boarding house kind

[1:22:55] Voice 10: of situation, either for seniors or people who, it's a cooperative service.

[1:23:04] Voice 10: service forward so does that kind of situation fit

[1:23:10] Voice 11: into these ideas here i

[1:23:13] Voice 13: think what she's

[1:23:14] Voice 13: describing is like a little community that's different

[1:23:17] Voice 13: but in terms of like a boarding house

[1:23:20] Voice 13: i think that would be enabled under zoning now as long as you only have one kitchen and it's just

[1:23:25] Voice 13: like like you could rent out your house to three different seniors and have a fourth bedroom with

[1:23:32] Voice 13: a working nurse and i think it would be more like a bc rental tenancy act questions around how that

[1:23:40] Voice 13: might work and the rent and such what

[1:23:42] Voice 10: about the three families they want by that part of their

[1:23:45] Voice 10: home yeah three

[1:23:46] Voice 10: families that turn into three different cooperative spaces for three families

[1:23:53] Voice 10: in that home as

[1:23:54] Voice 13: long as there's one kitchen well

[1:23:56] Voice 10: no but if you want to make it in three

[1:23:57] Voice 10: separate families in one home. Yeah.

[1:24:00] Voice 10: Why not

[1:24:01] Voice 13: adjust that? Put three pigeons in there.

[1:24:03] Voice 13: You could do that, but you would need to seek rezoning to permit those extra, yeah.

[1:24:07] Voice 13: It has to be easily done to reduce

[1:24:12] Voice 10: the overload. Yeah,

[1:24:14] Voice 13: I think at least if you're like, so

[1:24:16] Voice 13: when you're looking at changing zoning, the question, the first question is does the change

[1:24:24] Voice 13: change in zoning, conflict with the OCP.

[1:24:27] Voice 13: If it conflicts with the OCP or if you need an OCP change,

[1:24:31] Voice 13: then that becomes a bigger process

[1:24:33] Voice 13: because you're deciding if that's appropriate.

[1:24:36] Voice 13: But if it's consistent with the OCP,

[1:24:39] Voice 13: then in a sense the communities agree that that use is appropriate

[1:24:43] Voice 13: and then it's really is the intensity of use

[1:24:46] Voice 13: and in that particular site and how it's form and character.

[1:24:50] Voice 13: But I think what you're describing is feasible,

[1:24:53] Voice 13: a scenario where you're just using a house to rent out as a boarding house I think you could

[1:25:01] Voice 13: do that now under zoning any scenario where you're creating more kitchens is really what

[1:25:07] Voice 13: is what creates a new dwelling is then where I think you would need to consider but that's also

[1:25:15] Voice 13: where flexible zoning could apply like you know.

[1:25:19] Voice 12: Brent were you saying three potentially separate

[1:25:23] Voice 12: dwellings and where the family or one all one you within one house within one house there's

[1:25:30] Voice 12: some yeah yeah

[1:25:32] Voice 5: and

[1:25:33] Voice 10: that three families come together eric and myself and these folks we

[1:25:38] Voice 10: say okay let's go together and buy this place because we can't afford to buy it alone but three

[1:25:44] Voice 10: of us can right let's turn that in and you can have that floor we have our own agreement but

[1:25:50] Voice 10: But then it's a cooperative housing arrangement to live and share the tax load and everything else.

[1:25:57] Voice 10: But you've got three families living there with, you know, in that five

[1:26:03] Voice 12: house you start put at home.

[1:26:04] Voice 12: Yeah.

[1:26:05] Voice 12: Well, I think what you're saying is that's currently possible.

[1:26:09] Voice 12: No,

[1:26:09] Voice 6: he wants three kitchens.

[1:26:10] Voice 6: So he's got three kitchens.

[1:26:13] Voice 12: Yeah.

[1:26:15] Voice 13: It really comes down to the kitchens.

[1:26:18] Voice 13: the kitchen is what the like if you have two kitchens then you're considered to have

[1:26:25] Voice 13: two dwellings that's

[1:26:28] Voice 12: a building code that's part that's influencing that

[1:26:31] Voice 12: and then in particular in a kitchen it's the oven you can have all sorts of air fryers and

[1:26:37] Voice 12: cooktops and a fridge and microwave all the cows come home but as soon as you put an oven in

[1:26:43] Voice 12: yeah kitchen kitchen

[1:26:45] Voice 11: sink too i

[1:26:48] Voice 12: don't know about that i was just chris watson and said

[1:26:52] Voice 12: soon to put an oven in it's a large toaster oven yeah exactly

[1:26:56] Voice 12: no there's all

[1:26:57] Voice 13: sorts of work

[1:26:58] Voice 13: mostly that i should say like a facility for preparing food but the stove and fridge are like

[1:27:06] Voice 10: Let's say you've got 10 acres on Oak Bluffs, that's 10 acres you can have a house and an

[1:27:13] Voice 10: auxiliary building on that thing, say no I just want that one house, I'm going to turn

[1:27:18] Voice 10: it into three units and you know I have the septic already, I can augment it because you

[1:27:24] Voice 10: have 10 acres I can probably find it, maybe find another space and I have the water maybe

[1:27:30] Voice 10: and you know all that yeah but then you've got three people have waterfront nice view

[1:27:37] Voice 10: and with several decks you have to augment the power you're putting in three rangers yeah

[1:27:49] Voice 10: it's doable

[1:27:56] Voice 12: but no that's the end of the apc piece uh i don't want to take your break so

[1:28:02] Voice 13: next on the

[1:28:03] Voice 13: agenda is break so why don't we take 10 minutes or so and then we have until three o'clock and so

[1:28:09] Voice 13: what i would invite you know when we come back is really to just have a question and answer

[1:28:14] Voice 13: or discussion and hear any of your interests or concerns

[1:28:19] Voice 13: with what you see in the proposed bylaws,

[1:28:22] Voice 13: your thoughts around AD accessory dwelling units.

[1:28:27] Voice 13: Is there a desire to have more flexibility

[1:28:30] Voice 13: on your larger lots or on your family dwellings?

[1:28:38] Voice 13: So lots of food and

[1:28:40] Voice 4: refreshments and there.

[1:28:42] Voice 4: there, so you please help yourself.

[1:45:11] Voice 3: All righty,

[1:45:12] Voice 3: so we're coming back together for Q&A, so who has questions, who has answers?

[1:45:31] Voice 3: What's

[1:45:34] Voice 13: tricky, Don? I'm on my ninth call.

[1:45:39] Voice 13: so

[1:45:39] Trustee Maude: you're gonna have lots of answers

[1:45:44] Voice 3: anyway

[1:45:45] Voice 11: i have a question

[1:45:49] Voice 13: that's a good start so this this this portion is intended to be just a back and forth discussion

[1:45:54] Voice 13: around anything we've talked about or any other ideas they're interested about so over to you

[1:45:59] Voice 13: I was

[1:46:02] Voice 11: on the APC in 2024, and one of the things that we were asked to look at was the speculation

[1:46:11] Voice 11: and vacancy tax to advise on, and we made a recommendation at that time that, well,

[1:46:20] Voice 11: what the outcome was that there was one member who did not want to have it put on, and everybody

[1:46:29] Voice 11: everybody else did. And that one member who didn't left the APC. And I'm just wondering

[1:46:41] Voice 11: where that stands. That, you know, given that the main stopper from affordable housing is

[1:46:52] Voice 11: getting funding that was a really quick way of getting money and money from that goes back into

[1:47:02] Voice 11: the community but first i would just like an answer to where that stands now is it part of the

[1:47:08] Voice 11: soul of the apc uh does the ltc are they looking at it where where are we on that and then i'll

[1:47:22] Voice 10: You do

[1:47:23] Voice 13: not. She's asking that the LTC consider trying to not be exempt.

[1:47:34] Voice 13: John,

[1:47:35] Voice 11: I'm asking where you stand now. You had asked before, and I haven't been on the LTC, on APC, and I'm not caught. I just was wondering if you could bring me up to date.

[1:47:47] Voice 9: it's i mean well i've been on the agency and you're right that was one of our first

[1:47:54] Voice 9: recommendations uh was to look at that tax and i don't think we made that recommendation

[1:48:03] Voice 9: i don't think you've actually considered

[1:48:05] Voice 14: we're yeah we're outside of what is existing right now

[1:48:10] Voice 14: so it would be a request to a request to be included for the gulf islands to be right

[1:48:16] Voice 14: Yeah,

[1:48:17] Voice 11: so what we did then was ask you, and there was, I think, the deadline was sometime in May,

[1:48:26] Voice 11: and there was still time to get it in, but the response that I recall was that the trustees

[1:48:37] Voice 11: wanted to get more information first, and then left APC, and I don't know anything since then.

[1:48:44] Voice 9: i don't think there's any deadline for that i think that alone i think the sdbr

[1:48:51] Voice 11: talking about is the deadline that the province has a deadline when you can

[1:48:55] Voice 11: apply that

[1:48:56] Voice 9: way that's for the show

[1:48:57] Voice 9: does that make a few texts as well every year there's a

[1:49:04] Voice 11: there's a time there's a procedure and there's a time you know people apply and then

[1:49:12] Voice 11: Now that there's no other islands now that is included, but recently, because of the

[1:49:19] Voice 11: housing crisis, several, Nanaimo has done it and also Kouchi Bay.

[1:49:27] Voice 11: So there's a movement towards being included.

[1:49:29] Voice 11: And that would bring, well, first of all, where are we with this?

[1:49:33] Voice 11: Thanks.

[1:49:33] Voice 11: I

[1:49:34] Voice 13: can speak to it a little bit.

[1:49:36] Voice 13: So so Google it, I can.

[1:49:39] Voice 13: And so local governments in British Columbia do not independently opt into the speculation of vacancy tax, rather the provincial government designates taxable areas.

[1:49:51] Voice 13: So right now, the provincial government has designated the Islands Trust as a taxable area.

[1:49:55] Voice 13: I think up to now, the concept of seeking to be placed into that has not had a lot of traction with your trustees or with Trust Council.

[1:50:09] Voice 13: And second to that, Trust Council has been requesting that the province review the Islands Trust Act and its mandate, and they've just fallen deaf ears.

[1:50:23] Voice 13: So I think that honestly, that the province wouldn't even be that interested in looking at including that, even if there was a strong interest by the Trust Council to opt in, I guess.

[1:50:37] Voice 9: Would it be something that would have to be done by the Trust Council rather than the individual LPC?

[1:50:41] Voice 9: Well,

[1:50:42] Voice 13: I think you could advocate that you, that Trust Council requests that the provincial government consider including the Islands Trust area in their speculation tax legislation.

[1:51:00] Voice 13: legislation. I think

[1:51:02] Voice 13: that was the

[1:51:02] Voice 9: rest now being that people who have a second home,

[1:51:07] Voice 9: you know, spending it more tax than anybody else. Yeah. And

[1:51:14] Voice 9: if that might reduce house

[1:51:18] Voice 9: prices across the board, because people wouldn't want to be there.

[1:51:22] Trustee Maude: But it's a difficult thing is island by island, for instance, main island up until recently

[1:51:28] Trustee Maude: with 60% off on ownership.

[1:51:30] Trustee Maude: And it's basically

[1:51:32] Trustee Maude: this all-weekend properties,

[1:51:34] Trustee Maude: which would then get compounded into

[1:51:36] Trustee Maude: this tax. Right,

[1:51:37] Voice 9: so they would

[1:51:38] Voice 9: pay more tax, and as Julie said,

[1:51:40] Voice 9: that tax could go back

[1:51:42] Voice 9: to support housing

[1:51:44] Voice 9: loan. And so if

[1:51:46] Voice 9: they pay that tax,

[1:51:48] Voice 9: they're still compounding their housing.

[1:51:49] Voice 9: The thing is that it wouldn't...

[1:51:51] Voice 9: That housing would...

[1:51:54] Voice 9: Maybe the housing price would come down.

[1:51:58] Voice 9: well

[1:51:58] Voice 14: the money there's no way for us to hold the money so the money wouldn't come back to

[1:52:06] Voice 14: the money wouldn't come back to the island's trust

[1:52:10] Voice 11: the money

[1:52:11] Voice 14: would go back

[1:52:11] Voice 11: into the housing right and

[1:52:14] Voice 11: it goes back into the housing in that area

[1:52:16] Voice 11: so

[1:52:17] Voice 13: probably go this soon yeah but

[1:52:19] Voice 11: that doesn't mean this is everything's in detail right and

[1:52:23] Voice 11: And what I understand is that the housing money from that goes back to that region.

[1:52:29] Voice 11: Now, our region includes, I think, includes Sandwichton and stuff like that.

[1:52:35] Voice 11: So the money they collect here might not go to Plum Tree Corp, might go there, but it has to stay in the general region.

[1:52:44] Voice 15: Right.

[1:52:46] Trustee Maude: So Port Renfrew out.

[1:52:49] Trustee Maude: So the capital regional district goes to Port Renfrew all the way to the Gulf Islands.

[1:52:52] Trustee Maude: yeah

[1:52:53] Voice 13: so just i can so just not to spend a ton of time on this because i think there would be other

[1:52:58] Voice 13: useful things to talk about as well i would say it's not been a really high priority and i think

[1:53:04] Voice 13: most of the focus of this project has been trying to look at your zoning and what changes can be

[1:53:10] Voice 13: made uh to enable uh housing on your island i think it's i understand the what the value might

[1:53:20] Voice 13: be, but I think actually getting to a place where the province actually puts you on the list,

[1:53:28] Voice 13: it would require a lot of effort.

[1:53:31] Voice 2: How complicated a project would this be

[1:53:36] Voice 2: to get this started? You don't even have the permission to put it on the list,

[1:53:41] Voice 2: and you have to start somewhere, or you'll probably have to say you'll never do it,

[1:53:45] Voice 2: but if you think it might be a good idea, you've got to start somewhere.

[1:53:49] Voice 2: Yeah,

[1:53:50] Voice 13: so I think from a staff perspective, the effort is not worth the reward because the effort to get the province to actually do what, well, first to convince Trust Council to then advocate to the province and then get the province to hear and actually apply that is a lot more effort than it's worth.

[1:54:17] Voice 13: because the actual potential for success is probably low.

[1:54:25] Trustee Maude: And if you'll recall, when the legislation first came out,

[1:54:29] Trustee Maude: violence stress was included.

[1:54:30] Trustee Maude: And there was such an uproar and such a pushback

[1:54:33] Trustee Maude: that we were removed from the legislation.

[1:54:36] Trustee Maude: So to get the government to pivot back

[1:54:39] Trustee Maude: might be even harder than actually if we hadn't been in the first place

[1:54:43] Trustee Maude: and opting in.

[1:54:44] Trustee Maude: So go ahead.

[1:54:47] Voice 10: My name's Amanda. I thought most of you know me. I'm probably the only renter in the whole room right now. Is that true? Yes. Yes. But I'm not renting because it's not affordable on the island.

[1:55:02] Voice 10: So I caretake for somebody who is older and then we switch houses and they come here and

[1:55:09] Voice 10: we look after their Victoria house.

[1:55:12] Voice 10: Now this has happened for many, many years.

[1:55:14] Voice 10: My bedroom becomes their guest bedroom.

[1:55:17] Voice 3: Just

[1:55:18] Voice 10: putting it into perspective.

[1:55:21] Voice 10: So I think I attended a housing meeting maybe, what, 20 years ago?

[1:55:28] Voice 11: 22 years ago?

[1:55:30] Voice 11: various housing meetings throughout the years and we're still at the same almost at the same place

[1:55:36] Voice 11: so

[1:55:37] Voice 10: first of all i'd like to applaud that no i do not want more trailers over the island

[1:55:43] Voice 10: thank you very much because they we can't really live in them they're not insulated they suck

[1:55:53] Voice 10: so and since covid most of the housing that was affordable for rentals has been bought up

[1:56:03] Voice 10: and now like people wanted to move to the island bought up and there's hardly anything available

[1:56:09] Voice 10: and so i don't know what you need to do but you guys need to do something because when my poor guy

[1:56:20] Voice 10: who I won't name who passes away and hopefully many many years 10 years 7

[1:56:27] Voice 10: years whatever I won't be here because there will be nowhere for me to live and

[1:56:34] Voice 10: my only other thing to say is that if we are going to a people at country court

[1:56:40] Voice 10: then you need to work the whole Islands Trust needs to work with other groups on

[1:56:49] Voice 10: the island to provide transportation to the driftwood and back or to you know on a on a

[1:56:56] Voice 10: whatever basis twice a week whatever it was i know we've tried to pilot little shuttle bus things

[1:57:01] Voice 10: before it didn't work but i do know somebody who lives down the street from me who's like

[1:57:08] Voice 10: 90 who goes to the friday thing you know every week right and if

[1:57:15] Voice 11: it's raining out she goes down

[1:57:17] Voice 11: to the coffee

[1:57:18] Voice 10: shop so

[1:57:20] Voice 11: she can have a company.

[1:57:21] Voice 10: Now when she stops driving, how

[1:57:24] Voice 10: hard is that going to be? And if you want people to live here, you have to work

[1:57:29] Voice 10: together with them. So otherwise it's not going to happen. I applaud the increased

[1:57:36] Voice 10: density possibilities in certain areas. I would encourage you to look at the idea

[1:57:47] Voice 10: of a community space in each of those places,

[1:57:50] Voice 10: outdoor space and indoor space,

[1:57:53] Voice 10: so that the people don't have to travel somewhere else

[1:57:56] Voice 10: to have that social interaction.

[1:57:59] Voice 10: There's a lot of examples

[1:58:00] Voice 6: of organized community living,

[1:58:04] Voice 6: et cetera, et cetera, that can be accessed

[1:58:07] Voice 10: to look at that type of situation.

[1:58:09] Voice 10: I could go on and on, but I'm gonna point to,

[1:58:12] Voice 10: do I have a question?

[1:58:13] Voice 10: Not really.

[1:58:16] Voice 12: comment i have a question for you

[1:58:19] Voice 10: so

[1:58:21] Voice 12: your caretaking scenarios that you've described aside

[1:58:26] Voice 12: what would be your ideal affordable non-market housing well

[1:58:31] Voice 10: i did look at one of these cute

[1:58:32] Voice 10: little things that said 30 of your income and i thought that'll never happen um tiny house

[1:58:40] Voice 10: house art studio so therefore community space that might have some art studio library little

[1:58:47] Voice 10: coffee place to gather you know what you know what i mean um and access to a walking trail

[1:58:56] Voice 10: outdoor nature maybe a gardens with raised beds when i'm older yeah

[1:59:01] Voice 5: and

[1:59:02] Voice 10: maybe i'd like to have

[1:59:03] Voice 10: a pet and most places don't allow pets so put that in that little whatever thing you're doing

[1:59:09] Voice 10: well

[1:59:11] Voice 12: for perspective the crd has a rural housing grant program and right now they're saying

[1:59:18] Voice 12: affordable is for one bedroom is one thousand four hundred and thirty seven dollars so any

[1:59:27] Voice 12: Any housing scenario that's under the affordable umbrella could charge for one bedroom up to $1,400, and it would check the boxes for affordable.

[1:59:38] Voice 12: But I don't know if that's doable.

[1:59:40] Voice 12: I will

[1:59:41] Voice 10: answer you with another story of a

[1:59:43] Voice 10: man who is 90 years old, and he lived on Salt Spring Island.

[1:59:48] Voice 10: And he lived there for about 20, 25 years, very embedded in the community, did lots of volunteering.

[1:59:55] Voice 10: We had a part-time job, a new life.

[2:00:00] Voice 10: Baffy and like all these musicians and artists and blah, blah, blah over there.

[2:00:04] Voice 10: A great life.

[2:00:06] Voice 10: Suddenly his place that he had lived for, I'm going to guess, 10 to 15 years,

[2:00:12] Voice 10: added affordable rent up, okay, ready, $700 a month,

[2:00:18] Voice 10: when suddenly the owner had cancer and was going to have to sell.

[2:00:22] Voice 10: So he had to find another place on the island in South Springs.

[2:00:26] Voice 10: Is there another place on the island?

[2:00:27] Voice 10: The affordable place on the island was

[2:00:30] Voice 11: $1,400 a month.

[2:00:33] Voice 10: What's his intention?

[2:00:34] Voice 10: I don't know.

[2:00:35] Voice 10: But he put himself on a list for the housing.

[2:00:40] Voice 10: He was offered a place on Main Island, not Main Island,

[2:00:45] Voice 10: Saterna Island.

[2:00:46] Voice 10: Loved the island.

[2:00:47] Voice 10: Been there lots of times.

[2:00:49] Voice 10: He used to work with the National Parks, voted over there all the time,

[2:00:52] Voice 10: looked over.

[2:00:52] Voice 10: After all, the trail fair, loved it.

[2:00:54] Voice 10: Does he know anyone on the island?

[2:00:56] Voice 10: No, he doesn't.

[2:00:58] Voice 10: How is he going to get shopping?

[2:00:59] Voice 11: I don't know if he doesn't know anything about it.

[2:01:02] Voice 11: So then it's like, oh,

[2:01:04] Voice 10: you might be offered a place, oh, in Saanich,

[2:01:07] Voice 10: where you don't know anyone.

[2:01:08] Voice 10: Oh, because it's part of that community.

[2:01:11] Voice 10: I'm sorry.

[2:01:12] Voice 10: So where did he end up?

[2:01:14] Voice 10: With his family in Vancouver in a suite, which is a garden suite,

[2:01:18] Voice 10: which is great.

[2:01:19] Voice 10: They did get a supplement to the income level to get that.

[2:01:23] Voice 10: And his daughter has to supplement his income, whatever,

[2:01:28] Voice 10: by $1,000 a month to make it work.

[2:01:33] Voice 10: End of story.

[2:01:34] Voice 10: You know that's what we're going to do for you.

[2:01:40] Voice 10: Thank you.

[2:01:41] Voice 10: That's all that's good to hear this.

[2:01:44] Voice 13: I think it's

[2:01:45] Voice 13: really important to understand these perspectives,

[2:01:47] Voice 13: especially with the renting community,

[2:01:49] Voice 13: which is often underheard in these meetings.

[2:01:52] Voice 10: Because I've been to meetings how

[2:01:54] Voice 11: many times 20 years ago

[2:01:55] Voice 11: and what has changed?

[2:01:57] Voice 13: I think it speaks to the challenges.

[2:01:59] Voice 11: Yes.

[2:01:59] Voice 11: The

[2:02:00] Voice 13: real build out is probably $800, $900 square foot on the island.

[2:02:07] Voice 10: Yeah, I appreciate your question as well, but it's obviously that Islands Trust can't solve all of the situation that you were talking about.

[2:02:17] Voice 10: You know that.

[2:02:18] Voice 10: And so we have a very strange, complicated level of government here.

[2:02:25] Voice 10: I guess from your guy and I really appreciate that when you're trying to do with this housing

[2:02:30] Voice 10: very like authentic and you're you're trying very hard to not limit it or to try to solve

[2:02:38] Voice 10: some of the problems she's talking about but my question I guess would be what do you hope

[2:02:44] Voice 10: and what do you hope we actually get out of this in the best case scenario if it kind of goes the

[2:02:50] Voice 10: the way you would want it to what's going to make a difference in her life or then the second part

[2:02:55] Voice 10: of the question would be what would we need to do would we need to work together as different

[2:02:59] Voice 10: levels of government different organizations how would we actually get anything done i think

[2:03:07] Trustee Maude: justy morrison's got the answer i

[2:03:09] Voice 1: don't know if i

[2:03:11] Voice 1: got the answer but i have some perspective on it

[2:03:13] Voice 1: now um hi the the biggest thing that the islands trust can do is get zoning in place or bylaw

[2:03:23] Voice 1: language in place to allow for affordable housing projects to go forward like with community

[2:03:30] Voice 1: organizations or whom or with the crd or whomever would not be a barrier because right now there's

[2:03:36] Voice 1: like three or four different barriers and like one of them is the zoning so if we can agree as

[2:03:42] Voice 1: a community where there might be zoning to allow for you know housing or if i like the idea too of

[2:03:50] Voice 1: like maybe we need some kind of language um for the sort of boarding house option because

[2:03:56] Voice 1: my understanding of that is that you can have like i don't think you can have an endless number of

[2:04:04] Voice 1: unrelated people being in a in a building and that building be classed as a single family residential

[2:04:10] Voice 1: I think there's some barrier, there's some boundary there.

[2:04:13] Voice 1: So get the language we need into our code to allow for flexible housing options.

[2:04:20] Voice 1: And then, you know, housing societies or the CRD who have some control over rural housing

[2:04:28] Voice 1: funds could potentially lean into working on projects to build that out.

[2:04:36] Voice 10: Yeah, I think that's how it would happen, but I'd say, why isn't that happening?

[2:04:41] Voice 10: why aren't why don't we work together very well or should we just

[2:04:46] Voice 10: different organizations work better yeah

[2:04:52] Voice 1: it's different organizations like it's and it's also

[2:04:54] Voice 1: like housing is very much a site-specific issue at times so like people don't want to necessarily

[2:05:02] Voice 1: change rules or rezone across a landscape without an active project on the horizon

[2:05:06] Voice 1: horizon but that's also a barrier sometimes so sometimes we just need to trust that if we Zone

[2:05:12] Voice 1: two or three or four places or whatever it is right now or change the language a little bit

[2:05:17] Voice 1: related to secondary Suites if that's what we want to do or however we decide whatever we decide to

[2:05:22] Voice 1: do we need to just provide options that people will take up and and use and right now you know

[2:05:30] Voice 1: the things that have been tried they're not being taken up you know and so that

[2:05:34] Voice 10: is my question though

[2:05:35] Voice 10: The question is, why do we think they aren't taken out?

[2:05:38] Voice 10: Again, I appreciate what you're doing, but my question is, why do you think?

[2:05:42] Voice 10: I guess I'm going to first ask, who's to blame?

[2:05:47] Voice 1: It's not that simple.

[2:05:51] Voice 1: I'm going to just try to answer that specific question.

[2:05:53] Voice 1: Why they're not being taken out is because different levels of government have different types of responsibility and authority.

[2:06:01] Voice 1: and unless we have a singular project to work on together that we agree that the timelines work for

[2:06:07] Voice 1: all levels of government which is extremely rare that we can get that working then it doesn't go

[2:06:11] Voice 1: forward very easily so i mean we can do it but we have to have commitment by a community organization

[2:06:17] Voice 1: the crd and the islands trust all at once to like work within all of our timelines that we need to

[2:06:23] Voice 1: to get changes made.

[2:06:25] Voice 1: And that hasn't happened on Pender.

[2:06:28] Voice 1: It has happened on Gabriola

[2:06:29] Voice 1: and it has happened, I think on Galliano.

[2:06:32] Voice 1: If I, Brad would know more than I do on those other islands.

[2:06:35] Trustee Maude: Yeah, we have

[2:06:35] Trustee Maude: trustee Campbell.

[2:06:37] Voice 13: I would say that like one from what I've observed

[2:06:40] Voice 13: coming on North Pender,

[2:06:42] Voice 13: I think that there are some,

[2:06:46] Voice 13: well, prior to this project,

[2:06:49] Voice 13: other than looking at trying to get

[2:06:52] Voice 13: those additional units built on a plum tree court you know that that society has not been very active

[2:06:59] Voice 13: in trying to look at other projects because they just don't have the horsepower and

[2:07:04] Voice 13: and and you know frankly a younger demographic that that can bring new energy and new ideas

[2:07:13] Voice 13: uh so uh like so before this project there was no discussion of another piece of land

[2:07:21] Voice 13: that I understand where a project could exist

[2:07:25] Voice 13: versus in practically all the other larger islands,

[2:07:30] Voice 13: you know, Galliano, Gabriola, Denman, May,

[2:07:34] Voice 13: you know, they all have more active societies

[2:07:37] Voice 13: that are like moving projects forward.

[2:07:43] Voice 13: So Galliano has a piece of land zoned,

[2:07:45] Voice 13: it's owned by the CRD

[2:07:46] Voice 13: and then they're now seeking funding

[2:07:48] Voice 13: and that was done through a rezoning project

[2:07:49] Voice 13: project that I worked on last term with a really active, engaged society.

[2:07:57] Voice 13: So I think that is one of the gaps that's on Pender.

[2:08:00] Voice 13: And now you have people like Ken and Jack and others that are, and we have builders

[2:08:05] Voice 13: in the room now and others that are starting to get interested in what a project could

[2:08:11] Voice 13: could look like and we are trying to enable

[2:08:16] Voice 13: through at least our tools of zoning to realize that.

[2:08:20] Voice 13: So I think your elected officials and staff

[2:08:25] Voice 13: and the trust are trying to look at

[2:08:27] Voice 13: as enabling zoning as possible

[2:08:30] Voice 13: so that any form and structure here

[2:08:31] Voice 13: that has proof of water and septic

[2:08:34] Voice 13: and community support could be viable,

[2:08:36] Voice 13: whether that be a little manufactured home community

[2:08:39] Voice 13: or a single apartment building with a central square that has services

[2:08:43] Voice 13: or, you know, even like rent-to-own units or, you know, any kind of,

[2:08:49] Voice 13: I think, but that also really requires community horsepower

[2:08:54] Voice 13: to realize and achieve.

[2:08:57] Voice 13: And government funding.

[2:09:00] Voice 13: Yeah, but government funding doesn't come without that horsepower

[2:09:04] Voice 13: of the community bringing the idea more and more concrete together

[2:09:08] Voice 13: other uh you'll agree though and we

[2:09:12] Voice 11: have uh the community horsepower in the housing society and

[2:09:17] Voice 11: they pulled the funding from it right

[2:09:20] Voice 14: i mean practically speaking what sort of started this

[2:09:25] Voice 14: project was money coming available from the province to do some projects and plumtree court

[2:09:34] Voice 14: Or specifically, the way that it was zoned for them only allowed for zoning of duplexes.

[2:09:44] Voice 14: And they looked at it and they're like, there's absolutely no way that we can build anything affordable as a duplex.

[2:09:49] Voice 14: But we think that we can, and I think it was two story, three plexes, was going to become, that would get it done.

[2:09:59] Voice 14: But the amount of time that it took to change that and get it worked through took them out of the first round of funding. They weren't able to get it right away. And so the discussion then became, we can fix that, but how else do we identify different places on Pender where the possibility is there?

[2:10:23] Voice 14: we don't know what that possibility is going to look like as far as what a project would be

[2:10:29] Voice 14: we don't know what affordable is going to look like we have no we have nothing else

[2:10:35] Voice 14: this was the only other property right here at the anglican church that had even a whisper that

[2:10:41] Voice 14: there was thought that people would do something with it and so it was like well we can put all

[2:10:47] Voice 14: this time and effort into dealing with plum tree court and dealing with the anglican church

[2:10:50] Voice 14: where we can try to do it for something that covers

[2:10:55] Voice 14: the majority of the land on North Pender,

[2:10:58] Voice 14: gives us some ideas and some options.

[2:11:00] Voice 14: And then should funding become available again

[2:11:03] Voice 14: and a society wants to dive into a project,

[2:11:08] Voice 14: our part of it is relatively taken care of.

[2:11:12] Voice 14: You know, there's still going to be things

[2:11:14] Voice 14: that have to come forward for approval,

[2:11:17] Voice 14: but they know that they can go to the government

[2:11:20] Voice 14: and say, here's an identified

[2:11:22] Voice 14: piece of property that we know

[2:11:24] Voice 14: that we can work on and we can

[2:11:26] Voice 14: do something with this.

[2:11:29] Voice 14: Give us money.

[2:11:31] Voice 14: I just thought about that thing

[2:11:33] Voice 11: where 9,000

[2:11:35] Voice 11: we could have

[2:11:37] Voice 11: 9,000 more people.

[2:11:39] Voice 11: That's kind of scary.

[2:11:43] Voice 11: We've all

[2:11:44] Voice 5: done that.

[2:11:46] Voice 11: Now,

[2:11:47] Voice 11: to say you want more,

[2:11:49] Voice 11: is that what you're saying?

[2:11:50] Voice 11: sorry no no

[2:11:53] Voice 9: what voting for community housing

[2:11:56] Voice 14: yeah what

[2:11:57] Voice 3: we

[2:11:58] Voice 14: need or what we're hearing is that

[2:12:01] Voice 14: we need houses built some sort of unit built for people to live in affordable affordable yes

[2:12:11] Voice 14: right we can't build those houses all we can do is provide the options for the community at large

[2:12:19] Voice 14: to decide what option works for them to build it and what we

[2:12:25] Voice 11: have now is a lot of rich people

[2:12:27] Voice 11: and a lot of homeless people and we're not doing very well at filling that gap in between

[2:12:35] Voice 11: i'm not blaming anybody i'm just saying this is what i know this no

[2:12:39] Voice 14: but it all i mean and and also

[2:12:42] Voice 11: what has happened in a lot of communities is that increasing density has not bought housing prices

[2:12:49] Voice 11: is down no

[2:12:50] Voice 14: so the

[2:12:52] Voice 14: housing prices are i are never coming down like it's just i'm just that's the

[2:12:59] Voice 14: reality of you there is nothing that we could ever do that is going to cut the building of a house

[2:13:06] Voice 14: from 800 square like 800 a square foot down to 400 a square foot like that part of it is with

[2:13:16] Trustee Maude: with Andrew Smith and Trustee Morrison.

[2:13:17] Trustee Maude: I

[2:13:18] Voice 13: just want to circle back to your question of like,

[2:13:20] Voice 13: what is your vision?

[2:13:21] Voice 13: What do you see is coming out of this?

[2:13:23] Voice 13: For me, based on all what they're proposing to do in 10 years,

[2:13:28] Voice 13: in a

[2:13:28] Voice 13: perfect world, you'd have 20 or 25 units here

[2:13:31] Voice 13: in some modular home or some kind of other affordable housing scheme

[2:13:36] Voice 13: managed by a society.

[2:13:37] Voice 13: and yeah you would have uh you would have uh families aging in place by moving into an adu

[2:13:47] Voice 13: or a secondary suite that's uh or you have rental units you would have uh two units of housing in

[2:13:55] Voice 13: each of your fire halls so that those professionals in your community know that they have a safe

[2:13:59] Voice 13: place to live and your police house like uh we can't help to realize all of those things but

[2:14:07] Voice 13: we can put the zoning in place as well as help to support through like the advocacy and corralling

[2:14:13] Voice 13: of other levels of government

[2:14:14] Voice 4: which

[2:14:15] Voice 13: is one of the goals of this project is to stimulate more just

[2:14:18] Voice 13: so the first meeting we had we had like three people and now we're up to like 20 so you know

[2:14:24] Voice 13: incrementally you're and you're seeing more people in the room that have like a real like jack and

[2:14:30] Voice 13: ken who have like a real skill set to offer to realize some of these ideas so there is that

[2:14:35] Voice 13: That momentum needs to continue and grow, I think, to realize any of these opportunities on your island.

[2:14:43] Voice 13: Trustee Morrison has

[2:14:44] Trustee Maude: had a hand up for quite a while.

[2:14:48] Voice 1: Yeah, and I just wanted to also name that this housing project is looking at all different options of market and non-market housing together.

[2:14:57] Voice 1: other also to think about the question of okay if we add 20 additional units of affordable housing

[2:15:03] Voice 1: in some high density location if that's what we choose to do then are we removing density

[2:15:09] Voice 1: somewhere else and I know the you know the APC has thought about that as well and while we can't

[2:15:15] Voice 1: remove the density from Magic Lake because there are some restrictions if it's a single family

[2:15:19] Voice 1: residence there are some things that could be done around cottages in like larger properties

[2:15:24] Voice 1: And so that might be a holistic conversation we need to have if we're really trying to hold a certain number. I have not yet been convinced one way or the other that there is a clear number for carrying capacity on Pender. I know there is there's some upper limit, but I just don't know what that limit is right now.

[2:15:45] Voice 1: so you know my my five-year 10-year plan like if that was brad i think who had said that would be

[2:15:52] Voice 1: a vision of that maybe also a vision of like a housing society that maybe has agreements with

[2:15:58] Voice 1: landowners to run you know affordable housing through their cottages you know as rental

[2:16:03] Voice 1: cottages that they manage that could be something that could be done and so you know i think there

[2:16:09] Voice 1: are ways that we have not yet used housing societies that are possible i

[2:16:17] Voice 10: don't want to

[2:16:18] Voice 10: to consider more but i'll just reply with that yeah i totally again i really really appreciate

[2:16:23] Voice 10: what you guys are trying to do here i think it's a it's a step but what i'm trying to figure out is

[2:16:28] Voice 10: for my community how does this how does anything positive get done right and so so i'm just kind

[2:16:35] of spitballing here but

[2:16:36] Voice 10: i think that there should be some sort of committee with yourselves like

[2:16:41] Voice 10: there should be a representation from the islands trust from the crd from the provincial government

[2:16:46] Voice 10: government and the federal government and the housing society sort of so that between

[2:16:51] Voice 10: all those groups this is how it's going to get done so you guys can you guys can do the

[2:16:55] Voice 10: absolute best resulting in the world but if those other five players don't do anything

[2:17:00] Voice 10: that means it's going to happen but if those five players aren't together looking at housing

[2:17:04] Voice 10: on bender it can't just be this group and they throw it over here and they throw it

[2:17:08] Voice 10: over here they throw it over here but they're not working together to create housing on

[2:17:13] Voice 10: vendors my concern is this could just end up not doing anything and i'm not waiting you for that

[2:17:18] Voice 10: you understand what i mean just like how do we actually make something good happen it has to be

[2:17:24] Voice 10: that we have to voluntarily create subcommittees because it's not statutorily required but we have

[2:17:30] Voice 10: to because otherwise i'm not going to get anything done i

[2:17:34] Voice 14: mean the the hope is that at the end of

[2:17:37] Voice 14: this we for us we at least end up with identified land that is zoned for a project

[2:17:45] Voice 10: right

[2:17:47] Voice 14: and then

[2:17:48] Voice 14: absolutely we can get like get on board with with how that moves forward but it's more of a support

[2:17:56] Voice 14: role on our part but it's getting those other players involved to want to work for it as well

[2:18:09] Voice 14: and your comment to me the other day about the gulf islands in general are sort of left to their

[2:18:18] Voice 14: own devices because we have a very very small number of constituents voting and it is pretty

[2:18:29] Voice 14: hard to kind of rattle the chain uh on 25 000 roughly votes and it and it does come down to

[2:18:41] Voice 14: that at the end of the day it's why we get passed over for funding and because there's there just

[2:18:49] Voice 14: just isn't, I don't think, the desire to get in the ditch and roll up your sleeves and

[2:18:55] Voice 14: do something here.

[2:18:57] Trustee Maude: Can I jump in?

[2:18:59] Trustee Maude: I have two others over here, so.

[2:19:02] Voice 10: Sorry, you first.

[2:19:03] Voice 10: So my concern is how do you ensure that secondary suites, or however these are envisioned,

[2:19:12] Voice 10: are for long-term renters and tenderites?

[2:19:17] Voice 10: because that so that's like i don't know how you do it i don't even know how to answer that but

[2:19:23] Voice 10: that's my main question and the other is that would there be grants available for um building

[2:19:31] Voice 10: uh these type of buildings on pender um places on pender um because of rural hardship for extra

[2:19:40] Voice 10: for ferry costs given the increased Gulf War fuel costs that are happening. So it's just like,

[2:19:48] Voice 10: could we be creative about applying for some, you know, grants that add the rich entry LPP that

[2:19:57] Voice 10: could actually do something to offset some of these increased costs? And so, for example,

[2:20:04] example, there was something about the Port Bramfrew area

[2:20:09] Voice 10: got some type of designation

[2:20:12] Voice 10: from the MLA or whatever, to be able to get increased communication, like a tower there

[2:20:19] Voice 10: or something like this is years ago. Anyway, so they can do that. Why can't we do that?

[2:20:24] Voice 10: Right? That's my question. And the only other one is water, water, water, water, water, water.

[2:20:33] Trustee Maude: Can I just touch on the secondary suites thing, because it speaks up to the build-up as such.

[2:20:39] Trustee Maude: Main Island, which is what I know, about, I want to say, six, seven years ago, we did

[2:20:47] Trustee Maude: a broad brush, not unlike what's proposed here, secondary suites for Main Island.

[2:20:51] Trustee Maude: And there were some people tearing their hair out saying, the island's going to get overbuilt,

[2:20:56] Trustee Maude: you're going to bring in that thousand of people on the island and all that.

[2:20:58] Trustee Maude: Since then, I'm aware of one secondary suite that got built.

[2:21:02] Voice 10: no i heard that

[2:21:03] Trustee Maude: and unfortunately that secondary suite is a short-term vacation yeah

[2:21:07] Voice 10: i heard that

[2:21:07] Voice 10: too and

[2:21:08] Trustee Maude: it's just because the thing is is that the same time we did this there were some code changes

[2:21:13] Trustee Maude: and a secondary suite has to be totally independent so it has to have a separate

[2:21:17] Trustee Maude: um electrical feed a separate water um the full separation from the house and the particular thing

[2:21:25] Trustee Maude: that that um i've heard back from builders on main island is the water because most of

[2:21:31] Trustee Maude: main aisles on wells and if you have two connections it's a water system and so you you put in a whole

[2:21:37] Trustee Maude: other level of bureaucracy and cost to it and so each one of these things became a straw and then

[2:21:43] Trustee Maude: sooner or later the camel's back because we can't afford to do it so it's a but that again nothing

[2:21:49] Trustee Maude: to do with island's trust we're just the enablers for the land but other bureaucracies have put in

[2:21:55] Trustee Maude: layers and layers and layers of regulations, which is costs, which have just made what

[2:22:01] Trustee Maude: used to be simple, very, very complicated.

[2:22:04] Trustee Maude: So anyway, so we had, you had your, so yeah, go ahead.

[2:22:11] Voice 10: Well, thank you.

[2:22:12] Voice 10: I just want to, as a director of the Canberra Island Partying Society, just to say, because

[2:22:20] Voice 10: Brad was a little accusatory, we are defeated.

[2:22:25] Voice 10: needed. We have four people. Average age is a little high, but a lot going to bed. We

[2:22:31] Voice 10: have our hands very full with the PC

[2:22:34] Voice 15: housing disappearance in three years' time. It's a

[2:22:38] Voice 15: very serious problem for us financially at the end of the day. We have huge desire

[2:22:44] Voice 10: to

[2:22:51] Voice 4: the country talks. We

[2:22:55] Voice 12: don't go the wrong way.

[2:22:57] Voice 15: In my personal opinion, is

[2:23:03] Voice 10: that as a community as a whole, we should be focusing on this

[2:23:07] Voice 10: we have the zoning, we have the land, we've almost got the ducks in place. I can't believe

[2:23:13] Voice 15: that between us somehow we can't make

[2:23:18] Voice 10: expansion happen. Not necessarily to the full thing

[2:23:24] Voice 10: we'd like to do, but at

[2:23:25] Voice 15: least to add another seven units. It just seems ridiculous that

[2:23:30] Voice 15: we haven't yet been

[2:23:31] Voice 10: able to do it. But it's funding and you say we need more community

[2:23:39] Voice 10: action. So how do we get that if we held this community meeting in February to try and get

[2:23:45] Voice 10: more people, more active people?

[2:23:48] Voice 13: So just to clarify, there was no comment on the current

[2:23:52] Voice 13: board and the current people. It was more, you need more horsepower and fresh faces and fresh

[2:24:01] Voice 13: ideas and fresh energy because you folks have been at it a long time and you're literally

[2:24:05] Voice 13: there with your fingers in the holes of the dam trying to hold it back especially with the

[2:24:11] Voice 13: challenges of of bc housing so like where i would go like the what could you do you could volunteer

[2:24:17] Voice 13: to sit on your housing society as like a starting point to bring another like a younger fresher face

[2:24:25] Voice 13: and new ideas i am

[2:24:26] Voice 5: talking absolutely like

[2:24:30] Voice 13: if you're talking about because because ultimately

[2:24:34] Voice 13: Ultimately, these projects require a

[2:24:36] Voice 13: huge amount of volunteerism, and generally in our communities, volunteerism is a dying breed, sadly, in my generation, and then even more so in my kids' generations.

[2:24:48] Voice 13: Because

[2:24:49] Trustee Maude: Galliano Green went,

[2:24:50] Voice 13: what, through three iterations?

[2:24:51] Trustee Maude: Yes.

[2:24:52] Trustee Maude: Two iterations, yeah.

[2:24:55] Trustee Maude: Where it just burned out people.

[2:24:56] Voice 13: Yeah, so no disrespect to them at all.

[2:25:00] Voice 13: It's just really, how do you generate?

[2:25:02] Voice 13: rate you had 70 people at that meeting but it sounds like no one stepped up as a new member

[2:25:07] Voice 13: so how how do you it's weird i don't know i'm trying to so i would have hoped 100 people would

[2:25:16] Voice 13: be at this meeting today every household received that pamphlet so we've done our due diligence in

[2:25:22] Voice 13: a sense as planners trying to encourage your community and we have you know half a percent

[2:25:31] Voice 13: of your population showing up for a topic so important as housing.

[2:25:35] Voice 13: And there's probably, I would guess, 20% or more of your population

[2:25:40] Voice 13: that's actually struggling with housing in one form or another.

[2:25:44] Voice 13: Either they're under-housed, they don't have housing,

[2:25:46] Voice 13: or they're worried about how they're going to pay for their housing each month.

[2:25:51] Voice 13: So

[2:25:51] Trustee Maude: we have time for a couple more questions.

[2:25:53] Trustee Maude: So two gentlemen to go.

[2:25:54] Trustee Maude: So, sir?

[2:25:56] Voice 10: Yeah, you've got to be careful.

[2:25:58] Voice 10: You're committing to getting there.

[2:26:04] Voice 10: What you mean, Rob, is the best point of all, I think, and that's gathering all the powers

[2:26:14] that be together

[2:26:15] Voice 10: to get things done.

[2:26:18] Voice 10: Would the LTC consider creating a group that included the housing committee that would

[2:26:25] Voice 10: would pursue this idea of going after the CRD,

[2:26:32] Voice 10: provincial, everybody, and just research this problem.

[2:26:40] Voice 10: And I would certainly be willing to join your committee

[2:26:43] Voice 10: if that's the heading that it should take,

[2:26:47] Voice 10: which it sounds like it should.

[2:26:49] Voice 10: I was involved with BC Housing big time

[2:26:52] Voice 10: when we were giving money away, and it was a great system.

[2:26:55] Voice 10: So where I'm going with this is right now,

[2:27:00] Voice 10: because we've got the last rest of the people that want to stick around,

[2:27:07] Voice 10: let's do it.

[2:27:08] Voice 10: Let's get that moving so that we can crack this problem.

[2:27:15] Voice 10: The best, the cheapest way to do housing, there's a couple of ways to do it.

[2:27:21] Voice 10: I think off-grid owned projects should be allowed to work outside.

[2:27:26] Voice 10: Side-based billing, that's a subject for this group, right?

[2:27:31] Lower housing

[2:27:31] Voice 10: costs, the billing costs.

[2:27:34] Voice 10: If you're off-grid, I'm going to say you can do what you want.

[2:27:40] Voice 10: I know I can't get it worth that, but

[2:27:41] Voice 5: that's

[2:27:43] Voice 10: really the only thing I can point at,

[2:27:44] Voice 10: and I'm sure that Ken has some research already on that subject.

[2:27:50] Voice 10: So that's where I'd like to see us go.

[2:27:53] Voice 10: Everything that's been done is great, and I'm quite new to the group,

[2:27:57] Voice 10: so I'm just catching up.

[2:28:01] Voice 14: no i just to answer your point i don't think it would be us starting a group to do it but i think

[2:28:09] Voice 14: it would be us joining a

[2:28:12] Voice 5: group

[2:28:13] Voice 14: a group like like like a trustee getting involved with dependent

[2:28:18] Voice 14: housing society and it being the fender housing society that's the horsepower behind it and

[2:28:23] Voice 14: and a trustee being the connection to it.

[2:28:26] Voice 14: And if you can get a regional, like,

[2:28:28] Voice 14: yep, a CRD guy that's involved in it.

[2:28:33] Voice 14: And I mean, we also have a local MLA

[2:28:36] Voice 14: that is a Penderite, you know, and that's, there's a,

[2:28:41] Voice 14: yeah.

[2:28:42] Voice 14: It doesn't necessarily need to

[2:28:43] Voice 14: be the highest level of,

[2:28:45] Voice 14: like it can be a staff member, you know,

[2:28:47] Voice 14: because I think these in our CRD,

[2:28:50] Voice 14: like we have like transit authorities

[2:28:52] Voice 14: where you have community organizations

[2:28:54] Voice 14: organizations represent

[2:28:54] Voice 10: other government organizations and that sort of thing but

[2:28:58] Voice 10: they're they so if we had a housing uh committee that had a representation of somebody you're at

[2:29:05] Voice 10: some organization has to start it yeah but if it has a representation of the people

[2:29:10] Voice 10: or organization sorry a person representing an organization would we need you to execute this

[2:29:17] Voice 10: because the situation we have now is you're talking to them oh why the heck are you doing

[2:29:22] Voice 5: this

[2:29:22] Voice 10: and they they just simply can't do it right but if we're all looking at each other if we

[2:29:28] Voice 10: everyone in that organization can do something so that we can solve it because now i just don't

[2:29:35] Voice 10: really see how we're going to solve it all kind of just operating independently but we do operate

[2:29:41] Voice 10: so

[2:29:42] Trustee Maude: we have last speaker so do your answer then we'll go last week uh

[2:29:49] Voice 12: for some perspective

[2:29:51] Voice 12: perspective, so Pender is 2,700 people. Two weekends ago, I went to Galligano to their

[2:29:57] Voice 12: renters forum in their community hall.

[2:30:00] Voice 12: They're half our population. They have three housing societies, non-profit, and two sort of

[2:30:07] Voice 12: guys that pair passionately, and they're building small hundreds of foot cluster units.

[2:30:12] Voice 12: So there's five different initiatives happening on Galliano. One is the housing society from 76,

[2:30:20] Voice 12: then they've got the one that CRD bought into, and they talked about burnout, volunteer burnout,

[2:30:26] Voice 12: and a high-functioning civil government project manager

[2:30:31] Voice 12: was doing 15 to 20 hours a week volunteer with that project.

[2:30:37] Voice 12: She's now an executive director and getting a little dribble of pay,

[2:30:40] Voice 12: but that's the scope of the effort.

[2:30:43] Voice 12: And then, so that's one piece.

[2:30:46] Voice 12: Then Patricia and I have been talking for this project here

[2:30:51] Voice 12: a pen uh anglican church the base layer starting point is feasibility searching for parameters

[2:31:00] Voice 12: how good is the well how big can we build a septic field all like there's just question

[2:31:06] Voice 12: after question that's dozens long where you're searching for trying to squeeze out some sort of

[2:31:12] Voice 12: can it be 20 30 40 units on this property and it's the most precarious because there's no funding

[2:31:19] Voice 12: anywhere for that first sort of feasibility crd has their rural housing program but you already

[2:31:28] Voice 12: have to have a site plan you already have to have all those pieces i mentioned in place so it's that

[2:31:34] Voice 12: starting at zero assuming zoning's in place it's getting to the point where you have enough of a

[2:31:41] Voice 12: project where people go yeah we like it van city's got great programs but they need to see a project

[2:31:50] Voice 12: it so it's that gap between attention and action it's like how do we do we raise some funds locally

[2:32:00] Voice 12: five thousand dollars at a time i don't know

[2:32:03] Voice 12: what but hey we just raised

[2:32:05] Voice 14: 1.8 million dollars for a

[2:32:08] Voice 14: second-hand store

[2:32:09] Voice 15: all right

[2:32:12] Voice 14: but that's that's the opportunity

[2:32:15] Voice 12: there

[2:32:16] Voice 14: yeah okay

[2:32:18] Trustee Maude: so last speakers

[2:32:20] Voice 10: Some excellent points have been made during this discussion right now, and I appreciate

[2:32:26] Voice 10: what you guys are doing, trying to get us involved.

[2:32:31] Voice 10: My concern, I think Rob mentioned, is the question of funding.

[2:32:36] Voice 10: Now I don't think we can really expect anything from the BC government for the next year,

[2:32:44] Voice 10: for the next year and a half.

[2:32:45] Voice 10: They are deeply in debt, way over-expended, and they don't have the money to do anything

[2:32:52] Voice 10: on the basis.

[2:32:56] Voice 10: So that's one of the ones we've got to rely on ourselves, as we did for our community

[2:33:04] Voice 10: clinic down the street here.

[2:33:07] Voice 10: We've got to rely on ourselves, which means more taxation, which nobody wants.

[2:33:15] Voice 10: Number two, I think you get the sense that it's, you know, you guys are leading the bureaucracy

[2:33:24] Voice 10: but you've got a whole bunch of other organizations that you have to drag along and convince again.

[2:33:30] Voice 10: But still it's sort of top-down management and I'm looking more at what do people want

[2:33:38] Voice 10: want out there, the community. You mentioned something like 450 or 458 or something. People

[2:33:45] Voice 10: responded to a previous survey, but you didn't tell us what the results of that survey was.

[2:33:53] Voice 10: I mean, how many were for, how many were against, how many were neutral, and what was the result

[2:33:58] Voice 10: of that survey?

[2:33:59] Voice 13: I would say the bylaw changes largely reflect the desire or the priorities of the community

[2:34:04] Voice 13: around a worker housing, affordable housing,

[2:34:08] Voice 13: more flexible options for multiple units or secondary.

[2:34:15] Voice 13: So I think that they didn't support RVs as much,

[2:34:22] Voice 13: changes to STVRs, there wasn't as much support for.

[2:34:26] Voice 13: So some of the things that haven't been pursued

[2:34:28] Voice 13: were influenced by that survey.

[2:34:30] Voice 13: So, so I would say largely what's being brought forward was, and there are there are others previous presentations that do summarize the results of the survey.

[2:34:45] Voice 13: You were saying

[2:34:47] Voice 10: that the results were largely

[2:34:49] Voice 13: Consistent with the direction that the elected officials are going in their bylaw changes.

[2:34:54] Voice 13: of we

[2:34:54] Voice 14: we did do a full meeting uh community information meeting based on what the results

[2:35:01] Voice 14: of the survey were and sat down with folks and we got a half maybe half as many people

[2:35:09] Voice 14: as they're here today so we didn't have any cookies so maybe this is the this is the turning

[2:35:16] Voice 14: report but maybe

[2:35:24] Voice 10: this is an opportunity to get the word out in terms of the referendum

[2:35:30] Voice 10: on the next upcoming election government that will be next year until you know

[2:35:34] Voice 9: october and

[2:35:37] Voice 10: get get the feeling throughout the country

[2:35:45] Voice 10: in other words start their ground spots in the ground up rather than from top down but but i

[2:35:54] Voice 2: think if you saw

[2:35:55] Voice 13: this i think if you saw that survey you would see that the questions were

[2:35:59] Voice 13: quite comprehensive and that the results were were quite telling in terms of the direction

[2:36:07] Voice 13: that the community wanted to go and in my mind it's really more about it again circles back to

[2:36:18] Voice 13: like Ken just said it takes an enormous amount of volunteer horsepower to get some of these

[2:36:24] Voice 13: things done on the ground and with only four people on your society struggling with just

[2:36:31] Voice 13: keeping afloat what currently exists no matter how much money i had for example in government

[2:36:39] Voice 13: to give you you're not you need to get to a place where you're like you know at least shovel ready

[2:36:45] Voice 13: and understanding what you want to do and and your community up to now hasn't done that work

[2:36:50] Voice 13: it's just the reality whereas other communities other island communities are way farther ahead

[2:36:56] Voice 13: yeah and i would bet on galliano if we had a meeting like this we probably would have had

[2:37:01] Voice 13: a hundred people in the room or 75 community hall was

[2:37:04] Voice 13: full it was the community fall was

[2:37:06] Voice 13: full and and the community hall is almost always full but they had pizza

[2:37:15] Voice 13: i take it all back but i don't mean to be facetious but

[2:37:20] Voice 13: but but at the end of the day

[2:37:23] Voice 13: no matter what you do with zoning it has to it like you say it has to start in your community and

[2:37:30] Voice 13: educated bright dedicated people trying to move these ideas forward

[2:37:35] Voice 10: that sounds like a low number

[2:37:37] Voice 10: but in terms of the electorate that is pretty significant

[2:37:41] Voice 13: it's a lot it's actually an

[2:37:43] Voice 13: exceptional response rate which which is really interesting which is the dichotomy of there's a

[2:37:48] Voice 13: huge amount of interest and obviously concern in housing but still we have this meeting and

[2:37:53] Voice 13: there's a handful of people here so where are all those

[2:37:56] Voice 13: people that actually

[2:37:57] Voice 10: signed up but didn't

[2:37:59] Voice 10: come up

[2:38:00] Voice 13: in a sense so that's kind of typical of society in general right so we have trustee

[2:38:06] Trustee Maude: morrison for final comment so well

[2:38:08] Voice 10: yeah they're all gardening yeah

[2:38:11] Voice 1: everybody's gardening it's

[2:38:12] Voice 1: early may everybody's putting the garden in um yeah i think the other thing too to remember is

[2:38:18] Voice 1: this isn't like top down bottom up kind of dichotomy that's not what we're dealing with

[2:38:24] Voice 1: here this is people in our community who have asked for this for years to get some zoning

[2:38:30] Voice 1: replaced so it's very much a grassroots move to try and get this some of the zoning sort of

[2:38:35] Voice 1: reorganized in a way that makes it easier for housing societies to move forward with project

[2:38:40] Voice 1: shovel ready projects to get funding because it's like funding zoning and community action right

[2:38:47] Voice 1: and so those three sort of components have to work together as much as possible and it just seems

[2:38:54] Voice 1: like we've tripped over the zoning multiple times and like projects have fallen flat because of that

[2:39:00] Voice 1: so if we can really relieve that burden it might make it much more viable to go forward with some

[2:39:08] Voice 1: things that community wants to see happening excellent

[2:39:13] Trustee Maude: thank you trustee morrison i think

[2:39:18] Trustee Maude: we're trying to get one more slide up is that the yeah

[2:39:20] Voice 12: it's just uh calling up the

[2:39:26] Voice 12: well um

[2:39:30] Voice 12: i don't know

[2:39:32] Voice 3: it's

[2:39:35] Voice 12: not going up on the screen so if anybody's truly interested i'm currently

[2:39:40] Voice 12: thinking now the bc housing heavily subsidized model is dead and to that gentleman's point

[2:39:47] Voice 12: uh is to look up chf.bc.ca that's basically co-op reiterated and they have all sorts of

[2:39:58] Voice 12: support programs tons of background information how to start at ground zero

[2:40:05] Voice 12: and if you've got to build enough chf.bc.ca they have a community housing fund response like you

[2:40:16] Voice 12: go to the website and it just goes on and

[2:40:18] Trustee Maude: on and on.

[2:40:19] Voice 12: So there's 2000 of these housing units across

[2:40:23] Voice 12: Canada, a bunch of 12 to 18 in Victoria alone. But there's an equity model and a housing share

[2:40:34] Voice 12: slash rental model. So everybody in this room can say, we want to start a co-op housing

[2:40:41] Voice 12: and we create it and we run it. We all got skin in the game and we get our own little units.

[2:40:47] Voice 12: there's probably a commons building and everybody in the room owns it together

[2:40:56] Voice 12: what's that and all right what's

[2:40:59] Voice 5: that you already

[2:40:59] Voice 12: so part of what i see clients what i like about

[2:41:03] Voice 12: the model is you have to do something you have to

[2:41:07] Voice 1: be on the board

[2:41:08] Voice 12: you have to do maintenance

[2:41:10] Voice 12: you have to do everybody's got a pitch here and pender's done it like look at this place look at

[2:41:16] Voice 12: the community, I'll look at the medical center. Pender knows how to do it.

[2:41:21] Voice 12: Sorry, I have a few

[2:41:22] Trustee Maude: minutes for my very slow mask on.

[2:41:29] Voice 15: How about four nice little talk rooms in this room? We have a community kitchen, we have amazing

[2:41:36] Voice 15: water rooms, we have good water.

[2:41:38] Voice 12: Yeah. Sound insulation. Yeah, probably. I mean you have,

[2:41:44] Voice 12: Then the building code comes into it as soon as you alter its space.

[2:41:50] Voice 12: It's all fine.

[2:41:52] Voice 12: Thank you, everybody.

[2:41:56] Voice 10: Thank you very much.

[2:41:58] Voice 10: Thanks for that.

North Pender Island Local Trust Committee 
Special Meeting 
May 2, 2026 ADOPTED Page 1 of 4 
 
North Pender Island Local Trust Committee 
Minutes of Special Meeting 
 
Date:  
Location:  
May 2, 2026 
Anglican Parish Hall 
4703 Canal Road, RR#1, North Pender Island, BC 
 
Members Present: David Maude, Chair 
 Aaron Campbell, Local Trustee 
 Deb Morrison, Local Trustee (electronic)  
  
Staff Present: Brad Smith, Island Planner 
 Lisa Millard, Meeting Administrator/Recorder (electronic) 
  
Others Present: There were approximately 20 members of the public present. 
 
1. OPEN HOUSE 
The North Pender Island Local Trust Committee hosted an open house before the meeting. 
No minutes were recorded until the meeting was called to order. 
2.  TO ORDER 
Chair Maude called the meeting to order at 12:27 p.m. 
3. TERRITORIAL ACKNOWLEDGEMENT 
Chair Maude acknowledged that the meeting was being held in territory of the Coast Salish 
First Nations. 
4. APPROVAL OF AGENDA 
By general consent, the agenda was approved as presented. 
5. BUSINESS ITEMS 
5.1 North Pender Island Housing Access and Affordability Project  
5.1.1 Staff Presentation 
The Planner provided an overview of the Housing Access and Affordability 
Project and highlighted the following: 
• Islands Trust role in land use planning 
• How the Housing Tool Kit informs the work 
• Actions taken to date related to housing needs include permitting 
secondary suites, limiting / regulating short-term vacation rentals, 
rezoning Plum Tree Court to permit multi-family dwellings, and 
ADOPTED 

 
North Pender Island Local Trust Committee 
Special Meeting 
May 2, 2026 ADOPTED Page 2 of 4 
consideration of a Temporary Use Permit to establish emergency service 
worker accommodations 
• Details of the key goals of the North Pender Housing Action Plan 
include: 
o Updating and using available data to inform housing projects 
o Diversifying housing options through zoning 
o Increasing opportunities for non-profit housing\ 
o Increasing community education and outreach 
o Incorporating First Nations interests in land use decision making 
• Details and status of action plans associated with each goal 
• Project timelines and steps to be taken prior to potential adoption of 
proposed bylaws 
5.1.2 Advisory Planning Commission (APC) presentation 
The Advisory Planning Commission (APC) was given a referral to provide 
feedback about diversified housing options through zoning and report on 
analyses, options, recommendations, and potential Official Community 
Plan(OCP) and Land use Bylaw (LUB) changes that would increase access to 
non-market housing. They provided a summary of their referral response and 
highlighted the following: 
• A review of the Housing Tool Kit, Islands Trust Object, draft Trust Policy 
Statement, existing OCP and LUB housing policies, and the Build-Out 
and Suitable Land Analysis was undertaken 
• They explored opportunities for zoning changes to permit higher density, 
multiple unit developments 
• Any rezoning would have to include a requirement for a housing 
agreement to ensure long-term affordability 
• Explored legalizing the use of recreational vehicles (RVs) as permanent 
dwellings and recommended they not be allowed as primary residences 
until proper standards and enforcement are in place 
• Recommended small foot print homes be permitted as accessory 
dwelling units but only those that meet building standards 
• Reviewed short-term vacation rentals in which the owner does not live 
onsite and recommended that no new Temporary Use Permits be issued 
and that current ones be allowed to lapse 
• Review of the Build-Out Analysis showed build-out potential of 297 
cottages 
o There are 289 undeveloped lots with subdivision potential 
realizing an additional 199 lots 
o If full take up occurred the total build out would result in the 
possibility of a population increase of 5710 based on an average 
of two occupants per potential dwelling 
• The APC concluded that North Pender has more than enough existing 
market housing 
• There is no current need to increase broad based supply 
• There is scarce land suitable for increased density 

 
North Pender Island Local Trust Committee 
Special Meeting 
May 2, 2026 ADOPTED Page 3 of 4 
• The best chance for success comes from a targeted approach 
for specific needs non-market housing 
 
5.1.3 Break 
The meeting recessed for a break at 1:55 p.m. and reconvened at 2:10 p.m. 
5.1.4 Community Discussion and Q and A 
The following comments, questions, and answers, were noted: 
• Suggestions for boarding style housing, cooperatives, and other shared 
land concepts 
• The previous Advisory Planning Commission was asked to look at the 
speculation and vacancy tax and made a recommendation to be 
included in the tax where does this stand?  
o Local governments in BC do not independently opt in to the 
speculation and vacancy tax 
o The Provincial government has not designated the Islands Trust 
area to be included, but advocacy could be done by Trust 
Council to request the Provincial government include the Trust 
area 
• Previous rental housing has been purchased leaving limited availability, 
and ideal housing would be a tiny home community with public outdoor 
and indoor spaces with access to walking trails and transit 
• What does the Local Trust Committee hope is accomplished and what 
would need to be done to achieve those goals? 
o The Local Trust Committee can put zoning and bylaw language in 
place to allow affordable and flexible housing options to go 
forward with less barriers should an opportunity arise 
• Why are options that have been provided not being taken up? 
o Different levels of government have varying areas of 
responsibility and authority and commitment from the various 
governments needs to occur at the same time 
o When funding comes available the zoning needs to be in place 
otherwise the funding opportunity is lost 
o The project is looking at all options of market and non-market 
housing and also needs to look at options such as moving 
density by adding it to a certain area and removing from another 
o The first step is determining what land can be rezoned and how 
to rezone it 
• How do we ensure that secondary suites are built for long-term renters 
and local residents? Would grants be available for building these types 
of dwellings? 
o Mayne Island created broad permissions for secondary suites 
and only one was built so there is need for other options 

 
North Pender Island Local Trust Committee 
Special Meeting 
May 2, 2026 ADOPTED Page 4 of 4 
• The local housing group has limited capacity and resources and the 
entire the community needs to focus on the issue 
• Would the Local Trust Committee consider creating a group that 
includes the housing committee to peruse the idea and research the 
issue and potential solutions? 
o The Local Trust Committee would not start a group but a Trustee 
might get involved with an established organization 
o Establish a housing committee with representation from various 
organizations that collectively have ability to execute plans 
 
• The community cannot expect funding from the Provincial government 
and will need to rely on community members to get things done through 
means that does not include taxation. 
• What does the community want?  
o The survey results supported workforce housing, affordable 
housing and flexible options not including RVs or short-term 
rentals 
o The results are consistent with direction the Local Trust 
Committee is moving toward 
6. ADJOURNMENT 
By general consent the meeting was adjourned at 3:10 p.m. 
 
_________________________ 
David Maude, Chair 
 
Certified Correct: 
 
_________________________ 
Lisa Millard, Meeting Administrator/Recorder