Hornby Island Local Trust Committee regular meeting, June 26, 2026

[0:00:00] Voice 4: we'll take it by general consent the amendment agenda is uh approved as presented start off we

[0:00:06] Voice 3: we have trustee reports who would like to go first okay so i attended trust council but i

[0:00:13] Voice 3: won't collaborate on that because i had i was attending intermittently click upon the issues

[0:00:19] Voice 3: of the gas park it was via zoom um we didn't attend regional district meeting on monday was it

[0:00:31] Voice 5: yeah

[0:00:31] Voice 3: sorry hey do we have our microphone we do have the microphone can you pass the microphone

[0:00:35] Voice 3: over that's live there we go

[0:00:50] meeting

[0:00:51] Voice 3: we have like twice a year with them and it was on monday and uh we sort of have an agenda

[0:00:57] Voice 3: here so let's go through how we what we discussed so basically we first discussed uh policing

[0:01:01] Voice 3: see enforcement. I share concerns with I think all of us

[0:01:05] Voice 3: have with the four way stop and people coming out of all those

[0:01:10] Voice 3: driveways in that corner there is insane, especially when the

[0:01:12] Voice 3: ferry is unloading and you sit there trying to go to the gas

[0:01:16] Voice 3: station parking lot, you can't forever. It's really a safety

[0:01:20] Voice 3: issue. And so they've acknowledged that. And also the

[0:01:23] Voice 3: increase in bicyclists and then you know, with the campsite now

[0:01:26] Voice 3: we've got huge plus 15 meters plus 24 meters uh campers now and uh it's definitely see the last

[0:01:37] Voice 3: week or so it's it's different it's uh big vehicles and lots of bicycles so there's concerns

[0:01:43] Voice 3: with safety um in terms of the calls of course mental health issues with most calls out um

[0:01:51] Voice 3: In actual fact we actually had less calls. In 2025 we had 181 calls to police officers,

[0:02:01] Voice 3: say RCP versus, you know, traffic, various items. He didn't go into detail but basically

[0:02:07] Voice 3: said number one was mental health issues, so we went from 181 in 2025 to only 62 in

[0:02:13] Voice 3: 2026, but of course we're not over that year yet. But alarms, traffic, noise, etc. and

[0:02:21] Voice 3: uh they you know share concerns with how many visitors you're around and you know what whether

[0:02:26] Voice 3: we have to have more place seems so we're going to address that and see how it plays out and then

[0:02:31] Voice 3: we're going to have um by uh a referendum in our next blue election coming up regarding um

[0:02:39] Voice 3: animal control services on the island there's been a lot of concerns every summer we've seen

[0:02:43] Voice 3: kind of issues in terms of calling RSVP versus SPC or

[0:02:48] Voice 3: some other animal control service. So that will be a vote

[0:02:54] Voice 3: coming up. So whether you feel strongly or not strongly, that

[0:02:57] Voice 3: will be your option. And then we there are concerns regarding the

[0:03:03] Voice 3: shingle launch. I shared that but apparently it's done. That's

[0:03:08] Voice 3: it. It's finished. So I'm not sure voters out there. You want

[0:03:13] Voice 3: to address it further with the regional district but they said that's done enough and uh yeah the

[0:03:20] Voice 3: roadside trails we should have shared the fact that nobody ever uses them and the last is that

[0:03:26] Voice 3: just to be clear that fireworks are banned in the regional district all of these so canada

[0:03:33] Voice 3: weddings etc no fireworks okay thanks a bit long but there you go uh jessica scott thank you

[0:03:43] Voice 3: i had a very interesting meeting with josie osborne our minister rmla for this area as well

[0:03:50] Voice 3: as she's the minister of health and i met her at the uh the new completed campground

[0:03:57] Voice 3: down there and walked around with her and looked at the different sites and uh amazing that the

[0:04:04] Voice 3: place was fully booked within a week of it going out online so it's been well accepted i know

[0:04:12] Voice 3: there's a lot of controversy around it and but the people were really enjoying it and i didn't

[0:04:20] she didn't get any backpacks

[0:04:21] Voice 3: from the folks who were staying there so i think that's all very

[0:04:24] Voice 3: positive i think it's great that it's close to the to the um the co-op and the ice cream and the

[0:04:31] Voice 3: kids can go out on ice cream walk down to the beach it's all part of the whole thing there it's

[0:04:36] Voice 3: it's it's kind of cramped when you think about it but i thought it will make it work i think that's

[0:04:41] Voice 3: That's what we're going to do.

[0:04:43] Voice 3: And I think a big issue that's on the island

[0:04:48] Voice 3: is getting a official community plan

[0:04:50] Voice 3: and the land use bylaws approved and completed.

[0:04:54] Voice 3: And the election, the next municipal election

[0:04:59] Voice 3: is at the 15th of October, Kevin, you know?

[0:05:02] Voice 3: 17th.

[0:05:03] Voice 3: 17th.

[0:05:03] Voice 3: 17th, and it's all the municipalities,

[0:05:06] Voice 3: regional districts in the province.

[0:05:09] Voice 3: So there's one more local trust committee in a very,

[0:05:16] september and there's also one more trust council meeting before september and then

[0:05:21] yeah it'll be open for elections so if anybody's thinking about running it's october 17th

[0:05:29] thank you trustee scott uh for my chair's report uh i was going to uh attended several sessions

[0:05:37] Voice 17: with ecb climate leaders caucus this year uh the mount paris biosphere region

[0:05:42] Voice 4: round table earlier

[0:05:44] Voice 4: earlier in June in Kuala Lumpur Beach, along with the Al-Adey Al-Qasim House Sound UN Biosphere.

[0:05:51] Voice 4: There are two within the Islands Trust area.

[0:05:57] Voice 4: The Al-Adey Al-Qasim Archaeology Projects Tour and

[0:06:01] Voice 17: Exhibition, the island in the middle

[0:06:04] Voice 17: of everywhere, is currently being hosted at the Kuala Lumpur Beach Museum until October

[0:06:07] Voice 17: 8th.

[0:06:08] Voice 17: We happen to be that way with some time.

[0:06:10] Voice 17: It's a really cool exhibition.

[0:06:12] Voice 6: addition um also been attending just the onboarding working group and uh

[0:06:17] Voice 4: ceo performance

[0:06:18] Voice 4: evaluation meetings uh trust council uh highlights while we announce the recipients of the 2026

[0:06:26] Voice 4: community stewardship awards um reviewed some candidate information and new council orientation

[0:06:33] Voice 4: program materials uh island stress counts public notification bylaw was amended to include

[0:06:40] Voice 4: include a publication

[0:06:42] Voice 17: that circulates at least monthly in the guidance trust so that's print

[0:06:45] Voice 17: uh we also uh had an update on the first Nations referral procedures and uh approved the religious

[0:06:55] Voice 17: relations action plan 2026-2028 provincial representative gave a presentation on the British

[0:07:03] Voice 17: Columbia Coastal Marine strategy and trust Council then passed a

[0:07:06] Voice 3: motion uh to request the province

[0:07:10] Voice 3: state trying the strategy in law and reviewed uh policy statement materials

[0:07:18] Voice 3: um including the updated handbook and uh updated the policy statement

[0:07:26] Voice 17: amendment policy

[0:07:27] Voice 3: a

[0:07:28] Voice 17: couple of notes from the region reach uh regional district meeting

[0:07:32] Voice 17: i was noted they uh there's a real need to for dialogue with bc prairies and the rcmp around

[0:07:38] Voice 17: speed mitigation and the very unloading of procedures especially around denman to hornby

[0:07:44] Voice 17: traffic uh the housing authority timeline they're going to be recruiting for board

[0:07:50] Voice 17: directors over the summer uh followed by staff recruitment into the fall and they'll be looking

[0:07:55] Voice 17: at projects um they're hoping to start looking at actual projects from late winter or late fall

[0:08:02] Voice 17: all early winter uh trustee allah mentioned the animal control service um there's a septic

[0:08:09] Voice 17: maintenance rebate program um which is a first time first serve program for the regional district

[0:08:17] Voice 17: you can get a 750 rebate per year um so anyone who needs their septic um

[0:08:26] maintain the thing for especially when we look at you know our

[0:08:30] Voice 17: setbacks to wells and other sources

[0:08:33] Voice 17: of water including setback to the sea um the little trip washrooms they have the permits in

[0:08:41] Voice 17: place they're expected to install this fall and the roadside trail upgrades should be coming

[0:08:47] Voice 17: along between the community hall and cemetery so

[0:08:51] Voice 3: that's it for that report

[0:08:55] Voice 3: Okay. So next is

[0:08:59] Voice 17: the public participation session. This is opportunity members of the public to speak. We want to hear your questions and comments. Later in the agenda we'll be discussing topics and making decisions.

[0:09:12] Voice 17: Your questions and comments are valued and help us make good decisions and applicants

[0:09:19] will have an opportunity to speak when we consider their applications,

[0:09:23] Voice 17: but for members

[0:09:24] Voice 17: of the public who are not applicants, if you want to speak in the applications, this is

[0:09:28] Voice 17: the time.

[0:09:30] Voice 17: We request that you direct your comments to this table here, the trustees and not other

[0:09:36] Voice 17: members of the public or the staff um speak to issues uh not individuals and be clear concise

[0:09:44] Voice 17: and respectful we do have a full agenda today so i've been asked to limit your speaking time

[0:09:49] Voice 17: to three minutes and i will be using a timer and

[0:09:53] Voice 3: so folks that want to address the local

[0:09:56] Voice 3: trust committee there's a microphone here um so please uh go up to the mic and if there's

[0:10:02] Voice 3: bunch of you to line up and go through you as expeditiously as we can so thank you anyone

[0:10:16] Voice 16: i'm sick when i get up it's really busy um i would like to bring forward a motion

[0:10:22] Voice 16: and i don't know if this is not if now is the right time

[0:10:28] Voice 16: you can promote

[0:10:30] Voice 4: propose an idea uh

[0:10:32] Voice 16: yeah it's an idea it's a motion i i mean i can read the motion

[0:10:35] Voice 16: i can just tell you what i think the motion should be sure i would propose that all new septic

[0:10:41] Voice 16: systems are a lot smaller than acre b of type three you cannot be of type three so the the

[0:10:50] Voice 16: most stringent level of type

[0:10:52] Voice 8: three the

[0:10:53] Voice 16: most uh type three systems the aesthetics come in three

[0:10:58] Voice 16: grades from how well they treat affluence so type one almost no affluent treatment type three very

[0:11:05] Voice 16: stringent affluent treatment treatment so i would suggest we have a lot of problems that

[0:11:10] Voice 16: are happening in the neighborhood neighborhood wells are failing the water table should be

[0:11:15] Voice 16: it's lower um so i think we need to start protecting the groundwater we have

[0:11:20] Voice 16: thank you thank

[0:11:24] Voice 5: you anyone

[0:11:27] Voice 3: else i'm just going to stand and i have a pretty loud voice i i'm in

[0:11:35] Voice 3: in support of that last.

[0:11:38] Voice 3: Oh, I'm sorry.

[0:11:39] Voice 3: Can

[0:11:39] Voice 5: you bring the mic over, Lisa?

[0:11:47] Voice 9: Can

[0:11:48] Voice 3: you bring it on?

[0:11:50] Voice 3: Yes.

[0:11:51] Voice 3: Can

[0:11:52] Voice 8: you bring this up?

[0:11:53] Voice 3: I have a pretty loud voice.

[0:11:58] Voice 3: You do.

[0:12:01] Voice 3: Try it out.

[0:12:02] Voice 3: Okay.

[0:12:02] Voice 1: She can

[0:12:02] Voice 3: see you now.

[0:12:03] Voice 3: I don't have much to say.

[0:12:05] Voice 3: I have a letter that I wrote.

[0:12:08] Voice 3: Now, I'm not sure if I should read this one out because you may have already received

[0:12:12] Voice 3: it.

[0:12:13] Voice 3: Okay.

[0:12:13] Voice 4: have you emailed it to us and we will have received it

[0:12:16] Voice 3: yes should i read it out to the

[0:12:18] Voice 3: audience well

[0:12:20] Voice 4: you as you might recall i asked that you address uh yourselves to the local trust

[0:12:26] Voice 4: committee and not to the members

[0:12:27] Voice 3: oh not to the members

[0:12:28] Voice 4: okay fine

[0:12:29] Voice 3: well i am in support of the

[0:12:31] Voice 3: recommendation for type three uh because i've left the similar concerns about the water and

[0:12:38] Voice 3: And the changing, the dwindling water and fresh supply on Murray Island.

[0:12:44] Voice 3: And this is not a specific time to really look at this situation.

[0:12:52] Voice 14: Do you want to just elaborate that you're a neighbor of this?

[0:12:54] Voice 3: I am a neighbor.

[0:12:55] Voice 3: I live in the Sandpiper area, and I am addressing a variance to the setback from the wells and the water system.

[0:13:10] Voice 3: thank you

[0:13:17] Voice 4: no no members the public board applicants need to speak to things now

[0:13:22] Voice 4: uh over here please um

[0:13:36] Voice 14: thank you for the opportunity to speak again uh on the same

[0:13:40] Voice 14: issue around the pua zone um i've got three different points to make actually so the first one

[0:13:48] Voice 14: is the land use bylaw definition for short-term rental on one beyond being 30 days or less

[0:13:56] Voice 14: so the provincial government has put in the default description of 90 days and unless the

[0:14:02] Voice 14: local government does an exception to that 90 days then the short-term regulations would apply to

[0:14:10] Voice 14: a three-month rental and as we all know what happens in the off season for any of the projects

[0:14:16] Voice 14: that are worked on is the contractors take monthly rentals and the locum doctors different people

[0:14:24] Voice 14: that are coming to do work tends to be in the off season when there's not as much traffic

[0:14:28] Voice 14: so it's quite important that our definition defines short term as true short term and not

[0:14:35] Voice 14: these monthly rentals that occur for all the major projects right from city west

[0:14:40] Voice 14: through to beulah creek those workers have come and rented homes in the wintertime

[0:14:45] Voice 14: so that's an important thing for the trust to do in the bylaw definitions a second

[0:14:52] Voice 14: uh i i really urge you to read tony law's letter of june 1st he's done a very short summary of that

[0:15:02] Voice 14: nine page letter on june 24th he has outlined a clear and concise path to do the zoning correction

[0:15:12] Voice 14: correction from the mistake that was made in 2014. For eight years, former trustee Tony

[0:15:19] Voice 14: Law has been bringing this to attention. So it's critical in the timing for several initiatives

[0:15:27] Voice 14: and existing uses in that PUA zoning that that correction be done in an expeditus, if

[0:15:35] Voice 14: that's a word. So, you know, we were really looking for leadership in this issue. So I

[0:15:44] Voice 14: respectfully ask that you trustees direct the staff to initiate a standalone public use

[0:15:52] Voice 14: amendment following the path outlined by Tony Law. So this long standing error can finally be

[0:15:59] Voice 14: corrected by the September 1st meeting. Correcting the error will immediately advance affordable

[0:16:06] Voice 14: workforce housing opportunities. This is not endorsing any specific projects, it's just

[0:16:12] Voice 14: opening up some inventory. Recognize existing community uses such as the SPARC and support

[0:16:18] Voice 14: employers in seeking to provide workforce accommodation. In summary, I ask you to focus

[0:16:27] Voice 14: on the work where there's broad community engagement and agreement the recent provincial

[0:16:34] Voice 14: advice has demonstrated that the vacation rental framework requires further consideration if that

[0:16:40] Voice 14: work must continue into the next term so be it can i

[0:16:45] Voice 4: ask you to wrap up please thank you please

[0:16:48] Voice 14: don't allow the uncertainty to delay affordable housing initiatives that are ready to proceed

[0:16:54] Voice 14: and need your support after two full terms of work on the land use bylaw and the official

[0:17:00] Voice 14: community plan you have the opportunity to leave a lasting legacy by correcting the public use

[0:17:08] Voice 14: zoning error and advancing practical housing solutions that hornby has been waiting for

[0:17:13] Voice 14: please seize that opportunity thank

[0:17:19] Voice 8: you thank you

[0:17:27] Voice 8: good morning

[0:17:29] Voice 5: um the vacation rental staff reports before you reveal that the structural

[0:17:35] Voice 5: and economic foundation on which you directed the bios to be developed are

[0:17:41] Voice 3: not going to achieve the

[0:17:43] Voice 3: critical goals after years of thought of the work towards a broad community agreement on vacation

[0:17:48] Voice 3: rentals it's difficult we would offer a measured perspective on where we find ourselves today

[0:17:53] Voice 3: day. The staff reports explicitly clarify that the local

[0:17:57] Voice 15: trust committee cannot place a cap

[0:17:58] Voice 15: on the number of vacation rentals using a TUP because the trustees are legally required to

[0:18:05] Voice 15: evaluate every TUP application on its individual merits. So the cap has been removed from the

[0:18:11] Voice 15: violence. Furthermore, the reports show that the TUPs will create a prohibitively high administrative

[0:18:16] Voice 15: and financial burden for staff, our community,

[0:18:20] Voice 3: and the other communities in the Northern Islands,

[0:18:23] Voice 3: trust yet

[0:18:25] Voice 15: housing is one of the most pressing issues on board any work towards safe secure

[0:18:31] Voice 15: and affordable housing needs our support we urge you to address the public use corrections and keep

[0:18:37] Voice 15: this work moving forward choosing this allows the ltc

[0:18:40] Voice 3: to address the long-needed housing

[0:18:42] Voice 15: corrections

[0:18:43] Voice 3: immediately if there is a cause to look at a better way to accomplish our core

[0:18:48] Voice 3: four vacation rental goals, which

[0:18:50] Voice 5: are containing growth, keeping the

[0:18:52] Voice 15: program affordable and

[0:18:53] Voice 15: manageable for both staff and residents, maintaining recurrent vacation rental regulations, and

[0:18:59] Voice 15: regulating for safe, sustainable subject matter.

[0:19:02] Voice 15: At

[0:19:04] Voice 14: this point, five years down the road, it's important to recognize and

[0:19:09] Voice 15: maybe even celebrate

[0:19:10] Voice 15: the organic success and structural improvements we've achieved.

[0:19:14] Voice 15: We have seen a 30 to 50% reduction in active legal vacation rentals, bringing us back to 80 to 100.

[0:19:22] Voice 15: This is the range that the trust itself reported and concluded was a contained and compatible number for Hornby's unique rural character.

[0:19:36] Voice 15: They create less than 10% of our summer population growth and represent less than 10% of all the homes on Hornby.

[0:19:44] Voice 15: The community is proactively managing itself.

[0:19:47] Voice 15: ISRA's membership has grown to over 135 members, representing 90 vacation homes.

[0:19:53] Voice 15: We focus heavily on bylaw compliance, and our families have taken a lot of initiative without any regulatory change,

[0:20:00] Voice 15: from emergency preparedness to installing water monitors, to making it a standard practice for guests to bring their own linens,

[0:20:08] Voice 15: to ways to clean kayaks with a cloth and not a hose.

[0:20:11] Voice 15: the provincial program the

[0:20:14] Voice 3: provincial program now provides reliable registration data on the

[0:20:18] Voice 3: number of vacation rentals operating and maybe most importantly their enforcement tools can

[0:20:23] Voice 3: support local regulations without adding unbudgeted administrative costs to our

[0:20:27] Voice 3: or increased demands on staff a better

[0:20:33] Voice 5: understanding

[0:20:34] Voice 15: uh sorry a better understanding

[0:20:38] Voice 15: of community concerns have allowed vacation rentals to be proactive and positive in addressing them

[0:20:45] Voice 15: and understanding that the vacation rental community on harley are uniquely deeply

[0:20:50] Voice 15: rooted here with long-term connections has helped to ease many worries

[0:20:55] Voice 15: i want to close no i'm sorry let us recognize the immense progress we've made with vacation

[0:21:01] Voice 15: rentals and as requested by every letter you've written on the public use corrections

[0:21:06] Voice 15: safeguard our housing projects by keeping them moving forward.

[0:21:09] Voice 15: I want to close by thanking each of you for your time

[0:21:13] Voice 15: and your continued care for our community.

[0:21:15] Voice 15: It's a hard job and you've stepped up to serve

[0:21:19] Voice 15: and that needs to be commended.

[0:21:27] Voice 10: Hello, my name is Melinda.

[0:21:29] Voice 4: Sorry, just before you go, I appreciate the applause.

[0:21:33] Voice 4: However, I neglected to mention, please no applause.

[0:21:38] Voice 4: Conversely, no booing.

[0:21:39] Voice 4: i would want to just make sure that it's a safe space that wasn't a bad instance but

[0:21:47] Voice 3: golden

[0:21:47] Voice 4: rule is no not even if it's rough sorry go ahead

[0:21:51] Voice 3: this is my first time attending uh this

[0:21:54] Voice 3: meeting i'm in a learning curve around the different local governance structures

[0:21:58] Voice 3: we're relatively new residents uh thank you for the opportunity to be here my question um may or

[0:22:04] Voice 3: may not be uh appropriate but it arises from what i've heard you say this morning in your two

[0:22:08] Voice 3: reports um i heard that the number of police calls are overwhelming overwhelmingly related

[0:22:16] Voice 3: to mental health concerns and i heard you grant say that you took time to speak with our mla who

[0:22:22] Voice 3: is also the minister of health and i'm aware that there are massive cuts to mental health

[0:22:28] Voice 3: support that are affecting the whole province i think this is really dire particularly for our

[0:22:34] Voice 3: community. And if in any way it's part of your purview, I would like to ask that you find a way

[0:22:43] Voice 3: to connect those two dots and express support and influence towards Josie Osborne to make note of

[0:22:53] Voice 3: the imbalance of police concerns being on the mental health side and ask for help to properly

[0:23:01] Voice 3: fund the mental health services so that those kind of calls can be dealt with in the appropriate way

[0:23:07] Voice 3: and not by police. So whatever it is that you could do within your mandate to influence that

[0:23:14] Voice 3: and to offer support and advocacy for that shift of resources so that the police

[0:23:22] Voice 3: are not being called for mental health, I would appreciate you thinking about that. Thank you.

[0:23:28] Voice 3: Thank you.

[0:23:37] Voice 3: Mr. Osborne will be here again on July 11th. I don't know if people are aware of that,

[0:23:46] but that'll

[0:23:47] Voice 3: be an opportunity to express those concerns because it is a huge concern. And

[0:24:01] Voice 3: because they so highlight some of the problems and uh how sad it is he's no longer with us

[0:24:08] Voice 3: but you wrote two little books that really highlight a lot of the issues going on

[0:24:12] Voice 3: about mental health so come up and meet with josie and express your concerns thanks

[0:24:21] Voice 3: i want to speak

[0:24:22] Voice 5: to that as well

[0:24:22] Voice 3: thanks for bringing it up um horny doesn't have a mental

[0:24:26] Voice 3: health outreach counselor anymore we've had one and now we don't really critical for us

[0:24:32] Voice 3: a former counselor has come back to the island and said they're inundated with calls even though

[0:24:38] Voice 3: they're not actually practicing

[0:24:39] Voice 5: right now so

[0:24:41] Voice 3: we need to as a community really step it up i don't

[0:24:43] Voice 3: know where it falls under elements trust but um we need to step that up i also want to support

[0:24:48] Voice 3: time the recommendations made by the staff regarding the

[0:24:52] Voice 5: lub and the ocp review i think

[0:24:54] Voice 5: we have been at it for a long time some of us were young when we started

[0:24:57] Voice 3: um it's been a tough road

[0:25:01] Voice 3: but i'd really like to see the process that's been initiated completed i think it's important

[0:25:06] Voice 3: that the community have a community information so that we can figure out how best to afford

[0:25:12] Voice 3: i get that the tups are going to be a challenge but we need to do something um to regulate things

[0:25:19] Voice 3: and that can happen along with

[0:25:21] Voice 3: all the housing initiatives that are currently

[0:25:23] Voice 3: being in process. So I

[0:25:26] Voice 3: urge you to move the

[0:25:27] Voice 3: process forward. Thank you.

[0:25:30] Voice 5: Thank you.

[0:25:34] Voice 1: My name is Catherine

[0:25:35] Voice 1: Roman. I just wanted to echo what

[0:25:37] Voice 1: Karen said about resolving

[0:25:39] Voice 1: the PUA zoning

[0:25:40] Voice 1: correction

[0:25:42] Voice 1: and to remind the trustees

[0:25:45] Voice 1: that the Beulah Creek project took

[0:25:47] Voice 1: 25 years of work. I was

[0:25:49] Voice 1: quite young when i started working on that project and it's finally open it took a long long time so

[0:25:56] Voice 1: we need more housing and we need to get this resolved thank you

[0:26:01] Voice 16: will we be able to speak again later this was that this is

[0:26:04] Voice 4: um no this is the this is the

[0:26:07] Voice 4: opportunity to step up well

[0:26:12] Voice 16: um i want to voice my concerns about the proposed septic system on

[0:26:18] Voice 16: on Campbell Road.

[0:26:19] Voice 16: I read the report very thoroughly

[0:26:22] Voice 16: and I'm not a groundwater engineer,

[0:26:26] Voice 16: but I am an academic and I'm used to evaluating papers.

[0:26:30] Voice 16: And I was hoping that the stringency and reasoning

[0:26:34] Voice 16: in the submitted reports, engineering reports,

[0:26:38] Voice 16: would be the same standards as academic papers,

[0:26:42] Voice 16: if not stronger, but they're not.

[0:26:44] Voice 16: And I'm really worried that, you know, many decisions would be made on the base of these reports.

[0:26:54] Voice 16: And that's why I brought the motion. And I do not really understand the governance system.

[0:27:01] Voice 16: Who will decide what septics are approved and what's the...

[0:27:04] Voice 16: You know, because I also today learned there's a board of...

[0:27:07] Voice 16: The Corby Trust Committee has a board of variants and there's all kinds of other bodies.

[0:27:12] Voice 16: is who makes what decision is completely unclear to me.

[0:27:16] Voice 16: I have submitted a letter to the letter with my particular concerns

[0:27:22] Voice 16: about the construction of the system that is online.

[0:27:26] Voice 16: So I'm not going to go into this, but the governance is not clear to me.

[0:27:31] Voice 16: And I also think that this area, you know,

[0:27:35] Voice 16: these 30-meter setbacks are provincial requirements.

[0:27:38] Voice 16: We would only argue, it's easy to argue that here is a special case.

[0:27:42] Voice 16: and if anything it should be more than 30 meters or if not it should be a type three system

[0:27:48] Voice 16: and so if you could please explain to me the governance so how how does it work who decides

[0:27:54] Voice 16: what who like and what is the value of the experience if the local trust committee decides

[0:28:00] Voice 16: great uh

[0:28:06] Voice 4: thank you uh we don't have time to go into depth on governance but very very briefly

[0:28:11] Voice 4: this the local trust committee these three people at this table okay will be making um decisions on

[0:28:20] on these uh applications the various applications today um and there is opportunity um if uh i

[0:28:28] believe it's only if the trust committee um uh

[0:28:33] Voice 17: does not approve an application that the applicant

[0:28:37] Voice 4: can then go to the board of variants but if you're interested in finding out more i'd urge you to get

[0:28:42] Voice 4: in touch with um either uh our staff here and and and look into that more or uh or or through online

[0:28:51] Voice 4: okay

[0:28:52] Voice 16: but also what marriage does the approval of disapproval of this experience have because

[0:28:58] Voice 16: i understand that the systems are going to need to be approved again

[0:29:01] Voice 16: get it that's

[0:29:04] Voice 4: correct and if they meet island health uh regulations and are approved by the

[0:29:09] Voice 4: local trust committee and

[0:29:10] Voice 16: that's so yeah

[0:29:12] Voice 4: well we if if island health says yes we get the staff

[0:29:16] Voice 4: approval this committee could theoretically turn down an application regardless but anyway we don't

[0:29:23] Voice 4: have time to get into the depths of

[0:29:25] Voice 4: it so i'd encourage you to reach out to our staff okay to

[0:29:28] Voice 4: to get it more into the process.

[0:29:30] Voice 5: Okay, thank you.

[0:29:31] Voice 5: Thank you.

[0:29:33] Voice 4: Anyone else today?

[0:29:35] Voice 4: If you could please come up to the microphone.

[0:29:40] Voice 5: When

[0:29:41] Voice 4: you're the obligate,

[0:29:42] Voice 4: I'll give you a chance when we come to the application,

[0:29:44] Voice 4: yeah.

[0:29:46] Voice 3: Go ahead.

[0:29:47] Voice 3: Yes, hello, good morning.

[0:29:48] Voice 3: I'm Jeffrey Graham from Seawright Road

[0:29:50] Voice 3: and also on the board of HISTRA,

[0:29:54] Voice 3: the Hornbeam Church and Mental Association.

[0:29:57] Voice 3: I second so much of what you said.

[0:30:00] Voice 3: Daniel Mills is also on our board this morning and also will reflect her gratitude expressed towards you three trustees who have been doing so much work for so many years.

[0:30:13] Voice 3: It seems to me that on the short-term rental issue, which has taken up a lot of your time and a lot of the community's time and the history of work's time and over the last number of years,

[0:30:26] Voice 3: And it looks like there's a bit of a, I guess, news from left field, if you will, around

[0:30:34] Voice 3: the use of TEPs to govern short-term rentals effectively on Hornby.

[0:30:41] Voice 3: It seems that from a governance issue that it may be rather unwieldy, expensive, and

[0:30:48] Voice 3: isn't really the right way to go.

[0:30:51] Voice 3: So, let's, I think, as Leila pointed out, let's consider all the victories that we have had, all the successes. And I think it's been a good process. It's had its ups and downs, of course, but how do we now, okay, now that we know a little bit more about the governance and how TDPs work, how do we kind of do a bit of a reset, take a deep breath and figure out what the best way, what the most effective way,

[0:31:19] Voice 3: is of dealing with short-term vacation rentals on hornby and as it relates to the broader community

[0:31:25] Voice 3: socially environmentally and financially so thanks again good to be here all the best

[0:31:31] Voice 3: thank you

[0:31:33] Voice 4: anyone else no okay then we will proceed with the rest of the agenda here

[0:31:43] Voice 4: um first up in our under application and referrals starting on page 13 you have

[0:31:52] Voice 4: uh staff report yes i'm sorry go ahead you

[0:31:55] Voice 5: want to go through minutes

[0:31:56] Voice 4: oh that's because i put that

[0:32:00] Voice 4: on my page big apart uh we do have a couple of things before we get there yes we have the local

[0:32:07] Voice 4: trust committee minutes uh from may 1st for adoption trustees any amendments to those minutes

[0:32:16] Voice 5: go ahead barring any questions from the trustees um i do have a question of clarification

[0:32:24] Voice 5: clarification from the minutes I mean sure

[0:32:29] Voice 3: one page number please on

[0:32:31] Voice 5: page four of the agenda

[0:32:33] Voice 5: in the draft minutes for May 1st a regular health meeting under 4.1 it's just a clarification from

[0:32:42] Voice 5: a comment from trustee Allen um to clarify if that was a reference to um coming on or off the island

[0:32:52] Voice 5: and in terms of shipping of thank you let's just clarify yep

[0:32:59] Voice 12: anything else on the minutes

[0:33:02] Voice 12: no can i take it by general consent then we'll adopt the minutes as presented

[0:33:14] Voice 4: uh no resolutions that meeting report nor advisory planning commission minutes our

[0:33:19] Voice 4: follow-up action list report is on page 11 and i'll look to staff to see if they're sending

[0:33:24] Voice 4: you want to highlight

[0:33:24] Voice 3: um before we go on to

[0:33:36] Voice 16: the chair no

[0:33:36] Voice 4: okay and trustees any questions on the

[0:33:39] Voice 4: follow-up action report we'll receive that for information now uh starting on page 13

[0:33:54] Voice 4: we have a development

[0:33:56] Voice 3: variant permit application and over to plan a cops

[0:34:01] Voice 3: thank you chair uh you can't hear me let me know i'll switch

[0:34:09] Voice 3: which is to reduce the land use bylaw required 30-year setbacks for dispersal fields for septic

[0:34:41] Voice 3: system from water wells to reduce that setback under the hand or the recommendation of an

[0:34:48] engineering um the applicant has provided that report the challenge of this site has been that

[0:34:55] there are existing wells and septic systems in the area on neighboring properties and

[0:35:00] um this location for the subject system was um thought to be the

[0:35:08] Voice 3: best location according to the

[0:35:10] Voice 3: engineer who the applicant has hired there are two professional opinions essentially

[0:35:16] Voice 3: essentially one designer who provided an assurance letter to Michael and one of the associates.

[0:35:30] We've heard formally from about six members of the public with concerns over this,

[0:35:37] relating to water quality and neighbouring wells.

[0:35:44] You've also heard from one constituent in particular who pointed out some inconsistencies

[0:35:51] in the report that were essentially the well-numbered M.I.D. on a property legal description were

[0:36:01] in error in the original report.

[0:36:03] The applicant and the engineers provided an updated assessment report which the LTZ should

[0:36:09] have received from staff and sent them as well as an updated assurance

[0:36:13] Voice 3: letter from Mr McMurtry which

[0:36:15] Voice 3: was also forwarded to the LCC and those will be posted on the website as well under the application

[0:36:22] folder that's just

[0:36:23] Voice 3: going to be done today because we only just received that information

[0:36:26] yesterday I think it was and so those errors have been corrected in the report and addressed

[0:36:36] rest

[0:36:37] Voice 3: by the professional engineer and I'm going to go back to the rationale for the staff

[0:36:50] recommendation is you know rests on the fact that

[0:36:54] Voice 3: in the province we're a professional reliance

[0:36:57] Voice 3: model that's the way that the province is set up that essentially and so we rely on professional

[0:37:02] Voice 3: information and reports provided we ask applicants provide that information and we do rely on that

[0:37:10] Voice 3: the staff is not subject matter experts um so that that is the rationale for the for the staff

[0:37:16] Voice 3: recommendation essentially in addition the applicant also um in association with this

[0:37:23] Voice 3: development has been in contact with coma's first nation about cultural heritage investigation

[0:37:28] Voice 3: permit process as well so that said the ltc does um there are alternatives provided in this report

[0:37:36] Voice 3: and one of those alternatives is requests for their information that can be in the form of

[0:37:42] whatever the ltc might decide they wish to see prior to making a decision and the other is to

[0:37:48] obviously deny the application so i think i'll leave it there for now

[0:37:51] Voice 3: take any questions

[0:37:53] Voice 11: okay

[0:37:55] Voice 11: first any questions for the planner and then i'll give the applicant a chance to uh

[0:37:59] Voice 11: to speak.

[0:38:01] Voice 11: Any questions for the planner?

[0:38:03] Voice 3: Yes.

[0:38:09] Voice 3: Same one?

[0:38:11] Voice 3: Yeah. So in reading the

[0:38:14] Voice 3: 40 pages of this report here

[0:38:16] Voice 3: away from it, is the applicant

[0:38:20] Voice 3: basically has no other option

[0:38:22] Voice 3: but then to get the variance

[0:38:24] Voice 3: from 50 meters to

[0:38:27] Voice 3: 33 meters? Is that so?

[0:38:29] Voice 3: Through the chair, the

[0:38:33] setback reduction

[0:38:35] request is from 30 meters in your

[0:38:37] bylaw to 22 meters

[0:38:39] from one of the neighbors. So the variance for residents is up to a minimum of 22 meters.

[0:38:50] Voice 3: Thanks. Do you feel involved in any of this application? Like once this is approved or

[0:39:02] Voice 3: not approved? And what I'm going to say is I, based on the neighbor's concerns and based on

[0:39:09] Voice 3: I'm not an engineer and this is like the most complicated report I've ever looked at. I don't

[0:39:14] Voice 3: feel like I'm, I've got the, you know, I'm not in a position to make an informed decision, but

[0:39:20] Voice 3: But I do wonder whether it can be forwarded to VEHA in terms of concerns of the neighbors

[0:39:27] Voice 3: and regarding what's going to affect their wells.

[0:39:32] Voice 3: Because there's a lot of uncertainties with all the neighbors and what happens if it isn't put in.

[0:39:38] Voice 3: And then suddenly there's all these compromised issues.

[0:39:42] Voice 3: So I'm just wondering whether it could be forwarded to VEHA and they could have an opinion on it,

[0:39:47] Voice 3: or is this not doable?

[0:39:49] So through the chair, the setback in the LTC's bylaw was adopted, you know, that number was chosen to be essentially in line with what is a normal sort of default setback from waste disposal systems to drinking water wells that sort of matches the sewage system regulations, certainly at the time.

[0:40:15] the

[0:40:16] Voice 3: the the approving authority if you will and like the health act the public health act and

[0:40:23] Voice 3: the sewerage system regulation are the are the purview of island health and um a registered

[0:40:29] Voice 3: designer whether that's a registered on say wastewater practitioner and or engineer who's

[0:40:33] Voice 3: qualified to design an assault system etc is required to file a record of sewerage system

[0:40:40] Voice 3: with Island Health. Now, the level of oversight for, I'm not really deeply knowledgeable about

[0:40:49] the level of oversight that happens every time that that is filed, but essentially the idea is

[0:40:54] Voice 3: that Island Health accepts that septic system filing, that record, as having been designed

[0:41:02] Voice 3: by a professional with enough knowledge to mitigate issues of contamination of public health

[0:41:08] Voice 3: and follows the sewerage system

[0:41:11] regulation so anything

[0:41:12] under

[0:41:15] their stamp

[0:41:16] their professional stamp

[0:41:19] they

[0:41:20] they're saying we've designed

[0:41:23] and installed or overseen the installation

[0:41:25] of the system that meets

[0:41:26] the sewerage system regulation

[0:41:28] and is expected to perform

[0:41:30] accordingly if maintenance is

[0:41:32] carried out in a manner that

[0:41:34] so that's the

[0:41:36] Voice 3: you know that's the authority

[0:41:38] Voice 3: in a sense, over septic systems.

[0:41:43] Voice 3: Local governments do have the ability to set up,

[0:41:50] I mean, that's why this is in the by-law.

[0:41:53] However, in

[0:41:54] Voice 3: some ways the,

[0:42:01] like

[0:42:04] Voice 3: local governments do have the ability

[0:42:06] Voice 3: to require higher levels of treatment in cases,

[0:42:10] Voice 3: But that needs to be within the community plan and so forth and usually within their other bylaws, which the local trustee doesn't have that may do that.

[0:42:20] But this is essentially a setback regulation.

[0:42:23] So not to suggest that separations are entirely arbitrary, but the 30-meter number is something which isn't necessarily tied in

[0:42:40] Voice 3: every case to site-specific conditions.

[0:42:44] conditions, hence the need to hire an engineer or professional with knowledge of those site

[0:42:52] conditions and the heart tests and all of that, soil conditions, hydrology, et cetera,

[0:42:58] to

[0:42:58] Voice 3: make recommendations on the design and installation of the system.

[0:43:03] Voice 3: So does that address?

[0:43:07] Voice 3: No, it doesn't.

[0:43:08] Voice 3: Okay.

[0:43:08] Voice 3: No, I guess what I'm asking is, can we as a local trust committee refer this report

[0:43:16] Voice 3: report to the have them comment on it and actually do a site visit based on concerns of neighbors

[0:43:23] so through the chair I don't know if the applicants engineer professionals agree they

[0:43:28] could possibly answer that I believe that they are they may be better able to answer that but

[0:43:33] generally the I I don't think stuff that would be a pretty unusual process because the assurances

[0:43:41] is that it's filed as a record of

[0:43:44] Voice 3: sewer system by the engineer. That's just understanding.

[0:43:48] Voice 3: So sorry, I'm going to belabor this a bit. So this report is already going to the

[0:43:56] Voice 3: engineer's report. Alex, can I just jump in? Hold

[0:43:59] Voice 3: on a second. Yeah,

[0:44:00] Voice 11: if you're part of the

[0:44:02] Voice 11: application. Can you come up to the mic, please? Sure.

[0:44:10] Voice 3: Hopefully I can just clarify.

[0:44:24] Voice 3: Okay, so if you just want to repeat your questions, can we refer your report to VHA based on neighbors

[0:44:33] Voice 3: concerns and, and they can come into a site visit based on concerns.

[0:44:39] Voice 3: Yeah, there's no, I guess mechanism he sent that report, they'll say thank you, that'll

[0:44:46] Voice 3: be the end of it basically the only time they get involved in sewage systems is when a filing

[0:44:53] Voice 3: is made or a ross a record of search system application is made we used to call them permits

[0:44:59] Voice 3: now they're called filings and they'll respond to the submitted documentation there's no technical

[0:45:06] review the health inspector doesn't look at it normal in most 99 times out of 100

[0:45:12] um

[0:45:13] Voice 3: and basically what they're looking for is is the application filled out properly

[0:45:19] Voice 3: are the drawings and the other documents that are attached um in a form that's acceptable to them

[0:45:26] Voice 3: they're not looking to see whether it's a type one or type three or whether it's it's there's

[0:45:32] Voice 3: it's a purely clerical review there's no technical or health implication review of that in the case

[0:45:39] Voice 3: of a well setback reduction which is what we're doing then i call it the regulations

[0:45:45] Voice 3: the sewer system regulation basically states that a qualified professional groundwater engineer or

[0:45:50] hydrogeologist looks at the situation and if they believe that

[0:45:54] Voice 3: it's okay to reduce setback

[0:45:57] Voice 3: let's do less than 30 meters then they'll prepare that prepare that report and submit it

[0:46:04] Voice 3: attached to the filing we're not at filing stage we're doing a violence trust planning

[0:46:12] Voice 3: so nothing's gone into health yet um when it does go into health the clerk will look at it and see

[0:46:22] Voice 3: oh the well setback is less than 30 meters they do have a report attached to it that will get

[0:46:29] Voice 3: referred to the health inspector at that time their job is not to go through the the professional's

[0:46:35] Voice 3: report and deem it worthy or otherwise their job is just to make sure that the report covers the

[0:46:41] Voice 3: issues at hand when it's representative of you know what the project is so they're not quite

[0:46:48] they're not there to question if it's a question basically and furthermore so basically the filing

[0:46:55] Voice 3: and then get accepted.

[0:46:56] Voice 3: Health, the local Edland Health does not approve

[0:47:00] Voice 17: anything.

[0:47:02] They accept filings and their acceptance is purely

[0:47:07] Voice 3: just to document that the paperwork they received

[0:47:10] Voice 3: was prepared by qualified people

[0:47:12] Voice 3: in accordance with the regulation.

[0:47:13] Voice 3: So then the regulation says that the authorized persons

[0:47:18] Voice 3: like myself and Alan Day doing the well setback,

[0:47:24] Voice 3: that we are the ones responsible for making sure that whatever gets designed or built

[0:47:33] is in accordance with the search recollection so that's this professional reliance model i

[0:47:38] think is it Ian Ian that Ian was referring to so there is no

[0:47:43] Voice 3: oversight at the government level

[0:47:45] Voice 3: and in terms of complaints and island health responding to complaints they'll only come out

[0:47:52] Voice 3: if the neighbor says there's sewage pouring onto the ground or they smell something otherwise

[0:47:57] Voice 3: they're not involved they they've divested themselves from the sewage game and they're

[0:48:02] Voice 3: only in water now and this is a sewerage system application not a not a well application now

[0:48:12] Voice 3: in terms of drilling new wells a driller can't drill a well closer than 30 meters from an

[0:48:21] Voice 3: existing field so we're not in that realm we're dealing with installing a system which is less

[0:48:28] Voice 3: than 30 meters and then just for general knowledge for example ontario has a 15 meter well setback

[0:48:37] Voice 3: so the important thing to understand is that horizontal setbacks do not guarantee nor even

[0:48:43] Voice 3: even necessarily provide any um safety when it comes to wellhead protection what protects the

[0:48:51] Voice 3: well is the quality of treatment before the what we call a percolate after it's gone through the

[0:48:58] Voice 3: field when that starts heading to the well you need to remedy it at that point between there

[0:49:04] Voice 3: and the well there's very little protection offered so same with ocean setbacks same with

[0:49:09] Voice 3: stream same with ditches in any kind of human contact situation so um and then regarding

[0:49:16] Voice 3: comments about type 3 systems uh type 3 systems rely primarily on the uv bulb to um to kill

[0:49:26] pathogens and many people don't get their maintenance done many people don't replace

[0:49:31] their bulbs many people don't many often ue systems are only as good as the clarity of the

[0:49:38] liquid that's going through them so if you've got cloudy water you're not going to get kills

[0:49:43] Voice 3: and often with type 3 systems fields can be small and so they become in fact higher risk than

[0:49:51] Voice 3: a type 1 system and what we're doing here is putting in sand filtration which is stable

[0:49:59] Voice 3: proven and we lowered hydraulic loading rates and just basically tried to get as much stable

[0:50:07] able dependable long-term treatment to the to

[0:50:10] Voice 3: the maybe i'm going beyond asking the question

[0:50:15] Voice 3: concerns addressed by the neighbors overly concerned yeah did you read

[0:50:21] Voice 16: what i wrote

[0:50:23] Voice 16: did you read what

[0:50:24] Voice 3: yes i responded to your letter

[0:50:26] Voice 16: are

[0:50:27] Voice 4: you the applicant yeah no sorry

[0:50:29] Voice 16: no

[0:50:30] Voice 4: i'm sorry i made this clear at the beginning if you want to speak to the application

[0:50:35] Voice 4: So

[0:50:36] Voice 3: just in terms of concerns raised by mayors, are they legitimate concerns?

[0:50:42] Voice 3: Like in terms of if something happens down the road, compromised somehow, how are they going to address that or how is that going to address their concerns?

[0:50:51] Voice 3: Sure. I think everybody's got a legitimate concern regarding protection of their drinking water supply in their well.

[0:50:58] Voice 3: Well, first of all, the most high-risk locations are in high-density neighbourhoods,

[0:51:08] Voice 3: and they are in low areas of which we're exactly where I live.

[0:51:11] Voice 3: We don't drink our well water.

[0:51:13] Voice 3: And also the other high-risk factors, ageing and old systems that were built to a standard

[0:51:21] Voice 3: that wouldn't be acceptable today.

[0:51:24] Voice 3: And then thirdly, I guess people who don't have approved systems whatsoever

[0:51:27] Voice 3: weather or just discharging to the ground however they feel but um in terms

[0:51:33] Voice 12: of um

[0:51:38] Voice 3: in terms of this particular site um when the when the liquid goes into the ground

[0:51:44] Voice 3: it's heading towards the ocean generally speaking because it's it's fairly steeply

[0:51:49] Voice 3: sloped about 10 in that direction so which is that's away from the from the neighboring well

[0:51:55] Voice 3: that's supposed to be or we've suggested to be 22 meters setback in my opinion the people that

[0:52:03] Voice 3: live downhill from them who are all greater than 30 meters are inherently at a greater risk than

[0:52:09] Voice 3: than the the well that's upgrading that we're reducing the setback to so that's number one

[0:52:20] Voice 3: there's i

[0:52:24] Voice 12: think my philosophy and

[0:52:26] Voice 3: i've been involved in writing standards professional

[0:52:28] Voice 3: professional practice guidelines for on-site waste water for the last 25 years,

[0:52:35] Voice 3: as well as being a practicing professional doing several hundred systems.

[0:52:39] Voice 3: And also I do maintenance and monitoring and all sorts of things like that in this industry.

[0:52:46] Voice 3: My feeling is for this site and for many of all of the residential sites I work on,

[0:52:52] Voice 3: that I've moved away from trying to use type 3 as a band-aid solution for problems.

[0:52:58] Voice 3: gone to a conservative type one system with using lots of sand filtration and those systems are

[0:53:05] Voice 3: proven in fact they are the the sand filter itself which i noted in my letter of response to the

[0:53:12] Voice 3: neighbor the the sand filter itself is was the original type 3 system in the province and it's

[0:53:19] Voice 3: been around for a long time we're building a sand mound which is essentially a sand filter that's

[0:53:23] Voice 3: It's not inside a box.

[0:53:26] Voice 3: And so that sand and its treatment,

[0:53:32] Voice 3: efficiency and efficacy has been documented

[0:53:35] Voice 3: for well over 50 years,

[0:53:39] Voice 3: that technology has been shown to be really effective

[0:53:43] Voice 3: and probably the greatest protector of public health

[0:53:47] Voice 3: from the point of

[0:53:47] Voice 3: view that there's nothing fancy,

[0:53:49] Voice 3: there's nothing electronic,

[0:53:50] Voice 3: and there's nothing that could go that can break or be turned off by the owner a lot of people just

[0:53:57] Voice 3: unplug their uv systems no i'm

[0:54:01] Voice 4: sorry your chance

[0:54:03] Voice 16: was earlier i just don't understand what we do

[0:54:07] Voice 16: i'm

[0:54:08] Voice 4: sorry your chance is presented

[0:54:09] Voice 16: that all the information is not

[0:54:12] Voice 16: correct we have a type

[0:54:15] Voice 16: this is not an argument

[0:54:16] Voice 16: you need

[0:54:17] Voice 11: to you need to stop now we're going to ask you to leave okay

[0:54:20] Voice 11: okay sure thank you yeah

[0:54:22] Voice 12: um and um i'm not

[0:54:28] Voice 12: sure exactly where i was there but

[0:54:29] Voice 3: my point is is that

[0:54:31] Voice 3: um oh i know where i was headed so in the recent um update of the standard practice

[0:54:39] Voice 3: 2014 i believe the neighbors uh system was done in 2009 where the standards were different but

[0:54:47] Voice 3: In 2014, the group of us that were involved in rewriting that standard, we made a strong shift to go to soil-based treatment systems,

[0:55:00] Voice 3: which means that we want the soil to do the job of treating the effluent, both from a biological point of view,

[0:55:09] Voice 3: removing organics and solids and also primarily from a public health point of view whereby the

[0:55:18] Voice 3: soil-based systems including sand mounds and regular septic systems when they're designed

[0:55:24] Voice 3: properly and dosed properly they are the most certain and long-term reliable way of protecting

[0:55:33] Voice 3: can help concentrate the water period both from uh simplicity of operation and also from

[0:55:41] Voice 3: avoiding problems due to lack of maintenance and things like that so there's a lot of

[0:55:46] Voice 3: reliability there in fact a type one system all systems that are designed under the

[0:55:53] Voice 3: present standards all produce an effluent quality of no less than 200 or no greater than rather than

[0:56:01] Voice 3: 200 uh calling people coliform organisms per hundred mil that's swimming water standard so

[0:56:07] Voice 3: every modern septic field is producing swimming water standard uh liquid and then when you go

[0:56:13] Voice 3: additional measures with more sand and different dosing operations then we're approaching basically

[0:56:20] Voice 3: non-detective core vehicles okay

[0:56:30] Voice 4: uh anything more the applicant wanted to add i'm sorry renee

[0:56:35] Voice 4: Through

[0:56:36] Voice 1: the chair, I just wanted to point out that the applicant is also here.

[0:56:40] Voice 5: He's an

[0:56:40] Voice 1: engineer and professor for reports.

[0:56:43] I'm just going to see

[0:56:44] Voice 4: if the applicant had anything to add.

[0:56:49] Voice 13: Where's the microphone?

[0:57:00] Voice 13: This might not be as relevant now that we've already spoken, but maybe I'll still speak.

[0:57:06] Voice 13: My name is Catherine Babies, and I am the applicant for 5445 Campbell Road.

[0:57:12] Voice 13: I just want to thank everyone for coming today and their time.

[0:57:16] Voice 13: and for the opportunity to speak to this application and i also just want to acknowledge

[0:57:20] Voice 13: the concerns raised by my neighbors for context our property is one of the last to be developed

[0:57:27] Voice 13: within this subdivision and that definitely creates a genuinely unique set of circumstances

[0:57:33] Voice 13: our property has six connecting neighbors on all sides the surrounding properties were developed

[0:57:40] Voice 13: over time with the neighboring wells placed in close proximity to our pipeline and that pre-existing

[0:57:46] Voice 13: situation is entirely beyond our control and what makes it physically impossible to install

[0:57:52] Voice 13: the septic system while meeting this standard setback requirement. This in our opinion is a

[0:58:00] Voice 13: clear and demonstrable hardship, not a preference and definitely not a shortcut. We went into this

[0:58:07] Voice 13: process fully aware of that reality in the fall of 2025 we engaged what we believe to be are the best

[0:58:15] Voice 13: technical experts in their respective fields and we worked very carefully through every constraint

[0:58:20] Voice 13: and arrived at a solution that is thoughtful engineered to a high standard and is responsive

[0:58:25] Voice 13: to the site we take our neighbors concerns seriously which is precisely why we have ron

[0:58:33] Voice 13: here today and Alan Dakin on the phone. So submitted to the committee's review is the

[0:58:41] Voice 13: formal responses to our neighbors' concerns, one coming from Ron and one from our geotechnical

[0:58:50] expert, Alan Dakin, who's on the call today. And Alan, for context, has 55 years in groundwater

[0:59:00] Voice 13: water on the gulf islands together these letters address every substantive concern raised in the

[0:59:09] Voice 13: neighbors submissions um including any type one type three questions i understand that change is

[0:59:19] Voice 13: hard especially when people have experienced a parcel of land in a specific way uh for a long

[0:59:25] Voice 13: time um and we're just asking for the opportunity to develop our land uh this is to the same extent

[0:59:31] Voice 13: that our neighbors have we're confident that the application is technically sound fully supported

[0:59:37] Voice 13: by qualified professional opinions and that the variance is warranted we respectfully ask for the

[0:59:44] Voice 13: committee's approval of our dvp application to allow for the sitting of a residential

[0:59:50] Voice 13: subject system on our land thank you for your time and ron is here for any additional questions

[0:59:56] Voice 3: please go one can you give me a

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

[1:00:00] Voice 3: an answer that's four words please do you have any other options other than what is here no

[1:00:08] Voice 3: please i'm

[1:00:11] Voice 4: going to ask you to leave the building if you can't hold your comments okay

[1:00:14] Voice 4: that's enough and

[1:00:16] Voice 3: i move that the hornbill trust committee approved issuance of

[1:00:20] Voice 3: P-O-D-B-P-2-0-2-6-7-1-6-2, as proposed.

[1:00:30] Voice 3: Moved.

[1:00:32] Voice 3: Seconded.

[1:00:34] Voice 3: Discussion?

[1:00:35] Voice 3: Yes.

[1:00:38] Voice 3: So, based on what Ron has said, I am going to approve this.

[1:00:44] Voice 3: I also know that this is going to be going to VIA afterwards.

[1:00:48] Voice 3: This is not a done deal.

[1:00:51] Voice 3: If there are concerns, the neighbors down the road, I think they do have an avenue to

[1:00:57] Voice 3: address them in some legal way, but hopefully that's not going to happen.

[1:01:01] Voice 3: So based on what I've heard from Ron, and yeah, hopefully, yeah.

[1:01:16] Okay.

[1:01:16] I'll call the question, then all those in favor.

[1:01:19] Voice 4: The motion carries.

[1:01:24] Voice 4: Senator Cox.

[1:01:26] Voice 3: Thanks, Chair.

[1:01:27] Voice 3: I'll just add on the end.

[1:01:28] Voice 3: If the LTC does want to, it's understood that these smaller neighborhoods, which were subdivided prior to the creation of the violence trust, which is the same on Gabriela, either in that kind of neighborhood, there absolutely are concerns if the LTC wanted to look at addressing this through some kind of regulatory, like through the OCP or through LimeSpot, that could be a project, especially engaging professionals.

[1:01:58] in developing something like you know if an increased level of treatment was desired

[1:02:04] yeah thank

[1:02:07] Voice 3: you and i'll just

[1:02:07] Voice 4: note that um the setback uh variants uh type requests are are

[1:02:12] Voice 4: not uncommon in the islands uh one of the things that salt spring is looking at is

[1:02:19] Voice 4: what the options around a septic system maintenance regulatory program um could

[1:02:26] Voice 4: look like for islands trust because we recognize that every time there's a setback request each one

[1:02:33] Voice 4: might be individually you know on its own merits might seem like quite reasonable but we have to

[1:02:40] Voice 4: be aware of you know cumulative effects unintended consequences and um i'm sure you would probably

[1:02:48] Voice 4: could occur that um having a clear maintenance um program is is one of the best like a well-maintained

[1:02:57] Voice 4: septic system is one of the best ways to make sure that uh that unintended consequences don't happen

[1:03:03] so we're not at that stage yet but i'm sure that when salt spring gets that report that it can be

[1:03:09] made available to all local trust committees for consideration um because all these things aren't

[1:03:15] Voice 17: going away

[1:03:16] Voice 3: so uh through

[1:03:24] Voice 5: the chair uh maybe just to offer a point of clarity for our our conduct

[1:03:29] Voice 5: at meetings for those who haven't attended a

[1:03:32] Voice 1: business meeting of the local trust committee

[1:03:34] Voice 1: before um there is a public commentary which has occurred opening close that would be the

[1:03:40] Voice 1: opportunity for members of the public to provide comments and then as we go into the agenda we're

[1:03:46] Voice 1: in the application section now so the ltc through the chair the chair will raise those items that

[1:03:52] Voice 1: come up on the agenda will prompt the applicants to speak if they have questions um the staff

[1:03:59] Voice 1: member will provide a brief presentation

[1:04:01] Voice 3: in summary of the reports and the local trustees

[1:04:05] Voice 3: will ask questions um so that is the time and

[1:04:08] Voice 1: the discussion for the local trust committee

[1:04:10] Voice 1: and the chair will be um will be um chairing that portion of the agenda so unfortunately that isn't

[1:04:17] Voice 1: the time for public comment period because that's the time for the

[1:04:20] Voice 3: local trust committee to take

[1:04:22] Voice 3: care of their business and to consider those items on the agenda thank

[1:04:29] Voice 4: you so we're going to move on

[1:04:30] Voice 4: to the next application on our agenda starting at page 52

[1:04:34] Voice 3: and this is over to platter cox

[1:04:41] Voice 3: Thank you, Chair. Okay, yeah. Yeah, I will intend to keep this brief. I'm hearing way too much because it is already. This is the Temporary Respermant Advocation for the Long Beach Festival Society and Fall Fair on 9926 Central Road.

[1:04:58] Voice 3: As all of you will know, this came before the LTC at a previous meeting, and it went

[1:05:04] Voice 3: to the Agricultural Land Commission, who released reasons for decision and allowed the festival

[1:05:11] Voice 3: under certain conditions to operate for the next 12 years on ALR land, but this is coming

[1:05:15] Voice 3: back to the Local Trust Committee, who now needs to approve the temporary use permit

[1:05:19] Voice 3: for that use, because that use isn't actually allowed on property energy zoning.

[1:05:24] many um you have a recommendation to approve this um uh partially

[1:05:29] Voice 3: because the uh alc is uh

[1:05:32] Voice 3: amenable to it and it also meets the guidelines in your in your bylaw so i'll leave it there

[1:05:38] Voice 3: and if

[1:05:41] Voice 4: you you're the applicant you'd like to add anything to that

[1:05:44] Voice 4: hi my name is

[1:05:53] Voice 15: deirdre atkinson and i'm the artistic director of the hornby festival and

[1:05:57] Voice 15: and the designated primary contact for this application

[1:06:00] Voice 15: on behalf of the Hornby Festival,

[1:06:02] Voice 15: Hornby Island Fall Fair Committee

[1:06:04] Voice 15: and the owners of 9925 Central Road,

[1:06:06] Voice 15: which is Rosemere Farm.

[1:06:08] Voice 15: I wanted to say a big thank you to our trustees

[1:06:10] Voice 15: and to the staff who've been working to guide us

[1:06:13] Voice 15: through this process.

[1:06:15] Voice 15: And just to be brief,

[1:06:16] Voice 15: because I already spoke at the last meeting,

[1:06:19] Voice 15: I have two requests.

[1:06:20] Voice 15: So first is that I respectfully request

[1:06:22] Voice 15: the temporary use permit for the Hornby Festival

[1:06:25] Voice 15: and Hornby Island Fall Fair at Rosemare Farm to be approved fully today.

[1:06:29] Voice 15: And second, I request that the permit be granted for the longest term legally possible rather

[1:06:36] Voice 15: than on a year-to-year basis.

[1:06:38] Voice 15: Since our last meeting, as Mayor Cox pointed out, on March 20th, we have worked diligently

[1:06:43] Voice 15: to secure the necessary approvals from the Agricultural Land Commission.

[1:06:49] Voice 15: I'm pleased to report that the ALC has granted a 12-year exemption from the non-farm

[1:06:55] Voice 15: use regulations as outlined in your staff report we are grateful to the commission who have

[1:07:00] Voice 15: recognized the need for a long-term solution and they've understood the significant burden

[1:07:06] Voice 15: that repeated applications would place on our organization so that is the main ask today and

[1:07:13] Voice 15: from me and i have questions thank

[1:07:18] Voice 12: you trustees and questions comments

[1:07:20] Voice 3: no i just like to move okay

[1:07:23] Voice 12: just just a moment

[1:07:24] Voice 12: yeah i understand your

[1:07:29] Voice 3: concerns with uh two piece but they can only be three years and

[1:07:32] Voice 3: nothing else um and renew dda i was gonna say bring some repeat

[1:07:37] Voice 3: okay

[1:07:38] Voice 15: and it's a full application process every three years

[1:07:45] Voice 4: i think staff can speak to that but i believe renewal is different than the full application

[1:07:50] Voice 4: Okay.

[1:07:50] Voice 15: And the other thing I wanted to bring up is that as not-for-profit organizations and the festival as a community and charity, we had applied for the sponsorship of the application fee.

[1:08:03] Voice 15: But in the same month that we applied for it, I think there was a decision from council to no longer be granting those sponsorships of the application fee.

[1:08:12] Voice 15: but i also would ask for a reconsideration of that uh because currently it is a 1500

[1:08:19] Voice 15: application or sorry 2262 dollar application fee and we've already paid a 1500 application

[1:08:26] Voice 15: fee through the alc for both our organizations so i'm wondering what your response yeah so to

[1:08:32] Voice 17: your last point trust council in this budget deliberations in march um declined to add any

[1:08:38] Voice 17: funding um to to sponsor applications that we haven't removed the ability to do that they just

[1:08:44] Voice 17: didn't put any money into that portion of the budget um so it may come back it may be funded

[1:08:52] Voice 17: again in future years okay that's

[1:08:54] Voice 17: not for this

[1:08:55] Voice 15: year it's not for

[1:08:56] Voice 17: this for this year no i'm sorry

[1:08:58] Voice 3: yeah yeah um not everyone thought that was the best idea of this that's how it goes sometimes um

[1:09:05] Voice 3: Just

[1:09:06] Voice 5: to briefly clarify, the renewal for when applicants renew, that process is a little

[1:09:13] Voice 5: bit more condensed because the information is the same and that will come to the local

[1:09:17] Voice 5: trust committee for renewal and at that time applicants can also request and make an application

[1:09:23] Voice 5: per SP sponsorship.

[1:09:27] Voice 3: Trustee Scott?

[1:09:29] Voice 3: Yes, I'd like to move that the Honourable Trust Committee approve issuance of temporary

[1:09:35] Voice 3: used to put about p l t u p two zero two six zero one zero three correct three years second

[1:09:46] Voice 6: any further discussion not saying anything i'll call the question all those in favor

[1:09:52] and motion carries okay so

[1:09:56] Voice 4: that's going to bring us to uh

[1:09:58] Voice 3: page 84 and this is also temporary use

[1:10:07] Voice 3: permit uh application and back to my thoughts hey thank you sir uh this application is for

[1:10:19] Voice 3: 2005 st john's um it's um hummingbird bread company to operate a

[1:10:27] Voice 3: bakery and light food item trailer and service window on that property

[1:10:32] Voice 3: um as a as the applicant submitted a complimentary business to the pizzeria

[1:10:41] The staff, as part of the public notice

[1:10:44] Voice 3: process, has received one letter of support, another

[1:10:49] Voice 3: with concerns, that's the one we have in the Housing Society, basically a request to the

[1:10:57] Voice 3: LTC for some more time so that they are able to comment on it as it relates to the impact

[1:11:01] to them as the neighbor, and also one letter, you know, requesting that it be denied for

[1:11:11] various reasons, including impasse to the area.

[1:11:14] So on that, the guidelines,

[1:11:19] Voice 3: the TUP guidelines, which you have an analysis of in your report

[1:11:23] Voice 3: work packages during 103 of the agenda. There are a few items

[1:11:31] Voice 3: there that are to be determined by the LTC. So those are the

[1:11:34] Voice 3: guidelines that staff was unable to determine whether they

[1:11:39] absolutely met those guidelines. Generally, the application seems

[1:11:44] to meet them, but some of those are asking the LTC that make

[1:11:50] make that decision.

[1:11:51] The other, you know, some mitigation measures

[1:11:56] and other requirements, such as hours of operation

[1:11:59] are included as conditions of the permit.

[1:12:02] And I think I'll leave that there.

[1:12:06] Oh, one other, no, actually I think I'll leave that there

[1:12:10] for questions.

[1:12:14] Voice 4: Okay, application with us as well.

[1:12:17] Voice 4: So you have anything you want to add

[1:12:19] Voice 4: before we go to questions?

[1:12:26] Voice 4: this

[1:12:31] Voice 3: property is actually owned by the co-op right yes yes so i'm wondering when we're housing i mean

[1:12:41] Voice 3: is the co-op considering putting housing in there within the next three years i've never heard

[1:12:47] Voice 3: anything of that because i'm going to be in favor of this it's a local business

[1:12:54] Voice 3: us so i don't know if we should be concerned about what housing so did you consider that at all

[1:13:08] Voice 3: i mean if you voice someone because i'm ready to recommend approval of this so through the chair i

[1:13:16] Voice 3: think that the main concerns is as as related to the tup guidelines that that we are staff has

[1:13:22] mentioned um are and the concerns of constituents and or behind housing i can't speak to the housing

[1:13:29] the portion I don't know what I don't know any of those details about about plans but I can say that

[1:13:34] impacts I mean that being the area that it is certainly parking and traffic and and it certainly

[1:13:41] is is a is a concern so that's one of the things yeah as a condition of the of the of the permit

[1:13:49] that the applicant would be required to provide the required number of spaces uh for the business

[1:13:56] as, you know, as stipulated in your land use by-law.

[1:14:02] The proposal currently is to share the parking

[1:14:05] with the pizzeria, but, you know,

[1:14:10] but the

[1:14:10] Voice 3: condition of the permit is that they need to meet

[1:14:13] Voice 3: the by-law for parking spaces, so that's one for two.

[1:14:18] So there's that kind of concern, right?

[1:14:23] The, and perhaps the applicant can also speak to this.

[1:14:26] the proposal is to use the existing septic system that was installed by the pizzeria business,

[1:14:35] which we'll ask you. You may also be able to answer those questions.

[1:14:44] Okay, and I have a question.

[1:14:51] Voice 3: This parking thing is really complicated because

[1:14:56] Voice 3: because none of the ringside businesses have to have parking for their businesses.

[1:15:04] Voice 3: I don't get this, and I know it's within our bios,

[1:15:07] Voice 3: but I think we should allow some sort of relief on this,

[1:15:10] Voice 3: because not one business in the ringside has that parking for their business.

[1:15:15] Voice 3: And ever since the new businesses have appeared,

[1:15:19] Voice 3: John Pizzeria, Bar and Grocery, and all the ones on the other side of the corner,

[1:15:24] Voice 3: they've had to come up with these ridiculous parking spots

[1:15:27] Voice 3: spots that just, we just don't have the space. We don't, we're a little island, we have only

[1:15:31] Voice 3: a tiny little downtown area, right? So I'd like to see us get some relief on that because it's

[1:15:38] Voice 3: it's massive. You know, you have to have a parking 12, parking, but the forest doesn't have to have

[1:15:44] Voice 3: one. That one doesn't have to have one.

[1:15:47] Voice 10: And my volume isn't going to be any larger than what

[1:15:50] Voice 10: how many bread has historically produced. I'm the sole baker in that little five foot by ten

[1:16:00] Voice 10: foot trailer. When I'm sold out, I'm sold out for the day and it's going to be the exact same

[1:16:07] Voice 10: operation just on the other side of the street where I have a couple ovens that I can bake my

[1:16:12] Voice 10: bread out of. It's going to be really simple.

[1:16:16] Voice 3: Yes and I know that when you were in the

[1:16:18] Voice 3: at the corner you don't have to have any parking so yes i'll end it at that

[1:16:26] uh

[1:16:28] Voice 3: sorry go ahead all right so through the chair i just say that if the lgc wants to remove that

[1:16:33] Voice 3: all right if that's the direction then the lcc needs to remove that condition as part of this

[1:16:38] Voice 3: purpose if you decide to go as

[1:16:41] Voice 1: a separate question

[1:16:41] Voice 3: yeah yeah yeah as a sub commission yeah because

[1:16:44] Voice 3: staff is bound to uphold your bylaw that requires the right numbers spots so if you decide to do it

[1:16:50] Voice 3: differently. But you know, that's why it's included as

[1:16:53] Voice 3: a condition. Okay, just for clarity.

[1:16:58] Voice 3: Thank you.

[1:16:59] Voice 3: Look, are you better?

[1:17:02] Voice 3: I was just gonna prove this.

[1:17:07] Like

[1:17:10] Voice 8: to move that

[1:17:11] Voice 3: the staff know I think it was the local

[1:17:16] Voice 3: trust committee request to remove the parking requirements.

[1:17:24] Voice 3: item E? I think it's condition E. Okay. Condition E from file number PLTUP-2026-0135. Do I maybe

[1:17:39] Voice 11: should say the mobile bakery food? Is that adequate for the

[1:17:45] Voice 3: identification of the motion?

[1:17:46] Voice 11: I think you might

[1:17:48] Voice 3: be able to combine it as approving the permit while removing that condition.

[1:17:52] Voice 4: You can do it separately. We're doing it

[1:17:54] Voice 4: separately? Is the motion here, is that a

[1:17:56] Voice 4: sufficient for the amend that so and then it's

[1:18:00] Voice 3: amended afterwards through the chair yeah as long

[1:18:01] Voice 3: as it's clear that you're removing condition of permit and then quote okay

[1:18:06] Voice 4: yeah and so i'll just

[1:18:09] Voice 4: check with our minute taker did you get the motion adequately there yes

[1:18:17] Voice 2: chair peterson would you like

[1:18:18] Voice 2: me to read it back please

[1:18:19] Voice 11: thank you that

[1:18:21] Voice 2: the hornby island local trust committee requests staff

[1:18:24] Voice 2: to remove condition E from PLTUP-2025-0135.

[1:18:32] Voice 3: 2026.

[1:18:34] Voice 3: 2026.

[1:18:35] Voice 4: Yeah, 2026.

[1:18:36] Voice 2: Thank you.

[1:18:37] Voice 4: Great.

[1:18:38] Voice 4: So we have a motion on the floor.

[1:18:39] Voice 4: I'm looking for a seconder.

[1:18:43] Voice 4: I've got a question first.

[1:18:45] Voice 4: If you want to discuss the motion, then it needs to be seconded.

[1:18:49] Voice 4: Okay, I'll second.

[1:18:50] Voice 4: Okay.

[1:18:52] Voice 3: Further discussion?

[1:18:53] Voice 3: Yes, I'd like to ask, yeah.

[1:18:55] Voice 3: Does this negatively affect your operation?

[1:19:03] Voice 3: Presumably you want to get started right away.

[1:19:07] Voice 10: I'm unable to work until this process is approved.

[1:19:13] Voice 10: Because I need a spot to put my kitchen.

[1:19:15] Voice 10: Is this what you're asking me?

[1:19:17] Voice 10: Does the parking negative affect?

[1:19:19] Voice 10: I don't understand the question.

[1:19:22] Voice 3: Well, the problem is I don't really either.

[1:19:27] Voice 10: I

[1:19:28] Voice 3: just wonder if this will have any negative effect on you getting started with the motion on

[1:19:35] Voice 3: the floor the motion on the floor is to remove the make it easier for the motion on the floor

[1:19:41] Voice 3: is to remove the parking that requires her to have the parking that makes sense yeah okay and

[1:19:48] Voice 4: then if this is passed then we consider the applicant

[1:19:51] Voice 6: the amended uh tp application okay

[1:19:55] Voice 6: Okay, so that's what we're on right now is the question of removing the parking as a petition.

[1:20:01] Voice 6: Okay.

[1:20:03] Voice 6: Anything further on this motion.

[1:20:06] Voice 4: Okay, I'll call the question all those in favor.

[1:20:09] Voice 3: And that carries.

[1:20:11] Voice 3: And they can move.

[1:20:13] Voice 3: Yep.

[1:20:16] Voice 3: Just say as a minute.

[1:20:25] Voice 3: I'd like to move that the Gormley Island Local Trust Committee approve as amended issuance

[1:20:35] Voice 13: of temporary permit PLTUP 2026-0135 for the operation of a mobile bakery food truck for

[1:20:44] Voice 3: a period of three years.

[1:20:45] yeah

[1:20:48] Voice 3: i just suggest

[1:20:48] Voice 4: that we demand it as a minute should probably go after the uh zero one three

[1:20:53] Voice 4: five i'll

[1:20:55] Voice 14: take two as it's friendly okay

[1:20:56] Voice 4: and i'll look for a seconder moved and seconded any

[1:21:00] Voice 4: further discussion not

[1:21:03] Voice 17: singing out a question all those in favor and motion carries thank you

[1:21:11] Voice 3: okay so next we have starting on page 110 of a application

[1:21:21] Voice 3: for

[1:21:25] Voice 17: development permit application and this is over to planner cox

[1:21:29] Voice 6: we'll give you an opportunity

[1:21:32] Voice 6: to speak here after we hear from the planner first and then we'll get that

[1:21:36] Voice 3: go ahead thank you

[1:21:39] Voice 3: chair so this is development permit for the cb's large property um to essentially fill it up to

[1:21:45] Voice 3: with their maximum allowable units of 20.

[1:21:51] This is a new complex, by complex I mean of three units

[1:21:56] Voice 3: for rentals on the property,

[1:21:59] Voice 3: and the staff considered the application to meet the guidelines.

[1:22:04] It's primarily that this development permit area is performing character,

[1:22:08] so it's the materials that are going to be used, et cetera.

[1:22:10] The applicants state that they're going to use the same type of building materials

[1:22:13] and cladding as the

[1:22:15] Voice 3: existing development there.

[1:22:18] Voice 3: The one thing of note, I think in this is that

[1:22:21] buildings and structures that are a certain distance

[1:22:23] from the natural boundary of the sea

[1:22:25] need to be under a certain height.

[1:22:27] And it's unclear with the submittals

[1:22:31] as to how far exactly

[1:22:33] Voice 3: this building is

[1:22:34] Voice 3: from the natural boundary.

[1:22:35] Voice 3: So that's included as a condition of the permit

[1:22:37] Voice 3: that any buildings that are within 100 meters

[1:22:40] Voice 3: be not exceed seven meters in height so I think staff would recommend well an option would be

[1:22:47] to request further information like a dimension scaled site plan but this thing is actually

[1:22:51] that far away because the elevation plans show 7.5 meters so but as I say if the LTC wanted to

[1:22:59] issue this permit as is that is a condition so the applicant would need to meet that in order

[1:23:05] to build it but i can say alternatively you'll request that as further information before um

[1:23:12] before the approval if that's the direction so i'll leave it there for questions next year

[1:23:20] Voice 6: okay and did the afternoon want to add anything at this point or just answer questions

[1:23:24] Voice 6: So I can

[1:23:25] Voice 6: absolutely say right now that more

[1:23:26] Voice 3: than 100 meters away from you.

[1:23:28] Voice 3: So, yes.

[1:23:29] Voice 3: Okay.

[1:23:33] Voice 3: Sorry.

[1:23:42] Voice 3: So I don't have any concerns, so.

[1:23:45] Voice 3: Good question.

[1:23:49] Voice 3: In terms of the design, is the height going to be within the height?

[1:23:53] Voice 3: To me, yeah.

[1:23:55] Voice 3: Yeah.

[1:23:58] Voice 5: Would you like to come to speak into the mic?

[1:24:01] Voice 5: So it's for the recording as well.

[1:24:03] Voice 5: Sure.

[1:24:04] Voice 5: Thank you.

[1:24:17] Voice 3: Hi. So you're going to obviously adhere to the height restrictions regarding?

[1:24:24] Voice 3: Yes, absolutely. The plan, it's not built yet, so we will adhere to the restrictions.

[1:24:33] Okay,

[1:24:37] Voice 6: I understand. Go ahead.

[1:24:39] Voice 3: for clarity for the general public when when when we're reviewing a variance application

[1:24:45] Voice 3: like a accurate dimension site plan and or survey is required it's possible to require that for

[1:24:53] Voice 3: development permit but because it's not varying a bylaw provision it's you know this this permit

[1:25:00] Voice 3: would require conformance with that bylaw provision but we're not varying it hence we didn't

[1:25:07] Voice 3: request that the applicant provide a survey just for clarity on that

[1:25:12] Voice 12: great thank you i just had a

[1:25:14] Voice 12: brief question uh the reports as an applicant uh has been made aware that they should go to

[1:25:21] Voice 12: contact a co-op first nation archaeology prior to any development and i'm just hoping that you're

[1:25:29] Voice 12: going to affirm that you're going to do that

[1:25:31] Voice 3: we've already

[1:25:32] Voice 3: asked them they were on site

[1:25:34] Voice 3: site two years ago when we had a subject field put in and their findings at that point said

[1:25:41] Voice 3: would um would be sufficient for this next development okay so i recommend that the local

[1:25:54] Voice 3: trust committee approve issuance of pl pp20260063 subject conditions hearing as presented in

[1:26:07] Voice 3: attachment one second do you want to make that as a move instead of a recommendation please

[1:26:12] Voice 3: i move just okay i move that

[1:26:15] Voice 4: second any further discussion not seeing any i'll call the question

[1:26:22] Voice 4: all those in favor and that carries okay uh then we have a referral for response

[1:26:32] Voice 4: bylaws number 260 and 264

[1:26:35] Voice 3: starting on page 127 and i

[1:26:47] Voice 4: just want to note that the staff are now

[1:26:49] Voice 4: as

[1:26:49] Voice 12: a matter of course um providing uh draft resolutions which is much appreciated

[1:26:56] Voice 12: um and staff want to

[1:26:59] Voice 3: highlight in this uh referral uh request through the chair

[1:27:09] Voice 5: Chair, this referral is before the LTC,

[1:27:14] Voice 1: referrals across other local trust areas, and this is Denman's local trust committee's project, major project on their official community plan, their

[1:27:23] Voice 5: land use by-law.

[1:27:25] Voice 5: Through their by-law process, they're sharing this referral for the LTC to provide any questions or comments.

[1:27:32] Voice 3: If the LTC considers the interests unaffected by this by-law, there is a resolution on page 127 of the agenda.

[1:27:41] Voice 1: on the first page of the report if the ltc wishes to proceed with the bylaw giving specific reasons

[1:27:48] Voice 1: there is also a motion there um and if the ltc wishes to proceed with the violence subject to

[1:27:54] Voice 1: commit conditions so if there are questions you would like to send to the veteran local trust

[1:28:00] Voice 1: committee you can select that motion

[1:28:03] Voice 4: okay thank you so it's very straightforward trustees

[1:28:11] Voice 3: I move that the Ombudsman and Local Trust Committee respond to the Demand on Local Trust Committee that interests are unaffected by By-law number 260.

[1:28:26] Voice 4: Seconded. Any further discussion? Not seeing any, I'll call the question. All those in favour? And that carries.

[1:28:33] Voice 4: Okay, we've been making progress here this morning. I recommend that we take a break.

[1:28:37] Voice 4: break. Let's just take the one break today. So the staff is 1520

[1:28:46] Voice 4: minutes. 20. Let's let's take recesses. Yeah, we're just

[1:28:55] Voice 4: going to take one break. So

[1:28:57] Voice 3: we will come back at 20 after one.

[1:49:34] Voice 8: Okay, folks,

[1:49:43] Voice 4: we're going to start with the staff report on the official community plan and land use bylaw review, starting on page 128.

[1:49:55] Voice 17: Lana Zupanick has joined us online, so I'm going to turn it over to you.

[1:49:58] Voice 17: Thank

[1:50:00] Planner Zupanec (probable): you so much. I'll leave my comments to a minimum so that there's ample discussion.

[1:50:05] Planner Zupanec (probable): Can you

[1:50:05] Voice 17: speak up a little bit, please? We're just having a little bit of trouble hearing you in the room.

[1:50:08] Planner Zupanec (probable): I'll just do an audio check then. Is this better?

[1:50:11] Planner Zupanec (probable): That's better, thank you.

[1:50:12] Planner Zupanec (probable): Okay, thank you. I will refrain from a comprehensive summary of the staff report as the agenda package is pretty self-explanatory. The purpose of the report, of course, is to introduce the options and alternatives to advancing proposed bylaw number 177 with amendments for the PUA zone specifically and to the temporary use permit cap that is currently in the bylaw.

[1:50:35] Planner Zupanec (probable): So I will turn it back to the local trust committee to pose their questions to staff, of which I imagine there are many, regarding the particular options that are considered in the report or the direction that you wish to proceed so that we can help you use this business meeting to advance a decision and action to move forward before your September local trust committee meeting.

[1:50:57] Planner Zupanec (probable): So I am taking notes and ready to participate in any deliberations about next steps.

[1:51:03] Planner Zupanec (probable): Okay,

[1:51:05] Voice 17: thank you, Planner Zipanek.

[1:51:09] Voice 3: And I know there are some

[1:51:11] Voice 6: alternative options listed

[1:51:13] Voice 6: on page, starting on the end of page 129. So, trustees, questions or comments?

[1:51:27] Voice 3: Regarding, well, yes, typically for the CAPs, regarding CAPs, doing so would improperly

[1:51:37] Voice 3: restrict the discretion of our future local trust committee can you explain that because that seems

[1:51:42] Voice 3: to say that anything we do in the trust meeting is going to restrict the discretion of any future

[1:51:46] Voice 3: local trust committee and as well i did some research in the natural plant squamish and

[1:51:52] Voice 3: cumberland have caps so can you comment on that thanks the

[1:52:00] Planner Zupanec (probable): direction that we've received from

[1:52:02] Planner Zupanec (probable): the director of legislative services back to the local trust committee is the wording has to be

[1:52:07] Planner Zupanec (probable): be very specific in your official community plan or land use bylaw so it's not to be seen as

[1:52:12] Planner Zupanec (probable): fettering your discretion or its discretion the local trust committee's discretion at a future

[1:52:18] Planner Zupanec (probable): point in time so policy language and regulatory language has to be allowing for the opportunity

[1:52:25] Planner Zupanec (probable): for any application to be received by the local trust committee so therefore we can't set a number

[1:52:31] Planner Zupanec (probable): A maximum number of applications that can be considered and that those applications, when considered, are at your discretion to issue versus a numerical figure identifying the maximum number of permits that can be issued.

[1:52:47] Planner Zupanec (probable): The fact that other local governments may have determined through the Local Government Act that they can restrict the maximum number of applications or permits that are issued are outside the scope of my discussion today with the Local Trust Committee because I'm not clear on under what provisions they were able to undertake those approvals.

[1:53:11] Planner Zupanec (probable): but as it stands now if your bylaw was to proceed to the executive committee the chances of it being

[1:53:16] Planner Zupanec (probable): approved are slim to none unless the wording is substantially amended so that it is guidance only

[1:53:24] Planner Zupanec (probable): and not as it stands right now as a as an actual cap so much like the south pender example

[1:53:31] Planner Zupanec (probable): where the word should is used you'll see that throughout your official community plan for

[1:53:37] Planner Zupanec (probable): for example, the use of the word should is explicitly to allow for that discretion piece

[1:53:43] Planner Zupanec (probable): to be contemplated so that it's not seen as a must be or prohibits, etc. Those are very clear

[1:53:52] Planner Zupanec (probable): directions. So I apologize that this clarity was not or certainty was not presented to you and to

[1:54:01] Planner Zupanec (probable): the community sooner but we do have that now and we need to use this opportunity to advance

[1:54:08] Planner Zupanec (probable): how you'd like to proceed if there's any further questions about that i encourage

[1:54:12] Planner Zupanec (probable): you to direct them to senior management so

[1:54:17] Voice 12: just briefly to follow up on that

[1:54:20] Voice 12: um in

[1:54:23] Voice 4: your opinion then if the if the language in the draft bylaw was um changed language that

[1:54:31] Voice 4: that is more guiding, as I

[1:54:34] Voice 6: believe you would use the word should,

[1:54:38] Voice 6: that it wouldn't be the same kind of problematic situation.

[1:54:42] Voice 6: I know there's a bunch of other things, but if the language was changed,

[1:54:46] Voice 6: we could still be suggesting?

[1:54:48] Planner Zupanec (probable): Correct.

[1:54:49] Planner Zupanec (probable): Okay.

[1:54:52] Planner Zupanec (probable): So that would indicate to a future local trust committee or to the community

[1:54:56] Planner Zupanec (probable): that there is potentially not an appetite for an unlimited number of TUPs.

[1:55:04] Planner Zupanec (probable): However, that number can be exceeded or it can be substantially less than

[1:55:09] Planner Zupanec (probable): because each and every application is at the discretion of a local trust committee.

[1:55:13] Planner Zupanec (probable): So that is the piece that I think staff have been identifying throughout this process

[1:55:18] Planner Zupanec (probable): is despite the number that you've identified,

[1:55:22] Planner Zupanec (probable): it can be much less or much greater at the end of the day

[1:55:26] Planner Zupanec (probable): depending on the ltc at the time but that that number can't bind a local trust committee to

[1:55:33] Planner Zupanec (probable): um to stop preventing it because each application is at their discretion

[1:55:39] Voice 12: okay i think we get that um the trustees uh further questions on this report or comments

[1:55:48] Voice 12: uh direction or

[1:55:50] Voice 3: further information required well i think based on there's other communities

[1:55:56] Voice 3: these, you see that have caps on, I'm not prepared to let this

[1:56:03] Voice 3: go at this point. We need to have more information from

[1:56:06] Voice 3: Stanford, right? How other communities have addressed the

[1:56:12] Voice 3: caps, particularly Squamish and Cumberland. So,

[1:56:20] Voice 3: so, okay, so

[1:56:26] Voice 3: let's just say, put it back to staff saying what have or the

[1:56:31] Voice 3: report regarding the caps and how, whether it's feasible, or

[1:56:36] Voice 3: you know all the administrative exercise one has to go through would this be able to come back to

[1:56:44] Voice 3: the September meeting or is this going to go into the next term this is going to delay well

[1:56:51] Voice 3: obviously it's going to delay but so could you comment on that manager yeah through the chair

[1:57:01] Voice 1: Sonia if you have any information share I'm happy to follow up

[1:57:08] Planner Zupanec (probable): so I think the question is can staff

[1:57:10] Planner Zupanec (probable): provide an analysis and additional information

[1:57:12] Planner Zupanec (probable): before your September meeting, correct?

[1:57:14] Voice 2: Yes.

[1:57:15] Planner Zupanec (probable): Yes.

[1:57:20] Voice 2: Well, yeah.

[1:57:25] Voice 9: Okay, and then

[1:57:25] Voice 6: to do that,

[1:57:27] Voice 6: I'm going to assume like that,

[1:57:28] Voice 6: to do that by resolution, yes.

[1:57:33] Planner Zupanec (probable): Correct.

[1:57:34] Planner Zupanec (probable): If the local trust committee is seeking clarity

[1:57:36] Planner Zupanec (probable): on any particular issues regarding proposed bylaws 177,

[1:57:42] Planner Zupanec (probable): please identify what those are

[1:57:43] Planner Zupanec (probable): and we'll do our best to make sure

[1:57:45] Planner Zupanec (probable): that we bring that back to you as soon as possible,

[1:57:47] Planner Zupanec (probable): which is the only opportunity at this point now

[1:57:50] Planner Zupanec (probable): is your September meeting.

[1:57:54] Voice 4: I'm just going to check in.

[1:57:55] Voice 4: Trustee Scott, do you have any questions at this time

[1:57:57] Voice 4: or comments you want to make?

[1:58:04] Voice 6: And of course, I'll just identify that the local trust

[1:58:09] has heard from some members of the public.

[1:58:14] Voice 6: They'd like to see us proceed with the PLU piece

[1:58:21] Voice 6: independently of the vacation rental portion.

[1:58:26] portion. So I'm not sure where the trustees

[1:58:31] Voice 3: want to go on this. They want to advance the

[1:58:34] Voice 3: project in its entirety with that information request. Split the project into two parts.

[1:58:44] Voice 3: I think that's kind of where we're at to make that decision

[1:58:47] Voice 6: or make some kind of determination

[1:58:51] Voice 6: of what we're asking staff to do. Are we keeping it as one project? Are we going to look at

[1:58:57] Voice 3: splitting it? So thoughts?

[1:58:59] Voice 3: My concern is that with this whole process, if we do address the PLU, that this whole four-year exercise of OCPLEB on vacation rentals and housing is going to be put to the side. Is that correct?

[1:59:18] Voice 3: Are

[1:59:23] Planner Zupanec (probable): you asking me?

[1:59:25] Voice 3: Or anybody, any staff member.

[1:59:28] Planner Zupanec (probable): Go ahead.

[1:59:32] Planner Zupanec (probable): no I mean the bylaws your project is still active so this is your business meeting to decide how

[1:59:37] Planner Zupanec (probable): you'd like to proceed to direct staff the fact that there's an election coming up may or may not

[1:59:42] Planner Zupanec (probable): interfere with the progress of a project charter but we don't know we can't predict what the next

[1:59:48] Planner Zupanec (probable): LTC incoming LTC what their appetite will be for this work so we proceed with your direction

[1:59:53] Planner Zupanec (probable): currently and we can use this time between now and the elections to significantly advance or correct

[1:59:59] Planner Zupanec (probable): or

[2:00:01] Planner Zupanec (probable): move forward the work that you that you wish to see completed and you've had lots of input

[2:00:06] Planner Zupanec (probable): from the community and from staff on the different options we're just looking to confirm what is your

[2:00:12] Planner Zupanec (probable): wish and desire in these next few months to do this work my

[2:00:22] Voice 3: name is a question of procedure

[2:00:23] Voice 3: and process it's um yes it's obviously to deal with this public use mistake but i cannot just

[2:00:33] Voice 3: be added as a minor project and the other one remains as a major project and we can carry on

[2:00:37] Voice 3: is that what you see right

[2:00:41] Planner Zupanec (probable): now the correction to the pu zone is already in proposed bylaw number

[2:00:49] Planner Zupanec (probable): 177 to amend your land use bylaw okay

[2:00:52] Voice 9: great when

[2:01:02] Voice 3: i read uh on page 128 when i read what it says

[2:01:12] Voice 3: It says at the Hornby Island Local Trust Committee, then it says test for attach number one.

[2:01:20] Voice 3: So when I go to attachment number one, it has delete, delete, delete, and then pack the uses in the public use zone.

[2:01:35] Voice 3: Is that right?

[2:01:41] Planner Zupanec (probable): the attachment in your package shows you the proposed amendments that were recommended to

[2:01:49] Planner Zupanec (probable): be considered for for a second reading as amended today yes

[2:01:55] Voice 3: so if we if we go through these

[2:01:57] Voice 3: recommendations here what we what are we doing for the overall um official community plan and the

[2:02:10] Voice 3: land use bylaws that we've been working so many years on what what happens to the to that overall

[2:02:16] Voice 3: all thing where we were at the last meeting

[2:02:19] Voice 2: so

[2:02:23] Voice 3: i can

[2:02:24] Voice 1: jump in for a moment um so the purpose of

[2:02:27] Voice 1: what's presented in this staff report is to correct the permitted use of the pu site in

[2:02:34] Voice 1: that specific zone so that is presented in attachment one and we're also talking about

[2:02:40] Voice 1: removing the reference of the maximum 87 temporary use permits being issued at any given time

[2:02:47] Voice 1: and then the other two resolutions so recommendation two is to give that second reading

[2:02:54] and planners have been clarified based on this discussion of the should

[2:02:58] Voice 1: the wording

[2:02:59] Voice 1: of the should protects how that impacts this motion and then we also will have to speak to

[2:03:07] Voice 1: motion three which we haven't gone to yet but i just want to pause before we get there

[2:03:12] Voice 1: So this attachment has already included the proposed PU, site-specific zone, as

[2:03:20] Voice 5: a permitted use.

[2:03:22] Voice 3: So that's what number one does.

[2:03:24] Voice 3: But number two goes back to the original OCP and rangers' bylaw.

[2:03:34] Voice 3: So are we getting...

[2:03:37] Voice 5: Can you clarify that, please?

[2:03:43] Planner Zupanec (probable): I'm sorry. I'm not following what the question is in terms of...

[2:03:47] Planner Zupanec (probable): recommendation number one is as a formal amendment that's required because your bylaws at second

[2:03:51] Planner Zupanec (probable): reading recommendation number one is to amend and number two is to give reading second reading as

[2:03:58] Planner Zupanec (probable): amended that's these

[2:04:00] Voice 1: are the formal processes

[2:04:01] Planner Zupanec (probable): to amend a bylaw and to give a reading to a bylaw

[2:04:04] Planner Zupanec (probable): because it's not a draft it's a proposed bylaw so it needs this these formal recommendations are

[2:04:10] Planner Zupanec (probable): resolutions to amend and to read the bylaws amended i'm not sure what the confusion is

[2:04:19] Planner Zupanec (probable): with those two recommendations i think there's clarity needed

[2:04:22] Voice 1: as to confirming that the public

[2:04:25] Voice 1: use pu zone is drafted into this file presented to me

[2:04:31] Planner Zupanec (probable): attachment number one correct so that's all

[2:04:37] Voice 3: this does where's the overall official community plan and rangers bylaw that we've been working on

[2:04:44] Voice 3: for how many years does that put that on

[2:04:48] Voice 3: hold proposed

[2:04:51] Planner Zupanec (probable): bylaw number 176 is the amendment to

[2:04:56] Planner Zupanec (probable): the official community plan right that's not attached here because there's no proposed changes

[2:05:02] Planner Zupanec (probable): to that this is 177 amendments to the land use bylaw only does that help clarify that you have

[2:05:09] Planner Zupanec (probable): two concurrent amendments one to the official community plan one to the land use bylaw that

[2:05:14] Planner Zupanec (probable): are being considered both are at second reading both have been have been moving through the

[2:05:19] Planner Zupanec (probable): legislative process in tandem this particular report is hyper focused on just the land use

[2:05:25] Planner Zupanec (probable): final amendments in order to address the temporary use permit issue and the public use zone so it

[2:05:35] Voice 4: makes sense so we don't we've only got the amendments um are in this bylaw not the entire

[2:05:43] So once if

[2:05:45] Voice 17: this if these amendments are advanced and adopted, then the then they will be included in the overall plan.

[2:05:54] Voice 17: We just don't have the whole thing out here because this one take multiple pages and we don't need to look at the parts that are we're not changing

[2:06:01] Voice 3: is essentially the answer.

[2:06:02] Voice 3: Okay, that makes sense. Trustee, I'm

[2:06:07] Voice 8: going

[2:06:09] Voice 3: to move. I'm going to move that the Hormighan

[2:06:12] Voice 3: Local Trust Committee request staff to prepare a report for the September 1st, 2026, further

[2:06:16] Voice 3: business meeting summarizing all short-term vacation rental and temporary options considered

[2:06:21] Voice 3: by the LTC during the current term. Okay,

[2:06:29] Voice 12: is that one of the recommended?

[2:06:31] Voice 3: Those, no.

[2:06:32] Voice 3: No.

[2:06:36] Voice 3: Which page?

[2:06:42] Voice 3: No.

[2:06:44] Voice 3: Can you present that please?

[2:06:46] Voice 3: Well, it hasn't been seconded so we don't need

[2:06:47] Voice 4: to send it.

[2:06:48] Voice 3: I move that the Horme Island Local Trust Committee then propose bylaw number 177

[2:06:52] Voice 3: so I did this Horme Island Local Trust Committee

[2:06:54] Voice 3: land use bylaw number 150 2014 and amendment number 1224 is to attach me

[2:06:59] Voice 3: number one of the staff report dated June 26, 2026.

[2:07:04] Voice 3: Okay,

[2:07:05] Voice 12: so that's the first recommendation which is amended.

[2:07:07] Voice 12: 10. understood can you second it okay

[2:07:10] Voice 9: so

[2:07:11] Voice 12: it's moved and seconded and

[2:07:12] Voice 4: further discussion

[2:07:16] Voice 4: not seeing any i'll call the question all those in favor

[2:07:19] Voice 6: the motion carries we have an additional

[2:07:23] Voice 6: two additional recommendations here they're decided with them and

[2:07:30] Voice 3: those are the hormones

[2:07:31] Voice 3: addressed to the who is byline number 177 cited as hormone and violence byline 150 2014 and

[2:07:37] Voice 3: into number one 2024 be given second reading as amended moved and seconded any discussion

[2:07:48] Voice 6: i'm not seeing any i'll call the question oh sorry go ahead uh chair

[2:07:53] Voice 1: i just wanted to

[2:07:56] Voice 1: prompt planners who've been at to explain at this particular juncture with this motion um

[2:08:03] Voice 1: what this will

[2:08:06] Voice 5: mean for the

[2:08:07] Voice 5: zoning delay use bylaw.

[2:08:09] Voice 5: It will carry forward the public use zone amendment

[2:08:14] and please clarify the

[2:08:17] Voice 1: proposed changes

[2:08:18] Voice 1: to the temporary use

[2:08:20] Planner Zupanec (probable): wording as well.

[2:08:24] Planner Zupanec (probable): Sure, are there any questions about how this amendment,

[2:08:28] Planner Zupanec (probable): that's the resolution to amend the bylaw is going to appear

[2:08:33] Planner Zupanec (probable): because it's exactly as it would appear in attachment one yeah

[2:08:37] Voice 6: just to clarify we just

[2:08:39] Voice 6: passed the amendments right secondary yes

[2:08:43] Planner Zupanec (probable): so if there's any questions about that please let me

[2:08:46] Planner Zupanec (probable): know otherwise proceed okay

[2:08:49] Voice 6: so any questions or further comments i'm not seeing any so i'll call

[2:08:55] Voice 6: the question all those in favor and that carries as well

[2:09:09] Voice 3: The request to schedule a community information meeting in public areas proposed by laws 176 OCP and 175 on the earliest available opportunity following executive committee approval of the resource implications associated with the proposed temporary experiment approach to regulating short-term vacation.

[2:09:42] Voice 3: second

[2:09:43] Voice 12: moved and seconded uh is there any further discussion further discussion

[2:09:54] Voice 3: when you think he believes to be a little bit of an opportunity

[2:09:58] Voice 3: oh sorry given when the executive committee that's you

[2:10:06] Voice 3: can um give approval so that we can move with this sooner and get it wrapped up before the

[2:10:14] Voice 3: end of the term right which is our my objective anyway so the executive committee

[2:10:20] Voice 17: meets next on

[2:10:23] Voice 17: july 8th but i would look to staff to see if there's a likelihood

[2:10:28] Voice 4: that this would get to

[2:10:30] Voice 4: that uh meeting so

[2:10:32] Voice 1: chair in this through this motion what staff have looked at is

[2:10:37] Voice 1: should this motion be carried staff will submit a report to the executive committee

[2:10:45] Voice 1: requesting um indicating that the local trust committee has endorsed this approach and to put

[2:10:52] Voice 1: it to the executive committee for approval to move forward

[2:10:56] Voice 3: to budget and it will make it to

[2:10:59] Voice 3: that july meeting that is the plan yeah

[2:11:02] Voice 6: and i would also and then i'd

[2:11:04] Voice 6: also note that there's

[2:11:05] Voice 6: uh there's actually two uh executive committee meetings in july so for some reason it didn't

[2:11:11] Voice 6: make it on the definitely

[2:11:12] Voice 3: be there by the 29th staff will be targeting the earlier meeting okay

[2:11:16] Voice 3: to leave as much time to prepare for the next steps of your bottle process which is

[2:11:22] Voice 3: understood

[2:11:22] Voice 4: uh any further comments or questions on the motion that's on the floor

[2:11:29] Voice 3: in terms of the morning hearing they do we address that with the next

[2:11:39] Voice 3: sorry can we address a one-on-one page 145 in terms of the um 90 days versus 30 days

[2:11:55] Voice 3: that we haven't addressed i'm gonna say we're not there yet uh

[2:12:00] Voice 6: so this this this motion that's

[2:12:02] Voice 6: on the floor needs to just just because just

[2:12:05] Voice 3: clarifying okay

[2:12:07] Voice 6: so any further discussion on

[2:12:09] Voice 6: the motion on the floor not seeing any i'll call the question all those in favor and that carries

[2:12:17] so next

[2:12:18] Voice 6: which will bring us to the uh staff report on page 145 i believe that's back to

[2:12:26] Voice 6: tyner

[2:12:26] Voice 17: zipanek that's me oh sorry that's taking me a moment to get up there so uh over to our

[2:12:35] Voice 17: p.m thank you

[2:12:37] Voice 1: so this report before the ltc is regarding the administrative side or considerations

[2:12:46] Voice 1: of your

[2:12:48] Voice 5: project aspects with regards

[2:12:50] Voice 5: to the temporary use processing for your proposed

[2:12:54] Voice 5: bylaws.

[2:12:55] Voice 1: So what's before the local trust committee are

[2:12:58] Voice 1: three recommendations. What is being

[2:13:02] Voice 1: flagged as considerations or factors is based on

[2:13:06] Voice 1: and I think some of this conversation has changed, based on

[2:13:10] Voice 1: the processing that we can expect for

[2:13:15] Voice 1: temporary use permits coming in in a short amount of time in order to help prepare the reports for

[2:13:23] Voice 1: LTC consideration ahead of a short-term rental season staff are looking at a sort of big picture

[2:13:30] Voice 1: to say hey this this will need some support so these resolutions are presented so that we can

[2:13:37] Voice 1: take this um this project to the executive committee

[2:13:42] Voice 3: and request budgeting

[2:13:43] Voice 1: support should

[2:13:44] Voice 1: we need it so it's building that inspiration into account what i do want to play is that there are

[2:13:52] Voice 1: there's a threshold to a point so if applications

[2:13:56] Voice 5: come in up to a certain amount that we do need

[2:13:58] Voice 5: support for this allows the ability to go through that budget process and should the budget be

[2:14:05] Voice 5: approved

[2:14:06] Voice 15: to support temporary staff and we will do that if we do continue processing applications

[2:14:13] Voice 3: and again that should be filed and approved

[2:14:18] justice

[2:14:24] Voice 3: you got any more questions over there alex or should i make the motion

[2:14:35] Voice 8: um

[2:14:39] Voice 3: how about

[2:14:43] Voice 11: we just like discuss the intent this

[2:14:45] Voice 11: is what i was bringing on before regarding

[2:14:53] Voice 3: on the implementation of caps on Hornby Island based on what's going on in Squamish and Cumberland

[2:15:01] Voice 3: because there are other communities that do have caps come back with something the fall

[2:15:09] Voice 3: and I heard they could so

[2:15:13] Voice 1: chair just to clarify are you what is the key question you're asking

[2:15:16] Voice 1: is it possible to have a cap on and to do an analysis

[2:15:22] Voice 3: of other places because you said there

[2:15:26] Voice 3: There's no caps, you can't do caps in the park.

[2:15:28] Voice 3: Other communities do caps, and so I'd like to explore how they do it

[2:15:33] Voice 3: and why we cannot have caps in the park.

[2:15:37] Voice 3: So that might require some legal review if you want that answer.

[2:15:42] Voice 3: What other

[2:15:42] Voice 1: municipalities, those might be municipalities you're referring to

[2:15:45] Voice 1: or regional districts, I'm not sure.

[2:15:48] Voice 1: They have different kinds of authorities.

[2:15:50] Voice 1: They might have business licensing.

[2:15:51] Voice 1: They might have the ability to set some of those caps,

[2:15:54] Voice 1: or they might have done

[2:15:56] Voice 3: it and

[2:15:57] Voice 14: taken their shot with

[2:15:59] Voice 3: that we're what staff are doing here is just

[2:16:01] Voice 3: advising you

[2:16:02] Voice 1: on what you have to be aware of with your authority and um and through the legislation

[2:16:07] Voice 1: so that's why we're not contemplating what other places have done but if you give us direction and

[2:16:14] Voice 1: request us to go look at other places you might have a recommendation that speaks

[2:16:19] Voice 5: to the same

[2:16:19] Voice 5: information that you're given today so if you want something specific like a legal review you can go

[2:16:25] Voice 5: back and do that that might give you an answer you'll still have to

[2:16:29] Voice 3: you'll be presented with

[2:16:31] Voice 3: your options a suggestion

[2:16:34] Voice 1: of should maybe something you can move forward with well we

[2:16:39] Voice 1: can't change the legislation so the local trust committee will have to review applications that

[2:16:44] Voice 1: come in regardless of the number so whether you set a cap and more than that comes in through our

[2:16:51] Voice 1: legislation we staff will need to process that and we will need to present that to you for some

[2:16:58] Voice 1: decision it will be up to the local trust committee's discretion on what gets approved

[2:17:04] Voice 1: and we're

[2:17:04] Voice 3: suggesting based on the temporary guidelines that you would approve

[2:17:09] Voice 8: So are you recommending that, as the trustees are already going to be

[2:17:14] Voice 3: looking at each TEP that it's having a cap is not necessary because it's kind of like capping away in terms of approval, is that what you're saying?

[2:17:25] Voice 3: What I'm, what I'm suggesting is that information that might come to you may not change the

[2:17:31] Voice 1: options presented, that you presented today.

[2:17:34] Voice 1: today because we do know legislation says you have to consider applications that come to you

[2:17:40] Voice 1: so how much of a difference does that number make for the ltc's consideration you might um

[2:17:47] Voice 1: as planners open it as mentioned you might consider that as a number to have as a showing

[2:17:54] Voice 1: as you consider your guidelines when you get applications ahead of you um

[2:18:00] Voice 1: planners have been do you have anything to add to that no

[2:18:05] Voice 6: yeah so it occurs to me listening to this

[2:18:09] and having read the report a couple times um that the legislative sort of procedure is that

[2:18:16] Voice 4: regardless whether we have a cap or not whether we're allowed a cap or not the ltc would still

[2:18:22] Voice 4: have to consider each application individually anyway um and uh so and not having a cap in the

[2:18:32] legislation which looks like we're not allowed to do

[2:18:34] Voice 4: doesn't preclude the ltc from deciding to

[2:18:40] Voice 6: approve or not approve any given temporary use permit for short-term vacation that's also my

[2:18:46] Voice 6: understanding kind of john

[2:18:48] Voice 15: you're correct and staff will present reports based on the guidelines

[2:18:53] you establish about

[2:18:55] Voice 5: temporary use permits so that's where the proposed bylaw explains that

[2:19:00] Voice 5: what the guidelines are and that's what staff will present and the local

[2:19:03] Voice 1: trust committee can consider

[2:19:05] Voice 1: how the guidelines are fulfilled through each application to produce applications

[2:19:09] Voice 4: yes and then

[2:19:10] Voice 4: so in terms of the information we've got um since

[2:19:16] Voice 6: the local trust committee will have to do those

[2:19:18] Voice 6: determinations on an individual basis on each temporary use and permit application um the local

[2:19:26] trust committee of the day will make those decisions whether to approve and there will

[2:19:33] be some guidelines forthcoming that can

[2:19:35] Voice 6: provide guidance but can't feather the discretion right

[2:19:40] Voice 6: so in many senses although we cannot provide a cap in legislation uh future less local trust

[2:19:51] committees can make the determination whether to approve zero 200

[2:19:57] Voice 6: or whatever uh on a case-by-case

[2:20:00] Voice 6: basis do

[2:20:02] Voice 3: the check right and and considering where your guidelines right so

[2:20:07] Voice 4: the guidelines

[2:20:08] Voice 4: will be what this local trust committee

[2:20:10] Voice 17: could give to the future local trust committee as

[2:20:15] essentially a suggestion on considering the limitations but we can't force a limitation so

[2:20:22] Voice 6: So in many senses, it doesn't change that.

[2:20:26] Voice 6: I mean, the procedure won't be changed, whether we have a cap or not.

[2:20:31] Voice 6: And it's just going to be up to the local trust committee of the day to decide case by case.

[2:20:37] Voice 3: Right?

[2:20:38] Voice 3: Pretty straight.

[2:20:39] Voice 3: Everyone got it very straightforward.

[2:20:45] Voice 3: It's up.

[2:20:49] Voice 3: I'm not particularly concerned because 87 or 65 or whatever,

[2:20:56] Voice 3: I don't think by the time of the next term of the,

[2:21:00] Voice 8: so

[2:21:02] Voice 3: I think what we've done already is given the staff enough work to do over the next few months, just to get the OCP and this amendment done and setting up a public meeting.

[2:21:18] Voice 3: I think that's enough without

[2:21:23] Voice 3: shouldering

[2:21:23] Voice 3: with this question of

[2:21:26] Voice 3: caps when that

[2:21:27] Voice 3: can come up later. I don't think it's going to make

[2:21:29] Voice 3: any here. There isn't going to be

[2:21:32] Voice 3: 87 applicants who are going

[2:21:33] Voice 3: to come in over the next few months.

[2:21:38] Voice 3: So I'm not concerned.

[2:21:41] Voice 6: Yeah, but until the bylaws

[2:21:44] Voice 6: adopted

[2:21:45] Voice 6: the

[2:21:46] Voice 6: current rules apply anyway,

[2:21:48] Voice 6: so that's not going to change anything.

[2:21:50] Voice 6: So I guess the question before us is back to page 145.

[2:21:55] Voice 6: This is around asking staff to do the work to go to executive committee around the procedure

[2:22:06] Voice 6: by which potentially a large number of temporary permits would be processed.

[2:22:13] Voice 6: So this is essentially, this continues the work of,

[2:22:17] Voice 6: of cap or no cap and

[2:22:21] Voice 5: just for for clarity um for the community of the local trust community today

[2:22:27] Voice 1: staff are recommending on page 149 of the agenda option two so option two runs through some of the

[2:22:35] Voice 1: anticipated implications and factors it's as i described in the recommendation the recommended

[2:22:41] Voice 1: motion this is describing it will take this as the approach to the executive committee

[2:22:50] requesting that the

[2:22:51] Voice 1: executive committee put this through for a budget request

[2:22:54] Voice 5: and this is

[2:22:56] Voice 1: explaining the way that that's going to get done so it's a bit of a procedural explanation

[2:23:03] so i

[2:23:06] Voice 3: think the move of the work on a local trust committee is review the staff analysis

[2:23:13] Voice 3: system, administrative capacity, financial resourcing, regulatory requirements, and implementation

[2:23:20] Voice 3: process associated with proposed bylaws number 176 and 177, and confirms its satisfaction

[2:23:31] Voice 3: that these considerations have been evaluated sufficiently to forward.

[2:23:39] Voice 3: Second.

[2:23:39] Voice 6: Move to second.

[2:23:43] Voice 6: Any further discussion?

[2:23:46] Voice 6: I'm not seeing any, so I'll call the question.

[2:23:47] Voice 6: All those in favor?

[2:23:48] Voice 6: and the motion carries additional motion on this fair

[2:23:55] Voice 3: I move that the Hornbrier Local Trust Committee endorses the

[2:24:00] Voice 3: securement of additional human resources in the form of new temporary staff

[2:24:04] Voice 3: or independent contractors to support the processing of unexpected

[2:24:09] Voice 3: sorry expected excess volume of short term vacations by all

[2:24:13] Voice 3: temporary permanent applications and forward to the executive committee for endorsement

[2:24:18] Voice 3: moved seconded any further discussion i'll call the question all those in favor motion carries

[2:24:28] and i'll just note that we should and

[2:24:31] Voice 6: the third option here should just be based on option number

[2:24:36] Voice 6: two of thoughts that prevail by wisdom here that one is right now so we'd like

[2:24:42] Voice 6: to take this one

[2:24:48] Voice 3: I move that the Warranty Animal Trust Committee request that to draft a business case based on the indicated option and forward to the executive committee.

[2:24:58] Voice 3: Can you say the number? Option 2?

[2:25:03] Voice 3: Option 2.

[2:25:05] Voice 3: You have to have a number there.

[2:25:07] Voice 3: I move, as per recommendation 3...

[2:25:16] Voice 3: No.

[2:25:18] Voice 3: After...

[2:25:23] Voice 3: I move that the Ormond and Local Trust Committee request staff to draft a business case based on Auction 2 and 4 to the Executive Committee for Budget and Endorsement.

[2:25:32] Voice 3: Moved.

[2:25:36] Voice 6: Seconded.

[2:25:38] Voice 6: Okay.

[2:25:39] Any further discussion?

[2:25:42] Not seeing any, I'll call the question.

[2:25:43] Voice 6: All those in favour?

[2:25:44] Voice 6: Carries.

[2:25:48] Voice 6: Okay.

[2:25:49] Voice 3: Now let's move on on our agenda then.

[2:25:52] Voice 3: Yes.

[2:25:52] Voice 3: So just to clarify, so that will mean your next steps, staff will prepare a CIM?

[2:25:58] Voice 5: public hearing you'll prepare business case and we will take the report to the next executive

[2:26:05] Voice 5: committee meeting as expedition okay understood thank you all right so let me

[2:26:13] Voice 12: know the agenda we

[2:26:13] Voice 12: have um next up we have staff reports on page 161 on advisory planning commission appointments

[2:26:24] Voice 3: and is there thank

[2:26:49] Voice 5: you chair so as an update for the advisory planning committee um

[2:26:58] Voice 5: expired for the uh

[2:27:00] Voice 1: previous advisory planning committee on june 14 2026. so staff has sent

[2:27:06] Voice 1: out letters thanking um folks for their participation um and put out another interest

[2:27:12] Voice 1: however there wasn't um there wasn't there was only one interest received so as a result there

[2:27:18] Voice 1: isn't enough members to strike an advisory planning committee so what staff is um is

[2:27:26] Voice 1: chairing here is that you will not have an advisory planning committee

[2:27:30] Voice 1: but should you wish to have one there's a couple options you can refer to another advisory planning

[2:27:37] Voice 1: committee in another another local trust area or you can pass another resolution either now

[2:27:43] Voice 1: or as it comes up through an application should you wish to refer out at that time you can also

[2:27:50] Voice 1: pass a motion on resolution asking us to go back out

[2:27:55] Voice 3: to advertise the second time okay so it's

[2:28:00] Voice 3: fairly straightforward uh justice yes i think first of all i'd like to thank the members that

[2:28:09] Voice 3: just stepped down from the advisory planning commission after how many years i'm not sure but

[2:28:15] Voice 3: i think the reason there hasn't been more people step forward is the frustration

[2:28:18] Voice 3: that the APC has not been utilized very effectively

[2:28:25] Voice 3: and its recommendations have been ignored.

[2:28:28] Voice 3: And I think if they had some security going forward

[2:28:31] Voice 3: that the APC was going to be an important part

[2:28:34] Voice 3: of the governance on Hornby Island,

[2:28:36] Voice 3: you would certainly get,

[2:28:39] Voice 3: we would be getting applicants.

[2:28:41] Voice 3: So I think there's a reason behind why we don't

[2:28:44] Voice 3: because there's lots of people on Hornby Island

[2:28:46] Voice 3: and look at the people in this room

[2:28:48] Voice 3: who are involved in these issues said but i'm not hearing a groundswell of desire to go and not be

[2:28:55] Voice 3: hurt yeah i'd like to thank all the agency members their tireless contributions and yeah it's like

[2:29:07] Voice 3: being a trustee i think that they felt like you can't go to the co-op not paper bag in your head

[2:29:13] Voice 3: um so i'd like to make a motion and move that that the format and local trust committee

[2:29:21] Voice 3: defer making abc appointments until the next term you don't have to make a motion to defer

[2:29:36] Voice 3: because right now staff will not pursue anything more with expression of interest

[2:29:41] Voice 3: it's

[2:29:42] Voice 1: if you would

[2:29:42] Voice 3: like staff to send out another expression of interest we are happy to do that so

[2:29:48] Voice 3: as

[2:29:49] Voice 15: it stands right

[2:29:49] Voice 3: now with parker that it is yeah the uh i want to create the trust

[2:29:55] Voice 3: Trust Me does not have an active advisory planning committee.

[2:30:00] Voice 5: that way until you would like some

[2:30:02] Voice 3: action and

[2:30:04] Voice 6: then i would just assume a new local trust committee

[2:30:08] Voice 6: coming in will be advised they want to take action

[2:30:11] Voice 6: at that time right we'll give an update to the

[2:30:14] local trust committee of any term what's what's what and um what they would like to do we can

[2:30:22] okay understand uh if we're done with that piece then let's move on to the applications report

[2:30:29] Voice 6: report dated June 19th. That's on page 165. Staff wish to highlight anything on that report.

[2:30:37] Voice 6: No,

[2:30:41] Voice 3: any questions from trustees? Yeah, you've got some funny things going on here in terms

[2:30:47] Voice 3: of purpose. Optional entry comments are required. Anyways, there's a couple of permits I'd like

[2:30:55] Voice 3: to know what they are. There's one PLDP on page 165, 2026-0159. It doesn't say anything.

[2:31:03] Voice 3: and then there's another one PLD oh no that's one that's degrees okay yeah it's a PLDP 226-0159

[2:31:14] Voice 3: on page 165 what's that about as well as page 166 PLDP 2025-0405 the

[2:31:27] Voice 5: first one DP ending in 0159

[2:31:30] Voice 5: I think that's a clerical error where the purpose wasn't entered, so

[2:31:35] Voice 1: that's something that I can follow up with staff, get it updated, and

[2:31:39] Voice 5: the

[2:31:40] Voice 1: LTC can get

[2:31:40] Voice 3: an update and make sure it's updated on the website as well.

[2:31:45] Voice 3: And then the second one was which?

[2:31:48] Voice 3: PLVP 2025-0405 on page 166, the bottom 166.

[2:31:59] I'm just going to get you guys here as we are in real time 0159 is the phone permit

[2:32:05] by the Hornby community to update the watchers, accessible watchers. That's what that is.

[2:32:13] That's a development permit that you'll probably see in the fall.

[2:32:16] Thanks.

[2:32:20] Voice 3: 00405.

[2:32:22] Voice 3: On 166.

[2:32:26] Voice 5: Oh, that's cool.

[2:32:32] Voice 5: Yes.

[2:32:38] Voice 5: It's finding some files.

[2:32:40] Voice 5: For me on the clock.

[2:32:42] Sorry, I'm just punching in there.

[2:32:44] Yep.

[2:32:46] See the system.

[2:32:49] Descriptions utilities located in the setback.

[2:32:52] Also, probably mine.

[2:32:53] Yeah.

[2:32:54] So it's a very experiment for that.

[2:33:00] Voice 3: Yeah.

[2:33:00] Voice 3: get to see the review myself you wouldn't see that so far but it's so the utility is located

[2:33:05] Voice 3: within the setback along south property and rear exit okay so

[2:33:13] Voice 6: we have the uh trustee and local

[2:33:18] Voice 6: expense report from april anything on that from anyone adopted policies and standing resolutions

[2:33:30] Voice 6: nothing new there uh local trust leading webpage any comments around that we have the active

[2:33:37] Voice 6: Project support, page 180, anything from staff or trustees on that one?

[2:33:42] Voice 6: We

[2:33:44] Voice 3: have the future project support, page 181, anything there?

[2:33:51] Voice 3: Finally, we have

[2:33:53] Voice 6: the coming protocol meeting with Kilmauld's Valley Regional District.

[2:33:58] Voice 6: That's the one we just had, right?

[2:33:59] Voice 6: Okay, and Trustee Allen and I will give a report on that.

[2:34:03] Voice 6: The next one will be in the next show.

[2:34:10] Voice 6: So, without any next regular meeting scheduled for Tuesday, September 1st,

[2:34:16] Voice 6: right here at 11 30 a.m um and

[2:34:21] Voice 3: that brings us to adjournment very

[2:34:24] Voice 5: quickly i'm sorry alex did

[2:34:26] Voice 5: you want to deal with the 30 90 day thing or not thank

[2:34:29] Voice 3: you um yes i was admitted

[2:34:36] Voice 3: so how do we press the 30 day versus 90 day cannot be motioned added to the usb led

[2:34:46] Voice 3: be viewed as I'd have to be a little

[2:34:50] Voice 5: bit more context, but 30

[2:34:52] Voice 5: days, is this an application or the rentals?

[2:34:56] Voice 3: It's about the

[2:34:56] Voice 3: kitchen rentals if it's otherwise they won't be able

[2:34:59] Voice 3: to rent for a week. It's just a month only if it's 90 days. And

[2:35:02] Voice 3: that's where we're at at this point. So we need to put it

[2:35:04] Voice 3: down to 30 days.

[2:35:07] Voice 3: That would be I think a question I would like to put

[2:35:09] Voice 3: to funders to respond to please.

[2:35:19] Voice 3: No, I don't think she has an online email message.

[2:35:22] Voice 3: No,

[2:35:23] Voice 6: there's only two online meetings.

[2:35:28] Yeah, so I think what you're going to have to do, Trustee Allen, to follow that up is get in touch with the planner.

[2:35:35] If she's not in the meeting, we're not going to be able to resolve it here.

[2:35:41] Voice 6: uh possibly if there's no if there's no discussion required generally rdms are meant to be

[2:35:48] Voice 6: administrative like canceling meeting or scheduling another meeting they're not usually meant to be

[2:35:53] Voice 6: substantive so i you can always propose an rwm and then you'll get advice from staff on whether

[2:36:01] Voice 6: that's um a reasonable use of the resolution of that meeting function it's

[2:36:06] Voice 3: only 208 can we

[2:36:07] Voice 3: Can we wait to hear from Sonia, if that's the truth?

[2:36:13] Voice 3: I just have to know what the letters have been in.

[2:36:15] Voice 3: It's funny how she's able to come back.

[2:36:17] Voice 4: Okay, so

[2:36:17] Voice 6: then my recommendation is let's take 10 minutes

[2:36:22] Voice 6: and okay, five minutes,

[2:36:24] Voice 6: and then hopefully she'll rejoin us.

[2:36:26] Voice 6: So let's adjourn, let's come back.

[2:36:32] Voice 3: Let's go seven minutes, let's go to 15.

[2:36:37] Voice 3: 10

[2:36:38] Voice 6: seconds, okay, let's not break, let's not.

[2:36:43] Voice 5: uh

[2:36:43] Voice 4: we're not we're not adjourned we didn't quite we didn't quite get there yet

[2:36:51] Voice 3: okay great so trustee allen when we have planner with us you can

[2:36:55] Voice 3: close your question no i'm sorry sonia um

[2:37:05] Voice 3: i'll be able to see when she rejoins there yeah

[2:37:14] Voice 1: it's a good question

[2:37:15] Voice 1: while we're waiting it's about correspondence on the agenda i noticed that tony law's letter

[2:37:26] Voice 4: it came in late so the the yeah so that's a fair question because we actually got several pieces

[2:37:33] Voice 4: of correspondence if they come in after the publication of the of the agenda then they

[2:37:38] Voice 4: don't make it on the agenda it will be posted to the website and

[2:37:41] Voice 3: to clarify any correspondence that

[2:37:43] Voice 3: comes in there's a note on the agenda itself about a current application of project exactly posted to

[2:37:48] Voice 3: the web page. Yes. And I should be able to see want to actually have that appear on the agenda,

[2:37:54] Voice 3: you can ask us to do that. But that's our processes. We add correspondence for projects and

[2:37:58] Voice 3: applications on the web page itself.

[2:38:01] Voice 14: So when the agenda says no correspondence, it doesn't mean no

[2:38:06] Voice 14: correspondence. It means it's

[2:38:12] Voice 3: on the web page.

[2:38:12] Voice 8: Correct. So

[2:38:13] Voice 1: that's how we handle our we sort of

[2:38:17] Voice 1: to organize and triage for the types of correspondence coming if there's correspondence that comes

[2:38:22] Voice 1: in it's not related to an application or project that is for the business of the ltc to see

[2:38:28] Voice 1: on agenda itself and that gets attached to agenda

[2:38:32] Voice 3: so if it's so if it's specific to

[2:38:37] Voice 3: yeah if it's specific to

[2:38:39] Voice 4: something then it wouldn't be attached

[2:38:44] Voice 4: we're gonna we're gonna go back to the meeting here uh

[2:38:48] Voice 3: plenitude connect um i'm going to turn

[2:38:51] Voice 3: it over to trustee allen he has a question here sorry um my gap so i want to know how we can

[2:39:00] Voice 3: address changing the um 90 day to

[2:39:04] Voice 8: 30 days for the vacation rental is that

[2:39:08] Voice 3: complicated

[2:39:10] Planner Zupanec (probable): That's an amendment to By-law 177 that would need

[2:39:15] Planner Zupanec (probable): to be prepared and given a reading.

[2:39:21] Voice 4: So is there direction that Trustee Allen could formulate a motion to ask you to do that work

[2:39:28] Voice 4: and bring it back to the next meeting then?

[2:39:31] Planner Zupanec (probable): So if we're proceeding to a public hearing and a community information meeting, ideally

[2:39:37] Planner Zupanec (probable): the by-laws are substantively in a format of which you're confident that you're comfortable

[2:39:42] Planner Zupanec (probable): with the public hearing it sounds like the ltc wants to consider another amendment prior to the

[2:39:49] Planner Zupanec (probable): public hearing is that correct if

[2:39:52] Voice 3: it's considered an amendment yes well

[2:39:54] Voice 6: it is considered an amendment

[2:39:55] Voice 6: i guess the question is in terms of expediency um could we propose that amendment now and

[2:40:08] Voice 6: And if it carries, give a second reading again, I suppose?

[2:40:20] Planner Zupanec (probable): Yes, the resolution would need to be worded so that it's very clear which part of the bylaw you're amending.

[2:40:26] Planner Zupanec (probable): And, you know, because it would be given second reading as amended again.

[2:40:30] Planner Zupanec (probable): I don't have that wording available.

[2:40:33] Planner Zupanec (probable): Unless Trustee Allen does, then you're welcome to do that.

[2:40:39] Voice 6: trustee you

[2:40:40] Voice 6: know the the ivs uh give us the page number i don't mind helping to craft

[2:40:51] Voice 6: okay so

[2:40:52] Voice 3: we'll

[2:40:54] Voice 6: just take a brief pause here while trustee finds a section

[2:40:57] Voice 6: but the thing is we don't we don't amend it now but it can't come

[2:41:21] Voice 6: included in the september pages

[2:41:24] Voice 3: so

[2:41:25] Voice 6: if we're going to amend it

[2:41:26] Voice 3: september meeting to be a public file

[2:41:28] Voice 5: that draft is on page 133

[2:41:30] Voice 3: 136. i think

[2:42:05] Voice 5: it's in the definitions yeah

[2:42:07] Voice 3: the choice of the definitions

[2:42:09] Voice 3: yeah which is it's

[2:42:11] Voice 14: not on the inner definition it has to be added yeah

[2:42:13] Voice 3: it's not within the

[2:42:16] Voice 3: Okay,

[2:42:17] Voice 12: so the planner, Zipanek, the desire here is to add in the definitions

[2:42:29] Voice 6: that the

[2:42:31] Voice 6: term vacation rental is defined as

[2:42:34] Voice 3: 30 days, not 90 days.

[2:42:38] Voice 3: So maybe you can help us identify the correct wording.

[2:42:45] Is

[2:42:51] Planner Zupanec (probable): this the last item on your agenda for today?

[2:42:59] Voice 9: okay i

[2:43:01] Voice 3: don't see the excitation on that i don't need it

[2:43:05] Voice 3: apparently we have a closed item as well sorry

[2:43:08] Planner Zupanec (probable): i just need a minute to i don't draft

[2:43:10] Planner Zupanec (probable): resolutions so i'm happy to

[2:43:14] Planner Zupanec (probable): do that i just need to um

[2:43:15] Voice 4: what what do you think works well

[2:43:20] Voice 4: 10

[2:43:20] Voice 3: minutes that

[2:43:24] Planner Zupanec (probable): sounds good okay

[2:43:26] Voice 3: let's just let's

[2:43:28] Voice 6: just recess for 10 minutes and then we'll come

[2:43:30] Voice 6: back and that's on our superintendent for us to consider okay so we're going to come back

[2:43:41] Voice 3: just confirm okay so we're going to come back at 25 after and consider that

[2:43:48] Voice 3: sure

[2:44:02] Voice 5: No, I don't care.

[2:44:03] Voice 5: You know what I'm going to try to.

[2:44:12] Voice 5: Don't worry.

[2:44:13] Voice 5: I need

[2:44:15] Voice 3: help cleaning things away.

[2:44:39] Voice 3: Sure.

[2:44:44] Voice 3: sure and based on my conversation with the regional district okay i see time is joining us

[2:55:41] Voice 3: on screen and

[2:55:54] Voice 12: uh trustee allen sent you an email he's hoping you have a chance to look at

[2:56:00] Voice 12: yes

[2:56:05] Planner Zupanec (probable): so just to clarify you're wanting to replace the entire definition that's currently in the

[2:56:13] Planner Zupanec (probable): land use bylaw no

[2:56:16] Voice 3: this is an addition so

[2:56:19] Planner Zupanec (probable): right now you already have a definition for vacation

[2:56:22] Planner Zupanec (probable): home rental use okay

[2:56:25] Voice 4: and does it specify a time period no

[2:56:29] Planner Zupanec (probable): that's why i've sent the

[2:56:31] Planner Zupanec (probable): just share my screen here so okay you can this is this is the important work amending bylaws we

[2:56:39] Planner Zupanec (probable): don't take this lightly absolutely

[2:56:41] Voice 12: not so

[2:56:43] Planner Zupanec (probable): this is the definition of vacation home rental use

[2:56:45] Planner Zupanec (probable): currently in effect for Hornby Island in your land use bylaw.

[2:56:52] Planner Zupanec (probable): If you were to amend this definition with what was suggested by Trustee Allen

[2:56:57] Planner Zupanec (probable): in the email, all of this would disappear and be replaced with the text

[2:57:06] Planner Zupanec (probable): that Trustee Allen has suggested, which you can pull up separately,

[2:57:11] Planner Zupanec (probable): or if you all have it in front of you.

[2:57:13] Planner Zupanec (probable): I mean, that's not sure how you wish to present it.

[2:57:16] Voice 12: I believe Trustee Allen's, and I'll pass it to him in a moment, but I believe his

[2:57:21] suggestion was to add

[2:57:22] Voice 17: the duration of the use

[2:57:25] Voice 17: to

[2:57:26] Voice 3: the existing definition.

[2:57:29] Planner Zupanec (probable): So the, correct, but the amendment that I received would be replacing

[2:57:33] Planner Zupanec (probable): all of this, unless what you're suggesting is to insert

[2:57:37] Planner Zupanec (probable): an additional clause into the

[2:57:39] Voice 17: existing definition.

[2:57:40] Planner Zupanec (probable): An additional

[2:57:40] Voice 17: clause is the intent, yes.

[2:57:43] Planner Zupanec (probable): So, A, B, C, and then you'd be looking for an additional clause, D, is that correct?

[2:57:49] Planner Zupanec (probable): Correct.

[2:57:52] Planner Zupanec (probable): Thank you for clarifying.

[2:57:53] Voice 6: Yeah, and then D would clarify the duration of it.

[2:58:06] Voice 3: 3.2.

[2:58:10] Voice 3: Okay.

[2:58:13] Voice 3: So, where did you get on your draft?

[2:58:20] Voice 3: I need to know that.

[2:58:23] Voice 3: You bring it up so we can see where you're at.

[2:58:27] Voice 3: So basically, it's going to be add an additional

[2:58:51] Voice 12: clause D

[2:58:58] Voice 3: that reads

[2:59:04] Voice 12: short-term vacation rental.

[2:59:13] Voice 17: Vacation rental is defined as less than 30 consecutive

[2:59:19] Voice 4: days.

[2:59:28] Planner Zupanec (probable): Just to confirm, that's not the terminology that's used in the definition.

[2:59:32] Planner Zupanec (probable): It's not called short-term rental.

[2:59:34] Planner Zupanec (probable): Okay.

[2:59:35] Planner Zupanec (probable): We're using the definition.

[2:59:36] Voice 3: Well, that part should have to be consistent with the rents.

[2:59:39] Planner Zupanec (probable): Correct.

[2:59:40] Planner Zupanec (probable): So vacation home rental use means the use of a residential dwelling unit for the temporary

[2:59:44] Planner Zupanec (probable): accommodation of paying guests, I would suggest that that 30-day be included right at the

[2:59:49] Planner Zupanec (probable): very beginning.

[2:59:50] Planner Zupanec (probable): Oh, right in there.

[2:59:50] Planner Zupanec (probable): Versus a separate clause.

[2:59:52] Planner Zupanec (probable): For

[2:59:52] Voice 4: a period of less than 30 days.

[2:59:54] Voice 4: So it would be inserting for a period of less than 30 days into that clause A.

[3:00:01] Planner Zupanec (probable): I'm just going to bring it up again so that everybody understands where this would be inserted.

[3:00:07] Planner Zupanec (probable): I would suggest that it's in this very beginning of the definition.

[3:00:17] Voice 17: And I would say after guests should be the place that it should stay for a period of less than 30 days.

[3:00:26] Planner Zupanec (probable): That would likely be the most clear.

[3:00:28] Voice 4: That makes

[3:00:28] Voice 4: sense to you.

[3:00:33] Voice 4: Okay, so the motion would read.

[3:00:35] Voice 4: Sorry,

[3:00:43] Voice 17: can you remind me of where we're inserting this so I can get it correct?

[3:00:50] Planner Zupanec (probable): We're adding a new amendment to Proposed Bylaw 177.

[3:00:58] Planner Zupanec (probable): So the resolution would be as per the staff report amendment that you had just adopted, except for a schedule, we're not referencing the attachment number one.

[3:01:16] Planner Zupanec (probable): we're referencing adding an amendment to the vacation home rental use definition

[3:01:25] Planner Zupanec (probable): and then specifying exactly how you wish for that definition to be phrased okay

[3:01:37] Voice 4: i'm going to look to

[3:01:38] Voice 3: our to see if you have taken down any of what we have said there we can craft a resolution

[3:01:50] Voice 3: in relatively short order.

[3:01:52] Voice 3: Lisa, what have you got of our rambling so far?

[3:01:57] Voice 2: Chair Peterson, what I have so far

[3:01:59] Voice 2: is that the Hornby Island Local Trust Committee

[3:02:02] Voice 2: request staff add an amendment,

[3:02:06] Voice 2: sorry, request staff add

[3:02:08] Voice 2: to the vacation home use rental definition.

[3:02:14] Planner Zupanec (probable): Sorry, I'm gonna interject here.

[3:02:16] Voice 2: So

[3:02:16] Planner Zupanec (probable): the LTC is not requesting staff to do anything.

[3:02:19] Planner Zupanec (probable): The LTC needs to amend the bylaw.

[3:02:21] Planner Zupanec (probable): that the

[3:02:22] Planner Zupanec (probable): ltc amend

[3:02:23] Voice 12: bylaw

[3:02:24] Planner Zupanec (probable): and 177 cite it as per the recommendation uh number one in the staff

[3:02:30] Planner Zupanec (probable): report and then by including a revised definition for vacation home rental use that inserts the

[3:02:40] Planner Zupanec (probable): words less than 30 days after the word guests that's my suggestion and then you need to give

[3:02:49] Planner Zupanec (probable): second reading as amended again correct so

[3:02:51] Planner Zupanec (probable): then you need to re read resolution or recommendation

[3:02:55] Planner Zupanec (probable): staff recommendation number two that's in my staff report to give second reading as amended

[3:03:01] Planner Zupanec (probable): okay

[3:03:06] Voice 4: uh lisa did you get uh the gist of what uh punishment right i

[3:03:11] Voice 2: did if you could just give me

[3:03:12] Voice 2: one one moment please

[3:03:13] Voice 12: absolutely we understand these motions on the fly are far from ideal

[3:04:07] Voice 3: Okay,

[3:04:25] Voice 2: what I have, Chair Peterson, is that the Hornby Island Local Trust Committee amend

[3:04:29] Voice 2: proposed bylaw number 177, cited as Hornby Island land use bylaw number 150, 2014, amendment

[3:04:39] Voice 2: Amendment number one, 2024, by, just lost it, sorry, by inserting the words for a period less

[3:05:01] Voice 2: than 30 days after word guest. Sorry, I've missed it here. I think

[3:05:15] Planner Zupanec (probable): we need to reference,

[3:05:16] Planner Zupanec (probable): the bylaw needs to amend the definition by adding an amendment to the definition of vacation home

[3:05:23] Planner Zupanec (probable): home rental use before that Lisa so that it's clear the first thing is we're introducing a

[3:05:30] Planner Zupanec (probable): new amendment to the definition for vacation home rental use and then inserting the words

[3:05:36] Planner Zupanec (probable): for a period of less than 30 consecutive days after the word

[3:05:39] Voice 2: guests and Sonia would that go

[3:05:44] Voice 2: after the citation correct okay chair

[3:06:54] Voice 3: just sent a corrective motion to the minute taker to Lisa

[3:06:59] Voice 3: so she can just check based on this.

[3:07:03] Voice 2: Sorry, I'm getting multiple emails now.

[3:07:22] Voice 2: Okay, I'll try reading it again.

[3:07:23] Voice 2: That the Hornby Island Local Trust Committee

[3:07:25] Voice 2: amend bylaw number 177

[3:07:27] Voice 2: cited as the Hornby Island land use bylaw

[3:07:31] Voice 2: number 150, 2014, amendment number 1, 2024

[3:07:38] Voice 2: by amending the definition of vacation home rental use.

[3:07:45] Voice 2: use

[3:07:51] Planner Zupanec (probable): it'll have to be by including an amendment to the definition of the vacation of vacation

[3:07:58] Planner Zupanec (probable): home rental use because it doesn't exist currently in bylaw 177 there is no amendment to this so it's

[3:08:06] Planner Zupanec (probable): important that we are bringing in a brand new amendment to something that doesn't exist in

[3:08:12] Planner Zupanec (probable): the bylaw right now you

[3:08:15] Voice 2: say that one more time sonia by including the definition of correct so

[3:08:21] Voice 2: So

[3:08:21] Planner Zupanec (probable): after Amendment No. 1, 2024, by including an amendment to the definition of, quotation,

[3:08:31] Planner Zupanec (probable): vacation home rental use, end quote, and then

[3:08:35] Planner Zupanec (probable): by inserting the words for a period of less than 30 consecutive days

[3:08:39] Planner Zupanec (probable): after the words guests.

[3:08:41] Planner Zupanec (probable): And can you make sure to bring that up on the screen so the LTC can confirm?

[3:09:03] Voice 2: Okay, I'll need a few minutes. Thank you.

[3:10:56] Voice 3: Okay, there it is.

[3:10:58] Voice 3: I move that the

[3:11:00] Voice 3: Hornbeier and Merkle Trust Committee

[3:11:02] Voice 3: amend Bylaw No. 177

[3:11:04] Voice 3: cited as, quote, Hornbeier and Merkle

[3:11:06] Voice 3: Bylaw No. 150-2014

[3:11:08] Voice 3: Amendment No. 1-2024, unquote,

[3:11:11] Voice 3: by including an amendment

[3:11:12] Voice 3: to the definition of vacation home rentals

[3:11:14] Voice 3: by inserting the words for a period of less than

[3:11:16] Voice 3: 30 consecutive days.

[3:11:18] Voice 3: Seconded

[3:11:25] Voice 6: by Trustee Scott.

[3:11:27] Voice 6: I believe that

[3:11:31] Voice 1: wording

[3:11:32] Voice 1: by including an amendment

[3:11:34] Voice 1: a

[3:11:34] Voice 3: new definition of vacation home rental use.

[3:11:41] Voice 3: Can you confirm that wording?

[3:11:44] Voice 3: This is the new definition.

[3:11:49] Voice 3: We're inserting words to the existing definition in Clause A, are we not?

[3:11:53] Voice 3: Yeah,

[3:12:01] Planner Zupanec (probable): I think that reads clearly.

[3:12:03] Voice 6: Okay, so it's moved and seconded.

[3:12:05] Voice 6: Any further discussion?

[3:12:06] Voice 6: If not, see me.

[3:12:07] Voice 6: I'll call the question.

[3:12:08] Voice 6: All those in favor?

[3:12:09] Voice 6: If not, curious.

[3:12:10] Voice 6: Is there one further motion?

[3:12:12] Planner Zupanec (probable): Second.

[3:12:16] Planner Zupanec (probable): But it's missing the words, inserting the words

[3:12:19] Planner Zupanec (probable): for a period of less than 30 consecutive days before guests.

[3:12:33] Voice 3: For a period of less than 30 days before guests.

[3:12:37] Voice 3: Before the word guests.

[3:12:40] Voice 5: Give me the whole thing.

[3:12:48] Voice 5: So a minute

[3:12:59] Voice 3: before guests after the words 30 consecutive days.

[3:13:03] Voice 3: No, no, no.

[3:13:04] Voice 3: Okay.

[3:13:05] Voice 3: I know that the Horman Local Trust Committee,

[3:13:07] Voice 3: in bylaw number 177,

[3:13:09] Voice 3: cited the Horman Land Use Bylaw number 150-2014

[3:13:11] Voice 3: key and then the number one foot it took my screen away sorry let's just take a pause here

[3:13:18] Voice 3: he said can you pull up the motion again and maybe

[3:13:21] Voice 5: just clarify for us with that wording

[3:13:23] Voice 5: i hadn't what the carried motion is including by

[3:13:38] Voice 8: adding including amendments the definition

[3:13:40] Voice 8: of occasional rental use by inserting the words for a period of

[3:13:44] Voice 3: less than 30 consecutive days

[3:13:45] Voice 3: after the words quote before guests

[3:13:50] Voice 15: i'm just going to pause here

[3:13:54] Voice 15: lisa can you confirm if there's a carried resolution

[3:13:57] Voice 5: here or we need to redo this

[3:14:00] Voice 5: it's

[3:14:01] Planner Zupanec (probable): after the guests

[3:14:05] uh

[3:14:09] Voice 2: rpm jameret this motion was carried i believe this motion was carried as well

[3:14:19] Voice 2: full

[3:14:23] Voice 14: definition will read that

[3:14:27] Voice 2: the hornby island local trust committee amend bylaw number 177

[3:14:30] Voice 2: cited as hornby island land use bylaw number 150 2014 amendment number 1 2024 by including

[3:14:38] Voice 2: amendment to the definition of vacation home rental use by inserting the words for a period

[3:14:43] Voice 2: of less than 30 consecutive days before guests it's after yeah it

[3:14:53] Voice 6: should be after

[3:14:54] Voice 6: Yeah. And I just want to apologize, staff. This model is entirely on trustees, and I apologize for allowing this all the way.

[3:15:05] Voice 6: I totally understand our intent to try and get this done.

[3:15:11] So

[3:15:12] Voice 6: do we need to then amend the motion by adding the words after guess to the words less than 30 consecutive days, and then the staff put us in a good position?

[3:15:20] Voice 5: Yes.

[3:15:22] Voice 5: Okay. Do you want to make the motion?

[3:15:30] Voice 3: I move to amend the motion by changing the words after guess.

[3:15:33] Voice 3: Before guess.

[3:15:34] Voice 3: Before guess.

[3:15:35] Voice 3: move

[3:15:36] Voice 4: to amend motion by change the words before guests to the words after guests

[3:15:41] Voice 4: for

[3:15:50] Voice 3: seconder second discussion before

[3:15:53] Voice 5: we carry please

[3:15:55] Voice 6: okay is that giving us where we need to go

[3:15:59] Voice 6: now

[3:16:02] Planner Zupanec (probable): you need to pass the motion to give second reading as amended again okay so we'll call a

[3:16:09] Voice 6: question on this all those in favor okay now the motion for second reading and then we have to go

[3:16:16] Voice 3: I move the Ormond Local Trust Committee

[3:16:18] Voice 3: to oppose bylaw number 177,

[3:16:20] Voice 3: cited as Ormond item land,

[3:16:22] Voice 3: Ormond item land use bylaw number 150-2014,

[3:16:26] Voice 3: amendment number one, 2024,

[3:16:27] Voice 3: be given second reading as amended.

[3:16:31] Seconded by Trustee Scott.

[3:16:33] Need further discussion?

[3:16:35] All those in favor?

[3:16:36] All the questions?

[3:16:37] Motion carries.

[3:16:38] And we are going to move to adjournment.

[3:16:41] Voice 6: At the end, apologies, staff.

[3:16:43] Voice 6: Thank you.

[3:16:47] Planner Zupanec (probable): Thank you, everyone.

DRAFT

Islands Trust

Hornby Island Local Trust Committee  
Minutes of Regular Meeting  

Date:  
June 26, 2026  
Location:  
Hornby Island Community Hall  
Central Road, Hornby Island, BC  

Members Present:  
Timothy Peterson, Chair  
Alex Allen, Local Trustee  
Grant Scott, Local Trustee  

Staff Present:  
Renée Jamurat, Regional Planning Manager  
Sonja Zupanec, Project Planner (electronic)  
Ian Cox, Planner 2  
Lisa Millard, Meeting Administrator/Recorder (electronic)  

Others Present:  
There were approximately 62 members of the public in attendance.  

1. CALL TO ORDER  
Chair Peterson called the meeting to order at 11:30 a.m.  

2. TERRITORIAL ACKNOWLEDGEMENT  
Chair Peterson acknowledged that the meeting was held on the territory of the Coast Salish First Nations.  

3. APPROVAL OF AGENDA  
By general consent, the agenda was approved as presented.  

4. REPORTS  
4.1 Trustee Reports  
Trustee Graham spoke to meeting with the Minister of Health at the new campground sites, the importance of completing the Official Community Plan and Land Use Bylaw work, and the upcoming local government election.  

Trustee Allen reported attendance at Trust Council and the Comox Valley Regional District Protocol meeting.  

4.2 Chair's Report  
Chair Peterson reported attendance at the following: Mounh Arrowsmith Biosphere Round Table, Trustee Onboarding Working Group sessions, Chief Administrative Officer Performance Evaluation Committee meeting, Comox Valley Regional District protocol meeting, and Trust Council meeting. He noted the Xwe’etay / Lasqueti Archeology Projects is exhibiting at Qualicum Beach.

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4.3    Electoral Area Director's Report - none

4.4    Islands Trust Conservancy Report - none

5.      PUBLIC PARTICIPATION

A member of the public asked that the Local Trust Committee consider a requirement that new septic systems on lots less than one acre in size be a type 3 system to facilitate ground water protection.

A member of the public proposed a requirement for type 3 septic systems to facilitate enhanced protection of ground water supply and addressed this recommendation in relation to the application requesting a variance to the setback to surrounding wells.

A member of the public requested the Land Use Bylaw include a definition of a short-term rental being 30 days or less as the provincial government has a default description of 90 days which will become the local default unless specified otherwise. They urged the Local Trust Committee to read Tony Law’s letter dated June 1 which outlines a path to correcting the error in the Public Use zoning and requested Trustees initiate a standalone Public Use zone amendment so the error can be corrected to facilitate affordable workforce housing opportunities.

A member of the public spoke to the staff report that clarifies the Local Trust Committee cannot place a cap on vacation rentals through the Temporary Use Permit system and indicated the Temporary Use Permit system will create a prohibitively high administrative and financial burden on staff. They noted affordable housing is a community priority and requested the Local Trust Committee address the Public Use zone corrections, maintain the current vacation rental regulations, and regulate safe, sustainable septic and water use. They stated the community is self-regulating short-term rentals and bylaw enforcement tools can support local regulations.

A member of the public requested the Local Trust Committee advocate to the Minister of Health regarding the imbalance of police concerns being related to mental health call outs and properly fund mental health services so those calls can be dealt with outside of police intervention.

A member of the public requested the Local Trust Committee resolve and correct the Public Use zoning issue.

A member of the public spoke in opposition of the application requesting a setback to the siting of a septic system and indicated a type 3 septic system should be required.

A member of the public spoke in opposition of septic system application and stated that while a 30-meter setback is required it should be higher. They requested information on the Local Trust Committee and Board of Variance authority over the matter.

The Chair replied the Local Trust Committee makes decisions on applications and if not approved the applicant has the option to have the Board of Variance re-consider the application. They indicated that while Island Health approves a septic system design the Local Trust Committee can approve or deny the application.

A member of the public stated the short-term rental issue has taken a lot of time and asked the Local Trust Committee to step back, reset, and determine an effective way forward.

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6.          MINUTES

6.1          Local Trust Committee Minutes dated May 1, 2026 - for adoption

           The following amendment to the minutes was presented for consideration:

           •   Item 4.1 Trustee Allen’s report should state “shipping over 25,000 litres of ground water on island” not “off island”.

               By general consent, the Local Trust Committee minutes of May 1, 2026 were adopted as amended.

6.2          Section 26 Resolutions-without-meeting Report – none

6.3          Advisory Planning Commission Minutes - none

7.          BUSINESS ARISING FROM MINUTES

7.1          Follow-up Action List Report dated June 19, 2026

            Received for information.

8.          DELEGATIONS - none

9.          APPLICATIONS AND REFERRALS

9.1          PL-DVP-2026-0126 (Davies) - Staff Report

            The Planner summarized the staff report and highlighted the following:
            • The application seeks a Development Variance Permit to reduce the requirement that a sewage disposal field be setback 30 metres from drinking water wells on the subject property and neighbouring properties to a minimum of 22 metres from the neighbouring wells;
            • A qualified professional report states it is not feasible to locate the wastewater dispersal field in an area which meets the minimum standard due to the relatively small size of the subject property;
            • Six letters of correspondence have been received regarding the application.

            The applicant was in attendance and stated the property is the last to be developed in the subdivision, there are six properties sharing lot lines on all sides, surrounding wells are placed in a manner in which it is impossible to place a septic system on their property outside of the 30-metre setback, and they have submitted responses to neighbour’s concerns through the qualified professional who prepared their report.

            Discussion ensued and the following comments and clarifications were noted:
            • The setback requirement is a Local Trust Committee bylaw and was chosen to be inline with what was an average default setback that correlated to sewerage system regulations at the time;
            • A registered sewerage system designer is required to file a record of the system with Island Health and the 30-metre setback is not necessarily tied to site specific conditions; hence the need to hire a qualified professional to make a recommendation on the design of the system;

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• The qualified professional explained the role of Island Health and noted Island Health does not approve sewerage systems but accepts applications while the qualified professional is responsible to ensure the design is adequate, they noted horizontal setbacks do not guarantee wellhead protection but the quality of treatment of discharge does and explained why a type 1 system has been recommended versus a type 3 system.

HO-2026-032  
It was MOVED and SECONDED  
that the Hornby Island Local Trust Committee approve issuance of PL-DVP-2026-0162 as proposed.  
CARRIED

9.2    PL-TUP-2026-0103 (Hornby Festival) - Staff Report

The Planner summarized the staff report and highlighted the following:  
• The application seeks a Temporary Use Permit to allow use of the subject property for two annual events on land that is zoned Agriculture;  
• The Agricultural Land Commission has allowed the Non-Farm-Use application subject to conditions for a period of twelve years;  
• No correspondence has been received related to the statutory notice regarding the Temporary Use Permit.

The applicant was in attendance, spoke to the application, and requested reconsideration of sponsorship of the application fee.

The Chair replied that Trust Council has declined to fund application fee sponsorships this year but may again in the future.

The Regional Planning Manager clarified the process of a Temporary Use Permit renewal versus that of an initial application.

HO-2026-033  
It was MOVED and SECONDED  
that the Hornby Island Local Trust Committee approve issuance of Temporary Use Permit PL-TUP-2026-0103 for a term of 3 years.  
CARRIED

9.3    PL-TUP-2026-0135 (Bailey) - Staff Report

The Planner summarized the staff report and highlighted the following:  
• The application seeks a Temporary Use Permit for the operation of a mobile bakery food trailer on the subject property;  
• The applicant has addressed parking and wastewater disposal through shared use with another food truck at the same location;  
• Three letters of correspondence have been received related to the statutory notice regarding the Temporary Use Permit, one in support, one opposed, and a third from Hornby Island Housing Society asking for additional time to consider a response.

The applicant was in attendance.

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Discussion ensued and the following comments were noted:
• Future potential housing would not be considered as part of the review of the conditions of issuance of a Temporary Use Permit;
• If the Local Trust Committee wishes to remove the parking condition they could do so through a resolution.

HO-2026-034
It was MOVED and SECONDED
that the Hornby Island Local Trust Committee request staff to remove condition “e)” from PL-TUP-2026-0135, which requires a total of twelve (12) vehicle parking spaces to be provided on site designed to the standards of Hornby Island Land Use Bylaw No. 150, 2014.
CARRIED

HO-2026-035
It was MOVED and SECONDED
that the Hornby Island Local Trust Committee approve issuance of Temporary Use Permit PL-TUP-2026-0135 as amended for the operation of a mobile bakery food truck for a period of three years.
CARRIED

9.4       PL-DP-2026-0063 (Sea Breeze Lodge) - Staff Report
The Planner summarized the staff report and highlighted the following:
• The application seeks a Development Permit for construction of three new guest accommodations units within one building on the subject property;
• The additional units reflect a build out to the maximum number of allowable accommodation units on the property;
• Buildings located within 100 metres of the natural boundary of the sea are required to be less than 7 metres in height and the site plan is not clear on this issue;
• The property is located within the Commercial Centres Development Permit Area (DPA) and the application generally meets the DPA guidelines.

The applicant was in attendance and stated the buildings are located more than 100 metres from the natural boundary of the sea, all conditions of the permit will be adhered to, and K’omoks First Nation had previously visited the site.

The Local Trust Committee had no questions or comments.

HO-2026-036
It was MOVED and SECONDED
that the Hornby Island Local Trust Committee approve issuance of PL-DP-2026-0063 subject to the conditions therein as presented in Attachment 1 of the staff report dated June 26, 2026.
CARRIED

9.5       Referral for Response: Proposed Denman Island Bylaw Nos. 260 and 264 –
             Memorandum

HO-2026-037

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It was MOVED and SECONDED  
that the Hornby Island Local Trust Committee respond to the Denman Island Local Trust Committee that interests are unaffected by Bylaw No. 260 & 264.  
CARRIED  

The meeting was recessed for a break at 1:00 p.m. and reconvened at 1:20

10. LOCAL TRUST COMMITTEE PROJECTS

10.1 Major Project: Hornby Island Official Community Plan and Land Use Bylaw Review: Bylaw No. 177 Draft Changes for Consideration of Second Reading - Staff Report

The Planner noted draft changes to Bylaw No. 177 were being presented to the Local Trust Committee for consideration.

Discussion ensued and the following comments and clarifications were noted:  
• The Director of Legislation and Information Services has confirmed the Local Trust Committee cannot use the Official Community Plan or Land Use Bylaw to establish a fixed limit on the number of Temporary Use Permits that may be issued as this would fetter the discretion of a future Local Trust Committee and each application would need to be assessed based on its own merits;  
• If the bylaw were to proceed to Executive Committee as is, it is unlikely to be approved unless it was amended to include language that allows discretion to be contemplated such as using words should instead of must;  
• If a cap were to be set there is still an obligation to consider all applications that are put forward and not having a cap does not preclude the Local Trust Committee to approve, or not approve, any given application that is put forward based on guidelines that are set;  
• There are other communities that have caps; however, an analysis, and possible legal review, would be required to determine how those caps have been addressed through the Local Government Act;  
• Members of the public have requested the Public Use zone issue be advanced as soon as possible and a correction to this zone is already proposed in Bylaw No. 177.

HO-2026-038  
It was MOVED and SECONDED  
that Hornby Island Local Trust Committee amend Proposed Bylaw No. 177 cited as “Hornby Island Land Use Bylaw No. 150, 2014, Amendment No. 1, 2024” as per attachment #1 of the staff report dated June 26, 2026.  
CARRIED

HO-2026-039  
It was MOVED and SECONDED  
that the Hornby Island Local Trust Committee Proposed Bylaw No. 177 cited as “Hornby Island Land Use Bylaw No. 150, 2014, Amendment No. 1, 2024” be given second reading as amended.  
CARRIED

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HO-2026-040  
It was MOVED and SECONDED  
that the Hornby Island Local Trust Committee request staff to schedule a Community Information Meeting and Public Hearing for proposed Bylaws 176 (Official Community Plan) and 177 (Land Use Bylaw) at the earliest available opportunity following Executive Committee approval of the resource implications associated with the proposed Temporary Use Permit approach to regulating short-term vacation rentals.  
CARRIED  

Further discussion on this item was undertaken following item 10.2.  

10.2 Major Project: Hornby Island Official Community Plan and Land Use Bylaw  
Review: Proposed Administrative Approach Temporary Use Permits and Short-Term Vacation Rentals - Staff Report  

The Regional Planning Manager summarized the staff report which detailed the administrative capacity, financial resourcing, and implementation processes associated with Bylaw Nos. 176 and 177.  

There were no questions or comments on the staff report and recommendations.  

HO-2026-041  
It was MOVED and SECONDED  
that the Hornby Island Local Trust Committee has reviewed the staff analysis of administrative capacity, financial resourcing and regulatory requirements, and implementation processes associated with Proposed Bylaw Nos. 176 and 177, and confirms its satisfaction that these considerations have been evaluated sufficiently to forward.  
CARRIED  

HO-2026-042  
It was MOVED and SECONDED  
that the Hornby Island Local Trust Committee endorses the securement of additional human resources in the form of new temporary staff or independent contractors to support the processing of expected excess volume of short-term vacation rental – Temporary Use Permit applications, and forward to the Executive Committee for endorsement.  
CARRIED  

HO-2026-043  
It was MOVED and SECONDED  
that the Hornby Island Local Trust Committee request staff to draft a business case based on Option 2 and forward to the Executive Committee for budget endorsement.  
CARRIED  

Discussion on item 10.1 resumed and a Trustee indicated the need to include a definition of the short-term vacation rental period not exceeding 30 days.  

The meeting was recessed for a break at 2:18 p.m. and reconvened at 2:25 p.m.

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HO-2026-044  
It was MOVED and SECONDED  
that the Hornby Island Local Trust Committee amend proposed Bylaw No. 177 cited as “Hornby Island Land Use Bylaw No. 150, 2014, Amendment No. 1, 2024” to amend the definition of Vacation Home Rental Use by inserting the words “for a period of less than 30 consecutive days”.  

HO-2026-045  
It was MOVED and SECONDED  
to amend the motion by adding words “before guests” after the words “less than 30 consecutive days”.  

CARRIED

HO-2026-046  
It was MOVED and SECONDED  
to amend the motion by changing words “before guests” to the words “after guests”.  

CARRIED

The question on the following motion, as amended, was then called.  

that the Hornby Island Local Trust Committee amend proposed Bylaw No. 177 cited as “Hornby Island Land Use Bylaw No. 150, 2014, Amendment No. 1, 2024” to amend the definition of the Vacation Home Rental Use, by inserting the words “for a period of less than 30 consecutive days” after guests.  

CARRIED

HO-2026-047  
It was MOVED and SECONDED  
that the Hornby Island Local Trust Committee Proposed Bylaw No. 177 cited as “Hornby Island Land Use Bylaw No. 150, 2014, Amendment No. 1, 2024” be given second reading as amended.  

CARRIED

11. CORRESPONDENCE - none  
Correspondence received concerning current applications or projects is posted to the LTC webpage  

12. NEW BUSINESS - none  

13. STAFF REPORTS  
13.1 Advisory Planning Commission Appointments – Briefing  
The Regional Planning Manager summarized the briefing.  
Discussion ensued and it was determined to not seek submissions for expressions of interest to serve on the Advisory Planning Commission until the new term.  

13.2 Trust Conservancy Report - none  


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13.3 Applications Report dated June 19, 2026

The Planner confirmed PL-DP-2026-0159 is a Development Permit application to update accessible washrooms at the Community Hall and PL-DVP-2026-0405 is an application related to utilities at the lot line at the address indicated.

13.4 Trustee and Local Expense Report dated April, 2026

Received for information.

13.5 Adopted Policies and Standing Resolutions

Received for information.

13.6 Local Trust Committee Webpage - none

14. WORK PROGRAM

14.1 Active Projects Report dated June 19, 2026

Received for information.

14.2 Future Projects Report dated June 19, 2026

Received for information.

14.3 Upcoming Protocol Meeting with Comox Valley Regional District and Hornby and Denman Local Trust Committees - Verbal Update

The meeting occurred earlier in the week.

15. UPCOMING MEETINGS

15.1 Next Regular Meeting Scheduled for Tuesday, September 1, 2026 at 11:30 am at Hornby Island Community Hall, 4305 Central Road, Hornby Island, BC

16. ADJOURNMENT

By general consent, the meeting was adjourned at 2:48 p.m.

_________________________

Tim Peterson, Chair

Certified Correct:

_________________________

Lisa Millard, Meeting Administrator/Recorder

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