Gambier Island Local Trust Committee community information meeting, August 4, 2026

[0:00:00] Trustee Patrick (probable): you're welcome all right well good afternoon everyone I'd like to call this community

[0:00:06] Trustee Patrick (probable): information meeting for the Gambier-Keats local trust area committee I mean to order

[0:00:12] Trustee Patrick (probable): this meeting is being live streamed it is being recorded and the recording will be available

[0:00:17] Trustee Patrick (probable): in a few days I begin with acknowledging with respect and humility that the lands and waters

[0:00:25] Trustee Patrick (probable): of the Gambier-Keats local trust area have been home to indigenous people since time immemorial

[0:00:30] Trustee Patrick (probable): memorial. Their deep connection to these islands continues to this day. We honor their enduring

[0:00:35] Trustee Patrick (probable): presence, their constitutional rights, and their responsibilities as stewards of these

[0:00:39] Trustee Patrick (probable): lands and waters. I'm Laura Packard. I'm elected on Salt Spring Island, and I'm the chair of

[0:00:45] Trustee Patrick (probable): this Local Trust Committee. I'm joined today online, you can't see him, but I can, Trustee

[0:00:53] Trustee Patrick (probable): Trustee Joe Bernardo and Trustee Louise Stanford and together we are your local trust committee.

[0:01:01] Trustee Patrick (probable): We have some staff joining us today.

[0:01:04] Trustee Patrick (probable): We have Sonia Zucanek, a planner, and we have a minute taker, Diane Corbett, and, I apologize,

[0:01:15] Trustee Patrick (probable): I apologize. I'm sorry. Shalini. I am bad with names. Shalini is a planning assistant and she's here to help us today too. So I'm grateful to the staff for being here. This is also a place of employment and our staff have a right to a safe and respectful workplace.

[0:01:35] Trustee Patrick (probable): So today is the second of three community information meetings on the proposed shoreline development permit area guidelines for Gambier.

[0:01:44] Trustee Patrick (probable): The same presentation and the information will be shared at each meeting.

[0:01:50] Trustee Patrick (probable): There's one more meeting and that's going to be tomorrow evening at 7pm at the John Braithwaite Community Center in North Vancouver.

[0:02:00] Trustee Patrick (probable): Hoover. There will be a question and answer period later in the agenda, and I'll explain

[0:02:05] Trustee Patrick (probable): how that'll work in a few moments. But first, we have an agenda before us. Are there any

[0:02:09] Trustee Patrick (probable): additions or changes to the agenda? Thank you. Can we approve the agenda through general

[0:02:14] Trustee Patrick (probable): consent? Thank you. So that brings me to the agenda then, and the trustee opening remarks.

[0:02:24] Trustee Patrick (probable): Is there something

[0:02:25] Voice 13: you'd like to say? Go ahead, Trustee Stanton.

[0:02:28] Voice 13: I'm basically going to repeat what I said in our Zoom session, so bear with me.

[0:02:33] Voice 13: I want to recognize the interest and care that community members have brought to these conversations

[0:02:40] Voice 13: about the land, livability, shoreline health, and long-term stewardship of Gambier Island.

[0:02:46] Voice 13: The proposed guidelines we are discussing today speak to themes of matter,

[0:02:51] Voice 13: protecting sensitive ecosystems, planning for climate change impacts,

[0:02:55] Voice 13: paths, managing development in hazardous areas, and ensuring that shoreline activities respect

[0:03:00] Voice 13: natural processes and the character of Gambier Island.

[0:03:04] Voice 13: These draft development permit area guidelines are rooted in the island's trust's core purpose

[0:03:09] Voice 13: to preserve and protect the unique amenities and environment of the island's trust area.

[0:03:14] Voice 13: They support provincial requirements to identify and manage environmentally sensitive and hazard-prone

[0:03:19] Voice 13: lands, and they incorporate long-standing trust council policies around safeguarding

[0:03:24] Voice 13: eelgrass beds, natural coastal processes, steep slopes and the ecological integrity of foreshore.

[0:03:31] Voice 13: I encourage you to ask questions, share your experiences and plug anything that feels unclear

[0:03:36] Voice 13: or requires new consideration. These information sessions are about building shared understanding

[0:03:41] Voice 13: so that residents, landowners and the LTC can move forward in shaping the official community

[0:03:48] Voice 13: plan targeted review thank you thank

[0:03:51] Trustee Patrick (probable): you very much i'm going to turn the floor to a planner

[0:03:54] Trustee Patrick (probable): who will walk us through our

[0:03:55] Planner (probable): presentation great thanks so much uh can everybody hear me okay

[0:03:59] Planner (probable): but i've got this little fan whirring here and it's very loud for me so if you can't please just

[0:04:05] Planner (probable): give me a thumbs up and i'll project a little bit more so my name is sonja zupanets i'm a island

[0:04:12] Planner (probable): planner for several different islands across the island's chest and i

[0:04:16] Planner (probable): worked with gambier over the

[0:04:17] Planner (probable): course of the last 18 years numerous times so i'm really pleased to be back and to help translate

[0:04:23] Planner (probable): this draft development permit area for your information so that you can fill out the online

[0:04:29] Planner (probable): survey hopefully before the end of august and provide your locally elected officials with some

[0:04:33] Planner (probable): constructive feedback so the purpose of today's meeting if it's not up here let us know because

[0:04:40] Planner (probable): this is what we're doing we're going to share the draft with you and the timeline for public

[0:04:45] Planner (probable): public engagement, explain how this development permit area could work if it's adopted, and how

[0:04:51] Planner (probable): to provide feedback to the local trust meeting. So those are your elected officials. Let's start

[0:05:00] Planner (probable): with why a draft shoreline development permit area has been prepared for review for Gambier

[0:05:04] Planner (probable): Island specifically. So before we talk about shoreline planning, we talk about the foundation

[0:05:11] Planner (probable): of our work and which is why the Islands Trust exists and the islands within the Islands Trust

[0:05:15] Planner (probable): trust exists within the trust federation and that's with this special purpose to preserve and

[0:05:22] Planner (probable): protect so this is not just the unique environment of the islands but also the communities that come

[0:05:28] Planner (probable): home so every planning decision that's made by our locally elected officials should be guided

[0:05:34] Planner (probable): by this responsibility to balance human use with the long-term stewardship of this unique region

[0:05:41] Planner (probable): So the object of the Islands Trust is legislated in our Islands Trust Act and this is, there's no other local government in Canada that has this mandate.

[0:05:51] Planner (probable): So to be clear, this is the foundation of the work that we do.

[0:05:55] Planner (probable): So this draft was not developed overnight or in isolation of engagement or input.

[0:06:07] Planner (probable): So this grew out of priorities that were identified in 2022

[0:06:11] Planner (probable): through an official community plan engagement process

[0:06:14] Planner (probable): that some of you likely were involved with as well.

[0:06:19] Planner (probable): Recommendations from the Advisory Planning Commission

[0:06:21] Planner (probable): as well as government-to-government engagement with Squamish Nation

[0:06:24] Planner (probable): and subsequent direction from your locally elected officials to staff.

[0:06:28] Planner (probable): So that's how the draft arrived to the state where it's at today.

[0:06:34] Planner (probable): So we're now at the public engagement stage

[0:06:36] Planner (probable): where we sort of formally present the draft to the community

[0:06:40] Planner (probable): to engage with you and solicit feedback

[0:06:44] Planner (probable): to the elected officials who are the decision makers.

[0:06:47] Planner (probable): There's no decisions being made tonight, just to be clear.

[0:06:52] Planner (probable): And we're not anticipating any until early 2027.

[0:06:55] Planner (probable): There is an election coming up in October.

[0:06:57] Planner (probable): So at that point, you would be presenting a summary

[0:07:00] Planner (probable): of what we've heard to the newly elected officials

[0:07:03] Planner (probable): so that they can determine whether or not

[0:07:05] Planner (probable): this project will proceed to the next step.

[0:07:08] Planner (probable): And then the purpose of this meeting

[0:07:11] Planner (probable): and the public survey is to ensure that there's clear understanding for the newly elected officials

[0:07:17] Planner (probable): of what the public input has been to date. So we're quite clear what the Swamish Nation's

[0:07:24] Planner (probable): recommendations for example, the Advisory Planning Commission's recommendations and so this is the

[0:07:28] Planner (probable): piece that needs to help support those decisions. So we're currently in the second phase of your

[0:07:37] Planner (probable): official community plan land use bylaw review project there is a concurrent piece to this which

[0:07:44] Planner (probable): some of you might be aware of called bylaw 163 it's an amendment to your official community plan

[0:07:49] Planner (probable): that was given first reading a few weeks ago by the local trust committee and it is to amend

[0:07:55] Planner (probable): language in the official community plan specifically to recognize first nations and

[0:08:00] Planner (probable): indigenous existence and context in the ocp so that was available on the website for those of

[0:08:07] Planner (probable): of you that are interested in following that process.

[0:08:08] Planner (probable): So that is still part of this project,

[0:08:10] Planner (probable): but this is a subset draft for consideration as well.

[0:08:17] Planner (probable): So the focus of today is not about bylaw 163,

[0:08:20] Planner (probable): it's about the shoreline development preliminary.

[0:08:25] Planner (probable): As all of you know, Gambier Islands shoreline

[0:08:28] Planner (probable): is largely bedrock and resistant to erosion,

[0:08:31] Planner (probable): unlike some of the other islands in the Gambier trust area,

[0:08:34] Planner (probable): which includes Thornby, which is predominantly sand.

[0:08:37] Planner (probable): So this shoreline mapping that the islands trust

[0:08:39] Planner (probable): had done a few years ago shows a few pockets of pebble, cobble, shell beaches which are important

[0:08:46] Planner (probable): ecologically and recreationally, but most of the shoreline is characterized by low rock boulder or

[0:08:51] Planner (probable): sea cliffs as shown on this map. So

[0:08:54] Voice 14: this

[0:08:57] Planner (probable): specific mapping is available on our website if you're

[0:09:01] Planner (probable): curious to sort of take a closer look at this. So historically Gambier Islands marine environment

[0:09:10] Planner (probable): supported quite a significant amount of industrial activity,

[0:09:13] Planner (probable): including forestry operations and log booming marine transportation.

[0:09:18] Planner (probable): And these activities shape the shoreline

[0:09:19] Planner (probable): and the near shore environment,

[0:09:21] Planner (probable): affecting the seabed considerably

[0:09:23] Planner (probable): and the habitat complexity considerably.

[0:09:28] Planner (probable): So as industrial uses have declined or shifted,

[0:09:33] Planner (probable): our understanding of the importance of the marine ecosystems

[0:09:36] Planner (probable): has definitely grown.

[0:09:37] Planner (probable): And there's an opportunity now to support recovery and long-term resilience of this foreshore area,

[0:09:46] Planner (probable): which includes habitats like the very critical eelgrass meadows and forage fish spawning areas.

[0:09:53] Planner (probable): And that supports the broader house hound objectives and the house hound ecosystem.

[0:10:01] Planner (probable): So why is this needed now?

[0:10:04] Planner (probable): out so

[0:10:04] Voice 14: short

[0:10:06] Planner (probable): little biology recap for those of you that are well versed in this topic

[0:10:12] Planner (probable): so eelgrass beds forage fish fish habitat salmon shoreline vegetation these are all

[0:10:18] Planner (probable): connected parts of the same ecosystem overhanging trees and native vegetation along the shore are

[0:10:24] Planner (probable): absolutely critical not just for providing intermittent shade but nutrients stability

[0:10:30] Planner (probable): and underwater habitats are supporting the marine food web that we rely on,

[0:10:37] Planner (probable): but so many other critters rely on as well.

[0:10:39] Planner (probable): So by protecting these connections, we help maintain the health

[0:10:45] Planner (probable): and the resilience of these shorelines, not just for Gambia,

[0:10:47] Planner (probable): but for the Halisand region.

[0:10:49] Planner (probable): So 19% of Gambia's shores provide critical eelgrass habitat,

[0:10:53] Planner (probable): which for some folks that's news to them because they aren't familiar with that.

[0:10:57] Planner (probable): that 17% of the shoreline is currently suitable for spawning habitat for forage fish,

[0:11:03] Planner (probable): which are critical for supporting salmon populations,

[0:11:06] Planner (probable): which in turn support the orca populations and numerous other species as well as ourselves.

[0:11:14] Planner (probable): So a little bit more about eelgrass.

[0:11:16] Planner (probable): This is one of those habitats where even just a small patch,

[0:11:19] Planner (probable): even though you might think that's an insignificant tiny patch,

[0:11:22] Planner (probable): has a very big impact in the marine environment.

[0:11:25] Planner (probable): These areas that do exist are valuable, basically highways, underwater highways for shelter and nursery habitats for forage fish, salmon and numerous other marine life.

[0:11:39] Planner (probable): And protecting and restoring eelgrass is a top priority for the Islands Trust Conservancy, other conservation groups in the Howe Sound, to make this whole ecosystem function the way it had for millennia.

[0:11:54] Planner (probable): Eelgrass mapping is one of the products that we have available to gauge the health and the status

[0:12:01] Planner (probable): of these critical ecosystems and this map is also available on our website if you're curious to take

[0:12:05] Planner (probable): a closer look at the information which show up as clearly here but similarly we have forage fish

[0:12:14] Planner (probable): mapping which is a little bit more detailed and easier to see to show suitable spawning habitat

[0:12:20] Planner (probable): habitat areas around Gambier Island shoreline, so we do this for many, many islands.

[0:12:27] Planner (probable): These are really easy to overlook areas, but they support surf smelt, sand lands, which

[0:12:33] Planner (probable): are absolutely critical in the food chain to support not just salmon, but bird species

[0:12:38] Planner (probable): and all kinds of other marine life.

[0:12:40] Planner (probable): And this is the only place where they can exist is in these foreshore gravel beds, and

[0:12:46] Planner (probable): and they they just isn't an equivalent habitat for them anywhere else.

[0:12:51] Planner (probable): So understanding where these habitats exist it can help us make more informed shoreline decisions

[0:12:57] Planner (probable): and hopefully help you. So these are just a few other examples of the Gambier shoreline

[0:13:05] Planner (probable): so you can view these maps online if you're curious to sort of focus in on your community.

[0:13:11] Planner (probable): So shoreline protection is also top of mind right now, as you all know, the Squamish Nation

[0:13:23] Planner (probable): and the Province of BC entered into a new land use planning agreement recognizing many

[0:13:28] Planner (probable): important cultural and ecological values across Howe Sound and this agreement identifies specifically

[0:13:34] Planner (probable): areas on Gambier Island with cultural significance and stewardship priorities that they would

[0:13:38] Planner (probable): like to have addressed.

[0:13:40] Planner (probable): So the shoreline development permit area review is an opportunity for the local trust committee

[0:13:45] Planner (probable): committee in its obligations to work with the nations to collaborate and reflect those

[0:13:51] Planner (probable): values in land use planning decisions moving forward.

[0:14:00] Planner (probable): So this doesn't necessarily impact what's there now, this is all about future alterations

[0:14:07] Planner (probable): and changes.

[0:14:11] Planner (probable): So the draft shoreline DPA has been informed by modern stewardship planning principles,

[0:14:16] Planner (probable): which is what the professional planners have to bring to the table for your elected officials.

[0:14:21] Planner (probable): Input from your Gambier Island Advisory Planning Commission,

[0:14:24] Planner (probable): which is made up of volunteers who are appointed by the Local Trust Committee

[0:14:28] Planner (probable): to provide advice and recommendations to your elected officials,

[0:14:32] Planner (probable): as well as engagement with Squamish Nation.

[0:14:35] Planner (probable): We spent over a year and a half engaging with the staff of seven different departments at the nation,

[0:14:40] Planner (probable): specifically talking about Gambier Island.

[0:14:42] Planner (probable): and this is intended to protect the island's unique shorelines and ecosystems

[0:14:48] Planner (probable): and also address the community needs so a development permit area can be established

[0:14:55] Planner (probable): by any local government in british columbia this is a tool this is not a zone this is not a setback

[0:15:00] Planner (probable): this is a very specific tool to meet specific objectives that have to be stated in your

[0:15:07] Planner (probable): official community plan and in this case this development permit area is to address ecological

[0:15:13] Planner (probable): objectives so in this case the draft is on the table here if you haven't grabbed one feel free

[0:15:21] Planner (probable): to just pick one up we won't be following through line by line but i am going to summarize the draft

[0:15:27] Planner (probable): and the intention and objectives here so the work is as i mentioned part of the ongoing review and

[0:15:34] Planner (probable): And the current proposal in the draft, as stated, is to have this area, this buffer area,

[0:15:39] Planner (probable): apply 30 meters upland from the natural boundary of the sea and seaward.

[0:15:44] Planner (probable): So it's represented, let's show on this,

[0:15:47] Voice 14: the

[0:15:48] Planner (probable): map's coming up in just a moment.

[0:15:50] Planner (probable): So the objectives have to be stated, as I mentioned, in your official community plan.

[0:15:54] Planner (probable): In this case, this is all about creating or sustaining and maintaining healthy shorelines

[0:16:00] Planner (probable): and have guidelines that actually address specific objectives,

[0:16:04] Planner (probable): which in this case is vegetation retention, shoreline stability,

[0:16:08] Planner (probable): the protection of marine habitats, and the coastal processes that we rely on.

[0:16:15] Planner (probable): So this map shows the very high level, a buffer area of 30 meters.

[0:16:22] Planner (probable): And so I'll just zoom in to this specific point on Gambier

[0:16:26] Planner (probable): to show you what that hatch line would look like

[0:16:28] Planner (probable): if it was actually represented in that bylaw.

[0:16:30] Planner (probable): so and how much of a portion of a parcel that buffer area represents so the exact boundaries

[0:16:38] Planner (probable): would still need to be determined and they are maintained digitally in these bylaws so the

[0:16:45] Planner (probable): development permit area just to be really clear this is not a new setback gambier island most of

[0:16:50] Planner (probable): gambier island is covered by a 15 meter setback it is not a new park designation it's not a public

[0:16:57] Planner (probable): access corridor, it's not an expropriation of land or water areas, nor is it a prohibition

[0:17:02] Planner (probable): on development. It is guidelines that must be applied for new alterations or new development

[0:17:08] Planner (probable): not existing. So the types of development that could require a development permit if this were

[0:17:16] Planner (probable): to be adopted would be the construction of a new home, for example, that was sited within that 30

[0:17:23] Planner (probable): meter buffer area any major additions that were cited within that buffer area the subdivision of

[0:17:30] Planner (probable): a lot regardless of the subdivision you know if it's a waterfront property it would be subject

[0:17:37] Planner (probable): to a development permit area shoreline protection works so shoreline stabilization works would be

[0:17:43] Planner (probable): subject to a dp and any significant land alteration or excavation within that buffer area having said

[0:17:52] Planner (probable): that not all development would be subject to a development permit area because in any DP across

[0:17:58] Planner (probable): British Columbia there's usually a list of exemptions because we understand that there

[0:18:03] Planner (probable): are many instances where reasonable minor alterations are made and don't need to be

[0:18:10] Planner (probable): subject to the guidelines because there just isn't enough of an applicable guideline to apply.

[0:18:18] Planner (probable): So in this case what's been drafted for proposed exemptions includes the normal maintenance of

[0:18:23] Planner (probable): of the property, the dwelling, the outbuildings

[0:18:25] Planner (probable): within that buffer area,

[0:18:28] Planner (probable): repairs within an existing footprint

[0:18:30] Planner (probable): of the building or structures,

[0:18:32] Planner (probable): your gardening activities, invasive species removal,

[0:18:36] Planner (probable): accessory buildings, the installation

[0:18:38] Planner (probable): or maintenance of fencing, installation of trails,

[0:18:41] Planner (probable): any emergency works or farm operations.

[0:18:45] Planner (probable): And these are on page three of the draft

[0:18:47] Planner (probable): in case you wanted to read the way they're worded currently

[0:18:51] Planner (probable): in the proposed language.

[0:18:57] Planner (probable): In any development permit area,

[0:18:59] Planner (probable): there is often a need to understand

[0:19:01] Planner (probable): the anticipated impacts of your proposal

[0:19:05] Planner (probable): before a decision is made by the local trust committee.

[0:19:08] Planner (probable): So staff are not the decision makers,

[0:19:09] Planner (probable): your elected officials receive

[0:19:11] Planner (probable): the development permit application

[0:19:12] Planner (probable): and in a regular business meeting,

[0:19:14] Planner (probable): which they conduct six, seven times a year,

[0:19:17] Planner (probable): they review these applications.

[0:19:19] Planner (probable): And if they need more information to make that decision,

[0:19:22] Planner (probable): then that information can be requested of you as the applicant and so in this case some examples

[0:19:27] Planner (probable): of typical information that's been requested of other island areas and as well here on Gambier

[0:19:33] Planner (probable): with your riparian area DPA is biophysical inventories which is looking at the natural

[0:19:38] Planner (probable): state of the environment at the time of your application. Geotechnical has to do with

[0:19:44] Planner (probable): shoreline stabilization that's a very likely request that would be made to do with erosion,

[0:19:49] Planner (probable): erosion, hazards, coastal flooding issues, and any drainage information to support the

[0:19:54] Planner (probable): proposed works.

[0:19:58] Planner (probable): And that would be at the cost of the applicant to provide that level of detail so that the

[0:20:02] Planner (probable): decision can be made about the suitability of the work and how it meets or does not meet

[0:20:08] Planner (probable): the guidelines.

[0:20:12] Planner (probable): And currently, the way the guidelines are drafted, they favor softer shoreline approaches

[0:20:17] Planner (probable): that work with nature wherever possible, obviously soft solutions are more likely to help maintain

[0:20:23] Planner (probable): maintain habitat complexity, natural processes, while hard armoring is often seen only where

[0:20:30] Planner (probable): absolutely necessary. There's no other options to address very specific risks about protecting

[0:20:36] Planner (probable): development upland. So the intent is to find that balance between protecting both people

[0:20:42] Planner (probable): and the ecological function of the shoreline. DOC guidelines are currently drafted in this

[0:20:50] Planner (probable): development permit area as well to support marine access, obviously. This is a critical

[0:20:55] Planner (probable): piece for Gambier Island while encouraging dock design and placement that protects the sensitive

[0:21:00] Planner (probable): shoreline habitats. And so there's a list of guidelines that I encourage you to familiarize

[0:21:06] Planner (probable): yourself with if this is of interest to you. And so natural shoreline processes, vegetation,

[0:21:17] Planner (probable): retention, reducing erosion, these are all things that we've just discussed. These are the key

[0:21:23] Planner (probable): objectives of why this DPA is put in place to guide future development. So this is not to do

[0:21:29] Planner (probable): with what's currently there, but it's any alterations or changes in the future, should

[0:21:35] Planner (probable): this be adopted. I'll show a quick example if this is helpful. This is just a, I'm not picking

[0:21:45] Planner (probable): on anybody, a random air photo. And so some of these buildings, you'll see the yellow hatch line

[0:21:49] Planner (probable): if that shows up clear enough,

[0:21:51] Voice 14: not so

[0:21:52] Planner (probable): clear, but of development in the foreshore, the 15 meter

[0:21:57] Planner (probable): setback is represented by the yellow hatched marks, so obviously some of these buildings

[0:22:01] Planner (probable): were either here in the 60s or before or they were constructed after or received a development

[0:22:06] Planner (probable): variance permit, that's why they're in that 15 meter setback and others are set outside the 15

[0:22:11] Planner (probable): meter setback. So that there's no change to the setback being proposed, it would still be applicable,

[0:22:19] Planner (probable): all buildings and structures should be sited 15 meters from the natural boundary of the sea.

[0:22:25] Planner (probable): Where the development permit area buffer would be, would be an additional 15 meters from that

[0:22:29] Planner (probable): inland, as well as the foreshore area. And so if you're constructing a new dwelling or a

[0:22:38] Planner (probable): significant enough expansion to an existing dwelling in that buffer area, for example,

[0:22:44] Planner (probable): in this case, we'll say that it's an accessory building that's 12 square meters and it's within

[0:22:49] Planner (probable): that 30 meter buffer so the exemptions that are drafted currently exempts anything 10 square

[0:22:55] Planner (probable): meters or less so this is a little bit larger than that like a workshop perhaps because it's within

[0:23:03] Planner (probable): that dpa then the applicant would be needing to apply for a development permit area if this were

[0:23:08] Planner (probable): to be adopted on gambier so they would contact our office we would send the application or you

[0:23:12] Planner (probable): download it or access it on the website there currently is already a development permit area

[0:23:18] Planner (probable): fee schedule for Gambier Island as some of you might know for riparian areas is the most common

[0:23:23] Planner (probable): one and that's about a thousand dollars for the application fee. The first step is a staff review

[0:23:31] Planner (probable): so we make sure that all the information that's required is submitted so that we're not having

[0:23:36] Planner (probable): to go back and forth because we want to get your application on an agenda as quickly as possible

[0:23:40] Planner (probable): with all the relevant information for a decision to be made. That report that we prepare is simply

[0:23:48] Planner (probable): addressing your proposal against the guidelines that are in the by-law so if these guidelines

[0:23:53] Planner (probable): would be adopted we outline which guidelines are relevant to your proposal because not all of them

[0:23:58] Planner (probable): are some of the docs guidelines for example would not be relevant to an accessory building

[0:24:04] Planner (probable): being constructed so we identify which guidelines are relevant and whether or not your proposal

[0:24:09] Planner (probable): meets those guidelines based on the information that you provided and the local trust committee

[0:24:13] Planner (probable): decides whether or not to issue the permit based on whether or not the guidelines have been met,

[0:24:19] Planner (probable): so there's no discretionary approval there, unlike a variance. The local trust committee

[0:24:29] Planner (probable): can also identify which conditions need to be included in your permit to reduce any potential

[0:24:35] Planner (probable): impacts that have been identified. So if you had specific issues with invasive species or

[0:24:41] Planner (probable): vegetation removal that needed to be addressed, that could form part of a permit to make sure

[0:24:45] Planner (probable): that you actually follow through with the work that you propose to do. When a development

[0:24:52] Planner (probable): permit is approved it is registered on the property title so that future owners are aware

[0:24:57] Planner (probable): of the requirements should there be a title transfer in that time period and the permit

[0:25:03] Planner (probable): is valid for two years as long as the work has been substantially commenced. So it

[0:25:08] Planner (probable): will last if

[0:25:09] Planner (probable): you decide your project is stalled for some reason and two years goes by you do have to reapply. So

[0:25:17] Planner (probable): where should we get to that state that your project needs to proceed and if this were

[0:25:23] Planner (probable): to be adopted of course so that's just a little example of a run-through if you haven't applied

[0:25:28] Planner (probable): for a DP before or already this is a typical example of where one might be required we're

[0:25:36] Trustee Patrick (probable): going to have Q&A in just a few minutes yeah

[0:25:38] Voice 15: I want to start by it seems to be a 15 meter

[0:25:47] Planner (probable): setback just i'll happily take this one because it's so important is already in place yeah so

[0:25:52] Planner (probable): that's for buildings and structures a 30 meter development permit area is just simply a physical

[0:25:57] Planner (probable): area of interest of where these guidelines would apply so it's not a setback the setback is

[0:26:03] Planner (probable): measured to the the wall of the building or to the buffer of a development permit area is simply

[0:26:09] Planner (probable): that geographic area where these guidelines will guide you to do the development differently than

[0:26:16] Planner (probable): you did if this wasn't adopted.

[0:26:19] Voice 13: So I'll just even further set back you can't do anything

[0:26:25] Voice 13: unless there's a variance you have to come for a specific variance. 30 meters is

[0:26:32] Voice 13: you're allowed to do a number of things but you're encouraged to reduce in other areas and if you are

[0:26:40] Voice 13: are going to develop something new, then this is the process is the DPA process to get permission

[0:26:50] Voice 13: to do something new within the guidelines that are described, but that setback is there's

[0:26:59] Voice 13: no development unless you get it.

[0:27:02] Voice 13: Is that it's

[0:27:04] Voice 9: not

[0:27:08] Planner (probable): a setback it's not it's just an area of interest.

[0:27:10] Planner (probable): So, for example, the development permit area could be 200 meters for a very specific reason.

[0:27:17] Planner (probable): If there were significant steep slopes that were further inland, we have examples of that where the development permit area has to be adjusted and mapped to match that steep slope.

[0:27:26] Planner (probable): And that buffer is quite large in some cases.

[0:27:28] Planner (probable): Like this would be a standard buffer of 30 meters across the entire island is what's currently drafted.

[0:27:34] Planner (probable): And so based on recommendations, for example, Squamish Nation came back and their recommendations to the local trust committee were the buffer should be quite large, much larger than 30 meters.

[0:27:45] Planner (probable): And in this case, we came back direction to staff to draft this with a 30 meter buffer.

[0:27:50] Planner (probable): So this is the balance between what needs the protection of the natural environment and the cultural heritage that the nation would like the LTC to address versus the realistic uses of the land and the ability to guide development within that critical buffer or short buffer area.

[0:28:10] Planner (probable): So we'll jump into some more questions. I'm almost completed here. I just want to clarify a few pieces, which is the next month.

[0:28:18] Planner (probable): if possible could you provide feedback to the local trust committee on this draft through the

[0:28:23] Planner (probable): online survey emails addressing does this dpa strike that balance of protection of the natural

[0:28:31] Planner (probable): environment and and the ability to use and enjoy the property are exemptions appropriate are the

[0:28:38] Planner (probable): guidelines clear are there unintended consequences that we we need to be aware of drafting this are

[0:28:45] Planner (probable): Are there any important protection measures

[0:28:46] Planner (probable): that we've missed that need to be included

[0:28:48] Planner (probable): because this is the appropriate time to do that?

[0:28:52] Planner (probable): All this can be captured in the survey

[0:28:55] Planner (probable): if you've already looked at the online survey

[0:28:57] Planner (probable): or if you've already completed it, thanks so much.

[0:28:59] Planner (probable): But ideally there's lots of room for extra comments

[0:29:02] Planner (probable): under the questions.

[0:29:05] Planner (probable): And so tomorrow is a similar meeting

[0:29:08] Planner (probable): for the local trust committee to be engaging with folks

[0:29:12] Planner (probable): that couldn't make it to Gambia

[0:29:13] Planner (probable): or didn't watch the online version.

[0:29:16] Planner (probable): the link to the survey is on the website and I think it's been circulated through various means

[0:29:21] Planner (probable): through email as well and social media on Gambier so we can just click the link and fill that out

[0:29:26] Planner (probable): to the trust committee and I wanted to leave plenty of time to just dive into the questions versus

[0:29:33] Planner (probable): presentations so I'll just leave it to questions and I'll sit and happily try to address any

[0:29:39] Planner (probable): but I might turn this off because it's amazing unless

[0:29:42] Planner (probable): you need to see something actually I'll

[0:29:45] Planner (probable): I'll leave it up just in case someone's got a question

[0:29:47] Planner (probable): about something in the slide.

[0:29:50] Trustee Patrick (probable): All right, well, thank you very much, Paner Zupanek.

[0:29:53] Trustee Patrick (probable): So before we begin the question and answer period,

[0:29:56] Trustee Patrick (probable): I would like to outline a few expectations

[0:29:59] Trustee Patrick (probable): for today's meeting.

[0:30:00] Trustee Patrick (probable): As chair and together with my fellow trustees, I have the responsibility to ensure that this meeting is respectful, inclusive, and culturally safe for everyone participating.

[0:30:11] Trustee Patrick (probable): That means we'll speak respectfully to one another, we will acknowledge questions from differing perspectives without causing harm,

[0:30:18] Trustee Patrick (probable): we will uphold cultural safety throughout our discussions, and we will keep the conversation constructive and focused on today's topic.

[0:30:25] Trustee Patrick (probable): I would like to thank you in advance for helping us to create an environment where everyone feels safe, valued and able to participate fully.

[0:30:35] Trustee Patrick (probable): We may interrupt if comments are outside the scope of the agenda or do not meet these expectations.

[0:30:42] Trustee Patrick (probable): I wanted to clarify the scope for today's meeting.

[0:30:44] Trustee Patrick (probable): We recognize that some members of the public may have questions or concerns regarding the draft land use subjectives order associated with the implementation of the 2025 Squamish Nation British Columbia Land Use Planning Agreement.

[0:30:59] Trustee Patrick (probable): The public engagement process for the proposed order has recently concluded, and we understand the community members may continue to have questions about the proposal and its potential implications.

[0:31:10] Trustee Patrick (probable): However, that matter is outside the jurisdiction of the Islands Trust and is not before the

[0:31:16] Trustee Patrick (probable): Local Trust Committee today.

[0:31:17] Trustee Patrick (probable): The proposed land use objective order is being considered by the province under provincial

[0:31:22] Trustee Patrick (probable): legislation.

[0:31:23] Trustee Patrick (probable): As described by the province, the proposed objectives are intended to guide forest stewardship

[0:31:28] Trustee Patrick (probable): and resource management activities within the identified planning area, including the

[0:31:33] Trustee Patrick (probable): protection of indigenous cultural values, old growth forests, biodiversity, watershed

[0:31:37] Trustee Patrick (probable): health and other environmental values because the island stress is not a decision maker in that

[0:31:43] Trustee Patrick (probable): process anyone wishing to provide feedback or obtain additional information is encouraged to

[0:31:47] Trustee Patrick (probable): conduct province directly today's meeting is focused solely on the proposed shoreline development

[0:31:54] Trustee Patrick (probable): permit area guidelines of gambier i want to emphasize again that this is just at the drafting

[0:31:59] Trustee Patrick (probable): stage there's no file on number these are we're here at a very early stage the question and answer

[0:32:07] Trustee Patrick (probable): period is your opportunity to ask questions about the proposed guidelines and your questions and

[0:32:12] Trustee Patrick (probable): comments are valued because they will help inform the continued drafting of these proposed

[0:32:19] Trustee Patrick (probable): guidelines. I do ask that your comments should be directed to us, not to the audience.

[0:32:28] Trustee Patrick (probable): We never boom or clap and that's because people may have various opinions and we want everyone

[0:32:34] Trustee Patrick (probable): everyone to feel comfortable to speak today. So I really, really ask you to respect that.

[0:32:39] Trustee Patrick (probable): If you wish to speak, please start by telling us your name, and then ask your question.

[0:32:47] Trustee Patrick (probable): So with that, how many wanted to have questions today or are ready? There's a number here.

[0:32:55] Trustee Patrick (probable): So I'll start in the beginning or the front, go back and we've got lots of time here today.

[0:33:00] Trustee Patrick (probable): So what time would you like to start?

[0:33:03] Voice 3: Danielle, I've been to a meeting before where they talked about floats off the beach for boats.

[0:33:09] Voice 3: Is that going to be a restriction? Is that something that's being thought of again with this?

[0:33:17] Voice 3: Thanks. So the difference between the float versus the dock.

[0:33:21] Voice 3: And this was brought up at a meeting before where there's talks of restricting that and

[0:33:26] Voice 3: having to get permits possibly. So is that something that's going to come about in this

[0:33:31] Voice 3: as well so if

[0:33:32] Planner (probable): only if it's already prohibited in your zoning and so your individual lot has

[0:33:39] Planner (probable): a specific zone on gambier island which your land use bylaw regulates and so if your zone

[0:33:44] Planner (probable): does not permit a float then you're not permitted to float anyway and this doesn't change that okay

[0:33:51] Planner (probable): so that's not being proposed so what was spoken about at that meeting that i was at is not

[0:33:57] Planner (probable): unless it's already a prohibited structure in that

[0:34:02] Trustee Patrick (probable): marine area thank you so moving back into

[0:34:07] Trustee Patrick (probable): the room there was something in the center go ahead so

[0:34:09] Voice 5: in this process the squamish nation

[0:34:11] Voice 5: has obviously spent some time with their opinions on this will uh we are going through the public

[0:34:17] Voice 5: process and the islanders process will and we put our opinions in will they alter or you're

[0:34:24] Voice 5: presenting there will there be a final uh draft to us what their final opinion is on what they want

[0:34:31] Voice 5: for the shoreline yeah

[0:34:33] Planner (probable): that's a great question so that's not really how it works so the ltc directed

[0:34:38] Planner (probable): staff to work with squamish nation on getting engagement on a number of topics and they

[0:34:44] Planner (probable): recommended a shoreline development permit area as a tool that this local trust committee could use

[0:34:49] Planner (probable): to help address a lot of their interests in the foreshore area.

[0:34:53] Planner (probable): And they recommended, you know, buffers anywhere from up to 200 meters.

[0:34:59] Planner (probable): So that's a buffer of interest.

[0:35:01] Planner (probable): That's an area of significant interest.

[0:35:04] Planner (probable): And so, yeah, we'll get to it.

[0:35:07] Planner (probable): And so the local trust committee gets that input directly.

[0:35:11] Planner (probable): There was an engagement summary presented.

[0:35:13] Planner (probable): So you can see in a staff report from 2023, I think it was, or 2022,

[0:35:18] Planner (probable): an engagement summary from the nation to the local trust committee that addressed all the

[0:35:25] Planner (probable): different recommendations I think there was over 16 of them and this was just one of them

[0:35:28] Planner (probable): and so this draft was drafted based on a balance of well you know what the local trust committee

[0:35:35] Planner (probable): is willing to do and wanted to see as well as what the nation was hoping to see so if this

[0:35:42] Planner (probable): were to be a given first reading as a bylaw that's the first step of a formal process towards

[0:35:48] Planner (probable): towards adoption then we refer it back to the nation to say this is what the local trust

[0:35:53] Planner (probable): committee came up with now based on your input then we get their input again on the actual

[0:36:00] Planner (probable): they're not commenting on this draft they

[0:36:04] Voice 5: comment on it back to the public again

[0:36:06] Planner (probable): so if you attend a

[0:36:07] Planner (probable): public hearing you will see a verbal report from a planner saying and here's what all the agencies

[0:36:12] Planner (probable): and first nations commented on this bylaw so we present that it's in a public hearing binder it's

[0:36:17] Planner (probable): It's on the website.

[0:36:18] Planner (probable): It's physically at a public hearing.

[0:36:19] Planner (probable): You hear a verbal, we give a verbal report

[0:36:22] Planner (probable): of what the different agencies and First Nations responded

[0:36:25] Planner (probable): to a bylaw referral.

[0:36:27] Voice 5: And who has the final decision on?

[0:36:29] Planner (probable): Your elected officials that you vote for

[0:36:31] Planner (probable): make all land use planning decisions for Gambier Island.

[0:36:35] Planner (probable): So staff provide advice, and we work as the intermediary

[0:36:38] Planner (probable): with the nations and other governments

[0:36:40] Planner (probable): to receive their input, present it back to them.

[0:36:43] Planner (probable): Same with this.

[0:36:43] Planner (probable): I'm going to receive the survey results.

[0:36:46] Planner (probable): results. We're going to compile what we heard summary, present it to the new local trust

[0:36:51] Planner (probable): committee in the new year. And they're going to say, let's keep going with this project.

[0:36:57] Planner (probable): We're not interested in this project, or we're going to make some significant changes to this

[0:37:01] Planner (probable): project. And then we go from there. So the nations won't look at this until it's a referral,

[0:37:07] Planner (probable): a formal referral, because they've given their input. They're not interested in working with

[0:37:13] Planner (probable): the drafts at this stage it has to be a formal referral from the local trust committee to say

[0:37:17] Planner (probable): they're confident that this is a good product by giving it first reading they're indicating

[0:37:22] Planner (probable): high political confidence that this is a good land use planning bylaw and that it

[0:37:28] Planner (probable): is ready for comment from other agencies and first nations right as well as yourselves because then

[0:37:34] Planner (probable): you're invited to a public hearing you don't want to be invited to a public hearing to a half-baked

[0:37:39] Planner (probable): bylaw that can't work isn't enforceable etc etc right that's a waste and

[0:37:44] Voice 5: once these bylaws are

[0:37:46] Voice 5: approved and in place can the change the squamish nation cannot change or put their own rules into

[0:37:54] Voice 5: the bylaws their bylaws for all the islanders so

[0:37:58] Planner (probable): this is a local trust committee bylaw for the

[0:38:01] Voice 5: island's

[0:38:01] Planner (probable): trust yeah so and they have jurisdiction and land use planning authority for the land and

[0:38:07] Planner (probable): marine waters within the islands trust area the nations across the whole of the islands trust

[0:38:14] Planner (probable): have very limited land bases where they have jurisdiction some are in the form of reserves

[0:38:19] Planner (probable): some of them are for in the form of these agreements with the province and the federal

[0:38:24] Planner (probable): governments and so that's what they have jurisdiction over they will clearly want to

[0:38:29] Planner (probable): work with the local trust committee on any number of issues to help facilitate progressive land use

[0:38:34] Planner (probable): planning but that decision still lies with the local trust the

[0:38:37] Voice 5: reason i asked the question is

[0:38:39] Voice 5: based on what i have friends in pender harbor and what happened there where the eel grass under the

[0:38:44] Voice 5: dogs was somewhat sacred to the first nations it became a bigger issue um political both political

[0:38:50] Voice 5: and and just and so all my question is is um if we're applying all this and obviously you said

[0:38:57] Voice 5: that the eel grass is is you know we all want to preserve the shorelines no question there

[0:39:02] Voice 5: But, you know, we just don't want to go through the same process that Pender Harbor did, where it became a lawsuit, and it's just a big mess.

[0:39:11] Voice 5: So hopefully we can avoid that from our trust all the way around, right?

[0:39:16] Planner (probable): Yeah, these bylaws are, the entire jurisdiction of these bylaws is with your elected officials.

[0:39:28] Voice 9: So was it this former nation that...

[0:39:31] Voice 14: Can we...

[0:39:32] Trustee Patrick (probable): Sorry, there's some people.

[0:39:34] Voice 8: I'm trying to draw more of that.

[0:39:36] Voice 8: Wait,

[0:39:37] Trustee Patrick (probable): just a second. No, I'm good. You're okay? Okay, sorry.

[0:39:41] Voice 8: I'm a 20-year resident of Gambier Christian Brigade, lost 10 years of company.

[0:39:47] Voice 8: I wrote down a few notes here so I can keep myself focused. I think the first thing,

[0:39:52] Voice 8: what I was going to say is that I think everybody supports the environment and doing everything

[0:39:57] Voice 8: to support the environment, but my concern is mostly about the impact on waterfront homes.

[0:40:04] Voice 8: So I have a thousand feet of waterfront in Cobb Bay, and when I do the AI plot analysis,

[0:40:11] Voice 8: this is going to impact about an acre and a half of my property.

[0:40:14] Voice 8: So when I look at that and I go, okay, so has an economic study been done on how this

[0:40:24] Voice 8: bylaw could potentially lower the value of my property because I can't do what I might

[0:40:30] Voice 8: want to do in that area?

[0:40:32] Voice 8: area. So that's the first question. Second question, is the study, I hope there was a

[0:40:37] Voice 8: study done, that would show the difference in this 15 meters of the impact, positive

[0:40:46] Voice 8: impact that McCole was doing and is that downloadable? And I guess third is, if the study was done

[0:40:57] Voice 8: and it's going to lower the value of my property,

[0:41:00] Voice 8: what is the province going to do to compensate me for that?

[0:41:04] Voice 8: And is that going to lower my property taxes?

[0:41:08] Voice 8: Are they buying it?

[0:41:10] Voice 8: Is it kind of like somebody's just taking it over?

[0:41:13] Voice 8: So because saying to me that, you know, there's a 15-meter setback,

[0:41:18] Voice 8: but we're going to add this new 15-meter thing,

[0:41:21] Voice 8: and it doesn't feel really black and white.

[0:41:24] Voice 8: it's kind of, well, sort of, kind of, depends what's there and all this.

[0:41:29] Voice 8: Sounded like to me over a few years, next thing you know it's a 30 meter set, period.

[0:41:34] Voice 8: Because having that wishy-washiness, I can see by my neighbors who were building beside me and

[0:41:40] Voice 8: Cotton Bay and Spawner Nation came over and they told me to my face,

[0:41:45] Voice 8: oh they're never going to be able to build here. Five months later they're building there.

[0:41:49] Voice 8: So you never really know, you know, what's happening.

[0:41:53] Voice 8: so those are my questions it was more about taking away you know rights and values.

[0:42:00] Planner (probable): Okay so to answer your first question no there's no economic study of the impacts that this would

[0:42:06] Planner (probable): have on a title holder your ability to develop your property is not being extinguished through

[0:42:14] Planner (probable): a land use planning tool such as this it is much like a BC building code you might have to build

[0:42:22] Planner (probable): a different kind of house if you're following the bc building code than the kind of house that you

[0:42:26] Planner (probable): want to build this development permit area could influence where you cite things because it might

[0:42:33] Planner (probable): be a lot easier to cite it further back if possible if not then could you address those

[0:42:39] Planner (probable): guidelines in this draft to make sure that you are minimizing the impact or having a professional

[0:42:46] Planner (probable): verify that those impacts have been mitigated if you can't avoid the impact is there a mitigation

[0:42:52] Planner (probable): measure especially when we're talking about critical habitat or for species so that i can't

[0:42:59] Planner (probable): be understated that this is not about extinguishing your right to use and enjoy the foreshore area

[0:43:05] Planner (probable): it's about guiding choices which up until now there's been you know each individual title

[0:43:13] Planner (probable): holder can decide what to do in those critical areas and this is applying a different lens that

[0:43:20] Planner (probable): may not be common for everybody to use because they're not familiar with some of these micro

[0:43:26] Planner (probable): habitats or the importance of some of these processes. And so that's our duty and responsibility

[0:43:32] Planner (probable): as the Islands Trust Federation is to bring that to the table to say these, this is why these

[0:43:37] Planner (probable): islands are in the trust is that we do use a bit of a different lens than a municipal government

[0:43:41] Planner (probable): might. However, this tool is used widely

[0:43:44] Voice 14: in

[0:43:45] Planner (probable): other municipal governments. So there's no economic

[0:43:47] Planner (probable): study that I can reference to you for any development permit area like this and any

[0:43:53] Planner (probable): other jurisdiction in British Columbia either because to some extent and 30 meters is is

[0:44:00] Planner (probable): conservative for those of you with a biology background you'll know that the science is

[0:44:04] Planner (probable): is rooted environmental science is rooted in decades of research that 30 meters is actually

[0:44:12] Planner (probable): very conservative for shoreline, a lens of shoreline protection in terms of processes,

[0:44:19] Planner (probable): habitat, continuity, and so this is on the conservative side of where planning,

[0:44:27] Planner (probable): environmental planning is going. And in terms of your second question, which was specific to,

[0:44:39] Voice 8: I was hoping you could point me to the study that showed the 15 to 30 meters, and if we're

[0:44:46] Voice 8: having to put in $1,000 to do that and provide geotechnical and all this type of stuff, I'm

[0:44:51] Voice 8: expecting that from yourselves to say, oh, here's what 15 meters does to the environment.

[0:44:57] Planner (probable): Right.

[0:44:58] Planner (probable): And so that, okay, so in a sense, that's what I'm referring to is that the 30 meter buffer

[0:45:01] Planner (probable): of any shoreline seaward or upland has been determined as the minimum area where there is

[0:45:09] Planner (probable): the highest concentration of not just diversity but complexity of potential habitat structure

[0:45:14] Planner (probable): and then from a first nation's lens they've identified clearly across all our coastal

[0:45:20] Planner (probable): communities 200 meters is the highest concentration of cultural heritage values

[0:45:25] Planner (probable): that and that's why most of us live on coastlines because we share that same cultural heritage value

[0:45:32] Planner (probable): of this is where we want to be as well and so that concentration of those heritage values is what

[0:45:38] Planner (probable): we're trying to address in other areas this dpa doesn't do that this is all about ecological

[0:45:45] Planner (probable): values not archaeology there's no guidelines related to the protection of archaeological

[0:45:50] Planner (probable): resources because that's covered through other provincial legislation obviously this is not a

[0:45:56] Planner (probable): heritage conservation area this is strictly with that lens of environment which is the core of

[0:46:02] Planner (probable): of most of the nation's input

[0:46:04] Planner (probable): in terms of the healthy environment

[0:46:05] Planner (probable): is a huge cultural heritage value for them.

[0:46:09] Planner (probable): So numerous studies regarding those buffer areas,

[0:46:13] Planner (probable): and that's what we're sort of leaning on

[0:46:15] Planner (probable): to compel local trust committee

[0:46:16] Planner (probable): to understand why dwindling this number down like Keats did

[0:46:21] Planner (probable): to what Keats has as a shoreline DPA likely is ineffective.

[0:46:28] Planner (probable): And we have a bylaw that sits with that example.

[0:46:32] Planner (probable): is

[0:46:33] Voice 8: available for download on the site?

[0:46:35] Planner (probable): Not on our website.

[0:46:36] Planner (probable): This is the environmental science that we use

[0:46:39] Planner (probable): across any number of resources that we have to tap into.

[0:46:44] Planner (probable): So shoreline stewardship in British Columbia

[0:46:46] Planner (probable): is very well-researched, very well-documented.

[0:46:48] Planner (probable): The Howe Sound Biosphere Region that you're all living within

[0:46:52] Planner (probable): is a pretty unique part of the world.

[0:46:54] Planner (probable): Any of the resources on the Howe Sound Biosphere Region website

[0:46:57] Planner (probable): are super compelling in terms of what they're asking

[0:47:00] Planner (probable): asking all local governments to do in a more consistent way

[0:47:05] Planner (probable): so that we're not doing this piecemeal.

[0:47:07] Planner (probable): Gambier does this, Keats does that, Gibson's is doing this.

[0:47:09] Planner (probable): There is a lot of fractured approaches to environmental planning

[0:47:13] Planner (probable): in the Howe Sound, and that is the state of politics in this region.

[0:47:19] Planner (probable): But we're trying to present a draft that we feel could at least begin

[0:47:24] Planner (probable): to address some of the key issues, because Gambier's coastline

[0:47:27] Planner (probable): is huge, as you know.

[0:47:29] Voice 13: Kate-Louise?

[0:47:30] Voice 13: I'm just going to add, living on Gambier Island, one of the things that's attracted people

[0:47:37] Voice 13: to Gambier Island is its rural natural environment.

[0:47:41] Voice 13: And these types of land planning tools are there to protect that lifestyle.

[0:47:48] Voice 13: So part of the economic value, and these are very big statements, they're not specific

[0:47:55] Voice 13: specific in any way is the economics of having a rural undeveloped shoreline that is has a huge

[0:48:07] Voice 13: amount of value as of itself and 20 years ago or more when gambier this now i'm talking setbacks

[0:48:14] Voice 13: i'm not going to talk this is a different thing the setback went from seven and a half meters to

[0:48:19] Voice 13: to 15.

[0:48:20] Voice 13: And the same kind of questions came up.

[0:48:23] Voice 13: This will affect our land value.

[0:48:24] Voice 13: Land value actually increased and increased and increased

[0:48:28] Voice 13: because it's so rare to have undeveloped shoreline.

[0:48:33] Voice 13: And Gambier Island, of all the islands,

[0:48:36] Voice 13: is one of the less developed shoreline areas.

[0:48:40] Voice 13: And we're trying to protect that value, which actually

[0:48:43] Voice 13: has economic benefit to the landholders in the area

[0:48:47] Voice 13: because it is so rare.

[0:48:49] Voice 13: And it's protecting your neighbors and everyone in your neighborhood from enroaching into the shoreline.

[0:48:58] Voice 13: One of the structures that's been the most common is boathouses, because they sit right in the shoreline.

[0:49:06] Voice 13: Do we want to see more boathouses?

[0:49:08] Voice 13: How much can that develop out?

[0:49:10] Voice 13: And what is the impact environmentally?

[0:49:12] Voice 13: But also, it does have an impact on the economic value of the neighborhoods and the shoreline areas that people are coming here to value.

[0:49:24] Voice 13: That's what they value.

[0:49:25] Voice 13: So when we talk economics, it's never plus and minus a few dollars.

[0:49:30] Voice 13: It's values, long-term values for property holders around the island.

[0:49:37] Voice 13: And that's one of the values for Gambier is that it remains rural and undeveloped, despite being one of the closest islands to Vancouver.

[0:49:50] Trustee Patrick (probable): Thank you. Go back to the front of the room.

[0:49:52] Trustee Patrick (probable): Well,

[0:49:53] Voice 2: I just kind of have the same question, Eden.

[0:49:55] Voice 2: Like, what's the difference between why are we doing this?

[0:49:59] Voice 2: The 15-meter setback seems to work fine.

[0:50:01] Voice 2: Why are we now going to 30 meters?

[0:50:04] Voice 2: Is there some literature, some studies that have been done that say 30 is what we need,

[0:50:09] Voice 2: it's better, and this is why?

[0:50:10] Voice 2: Or to me, it sounds like this may have been driven by the Swamish nation, or they want,

[0:50:17] Voice 2: now I'm going to have to apply, I'll give you $1,000 to put a new shed midway up in

[0:50:24] Voice 2: my yard that's already 30, 50 meters back from the water.

[0:50:27] Voice 2: Now I want to build a shed and I have to pay you $1,000 to approve it?

[0:50:31] Voice 2: How does that affect the environment?

[0:50:34] Voice 2: And so, you know, what studies show what it's doing already,

[0:50:40] Voice 2: what damage is being done

[0:50:41] Voice 7: between

[0:50:42] Voice 2: the 15 and the 30?

[0:50:45] Voice 2: You don't have a study, do you?

[0:50:48] Voice 2: Okay.

[0:50:49] Planner (probable): Thank you.

[0:50:52] Planner (probable): So, again, you're talking about setbacks to buildings and structures,

[0:50:56] Planner (probable): which is one form of development.

[0:50:59] Planner (probable): What we're talking about is alteration to the land as well,

[0:51:03] Planner (probable): which is unregulated even in your 15 meter setback you could clear cut your lot from pin to pin up to

[0:51:13] Planner (probable): the foreshore all the way to the back you don't need to apply for a building permit you can take

[0:51:19] Planner (probable): out every stitch of the understory of the coastal helm lock ecosystem that we're trying to protect

[0:51:25] Planner (probable): on Gambier with no consequence. So what we're saying is 30 meters from the water is this

[0:51:33] Planner (probable): critical potential habitat, whether it's already been destroyed in some cases, because it was

[0:51:40] Planner (probable): logged heavily before and there's not a lot coming back. Then in your case, that DPA is a pretty

[0:51:45] Planner (probable): straightforward application because where you're citing this larger than 10 square meter shed,

[0:51:50] Planner (probable): you could do 10 square meters. You don't need a DP. You're going to go 12. Yeah, you need a DP.

[0:51:54] Planner (probable): that's your choice right if this were to be adopted you're going bigger you need that okay

[0:51:58] Planner (probable): well then you're subject to this application stream you want it to be there it can't go

[0:52:02] Planner (probable): anywhere else well then you're subject to this application stream there's no ecological value

[0:52:07] Planner (probable): to the site that you're putting this on well then you've met the guidelines because you're not having

[0:52:12] Planner (probable): an adverse impact on the ecology and perhaps you're even proposing to enhance that area with

[0:52:20] Planner (probable): native plantings if it's been sterilized or whatever so these are opportunities to elevate

[0:52:26] Planner (probable): the awareness of each individual choice of land alteration within this very special region to say

[0:52:32] Planner (probable): what could we do better and is there an opportunity for you to improve the state of this region

[0:52:38] Planner (probable): because we really want you to believe not just be told that this is important but fully appreciate

[0:52:45] Planner (probable): and understand the stewardship role that you have as a title holder to elevate the diversity of

[0:52:53] Planner (probable): habitats, not just for you and your kids and your grandkids to enjoy that, but for that micro

[0:52:58] Planner (probable): habitat, leaving some standing deadwood, leaving the overhanging branches into the ocean. Those

[0:53:05] Planner (probable): are all the complexities of a healthy shoreline that are disappearing. So the reports and the

[0:53:11] Planner (probable): the evidence in the Howe Sound specifically, is that there is a resurgence of biodiversity coming

[0:53:17] Planner (probable): back because the industrial uses have subsided. And that thick sludge-like layer from all the

[0:53:25] Planner (probable): log booms is starting to become a bit more complex because there's been lots of opportunity for that

[0:53:31] Planner (probable): to shift and change, right? So there's more habitat in the water column. And so this isn't just about

[0:53:38] Planner (probable): on your land this is about how your land impacts the marine environment as well and those

[0:53:42] Planner (probable): interconnections are you know millennia of science understands that and we're trying to catch up

[0:53:49] Planner (probable): basically to say what could we do slightly differently because up until now that's not

[0:53:54] Planner (probable): the lens that we've been using and you still have the ability to make significant alterations to

[0:53:59] Planner (probable): your land especially if you have acreage upland without any permission or need to justify those

[0:54:07] Planner (probable): changes and we're saying cops this special strip needs to be addressed much more carefully so

[0:54:14] Planner (probable): that's where the 15 to 30 kicks in it's not about just the buildings it's about stripping the land

[0:54:20] Planner (probable): of the vegetation excavating into those very shallow soils right this is where the most critical

[0:54:28] Planner (probable): these soils are so shallow that the habitat and the potential for those soils to rebuild and come

[0:54:33] Planner (probable): back or slim to none. It took thousands of years for that soil to be deposited. Once it's gone,

[0:54:38] Planner (probable): it's gone. So,

[0:54:40] Trustee Patrick (probable): thank you. First a woman in the back, then a gentleman here, then you in the back.

[0:54:45] Trustee Patrick (probable): I'm trying to keep you in order. Go ahead.

[0:54:48] Voice 15: I'm from Canberra. I know this sounds really basic,

[0:54:51] Voice 15: but if you were to Google why radiators have that. Technical reports on fisheries and forests

[0:54:58] Voice 15: of course, should come up because one of the things is that these,

[0:55:03] Voice 15: some of the information has been collated for, fortunately,

[0:55:06] Voice 15: for a considerable time.

[0:55:09] Voice 15: Now we're trying to apply it to private land,

[0:55:14] Voice 15: so it's really terrible work.

[0:55:20] Voice 15: You can find some in the journal, but you shouldn't be able to find

[0:55:26] Voice 15: either or any of the

[0:55:28] Voice 15: the truth and those who think that it works that will have some issues combined there are some

[0:55:34] Voice 15: thank you

[0:55:43] Trustee Patrick (probable): there's a gentleman there so

[0:55:46] Voice 9: yes my question's been answered i'm in every frame

[0:55:48] Voice 9: all

[0:55:49] Trustee Patrick (probable): right thank you all right oh sorry uh well no in the i'm going to get back in and i'll

[0:55:55] Trustee Patrick (probable): so

[0:55:55] Voice 9: the if it just went forward and we get to the point where you have to make a

[0:56:00] development permit, spending $1,000, and you make a permit with all the professional studies

[0:56:10] that you have

[0:56:11] Voice 9: also additionally paid thousands of dollars for, what would the feedback be?

[0:56:17] Would it be a yes or a no, or would you have an

[0:56:26] Voice 9: ability to reapply again or reapply?

[0:56:29] Voice 9: So

[0:56:30] Planner (probable): the development permit is across BC, the same principle, you either meet the guidelines or you don't. So that's why it's important to read these and understand how these are worded, because that's the check that happens from the planning staff.

[0:56:45] Planner (probable): staff we do an analysis of whether or not your proposal for your alterations or construction

[0:56:50] Planner (probable): meet these guidelines if it's a yes they have to issue the permit there's no discretionary ability

[0:56:56] Planner (probable): for a local trust committee to say we don't really love this if it's a no it's a no it's

[0:57:03] Planner (probable): because there's been a deficiency one of these guidelines has not been met or cannot

[0:57:08] Planner (probable): has not been met can should be able to be met right so your ability to mitigate

[0:57:13] Planner (probable): Investigate if there are going to be adverse impacts.

[0:57:18] Voice 9: Would I know what those deficiencies are?

[0:57:20] Planner (probable): Absolutely.

[0:57:21] Planner (probable): Yeah, so that's part of the public process.

[0:57:23] Planner (probable): You're there, you get a copy of the staff report.

[0:57:25] Planner (probable): We chat with applicants beforehand to let them know,

[0:57:29] Planner (probable): could you have this addressed?

[0:57:30] Planner (probable): You know, if there isn't,

[0:57:31] Planner (probable): you're not going to need a professional report for every application.

[0:57:35] Planner (probable): If you're, for example,

[0:57:37] Planner (probable): a qualified environmental professional does do a report for you

[0:57:40] Planner (probable): because you have significant alterations that you're proposing,

[0:57:43] Planner (probable): in that foreshore area and if they haven't recommended and we can see on our mapping that

[0:57:49] Planner (probable): this is this is coastal hemlock habitat it's pristine mature forest and you're taking everything

[0:57:56] Planner (probable): out and there's no recommendations in your report about how you could possibly remedy or bring back

[0:58:01] Planner (probable): compensate um you know for understory plantings we might ask was that not addressed did your

[0:58:07] Planner (probable): did your qualified professional not provide any of those recommendations so you might go back to

[0:58:12] Planner (probable): your professional and be like hey what's what's up with this this might be a variance process

[0:58:16] Planner (probable): no it's just the same application right so we work with the applicants to make sure you're not

[0:58:21] Planner (probable): blindsided in a public meeting that there's a recommendation for denial because you don't meet

[0:58:26] Planner (probable): the um the guidelines you will know whether or not your application is is supported or not because

[0:58:34] Planner (probable): we'll do the analysis we'll let you know we're preparing a staff report in support of your

[0:58:39] Planner (probable): your application for this date and we expect you to be able to attend online in person so you can

[0:58:44] Planner (probable): speak to it you have the right to speak to your application anytime it's considered by the local

[0:58:49] Planner (probable): trust committee so you can at that point in time either bring clarification or supplemental

[0:58:54] Planner (probable): information the LTC can defer a decision if they say oh you've got some more information or you've

[0:59:00] Planner (probable): got these photos that didn't get submitted and then they'll make a decision at another time so

[0:59:04] Planner (probable): So it's definitely the intention isn't to give people the run around or be surprised with anything.

[0:59:11] Planner (probable): We want to be really transparent about the objectives of this whole process is to bring a higher level of critical thinking around the type of alterations and changes to this special buffer area.

[0:59:24] Planner (probable): How can we do things better and differently?

[0:59:27] Planner (probable): So I hope that helps.

[0:59:32] Voice 5: in your sort of proposal you are saying that they're not me

[0:59:37] Voice 5: oh sorry there's new docs

[0:59:40] Voice 5: where we're subject to a number of different rules but our current docs existing docs

[0:59:46] Voice 5: so

[0:59:46] Planner (probable): like i mentioned earlier that this is all to do with a new construction okay new

[0:59:54] Planner (probable): alterations so and and yeah we just use the term you know you're you're legal

[1:00:00] Planner (probable): construction is is there use it and enjoy it when that obviously everything has a lifespan and needs

[1:00:06] Planner (probable): to be sometimes it disappears through you know a natural hazard a natural event fires whatever and

[1:00:13] Planner (probable): you're starting over then you're starting over and whatever the rules are at the time that you're

[1:00:17] Planner (probable): having to rebuild those are the rules that apply to you at that time so it's it's preemptive to

[1:00:23] Planner (probable): think about well these rules will be in effect when your dock needs to be replaced because the

[1:00:29] Planner (probable): rules might change again by that time, so.

[1:00:34] Voice 15: Okay, sorry, I think just a very quick question

[1:00:37] Voice 15: of clarification and you've determined your meaningful construction talking about the

[1:00:42] Voice 15: process of assuming there's probably some buildings and dogs that are not permitted

[1:00:49] Voice 15: that are existing, would they be attacked by this? If

[1:00:55] Planner (probable): there was, if they were subject to

[1:00:56] Planner (probable): bylaw enforcement, yeah, right, so I mean if someone's gone ahead and done construction

[1:01:01] Planner (probable): and alterations we've had retroactive applications where someone's applying for a development permit

[1:01:06] Planner (probable): after they've done the work and then their qualified environmental professional has a

[1:01:11] Planner (probable): heck of a job having to recommend mitigation measures for for works that are really tricky

[1:01:18] Planner (probable): right because they've had significant adverse impacts so that's everyone's responsibility is

[1:01:22] Planner (probable): to understand your this isn't the wild west like it might feel that way a little bit but

[1:01:27] Planner (probable): But this is a highly regulated area in the Howe Sound, and these land alterations have to be done with a level of care and stewardship that hasn't necessarily been the first thing people think of.

[1:01:42] Voice 13: I just want to jump in and ask clarification questions. I think a lot of stuff is around docks and concerns about the difference of what happened in Pender Harbor.

[1:01:52] Voice 13: Can you just clarify how our land use planning works and our regulations work versus the licensing and permitting for siting a dock from the province?

[1:02:10] Voice 13: There's two different processes here.

[1:02:12] Planner (probable): Yeah, so I think most of you understand that we are talking about the zoning of Gambier Island.

[1:02:19] Planner (probable): we're not authorizing the dock the dock is authorized because you've got a special agreement

[1:02:25] Planner (probable): with the province for tenure of this special portion of the water that they have jurisdiction

[1:02:30] Planner (probable): over right we do the zoning of it to say yes docks are permitted here the province then issues

[1:02:35] Planner (probable): the used to be called license of occupation used to be called special permissions there's all kinds

[1:02:41] Planner (probable): of terms for depending on where you are geographically so they refer their your application

[1:02:47] Planner (probable): to us for that new doc and we say yes it confirms conforms to the zoning and by the way if there's

[1:02:55] Planner (probable): a dp development permit area in effect it requires a development permit area so then these are

[1:03:02] Planner (probable): multiple steps that you have to do when you make your application right so you want to make sure

[1:03:06] Planner (probable): that your application meets not just the provincial requirements but that it addresses the development

[1:03:11] Planner (probable): permit guidelines if those are in effect so that it's a it's a much more fluid process and the

[1:03:16] Planner (probable): approvals are more streamlined so it is it's extra steps and that's what you know is is pretty

[1:03:24] Planner (probable): commonplace in most every other coastal habitat habitat that we live in is these rules are there

[1:03:30] Planner (probable): for specific reasons not just to create work it's there's an objective to this provincially and at

[1:03:35] Planner (probable): the local government level

[1:03:38] Voice 15: oops sorry i think so there was something was that you

[1:03:43] Voice 15: um

[1:03:44] Voice 3: when keats you're saying that there is uh like you're looking at 30 meters here and that

[1:03:48] Voice 3: keeps us significantly less and it's not effective so what is keats up yeah

[1:03:52] Planner (probable): so keats has a setback

[1:03:54] Planner (probable): of 7.5 meters it's the old scrd setback from the 70s that they've retained and they ended up

[1:04:01] Planner (probable): watering down the development permit area to seven and a half meters and expanding the list of

[1:04:07] Planner (probable): exceptions exemptions uh so that it's pretty much everything is exempt so they're kind of basically

[1:04:16] Voice 3: at 50 and these are now to be the seven and a half no no it's just seven and a half meter

[1:04:20] Voice 3: development but

[1:04:21] Voice 3: we're looking at 30 yeah correct so where else do we stand in relation to the other

[1:04:26] Voice 3: islands around here that were also have these kind of setbacks like

[1:04:30] Planner (probable): similar yeah so keeps is

[1:04:31] Planner (probable): an anomaly that was a very anomalous planning process so all the other islands you're saying

[1:04:36] Planner (probable): are

[1:04:37] Voice 3: at the 30 meter buffer zone as well yeah

[1:04:39] Planner (probable): 30 meter dpas are very common and when did those are

[1:04:42] Planner (probable): those are provincially as was mentioned by one of the members in the audience that's that's a

[1:04:46] Planner (probable): provincial minimum recommendation for bylaw standards that address environmental measures

[1:04:51] Planner (probable): but

[1:04:51] Voice 3: they've all adopted this same 30 meter buffer you're saying with all the islands within the

[1:04:56] Voice 3: islands tracks except for us and heats right now yeah

[1:04:59] Planner (probable): no like boyer passage they don't have a

[1:05:01] Planner (probable): shoreline development permit area within the gambier island local trust committee area keeps

[1:05:07] Planner (probable): has a shoreline dpa gambier has a tiny one up in the north end um this was island wide proposal

[1:05:14] Planner (probable): no none of the other islands have it yet it was slated for thormanby north thormanby specifically

[1:05:19] Planner (probable): because they have significant shoreline issues with erosion because of the geology so for gambier

[1:05:25] Planner (probable): local trust area which is all the islands in the house down in thorman beach it would be keats

[1:05:30] Planner (probable): Island is the only one and Gambier only has one small. So

[1:05:34] Planner (probable): why is it driven so much to come to

[1:05:37] Voice 3: Gambier right now and not the other islands as well? That's right. Because they should be affected

[1:05:42] Voice 3: as much as this island as well.

[1:05:44] Planner (probable): So how we do work in the local trust area is your elected officials

[1:05:50] Planner (probable): have to decide which projects are priority and the Gambier Island official community plan land use

[1:05:56] Planner (probable): bylaw review was identified as a top priority project for funding priorities to do First

[1:06:02] Planner (probable): Nations engagement and implement recommendations and update the documents. So Gambier is currently

[1:06:08] Planner (probable): still the top priority project. And as we access resources across Islands Trust, everybody fights

[1:06:16] Planner (probable): for the same pool of funding for projects across the Islands Trust. The Gambier Local Trust

[1:06:20] Planner (probable): committee accessed funding to advance this project the next locally elected officials might say

[1:06:27] Planner (probable): thormanby's on the list for a long time we really need to get to that but we haven't been able to

[1:06:31] Planner (probable): move on because we're still working on the gambier full cplub review okay

[1:06:36] Voice 3: so it was driven by our

[1:06:37] Planner (probable): elected officials right for this project to come and deal with the foreshore to deal with updating

[1:06:43] Planner (probable): the official community plan and land use bylaw and one of the top four priorities that was

[1:06:47] Planner (probable): identified was the shoreline protection out of the community engagement in 2022 shoreline protection

[1:06:52] Planner (probable): was identified as a top priority okay and so was did was squamish nation also driver

[1:06:57] Voice 3: on this as

[1:06:58] Voice 3: well or just mostly

[1:06:59] Planner (probable): are they had 16 recommendations as i mentioned for updates to the ocp and lub and

[1:07:04] Planner (probable): one of them was shoreline protection as well so that dovetailed with the feedback that the ltc got

[1:07:11] Planner (probable): and that's why they directed staff to let's see what a draft shoreline dpa could look like so we

[1:07:15] Planner (probable): worked on that presented it last year it went to the advisory planning commission um they've been

[1:07:23] Planner (probable): working through it at the local trust committee level and now it was ready for public engagement

[1:07:28] Voice 13: super super quick squamish nation did not drive this process no the gambier local trust committee

[1:07:34] Voice 13: drove this process and i think our trustee from keith would like to speak to the king's experience

[1:07:42] Trustee Patrick (probable): trustee bernardo well i'll get in here i still have one more let me trustee bernardo wanted to

[1:07:49] Trustee Patrick (probable): say something so trustee bernardo thank

[1:07:51] Voice 1: you um i apologize everybody that i have to attend uh

[1:07:55] Voice 1: by zoom due to circumstances beyond my control so i'm coming to you as a disembodied and i believe

[1:08:03] Voice 1: invisible voice so sorry about that um yeah i think we need some clarification and on the

[1:08:10] Voice 1: keith shoreline bylaw um that was a fraught process um you know um i think i'm not i i'm

[1:08:22] Voice 1: not exaggerating when i say the introduction of the bylaw was unpopular uh with many people on

[1:08:29] Voice 1: keats island the original proposal was 32 um

[1:08:32] Voice 9: they

[1:08:36] Voice 1: originally there was a 7.5 meter restriction on

[1:08:42] Voice 1: development uh initially the bylaw was introduced uh to introduce the 30 meter bylaw uh it got

[1:08:49] Voice 1: pulled back to 15 meters so i have to disagree with um on that point with planner zupanek it's

[1:08:55] Voice 1: not 7.5 meters the the distinction is this we now have a 15 meter development permit area

[1:09:02] Voice 1: of which the first 7.5 meters from the foreshore are essentially for all practical purposes no

[1:09:09] Voice 1: development um the additional 7.5 meters uh have these environmental guidelines that we're trying

[1:09:19] Voice 1: to preserve uh and you know planet zupan called that down and correct me if i'm wrong about this

[1:09:28] Voice 1: but um you know essentially watered down the restrictions i i disagree although i suppose

[1:09:35] Voice 1: i could be faulted for being the guy who did a lot of the watering down if you want to use

[1:09:40] Voice 1: that language there was a lot of resistance from the community a big factor and i'm not going to

[1:09:47] Voice 1: of belabor it and go into a lot of detail because that's not the purpose of this meeting but a big

[1:09:51] Voice 1: factor was keats island has a lot of shoreline properties that would have been affected a lot

[1:09:56] Voice 1: of houses that are like very like are within the development permit area so um but i don't agree

[1:10:03] Voice 1: that the shoreline bylaw that we now have is toothless what it is it isn't what the staff

[1:10:09] Voice 1: had originally proposed it's much more limited than it was but we now have restrictions on that

[1:10:16] Voice 1: that weren't there before.

[1:10:17] Voice 1: There were previously,

[1:10:20] Voice 1: if you had a big cedar on your property

[1:10:22] Voice 1: that was in that 15 meters

[1:10:24] Voice 1: and outside of the 7.5,

[1:10:28] Voice 1: you could whack it down and nobody ask any questions.

[1:10:31] Voice 1: Well, if you do that now and you're within that 15 meters,

[1:10:34] Voice 1: you're gonna get asked a lot of questions.

[1:10:37] Voice 1: So there are restrictions there and they are meaningful.

[1:10:41] Voice 1: And certainly the people on Keats Island

[1:10:42] Voice 1: do think they are meaningful.

[1:10:44] Voice 1: Anyhow, that's enough about Keats Island.

[1:10:46] Voice 1: It came up.

[1:10:47] Voice 1: You need the context.

[1:10:48] Voice 1: That's what the current context is.

[1:10:50] Voice 1: Thank you.

[1:10:53] Trustee Patrick (probable): Trustee Stamper.

[1:10:54] Trustee Patrick (probable): So

[1:10:55] Voice 13: just to add, I was at the beginning of the Keats foreshore project.

[1:11:01] Voice 13: The difference with Keats, if you've been to Keats, the average lot size is extremely small.

[1:11:07] Voice 13: It's all city lots, pretty much, in chunks.

[1:11:11] Voice 13: And it had already been developed to that extent.

[1:11:14] Voice 13: prior to the Islands Trust coming in.

[1:11:18] Voice 13: So these are old legacy lots, very, very tiny.

[1:11:22] Voice 13: So most of the actual buildings were well within the setbacks.

[1:11:28] Voice 13: And you can see that when you look across from Gibson's to Keats' camp area,

[1:11:35] Voice 13: you can see all those tiny little lots.

[1:11:37] Voice 13: So in effect, by putting the request for the 30-meter,

[1:11:42] Voice 13: you are taking actually whole lots out completely and going into the secondary lots behind them

[1:11:49] Voice 13: they're that small that's not the ideal or the modern standard for planning and Gambier is lucky

[1:11:56] Voice 13: enough that it wasn't developed to that extent when the Islands Trust came into being here so

[1:12:03] Voice 13: our lots generally are bigger yes there's some small lots in certain areas but a lot of the new

[1:12:10] Voice 13: development on Gambier is the bigger five and ten acre lots and so the impacts are different and

[1:12:19] Voice 13: again all we're looking at is that big picture what are we doing to maintain and enhance the

[1:12:29] Voice 13: ecological values in this area and you know I just keep going back to what this place looked like

[1:12:36] Voice 13: even 20 years ago in the marine and how now we're looking at dolphins we're complaining about sea

[1:12:42] Voice 13: lions we've got all these ecological enrichment that's coming into this area and we're trying to

[1:12:50] Voice 13: protect not just protect it but keep bringing it back and these are some of the techniques that we

[1:12:56] Voice 13: have the opportunity to look at to try and look at those bigger picture values and the responsibility

[1:13:04] Voice 13: responsibility of being waterfront owners is a big responsibility.

[1:13:07] Voice 13: It's also a huge source of enjoyment for landholders.

[1:13:12] Voice 13: So these are kind of some of the things that we talk about when we're making those decisions

[1:13:17] Voice 13: and making those decisions at KEATS as well is how we push the livability and yet also

[1:13:27] Voice 13: We also respect what we're trying to accomplish going forward, which is respecting the especially environment in this type of planning.

[1:13:40] Voice 13: I wasn't quite done yet. Oh, sorry.

[1:13:44] Voice 3: A lot of people have questions. So I'm just wondering, when you're looking at this buffer zone, did you actually look at how many shoreline properties that are privately owned would be affected?

[1:13:54] Voice 3: impacted and have you like actively engaged with those people because not everybody's on Facebook

[1:13:59] Voice 3: I didn't see any like mail outs and not a lot of stuff posted like sent to these property owners

[1:14:06] Voice 3: so like what's what's the plan for the future for this and what's the percentage of shoreline

[1:14:11] Voice 3: that's owned privately is going to be affected by this

[1:14:15] Voice 14: so

[1:14:17] Planner (probable): it's a great question the map that I

[1:14:18] Planner (probable): showed that had the blue buffer attached to it we actually do have you know it's very easy

[1:14:24] Planner (probable): the gis to calculate how many lots there are i'm sorry i don't have that number handy but we did

[1:14:30] Planner (probable): quickly ascertain which of those are private titles versus crownland provincial park right

[1:14:35] Planner (probable): those would all be not subjected to a development permit area and so the idea is we have that

[1:14:41] Planner (probable): information because if this were to be given first reading as a bylaw that formalizes the engagement

[1:14:50] Planner (probable): engagement process to which you are then notified of the local trust committee can notify for

[1:14:55] Planner (probable): public hearing for example and we have statutory requirements for notification where we use the

[1:15:01] Planner (probable): address that's on your title to notify so we can't we can't use social media for formal notification

[1:15:07] Planner (probable): but we rely on our elected officials to know their community and figure out what's the best

[1:15:12] Planner (probable): way to reach people and in this case because this is a draft we've used social media we've used

[1:15:17] Planner (probable): uh email distribution we've used our subscribers island stress subscribers notice which i highly

[1:15:23] Planner (probable): recommend you just you add your email address if there's anything about gambier that we post

[1:15:27] Planner (probable): you just get an email saying there's this has been updated there's a meeting coming up there's

[1:15:32] Planner (probable): a new document that would be of interest for this project and that's that's how we can empower you

[1:15:37] Planner (probable): to say you want to be notified well we we want to notify you too but there's only so many ways

[1:15:42] Planner (probable): we can do it we can't call you we can't email you um so there'll be no public mail outs if this were

[1:15:48] Planner (probable): to be a bylaw but so only after no no no to to start the process like it's headed towards a

[1:15:56] Planner (probable): public hearing that signifies to you oh it's this is this is an actual thing now this is a draft

[1:16:02] Planner (probable): that's here but it's it's at this early stage of of critique and engagement so the ltc can decide

[1:16:08] Planner (probable): whether or not to keep going in

[1:16:10] Voice 3: my question was just because a lot of my neighbors didn't even

[1:16:12] Voice 3: know about this meeting so

[1:16:13] Voice 3: how can they come and attend and speak to it if they haven't had any

[1:16:17] Voice 3: mail outs or anything and there's not a lot of transparency i feel going on yeah

[1:16:21] Planner (probable): and so we we

[1:16:22] Planner (probable): do try to figure out what is the best way because we often get critiqued for mail outs as well where

[1:16:27] Planner (probable): the mailing address is not where the people are right the titled address for land titles is the

[1:16:34] Planner (probable): second is the first primary residence and this isn't the primary residence so they're not getting

[1:16:38] Planner (probable): that mail in time, two weeks prior to an event, for example. So there is a delicate balance for

[1:16:43] Planner (probable): how to spend the money to best notify folks. And I'm saying now all of you know, if you want to

[1:16:48] Planner (probable): keep track of this project moving forward, please subscribe to the Gambier Island Local Trust

[1:16:54] Planner (probable): Committee page so that you can be updated about anything to do with Gambier Island. We're not

[1:16:59] Planner (probable): going to contact you about Salt Spring or Pender, right? You're not going to get flooded with

[1:17:03] Planner (probable): weirded out notifications you can customize it so that it's gambier specific and then you have

[1:17:08] Planner (probable): the option to open that email read it delete it but at least um you know that is one of the most

[1:17:15] Planner (probable): effective ways to stay on top of these types of developments moving forward and i

[1:17:21] Voice 13: just want to

[1:17:21] Voice 13: add gambier island is probably one of the most challenging islands to get communications out

[1:17:28] Voice 13: because of the high um recreational population um there is no central area that we can effectively

[1:17:37] Voice 13: get everybody on the island this is the only public spot on the whole island i would have

[1:17:42] Voice 13: loved to have these conversations over at sea ranch and at furcom but because they're not public

[1:17:48] Voice 13: as a local government body we cannot have an official meeting so we are limited by that

[1:17:57] Voice 13: so that's why I've been trying to get stuff out on the Gambier list, the community list. There's

[1:18:05] Voice 13: 700 email addresses on that list that are updated and we do everything possible but I also want to

[1:18:12] Voice 13: clarify when we talk about first reading it's the beginning of the official process that's and it

[1:18:19] Voice 13: sometimes that word first reading can send alarm bells but it's just the beginning of the actual

[1:18:26] Voice 13: or official process this is the informal process as we're building the engagement and this is the

[1:18:34] Voice 13: time to say this doesn't work it would work if we did this if you and and just look at some specific

[1:18:41] Voice 13: things that would encourage the values that we're trying to

[1:18:46] Voice 15: um

[1:18:47] Voice 13: instill and move forward on which are

[1:18:50] Voice 13: those ecological modern ecological values for the house sound as a whole and yet you want to be

[1:18:57] Voice 13: understand there's livability issues and specific um things that are

[1:19:04] Voice 13: important to living on this

[1:19:06] Voice 13: island so that's sort of this is your opportunity to say this would work if we did it this way

[1:19:12] Voice 13: this doesn't work because this is how i live my life and this is what's happening

[1:19:17] Voice 13: you know so this is the opportunity all

[1:19:22] Voice 12: right thank you now you're in the next room i'm sorry

[1:19:25] Voice 12: about that my name's lisa i was just wondering how the proposed dpa affects the new brighton

[1:19:29] Voice 12: golf project

[1:19:36] Voice 13: um it because it's right now it's existing it's still standing that's a good thing um

[1:19:45] Voice 13: um it would um it's kind of a good question the zoning is is all there it is an existing

[1:19:55] Voice 13: structure as long as it's still standing then any um work done on it as long as it doesn't

[1:20:03] Voice 13: completely fall apart uh continues to to happen on it but it's not actually the local trust area

[1:20:11] Voice 13: we just have the zoning uh in that area so it in the bigger issue is who's gonna rebuild the

[1:20:18] Voice 13: structure and that might be affected by this if it goes through um

[1:20:23] Voice 13: it could be but it's a public

[1:20:26] Voice 13: dock so that is

[1:20:28] Voice 14: well

[1:20:29] Voice 13: it's it's set up

[1:20:31] Voice 13: yeah my understanding is my

[1:20:36] Planner (probable): understanding is the new brighton dock like if it if it

[1:20:40] Planner (probable): disappeared overnight and needed to be replaced would it be subject to the development permit

[1:20:45] Planner (probable): area my understanding right now is no it wouldn't yeah so

[1:20:49] Planner (probable): much like a provincial park doc also would

[1:20:52] Planner (probable): not um those they're exempt right we can't we can't

[1:20:57] Voice 12: is there is there um like a statute or a law

[1:21:02] Voice 12: or something that we can ground that in so we know that that is in fact the case um

[1:21:08] Planner (probable): well yes i mean

[1:21:11] Planner (probable): for for any provincial or federal lands local government does not have authority under the

[1:21:15] Planner (probable): local government act right there's a hierarchy of regulations yeah and so in this case that's

[1:21:23] Planner (probable): my understanding we would obviously if this project continues that those would be the types

[1:21:27] Planner (probable): of technical pieces that we would be sorting out to make sure there's clarity right that's a the

[1:21:33] Planner (probable): ownership of the dock is one piece but it is a as trustee stanford mentioned this is not a

[1:21:40] Planner (probable): it's not a private dock it's a it's a public dock and it's been transferred for that purpose

[1:21:46] Planner (probable): as a public dock so the sunshine coast regional district um you know that has other docks in the

[1:21:52] Planner (probable): area um they yeah we've had actually we have had sunshine coast regional district had to apply for

[1:22:01] Planner (probable): a development permit in other areas so it depends on the land

[1:22:06] Voice 13: ownership no so that's

[1:22:08] Voice 13: kind of thing they and actually like it's a really good question so we're speaking for like

[1:22:13] Voice 13: part of it is entakai is to do with squash nation so they would be part of the whole process there's

[1:22:21] Voice 13: so many different layers to it that's part of the difficulty that we've had moving forward on it

[1:22:26] Voice 13: but the zoning is set for a public dock

[1:22:30] Voice 14: and

[1:22:31] Voice 13: set precisely how you see it laid out that's the

[1:22:35] Voice 13: zoning for for public use and that's how it sits under the islands trust right now but the um right

[1:22:43] Voice 13: now the lease permit for it is under nobody's jurisdiction so it sits with the province

[1:22:50] Voice 13: so that's how it it layers out and that's part of the complexity of how we rebuild it so they may

[1:22:59] Voice 13: have to like the SDRD has to go to itself sometimes to get permission to do certain things

[1:23:06] Voice 13: and and we process it through like we would anybody else and so if it required variants

[1:23:12] Voice 13: they would work through it

[1:23:14] Voice 12: the same way is there any I haven't had a chance to read this but is

[1:23:18] Voice 12: there anything in here that would exempt the new bright and dark for the purposes of the greater

[1:23:24] Voice 12: are good this

[1:23:25] Voice 13: is something you can put into it but i'm gonna say this now there is nothing in

[1:23:30] Voice 13: the province like the new brighton dock i understand

[1:23:33] Voice 13: that so i do that that way i i'm

[1:23:36] Voice 13: you know i would love to sort of say oh it fits in here and if it did then we our problem would

[1:23:42] Voice 13: be solved but um because it doesn't fit anywhere in the province or in dc ferries or in first

[1:23:50] Voice 13: First Nations or SCRD or anywhere.

[1:23:53] Voice 12: That

[1:23:54] Voice 13: is the reason I'm having so many troubles.

[1:23:55] Voice 12: Through the public consultation process, can we as interested parties suggest amendments to the DPA that specifically account for that particular project?

[1:24:09] Voice 13: And also say protect.

[1:24:10] Voice 13: So that's another part of our official community plan project that we haven't got to yet is protect our public docks.

[1:24:17] Voice 3: Yeah.

[1:24:17] Voice 3: So,

[1:24:18] Voice 13: yes, put it in and say, we need to make sure it's protected within this.

[1:24:24] Voice 13: And

[1:24:24] Planner (probable): currently, it currently is under the zoning.

[1:24:27] Planner (probable): You can't build a dock there that's suddenly off limits to the public.

[1:24:32] Planner (probable): That's contrary to the zoning.

[1:24:34] Planner (probable): So we have a whole process of how to enforce that, right?

[1:24:36] Planner (probable): So right now, we haven't, as staff, we haven't flagged this as a concern

[1:24:40] Planner (probable): because we don't think that it's subject to a DP.

[1:24:43] Planner (probable): And the zoning currently authorizes that use and that location.

[1:24:48] Planner (probable): if the zoning needed to be increased in size to accommodate a much larger dock and that's a

[1:24:52] Planner (probable): different uh community planning process but it

[1:24:55] Voice 13: would be the same with the yacht clubs too they

[1:24:58] Voice 13: have specific zoning for their their yacht

[1:25:01] Planner (probable): correct yeah so it's

[1:25:03] Voice 12: those

[1:25:04] Voice 13: zones are different

[1:25:04] Voice 12: but as an

[1:25:05] Voice 12: interested party specific language can often be beneficial and so as part of the process we as

[1:25:12] Voice 12: as interested parties can request that that be specifically identified

[1:25:16] Voice 12: within the context of the document. Absolutely. And I would suggest

[1:25:20] Voice 13: yes. Why not all public documents? But yes, exactly.

[1:25:26] Trustee Patrick (probable): All right. Trustee Bernardo?

[1:25:31] Voice 1: Yes, thank you. This reminds me of

[1:25:35] Voice 1: many of the discussions we had with respect to Keats shoreline bylaw

[1:25:39] Voice 1: when we dealt with the dock issues.

[1:25:42] Voice 1: is and i'm i'm i want to be careful here because i'm not that familiar with what the zoning is

[1:25:48] Voice 1: uh on gambier with respect to docs but um i'm hearing two things um one is that uh it's not

[1:25:59] Voice 1: entirely clear um what the land status is uh and we can set that aside the legal characterization

[1:26:10] Voice 1: of that will be whatever it is and require some drilling into it but i think the basic point is

[1:26:16] Voice 1: to the extent that the local trust committee has jurisdiction over the sea bottom uh on which the

[1:26:22] Voice 1: dock is situated and the upland part of it to the extent that is provincial land uh then the

[1:26:29] Voice 1: local trust committee would have jurisdiction over it and that means uh you'll want both the zoning

[1:26:36] Voice 1: and the wording of the development permit area to address your needs to to make sure that that dock

[1:26:45] Voice 1: can still continue to have an existence uh and also not be so restricted uh for whatever purpose

[1:26:53] Voice 1: that it stops being useful as a public amenity so uh as was mentioned before this is an early stage

[1:27:02] Voice 1: of consultation with the general public, I'm glad this issue came up. The new Brighton Dock is an

[1:27:10] Voice 1: important amenity for islanders over at Gambier. That means people in the community, I'll be honest,

[1:27:16] Voice 1: need to be vigilant and advocate for what kind of limitations or exemptions that would allow it to

[1:27:26] Voice 1: continue. That's the one issue. The second issue is, assuming the local trust committee does have

[1:27:31] Voice 1: jurisdiction over that area the dpa uh uh much is going to depend on in terms of repairing the new

[1:27:39] Voice 1: brighton dock much depends on the wording of the repair and replace exemption uh that you have uh

[1:27:45] Voice 1: with respect to docs and um you're probably going to want wording that is specifically addresses um

[1:27:53] Voice 1: what limitations if any are placed on uh the repair and replacement of a public amenity like

[1:28:00] Voice 1: uh like the new brighton dock um uh it would be a pretty bad situation if the dock got wiped out in

[1:28:08] Voice 1: some storm and then you found out that you had to meet all sorts of complicated unanticipated

[1:28:13] Voice 1: requirements that really you know nobody wants to see i mean nobody wants to restrict the use of the

[1:28:20] Voice 1: new brighton dock or eliminate it which means it's important at this early stage that all of us bring

[1:28:27] Voice 1: some attention to it and that does relate to the communication issue it is hard for us to

[1:28:32] Voice 1: communicate not just on gambit but with islanders on on keats for the reasons that planner zupanek

[1:28:38] Voice 1: pointed out but it is also important to remember that this early stage in the process is actually

[1:28:46] Voice 1: the most important stage it's the one where you're going to have the most influence over

[1:28:50] Voice 1: the local trust committee once the train starts leaving the station uh it gets harder to make

[1:28:55] Voice 1: make changes. What does that mean in terms of communication? I'm going to be honest. You need

[1:29:01] Voice 1: to be proactive. You need to, if you care about these things, then you need to talk to your

[1:29:07] Voice 1: neighbors and get them involved. And as Planner Zupanek said, subscribe to the webpage. Encourage

[1:29:14] Voice 1: your neighbors to subscribe to it. You have to act like citizens. If you want the bylaw to be

[1:29:22] Voice 1: a certain way uh you can't be a passive recipient uh you have to nag us uh you have to sort of uh

[1:29:28] Voice 1: get your voice in and um you have to speak to us and as many people who speak up the better

[1:29:35] Voice 1: it's very hard for us on all of the islands to get a firm sense of what the real

[1:29:42] Voice 1: consensus view if there is one is on an island so the more active people become at the early

[1:29:49] Voice 1: stages to inform us of their perspectives um the better the process um thank you um okay sorry

[1:30:02] Voice 4: you were uh talking about the property values and how this would actually help potentially

[1:30:11] Voice 4: potentially i see it as opposite because as soon as you put restrictions into anything people are

[1:30:17] Voice 4: reluctant a to purchase you know they look at i think you were talking about your property and

[1:30:23] Voice 4: a thousand feet etc um and that i mean i for me i listen to this and think we are being subjected

[1:30:32] Voice 4: to something that we need the information to understand it i think you provided some information

[1:30:37] Voice 4: i think it's very helpful to see your perspective but also you know we're being told that my family

[1:30:44] Voice 4: has been here 80 years and you know i listen to this and think okay i appreciate that you know

[1:30:50] Voice 4: sea lions, I appreciate all that, I love nature, I fully embrace that, but this should not fall on,

[1:30:59] Voice 4: in my opinion, I think there should be a very healthy discussion, but I don't think it should

[1:31:03] Voice 4: fall on all of the waterfront properties that have been here for a long time, that have managed their

[1:31:09] Voice 4: property as well, have been very respectful of, you know, nature etc., and to be kind of,

[1:31:16] Voice 4: it's dictated to us what we can and can't do, and everybody's pushing back on that right now,

[1:31:20] Voice 4: we don't like that um so that's one point but i do think that it does have an impact on property

[1:31:26] Voice 4: budgets i do think if people are going to sell their properties here and they are then told that

[1:31:32] Voice 4: there is this 30 meter restriction coming in or whatever you want to call it that's a step

[1:31:38] Voice 4: people are going to think well if that's one step what happens in 10 years if it's been 200 meters

[1:31:46] Voice 4: that's that's not a good thing and this is where i think we do push back because we don't want to

[1:31:51] Voice 4: be told that we don't want to be told that this is what we can and can't do respecting the environment

[1:31:55] Voice 4: i appreciate what you're saying i do but i i think that is this a slippery slope are we now going to

[1:32:02] Voice 4: be getting into being dictated what we can and can't do and there's something that i personally

[1:32:06] Voice 4: feel really i mean i don't like that so that's my thing so but but i i am concerned about how

[1:32:15] Voice 4: how this impacts the general feeling on Gambier Islands, so.

[1:32:20] Voice 13: I really hear you on that, and it's very common when any,

[1:32:25] Voice 13: like on any of the islands anywhere,

[1:32:27] Voice 13: like when we're talking about these kinds of concepts

[1:32:31] Voice 13: and planning to reduce development in certain areas.

[1:32:37] Voice 13: I have heard of instances where somebody has said no

[1:32:41] Voice 13: no to buying waterfront on Gambier because of this process

[1:32:46] Voice 13: or the Squamish Nation Land Use Agreement.

[1:32:49] Voice 13: Well, that is valid, except anywhere else in waterfront in BC,

[1:32:58] Voice 13: this is sort of what you're looking at.

[1:33:00] Voice 13: It's all over the place now.

[1:33:02] Voice 13: And what we're talking about isn't radical.

[1:33:07] Voice 13: It isn't far out.

[1:33:08] Voice 13: It is standard planning practice.

[1:33:11] Voice 13: So you're going to see this kind of movement, if it isn't already in, you're going to keep seeing this towards a recognition of the importance of reducing development.

[1:33:27] Voice 13: It's not saying you can't develop. It's just saying, here are some of the things that we are looking for to provide appropriate development in the foreshore area for everyone's enjoyment.

[1:33:41] Voice 13: And I recognize as waterfront owners, yeah, you're holding it.

[1:33:46] Voice 13: you've also had the benefit of the amazing waterfront properties that your families

[1:33:52] Voice 13: purchased or multi-generational we want to keep that enjoyment forever and one of the things

[1:34:00] Voice 13: that's happened in the southern gulf islands is instances where somebody's picked up 40 acres

[1:34:06] Voice 13: cleaned it right off right down to the waterfront it's totally decimated their neighbors value of

[1:34:13] Voice 13: their property so it's trying to move back like sort of build how can we live and enjoy and

[1:34:22] Voice 13: maintain the value of your properties and yet at the same time recognize the importance of

[1:34:30] Voice 13: of the waterfront to you and to everybody else and to your neighbors so and it is it is tough

[1:34:39] Voice 13: Yeah,

[1:34:39] Voice 4: that's good. In a way, what you're saying is this is a compromise, that it's not extreme,

[1:34:47] Voice 4: it's something in the middle that we're trying.

[1:34:49] Trustee Patrick (probable): And I think it's not set yet.

[1:34:51] Trustee Patrick (probable): Yeah, so that's what's important. There is no bylaw. First reading cannot occur. There's no

[1:34:57] Trustee Patrick (probable): number attached to it. It's not drafted in that format. It's drafted in a report format piece of

[1:35:03] Trustee Patrick (probable): paper. I really encourage you to look at the guidelines that are in there today and think

[1:35:07] Trustee Patrick (probable): think of the 80 years you've been on the property and those things,

[1:35:11] Trustee Patrick (probable): and think of how might you want to make changes.

[1:35:14] Trustee Patrick (probable): Look at the guidelines and say, well, that would be too restrictive.

[1:35:18] Trustee Patrick (probable): Maybe I've got, I'm not sure which one it is,

[1:35:21] Trustee Patrick (probable): but if we have trees that are dying, it could fall back on the house.

[1:35:24] Trustee Patrick (probable): Is that exempt if I deal with a dangerous tree? I think it is.

[1:35:28] Trustee Patrick (probable): But those are examples.

[1:35:30] Trustee Patrick (probable): So take a look at it from your own perspective and say,

[1:35:33] Trustee Patrick (probable): where in the guidelines does it just not make sense to me?

[1:35:37] Trustee Patrick (probable): Or how I live in this island, how I've experienced, or what am I really concerned about?

[1:35:43] Trustee Patrick (probable): What if my neighbors were to do something?

[1:35:46] Trustee Patrick (probable): So look at it from that perspective.

[1:35:49] Trustee Patrick (probable): We are drafting.

[1:35:50] Trustee Patrick (probable): So that's the feedback, and I meant in the beginning, the survey is open to the end of the month.

[1:35:55] Trustee Patrick (probable): Your comments are welcome for the rest of this year.

[1:35:59] Trustee Patrick (probable): Staff are not going to be bringing a report back to the local trust committee until January.

[1:36:06] Trustee Patrick (probable): So, you have lots of time to sit with these guidelines, lots of time to think about it,

[1:36:11] Trustee Patrick (probable): and we really do want your constructive comments.

[1:36:14] Trustee Patrick (probable): If you see a guideline that just cannot work, tell us why.

[1:36:19] Trustee Patrick (probable): This is the time to do it.

[1:36:21] Trustee Patrick (probable): That information is going to be taken seriously, and that's why we're here.

[1:36:25] Trustee Patrick (probable): I'm going to say there was you, and

[1:36:27] Voice 6: then there was the back end of the-

[1:36:28] Voice 6: Yeah.

[1:36:28] Voice 6: Thanks, Jennifer.

[1:36:28] Voice 6: I'm on the GCAT doc who wanted to speak briefly about the talk, and first of all, this is

[1:36:34] Voice 6: This is far from the biggest issue considering this is a small group of big ones that we're facing.

[1:36:42] Voice 6: But it would be a simple enough thing looking at modification of the draft to add an exemption

[1:36:48] Voice 6: to the new Brighton Doct and gain a replacement of it.

[1:36:51] Voice 6: Issues is off the table, it's ambiguous weather, there's jurisdiction.

[1:36:56] Voice 6: Clear it out of

[1:36:57] Voice 6: the way, we put that out of our minds to deal with bigger problems.

[1:37:00] Voice 6: The Doct like coming up with five million files.

[1:37:04] Trustee Patrick (probable): Thank you, there was you. Yes.

[1:37:08] Voice 8: So, Peter Salisbury came to our point, part of our family has been there for 60 years, water access only, BIPOC.

[1:37:16] Voice 8: First of all, thank you, the local Darcy Boothean staff for almost a million days, done a lot of good work here.

[1:37:21] Voice 8: So notwithstanding a lot of the criticism and some of the constructive feedback that we've received, done a lot of good work here.

[1:37:28] Voice 8: So thank you for that. That's exciting. Thank you for the good times.

[1:37:33] Voice 8: The specific area I want to talk about is the DOC guidelines. And it's not common,

[1:37:39] Voice 8: it's a great surprise to you. You've all received a lot of criticism and a lot of good, constructive,

[1:37:46] Voice 8: well-considered feedback on how badly conceived the DOC guidelines are. And both that I came

[1:37:54] Voice 8: through the darkroom of my process and it's it's started i'm starting to see some of this here

[1:38:01] Voice 8: i'll be producing over time short two recommendations first of all remove

[1:38:06] Voice 8: the prescriptive guidance from clauses 39 41 and 42 for thought those prepared guidelines

[1:38:13] Voice 8: are not well informed and they're not appropriate for a development for a period of time they're

[1:38:20] Voice 8: power to restrict the program remove the put a general design intent stated in there

[1:38:26] Voice 8: if a local question decides to stop and

[1:38:31] Voice 9: the guidelines are required and that's a big difference

[1:38:35] Voice 9: if you get a very very small environment of docs in the other way probably smaller

[1:38:42] Voice 8: engaged stakeholders that are knowledgeable in doc design construction maintenance

[1:38:47] Voice 8: from Ganyar Island. They involve the yacht clubs. Yacht clubs are a huge resource to the outstations.

[1:38:55] Voice 8: There are five yacht clubs, as I recall, that have outstations here. They all have technical

[1:39:00] Voice 8: experts in them. They involve other very well-informed, the Costledge family. They've been

[1:39:06] Voice 8: building, designing, and managing docks here for decades. They involve Mercury Marine. They are the ones

[1:39:14] Voice 8: of service for our community. They have to bring barges and propane trucks, construction material.

[1:39:21] Voice 8: Why aren't they involved in this? Involve the Roots family. They build docks again while

[1:39:27] Voice 8: they've been doing it for two generations. So bring in, create a task force with these kinds

[1:39:34] Voice 8: of people with a real knowledge of how to build docks. A dock in Tender Harbour is very different

[1:39:40] Voice 8: than my dog. My dog is open to water, deep water, very exposed to the elements. It's a completely

[1:39:46] Voice 8: different animal than something sitting in Bender Harbor or in a protected state. So do involve the

[1:39:55] Voice 8: experts. You have a huge, huge amount of expertise on Gandra. Two recommendations. People, please

[1:40:04] Voice 9: remove the prescriptive instruments. They have no place in the developer. Thank you for listening.

[1:40:11] Voice 9: So

[1:40:11] Voice 13: I just want to respond to this. We have a legislative process. So we cannot, like as a local government, we can't just pick and choose who we consider technical experts. What we can do is put a notice out and say, please tell us what works and what doesn't.

[1:40:30] Voice 13: So if you want to create a task force yourselves and come up with those expert recommendations and send them in, then that's a valid process.

[1:40:40] Voice 13: But us to put a specific task force, number one, we don't have a budget.

[1:40:48] Voice 13: But we want you to use your expertise and say, this is what would work for us.

[1:40:56] Voice 13: This is what won't work.

[1:40:57] Voice 13: sometimes like and and the whole pender harbour thing that is this a very different scenario in

[1:41:07] Voice 13: that that that's got nothing to do with zoning that had nothing to do with the local bylaws for

[1:41:15] Voice 13: the regional district and i

[1:41:17] Voice 13: i know i'm sitting on that regional district and it was as big a shock

[1:41:23] Voice 13: to us as it was to everybody else we had our particular bylaws that was a different process

[1:41:29] Voice 13: between the province and Mr. Schilt through your permitting of those docs so that's why it's very

[1:41:37] Voice 13: hard for us to sort of use that as an example even though you got the doc guidelines as a starting

[1:41:45] Voice 13: starting point that came from New Seychelles. The actual bylaws associated with Pender Harbour

[1:41:52] Voice 13: had nothing to do with that issue. That came through the region. It's very awkward, but

[1:41:58] Voice 13: that's the regional district. They didn't know what was going to happen. So that's a

[1:42:05] Voice 13: difference where you can use those guidelines, those DOC guidelines from the Seychelles Nation

[1:42:16] Voice 13: you'd like to see a wider ramp and say this is what works best for Gambier and these are the

[1:42:22] Voice 13: reasons why because we're more exposed we have this issue we have giant elephant seals and stellar

[1:42:29] Voice 13: sea lions landing on them we need different requirements what would work for us and then

[1:42:36] Voice 13: sometimes it can be different areas I mean there's areas of Gambier that already have

[1:42:42] Voice 13: 30 meter setbacks. They're like they're setbacks, they're not development areas, they're actual

[1:42:49] Voice 13: setbacks. So there's whole parts of Gambia that already have that. So there's all different kinds

[1:42:54] Voice 13: of things we can do. So I really encourage you, if you want to have that technical response,

[1:43:02] Voice 13: please feed it into us. We're welcoming it, but it has to come through the public process.

[1:43:07] Voice 13: us. We can't do a sideline

[1:43:09] Voice 14: to this.

[1:43:14] Voice 14: You're next.

[1:43:16] Voice 14: I'm Paul Costas.

[1:43:24] Voice 8: Some years ago, when a couple of

[1:43:27] Voice 8: founders were on the water taxi leaving one of these meetings,

[1:43:31] Voice 8: and you recognize that I have some marine history, they said to each other,

[1:43:37] Voice 8: we have to find a way to neutralize. This is the

[1:43:42] Voice 8: the environment that I've been living in for the past 40 years on this island. We're gone

[1:43:49] Voice 8: over time and I don't want to go on and on. I have two questions for you. Will you share

[1:43:56] Voice 8: us the 16 points the Squamish Nation has presented?

[1:43:59] Planner (probable): It's already in the public record. It's been on an agenda package to the local trust committee

[1:44:04] Planner (probable): a few years ago.

[1:44:05] Planner (probable): Thank you.

[1:44:08] Voice 8: Everybody's wanting better communication.

[1:44:10] Voice 15: Yes.

[1:44:10] Voice 15: you're

[1:44:11] Voice 8: wanting better representation here a couple of years ago i came to you and i asked you

[1:44:18] Voice 8: to slow your process to allow us to fund a public process you were spending money after the swamish

[1:44:25] Voice 8: nations we were going to fund our own process you could manage but it would be neutral not as biased

[1:44:34] Voice 8: some of the stuff you do like your surveys that we've seen and so i wondered if you do one thing

[1:44:42] Voice 8: for us so that we can

[1:44:44] Voice 8: meet neighbors. I've been passing

[1:44:46] Voice 8: his house for 40

[1:44:48] Voice 8: years and never met him. This is a difficult

[1:44:50] Voice 8: island to get communications

[1:44:52] Voice 8: up. Will you share

[1:44:54] Voice 8: your mailing list with us

[1:44:56] Voice 8: so that we can work?

[1:44:58] Voice 8: You're shaking your head. We can't.

[1:45:00] Voice 8: And you're going to say no. We can't.

[1:45:02] Planner (probable): I work for a local government.

[1:45:03] Planner (probable): I am not a superhero.

[1:45:06] Voice 8: Don't you find this a little challenging?

[1:45:08] Voice 8: It won't allow us

[1:45:10] Voice 8: a list of our neighbors so that we can at least find a way to do exactly what you're suggesting

[1:45:16] Voice 8: we would have held these things at the sea ranch another financed it ourselves but you won't let

[1:45:23] Voice 8: us do it and now all you're saying is gather your neighbors okay we will but it's really difficult

[1:45:31] Voice 8: will you help us and the

[1:45:33] Voice 8: first thing you do is let's find a way

[1:45:37] Planner (probable): i can help give you some other

[1:45:39] Planner (probable): creative ideas but the thing you're asking for i cannot legally do no local government can

[1:45:46] Voice 14: no

[1:45:47] Planner (probable): local government is going to give away your contact information to anybody who asks for it

[1:45:52] Planner (probable): of

[1:45:52] Voice 8: course there's all sorts of reasons we can't do stuff but let's find a way happy

[1:46:00] Voice 13: to if you can

[1:46:02] Voice 13: find all all

[1:46:03] Voice 8: we're looking for just give me one one minute though

[1:46:06] Trustee Patrick (probable): i'm just going to make a

[1:46:08] Trustee Patrick (probable): suggestion regarding there are lots of small islands in the islands trust some have built

[1:46:13] Trustee Patrick (probable): their own context so

[1:46:16] Voice 8: yeah so that's laura that's how it's done 72 years old mike mike incompetence

[1:46:23] Voice 8: trying to push back on the last time i spent 50 grand trying to get the neighbors the planning

[1:46:32] Voice 8: processes here to work on our complacency. Of course you're not going to get people out in

[1:46:39] Voice 8: the summer. You're

[1:46:40] Voice 8: giving us 30 days and this idea that when it gets to first reading that

[1:46:45] Voice 8: things are flexible. We

[1:46:47] Voice 8: all know that's not true. Come on, I've been involved in planning processes

[1:46:51] Voice 8: all my life. Let's at least try to be honest. Joe the other day pointed out that the trustees are

[1:47:01] Voice 8: going to be changed this year. We've got an election coming up. I think we need to find

[1:47:09] Voice 8: good representation, not just people biased towards some old rich guy in Center Bay,

[1:47:16] Voice 8: as my daughter calls it, but to represent our community as a whole, so that this hugely

[1:47:23] Voice 8: imperfect process that you're trying to push, we can at least feel that we participated in

[1:47:30] Voice 8: on a timely basis that doesn't force us all of a sudden to read what the biased air information

[1:47:39] Voice 8: do you know how long it takes to read all that 14 hours i've done it have any of my neighbors

[1:47:48] Voice 8: no have any of the people gone to see the urban national park that was proposed here

[1:47:53] Voice 8: when they were proposing it?

[1:47:55] Voice 8: No.

[1:47:56] Voice 8: The one in the Amherst Island went to Toronto.

[1:47:59] Voice 8: Me.

[1:48:01] Voice 8: I need help in organizing people

[1:48:04] Voice 8: that I never wanted to deal with.

[1:48:06] Voice 8: We call this downtown.

[1:48:10] Voice 8: We don't want to come downtown

[1:48:11] Voice 8: and deal with y'all and your bylaws fights and all.

[1:48:14] Voice 8: We just want to sit out there.

[1:48:16] Voice 8: But I now have 150 acres that I've worked on for 40 years

[1:48:22] Voice 8: to let my kids put up a house, and if we go with this, that house is going to be halfway

[1:48:29] Voice 8: to the new neighbors you agreed to let me have in the form of the Squamish Nation.

[1:48:36] Voice 8: We're really threatened by this. We want some time and an ability to organize.

[1:48:44] Voice 8: Please allow it. We do not have to drive this process so quick. If you spend all that money

[1:48:51] Voice 8: in time with the Squamish nation. Can't you do the same for us? We have.

[1:48:59] Voice 8: Stand by. You have not.

[1:49:01] Voice 8: We

[1:49:02] Voice 13: have been here for a year and more. Your

[1:49:05] Voice 8: surveys suck. Your communication sucks. It's

[1:49:08] Voice 8: biased. You know that. We all know that. Come on, let's get real, Laura. You're being through

[1:49:15] Voice 8: with all of these processes.

[1:49:16] Voice 8: Your

[1:49:17] Trustee Patrick (probable): advisory planning committee

[1:49:18] Trustee Patrick (probable): has had this for over a year.

[1:49:21] Voice 13: Yeah.

[1:49:22] Trustee Patrick (probable): They have

[1:49:23] Voice 8: never made it.

[1:49:24] Voice 8: My daughter is one of them.

[1:49:25] Voice 8: You make it impossible.

[1:49:27] Voice 13: I also want to point out

[1:49:29] Voice 13: that most of the changes

[1:49:31] Voice 13: that happened with the Keats for sure project

[1:49:34] Voice 13: happened after first reading.

[1:49:36] Voice 13: I think it happened.

[1:49:38] Voice 8: There's our photo.

[1:49:39] Voice 8: After first reading.

[1:49:40] Voice 13: I would like that

[1:49:42] Voice 13: you do this

[1:49:44] Voice 13: Because before first reading, it's so much easier to see those changes.

[1:49:48] Voice 13: I just

[1:49:48] Voice 8: have to find a way to get me the info.

[1:49:51] Voice 8: You're now saying you'll help us find a way within the restrictions you have.

[1:49:57] Planner (probable): I have a card on the table.

[1:49:58] Planner (probable): You can email me and we can chat about all the other ways that a community can engage each other without relying on what's protected under the Freedom of Information Act.

[1:50:10] Planner (probable): would

[1:50:10] Voice 8: you be willing to communicate our communication to all of the island residents

[1:50:17] Planner (probable): no i can't do that either i communicate on behalf of your local trust committee i am not your speaker

[1:50:23] Planner (probable): megaphone i'm sorry i'm a local planner for your local trust committee and i'm here to support

[1:50:28] Planner (probable): transparent communication from the island community absolutely if you have something that

[1:50:35] Planner (probable): you need to direct your

[1:50:37] Planner (probable): we

[1:50:38] Trustee Patrick (probable): receive your comments

[1:50:40] Trustee Patrick (probable): all of your comments will be

[1:50:42] Trustee Patrick (probable): fully public to everyone

[1:50:44] Trustee Patrick (probable): else that's how this works

[1:50:46] Trustee Patrick (probable): like I said the survey is open

[1:50:48] Trustee Patrick (probable): for the end of the month

[1:50:49] Trustee Patrick (probable): your comments are welcome to the

[1:50:52] Trustee Patrick (probable): end of the year

[1:50:54] Trustee Patrick (probable): then the new local

[1:50:57] Trustee Patrick (probable): trust committee will receive a what was

[1:50:59] Trustee Patrick (probable): heard report

[1:51:00] Trustee Patrick (probable): that will summarize all of the comments

[1:51:04] Trustee Patrick (probable): it'll be all on the website

[1:51:05] Trustee Patrick (probable): site, all of the public comments, and you'll see we are obligated to read back your email

[1:51:11] Trustee Patrick (probable): and your public comments. We don't spread that out. We spread what you've said, not

[1:51:16] Trustee Patrick (probable): your address. And all of that information will come, and then the local trust committee

[1:51:23] Trustee Patrick (probable): will decide where do they go next. That won't be given to them with a bylaw, with a first

[1:51:31] Trustee Patrick (probable): reading recommendations it will be just a report where we go next i

[1:51:36] Voice 15: just wondered if it's possible

[1:51:38] Voice 15: to address the possible just concern if the trustees could send out emails to their own

[1:51:45] Voice 15: email list saying uh if anyone is interested in discussing this as a group again their group

[1:51:53] Voice 15: group, perhaps we've been asked to contact this number or, you know, please reach Mr.

[1:52:01] Voice 15: Kosslich at this number and put together a group.

[1:52:05] Voice 15: Is there some way that the trustees can facilitate it by just sending out an information note?

[1:52:11] Voice 13: Mr. Kosslich has put his information on the Facebook page, which is 800 plus subscribers.

[1:52:21] Voice 13: If you wanted to ask the GAMIR organization, maybe the community association, they may put it through the email list.

[1:52:34] Voice 8: But do you not represent us?

[1:52:36] Voice 8: Yes,

[1:52:37] Voice 13: I do. And I represent everybody.

[1:52:39] Voice 13: So if I take one group over another.

[1:52:43] Voice 8: We're not asking, we're asking you to take everybody.

[1:52:45] Voice 8: everybody just let everybody know that we're concerned and we want a way to communicate and

[1:52:50] Voice 8: we'd like to be in touch with them

[1:52:52] Voice 13: well i think you've done that yeah

[1:52:53] Voice 8: no i've done it on facebook

[1:52:55] Voice 8: in the middle of the summer and

[1:52:57] Voice 8: you get no response because there's very little people

[1:53:01] Voice 8: looking at them oh this is a very difficult thing we spend a lot of money many of us are very worried

[1:53:08] Voice 8: and again even in this conversation you're suggesting we go somewhere else we're asking

[1:53:13] Voice 8: asking you, Kate, you personally, will you help us? Rather than telling me your Facebook

[1:53:20] Voice 8: post was sufficient, which it obviously was not, to look at the numbers here.

[1:53:25] Voice 13: I think these numbers are pretty good. For a hammy or something.

[1:53:31] Trustee Patrick (probable): Wait a minute. There was a woman back here waiting to raise her hand for some time. I

[1:53:37] Trustee Patrick (probable): do know we're over. I keep looking at this clock and it's been off by an

[1:53:41] Trustee Patrick (probable): hour and I keep

[1:53:42] Trustee Patrick (probable): my brain can't handle that. I

[1:53:43] Voice 15: want to say there are other

[1:53:52] Voice 15: municipalities and districts that have adopted these places.

[1:53:57] Voice 15: And all of the top of my head is the capital regional districts,

[1:54:01] Voice 15: North Cowichan, and Valley Regional District.

[1:54:06] Voice 15: to give you an idea of, and they give their inspirations and really confide in you, and

[1:54:14] Voice 15: I didn't like to come back to this, but they're on, this is a different view, and we're on

[1:54:18] Voice 15: a colonial.

[1:54:20] Voice 15: It's an interesting development across the title itself.

[1:54:25] Voice 5: Black Cominome.

[1:54:26] Voice 5: I think, Kate and Laura, I think what's happened on this island is that all of us care.

[1:54:31] Voice 5: We care about the environment, we care about our properties, we care about our community,

[1:54:36] Voice 5: But unfortunately, there's been a lot thrown at us lately, of which we don't, and it's

[1:54:40] Voice 5: kind of, a lot of it's come quickly and not totally with their clarified communication.

[1:54:47] Voice 5: There aren't, I know personally, I said, oh, did you see this?

[1:54:51] Voice 5: Did you see that?

[1:54:51] Voice 5: The guys down in West Bay, the Sea Wreck, none of them brought it.

[1:54:54] Voice 5: So I think what Paul's asking in a way is, and it's up to us to figure this out.

[1:55:00] Voice 5: But if you want to send me stuff, I know a lot of people that's kind of, we need a better

[1:55:05] Voice 5: way because i think there's very few here because hardly anybody knew about this and they didn't

[1:55:11] Voice 5: totally know the whole meeting and i sent it to darcy i said i i sent it out to my time that's

[1:55:16] Voice 5: great the other thing is is when you hold these meetings on a tuesday at four o'clock there was

[1:55:22] Voice 5: a number of surgeons and doctors and people who are working and mothers with kids and at camp

[1:55:28] Voice 5: they would like to be here but it's a difficult time so is there another time i'm not asking you

[1:55:33] Voice 5: work on a weekend but maybe a Friday or something that people or a time with more of the community

[1:55:39] Voice 5: that's not having to go to work on a Monday or what you're

[1:55:44] Voice 3: doing tomorrow you're having a session

[1:55:46] Voice 13: tomorrow yeah

[1:55:47] Voice 13: so so we are we are limited uh this is I

[1:55:52] Voice 5: don't expect you guys to be out every night

[1:55:54] Voice 5: I'm just saying these are big issues

[1:55:56] Voice 13: we have a recorded session from Thursday yeah

[1:55:59] Voice 5: you said that

[1:56:00] Voice 5: That's going to be available to us, right?

[1:56:02] Trustee Patrick (probable): Yes, every meeting that we have is recorded and available for you to see.

[1:56:08] Trustee Patrick (probable): Okay.

[1:56:09] Trustee Patrick (probable): I'll make sure

[1:56:10] Voice 13: it all goes out.

[1:56:10] Voice 13: So we had that on Thursday.

[1:56:12] Voice 13: We had this today.

[1:56:13] Voice 13: I'm actually, I'm not kidding.

[1:56:15] Voice 13: I am thrilled and totally impressed at how many people came because I know this is hard.

[1:56:22] Voice 13: It's hard on Friday in November.

[1:56:26] Voice 13: It's hard in June.

[1:56:28] Voice 13: It's hard.

[1:56:29] Voice 5: It is. It's not hard, Kate.

[1:56:31] Voice 5: It is. We're here because we care

[1:56:33] Voice 5: and we're worried about all what's happening.

[1:56:35] Voice 5: Well, it's hard, Kate, because

[1:56:36] Voice 8: there's not

[1:56:36] Voice 8: even any room to tie up.

[1:56:39] Voice 13: Yeah, no, I know.

[1:56:41] Voice 8: We can't get here. You guys are

[1:56:42] Voice 8: the ones who get here.

[1:56:43] Voice 13: I understand

[1:56:44] Voice 13: how challenging it is.

[1:56:46] Trustee Patrick (probable): All right.

[1:56:48] Trustee Patrick (probable): We've got everyone talking. Like I said,

[1:56:50] Trustee Patrick (probable): this is, let Kate finish here.

[1:56:52] Trustee Patrick (probable): Because we recognized how

[1:56:54] Voice 13: challenging this was going to be,

[1:56:57] Voice 14: we did the Zoom

[1:56:59] Voice 13: on Thursday which is going to be is recorded and we'll have it up as soon as we can we did today

[1:57:03] Voice 13: just to get a little bit of as many people as we could here then tomorrow we're going into North

[1:57:10] Voice 13: Van to do it again it all will be recorded we're also doing a survey we're also asking please

[1:57:18] Voice 13: spread this around we recognize we do not have everybody's uh contact information

[1:57:23] Voice 5: send me the

[1:57:24] Voice 5: Zoom or whatever. I

[1:57:25] Voice 13: will send it to the

[1:57:26] Voice 13: West Bay to see if I actually

[1:57:28] Voice 5: Douglas

[1:57:29] Voice 13: Bay, I'll send it to

[1:57:30] Voice 13: Health Bay. All I can do, though, is

[1:57:32] Voice 13: official information.

[1:57:34] Voice 13: That's why your communications

[1:57:36] Voice 13: from me are always so carefully

[1:57:38] Voice 13: worded, because it has to

[1:57:40] Voice 13: be very objective.

[1:57:42] Voice 13: It has to be so strict.

[1:57:44] Voice 5: Just want this

[1:57:44] Voice 13: meeting. Anything that I send

[1:57:46] Voice 13: out, or to

[1:57:47] Voice 13: whoever you want, please.

[1:57:49] Voice 13: Can

[1:57:50] Voice 8: we input the survey questions?

[1:57:52] Voice 8: Or look at them before

[1:57:54] Voice 8: for that because I believe that your surveys are usually biased towards your

[1:57:57] Voice 8: planning and ambitions.

[1:58:00] Voice 13: They're already out.

[1:58:05] Trustee Patrick (probable): So just because we'd like to wrap this up today,

[1:58:09] Trustee Patrick (probable): I really appreciate that you're here. We really do.

[1:58:13] Trustee Patrick (probable): We really do want to hear from you.

[1:58:15] Trustee Patrick (probable): We need to

[1:58:17] Voice 5: tell you back what we're feeling because I think what's happening

[1:58:20] Voice 5: mean on this island is that people

[1:58:22] Voice 5: are feeling, oh no, there's all this stuff

[1:58:24] Voice 5: coming out

[1:58:25] Trustee Patrick (probable): of our island.

[1:58:26] Voice 5: You know, our crown line.

[1:58:29] Trustee Patrick (probable): It's just shocking.

[1:58:30] Trustee Patrick (probable): And I

[1:58:31] Voice 5: agree with Darcy. It's property

[1:58:32] Voice 5: values. It's our community.

[1:58:34] Voice 5: None of us are anti-reconciliation.

[1:58:37] Voice 5: None of us. Oh, we all care about

[1:58:38] Voice 5: it. We love this island. And Kate knows that.

[1:58:40] Voice 5: We all love this island. And all we

[1:58:42] Voice 5: want is to be included

[1:58:44] Voice 5: in the whole process.

[1:58:45] Voice 5: And we would like what we

[1:58:47] Trustee Patrick (probable): sound like.

[1:58:48] Voice 5: like me to read

[1:58:49] Trustee Patrick (probable): you, and that's why we're here with a draft document that has got no

[1:58:53] Trustee Patrick (probable): government stamp on it. It's here from your opportunity.

[1:58:56] Voice 5: So we'll reply in any way, and

[1:59:00] Voice 5: I'll make sure more people know.

[1:59:01] Trustee Patrick (probable): Until the end of the year, we want to hear comments

[1:59:04] Trustee Patrick (probable): on this draft document that's out. Please. Thank

[1:59:08] Voice 5: you for your time.

[1:59:09] Trustee Patrick (probable): Thank you for coming

[1:59:10] Voice 5: So thank

[1:59:11] Voice 14: you for coming today.

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Islands Trust

Gambier Island Local Trust Committee

Minutes of Special Meeting

Date: August 4, 2026  
Location: Gambier Island Community Centre  
Andy’s Bay Road, Gambier Island, BC

Members Present:  
Laura Patrick, Chair  
Kate-Louise Stamford, Trustee  
Joe Bernardo, Trustee (electronic)

Staff Present:  
Shalini Nakai, Planning Team Assistant  
Sonja Zupanec, Island Planner  
Dede MacLean, Office Administrative Assistant (electronic)  
Diane Corbett, Recorder (electronic)

Others Present:  
There were approximately 25 members of the public in attendance.

1. CALL TO ORDER

Chair Patrick called the meeting to order at 3:00 pm.

2. TERRITORIAL ACKNOWLEDGEMENT

Chair Patrick acknowledged that the meeting was being held on territory that has been home to Indigenous people since time immemorial, and whose connection to and stewardship of the lands and waters of the Gambier Keats Local Trust Area continues to this day.

Chair Patrick introduced Trustees and staff in attendance and noted this is the second of three Community Information Meetings to consider proposed Shoreline Development Permit Area (DPA) guidelines for Gambier Island with the same information being shared at each meeting.

3. APPROVAL OF AGENDA

By general consent the agenda was approved as presented.

4. TRUSTEE OPENING REMARKS

Trustee Stamford noted the interest and care the community members had been demonstrating to bring conversations about the land use and livability, shoreline health, and long-term stewardship on Gambier Island and that the proposed Development Permit Area guidelines being discussed spoke to themes on protecting sensitive coastal ecosystems, planning for climate change impacts, managing development in hazardous

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areas, ensuring that shoreline activities respect natural processes and the character of Gambier Island, are rooted in Islands Trust’s core purpose to preserve and protect the unique amenities and environment of the Islands Trust Area, and support provincial requirements to identify and manage environmentally sensitive and hazard-prone lands.

5. GAMBIER ISLAND DRAFT SHORELINE DEVELOPMENT PERMIT AREA PRESENTATION

The Planner provided information on the Draft Shoreline Development Permit Area, including the timeline for public engagements, and how a Development Permit Area could work if adopted. No decisions on this subject would be being made at this meeting or imminently.

Points from the presentation included:

• In 2022, community engagement resulted in recommendations to the Local Trust Committee regarding moving forward with an Official Community Plan Review and Land Use Bylaw review, shoreline protection was identified as a high priority and government-to-government engagement with Squamish Nation was undertaken. The Local Trust Committee directed staff to explore a Shoreline Development Permit Area as part of the larger Official Community Plan and Land Use Bylaw Targeted Review.

• An engagement summary will be presented to the elected officials in early 2027.

• Shorelines on Gambier are largely bedrock, mostly characterized by low rock, boulder or sea cliffs, and a few pockets of pebble, cobble, and shell areas. Shoreline mapping is available on the Islands Trust website for those interested in more detail.

• Historical industrial activity, including forestry operations, log booming, and marine transportation impacted the shoreline, nearshore environment, seabed conditions and ecological processes.

• Overhanging trees and native vegetation along the shoreline are critical in providing shade, nutrients and stability of marine habitats for eelgrass, forage fish and salmon, which support species up the food chain. Eelgrass and forage fish mapping is available on Islands Trust website.

• The Squamish Nation and Province of BC have entered into a new land use planning agreement recognizing cultural and ecological values across Howe Sound, including areas on Gambier Island with cultural significance and stewardship priorities. Sites 88 and 83 have been identified in this agreement. The Shoreline Development Permit Area (DPA) is an opportunity to collaborate with other levels of government and reflect these values in future shoreline planning decisions, guiding new development and land alterations.

• The Draft Shoreline DPA has been guided over the past year and a half by shoreline stewardship planning practices, input from the Gambier Island Advisory Planning Commission, and Squamish Nation engagement. The intention is to preserve shorelines and maintain the character of the Island.

• The Draft DPA is available on the website, along with a newly launched public survey (survey open to August 31). The public is encouraged to read the ten-page document and offer feedback to Planning staff or Local Trustees.

• A 30-meter buffer upland and seaward from the natural boundary of the sea is proposed for certain development. This buffer is an area of interest, not a new

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setback, park designation, nor guaranteed public access, nor is it prohibiting development. Types of development that could require a development permit include construction of a new dwelling, major additions to an existing dwelling, subdivision of a lot, shoreline protection works, or significant land alterations or excavations with specific exemptions listed in the guidelines on page 3 of the draft DPA text.

• Information on such aspects as biophysical inventory, geotechnical, erosion/hazards/coastal flooding, or drainage might be requested in addition to an application for a development permit, with the intention to understand the impacts of the proposed development before a decision is made by the Local Trust Committee.

• The DPA will favour approaches that work with nature where possible, “softer” solutions that help to maintain habitat, natural processes, and shoreline resilience, over harder armoring engineering techniques.

• The draft guidelines support marine access, encouraging dock design and placement that protects sensitive shoreline habitats and maintains long-term health and ecology of Gambier.

• The intention of these protection measures is to achieve, where possible, natural shoreline processes, natural vegetation, erosion reduction, softer shoreline protection and adaptation to sea level rise, and restoration of disturbed areas.

• The application fee for Development Permit Areas as per the current Gambier Island Fees Bylaw is approximately $1000.

• People are encouraged to review the draft DPA guidelines and provide the Local Trust Committee feedback on:
  ○ Does the draft DPA achieve the right balance of human use and ecological protection?
  ○ Are the exemptions appropriate?
  ○ Are the guidelines clear?
  ○ Are there any unintended consequences that should be flagged?
  ○ Are there important protection measures that have been missed that should be included?

6.    QUESTION AND ANSWER PERIOD

Members of the public were invited to address staff or Local Trustees with questions regarding the Draft Shoreline DPA Guidelines.

• Will floats on the beach be something that would need a permit?
  ○ The Planner noted that, if your lot is in a zone that doesn’t permit a float, you’re not permitted a float. This does not change that. However, if you are permitted a float structure in the water, the current draft DPA guidelines would apply and a permit would be required as it’s considered ‘new’ construction within the DPA boundaries.

• The Squamish Nation has provided their opinions on this matter. Members of the public will provide opinions and will these comments change the proposed draft?
  ○ The Planner explained that the Local Trust Committee (LTC) directed staff to work with Squamish Nation on engagement on a number of topics, and the

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Nation recommended a shoreline development permit area as a tool that this LTC could use to help address many shared interests in the foreshore area. The Nation recommended buffers up to 200 meters as well as a number of other recommendations and the current draft was based on what the LTC wished to consider and would be referred back to the Nation for comment if the draft proceeds to first reading.

○ If the guidelines were given first reading as a bylaw, that would be the first step of a formal process towards possible future adoption, and the bylaw would be referred back to the Nation (and other agencies) for their comment which are summarized in a report and presented in a public hearing binder and on the website prior to the Public Hearing process. The final decision on proposed land use planning decisions for Gambier Island is made by the Gambier Local Trust Committee.

○ Staff will compile feedback received from the public, agencies and First Nations on the Draft Shoreline Development Permit Area into an engagement summary, to present to the Gambier Island Local Trust Committee in early 2027. The LTC will decide at that time as to whether or not to proceed.

• If the bylaws are approved, can the Squamish First Nation make changes or impose additional requirements through the bylaws? Concern was raised about a situation in Pender Harbour involving eelgrass beneath docks that was considered sacred by the First Nation, which resulted in a lawsuit. How can a similar situation be avoided?

○ This would be a Local Trust Committee bylaw within the jurisdiction and land use planning authority for the land and marine waters within the Islands Trust Area. The Nations are consulted and the LTC must consider all input into any proposed bylaws but are not obligated or required to incorporate public input, First Nation input or agency input into the proposed bylaws.

• A speaker stated they have about 1000 feet of waterfront and this would impact about an acre and a half of their property. They asked if an economic study has been done on how the bylaw could potentially lower the property values and if so, what would the Province do to compensate for lost value?

○ There is no economic study of the impacts that this would have on a title holder. The ability to develop property and to use and enjoy the foreshore area is not being extinguished through a land use planning tool such as this. The DPA could influence where structures are sited, and it is about guiding choices to minimize or mitigate impact on critical habitat or species. The DPA tool is used widely in other municipal governments. The 30-meter DPA area is conservative in a lens for shoreline protection and is a minimum area where there is strongest concentration of diversity ecologically.

○ A Trustee added that one of the things that has attracted people to Gambier Island is its rural, natural environment and these types of land planning tools are put in place to protect that lifestyle as part of the economic value is having a rural, undeveloped shoreline.

• The 15-meter setback seems to work fine. Why is a 30 meters setback being considered? Are there studies that have been done that say 30 meters is what is needed?

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○ These are two different things. Setbacks to buildings and structures is currently regulated. What we are talking about is alteration to the land as well, which is unregulated and a 30-meter area from the water is critical potential habitat.

○ The DPA provides opportunities to increase the awareness of each individual choice of land alteration within this very special region, such that title holders may appreciate and understand the stewardship role they have to elevate the diversity of habitats. The DPA considers how development on the land impacts the marine environment and property owners still have the ability to make significant alterations to their land.

• If the DPA was in place and one spent $1000 for the permit and paid thousands of dollars for professional studies would the permit be issued and if not, would one have the ability to reapply?
  ○ You either meet the guidelines or you don’t. That is why it is important to read and understand the guidelines because planning staff do an analysis of whether the proposed alterations or construction meets the guidelines. If they do, then the LTC has to issue the permit. There is no discretionary ability for a Local Trust Committee to deny an application if it meets the applicable guidelines.
  ○ Staff work with applicants beforehand to discuss the application and the applicant gets a copy of the staff report that is prepared for the LTC. The applicant can then attend the meeting during which their application is considered by the Local Trust Committee, at which time the applicant may bring clarification or supplemental information. The LTC can defer a decision if more information is required, and make a decision at another time.
  ○ A professional report will not be needed for every application.

• Are existing docks grandfathered in?
  ○ The DPA if adopted would apply only to new construction and new alterations and existing legal construction is there to use and enjoy. If a rebuild is required due to a natural hazard or natural event like an end-of-life span, the rules at the time of re-construction will apply at that time.

• If there are existing docks that are not permitted, would they be impacted by this?
  ○ There have been retroactive applications where someone’s applying for a development permit after they have done the work. Then their Qualified Environmental Professional would need to recommend mitigation measures.
  ○ This is a highly regulated area in Howe Sound, and these land/marine alterations should be done with a level of care and stewardship.

• How do Islands Trust land use planning and regulations work versus siting and permitting of a dock from the Province?
  ○ This discussion is related to the zoning of Gambier. A dock is authorized through a tenure agreement with the Province for a specific portion of the water under provincial jurisdiction. The application for the dock would be submitted to the Province. If the Province refers the application to Islands Trust, Islands Trust would confirm whether the proposed dock conforms to the applicable zoning and whether it would be permitted. Staff would also identify whether a Development Permit Area applies to the proposed dock.

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There was discussion of the Keats Island Development Permit Area process, where the originally proposed Shoreline Development Permit Area was eventually reduced in size, the list of exemptions expanded, and restrictions on development increased.

Lots on Keats are small; there was development within the 7.5 m waterfront setback prior to the establishment of Islands Trust, whereas on Gambier a lot of development has involved 5 or 10 acre lots.

There has been a lot of ecological enrichment throughout this area over the past twenty years. In going forward, Islands Trust is looking to support the values of livability and respect for the environment in this type of planning tool (DPA).

• When looking at the buffer zone, did you look at shoreline properties that are privately owned that would be affected? Have you actively engaged with those people? Not everybody’s on Facebook. I did not see any mail-outs. Some property owners do not receive information posted to the website.

• What is the plan for the future? What is the percentage of shoreline that is owned privately going to be affected by this?
  ◦ Staff did not have the number of impacted lots available at the meeting and noted Crown land and Provincial parks would not be subject to a DPA.
  ◦ If the bylaw were to receive first reading it would formalize the engagement process. There are notification statutory requirements, and Islands Trust uses the mailing address on title for formal notifications. Islands Trust cannot rely on social media for statutory notification; however, elected officials can use their knowledge of the community to determine ways to reach residents. In this case, as the bylaws is still in draft form, staff used official Islands Trust website, email distribution, and subscriber notifications to share information. Staff encouraged people to subscribe to the Gambier Island Local Trust Committee page to receive updates on matters relating to Gambier Island, noting that this is one of the effective ways to stay informed.
  ◦ The Shoreline DPA guidelines are in draft form and are at an early stage of review and engagement. The LTC will determine whether to proceed with the guidelines.

• A lot of my neighbours did not know about this meeting. How can they come and attend and speak to it if they haven’t had any mail-outs?
  ◦ Islands Trust tries to find the best ways to communicate. Mail-outs can be challenging because the mailing address on title may not be where the person lives, or where the listed address is the first primary residence and not a secondary one.
  ◦ A Trustee noted Gambier Island is one of the most challenging islands for communication due to its large recreational population and the lack of a central location to reach the entire community.
  ◦ First Reading is the start of the formal process. The current stage is an informal engagement process intended to gather community input. It provides an opportunity to the public to share their views on the proposal and suggest ways to address their concerns.

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• How would the proposed DPA affect the New Brighton dock? Through the consultation process, can we as interested parties suggest amendments to the DPA that specifically account for that particular project?
  o The zoning allows for a public dock, and the existing dock is a public structure. The current lease or permit falls under the Province’s jurisdiction. Islands Trust does not have authority over federal or provincial lands.
  o A Trustee noted that the New Brighton Dock is a unique situation and that its role within the regulatory frameworks of the Province, BC Ferries, and First Nations makes it difficult to determine who would be responsible for repairing the dock. A Trustee noted jurisdiction of the land status under the dock and the upland part should be confirmed. If under the Province, the LTC would have jurisdiction over it, through both the zoning and the Development Permit Area guidelines to address the need to make sure that the dock can still continue to have an existence and not be so restricted that it stops being useful as a public amenity.
  o In the DPA, in terms of repairing the New Brighton dock, much depends on the wording of the repair and replace exemption with respect to docks, and wording that specifically addresses what limitations, if any, are placed on the repair and replacement of a public amenity like the New Brighton Dock.
  o This early stage is the important opportunity for the public to raise their concerns to the LTC. Residents are encouraged to stay informed, talk to their neighbours, subscribe to the webpage, and provide feedback. The more people share their views early in the process, the better the LTC can understand the community’s perspective.

• There are concerns about the proposed restrictions and the need for more information to understand their impact. Concerns was also raised that the 30-metre DPA could affect property values and set a precedent for further restriction on Gambier Island.
  o This is standard planning practice. The guidelines recognize the importance of appropriate development in the foreshore area for the benefit and enjoyment of everyone.

Chair Patrick noted that the bylaw is currently in a draft format. The public was encouraged to review the guidelines and provide comments on any areas that may be too restrictive, unclear, or impractical, and to suggest changes. Comments are welcome until the end of the year, and the LTC will review the guidelines in January 2027.

Further public comments included:

• It was suggested that an exemption to be added for the New Brighton Dock to remove it from consideration under the proposed guidelines.
• It was suggested that the prospective guidelines for water access docks, particularly guidelines 39, 41, and 42, be removed and replaced with general design objectives that are appropriate for a DPA.
• If dock guidelines are required, it was suggested that Islands Trust engage people with knowledge and experience in dock construction on Gambier Island, including

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yacht clubs, local businesses, and families who have built docks, and consider creating a task force of knowledgeable stakeholders.

Trustee Stamford explained the LTC must follow a legislative process and cannot simply select technical experts. The public is encouraged to use their expertise to provide comments on what would work and suggest changes to the guidelines. Technical feedback can be submitted as part of the public comments.

• Will Islands Trust share the sixteen points the Squamish Nation recommended?
  ○ It is already in the public record.
• A request was made for the mailing list to be shared so residents could connect with and meet their neighbours.
  ○ No. This cannot legally be done. Local Governments cannot disclose residents contact information.
• Concern was expressed that the proposed changes feel threatening and that residents need sufficient time to organize and meaningfully participate in the process.
  ○ Chair Patrick noted that the Gambier APC has worked on the project for over a year.

Trustee Stamford remarked that most changes to the Keats Foreshore Project occurred after First Reading and encouraged Gambier residents to provide their input before First Reading.

The Chair noted that all the comments will be public and comments will be accepted until the end of the year. The next LTC will receive a summary of the feedback and decide how to proceed. All meetings are recorded and available to the public.

The next Community Information Meeting will be held at the John Braithwaite Centre in North Vancouver on August 5, 2026 at 7:00 pm.

7. ADJOURNMENT

By general consent the meeting was adjourned at 4:59 p.m.

Laura Patrick, Chair

Certified Correct:

Diane Corbett, Recorder

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