Gambier Island Local Trust Committee community information meeting, August 5, 2026

[0:00:16] Voice 4: Well,

[0:00:16] Trustee Patrick (probable): good evening, everyone.

[0:00:20] Trustee Patrick (probable): I'm going to call this community information meeting of the Gambier-Keats Local Trust Committee to order.

[0:00:26] Trustee Patrick (probable): This meeting is being live streamed and it is being recorded and the recording will be available in a few days.

[0:00:31] Trustee Patrick (probable): I begin by acknowledging with respect and humility that the lands and waters of the

[0:00:37] Trustee Patrick (probable): Gambier-Keats Local Trust Area have been home to Indigenous Peoples since time immemorial.

[0:00:42] Trustee Patrick (probable): Their deep connection to these islands continues to this day.

[0:00:45] Trustee Patrick (probable): We honor their enduring presence, constitutional rights, and their responsibilities as stewards

[0:00:50] Trustee Patrick (probable): of these lands and waters.

[0:00:53] Trustee Patrick (probable): I'm Laura Patrick.

[0:00:54] Trustee Patrick (probable): I'm elected on Salt Spring Island, but I am the chair for the Local Trust Committee, and

[0:01:01] Trustee Patrick (probable): And I'm joined this evening by trustee Kate Louise Stanford

[0:01:04] Trustee Patrick (probable): and trustee Joe Bernardo sends his regrets.

[0:01:07] Trustee Patrick (probable): Together, we are your local trust committee.

[0:01:10] Trustee Patrick (probable): There's some staff joining us today.

[0:01:12] Trustee Patrick (probable): We have a planner, Sonia Zupanek,

[0:01:17] Trustee Patrick (probable): and we have Shalini who's helping us manage the meeting

[0:01:21] Trustee Patrick (probable): this evening and run the meeting.

[0:01:24] Trustee Patrick (probable): So thank you very much to the staff for being here.

[0:01:27] Trustee Patrick (probable): This is a place of employment

[0:01:29] Trustee Patrick (probable): and our staff have the right to a safe

[0:01:32] Trustee Patrick (probable): and respectful workplace.

[0:01:35] Trustee Patrick (probable): Today is the third community information meeting

[0:01:38] Trustee Patrick (probable): on the proposed shoreline development permit area guidelines

[0:01:42] Trustee Patrick (probable): for Gambier Island.

[0:01:43] Trustee Patrick (probable): The same presentation and information has been shared

[0:01:46] Trustee Patrick (probable): at each meeting.

[0:01:50] Trustee Patrick (probable): And like I said, this is the last one.

[0:01:53] Trustee Patrick (probable): There will be a question and answer period

[0:01:55] Trustee Patrick (probable): a little bit later in the agenda,

[0:01:57] Trustee Patrick (probable): and I'll explain that ahead of how that'll work

[0:02:00] Trustee Patrick (probable): in a few moments.

[0:02:01] Trustee Patrick (probable): But first we have an agenda before us.

[0:02:03] Trustee Patrick (probable): Is there any changes?

[0:02:05] Trustee Patrick (probable): Nope.

[0:02:06] Trustee Patrick (probable): So we'll approve the agenda through general consent.

[0:02:14] Trustee Patrick (probable): Opening, do you

[0:02:16] Trustee Stamford (probable): have some opening words?

[0:02:17] Trustee Stamford (probable): I'm going to turn the floor over to-

[0:02:18] Trustee Stamford (probable): Some

[0:02:18] Trustee Patrick (probable): of you have

[0:02:18] Trustee Stamford (probable): heard my opening statements.

[0:02:20] Trustee Stamford (probable): Hopefully you'll have them memorized, some of you.

[0:02:24] Trustee Stamford (probable): Good evening and thank you for attending

[0:02:26] Trustee Stamford (probable): today's information session.

[0:02:28] Trustee Stamford (probable): I want to recognize the interest and care community members bring to these conversations

[0:02:34] Trustee Stamford (probable): about land use and livability, shoreline health, and long-term stewardship on Gambier Island.

[0:02:39] Trustee Stamford (probable): The proposed guidelines we're discussing today speak to themes that matter, protecting

[0:02:44] Trustee Stamford (probable): sensitive ecosystems, planning for climate change impacts, managing development in hazardous

[0:02:50] Trustee Stamford (probable): areas, and ensuring that shoreline activities respect natural processes and the character

[0:02:56] Trustee Stamford (probable): of Gambier Island.

[0:02:57] Trustee Stamford (probable): these draft development permit area guidelines are rooted in the island's trust core purpose

[0:03:02] Trustee Stamford (probable): to preserve and protect the unique amenities and environment of the trust area they support

[0:03:08] Trustee Stamford (probable): provincial requirements to identify and manage environmentally sensitive and hazardous prone lands

[0:03:13] Trustee Stamford (probable): and they incorporate long-standing trust council policies around safeguarding eelgrass beds

[0:03:19] Trustee Stamford (probable): natural coastal processes steep slopes and ecological integrity of our forest or our

[0:03:25] Trustee Stamford (probable): for sure i encourage you to ask questions share your experiences and flag anything that feels

[0:03:31] Trustee Stamford (probable): unclear or requires further consideration these information sessions are about building shared

[0:03:36] Trustee Stamford (probable): understanding so that residents landowners and the ltc local chess community sorry can move forward

[0:03:44] Trustee Stamford (probable): in shaping the official community plan targeted review all right

[0:03:49] Trustee Patrick (probable): thank you very much so that i'm

[0:03:51] Trustee Patrick (probable): I'm going to introduce Planner Sonia Zupanek,

[0:03:55] Trustee Patrick (probable): who will walk us through a presentation.

[0:03:57] Voice 5: Thank you so much.

[0:03:58] Voice 5: Do I need that desk closer to me for the Zoom?

[0:04:01] Trustee Patrick (probable): I hope not, but hopefully we're hearing okay.

[0:04:04] Voice 5: Can everyone hear me okay if I don't scooch down?

[0:04:08] Trustee Patrick (probable): I can move that closer.

[0:04:18] Voice 5: My name is Sonia Zupanek.

[0:04:19] Voice 5: I'm a Wendy's Planner with the Islands Trust.

[0:04:22] I've worked for the Islands Trust for 18 years

[0:04:23] and have supported the Gambier Local Trust

[0:04:26] maybe specifically on a number of projects

[0:04:37] Voice 5: It's not here on the slide for you specifically, let us know, because this is looking at the

[0:04:45] Voice 5: draft proposal, which these copies up here, we didn't grab one on the way in, the draft

[0:04:50] Voice 5: development for an area, explaining how it works, if it were to be adopted, which it

[0:04:54] Voice 5: isn't at this point, it's a draft document, and explain how to provide feedback to your

[0:05:00] Voice 5: locally elected officials we're in an odd cycle for the elections coming up so we've got an

[0:05:05] Voice 5: outgoing local trust committee in

[0:05:07] Voice 5: community local trust committee sometime in october that's what

[0:05:12] Voice 5: we're doing tonight meet your expectations hopefully so the first thing i'll touch is

[0:05:18] Voice 5: why has this draft even been prepared for discussion so as trustee stanford alluded to

[0:05:25] Voice 5: all of the work that we do is grounded in the object of the items trust for a special purpose

[0:05:29] Voice 5: government like no other in Canada with a mandate to preserve and protect.

[0:05:33] Voice 5: So no other municipality, regional district, other local government has this

[0:05:36] Voice 5: explicit legislative mandate. So the province created us with that special

[0:05:41] Voice 5: purpose to undertake that work. We have an object that's actually in the

[0:05:45] Voice 5: Islands Trust Act, also very unique, and so this becomes the foundation of our

[0:05:50] Voice 5: work to balance human use with this long-term concept of stewardship of these

[0:05:57] Voice 5: special place this draft was not developed overnight over the last year we've been working

[0:06:09] Voice 5: with the community advisory planning commission which was appointed by the local trust committee

[0:06:14] Voice 5: the representatives of your community of your island that have been working with the local

[0:06:20] Voice 5: trust committee this was also part of the 2022 engagement survey which maybe some of you

[0:06:25] Voice 5: participated in and provided feedback back identifying that shorelines were very important

[0:06:29] Voice 5: and the local trust committee would address shoreline protection staff have also been

[0:06:35] Voice 5: working with spanish nation staff to identify specific priorities for the local committee's

[0:06:41] Voice 5: work towards identifying how they can through their jurisdiction of land use planning address

[0:06:47] Voice 5: some of the outstanding issues and concerns that the nation has and as well this was prioritized

[0:06:53] Voice 5: by your local elected officials as the number one project for the whole of the gambler local trust

[0:06:58] Voice 5: the area was identifying um the

[0:07:01] Voice 5: under ocp and led review as a priority project so no decisions have

[0:07:06] Voice 5: been made to date about this draft that we're discussing tonight this is a draft for the

[0:07:12] purposes of community engagement and

[0:07:15] Voice 5: so after the elections staff will be preparing an engagement

[0:07:19] Voice 5: report what we heard through the survey results

[0:07:22] Voice 5: through these community information meeting

[0:07:25] Voice 5: questions and then submitting that report in early 2027 to the incoming local trust committee

[0:07:31] Voice 5: and at that point they decide do they proceed with this project do they switch it up change it or

[0:07:38] Voice 5: does it proceed no further so there's many options that they can assess at that time so for now we're

[0:07:44] Voice 5: proceeding as if this project is moving forward so if you haven't seen this we ended this slide

[0:07:52] Voice 5: tonight because yesterday we came up with where did the engagement with squamish nation result

[0:07:56] Voice 5: all in terms of your understanding of where we're at this is an excerpt from that engagement summary

[0:08:01] Voice 5: that was presented to the local trust committee back in april 2024 so if you follow our project

[0:08:06] Voice 5: on our website or if you subscribe to the gambier island island's trust page every time there's a

[0:08:12] Voice 5: meeting you get a notice there's an agenda you can see what we're the global trust committee's

[0:08:16] Voice 5: discussing so stack prepared an extensive report identifying with a four-page engagement summary

[0:08:22] Voice 5: right this is just the first page of that so if you're looking for it this is an example

[0:08:25] Voice 5: of what that was and there was actually 16 core recommendations but 20 recommendations in total

[0:08:32] Voice 5: and so one of those was shoreline protection so that matched what the community had expressed

[0:08:37] Voice 5: in 2022 and it

[0:08:38] Voice 5: matched what global proximity identified as a key priority for this project

[0:08:41] Voice 5: moving forward so this project is a result of that synergy so we're currently in the second

[0:08:51] Voice 5: phase of this review project there the community engagement piece there is a

[0:08:56] Voice 5: concurrent piece of this project that you might be aware of if you're

[0:09:00] Voice 5: following this project it's called bylaw 163 that's an amendment to your official

[0:09:03] Voice 5: community plan to include language to acknowledge First Nations and Indigenous

[0:09:08] Voice 5: uses on Cambrian which have been absent in your OCP since its inception so that was

[0:09:13] Voice 5: one of the

[0:09:14] Voice 5: recommendations that the nation came back with but the LTC is

[0:09:16] Voice 5: enacted through bylaw 163 so that's on our website it's out first reading it's

[0:09:20] Voice 5: not frustrating two weeks ago that's not what tonight is about just to confirm that's just

[0:09:25] Voice 5: a parallel piece of this broader ocp lub review can you tell us when we get a chance to have a

[0:09:31] Voice 5: shot at that it's on the website and it's all part of the public process right now there's no

[0:09:37] Voice 5: referrals yet so just i can chat about that one separately after the q a kicks in

[0:09:43] Voice 2: so

[0:09:45] Voice 5: as you can

[0:09:45] Voice 5: see there's still multiple phases to this OCP LUV review should the next term um elected officials

[0:09:52] Voice 5: identify that this is the priority to continue with to do this look okay as many of you know

[0:10:02] Voice 5: you're on Gambier Island we've done quite a bit of shoreline mapping across the island's

[0:10:06] Voice 5: trust Gambier is no exception this is a

[0:10:08] Voice 5: largely bedrock island very

[0:10:10] Voice 1: resistant to erosion unlike

[0:10:12] Voice 1: some of the neighboring old cobble shell that are very

[0:10:25] Voice 5: important ecologically and recreationally

[0:10:28] Voice 5: for all of us, and most of the shoreline is characterized by low rock, boulder, or sea

[0:10:33] Voice 5: cliffs.

[0:10:33] Voice 5: So these maps are also available on our website, we've had them for a few years, and are part

[0:10:39] Voice 5: of a series of maps for each

[0:10:41] Voice 1: global trust area.

[0:10:44] Voice 1: So we've created a lot of activity, including forestry operations, broad booming of marine

[0:11:04] Voice 5: transportation.

[0:11:05] Voice 5: These activities shaped the shoreline and the near shore environment quite significantly,

[0:11:09] Voice 5: and that affected the seabed in numerous ways the habitat complexity was severely impacted with the

[0:11:16] Voice 5: the amount of log debris that had deposited itself but as

[0:11:21] Voice 1: industrial uses have declined

[0:11:23] Voice 1: the understanding

[0:11:24] Voice 5: is that the marine ecosystems are bouncing back so there is an opportunity now

[0:11:29] Voice 5: to support that recovery and expedite it and have this longer term resilience in the ecosystem that

[0:11:35] Voice 5: was there prior to this industrial activity so we're looking specifically at ecological

[0:11:40] Voice 5: protection as part of this shoreline development from an area

[0:11:42] Voice 5: that's one of the key objectives

[0:11:45] Voice 5: and we'll talk about that a bit more and how that fits into the uh how sound ecosystem objectives

[0:11:50] Voice 5: as well for the biosphere region that can be around the situated in so what happens on the

[0:11:58] Voice 5: shoreline affects what happens below the water there's absolutely no way to avoid that there's

[0:12:04] Voice 5: significant interrelation there and so eelgrass beds for those of you that are familiar with this

[0:12:10] Voice 5: biology orange fish habitat these are all critical connections of the same ecosystem and they rely on

[0:12:18] Voice 5: upland activities so overhanging trees and native vegetation along the shore are absolutely critical

[0:12:23] Voice 5: for these habitats to survive so they provide change in nutrients and stability

[0:12:29] Voice 5: and underwater habitat support that marine food web that we all rely on which includes the fish

[0:12:35] Voice 5: species up to the orcas and ourselves. So GAM here specifically has about 19% of the shorelines

[0:12:41] Voice 5: providing critical eelgrass habitat. We have specific mapping that I'll show you some examples

[0:12:45] Voice 5: of. Eelgrass is considered like a mini highway for some on it, so this is not just a nice to have,

[0:12:53] Voice 5: this is an absolutely critical habitat piece. 17% of the shoreline is suitable for spawning

[0:12:59] Voice 5: habitat for forage fish and forage fish is what everybody relies on to feed that food chain so

[0:13:12] Voice 5: there's an example of eelgrass this is one of those habitats where even just a small patch

[0:13:16] Voice 5: which is what you might be seeing in some examples can have a really huge impact the areas that do

[0:13:22] Voice 5: exist are absolutely critical valuable leases of the larger house sounds ecosystem like you

[0:13:28] Voice 5: mentioned they're providing that nursery shelter for all the forage fish and supporting salmonas

[0:13:34] Voice 5: so protecting

[0:13:35] Voice 1: and restoring eelgrass is a

[0:13:36] Voice 5: big part of what we're interested in doing at the

[0:13:38] Voice 5: island's trust as well so

[0:13:39] Voice 5: we've done eelgrass mapping this map is also available on our website

[0:13:42] Voice 5: where you can look in finer detail those areas that are suitable for restoration

[0:13:47] Voice 5: those areas that already contain eelgrass habitat as well as potential sites so suitable forage

[0:13:59] Voice 5: fish mapping is another example of mapping products that we do and so for gandry island

[0:14:03] Voice 5: Specifically, there's several pockets of forage fish habitat, but basically what that looks

[0:14:09] Voice 5: like for the average person is gravel, sand, pebble, cobble-type beaches, so the areas

[0:14:17] Voice 5: that we like to go to to access the water safely, we're not clambering over any sea

[0:14:21] Voice 5: cliffs.

[0:14:22] Voice 5: So they're very easy to overlook in terms of their habitat value, but this is the only

[0:14:26] Voice 5: place for forage fish to swim.

[0:14:28] Voice 5: And so that supports surf smelt, sand lands, and these are key species to support the pooching and reef pooching.

[0:14:37] Voice 5: So by understanding

[0:14:38] Voice 1: these habitats and this

[0:14:39] Voice 5: mapping, we can get a better sense of how to educate and protect them for future generations.

[0:14:49] Voice 5: These are just a few more examples

[0:14:50] Voice 5: you can find if they go on the website

[0:14:52] Voice 5: and access these to view the areas that you're interested in.

[0:14:57] The

[0:15:00] Voice 5: other piece that dovetails with this project is the recent Swamish Nation and Provincial

[0:15:04] Voice 5: Government land use planning agreement that was signed earlier this year recognizing important

[0:15:09] Voice 5: cultural and ecological values across the house down including Gambier Island.

[0:15:13] Voice 5: So there's two sites 88 and 83 for Gambier Island

[0:15:17] Voice 5: listed in that land use, in that planning

[0:15:19] Voice 5: agreement and the shoreline DPA project provides an opportunity for us to work in collaboration

[0:15:26] Voice 5: with these ongoing efforts with the province and other First Nations so a

[0:15:36] Voice 5: development permit area for those of you that might not be familiar with this

[0:15:40] Voice 5: tool is used across British Columbia by any local governments they're used here in

[0:15:44] Voice 5: North Vancouver, they're used on the islands, across the Islands Trust this is a very

[0:15:48] Voice 5: specific legislative tool that allows a local government to set guidelines for

[0:15:53] Voice 5: specific objectives to guide new development so not existing but new

[0:15:58] Voice 5: development new alterations so the zoning is one piece a development permit area is just a second

[0:16:03] Voice 5: later to allow for more detailed guidelines to hopefully result in a better form of construction

[0:16:10] Voice 5: alterations to meet whatever those objectives are here in the city they're often forming character

[0:16:15] Voice 5: objectives to make things look nice in the islands it's typically environmental objectives to protect

[0:16:20] Voice 5: water to protect the environment those type of things so this has been informed

[0:16:26] Voice 5: by modern planning practices input from the Advisory Planning Commission they

[0:16:32] Voice 5: reviewed this document and provided their input to the local trust committee so

[0:16:35] Voice 5: the draft you're looking at is actually already been revised as well as the

[0:16:39] Voice 5: engagement with Squamish Nation to date just identifying that this is a tool

[0:16:43] Voice 5: that they also value and encourage local governments to adopt so you do have many

[0:16:47] Voice 5: examples of shoreline protection across this part of the coast so if you've had

[0:16:57] Voice 1: a copy of the draft

[0:16:58] Voice 1: or you're

[0:16:58] Voice 5: muted we're not going to go through it line by line but we sure can answer any specific

[0:17:02] Voice 5: questions you have about it so i'll just generally summarize some of the key aspects of how this

[0:17:08] Voice 5: development permit area could work if it were to be adopted so currently it's set up to be a buffer

[0:17:18] Voice 5: area not a new setback of 30 meters from the natural boundary of the sea inland

[0:17:23] Voice 5: that's an area of interest the development permit area basically

[0:17:27] Voice 5: identifies that buffer area

[0:17:28] Voice 1: as the area

[0:17:29] Voice 5: of which these guidelines then apply

[0:17:31] Voice 5: your setback

[0:17:32] Voice 1: that you currently have in your land is

[0:17:33] Voice 5: about 15 meters from the

[0:17:35] Voice 5: natural boundary of the sea for all buildings and structures so that's not a

[0:17:38] Voice 5: setback for other works like excavation and vegetation removal the setback

[0:17:43] Voice 5: doesn't apply this is a different different tool completely just in case

[0:17:48] Voice 5: we'll get into that in more detail the dpa

[0:17:52] Voice 2: has to list

[0:17:52] Voice 5: very specific objectives like why are we

[0:17:54] Voice 5: doing this and so the objectives are stipulated in the actual document itself should it be adopted

[0:18:01] Voice 5: but really in summary we're looking at retaining vegetation as much as possible

[0:18:06] Voice 5: creating stable shorelines wherever possible protecting those marine habitats and coastal

[0:18:10] Voice 5: processes so that they're not interrupted or interfered with new development so if we were

[0:18:19] Voice 5: to map that 30 meter buffer from the natural boundary of the seas inland on a large map like

[0:18:25] Voice 5: this you can see that blue line that's that's what it would look like so zooming into one specific

[0:18:30] Voice 5: point on the island you can see that buffer extends seaward as well and upland so right now

[0:18:35] Voice 5: this mapping is showing 30 meters seaward 30 meters upland so it's a 60 meter buffer one

[0:18:40] Voice 5: with one shore that would then make any new development

[0:18:44] Voice 5: or alterations subject to these

[0:18:45] Voice 5: guidelines so it would be a separate application right building permit is only for buildings and

[0:18:50] Voice 5: structures the development permit area would stipulate that you need a development permit

[0:18:55] Voice 5: which is different than a building permit to conduct the land alterations that would be

[0:19:00] Voice 5: identified in the draft so it's not a new setback there's a bit of confusion about how this

[0:19:07] Voice 5: correlates with your 15 meter in some cases setback to the natural boundary of the sea it's

[0:19:13] Voice 5: It's not a park designation.

[0:19:14] Voice 5: It's not a public access corridor.

[0:19:17] Voice 5: It's not an attempt to expropriate land or water.

[0:19:19] Voice 5: This is also not a prohibition on development.

[0:19:23] Voice 5: The guidelines are to ensure a higher standard

[0:19:25] Voice 5: of construction and alteration

[0:19:27] Voice 5: to ensure that those objectives are met.

[0:19:32] Voice 5: So building a new home on a vacant lot

[0:19:35] Voice 5: within that 30 meter buffer would be subject to,

[0:19:38] Voice 5: if it's approved to be adopted, a development boundary.

[0:19:41] Voice 5: A major addition to an existing dwelling

[0:19:43] Voice 5: within that 30 meter buffer.

[0:19:46] Voice 5: subdivision of a vacant lot or a lot that possibly has some development on it but it's

[0:19:51] Voice 5: has sufficient potential would be subject to the dpa any shoreline

[0:19:56] Voice 5: protection works so retaining

[0:19:58] Voice 5: walls lock blocks things like that would be subject to the dpa and any significant land

[0:20:05] Voice 5: alteration or excavations or vegetation removal which currently has no regulations whatsoever

[0:20:11] Voice 5: whatsoever in the ambient and land use bylaw permitting vegetation removal outside of your

[0:20:16] Voice 5: riparian areas, for example.

[0:20:17] Voice 5: You already have very strong riparian area protection, which is the creeks and streams,

[0:20:22] Voice 5: 30 meters from the centerline of those.

[0:20:25] Voice 5: So this is an example that the shoreline wasn't included in that.

[0:20:28] Voice 5: So this is an example of a similar tool that's already in use.

[0:20:33] Voice 5: So not all development would be subject to a DP, which is the case across DC right now.

[0:20:37] Voice 5: every DP that we look at and any local government has a list of exemptions and

[0:20:43] Voice 5: this is also the case we'll go through some of the proposed exemptions that are

[0:20:48] Voice 5: currently in the draft so normal maintenance or property dwellings

[0:20:53] Voice 5: outbuildings that's pretty standard stuff we want to be clear in those things

[0:20:56] Voice 5: for activities that can continue repairs within an existing footprint gardening

[0:21:01] Voice 5: activities invasive species for removal if you've got broom and Himalayan

[0:21:05] Voice 5: blackberry and all the other plants that you want to remove those are as a committed activity small

[0:21:12] Voice 5: sheds as long as they meet a certain size criteria right now that's 10 square meters

[0:21:18] Voice 5: in the draft installation of fencing trails or walkways emergency works and farm operations are

[0:21:26] Voice 5: the list of exceptions that are currently being used and that's on page three of the draft if

[0:21:31] Voice 5: you're looking at that in the case where there's a significant proposal for redevelopment in a site

[0:21:39] Voice 5: that might have significant ecological values according to floor mapping or under our

[0:21:46] Voice 5: understanding of the property based on the information we have you might be required to

[0:21:51] Voice 5: provide more information with your application than just filling out the application paying the

[0:21:54] Voice 5: fee and submitting your proposal so a biophysical inventory is an example where there's significant

[0:22:00] Voice 5: ecological values on the property within that 30 meter buffer and you're having

[0:22:05] Voice 5: a qualified environmental professional asserting how your project or your

[0:22:09] Voice 5: proposal doesn't have an adverse impact on those characteristics or how

[0:22:16] Voice 5: if those are unavoidable how those will be compensated for by either doing

[0:22:21] Voice 5: plantings elsewhere or providing some alterations to the proposed plan.

[0:22:27] Voice 5: Geotechnical would typically only be required for where there's shoreline

[0:22:31] Voice 5: engineering works that are being proposed so geotech needs to sign off but it's actually

[0:22:35] Voice 5: something that is supportable and isn't going to create great adverse impacts for neighboring

[0:22:40] Voice 5: properties or for your your own property same with erosion hazards coastal flooding issues and

[0:22:46] Voice 5: drainage so the whole purpose of asking for more information is to make sure that the anticipated

[0:22:52] impacts of your development are

[0:22:54] Voice 5: actually considered by the decision makers which is your

[0:22:56] Voice 5: locally elected officials so the local trust committee are the ones that make the final

[0:23:01] Voice 5: decision on whether or not you've met the guidelines we as staff simply accept your

[0:23:05] Voice 5: application and we

[0:23:06] Voice 5: check off whether or not we feel through our analysis if you've met the

[0:23:10] Voice 5: guidelines that the local trust committee is the one that designed would be an nba

[0:23:13] Voice 5: but there's no

[0:23:15] Voice 5: discretionary approval it is strictly how do you met the guidelines that

[0:23:21] Voice 5: and so currently the draft favors shoreline approaches if we're talking about shoreline

[0:23:38] Voice 5: modifications specifically that work with nature wherever possible these are softer solutions in

[0:23:44] Voice 5: the green shores world in british columbia we're talking about much less impact versus hard

[0:23:50] Voice 5: hard armoring, rock walls, etc. Those are

[0:23:54] Voice 5: considered only necessary or appropriate only

[0:23:58] Voice 5: where there are no other options. And so qualified professionals can sign off on those aspects

[0:24:03] Voice 5: because they looked at all the engineering options for your

[0:24:07] Voice 5: specific proposal and determined

[0:24:08] Voice 5: that that's really all that can be installed.

[0:24:11] Voice 5: Can

[0:24:12] Voice 2: you elaborate on what

[0:24:13] Voice 5: soft means?

[0:24:15] Voice 5: Sure. So, green shores principles in British Columbia, soft shoreline alterations include

[0:24:22] Voice 5: things like replanting, grading, with a little bit more of a natural grade, which is a possibility

[0:24:27] Voice 5: up in Rockford. Yeah, relying on much more natural processes versus bringing a lot of concrete

[0:24:35] Voice 5: and boulders and creating hard vertical walls, which is the typical approach to shoreline

[0:24:41] Voice 5: armoring and what we've determined over many years the

[0:24:45] Voice 5: science community is showing that

[0:24:46] Voice 5: those are just scouring the foreshore even more and

[0:24:49] Voice 5: creating erosion issues for neighboring

[0:24:50] Voice 5: properties this person's property might seem protective but the erosion issues and the wave

[0:24:56] Voice 5: action issues are happening elsewhere in some cases so modern shoreline modification is looking

[0:25:03] Voice 5: at balancing out the need to protect property but also to protect the ecological functions right to

[0:25:09] Voice 5: make these shorelines healthy there's also dock guidelines that are included in this draft

[0:25:18] Voice 5: development permit area for new docs so these would not be applicable to existing docs except

[0:25:22] Voice 5: for new docs new obligations of the provincial government for dock tenures your zoning if it

[0:25:29] Voice 5: allows a dock therefore these development permit guidelines are in addition to that but the zoning

[0:25:36] Voice 5: is that layer that stipulates the regulations that would be applied so the development permit area

[0:25:41] Voice 5: might be a little bit different and possibly inconsistent in terms of sizes so we want to

[0:25:46] Voice 5: make sure that you're clear that in that case the zoning is in effect the development permit

[0:25:53] Voice 5: area guidelines may not be applicable to your proposal if your zoning identifies that you

[0:25:57] Voice 5: cannot adopt a certain or a ramp of a certain width the dpa guidelines might differ slightly

[0:26:02] Voice 5: because they're generic for the entire entirety of the island we have site specific zones

[0:26:07] Voice 5: for some areas of the island where there are dock regulations.

[0:26:13] Voice 5: So the two work together, but there might be a case where they're not applicable because

[0:26:17] Voice 5: you have site-specific zones that already covers those issues.

[0:26:21] Voice 5: So in this case, dock guidelines are drafted currently to guide appropriate siting, obviously.

[0:26:28] You have those

[0:26:29] Voice 5: ecological features of the eelgrass and the spawning fish habitat.

[0:26:33] Voice 5: tent that might be something that you want

[0:26:35] Voice 5: to consider amendments to siting and in your

[0:26:39] Voice 5: application ensuring that a professional has signed off that either this is the only site

[0:26:43] Voice 5: and that there's mitigation measures or that there are alternatives to where to avoid any

[0:26:50] Voice 5: adverse impacts reducing disturbance to the seabed shoreline vegetation and considering

[0:26:58] Voice 5: cumulative impacts so this is where having that qualified professional support in an application

[0:27:03] Voice 5: like this is key to provide that information to ascertain that this

[0:27:07] Voice 5: proposal does meet the guidelines and can be supported. So this is a summary list of

[0:27:18] Voice 5: what it is that these draft guidelines currently have been designed to achieve

[0:27:21] Voice 5: in order to address what we've heard from the community to date from the

[0:27:27] Voice 5: local trust committee's original intent with this OCP and OEB review and also

[0:27:32] Voice 5: also echoes what we've heard from the Squamish Nation engagement that was conducted in the

[0:27:38] Voice 5: last few years.

[0:27:41] Voice 5: So, I'll go through just a small example of how a development permit area could work if

[0:27:46] Voice 5: it were to be adopted in an example scenario, where the property owner is interested in

[0:27:52] Voice 5: building a 12 square meter building, a 15 meter setback still applies, and in this case

[0:27:58] Voice 5: that's the hatched yellow line that you see there.

[0:28:01] Voice 5: so yes there's some structures within that setback currently so those could have been

[0:28:05] Voice 5: either pre-existing or they received a development variance permit to authorize that siting

[0:28:10] Voice 5: but that illustrates the 15 meter setback and any new buildings should be outside of that setback

[0:28:20] Voice 5: so the proposed outbuilding couldn't be cited there unless you received a variance from the

[0:28:25] Voice 5: local trust committee which is a separate application but the 12 square meter outbuilding

[0:28:32] Voice 5: is within 30 meters of the shoreline and that's where potentially this development permit area

[0:28:37] Voice 5: would be a buffer of 30 meters so citing that shed means that there is an application for a

[0:28:43] Voice 5: development permit that application fee currently is a thousand dollars which is the same as for the

[0:28:49] Voice 5: riparian area dpa that's currently on gambia you provide us with the information the site plan of

[0:28:57] Voice 5: the proposal we do an analysis as to how this meets the guidelines you're familiar with the

[0:29:02] Voice 5: guidelines when you do the application because we want you to also understand whether or not your

[0:29:06] Voice 5: proposal is a guideline for this outbuilding and if it does we'll let you know that we're preparing

[0:29:12] Voice 5: a staff report in support of issuance of the permit at this meeting at the local trust committee

[0:29:17] Voice 5: that they can time you can attend that meeting and the local trust committee deliberates so this is

[0:29:25] Voice 5: what happens regularly every six to seven weeks they'll have applications that they review at

[0:29:29] Voice 5: the regular business meetings such as a development permit area application so the local trust

[0:29:37] Voice 5: committee considers how this application does or does not meet the guidelines and they either

[0:29:42] Voice 5: issue the permit or don't issue the permit one of those two options if it meets the guidelines

[0:29:47] Voice 5: they have to issue the permit they can't withhold issuance of a permit for any other reason and if

[0:29:55] Voice 5: the permits approved

[0:29:56] Voice 5: how development permit areas work in british columbia or anywhere

[0:30:00] Voice 5: local government is that they are registered on title with the notice so that any future owners

[0:30:04] Voice 5: if there's a transfer of ownership are aware of what the expectation was for for construction

[0:30:10] Voice 5: because there is it's valid for two years from the time of issuance so you have up to two years

[0:30:15] Voice 5: to commence construction and it just needs to be substantially commenced is the language that's

[0:30:20] Voice 5: used so if you don't get it finished that's okay as long as you've started the key piece between

[0:30:29] Voice 5: now and really until the end of this year is your feedback to the local

[0:30:35] Voice 5: trust committee through staff which will collate and compile together and I'm

[0:30:40] Voice 5: going to suggest a few things so does the draft development from an area

[0:30:44] Voice 5: achieve the right balance in terms of feedback from your perspective and your

[0:30:47] Voice 5: understanding of how your property will be developed or alterations that could

[0:30:53] Voice 5: be made to it in the future are the exemptions appropriate from your

[0:30:56] Voice 5: perspective are the guidelines clear for you are there any unintended consequences that you would

[0:31:03] Voice 5: like the local trust committee to be considering are there any important protection measures that

[0:31:09] Voice 5: we've missed and we have a public survey that's open until the end of august august 31st it's on

[0:31:17] Voice 5: our website so you can actually go through some of these questions that are being provided but

[0:31:23] Voice 5: you can also add any additional comments in a separate format so email contact your elected

[0:31:31] Voice 5: officials directly if you wanted to but ideally staff are receiving this input as

[0:31:35] Voice 2: well so that

[0:31:36] Voice 5: we can fully that and present it in the conference so the key piece right now i think is to make sure

[0:31:46] Voice 5: that there's ample time for questions to be asked as a staff person i'm here to answer any technical

[0:31:51] Voice 5: questions about the draft or political questions that best suited to your elected officials

[0:31:56] Voice 5: So I'll just stand off to the side, if there's technical questions about the DPA, I'll be happy to try and help answer them.

[0:32:02] Voice 5: And thanks so much to both of you for sticking around with us, and for those of you that showed up tonight, we really appreciate it.

[0:32:12] Trustee Patrick (probable): All right. Sorry, I'm just turning this camera. I guess it'll find us in a second here.

[0:32:20] Trustee Patrick (probable): okay so where this is uh the question and answer period and uh so before we begin i'd like to

[0:32:27] Trustee Patrick (probable): outline a few expectations for today's meeting as chair and together with my fellow trustee

[0:32:34] Trustee Patrick (probable): we have a responsibility to ensure this meeting is respectful inclusive and culturally safe for

[0:32:39] Trustee Patrick (probable): everyone participating that means we'll speak respectfully to one another we'll acknowledge

[0:32:44] Trustee Patrick (probable): knowledge, questions, and differing perspectives

[0:32:46] Trustee Patrick (probable): without causing harm.

[0:32:48] Trustee Patrick (probable): We will uphold cultural safety throughout our discussions,

[0:32:51] Trustee Patrick (probable): and we will keep the conversation constructive

[0:32:53] Trustee Patrick (probable): and focused on today's topic.

[0:32:55] Trustee Patrick (probable): I do want to thank you in advance

[0:32:57] Trustee Patrick (probable): for helping us create an environment

[0:32:59] Trustee Patrick (probable): where everyone feels safe, valued,

[0:33:01] Trustee Patrick (probable): and able to participate fully.

[0:33:03] Trustee Patrick (probable): We may interrupt if comments are outside the scope

[0:33:06] Trustee Patrick (probable): of the agenda or do not meet these expectations.

[0:33:09] Trustee Patrick (probable): I do want to clarify some of the scope for today's meeting.

[0:33:12] Trustee Patrick (probable): we do recognize that some members of the public

[0:33:14] Trustee Patrick (probable): may have questions or concerns

[0:33:15] Trustee Patrick (probable): regarding the draft land use objectives order

[0:33:18] Trustee Patrick (probable): associated with the implementation

[0:33:20] Trustee Patrick (probable): of the 2025 Squamish nation,

[0:33:22] Trustee Patrick (probable): British Columbia land use planning agreement.

[0:33:25] Trustee Patrick (probable): The public engagement process for that proposed order

[0:33:28] Trustee Patrick (probable): has recently concluded.

[0:33:29] Trustee Patrick (probable): And we understand that the community members

[0:33:31] Trustee Patrick (probable): may continue to have questions about the proposal

[0:33:35] Trustee Patrick (probable): and its potential implications.

[0:33:38] Trustee Patrick (probable): However, this that matter is outside the jurisdiction

[0:33:40] Trustee Patrick (probable): of the Islands Trust and is not before

[0:33:42] Trustee Patrick (probable): the Local Trust Committee.

[0:33:43] Trustee Patrick (probable): The proposed land use objective order is being considered

[0:33:47] Trustee Patrick (probable): by the province under the provincial legislation.

[0:33:49] Trustee Patrick (probable): As described by the province, the proposed objectives

[0:33:52] Trustee Patrick (probable): are intended to guide forest stewardship

[0:33:54] Trustee Patrick (probable): and resource management activities

[0:33:56] Trustee Patrick (probable): within the identified planning area,

[0:33:58] Trustee Patrick (probable): including the protection of indigenous cultural values,

[0:34:01] Trustee Patrick (probable): old growth forests, biodiversity, watershed health,

[0:34:04] Trustee Patrick (probable): and other environmental values.

[0:34:06] Trustee Patrick (probable): Because the Islands Trust is not a decision maker

[0:34:09] Trustee Patrick (probable): or in that process anyone wishing to provide feedback or obtain additional information is

[0:34:13] Trustee Patrick (probable): encouraged to contact the province directly so today's meeting is focused solely on the proposed

[0:34:19] Trustee Patrick (probable): development permit area guidelines for gambier island and i really want to emphasize

[0:34:24] Trustee Patrick (probable): their proposed these are draft you'll see the piece paper there's no bylaw number on here these

[0:34:29] Trustee Patrick (probable): are not being in a in a presented form these are here for because we do want to engage with you

[0:34:37] Trustee Patrick (probable): and hear your your comments and thoughts so that we can make this better um so this is your

[0:34:46] Trustee Patrick (probable): opportunity to ask questions about the proposed guidelines your questions and comments are valued

[0:34:50] Trustee Patrick (probable): and will help us inform the continued drafting of the proposed guidelines um please direct your

[0:34:56] Trustee Patrick (probable): comments to us not to the audience we never bore clap because we want everyone to feel comfortable

[0:35:03] Trustee Patrick (probable): to talk about their their perspective and I really appreciate that so if you

[0:35:08] Trustee Patrick (probable): want to talk please raise your hand we'd love to hear your name and go from there

[0:35:13] Trustee Patrick (probable): so who would like to ask us questions this evening quiet group sure

[0:35:27] Trustee Patrick (probable): I

[0:35:28] Voice 3: guess one of the things I've picked up on in here, maybe just a little more dialogue on the 50s.

[0:35:47] Voice 3: So you've got the 15-meter, that's where 3.1 applies, which is a 30-meter.

[0:36:07] Voice 3: So there's no bylaw that applies to the 30-meter between the 15 and the 30,

[0:36:13] Voice 3: enough that it's under the same review conditions.

[0:36:23] Voice 3: Modified dwelling within between the 15 and the 30,

[0:36:26] Voice 3: like it's not subject to that 3.1 that basically wants to remove that existing quality but it seems

[0:36:38] Voice 3: like if you're applying for a renovation or an addition during the 15 and 30 it's going to be

[0:36:49] Voice 3: evaluated and the staff reports like evaluate that new structure although it's not subjective to that

[0:37:02] Voice 3: 3.1 removal clause but there's still pretty heavy scrutiny on for

[0:37:18] Voice 5: that portion of the building that

[0:37:20] Voice 5: would be within 30 meters of the natural ground you can see there would be specific guidelines

[0:37:25] Voice 5: that are listed in here this draft that would then need to be addressed so you obviously have

[0:37:31] Voice 5: an excavation component to it what's there before you started excavating um you know it's a cleared

[0:37:38] Voice 5: site where there's been significant disturbance already that is less of an issue of course because

[0:37:47] Voice 5: there's nothing being there's no habitat that's being lost in that case if it's already been a

[0:37:51] Voice 5: lawn and that's when the addition is going then your application is likely a lot more

[0:37:57] Voice 5: straightforward than if you are having to do significant tree removal to create a larger

[0:38:02] Voice 5: cleared area for a new renovation so if your neighbor for example instead of you let's use

[0:38:08] Voice 5: your neighbor as an example decides to put in a significant addition and what you have is a nice

[0:38:13] Voice 5: vegetated buffer between you and their house and that all gets removed as part of this new

[0:38:18] Voice 5: renovation that tree removal would be subject to part of this development primary application to

[0:38:24] Voice 5: justify why that needs to happen is there any other way to mitigate the impact of tree loss or

[0:38:31] Voice 5: in that 30 meter area and so there's that level of could there be alterations design changes could

[0:38:41] Voice 5: the building not be within that 30 meter area are there ways to reduce the impact if there isn't a

[0:38:47] Voice 5: lot of an impact then the application is much more streamlined and straightforward in those cases

[0:38:51] Voice 5: but the setback does not change under this proposal it's 15 meters for the majority of

[0:38:58] Voice 5: gambier island there's a few pockets of gambier that have a separate setback and that's not

[0:39:03] Voice 5: changing either and that's really the setback is measured to a building or a structure whereas this

[0:39:09] Voice 5: development permit area is looking at this we call it like a buffer of area of interest for

[0:39:16] Voice 5: all alterations to the land so currently we can excavate you can remove trees from pin to pin

[0:39:26] Voice 5: on your property right your neighbor can do that and you have absolutely no recourse to losing that

[0:39:32] Voice 5: privacy losing the shade losing the habitat adjacent to your to your home for example

[0:39:38] Voice 5: but if that's if this development permit area was in place it's at least

[0:39:44] Voice 5: protecting that 30 meter area to some extent allowing for development to occur

[0:39:49] Voice 5: in a more thoughtful coordinated approach so that it's documented

[0:39:56] Voice 5: identified what's there before it's gone and how do we mitigate the impacts of

[0:40:01] Voice 5: that loss of critical habitat within this foreshore area I'll

[0:40:08] Voice 3: keep going so

[0:40:10] Voice 3: playing off that again between the 15 and the 30. um and then what i've learned is so there's

[0:40:19] Voice 3: 75 thank you for talking substantial renovate substantial rebuild over as well there's the

[0:40:25] Voice 3: 75 threshold for existing existing building renovated upgraded versus the trigger of

[0:40:36] Voice 3: entering the classification of a new structure so in that application so people are

[0:40:42] between the 15 and the 30 renovated and older structure is it put that in the same way dwelling

[0:40:51] is it's within the 15

[0:40:52] Voice 3: under the substantial reconstruction requirement for the 75

[0:40:57] Voice 3: oh

[0:40:58] Voice 5: the way the draft is written now it's it's within the same footprint yeah then you're not

[0:41:04] Voice 5: subject to development if you're increasing it by x number of square meters then yes okay so

[0:41:12] Voice 5: could the design be altered you want to avoid the development from an area if it were to be adopted

[0:41:16] Voice 5: then could the design be altered so that there isn't that increase in story or yeah so if you're

[0:41:23] Voice 3: same footprint no increase in the floor area there's no triggering classification of the

[0:41:29] Voice 3: yen plan view is greater now reached into an area you wouldn't

[0:41:34] Voice 5: be subjected to the development

[0:41:35] Voice 5: in permanent areas yeah so so

[0:41:39] Voice 12: you're talking about just the um area of the footprint he said

[0:41:44] Voice 12: no increase in floor areas if he goes up a story yeah it's only the footprint so

[0:41:51] Trustee Stamford (probable): go ahead um i'm

[0:41:53] Trustee Stamford (probable): just going to add something because we had an example of this at our last local chess community

[0:41:57] Trustee Stamford (probable): meeting where a request for a variance came in where uh an old cottage was right into i think

[0:42:08] Trustee Stamford (probable): it's four meters from the setback from the ocean so it was very close to the ocean way within that

[0:42:14] Trustee Stamford (probable): 15 meter setback which is pretty like that's pretty sad that we don't want more um development

[0:42:21] Trustee Stamford (probable): in that area and that's how you're currently uh your bylaws currently sit you know no no structures

[0:42:28] Trustee Stamford (probable): it's within that 15 meter setback well here's this old cottage that's sitting four meters so

[0:42:33] Trustee Stamford (probable): the the new owners applied for a variance to renovate it but when they got to the renovation

[0:42:42] Trustee Stamford (probable): process the whole underlying structure had been rotted away so they ended up needing to replace

[0:42:51] Trustee Stamford (probable): place the whole cottage now this is where the the decisions of the local trust committee come in and

[0:43:00] Trustee Stamford (probable): it's different from a dpa where this is a variance so they came back and said even though we know

[0:43:07] Trustee Stamford (probable): this is 99 replacement could we get a variance because it sits on the same footprint so that is

[0:43:15] Trustee Stamford (probable): is up to the local trust committee to provide a variance.

[0:43:21] Trustee Stamford (probable): And we did in that case for that cottage,

[0:43:25] Trustee Stamford (probable): because it was set within the same footprint.

[0:43:27] Trustee Stamford (probable): Now, this is not that.

[0:43:30] Trustee Stamford (probable): So this is a different series of consideration.

[0:43:37] Trustee Stamford (probable): My

[0:43:37] Voice 3: first read, I was thinking the 15 is moving.

[0:43:39] Voice 3: Yeah, so that'll

[0:43:42] Trustee Stamford (probable): be the same.

[0:43:42] Trustee Stamford (probable): So

[0:43:43] Voice 3: maybe the last one and I'll move on to the end, but I was wondering a little more about the blind kid demonstration change in the terrain, the setback.

[0:44:10] Voice 5: Not setback, but a TPA jumper area that in some cases, if the local trust committee wishes to get more detailed, that permit area could be extended in other areas to be 60 meters upland because that area is so important.

[0:44:25] Voice 5: important right now they're proposing a 30 meter equal buffer around the island

[0:44:31] Voice 5: because that level of detail and analysis that would be required to do

[0:44:36] Voice 5: that hasn't been part of this project and we know for a fact that using 30

[0:44:40] Voice 5: meters is already a heritage for members to start with so the impacts within 30

[0:44:46] Voice 5: meters of the foreshore does affect the environment thank you

[0:44:55] Trustee Patrick (probable): for your questions

[0:44:57] Trustee Patrick (probable): Go ahead.

[0:44:58] Voice 12: Just along that line, you talked about structures for utilities, including those

[0:45:05] Voice 12: that are legal non-conforming.

[0:45:07] Voice 12: Can you elaborate a bit on that?

[0:45:10] Voice 12: So let's

[0:45:11] Voice 5: just bring up...

[0:45:11] Voice 12: For example,

[0:45:12] Voice 12: if I've got a water line that needs to get replaced and it happens

[0:45:16] Voice 12: to run through...

[0:45:21] Voice 5: So these are...

[0:45:24] Voice 5: You're looking at the exceptions?

[0:45:27] Voice 5: Yeah.

[0:45:27] Voice 5: Yeah.

[0:45:28] Voice 5: So those are exempt from requiring a development permit or a development permit.

[0:45:33] Voice 5: me okay and what

[0:45:36] Voice 12: do the utilities include

[0:45:38] Voice 5: well it could be septic infrastructure existing septic

[0:45:42] Voice 5: infrastructure okay yeah new would be different so the siting of a new septic system would be

[0:45:49] Voice 5: an important consideration of careful where this is going that is a significant excavation

[0:45:56] Voice 5: significant land alterations potentially depending on the type of septic system that's being proposed

[0:46:00] Voice 5: But existing under this draft would be exempt from requiring another permit to do the work,

[0:46:09] Voice 5: to do the repairs, to do the maintenance, to replace in that same location.

[0:46:14] Voice 5: Because

[0:46:15] Voice 12: in the subject system you have two components, one is a subject field and then

[0:46:19] Voice 12: the other just retains space.

[0:46:21] Voice 5: Yeah, so the intent is that the existing is supported to be exempt from

[0:46:27] Voice 2: development.

[0:46:30] And

[0:46:32] Voice 5: how about landscape decks?

[0:46:35] Voice 5: So that's ground level, landscaping, patio stones.

[0:46:39] Voice 5: No, no, I'm

[0:46:40] Voice 5: talking, patio stones are one

[0:46:41] Voice 12: thing, but landscape decks and walkways.

[0:46:45] Voice 12: We have walkways leading down over treacherous terrain to get down to our dock.

[0:46:54] And in order to avoid a lot of excavation and disturbance, we built

[0:47:00] Voice 12: a decking that stands

[0:47:03] Voice 12: above it all.

[0:47:04] Voice 12: Just a...

[0:47:05] Voice 12: That

[0:47:06] Voice 5: you walk on?

[0:47:06] Voice 12: Yeah.

[0:47:07] Voice 12: Oh,

[0:47:07] Voice 5: I see what you mean.

[0:47:08] Voice 5: Staircases and so

[0:47:09] Voice 12: on to get us down without having to have gone in to excavate and create

[0:47:14] Voice 5: problems or durations.

[0:47:16] Voice 5: So I'm looking at point H in the exemptions where it's the construction of a trail walkway

[0:47:22] Voice 5: way if the following conditions apply there's no tree removal no native trees removal it's

[0:47:29] Voice 5: less than a meter wide it's for personal or non-vehicular use it's constructed so I'll

[0:47:36] Voice 5: grab a mulch or another pervious surface so our

[0:47:40] Voice 12: decks are already

[0:47:41] Voice 5: there yeah well then

[0:47:42] Voice 5: that's not an issue because it's already done we're talking about new so if

[0:47:45] Voice 12: you expand it

[0:47:47] Voice 5: no replacements not that's we're talking new new alterations yeah so if you decide to create

[0:47:52] Voice 5: a new network of ads they would be exempt if they meet these conditions so it's good to look at

[0:47:58] Voice 5: these with that lens of what what are the anticipated changes that might be happening

[0:48:04] Voice 5: on your property and how would they fit into these exemptions or would they um that's the kind of

[0:48:11] Voice 5: critical analysis that community members do and

[0:48:13] Voice 5: a local government is presenting this type of draft

[0:48:15] Voice 5: and same way what do you expect what lens of scrutiny do you expect on your neighbors

[0:48:20] Voice 5: properties to protect what you currently enjoy about their property in terms of

[0:48:24] Voice 5: screening their privacy or vegetation or canopy cover because right now none of

[0:48:29] Voice 5: that's protected unless it's within a riparian area like a creek or a stream

[0:48:33] Voice 5: like I said vegetation removal is unregulated so this is that small attempt to make

[0:48:39] Voice 5: sure that before a short piece allows for a little bit of pause before those

[0:48:45] Voice 5: alterations are made

[0:48:48] Trustee Patrick (probable): thank you any other questions here now they're going up i'll start in the back

[0:48:55] Trustee Patrick (probable): and then i'll come forward so i'll

[0:48:58] Voice 13: scan it up so i can project my voice a little bit there um

[0:49:02] Voice 13: I'm Phil Aldrich, and I've read two apps. One is as a representative at Council of Eastern Yacht Labs, and the other is one in the Yacht Labs that I represent is one in Center Bay at West Van.

[0:49:17] Voice 13: And I've been following the process for some time now.

[0:49:22] Voice 13: And I have two sort of areas that were sort of questions or concerns that I wanted to share with everyone.

[0:49:32] Voice 13: The first one is something that I've heard continually all the time, and it posed a question

[0:49:40] Voice 13: in my mind as to why Islets Trust has not dealt with this issue.

[0:49:46] Voice 13: It's part of the goals that were set up and that I was starting to talk about at the start

[0:49:51] Voice 13: of it.

[0:49:52] Voice 13: And it's the difficulty and the complexity of the application process and the cost of

[0:49:56] Voice 13: it.

[0:49:57] Voice 13: remote i didn't see anywhere in there that said um we're gonna you have an objective to try to

[0:50:04] Voice 13: make the whole application and um the whole process for application the cost of application

[0:50:11] Voice 13: something that's efficient and easy for landowners to be able to modify um and my concern would be

[0:50:19] Voice 13: that that without that in fact you're encouraging non-compliance and people to do things on their

[0:50:25] Voice 13: on their own without telling anybody else about it.

[0:50:27] Voice 13: And a disrespect to the whole exercise.

[0:50:30] Voice 13: So my first question is,

[0:50:32] Voice 13: why is that not part of your goals?

[0:50:35] Trustee Patrick (probable): Well, it is.

[0:50:36] Trustee Patrick (probable): I mean, I didn't

[0:50:37] Voice 13: see it up there at all.

[0:50:38] Trustee Patrick (probable): Well, that's from an organization standpoint.

[0:50:40] Trustee Patrick (probable): This we're talking about a tool being introduced.

[0:50:43] Trustee Patrick (probable): How

[0:50:43] Voice 4: I said,

[0:50:45] Trustee Patrick (probable): this is about a tool that's being introduced,

[0:50:47] Trustee Patrick (probable): how the organization as a whole manages application process

[0:50:52] Trustee Patrick (probable): process improves it continuous improvement it is important to us and

[0:50:58] Trustee Patrick (probable): that that is what Trust Council right right now you're talking to the local

[0:51:02] Trustee Patrick (probable): Trust Committee which is a body of three Trust Council oversees the entire

[0:51:08] Trustee Patrick (probable): organization and we do want to improve our efficiencies and management of

[0:51:17] Trustee Patrick (probable): applications we aren't doing this to be difficult and we don't want the

[0:51:21] Trustee Patrick (probable): application process to be difficult but it is i i understand it's constant improvement and

[0:51:27] Trustee Patrick (probable): we we are working on it and uh that is important

[0:51:31] Trustee Patrick (probable): sorry i

[0:51:32] Voice 13: don't mean to interrupt you but i'm just

[0:51:34] Voice 13: looking for something more specific so what are you doing specifically to try and streamline the

[0:51:39] Voice 13: process reduce the cost make it easy for all these landowners to actually be on board be part of the

[0:51:46] Voice 13: part of the solution so

[0:51:47] Trustee Stamford (probable): there's two things um so one of the things that i would suggest is part of

[0:51:52] Trustee Stamford (probable): the ocp review is ask that that principle or goal be put into the gambier official community plan

[0:52:01] Trustee Stamford (probable): i'm

[0:52:02] Voice 13: sorry yeah that's okay

[0:52:04] Voice 13: so

[0:52:06] Trustee Stamford (probable): one of the things you can do as part of this process

[0:52:09] Trustee Stamford (probable): is this is a value that's important to gambier islanders you want to see a statement in the

[0:52:16] Trustee Stamford (probable): official community plan that says our goals are to be efficient and streamlined as part of our land

[0:52:25] Trustee Stamford (probable): planning process so you can ask that that kind of goal be part of our official community plan

[0:52:31] Trustee Stamford (probable): it is part of the trust council the higher umbrella but if you're looking for that kind

[0:52:37] Trustee Stamford (probable): of specific statement i

[0:52:39] Voice 13: think i just asked for that yeah

[0:52:41] Trustee Stamford (probable): so but you but if you put it in writing

[0:52:43] Trustee Stamford (probable): then we have a tracking we can track it all through it is so much more effective

[0:52:48] Trustee Stamford (probable): if you put an email in and then we can but the big book and you can go back and

[0:52:53] Trustee Stamford (probable): look at it another thing that so a type of efficiency is we were talking about

[0:52:59] Trustee Stamford (probable): different levels of setbacks so some areas have setbacks at 60 and 15 and 20

[0:53:07] Trustee Stamford (probable): and it's very precise that is not an efficient way of managing land planning because the mapping

[0:53:15] Trustee Stamford (probable): required and that becomes very expensive for the the land planners or the land owners themselves

[0:53:24] Trustee Stamford (probable): because you're paying to have that kind of mapping done as a as for in this case as an island

[0:53:31] Trustee Stamford (probable): So we had options around that, but the cost and the complexity of managing that is extremely expensive.

[0:53:41] Trustee Stamford (probable): It would be into the millions.

[0:53:42] Trustee Stamford (probable): So one of the examples of efficiency is saying we've had requests for 50-meter DPAs,

[0:53:54] Trustee Stamford (probable): but we're going to put it at 30 and have it standard where it applies across Gambier

[0:54:01] Trustee Stamford (probable): because that is a more efficient more streamlined way of managing land planning on this island so

[0:54:09] Trustee Stamford (probable): that's just an example of how we would that how you would look at efficiency on that level

[0:54:14] Trustee Stamford (probable): probably not to the level you're looking at but we can continue to provide new ways of looking

[0:54:21] Trustee Stamford (probable): at one of them is there's some examination of using drones that's an efficiency but on the

[0:54:29] Trustee Stamford (probable): flip side that is a major concern around privacy so you're always sort of managing different values

[0:54:37] Trustee Stamford (probable): so these are other examples of how efficiency could be used but is that the way you want to go

[0:54:45] Voice 13: okay well i think i've expressed a concern that i've heard

[0:54:49] Voice 13: and i haven't seen anything that says here's how we're going to make this whole process really

[0:54:56] Voice 13: work for all the landowners so it's going to be one authority that's going to do they only have

[0:55:00] Voice 13: to apply once here's how they're going to reduce the cost of all these consultants that they have

[0:55:04] Voice 13: to hire whether it's first nations folks or have to be environmental consultants or whatever can

[0:55:09] Voice 13: look at look at anything they're having to do i think that's what most people are looking for and

[0:55:14] Voice 13: i haven't seen that being dealt with in a specific way yet so that's my my first my first one the

[0:55:21] Voice 13: the second point i wanted to uh just it's kind of a question it is a question really

[0:55:28] Voice 13: um are you folks familiar with the the decision that was made in creedy harbor on fetus island

[0:55:35] Voice 13: fetus no

[0:55:36] Trustee Stamford (probable): i'm not familiar with this one the aquaculture

[0:55:41] Voice 13: watermark application that was made there and the island's trust um just for those that folks

[0:55:46] Voice 13: in the gentleman this happened this happened uh this is now several months ago um my distrust

[0:55:52] Voice 13: and including ourselves of course did not want to see an agriculture lease that was a water

[0:55:59] Voice 13: at least that was granted to a private firm to or i think it was for geoduck development because it

[0:56:06] Voice 13: was in an anchorage area that from the voters point of view we always want to make sure we

[0:56:10] Voice 13: have access to. Amnesty Trust protested against that, but as a result of all of that, Amnesty

[0:56:18] Voice 13: Trust has quite clearly sent a letter that I've read, I presume you folks have seen that letter,

[0:56:24] Voice 13: that makes it very clear it came from water lands of research in the first direction,

[0:56:28] Voice 13: said that Amnesty Trust has absolutely no jurisdiction for making decisions on any

[0:56:32] Voice 13: any more i want to learn and that whole area there they granted the aqua aquaculture case

[0:56:39] which is not something we wanted to see but it made very clear that avid stress is stepping

[0:56:45] beyond its jurisdiction

[0:56:47] Voice 13: into areas that things like dogs for example um which are part of the

[0:56:53] Voice 13: water lot at least that's granted by a lot of nice research so my question is where's the line here

[0:57:01] Voice 13: here with Islands Trust.

[0:57:03] Voice 13: I mean, they can't be out of space, right?

[0:57:06] Voice 13: It's gotta be somewhere that's actually dictated

[0:57:09] Voice 13: by legislation and Water Lands Resource Stewardship

[0:57:12] Voice 13: has authority that apparently Islands Trust

[0:57:16] Voice 13: has overstepped and overreached.

[0:57:20] Voice 13: So where's the red line in terms of this?

[0:57:23] Trustee Patrick (probable): This is, as I said, it's very common to look at,

[0:57:26] Trustee Patrick (probable): municipalities commonly have a 300 meter

[0:57:29] Trustee Patrick (probable): that they can zone on top,

[0:57:32] Trustee Patrick (probable): they're zoning the use of the top of the water.

[0:57:35] Trustee Patrick (probable): And this geoduck thing you're referring to,

[0:57:37] Trustee Patrick (probable): it was a rezoning application for having zoning,

[0:57:40] Trustee Patrick (probable): but it's very common to have zones set up.

[0:57:45] Trustee Patrick (probable): Islands trust is complicated.

[0:57:46] Trustee Patrick (probable): These are islands that are, you know,

[0:57:49] Trustee Patrick (probable): not straight lines around the edges.

[0:57:50] Trustee Patrick (probable): So there's always a question of where,

[0:57:53] Trustee Patrick (probable): where's your jurisdiction start and stop.

[0:57:56] Trustee Patrick (probable): um do

[0:57:57] Voice 13: i misrepresent that

[0:57:58] Voice 13: yeah that was the letter i sure

[0:58:00] Voice 5: i can i can jump in here so there are three

[0:58:03] Voice 5: levels of jurisdiction in the water column and the water surface three does the islands trust

[0:58:09] Voice 5: the local government there's the provincial and there's federal and so we're all well aware of

[0:58:15] Voice 5: each other's limitations and the island's trust but the local trust may have to work within their

[0:58:19] Voice 5: authority so your official community plan and land use bylaw does authorize zoning to i think it's a

[0:58:26] Voice 5: a thousand meters 300 000 feet 300 meters off the shoreline for zoning the surface of the body of

[0:58:33] Voice 5: the water that's for uses what kinds of uses what kinds of structures can occur on the surface of

[0:58:38] Voice 5: the water can be present there the local trust committee has the authority to provide for

[0:58:43] Voice 5: regulations for that and we work with other levels of government it's in our mandate in cooperation

[0:58:49] Voice 5: with the province and with the federal government to enact and work in combination with the

[0:58:55] Voice 5: provincial and federal legislation like all local governments they have to work with them

[0:59:04] Voice 5: there's a column of water that the province is interested in as well right with that tenure

[0:59:09] Voice 5: and the seabed the

[0:59:10] Voice 13: province only has jurisdiction it doesn't have jurisdiction over now because

[0:59:15] Voice 13: that's the federal government that's the federal government

[0:59:17] Voice 5: exactly and so what i'm saying is

[0:59:19] Voice 5: is the buildings and structures associated with the use if the zoning doesn't permit

[0:59:24] Voice 5: permit that use the province looks to the local government in this case the fetus Island local

[0:59:30] Voice 5: trust committee or the Gambier Island local trust committee to say does this use is this use

[0:59:36] Voice 5: permitted in your local violence so the province does look to the local government through a referral

[0:59:42] Voice 5: process they have jurisdiction we

[0:59:44] Voice 13: are simply a referral for them that's the point I was making

[0:59:46] Voice 13: was that the waterlands and resource stewardship were the deciding body they are the authority yes

[0:59:52] Voice 13: and and they were critical I was trust overreaching and into that particular

[0:59:58] Voice 13: area

[1:00:00] Voice 5: zoning is legitimate well that

[1:00:01] Voice 13: might be true that's

[1:00:03] Voice 13: the use of

[1:00:03] Voice 5: the structure you read the

[1:00:04] Voice 5: letter the

[1:00:05] Voice 13: letter was quite clear that violence stress has overstepped overreached

[1:00:09] Voice 5: itself so and

[1:00:10] Voice 5: that's a very

[1:00:10] Voice 5: specific case where bylaw enforcement was involved and so if there's overreach that has

[1:00:15] Voice 5: nothing to do with the zoning and the citing in the step back so in this case the development

[1:00:19] Voice 5: from an area for the foreshore is not overreach of the local trust committee's authority to protect

[1:00:24] Voice 5: Then, how

[1:00:26] Voice 5: do you just

[1:00:26] Voice 13: file the details on docks, for example, that are in the fund?

[1:00:30] Voice 13: So

[1:00:31] Voice 5: when we get a referral from the province for your new dock, we look at the regulations

[1:00:39] Voice 5: for your zone, let's say yes, a dock is permitted in this location, check, because we're a referral

[1:00:45] Voice 5: body, we're not the authority

[1:00:46] Voice 2: in that case.

[1:00:47] Voice 5: However, if we respond back and say a dock is not authorized in this location, we send

[1:00:53] Voice 5: that referral response back to the province and then the province ultimately decides whether or

[1:00:58] Voice 5: not to issue that tenure and we have had examples where docs have been approved even though zoning

[1:01:04] Voice 5: said there's no docs allowed in this location and so

[1:01:07] Voice 13: that's been approved by the provincial

[1:01:09] Voice 5: government so this has been an evolving situation they're

[1:01:13] Voice 13: deciding authority they

[1:01:14] Voice 5: have the final say

[1:01:15] Voice 5: about the location so

[1:01:16] Voice 13: i just want to be clear on that because it looked to me like you know when

[1:01:19] Voice 13: you're getting into all these details and they'll talk to science only 1.5 meters and all that sort

[1:01:23] Voice 13: of stuff it's really pushing the boundary of what you should be looking at and it's been

[1:01:27] Voice 13: very confusing for everybody but the

[1:01:30] Voice 5: province works with us and we try to work with them and

[1:01:32] Voice 5: this is a long-standing evolution of cooperation right the bureaucracy of three levels of government

[1:01:40] Voice 5: working together as you can imagine in any family three generations trying to communicate and agree

[1:01:46] Voice 5: on one thing it's different and so i'm just that is the infant in the group right the youngest of

[1:01:51] Voice 5: all the governments and so but we are working in cooperation to ensure that our referral responses

[1:01:57] Voice 5: reflect the facts that the authority lies with the local trust committee for zoning of what's

[1:02:01] Voice 5: permitted how far can it be how big can it be that's a legitimate use uh if you are looking

[1:02:08] Voice 5: for feedback from us that you would

[1:02:09] Voice 13: take seriously is that correct they sure are

[1:02:12] Voice 13: absolutely we're

[1:02:13] Voice 13: trying to give you feedback right now i'm trying to and i think that it behooves that i was stressed

[1:02:19] Voice 13: to look carefully at this more carefully at this than you have because i think there's an

[1:02:23] Voice 13: overreach that's that's that's being extended here that you shouldn't be getting into because it's

[1:02:27] Voice 13: it's actually not quite here for you and that the plan is a different different issue but

[1:02:33] Voice 13: so there's those two points that i was trying to make one was about the simplification

[1:02:38] Voice 13: and the ease of the process to make sure that you don't end up with a whole bunch of folks that

[1:02:43] Voice 13: don't buy into what's going on and number two i think you have to be very careful when you're

[1:02:48] Voice 13: talking about all these rules and regulations that apply to stuff that's on the water

[1:02:53] Voice 13: because you're pushing the boundary and getting into an area that is not in your jurisdiction so

[1:02:58] Voice 13: there's my feedback for you and

[1:03:00] Voice 9: if i could just make a suggestion in any other society or or

[1:03:05] Voice 9: volunteer board that i'm on it's a simple let's make an action item with our minute maker or taker

[1:03:13] Voice 9: create an action item and and then follow that through and you just heard two of them

[1:03:18] Trustee Patrick (probable): so we are

[1:03:19] Trustee Patrick (probable): we're capturing all of these the the comments today it's going to be summarized

[1:03:23] Voice 9: into what we

[1:03:24] Voice 9: have heard earlier and then send us a letter well i think a lot we've all come here

[1:03:28] Trustee Patrick (probable): yep we're

[1:03:29] Trustee Patrick (probable): capturing your this is being captured and

[1:03:31] Voice 9: it is there should be two action items based on this

[1:03:34] Voice 9: gentleman's recommendations that i would i would uh so make a motion too we're

[1:03:39] Trustee Stamford (probable): not a volunteer

[1:03:39] Trustee Stamford (probable): into your board right we're

[1:03:41] Trustee Stamford (probable): an elected board a local government so that does run a bit differently

[1:03:44] Trustee Stamford (probable): sure but all i'm saying is if an email like we capture it all here i find an email also

[1:03:54] Trustee Stamford (probable): also helps and the the comments you brought up about our authority over the um the water

[1:04:02] Trustee Stamford (probable): that is a very common comment across the island's trust we've had it come up a number of times we've

[1:04:09] Trustee Stamford (probable): also had assurance that we do have a board in order to do the zoning that we do and that it's

[1:04:17] Trustee Stamford (probable): not straightforward but that we work with other levels of government could i

[1:04:22] Voice 13: just draw your

[1:04:23] Voice 13: attention to that with respect no i'm

[1:04:26] Voice 13: perfectly fine as you have asked for that we compiled after

[1:04:30] Voice 13: considerable thought and deliberation with all kinds of folks and we never got an answer to that

[1:04:36] Voice 13: that was in march of 2025 and we had never received an answer from us okay and we we

[1:04:44] Voice 13: covered about five or six points and they weren't all critical but there was the first ones were

[1:04:49] Voice 13: critical but but we did offer about five different amendments that we thought that

[1:04:54] Voice 13: it should be put in place i've never heard back from the staff or from l.a why so let's talk

[1:05:03] Voice 13: about the process because you pointed out that you we take

[1:05:08] Voice 13: it all in all we did this is quite

[1:05:10] Voice 13: some time ago do

[1:05:13] Trustee Patrick (probable): you want to review the process again of what we're going through so just so

[1:05:16] Voice 5: everybody's aware when you submit correspondence to local trust committee we compile this we post

[1:05:23] Voice 5: it to the website local trust committee receives it and they decide whether or not staff are going

[1:05:28] Voice 5: to take the time to individually respond to you because you can imagine if 136 letters come in

[1:05:33] Voice 5: and you're expecting an individual response that i'm sorry you didn't get acknowledgement of

[1:05:38] Voice 5: receipt but that's typically what we do thank you for your correspondence it's being posted

[1:05:41] Voice 5: to the project website it's already been forwarded to the ftc that's the standard response so you can

[1:05:46] Voice 5: be assured that your elected officials have received it a response to that is up to your

[1:05:50] Voice 5: local elected officials to determine whether or not they wish to direct staff to take their time

[1:05:54] Voice 5: away from a project to respond to your questions if it's if it's technical questions of course

[1:05:59] Voice 5: you can just contact staff directly if it's direction that you wish the local trust to take

[1:06:04] Voice 5: that's feedback that they can consider they're under no obligation to act on it it's up to them

[1:06:09] Voice 5: to use their discretion on how to conduct their business right they're elected

[1:06:12] Voice 5: but yes so if you

[1:06:16] Voice 5: felt that there were specific questions that you had asked the local trust committee to answer and

[1:06:20] Voice 5: those were left unanswered and they're different they have eight different suggestions not like

[1:06:27] Voice 5: So

[1:06:28] Voice 13: they have the right to

[1:06:29] Voice 5: choose to either direct us to answer that, to answer it themselves,

[1:06:34] Voice 5: or to receive it for information.

[1:06:37] Voice 5: So that is a legitimate way to conduct local government business in any local government

[1:06:42] Voice 5: in BC.

[1:06:42] Voice 5: And so they've heard this now in the minutes, it's captured that there's an outstanding

[1:06:48] Voice 5: request to respond to a piece of correspondence that they received.

[1:06:52] Voice 5: However, whether or not they'll direct us to do that, it has to be done in a business

[1:06:56] Voice 5: meeting.

[1:06:57] Voice 5: We don't email or talk to each other, they don't direct staff by email, it has to be

[1:07:02] Voice 5: through a business meeting, that's where they say this is what we're doing.

[1:07:05] Voice 5: So you can't expect that to happen, just so I can manage expectations, today there's no

[1:07:10] Voice 5: decisions being made.

[1:07:11] Voice 5: This is a community information meeting, not a business meeting or a local trust meeting.

[1:07:15] Voice 5: So that is the correspondence. It's part of the greater project body.

[1:07:24] Trustee Patrick (probable): Thank you. So I'm sorry, I'm going to go, this gentleman was next, here in the front.

[1:07:31] Voice 4: Yeah, just what we're talking about. So I've read all the peer reviews on

[1:07:39] Voice 4: on dogs and shading and the low impact transparent dogs have

[1:07:44] Voice 4: on different types of seagram,

[1:07:46] Voice 4: all of the peer review studies.

[1:07:48] Voice 4: So my question is, has the province completed

[1:07:51] Voice 4: or thinking about completing

[1:07:53] Voice 4: a bridge-clunking specific cost benefit

[1:07:56] Voice 4: and lifestyle and environmental assessment

[1:07:59] Voice 4: demonstrating that requiring a transparent or FRP,

[1:08:04] Voice 4: which is fiberglass reinforced plastic, plastic,

[1:08:10] Voice 4: decking provides a net benefit environmentally over sustainably harvest bc wood that we currently

[1:08:17] Voice 4: use specifically how will the sustainably higher cost of dock ownership and the higher carbon and

[1:08:25] manufacturing in impacts from frp and the fact that frp has been known to shed microplastics

[1:08:34] which i think is a big concern

[1:08:36] Voice 4: all right bigger problem uh and gloss fiber particles into the

[1:08:41] Voice 4: marine environment over time and and the reality is that much heavier as you noted in your

[1:08:45] Voice 4: presentation is bedrock and cliffs um and shorelines so uh with little you know uh natural vegetation

[1:08:54] Voice 4: that you see stocks weight against what scientific literature describes as limited ecological

[1:09:00] Voice 4: logical benefit from changing you

[1:09:03] Trustee Stamford (probable): lost me in the first okay so

[1:09:06] Trustee Stamford (probable): yes thank you so

[1:09:08] Voice 4: plastic micro

[1:09:10] Voice 4: shedding dogs versus pc there's

[1:09:12] Voice 5: no requirement for that so i'm not sure why you're referencing

[1:09:16] Voice 5: that because there's no requirement for that material to be used in this development

[1:09:20] Voice 5: so the guidelines for construction and replacement of dogs are you referencing these

[1:09:31] Voice 5: new dogs yes that's right so which guideline are you referring to I guess

[1:09:34] Voice 5: it would be 39 natural light penetration to the submerged land underneath natural

[1:09:42] Voice 5: light penetration can be facilitated by spacing the decking surface of the dock

[1:09:45] Voice 5: incorporated grading and minimizing the width of the structure what do you think

[1:09:49] Voice 5: materials being used now for that whichever materials you're using you

[1:09:55] Voice 5: can't part

[1:09:55] Voice 4: of your capability because you wanted I think it was 30 to 45

[1:09:59] Voice 4: percent light transfer there's

[1:10:00] Voice 5: nothing in here

[1:10:01] Voice 4: can't space dog plants and be a

[1:10:03] Voice 4: safe so

[1:10:03] Voice 5: i think you're referencing something another jurisdiction's requirements because

[1:10:07] Voice 5: that's not in this i see like

[1:10:09] Voice 5: transparency correct there's no percentage that's listed

[1:10:12] Voice 5: here you'll note that that's that's been okay i'm aware

[1:10:14] Voice 5: that that exists under the green

[1:10:16] Voice 5: shorts principles you know bylaw drafting but that's not been included in this and that was

[1:10:20] Voice 5: a specific analysis that was done to say is that appropriate in this case it was decided it wasn't

[1:10:25] Voice 5: so it's not

[1:10:26] Voice 5: it's been on that then so so how do you create light transparency with

[1:10:31] Voice 5: Your dock and float design. You decide how to meet this objective with your professionals.

[1:10:38] Voice 5: How does your dock and float design allow natural light penetration? So you present

[1:10:43] Voice 5: us with that information, the materials that you're using, the spacing, and that information

[1:10:49] Voice 4: is provided.

[1:10:50] Voice 5: That's a lot of jargon there. Talk practicality.

[1:10:53] Voice 4: How

[1:10:53] Voice 5: do you build the

[1:10:55] Voice 4: dock and float to have transparency without using a graded dock material

[1:10:58] Voice 4: on top of it?

[1:10:59] Voice 5: allow natural light penetration to the submerged land underneath correct so your plan for development

[1:11:06] Voice 5: of that dock is going

[1:11:07] Voice 5: to show how does your design allow for that correct and you have to use

[1:11:12] Voice 5: a graded material to allow light transparency through your dock that's one option how does

[1:11:19] Voice 11: the light get through the cloak yeah

[1:11:21] Voice 5: so

[1:11:22] Voice 11: if

[1:11:24] Voice 5: you're not using decking material where you've got right

[1:11:26] Voice 11: on top how does the light once it gets underneath the grave get through the float the floats are

[1:11:33] Voice 11: filling up all of the space underneath the dogs so how does that work

[1:11:45] Voice 2: what i recommended

[1:11:50] Voice 10: yesterday yesterday was twofold remove clauses 39 41 and 42. they're

[1:11:57] Voice 10: based on well-found well-informed sites remove

[1:12:00] Voice 1: them remove

[1:12:01] Voice 10: them they don't belong in the development

[1:12:04] Voice 10: permit area they don't belong there they're gonna be like putting a an exit stair with um in a

[1:12:12] Voice 10: development permit or a zoning model you don't do that put in a building and when you get if if the

[1:12:19] Voice 10: local trust committee decides they need to have dog guidelines which is a big gift in most of our

[1:12:24] Voice 10: minds big enough that engage people who know what they're talking about wait that

[1:12:30] Voice 10: clause as you're

[1:12:31] Voice 10: just hearing as i point out to you it's virtually impossible to comply with anyone anyone who has

[1:12:37] Voice 10: had to build a dog we've had a dog for 60 years that's to support 40 sea lions now by the way

[1:12:45] Voice 10: during the winter it has to take full winter storms it has to be fully encapsulated foam

[1:12:51] Voice 10: it has to be heavy timber you can't build like dogs on the end or I don't know

[1:12:55] Voice 10: most of it so don't put guidelines in a development permit document that are

[1:13:01] Voice 10: completely impractical and haven't been informed by knowledgeable experts so

[1:13:07] Voice 10: it's really important to remove those so

[1:13:10] Trustee Stamford (probable): you've made you've made that

[1:13:12] Trustee Stamford (probable): recommendation you mean yesterday made it today that is now in the minutes if

[1:13:20] Trustee Stamford (probable): you other people would like to say we don't see any purpose to like penetration

[1:13:27] Trustee Stamford (probable): it doesn't make sense

[1:13:28] Voice 4: that's explain what that means and how it's executed so

[1:13:32] Trustee Stamford (probable): put that's now

[1:13:33] Trustee Stamford (probable): in the minutes or my preference send an email um these are the kinds of things that help us

[1:13:41] Trustee Stamford (probable): develop the god okay this is the kind of input like people are saying well why don't you just

[1:13:46] Trustee Stamford (probable): bring experts together and make the guidelines well this

[1:13:50] Voice 5: is the process

[1:13:50] Trustee Stamford (probable): you're acknowledging

[1:13:52] Voice 5: that perhaps the level of detail that was put into the development of this because this wasn't

[1:13:56] Voice 5: we didn't pull these out of a hat uh that the level of rigor to specifically address this

[1:14:03] Voice 5: particular issue with the float design that you're mentioning and without design information

[1:14:08] Voice 5: this was not done in isolation of analysis with the qualified profession so we will take this

[1:14:15] Voice 5: information if the local trust committee needs it to be part of this next review over emissions

[1:14:20] Voice 5: then that could be even more and

[1:14:23] Trustee Patrick (probable): i'll i just see his point

[1:14:24] Voice 11: though those consultants a lot of them

[1:14:28] Voice 11: they don't know the local condition they carry a fancy name and accreditations but they don't have

[1:14:35] necessarily the experience of the

[1:14:37] Trustee Patrick (probable): voluntary and that's where the input

[1:14:39] Voice 12: from the landowners is

[1:14:41] Voice 12: is so important exactly what we're getting is

[1:14:44] Trustee Patrick (probable): the input and and that's what that's why i said this

[1:14:47] Trustee Patrick (probable): is not a bylaw that's here that we're asking you to consider we are have a drafting document here

[1:14:54] Trustee Patrick (probable): with drafts and this is why we're here meeting with you to hear this feedback for instance

[1:15:01] Trustee Stamford (probable): sea lions are new fairly new in our area you know they're they're getting more and more popular in

[1:15:08] Voice 4: our area you've identified them as a species at risk well

[1:15:13] Trustee Stamford (probable): whatever it it's what do you mean

[1:15:29] Trustee Stamford (probable): so you've brought up a really good point there i know people's floats are

[1:15:33] Trustee Stamford (probable): are getting crushed by these things so this is a good example you say in this

[1:15:39] Trustee Stamford (probable): scenario with Gambier because we've got our new friends that are taking over

[1:15:44] Trustee Stamford (probable): more and more dogs we need a heavier style dog or because this area of Gambier

[1:15:50] Trustee Stamford (probable): gets hit by weather we need this style of dog this is what works or this is so

[1:15:58] Trustee Stamford (probable): these are the kinds of information we want to hear that's exactly right

[1:16:02] Voice 9: so then so then based

[1:16:04] Voice 9: on that statement that came so then how many landowners does it require for you to receive

[1:16:11] Voice 9: a letter from in order for there to be a movement on a recommendation or or concern because it's

[1:16:18] Voice 9: essentially you're representing our community right yeah and

[1:16:21] Voice 9: so there's a lot more other

[1:16:23] Voice 9: communities on gambier other than new brighton there are a lot of other people that have been

[1:16:29] Voice 9: there for a long time and most of these properties are within 15 meters of the shoreline most of them

[1:16:37] Voice 9: if you were to run your boat around gambier most of the dwellings right which that's another whole

[1:16:42] Voice 9: topic yeah

[1:16:43] Voice 1: um

[1:16:44] Voice 9: but i guess my question is so that how many emails so essentially how many people do

[1:16:49] Voice 9: we need to get to send emails to to your group in order for you to consider and to to move on on on

[1:16:57] Voice 9: how the community is feeling about what what is happening in the in the dpa or or in the waterfront

[1:17:04] Voice 9: protection thing that pender harbors had to go through all that kind of stuff so what is the

[1:17:09] Voice 9: percentage of of people on gambler that need to say hey i'm not in favor of whatever or i'm in

[1:17:17] Voice 9: in favor of whatever in order for their piece of movement

[1:17:20] Voice 9: from the island's trust in this committee

[1:17:23] Voice 9: representing Gambier.

[1:17:24] Voice 9: So

[1:17:25] Trustee Stamford (probable): for this process, it can just take one person saying,

[1:17:30] Trustee Stamford (probable): hey, this doesn't work for me,

[1:17:31] Voice 1: just

[1:17:32] Trustee Stamford (probable): can you just let me finish?

[1:17:35] Trustee Stamford (probable): It's already been captured.

[1:17:36] Voice 1: So

[1:17:37] Trustee Stamford (probable): this is a draft.

[1:17:39] Trustee Stamford (probable): This is not anything that we're here for.

[1:17:41] Trustee Stamford (probable): So

[1:17:42] Trustee Patrick (probable): we want your

[1:17:42] Trustee Stamford (probable): feedback.

[1:17:44] Trustee Stamford (probable): back

[1:17:44] Voice 2: this

[1:17:45] Trustee Patrick (probable): this is not this is not a popularity contest what what we're doing is we're collecting

[1:17:50] Trustee Patrick (probable): information when it makes sense like you're when a trustee lives in this area and knows that you've

[1:17:57] Trustee Patrick (probable): got sea lines wallowing on docks that this is an issue and it's an issue that may not have even

[1:18:04] Trustee Patrick (probable): existed when whatever these were drafted so

[1:18:06] Trustee Stamford (probable): and so this will this can change then but what i think

[1:18:10] Trustee Stamford (probable): people like i'm what's happened here is this is a draft we haven't implemented or input any of the

[1:18:19] Trustee Stamford (probable): information that we've gotten to date because that's a public process that has to go through

[1:18:24] Trustee Stamford (probable): business meetings so we're still at the beginning we're still just putting this out here waiting for

[1:18:30] Trustee Stamford (probable): feedback we have a lot of information and the local trust committee will then go through the

[1:18:36] Trustee Stamford (probable): information and go that's an issue can we change this it could only be one person bringing up

[1:18:42] Trustee Stamford (probable): something but

[1:18:43] Voice 9: then for example you never got a response from march 4th we haven't we

[1:18:47] Trustee Stamford (probable): haven't done

[1:18:49] Trustee Stamford (probable): anything we

[1:18:49] Trustee Patrick (probable): haven't changed the document we

[1:18:51] Trustee Stamford (probable): haven't so

[1:18:51] Trustee Patrick (probable): that that's that's the process we

[1:18:53] Trustee Stamford (probable): haven't put in anything new yet because we want to bring it all together i

[1:18:58] Voice 9: guess my frustration

[1:18:59] Voice 9: is i just want if i want to find out what the criteria is in order for the community to be heard

[1:19:07] Voice 9: and so that's my question is what's the ratio there is

[1:19:12] Voice 9: there is there is no

[1:19:14] Trustee Patrick (probable): there is no rate

[1:19:15] Trustee Patrick (probable): like

[1:19:15] Voice 9: i said this is

[1:19:16] Trustee Patrick (probable): not this isn't numbers it's literally each and every issue will be taken

[1:19:21] Trustee Patrick (probable): on its on its value it'll be discussed so it's it's it's not like oh we got 10 of these and

[1:19:27] Trustee Patrick (probable): only one of these they will be discussed but it

[1:19:31] Trustee Stamford (probable): has to be done in a different way

[1:19:32] Trustee Patrick (probable): have one other suggestion

[1:19:33] Voice 9: um can we integrate into that the delineation between the 15 meters

[1:19:41] Voice 9: and the 30 meters because i think to to dusty's point uh he was just assuming like i think i did

[1:19:50] Voice 9: too is that it was now it was all of a sudden going from 15 to 30. and so i think that means

[1:19:55] Voice 9: yeah

[1:19:56] Trustee Patrick (probable): communications of paul you've been very patient um

[1:20:01] Voice 4: i'm sensitive to trying to get home

[1:20:03] Voice 4: i want this no i we

[1:20:05] Voice 4: all do

[1:20:07] Voice 4: but clearly we are starting to sense that most of our neighbors on

[1:20:16] Voice 4: the water access only part again are not in

[1:20:21] Voice 4: favor of a lot of what you we see that the present

[1:20:29] Voice 4: trustees will be going to have a simple question if there were trustees in place next year and said

[1:20:40] Voice 4: said to the planners, we do not want to proceed with this.

[1:20:47] Voice 4: Can it be stopped?

[1:20:49] Trustee Patrick (probable): Paul, you've been in all three of the sessions

[1:20:51] Trustee Patrick (probable): and all three of the sessions,

[1:20:52] Trustee Patrick (probable): Planner Zupanich explained that a report

[1:20:55] Trustee Patrick (probable): is going to be brought to the next trustees

[1:20:57] Trustee Patrick (probable): who will have a number of actions before them.

[1:21:00] Trustee Patrick (probable): They could direct staff to do more work,

[1:21:03] Trustee Patrick (probable): like, hey staff, could you do more work

[1:21:05] Trustee Patrick (probable): on this light penetration issue?

[1:21:06] Trustee Patrick (probable): They could say, no, we like it.

[1:21:09] Trustee Patrick (probable): Or they could say, we don't want to proceed

[1:21:11] Trustee Patrick (probable): to proceed any further on this.

[1:21:13] Trustee Patrick (probable): Those options

[1:21:15] Trustee Patrick (probable): will be in the staff report

[1:21:16] Trustee Patrick (probable): as our trustees, our staff always do

[1:21:20] Trustee Patrick (probable): at the end of every staff report,

[1:21:22] Trustee Patrick (probable): it has alternative actions and that'll

[1:21:24] Voice 4: be the decision.

[1:21:26] Voice 4: So that people hear this from the general sentiment

[1:21:31] Voice 4: is we have not come to understand our challenge.

[1:21:43] Voice 4: They do not understand the challenge of living off grid,

[1:21:48] Voice 4: water access only, the things we need to enjoy our property, what we're looking to try to figure

[1:22:00] Voice 4: out. How can we process so we feel that we're actually represented by our trust, rather than

[1:22:09] Voice 4: them being enemies to our future enjoyment of our property? You don't understand the level of

[1:22:17] Voice 4: threat so many of us threat you know this this is a big deal to us some of us

[1:22:26] Voice 4: have had multi-generational properties no intent intention to develop or

[1:22:36] Voice 4: subdivide other than to provide maybe for our children homes we'd like to do

[1:22:42] Voice 4: that close enough to the bottom so if you push us back we'd like to be able to

[1:22:49] Voice 4: take a vehicle up a little atv or something but you're saying no no we're

[1:22:53] Voice 4: not in your present

[1:22:55] Voice 4: craft you're saying you you know this you said today trails no motorized vehicles so am i correct

[1:23:05] Voice 4: that we can push back against this whole initiative potentially with trustees more

[1:23:13] Voice 4: more concerned with our issues than their own ideologically.

[1:23:19] Trustee Stamford (probable): Go ahead.

[1:23:22] Trustee Stamford (probable): You absolutely can.

[1:23:24] Trustee Stamford (probable): This is a democratic setup.

[1:23:26] Trustee Stamford (probable): Now, I hope that rather than talking about this big threat,

[1:23:33] Trustee Stamford (probable): that you can turn to this document and say,

[1:23:36] Trustee Stamford (probable): this works for me, this doesn't work because X, Y, Z,

[1:23:40] Trustee Stamford (probable): and go through it.

[1:23:41] Trustee Stamford (probable): And then it does help us create a document

[1:23:44] Trustee Stamford (probable): that does work for people that are off-grid.

[1:23:48] Trustee Stamford (probable): It also works for other interests as well.

[1:23:51] Trustee Stamford (probable): We're trying to represent a wide variety of interests

[1:23:54] Trustee Stamford (probable): and some of them are pushing up against each other.

[1:23:59] Trustee Stamford (probable): And one of the things that I used before

[1:24:02] Trustee Stamford (probable): is how a lot of this started was there was a property

[1:24:07] Trustee Stamford (probable): and it was cleared from end to end right down to the ocean

[1:24:11] Trustee Stamford (probable): and the land started to fall into the beach.

[1:24:15] Trustee Stamford (probable): The neighbors were up in arms because I couldn't do anything.

[1:24:19] Trustee Stamford (probable): This is happening across the islands.

[1:24:21] Trustee Stamford (probable): So is there ways to protect the foreshore area

[1:24:26] Trustee Stamford (probable): and yet still allow for people to live on these properties

[1:24:30] Trustee Stamford (probable): and enjoy the multi-generational land?

[1:24:34] Trustee Stamford (probable): We want people to enjoy Gambier for what it is.

[1:24:37] Trustee Stamford (probable): We don't want it to look like tender.

[1:24:40] Trustee Stamford (probable): tender. We don't want it to look like salt spring. It's Gambier is one of the very few

[1:24:46] Trustee Stamford (probable): islands that is undeveloped enough to take advantage of bylaws and principles and values

[1:24:55] Trustee Stamford (probable): of environmental support. Most of the islands, for instance, Keats is too many small properties,

[1:25:03] Trustee Stamford (probable): too many docks, it's all laid out around that.

[1:25:07] Trustee Stamford (probable): It's good for Keats, that's how they've evolved.

[1:25:10] Trustee Stamford (probable): But Gambier is still so undeveloped.

[1:25:12] Trustee Stamford (probable): And that is one of the values that Gambierites have.

[1:25:17] Trustee Stamford (probable): We love that Island because it's underdeveloped.

[1:25:20] Trustee Stamford (probable): And that's what we're trying to support

[1:25:24] Trustee Stamford (probable): with these bonds as part of it.

[1:25:26] Trustee Stamford (probable): Well,

[1:25:26] Trustee Patrick (probable): I know this woman here has not had a chance

[1:25:28] Trustee Patrick (probable): to speak tonight, so please.

[1:25:30] Trustee Patrick (probable): Well,

[1:25:31] Voice 8: we haven't been involved, but what surprises me, for example, you changed the setback from 35, I understand, to 30, from 30 meters to 15 meters.

[1:25:56] That enterprises all

[1:25:58] Voice 8: over Gambia, whereas I don't know Gambia, all the areas, and most of the areas, but I do know that that is one of the populated areas.

[1:26:12] Voice 8: i remember 20 meters to 30 meters to 50 meters it's a huge set it's

[1:26:20] Trustee Patrick (probable): not it's not a change of

[1:26:21] Trustee Patrick (probable): setback the setback remains the same 15 meters the setback is not moving this is a development permit

[1:26:28] Trustee Patrick (probable): mapped area so this is a 30 meter area of of interest what would be

[1:26:33] Voice 8: the word that you would use

[1:26:42] Voice 8: no no

[1:26:43] Voice 8: you're pretty sure no

[1:26:44] Trustee Patrick (probable): no we're we're we're we're pretty sure because we see them all the

[1:26:48] Trustee Patrick (probable): time on various islands the development we cannot

[1:26:50] Voice 8: a development sense

[1:26:52] Voice 8: that the kids that they're

[1:27:05] Voice 8: they play there, they go there, they are

[1:27:07] Voice 8: the ones that really care about it, I have to say.

[1:27:14] Voice 8: The dog is, for example, typically, it's a really chaotic place, you know, you won't have children.

[1:27:28] Voice 8: And so I guess what I'm getting at is that maybe it should be more specialized, that you say

[1:27:38] Voice 8: this area in Gambia is treated this way, and the rest of Gambia has a 15 meter or so on, you know,

[1:27:48] Voice 8: or something like that, it has to be watched.

[1:27:51] You certainly can't just keep the whole island, sorry.

[1:28:02] Voice 8: No, that's right.

[1:28:03] Trustee Patrick (probable): Well, thank you.

[1:28:04] Trustee Patrick (probable): This is all part of it.

[1:28:05] Trustee Patrick (probable): What's important, as I said yesterday,

[1:28:08] Trustee Patrick (probable): is I want you to look at these guidelines

[1:28:11] Trustee Patrick (probable): from your own perspective.

[1:28:12] Trustee Patrick (probable): What do you think you would be building on your property?

[1:28:15] Trustee Patrick (probable): What's your experience?

[1:28:17] Trustee Patrick (probable): How do these guidelines fit?

[1:28:19] Trustee Patrick (probable): Also think of the perspective of what are you concerned

[1:28:21] Trustee Patrick (probable): a neighbor could do?

[1:28:24] Trustee Patrick (probable): and that's you know i'm hearing so often i've had my land for 60 years 80 years

[1:28:30] Trustee Patrick (probable): what if the neighbor sells someone new comes in and doesn't bring the same values that you have

[1:28:38] Trustee Patrick (probable): what are some of your concerns there use that perspective when you're looking at

[1:28:43] Trustee Patrick (probable): the guidelines because this is protective to you as well from what your neighbor could do so

[1:28:50] Trustee Patrick (probable): So please take the time, we're here, this is draft,

[1:28:53] Trustee Patrick (probable): their comments, the surveys open to the end of August,

[1:28:57] Trustee Patrick (probable): but your comments can come in to the end of the year.

[1:29:01] Trustee Patrick (probable): So you have a report will be prepared in the new year

[1:29:05] Trustee Patrick (probable): of what was heard in the recommendations

[1:29:07] Trustee Patrick (probable): to the new local trust committee.

[1:29:10] Trustee Patrick (probable): So lots of time, we do wanna hear your perspectives

[1:29:14] Trustee Patrick (probable): and your perspectives matter and will affect

[1:29:18] Trustee Patrick (probable): the next versions of what this could be so i really encourage that paul

[1:29:28] Voice 4: mr apple's brought up this thing about what ratio do you need you know how many how many people do

[1:29:36] Voice 4: you need to move i asked yesterday at the meeting if we've got a list of the trust contacts on the

[1:29:43] Voice 4: property we're saying no um because they can't but we actually

[1:29:49] Trustee Stamford (probable): can't um you know what no you know what

[1:29:53] Trustee Stamford (probable): paul no paul you this is where no this is where it's not being respected

[1:30:00] Trustee Stamford (probable): when you go like this that is not respectful we legally cannot give you no but they don't

[1:30:08] Trustee Stamford (probable): we can legally not

[1:30:10] Trustee Stamford (probable): give no what i heard no cannot

[1:30:13] Trustee Stamford (probable): give you contact

[1:30:14] Trustee Patrick (probable): information legally

[1:30:15] Trustee Stamford (probable): give out

[1:30:16] Trustee Stamford (probable): our list so

[1:30:18] Voice 4: let's just be

[1:30:18] Trustee Stamford (probable): clear that's but you

[1:30:19] Voice 4: made it very clear i was going to thank

[1:30:23] Voice 4: Zondas for saying that she would help us find a way to do this within this

[1:30:30] Voice 4: restraint all we're trying to do is get a list of people so that we can get

[1:30:37] Voice 4: information directly to them efficiently to see if we can change some of the

[1:30:43] Voice 4: things that we're not always

[1:30:45] Voice 12: there the chica make up the contact list by the

[1:30:49] Voice 12: number of years ago because we received it as a new president yeah but the

[1:30:54] Voice 4: have phone

[1:30:54] Voice 12: numbers and all kinds of stuff yeah

[1:30:56] Voice 4: but it's not hitting and it particularly on our way

[1:31:00] Voice 4: it's not hitting a lot of the large property owners they're not on facebook they don't want

[1:31:06] Voice 4: they don't hear a what's going on in downtown canada and so we're

[1:31:15] Voice 12: looking for a constituency

[1:31:16] Voice 4: that doesn't tend to attend to social media and all that no no

[1:31:21] Voice 4: this isn't social

[1:31:22] Voice 12: media no no i

[1:31:33] Voice 4: Well,

[1:31:37] Trustee Patrick (probable): we absolutely encourage, we should be communicating, should always be communicating

[1:31:42] Trustee Patrick (probable): lots of issues to have your email addresses of your neighbors and so forth.

[1:31:48] Trustee Patrick (probable): it's

[1:31:48] Voice 4: very difficult i understand

[1:31:50] Trustee Patrick (probable): gambier is different

[1:31:52] Voice 4: meetings around that we said we would

[1:31:56] Voice 4: again

[1:31:57] Trustee Patrick (probable): we talked about that we have to be in public places and that's a that's a challenge

[1:32:10] Voice 4: that's actually

[1:32:11] Trustee Patrick (probable): what you want that's yeah that's the government you want you want transparency you

[1:32:15] Trustee Patrick (probable): do not want

[1:32:16] Voice 4: to be able to talk to my trustee you can talk

[1:32:20] Voice 4: to me you

[1:32:21] Trustee Patrick (probable): can talk to an individual

[1:32:22] Trustee Patrick (probable): You can

[1:32:23] Trustee Stamford (probable): talk to each of the

[1:32:24] Trustee Patrick (probable): trustees individually.

[1:32:25] Trustee Patrick (probable): You can't

[1:32:26] Trustee Stamford (probable): talk to them together.

[1:32:27] Trustee Patrick (probable): No, they cannot.

[1:32:28] Trustee Patrick (probable): In a public meeting, we can.

[1:32:29] Trustee Patrick (probable): We can have conversations.

[1:32:31] Trustee Patrick (probable): So-

[1:32:31] Trustee Patrick (probable): Because

[1:32:31] Trustee Stamford (probable): you don't want them making decisions

[1:32:33] Trustee Stamford (probable): in a closed door environment.

[1:32:36] Trustee Stamford (probable): That's the reason we have that.

[1:32:37] Trustee Patrick (probable): Thank you though.

[1:32:38] Trustee Stamford (probable): Well,

[1:32:38] Trustee Patrick (probable): thank you, thank you, Paul.

[1:32:40] Trustee Patrick (probable): Have a safe,

[1:32:42] Trustee Patrick (probable): you'll have a safe journey home

[1:32:44] Trustee Patrick (probable): this evening, sir.

[1:32:46] Trustee Patrick (probable): Okay.

[1:32:47] Trustee Patrick (probable): Yes.

[1:32:48] Trustee Patrick (probable): You've been patient again.

[1:32:49] Trustee Patrick (probable): I

[1:32:49] Voice 4: just wanted to ask.

[1:32:50] Voice 4: thanks i think

[1:32:55] Voice 13: everybody i've facilitated for about 30 years i i understand what it takes to do

[1:33:09] Voice 13: this um that the only thing i can offer and just a reflection is that there's clearly a lot of

[1:33:17] Voice 13: distrust in the process and and i think that some of the simplest things that could be done to try

[1:33:25] Voice 13: to restore that trust is just knowledge of correspondence yeah absolutely well you don't

[1:33:31] Voice 13: have to deal with every item. I appreciate that, you know, that requires a lot of thought and you

[1:33:36] Voice 13: have to get a lot of thinking with each other to do that, but just acknowledging that people have

[1:33:42] Voice 13: said something I think is really, really important to let them feel as far as trust is concerned,

[1:33:47] Voice 13: so that they know that, well, at least you're thinking about it. Yeah, you're going to deal

[1:33:50] Voice 13: with it sometime in the future, whenever that is, right? But clearly there's some confusion about

[1:33:56] Voice 13: that right now. I just wanted to leave you with that thought. If there's some way that you can do

[1:34:00] Voice 13: that then and the process perhaps can proceed without getting you know awarded and i totally

[1:34:06] Trustee Stamford (probable): hear you on that yeah all

[1:34:09] Voice 8: right thank you well thank you

[1:34:13] Voice 8: so i spoke up maybe yeah no no no thank

[1:34:16] Trustee Patrick (probable): thank you for coming out this evening

[1:34:18] Voice 8: it's got us here yeah and that's a big

[1:34:23] Voice 8: we

[1:34:26] Trustee Patrick (probable): we we know the island is important to all of us but we also know things are changing you know some

[1:34:33] Trustee Patrick (probable): Some properties exchanging hands, things are changing.

[1:34:36] Trustee Patrick (probable): Newer people are coming to the islands,

[1:34:37] Trustee Patrick (probable): bringing different approaches

[1:34:38] Trustee Patrick (probable): that haven't been the same in the past.

[1:34:41] Trustee Patrick (probable): So we know more regulation is never a popular thing,

[1:34:47] Trustee Patrick (probable): but development permit areas are a tool

[1:34:50] Trustee Patrick (probable): for help guiding how development is.

[1:34:52] Trustee Patrick (probable): It's equally there to help protect you

[1:34:54] Trustee Patrick (probable): from what a neighbor could do

[1:34:56] Trustee Patrick (probable): or someone across the bay of what you're looking at.

[1:34:59] Trustee Patrick (probable): And drive around the islands and say,

[1:35:01] Trustee Patrick (probable): well wow i was surprised by what i saw happen you know on a property it is happening

[1:35:07] Trustee Stamford (probable): laura's

[1:35:09] Trustee Stamford (probable): from pete's spring

[1:35:11] Trustee Patrick (probable): all

[1:35:13] Trustee Stamford (probable): i say is we don't want to be smart

[1:35:14] Trustee Patrick (probable): no you don't so uh enjoy gambier it's

[1:35:18] Trustee Patrick (probable): beautiful they

[1:35:20] Trustee Stamford (probable): have a great community in there they also have traffic lights

[1:35:22] Trustee Patrick (probable): no we don't well

[1:35:27] Trustee Patrick (probable): all right final word and then i know people want to go home

[1:35:32] Voice 12: this gentleman's letter to you legacy status for existing dog and that gets down to an issue about

[1:35:48] Voice 12: when a dog deteriorates and the point bird has to be replaced people may not replace it but continue

[1:35:54] to try and keep an old breaking down dog going and

[1:35:59] Voice 12: face more risk to the environment and the styrofoam

[1:36:02] Voice 12: coming out of it or things like that so some kind of wording around considering that because for me

[1:36:10] Voice 12: For me, our dock's fully permitted, but it doesn't meet your guidelines.

[1:36:15] Voice 12: It's not of the size you recommended, but it has been reviewed and fully permitted.

[1:36:21] Voice 12: For me to be replacing it with a much smaller dock becomes very impractical in our circumstance.

[1:36:30] Voice 12: For other people, it could be even more impractical because of sea states during the winter and

[1:36:36] Voice 12: that sort of thing and

[1:36:38] Voice 12: it was already raised about sea lines and so on so to take some consideration

[1:36:43] Voice 12: of that and then the other thing i noted was you talked about industrial docs but you didn't talk

[1:36:49] Voice 12: about yacht clubs and we have a lot of yacht club docs in our bay and community dogs as well and

[1:36:56] Voice 12: there's really the whole document is totally silent on those areas about any guidelines for

[1:37:03] Voice 12: So

[1:37:03] Trustee Stamford (probable): this is a really important point for both the public docks and the yacht clubs.

[1:37:09] Trustee Stamford (probable): So the yacht clubs have their own zoning and

[1:37:11] Voice 2: planners

[1:37:13] Trustee Stamford (probable): of panic said, then maybe it's not clear because they have their own zoning and it's laid out very clearly how wide the ramps can be, how big the floats and the berths can be.

[1:37:27] Trustee Stamford (probable): that takes precedence over the deep the dpa process for other areas outside of that zone

[1:37:37] Trustee Stamford (probable): am i i'm interpreting that so that's the same thing with our public docs the public

[1:37:42] Trustee Stamford (probable): docs have their own zone and so that setup takes precedence over their the dpa guidelines

[1:37:51] Trustee Stamford (probable): i

[1:37:51] Voice 13: don't think anybody knows that well

[1:37:53] Trustee Stamford (probable): that's what i'm you know this is how i want to be

[1:37:55] Trustee Stamford (probable): clear on that because I think it makes a big difference that you

[1:37:59] Voice 13: can go to your

[1:38:02] Voice 13: yeah yeah

[1:38:03] Trustee Stamford (probable): yeah so I think and this is part of what I'm learning meeting number three is where

[1:38:10] Trustee Stamford (probable): are those those communication that we didn't think oh okay something that we understand this

[1:38:16] Trustee Stamford (probable): would be reading these documents a lot doesn't necessarily translate out so this is the kind

[1:38:21] Trustee Stamford (probable): that information I'll be getting.

[1:38:25] Trustee Patrick (probable): All right.

[1:38:26] Trustee Patrick (probable): Well, thank you.

[1:38:27] Trustee Patrick (probable): We want to hear from you.

[1:38:29] Trustee Patrick (probable): This is not the only form, you know,

[1:38:31] Trustee Patrick (probable): get together, talk,

[1:38:33] Trustee Patrick (probable): participate in the survey,

[1:38:35] Trustee Patrick (probable): send emails.

[1:38:36] Trustee Patrick (probable): It's northinfoatislandstrust.bc.ca.

[1:38:41] Trustee Patrick (probable): That's the best way to make sure your comment

[1:38:44] Trustee Patrick (probable): gets on the record so that it is in the process.

[1:38:48] Trustee Patrick (probable): You can always copy your individual trustees

[1:38:50] Trustee Patrick (probable): if you want to make sure that they hear it,

[1:38:52] Trustee Patrick (probable): but we do want to hear from you and all of your comments so the like said it closes the survey

[1:38:57] Trustee Patrick (probable): closed at the end of august until the end of the year your comments would be included in this

[1:39:02] Trustee Patrick (probable): report that staff will prepare for january yes

[1:39:06] Voice 9: one question hey thank you for your service

[1:39:11] Voice 9: yeah i am and what you do yeah um so i just want to be respectful that way but

[1:39:20] Voice 9: so my question is hey you're on down here right yeah okay so then there

[1:39:25] Voice 9: will be someone from

[1:39:26] Voice 9: of gambier that needs to get elected to fill your spot correct it

[1:39:30] Trustee Stamford (probable): doesn't work that way

[1:39:32] Voice 9: really so it

[1:39:33] Voice 9: could be not representative whatsoever so

[1:39:35] Trustee Stamford (probable): you would be represented by

[1:39:39] Voice 9: two

[1:39:39] Trustee Stamford (probable): individuals plus a third chair so how it would work and this is a really good point is um

[1:39:47] Trustee Stamford (probable): the tradition on gambier and keats is one person from keats one person from gambier that is a

[1:39:54] Trustee Stamford (probable): of tradition it is not how the election works we make it work that way but it's just as likely

[1:40:03] Trustee Stamford (probable): you could have either two representatives from gambier and nobody from keeps or two representatives

[1:40:09] Trustee Stamford (probable): from keeps and nobody from gambier and then the third chair is then somebody that is

[1:40:15] Trustee Stamford (probable): appointed by the trust council as an external structure keeper um

[1:40:23] Voice 9: wouldn't it be more common

[1:40:26] Trustee Stamford (probable): so that's that's how you'd like to do it and that's how we do it in practice but legislatively

[1:40:31] Trustee Stamford (probable): because we're the only local trust area that has these two main islands everybody else is like one

[1:40:38] Trustee Stamford (probable): island plus a bunch of little tiny islands we're the only one that has two main islands and keats

[1:40:45] Trustee Stamford (probable): is considered an associated island we on gambier like to call it the associated island but no they

[1:40:51] Trustee Stamford (probable): take themselves very seriously that's good so we do like to make that happen so that's how that's

[1:40:59] Trustee Stamford (probable): how it goes so there there could be two people from gambier or two people from peace in the

[1:41:07] Trustee Stamford (probable): election all

[1:41:10] Trustee Patrick (probable): right well thank thank you again for coming this evening we really appreciate it with

[1:41:14] Trustee Patrick (probable): that uh motion to adjourn um trustees trustee stanford did a motion to adjourn i'll second yes

[1:41:22] Trustee Patrick (probable): Yes, we're adjourned.

[1:41:23] Trustee Patrick (probable): So thank you everyone for coming and good night.

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Islands Trust

Gambier Island Local Trust Committee

Minutes of Special Meeting

Date: August 5, 2026

Location: John Braithwaite Community Centre  
145 West 1st Street  
North Vancouver, BC

Members Present:  
Laura Patrick, Chair  
Kate-Louise Stamford, Trustee

Regrets:  
Joe Bernardo, Trustee

Staff Present:  
Sonja Zupanec, Island Planner  
Shalini Nakai, Planning Team Assistant  
Diane Corbett, Recorder (Electronic)

Others Present:  
There were approximately 13 members of the public in attendance.

1. CALL TO ORDER

Chair Patrick called the meeting to order at 7:00 pm and announced that the meeting was being live streamed and recorded.

2. TERRITORIAL ACKNOWLEDGEMENT

Chair Patrick acknowledged that the lands and waters of the Gambier Local Trust Area have been home to Indigenous people since time immemorial. Their stewardship and connection to the lands and waters continues.

Chair Patrick introduced Trustee Stamford and staff, and advised that Trustee Bernardo had sent his regrets. She announced this meeting was the third Community Information Meeting on the proposed Gambier Shoreline Development Permit Area Guidelines. The same information and presentation were 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 presented an overview of the Gambier Island Draft Shoreline Development Permit Area Guidelines. 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 Gambier 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 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

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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?

The public survey will be open until August 31, available on the Islands Trust website. Feedback via email can be sent to Trustees and/or staff.

6. QUESTION AND ANSWER PERIOD

Chair Patrick outlined expectations and the scope for this meeting. The Chair acknowledged that some members of the public may have questions or concerns regarding the draft Land Use Objectives Order associated with the implementation of the 2025 Squamish Nation British Columbia Land Use Planning Agreement. However, this matter is outside the jurisdiction of Islands Trust and is being considered under provincial legislation; anyone wanting more information or to provide feedback is urged to contact the Province directly.

Chair Patrick emphasized that the guidelines being proposed at this meeting were in draft form and were not in the form of a bylaw and the Local Trust Committee wants to engage with the public to hear comments and questions about the proposed guidelines to help inform the continued drafting of the guidelines.

Chair Patrick invited those in attendance to ask questions regarding the proposed guidelines.

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• Speaker requested clarification regarding construction of a renovation or addition between the 15 meter and 30-meter area, and if staff would evaluate the new structure.
  o Yes. For the portion of the building within 30 meters of the natural boundary of the sea, there would be specific guidelines, listed in the draft, that would need to be addressed. This should be looked at before excavation occurs. If it is a cleared site that has already been subject to disturbance, the application would be more straightforward than if the applicant had to do significant tree removal or excavations to create a cleared level building area.
  o The setback from the building or structure to the natural boundary of the sea, lake or wetland is 15 metres for most of Gambier and does not change for this proposal. The Development Permit Area, however, applies to a 30-metres buffer or area of interest and considers all alterations to the land within that buffer.
  o The Planner provided an example, currently, a property owner can excavate and remove trees between the property lines, with limited recourse for neighbouring properties affected by the loss of privacy, shade or habitat. With the DPA in place, the 30-metre area would be protected to some extent, allowing development to occur in a more thoughtful and coordinated manner.

• A question was raised regarding the 75% substantial reconstruction threshold and whether renovations or upgrades to an existing building located between 15 and 30 metres from the natural boundary would be considered in the same manner as a dwelling within the 15-metre setback.
  o As the draft is currently written, renovations within the existing building footprint would not trigger the DPA. However, if the building footprint or floor area is increased, the DPA would apply. It was noted, if the DPA were adopted, a property owner could potentially avoid triggering the DPA by designing the project without increasing the floor area.

• Speaker raised question regarding structures supporting utilities, including legal non-conforming structures and whether the DPA would apply to utility work such as replacing existing water line within the 30-metre area. Clarification requested about what type of utilities would be included.
  o Staff explained that utilities are included among the exceptions that would be exempt from requiring a Development Permit. Existing septic infrastructure could be considered a utility for this purpose. However, a new septic system would be treated differently, as its siting would require careful consideration due to the potential for significant excavation and land alteration, depending on the type of system proposed. Under the current draft, existing septic infrastructure would be exempt from requiring another Development Permit for repairs, maintenance, or replacement in the same location.

• Speaker raised question regarding landscaped decks and walkways, the walkways constructed over steep or treacherous terrain to access a dock. In order to avoid a lot of excavation and disturbance, speaker built elevated decking

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○ Staff explained, under exemption 8, the construction of a trail or walkway would be exempt from requiring a Development Permit if the following conditions apply: no removal of native trees; a width less than one metre; personal, non-vehicular use; and construction using, soil, gravel, mulch or another pervious surface.

• Existing decks and walkways would not be affected by the proposed DPA. The exemption would apply to new construction if the specified conditions are met. Property owners are encouraged to consider anticipated changes to their properties and how those changes may or may not fit within the exemptions, as well as the level of scrutiny that may be applied to neighbouring properties to protect existing screening, vegetation and canopy cover. Why hasn’t Islands Trust dealt with the issue of the difficulty and complexity of the application process and the cost? What is Islands Trust doing to streamline the process and reduce the cost, and make it easier for landowners?
  ○ Trustee comments included:
    ▪ This is about a tool being introduced. How the organization as a whole manages the application process is being worked on
    ▪ That goal could be identified as a value important to residents as part of the OCP review,
    ▪ There was discussion of an example of a Local Trust Committee decision within the current draft DPA for a standard 30-metre buffer across the island to simplify needed mapping, thus lowering the cost of the process for landowners.

• Referring to a recent situation on Thetis Island, speaker remarked that Islands Trust had apparently been stepping beyond its jurisdiction in making decisions below the highwater mark.
  ○ Staff advised that there are three levels of government within the water column and water surface: local, provincial, and federal governments. The Local Trust Committee has authority to provide regulations in cooperation with the Province and federal government, to enact provincial and federal legislation, and is authorized for zoning on the surface of the water,
  ○ The DPA for the foreshore is not an overreach. When Islands Trust receives a dock referral, staff review the applicable regulations and determine if the proposed use is authorized, then provide that information to the Province, which has the approval authority. Islands Trust and the Province work cooperatively, and there have been instances where the Province approved docks despite local zoning not permitting docks at that location
  ○ Referring to an inquiry about the handling of an item of correspondence of March 4, 2024, with several recommendations to the LTC and to which there was no reply, staff advised that correspondence to the Local Trust Committee is compiled, posted to the website, and submitted to the Local Trust Committee at a business meeting. Trustees decide what correspondence should receive an individual response and whether staff should take the time away from a project to individually respond to it; the LTC is under no obligation to respond to individual pieces of public correspondence. If there are technical questions, people can contact staff directly. If it is a direction that you want a Local Trust Committee to take, that

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is feedback that they can consider. The LTC can direct staff to respond to it, answer it themselves, or receive it for information, and it has to be done at a business meeting.

• Has the Province completed, or is thinking about completing, a British Columbia-specific cost benefit and lifecycle environmental assessment demonstrating that requiring a transparent, fiberglass reinforced plastic (FRP) decking provides a net benefit environmentally over sustainably harvested BC wood that we currently use for our docks? Specifically, how will the higher cost of dock ownership and the higher carbon and manufacturing impacts from FRP be weighed against what scientific literature describes as limited ecological benefit from changing the dock composition. What do you think transparent graded docks are made out of (referring to No. 39 in the guidelines for construction or replacement of docks)? How do you create light transparency with docks?  
  ○ The applicant is responsible for determining, with their qualified professionals, how the proposed dock and float design will allow light penetration and for providing information demonstrating how the objective will be met.

• How do you build a dock with flows to have transparency without using a graded dock material on top?  
  ○ Allow natural light penetration to the submerged land underneath.

• The floats are filling up all the space underneath the dock. How does that work?

• A request was made to remove points 39, 41, and 42 as they were overly prescriptive and more appropriate for a building permit rather than a DPA guideline. It was noted that local condition on Gambier Island may require heavier dock and that the guidelines should be informed by local expertise and experience.  
  ○ A Trustee requested that members of the public provide information on local dock requirements and conditions by email to assist staff in developing the guidelines. It was clarified that the document is a draft for consultation, and community input is being sought to help develop the guidelines.

• It was requested that any dock guidelines be informed by knowledgeable experts with local experience, noting that the proposed guidelines may be impractical for Gambier Island’s winter conditions.

• Speaker raised question about how much community feedback would be needed to demonstrate the level of support or opposition to the proposed DPA and inform the LTC’s next steps.  
  ○ It was clarified that the document is draft and does not yet reflect the information received to date. The LTC will review the feedback through a business meeting, with each issue considered and discussed on its merits.

• Speaker raised a concern that many water access only residents on Gambier may not support the proposed DPA and whether the process could be stopped if the LTC directed staff not to proceed.  
  ○ Staff explained that the LTC could decide whether or not to proceed, and these options would be outlined in each staff report.

• Speaker raised a concern that the draft does not adequately reflect the challenges faced by off-grid, water access only residents, it was requested that the Trustees give greater consideration to these local concerns.

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○ Trustees encouraged residents to identify what works and does not work for them and to provide feedback on how the foreshore can be protected while allowing continued use of properties.

○ It was clarified that the proposal does not change the setback regulations but establishes an area of interest.

○ Residents are encouraged to consider how the guidelines may affect their neighbours and to provide feedback on the draft. Public input will be received until the end of the year.

• A member of the public asked if they could have Islands Trust contact list and they are constituency that doesn’t use social media.  
　○ Staff/Trustee explained that the contact list cannot legally be shared.  
　○

• Speaker inquired about legacy status for existing docks and the replacement of permitted docks when they deteriorate. It was suggested that the guidelines consider practical replacement options and the circumstances of existing permitted docks, including yacht club docks, which were not addressed in the draft.  
　○ Staff clarified that Yacht clubs and public docks have specific zoning provisions addressing features such as ramps and floats, which take precedence over the DPA guidelines.

Chair Patrick concluded that the Local Trust Committee wants to hear from the public. Email: northinfo@islandstrust.bc.ca. Survey is open until end of August, and comments until end of the year.

7. ADJOURNMENT

By general consent the meeting was adjourned at 8:41 p.m.

Laura Patrick, Chair

Certified Correct:

Diane Corbett, Recorder

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