Planner Zupanec

Staff, Islands Trust Conservancy Board, Islands Trust Council, Islands Trust Executive Committee, Denman Island Local Trust Committee, Gabriola Island Local Trust Committee, Gambier Island Local Trust Committee, Hornby Island Local Trust Committee, Thetis Island Local Trust Committee. 13,057 lines across 52 meetings, 2021-01-19 to 2026-06-26. The longest three lines from each meeting are shown; the transcript page has every line, with its confidence mark, and the recording plays from any of them.

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

    2026-06-26 · 173 lines

    • [1:50:35] “So I will turn it back to the local trust committee to pose their questions to staff, of which I imagine there are many, regarding the particular options that are considered in the report or the direction that you wish to proceed so that we can help you use this business meeting to advance a decision and action to move forward before your September local trust committee meeting.”
    • [1:50:12] “Okay, thank you. I will refrain from a comprehensive summary of the staff report as the agenda package is pretty self-explanatory. The purpose of the report, of course, is to introduce the options and alternatives to advancing proposed bylaw number 177 with amendments for the PUA zone specifically and to the temporary use permit cap that is currently in the bylaw.”
    • [1:52:47] “The fact that other local governments may have determined through the Local Government Act that they can restrict the maximum number of applications or permits that are issued are outside the scope of my discussion today with the Local Trust Committee because I'm not clear on under what provisions they were able to undertake those approvals.”

  2. Hornby Island Local Trust Committee regular meeting, May 1, 2026

    2026-05-01 · 97 lines

    • [0:57:04] “However, public correspondence regarding this has been received multiple times over the years regarding potential errors or omissions to the zone.”
    • [0:56:55] “The land use pilot is part of your OCP and LUB review project, and it does include an amendment to the PUA zone to allow for community housing.”
    • [0:57:13] “And that hasn't formally been discussed by the local trust committee or actioned through a regular business meeting.”

  3. Gambier Island Local Trust Committee community information meeting, January 27, 2026

    2026-01-27 · 363 lines

    • [3:20:34] “We know that the entire island is of significant cultural importance to multiple nations and Squamish Nation has been the lead for us in terms of engagement to really clarify their, you know, their desire to see these cultural resources recognized, protected, and if possible restored through land use planning, which is your jurisdiction.”
    • [3:01:06] “Alright, thank you so much. So the summary of this report is to present to you the Squamish Nation comments regarding the draft shoreline development permit area and a draft heritage conservation area, which you're seeing for the first time, but we've discussed the concept of this numerous times over the last year.”
    • [3:58:16] “This is nested within still the larger project, but there's a limited amount of time left, and we hope that you would echo the urgency to close this term with a reflection on this significant engagement that was done and making sure that you're echoing that those important aspects are willing to be implemented.”

  4. Gambier Island Local Trust Committee regular meeting, September 9, 2025

    2025-09-09 · 204 lines

    • [0:51:04] “And they're looking to work with local governments who are willing to incorporate whatever tools they can to help them have this level of comfort that this land alterations within these 200 meter buffers of these significant cultural features and landscapes are being held to a higher standard and that more information is available at the time that those alterations are being proposed to evaluate what, if any, mediation or remediation is required.”
    • [0:48:05] “And that the Advisory Planning Commission's concerns about electronic meetings that we forward a copy of the report that Planner McCarter did for you in 2024, so that it clarifies for all ABC members, current and future, what the logistical and legislative obstacles are for us to accommodate their request, because we absolutely understand it.”
    • [0:39:57] “So those were the three recommendations that came out of the APC meeting last week. And that's why your agenda package today is deficient of that engagement package because staff felt we pulled that off, knowing that we also could not recommend advancement with that if your APC wasn't willing to and comfortable with survey questions,”

  5. Hornby Island Local Trust Committee regular meeting, September 5, 2025

    2025-09-05 · 116 lines

    • [0:53:49] “But there will be a staff member available online during the town hall if members of the public have questions.”
    • [0:54:19] “if you needed to schedule a special meeting which might be tricky to do that could be an option that”
    • [1:22:10] “proposed format at second reading can be formally presented to the community with an opportunity for”

  6. Gambier Island Local Trust Committee regular meeting, June 24, 2025

    2025-06-24 · 399 lines

    • [3:09:38] “And then that forms the basis of the information package that the community would then have access to, to acquaint themselves with the issue and then be aware that this is going to be part of the engagement that's rolling out for them in the fall and winter.”
    • [4:06:45] “And I think the report will comment on its equivalencies and the ability for building inspectors to apply equivalencies in certain areas in rural communities.”
    • [4:06:53] “And we know that that does get extended and does exist, but we're not sure what the issue is with the SRED in terms of how much flexibility is there here.”

  7. Gambier Island Local Trust Committee regular meeting, March 25, 2025

    2025-03-25 · 263 lines

    • [1:34:31] “But at the time that the mapping was conducted, 2014, there are significant portions of Gambier Island in the southern reaches that do have patchy or continuous or fringe presence of eelgrass, which suggests that this was also potentially further, that there are further areas of the shoreline that could be reestablished with eelgrass.”
    • [1:35:35] “This is for looking at new alterations, new construction to the landscape and to the marine areas that could potentially be subject to regulations that reflect the issues that we're addressing today in 2025, moving forward, and the engagement summary with Squamish that was conducted last year.”
    • [1:35:07] “So it's important to recognize that this project and the official community plan is grounded in recommendations from Squamish Nation, is grounded in best planning and science for official community plans and land use bylaws in a rural context across the trust.”

  8. Hornby Island Local Trust Committee regular meeting, February 7, 2025

    2025-02-07 · 70 lines

    • [1:08:15] “So today is really important because as staff, we understood that this, even at its preliminary stage, this data could very well inform how the local trust committee interprets the recommendations of staff and the advisory planning commission around permitting additional dwelling units on small lots across every residential zone on Hornby Island, which this mapping is starting to illustrate whether or not that might be appropriate.”
    • [1:22:09] “I had a quick question for William about the turnaround time if a local trust committee comes back with a request to weight the themes or the suitability weighting slightly differently,”
    • [1:13:36] “Today was simply to ensure that trustees and the chair have access to this information before your March meeting.”

  9. Gambier Island Local Trust Committee regular meeting, January 28, 2025

    2025-01-28 · 114 lines

    • [0:42:19] “that are currently available to any interest group are insufficient, then you need to account for that when you look at the recommendations in March around communication and how much money and resources you want to put towards a more fulsome engagement package and then direct staff to do that work.”
    • [0:39:09] “So the March agenda package, March 25th, is where hopefully everyone will get a clearer picture of where this project is at, what the next steps are in terms of potential advancement of bylaw drafting, ratings, and what the local trust committee wishes to see in terms of engagement moving forward.”
    • [0:36:31] “However, the provisions of those drafts are what we want to bring forward to you to make sure that we're not spending too much time on the bylaw language if the pith and substance is actually something that you want to spend a bit more time working on or engaging with your community on.”

  10. Hornby Island Local Trust Committee regular meeting, January 24, 2025

    2025-01-24 · 384 lines

    • [0:20:17] “that's usually how we dovetail that, is at that point in time you're saying to the community we've considered all this data and communications and correspondence to date and now we're having a community information meeting to see what have we missed before we go to public hearing.”
    • [0:06:03] “Anything that's on this list has been reassigned to other planners to report back, and all that reassignment happened on January 6th, so most, if not all, could not be accomplished in time for your agenda today.”
    • [1:19:12] “You'll be getting a box for station engagement summary report in the spring as well for the next round of amendments to the OCP and LUB that you'll need to consider.”

  11. Gambier Island Local Trust Committee public hearing, October 1, 2024

    2024-10-01 · 254 lines

    • [4:21:51] “And then really the communication is to stress that people follow your agendas and this project's evolution through your business meetings, because that is a legitimate way to do business is to use these business meetings as they're recorded meetings as well as clarification for people to contact the planner with questions, keep track of where things are at in terms of decision making.”
    • [4:23:18] “subscribers would be. So we always encourage everybody to subscribe so that they get notification to check the agenda to see if there's anything of interest. Applications, projects, the locally elected trustees would have their own informal mailing list or opportunity to remind people, hey, this application's on the agenda or hey, this particular project's on the agenda.”
    • [4:21:09] “I suggest that one of the other recommendations you can consider today of the six that are already on staff report package is a referral to the Advisory Planning Commission to discuss options for community engagement, early community engagement on the scope of endorsed topics that the Local Trust Committee has identified that you wish to move forward with.”

  12. Hornby Island Local Trust Committee regular meeting, September 13, 2024

    2024-09-13 · 148 lines

    • [1:10:30] “Yet in the interim, there's still a pressing need to ensure that residents understand how land alterations impact the First Nations interests. So we're trying to keep that dialogue open and flowing so that we can find short term solutions to that in our regional planning managers at the helm of that, because that's not actually within the scope of the project that I'm managing on your behalf.”
    • [1:07:26] “So that they were able to spend the time on the ground to determine the priority areas for both those islands and the mitigation options that they're looking for us to review as part of the OCP LUB review project so that when we finalize those recommendations with them and they come back to you, you are confident that those recommendations have been legally vetted and are implementable.”
    • [1:01:13] “So this staff report is to clarify for you that your major project fund for this fiscal for the First Nations Relationship Building Project has not commenced because we are still actively involved in your official community plan and land use bylaw review, which has a substantial First Nations engagement piece built into it.”

  13. Gabriola Island Local Trust Committee regular meeting, August 8, 2024

    2024-08-08 · 154 lines

    • [1:55:34] “If there are funds associated with that minor project that need to be spent for the end of the fiscal and there's no further work after March, then you can assume that that would be the”
    • [1:06:55] “staff report, one of the alternatives is to make any changes to the actual proposed process, which I would anticipate may also include the subject or topic areas being more descriptive.”
    • [1:07:39] “So those are very reasonable amendments that the planner can take into consideration as they schedule out how this is going to be rolled out between the winter and the spring.”

  14. Gambier Island Local Trust Committee regular meeting, July 30, 2024

    2024-07-30 · 712 lines

    • [3:33:00] “Where is the incidence of mature sensitive threatened ecosystems on that parcel so when they overlay their development so it's very clear that they thought about placing structures buildings excavations for septic etc in areas that have the least amount of impact on the native habitats versus just doing it because that's where it makes sense to do it from a building perspective.”
    • [3:08:41] “So there's two recommendations in there. The first is that you endorse the recommendation for the DPA and maybe come back with a draft language, which we could work with the Advisory Planning Commission on as well, but that's a relatively straightforward word, if I can use that term.”
    • [3:17:52] “-3 is specific to your official community plan identifying that you may want to use a development approval information bylaw, that's the DAI bylaw we spoke about earlier, to require a higher level of information prior to a proposal being advanced through the legislative review.”

  15. Gambier Island Local Trust Committee regular meeting, April 29, 2024

    2024-04-29 · 346 lines

    • [0:47:47] “And of course, that's not closing the door on further public comment, but you do need to have a starting point. And it's incredibly valuable that you have such specific prioritized recommendations from the nation to justify moving forward and assist your community in understanding your role as a local government to embed that as part of this project being launched into its next step.”
    • [1:22:45] “What does this look like to work cooperatively with others in advancing these because the nation has identified these as a high priority and you have a role to play to support that potentially by elevating the importance of it with the other partners in local governance in the Howe Sound.”
    • [1:28:15] “And that document or that report is then also very useful for members of the public who are following along who wish to see what analysis you used to come to the conclusion to either advance that to a draft by-law stage or to decide to not include in the next phase of the project.”

  16. Thetis Island Local Trust Committee regular meeting, February 6, 2024

    2024-02-06 · 145 lines

    • [1:04:26] “And, you know, at this point in time, I think through my analysis, I would not recommend that the opting in prior to a better analysis of the implications is provided to you. However, that is to your discretion. So I will remain online if you have any questions for me. I'm sorry, we don't have more information to provide you at this late stage in the process as the whole province's planning staff are all rushing to advise their elected officials.”
    • [1:00:26] “So there is an opportunity for somebody to have multiple rentals, which would not be consistent with the provincial legislation. So that's something that would need to be dealt with.”
    • [1:00:58] “And then in your associated islands, you do have clarity around the owner being in residence to operate that limited economic benefit up to 14 days, which is fine.”

  17. Hornby Island Local Trust Committee regular meeting, December 13, 2023

    2023-12-13 · 130 lines

    • [2:33:55] “I'm recommending that you do not give first reading to the draft official community plan amendments that were drafted based on your direction at the last meeting to prohibit short-term vacation rentals and include the housing changes as per the project charter that's included in the package.”
    • [2:42:39] “But there just wasn't sufficient time to prepare that for this meeting due to the clarity or lack thereof of how this was going to impact all the LTCs and the Trust Federation and Trust Council just recently received this information as of last week as well.”
    • [2:42:10] “If you feel you need more time for the vacation rental piece, you can separate that out, proceed with the housing portions and the other updates to expedite those changes while you sort out the vacation rental portion.”

  18. Hornby Island Local Trust Committee regular meeting, September 8, 2023

    2023-09-08 · 302 lines

    • [2:19:19] “from my understanding, like I said, the regional planning manager can draft a draft letter for the LTC to sign, a letter of support, a very simple, straightforward letter of support that isn't as specific as the draft letter that High Seat provided.”
    • [0:55:06] “This report is intended to address previous LTC direction requesting staff to work with the proponent, Rogers, on a report regarding steps that the proponent has taken to date and their consistency with the 4MD antenna strategy.”
    • [1:42:46] “so the funding application or the call for applications you can individually determine that that's something that the Hornby Island local trust committee would like to take part in I think there's only one local”

  19. Gambier Island Local Trust Committee regular meeting, August 29, 2023

    2023-08-29 · 21 lines

    • [2:58:36] “so we've worked out in our letter of agreement, the approximate hours for the work with us. And that includes one potential community information type meeting that they can participate in on with staff.”
    • [2:59:10] “of where we're at and the justification for the types of recommendations that the LTC is considering”
    • [2:56:29] “you other than what's in the memorandum. This is the status of the updates that I'll be providing”

  20. Islands Trust Conservancy Board regular meeting, July 20, 2023

    2023-07-20 · 111 lines

    • [3:01:51] “And the second, to add this development permit area steep slopes to your project list for updating as a major project or minor project in the near future.”
    • [3:05:43] “One is not applicable for this application, so there's only one guideline that the application needs to meet.”
    • [3:05:54] “Otherwise, that whole DPA needs to be overhauled to reflect the accurate parameters of your intention.”

  21. Gambier Island Local Trust Committee regular meeting, June 20, 2023

    2023-06-20 · 184 lines

    • [2:53:43] “So you'll see in the budget cycle, because we still haven't confirmed with Squamish what that capacity funding is, I would be bringing that back to you once we've got the confirmation and we'd update the project charter again at that time.”
    • [2:49:15] “I think that the August meeting, if we're not able to provide you with, you know, the intended outcome is that by August, we've actually got an action plan that we can present to you about what we're doing with Squamish specifically.”
    • [2:53:31] “your project charter is a living document and that it will need to be updated and changed as we move forward to more accurately reflect not just the timeline and the work plan, but also budget implications as well.”

  22. Hornby Island Local Trust Committee regular meeting, June 16, 2023

    2023-06-16 · 277 lines

    • [1:29:16] “I would like to add an extra bullet at the bottom that would specify the development of a communication mail out perhaps on digital or mail out or both post adoption of the bylaws to ensure that the community has access to next steps of what the implications are of these changes.”
    • [1:26:57] “Before we endorse or recommend that you endorse them as a solution for Hornby Island, each island does have a few specific nuances that they need to consider. So whichever ones we feel are likely the most appropriate for Hornby is what we would present.”
    • [1:03:39] “Because we're using your project funding to assist the nation in actually identifying how much time do their staff need to do this and providing financial compensation in essence for that.”

  23. Hornby Island Local Trust Committee special meeting, April 17, 2023

    2023-04-17 · 120 lines

    • [1:03:28] “So if you're asking staff to provide recommendations based on the consultant's recommendations and the APC's recommendations, based on an analysis of, I'd like some direction on what it is, the analysis that you'd like me to do to give you those recommendations for next steps.”
    • [1:03:46] “Absolutely, I can provide recommendations on process, how much time it's going to take to do drafting based on the consultant's recommendations and topics, but we do need some clarity as to which direction you're headed for the community engagement piece.”
    • [1:04:19] “That's the scope of changes that we need to know what is your what's your appetite to draft the baseline bylaw that would then become the basis of all our community engagement.”

  24. Hornby Island Local Trust Committee regular meeting, March 24, 2023

    2023-03-24 · 294 lines

    • [1:23:34] “And it's also helpful for the local trust committee to remind themselves when they're right before a meeting is to go through and see what's been posted in case they were missed on an email chain or something and to decide if they need to take any action at the next meeting around specific requests that have been made.”
    • [1:10:12] “much like your project pages and application pages where we can just continually post and ensure chronological order of correspondence when it comes in.”
    • [0:40:44] “Through the Chair, the letters are all being coordinated through the Trust Area Services staff. You will definitely see a copy of it before it's sent.”

  25. Hornby Island Local Trust Committee community information meeting, February 27, 2023

    2023-02-27 · 101 lines

    • [0:00:36] “Okay, so just in terms of the public's participation in this next step on the screen, for those of you who are watching, if you want to get a little bit closer so you have mouse clickability, yeah, I'll be launching the poll, so there'll be, sorry,”
    • [0:01:13] “So for those of you who are able to, there'll be a question on the screen. I'm just going to check to see that it's visible to the participants.”
    • [0:05:40] “information meeting, and 11% writing a letter to the local trust committee, and 27% and none of the”

  26. Denman Island Local Trust Committee public hearing, October 6, 2022

    2022-10-06 · 44 lines

    • [0:38:49] “So the word feedlot was used a lot, but the intensive use of the land for storing, housing, congregating those animals versus the legitimate need for people to have fencing for deer fencing reasons,”
    • [0:39:03] “because they have either landscaping or crops that they're growing legitimately in those areas, which is permitted with the ministry bylaw standards.”
    • [0:45:30] “find the problem with that is and and that's what i recall marnie eggin and i looking at early on in”

  27. Denman Island Local Trust Committee regular meeting, May 31, 2022

    2022-05-31 · 230 lines

    • [2:21:50] “don't know what it adds to it in terms of bylaw amendments that the consultant would need to undertake so it's not contemplated as part of the contract to sort of look at the nuances of that zone or expand that city provisions or geographically or that you're engaged with that particular property owner specifically or went on that particular property so that part would have to be undertaken by staff.”
    • [1:38:40] “And I think the existence of the housing agreement hasn't been communicated clearly enough that that registered covenant that sits on the title is the very first piece that separates this from any other housing amendment in terms of it is there for those people, qualified occupants that are in the greatest need.”
    • [2:11:46] “right. So the point of the special meeting would be to present the report. You could definitely insert in the schedule agenda a town hall portion if you wanted to ensure that there's an opportunity for people to speak to you or to the consultant or ask questions.”

  28. Denman Island Local Trust Committee community information meeting, May 30, 2022

    2022-05-30 · 537 lines

    • [1:29:11] “affordable housing are one zone. The bylaws were referred to one adjacent local trust committee, which was Hornby Island, the three regional agencies, three non-agencies and 17 First Nations, and the referral responses are contained in the public hearing binder. There were no concerns from the Comox Valley Regional District or the Hornby Island Local Trust Committee.”
    • [0:39:38] “But it is a commitment to install the data logger, to download the data, submit it to the Islands Trust, but that's part of what's been determined as how to supplement this application, the applicant degree, that that would be the best foot forward to assure the community that if there was a problem, it would be caught early as opposed to after there's a problem.”
    • [0:53:32] “Exactly, perhaps the trustees can call 110 rings a bell, people living far below suitable housing on the island already, that was four years ago data, so we know that incrementally most of the island communities are not seeing a decrease in that, so the need is greater than the supply that's being proposed today, under this application.”

  29. Denman Island Local Trust Committee public hearing, April 29, 2022

    2022-04-29 · 235 lines

    • [1:50:29] “The references that you had used were distributed square footage or similar approaches, so we could use that wording if you wanted, but yeah, just flexible zoning for housing would likely be a better term that we could use there.”
    • [0:13:05] “So the staff report summarizes some of the key pieces related to the technical documentation that you've received from the provincial hydrogeological review, which is attachment seven.”
    • [0:12:59] “And it's correspondence, informal correspondence between the applicant and the provincial department.”

  30. Denman Island Local Trust Committee regular meeting, March 22, 2022

    2022-03-22 · 615 lines

    • [3:06:12] “project either for the regional planning team or through our current sort of planning staff resources it's unclear as of yesterday when I asked for some direction on this who does this work for you it could be a consultant that undertakes the work and works with a specific task force or your advisory commission whatever framework you decide is going to address the issues best and what we can do for your main meeting is at least prepare that first document that”
    • [2:08:30] “Yes, because that staff report and all the supporting documents in that report then become part of the public hearing package so it's not great to have the meeting and the public hearing within two weeks of each other because we're already preparing the notifications with a public hearing planner within three weeks of public hearing.”
    • [2:44:29] “And this deals specifically with cleaning up both the R27, which is the donor parcel, and the R28, which is the receiver parcel on Danes Road, to allow for the flexibility outside of the density transfer to treat them as if they were any other R2 zone parcel in terms of housing.”

  31. Gabriola Island Local Trust Committee regular meeting, March 3, 2022

    2022-03-03 · 260 lines

    • [4:02:30] “So we're looking at really low cost sort of outreach starting into the new fiscal because I'm actually not sure what follow-up would be in the budget for the new fiscal for this particular line item in your projects.”
    • [1:54:08] “So the recommendation is that the local trust committee request staff to advise TELUS that you concur with the consultation as submitted for the tower on South Road, which is shown in figure one of the staff report.”
    • [4:06:24] “We're reviewing your project list, which you have the opportunity to do in every meeting to determine what your top priorities are, how you're advancing any particular element of it.”

  32. Islands Trust Conservancy Board regular meeting, February 22, 2022

    2022-02-22 · 323 lines

    • [0:47:32] “So they may decide that this is a great candidate for a density donation, where they would not create a second dwelling or allow for that to be permitted in the future, and instead keep the property under one title and parcel, or have zoning applied onto that vacant lot so that only one dwelling is permitted for that zone, and then they could deposit one density into the density bank.”
    • [0:46:54] “The other example I'll give you is a residential property that is developed with the dwelling, and it's adjacent to an undeveloped lot that's owned by the same people that have the dwelling, and they've been using and enjoying that second vacant lot as an extension of their property.”
    • [0:46:34] “So by doing that and donating into the bank, we would have a deposit of one density, and this property would have a site-specific zone that would therefore indicate that it was part of a density donation and that it has one density or whatever the number is remaining on that site.”

  33. Denman Island Local Trust Committee community information meeting, February 15, 2022

    2022-02-15 · 462 lines

    • [0:40:48] “So that we can sort out the data entry part. Ideally, we would be focusing on participation electronically. It really does save a lot of time for the data entry. However, we understand a lot of folks really enjoy the tangible paper exercise and we're used to it and we'll deal with it.”
    • [1:57:02] “So that we would amend the OCP, we would basically be taking out this plan. That's the only change to this bylaw. But creating a site-specific R2-8 zone with the similar restrictions and regulations that you currently have as a proposed R1-5 zone.”
    • [1:46:53] “Whereas for bylaw 242, the land use bylaw amendments, we know that there might be some additional changes up until the time of a public hearing or post public hearing, and that you're still waiting for additional information.”

  34. Denman Island Local Trust Committee special meeting, January 13, 2022

    2022-01-13 · 325 lines

    • [0:15:04] “And the reason for all this density dancing across the island is to allow the Dunman Housing Association with the applicant to gain possession of this particular property in the village, which is currently owned by a local resident, and all three pieces of this density transfer would need to be approved in order for the affordable housing portion to be possible.”
    • [0:13:21] “So there are three separate areas of Denman Island that are highlighted here in yellow that are part of this application to enable this affordable housing proposal specifically and they all work together so we can't tease any of these out separately.”
    • [0:13:48] “Three densities from this parcel from the non-agricultural land reserve portion of the property are proposed to be removed and transferred to the north end of the island for market housing, not intended for affordable housing.”

  35. Gabriola Island Local Trust Committee special meeting, November 25, 2021

    2021-11-25 · 176 lines

    • [2:52:12] “Yeah, you can pause and we'll take that as direction that we're not going to take it off your priority list. We're not going to prepare anything for your January 27th meeting necessarily, but that at that meeting, there'll be a discussion about potential next steps and perhaps between now and then you will have heard some interesting input or opportunities that you wish to incorporate into your discussion.”
    • [2:44:00] “We can obviously suggest that there be a standalone section on your project website, hopefully, with the new website that's still possible,”
    • [0:45:27] “So that's lot C, D, E, and F would all require that waiver to accommodate the panhandle access off of Seymour Road.”

  36. Denman Island Local Trust Committee community information meeting, November 2, 2021

    2021-11-02 · 296 lines

    • [1:16:49] “So it all depends on the substance of the input they receive versus how much time things take, because they need to be able to interpret that information and decide for themselves if the bylaws reflect those issues, or if there's improvements that need to be made, and how long will it take to draft those changes?”
    • [1:29:41] “So, the definition of the carryover from the bylaws 233-234 that you've already given third reading to and you're waiting to come back for adoption.”
    • [0:51:17] “The staff doesn't feel that there's insufficient information in this regard to support the density that's being proposed.”

  37. Islands Trust Council regular meeting, October 21, 2021

    2021-10-21 · 158 lines

    • [2:01:49] “We've already done some customized mapping for them for their own stewardship nature stewards program, which is also something that will be tying into so that, you know, we're dovetailing on all these regional efforts and not working in a vacuum, but ensuring that everybody has access to those options.”
    • [2:05:55] “that was part of our pitch to you for this project to be endorsed is that your budget would be covering the cost of the covenant drafting so that it's a template that can be utilized for multiple properties and the registration of those covenants being absorbed by your project budget.”
    • [2:06:15] “So that's why the timeliness of this project is to ensure that anyone who's interested right now, there's actually money associated with this project coming from your budget to cover those costs, whereas typically, you know, that's not the case.”

  38. Gambier Island Local Trust Committee community information meeting, October 14, 2021

    2021-10-14 · 72 lines

    • [0:30:58] “Hollweg, So subsequent to the development permit application as part of the larger subdivision application.”
    • [0:36:41] “the others are interior and but they are proposing a new front lot line in that case and the existing”
    • [0:32:13] “have no adjacent neighboring property impacts as you know this is a rural remote strata subdivision”

  39. Gambier Island Local Trust Committee community information meeting, September 29, 2021

    2021-09-29 · 182 lines

    • [0:49:49] “And so despite the fact that they were repeatedly advised by staff that this project was still deficient by not addressing the setbacks, it took an application coming forward to really illustrate the potential situation of having multiple, you know, 90 shoreline modification applications coming forward at some point to protect infrastructure that just isn't ever going to be relocated as redevelopment occurs.”
    • [0:37:01] “This means that moving forward, there's a few extra steps that might need to happen to contemplate where else and how else can redevelopment of these small lots happen that takes into account the objectives of this development permit area and the rationale for this setback.”
    • [0:49:34] “No, more in general terms, I'll just add that the local trust committee at any point in their project charter development or in their project development can reevaluate the scope or the direction of a project.”

  40. Denman Island Local Trust Committee meeting, September 7, 2021

    2021-09-07 · 50 lines

    • [0:28:59] “The applicant is not participating in the meeting from what I can tell, but these were all vetted with the DCLTA prior to the report being prepared and distributed to you.”
    • [0:29:13] “So if you have any questions about these changes, I'm happy to address them, reminding you again that we are post-public hearing.”
    • [2:13:19] “clarifying what the obligations of the local trust committee are for this sponsored type of event”

  41. Islands Trust Executive Committee regular meeting, July 29, 2021

    2021-07-29 · 253 lines

    • [3:58:08] “great critiques and possible suggestions that we can include so we'll be doing that in September, and possibly re referring to them, a methodology for an actual donation clinic, which would be a one stop event for folks to come and get information about all”
    • [4:13:07] “It would be far more strategic in terms of identifying the desired outcomes of all the partners and the roles that they can play to impact, positively impact those areas of housing, environment, freshwater conservation.”
    • [4:28:19] “It could be a number of things, but the whole point of articulating some targets, the same as with conservation, is what percentage of a land base do you need to support biodiversity, for example?”

  42. Denman Island Local Trust Committee community information meeting, July 6, 2021

    2021-07-06 · 600 lines

    • [3:53:25] “So we can create the sort of skeleton policy and regulatory changes for you and then fine tune them with the limited volunteer capacity of your commission and really use them for that technical piece versus sort of this generic, what do you think of this proposal when we already have a really good sense there's a lot of community support and interest in this advancing, but everybody is going to be most interested in what does that look like in terms of the changes.”
    • [1:14:30] “The LTC also requested staff to work with the applicant to add a phrase regarding the ability to adapt the tenant selection procedure specifically related to the ability for people to stay in the dwelling units regardless of the level of care that might be needed so that the applicant has also addressed that particular request and the changes as per the recommendations on the first page of this report.”
    • [3:03:59] “So we are evolving the freshwater sustainability strategy for the northern region as a key informative piece to staff's recommendation that you require this level of detail and information from anybody who's proposing any increase of density in any location so that everybody understands what's being asked and how this water would be used.”

  43. Islands Trust Council regular meeting, June 17, 2021

    2021-06-17 · 384 lines

    • [4:07:18] “So there's a real partnership opportunity with GALT, who's working with the Trust Conservancy, just for Gabriela to make that abundantly clear and make sure that any mapping products coming out of this potential project are usable by GALT, as well as your efforts to really explore who are these landowners, where are they, and what are the mechanisms to ensure that if they wish to do this, that that can be expedited and, you know, financially supported by this project budget.”
    • [5:15:07] “then that may assist in offsetting some of the costs related to the outreach for those individual parcel owners and any resulting legal advice that we need to acquire in order to ensure that we're looking at all the right tools for secondary suite provisions on lots where restrictive covenants might need to be used.”
    • [1:07:42] “Councillor Wendy Gaertner- dates be vetted through the planner prior to being shared with the LTC to make sure that we're not compromising your ability to give final reading to those bylaws when they're presented if any of this is considered new information that could influence your final decision.”

  44. Gambier Island Local Trust Committee regular meeting, May 27, 2021

    2021-05-27 · 176 lines

    • [2:43:08] “The applicant has provided the geotechnical assessment report, which is attached to the draft permit, as well as the environmental assessment report to support the application, which both reports do.”
    • [2:43:20] “An archaeological assessment has also been provided by the applicant, which is not part of your public package, and that's been submitted to the ARC branch as well in process for a permit.”
    • [3:03:34] “to to justify some of those travel costs for these types of things so we do rely on the professionals”

  45. Gabriola Island Local Trust Committee regular meeting, May 13, 2021

    2021-05-13 · 257 lines

    • [1:45:49] “We applaud them for seeking clarity prior to the application about these potential growth and expansion of the site to include some of these activities, because it's important that these conversations happen to highlight, you know, where the issues are to make sure that these uses can be continued for the duration of the operations.”
    • [2:00:11] “So the applicants I understand though by the time they've submitted an application have constructed the building and are using the building for whatever range of uses, you know, manufacturing dog beds aside there's a whole bunch of other things that can happen in that building to lead up to that.”
    • [1:47:08] “So at this point, you know, with no definition of recycling center, what we know can be permitted is everything that's not in the light industrial zone in terms of the processing manufacturing and not in the commercial zone in terms of retail sale.”

  46. Denman Island Local Trust Committee community information meeting, May 4, 2021

    2021-05-04 · 82 lines

    • [0:42:38] “now experiencing with the housing agreement which was fast-tracked so just to balance the perspective”
    • [1:01:33] “on may 1st and we would encourage you to consider this opportunity today to direct us to thank those”
    • [1:11:39] “the covenant and the housing agreement for changes that need to be presented back to the local trust”

  47. Gabriola Island Local Trust Committee regular meeting, April 15, 2021

    2021-04-15 · 247 lines

    • [3:24:36] “And so that's where we require some direction and some clarity on how to leverage Federation resources to advance this project, as we would also concur with the project budget of $4,000, which is what it stands in this new fiscal, would be insufficient to tackle any number of items, but could theoretically tackle one small piece of the recommendations that are”
    • [3:45:26] “Yeah, the other the other is to, for example, your Gabriel land use bylaw doesn't specify the potable water requirements for a subdivision to be approved.”
    • [3:24:12] “There's an exhaustive list of the other options and considerations that the HAPC wanted the LTC to consider in developing the next phases of the project.”

  48. Denman Island Local Trust Committee community information meeting, March 16, 2021

    2021-03-16 · 301 lines

    • [1:26:51] “I can share the screen with the suggested resolutions for each of those depending on the order you wish to go with, but I have no suggested changes for 233 and 234.”
    • [4:02:31] “file is now being taken from one staff person and reassigned to another and that's done by management”
    • [4:03:08] “for sure it might be resourcing issues it could be any number of factors so for each case if there's”

  49. Denman Island Local Trust Committee public hearing, March 15, 2021

    2021-03-15 · 177 lines

    • [0:35:45] “The purpose of bylaw number 234 to amend the land use bylaw is to rezone the subject property parcel to two new site-specific A15 and affordable housing R42 zones to allow for subdivision and an increase in density in the R42 zone, permitting seniors affordable housing duplexes by way of a residential rental tenure zone and changing the proof of potable water requirements required at the time of subdivision.”
    • [0:35:21] “So the purpose of proposed bylaw 233 to amend the OCP is to include new housing objectives to protect and enhance the supply and quality of rental housing for low-income households, add new policies supporting affordable housing and requiring new dwellings, permitted through a rezoning application to meet minimum BC energy step code requirements.”
    • [0:16:02] “And so the LTC may be asked to consider changing the covenant wording to require fencing along the entire southern property line and driveway portion for all the other adjacent properties in this location.”

  50. Gabriola Island Local Trust Committee regular meeting, March 4, 2021

    2021-03-04 · 396 lines

    • [3:37:18] “And that orange line delineates the current fill or the current, sorry, substrate of the bay in both locations so that you can see the amount of material that would be required to accommodate that additional lane.”
    • [1:09:20] “levels of the querying of the GIS system that I don't want to ask the GIS department to do at this point if it's not going to be instrumental to advance your project in a certain direction.”
    • [1:16:49] “And really, once your project gets going, that's when I'll be looking for specific resolutions pertaining to data layers and analysis based on those documents.”

  51. Denman Island Local Trust Committee special meeting, March 2, 2021

    2021-03-02 · 346 lines

    • [0:07:39] “So the whole purpose of tonight is to make sure that we are informing you of the proposed bylaws that are being considered by our elected officials and all the details of the application that are relevant so that you can determine whether your interests are affected.”
    • [0:23:34] “The Denman Island Fire Rescue comments were specific to access to the property being established through the dedicated road and an adequate turnaround being established for their vehicles and the need for a fire safety plan, adequate fire control and extinguishment.”
    • [0:23:20] “So I'll just summarize in general terms, some of the responses that we received include comments from Island Health pertaining to the sewage disposal system needing to meet the provincial requirements for the subdivision to be approved.”

  52. Denman Island Local Trust Committee community information meeting, January 19, 2021

    2021-01-19 · 391 lines

    • [2:34:30] “Yes, I don't know the doability of it, but you could just strike out during the March 16, 2020 regularly scheduled business meeting.”
    • [3:24:36] “like to send that letter out soon, if it's time sensitive, I'd highly recommend you draft it and send it.”
    • [0:56:48] “community paper or via posting to our applications page or any social media outlets that the trustees”