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Um I would like to see the approval of
the agenda if there's any conflict of de

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of interest declaration.
>> I have

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» go ahead.
>> Thank you. I'm going to declare a

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conflict of interest. Um, since this is
council business and this is a decision

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that will be made by council, I'm going
to declare conflict because my son works

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for the oyster company in question.
>> Okay.

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» Okay.
>> Thank you.

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» So, I am going to actually
leave the room.

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» All right. So before I start this
meeting, before we go beyond the uh

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presentation, I'd like to read how this
public hearing is managed. So good good

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evening everybody. Thank you for
attending and the public as well.

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Tonight's public hearing gives council
an opportunity to listen to public input

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and consider it when making a decision.
The decision on the development

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agreement does not happen during the
public hearing. It will be brought back

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up during the regular agenda at the time
council can choose or make a decision or

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to defer. We will begin this evening
with a brief presentation on the

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proposed development from our director
of protective services Renee Jedri.

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Following the presentation we will hear
comments from members of the public.

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After the public hearing we will take
five or 10 minutes recess and start the

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executive meeting. We ask that all
comments be relevant, respectful, and

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specific to the development itself,
which is to bring the existing use of

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public of subject public property,
sorry, into compliance with the existing

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municipality planning documents to
ensure everyone has an opportunity to be

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heard. Speaking time will be limited to
three to five minutes per speaker.

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Again, thank you for attending and we
will begin with a presentation from

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Renee. And I just want to remind that
this is not a debate

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uh of council. This is strictly uh to
hear what the public has to say and what

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Renee has to say. Take it Renee.
>> Mr.

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» Everybody.
>> Okay. Yeah. I thought it was good. Uh

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tonight we are presenting the
development agreement application for

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the marine related agriculture use on
the property at 6592

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highway 3. Uh property identification
number is 90341140

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Neilbrook. This is public hearing
scheduled for today January 29th 2026.

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I'll walk you through the application
details, the policy context and public

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engagement and then and the next steps.
So, we have the application details. Um,

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the applicant is seeking a development
agreement to bring the long-standing

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agriculture activities into compliance
with the current municipal planning

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documents. These operations have been in
place since 1995. The applicant also

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owns properties directly east and west
of the subject site. Note that some

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aspects including driveway access to
Highway 3, activities on Eel Lake

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agriculture licensing and operations
fall under provincial regulations.

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This application is limited solely to
the property previously identified on

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slide one and any other property would
be subject to the same application

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process.
Uh the subject property is approximately

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93 hectares with nearly 293 ft of
frontage. Current use includes sorting

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and grading building associated with
marine related aquaculture operations.

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The remainder of the property is well
treed and vacant.

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Access is provided through the adjacent
property which is under the same

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ownership connecting to highway 3.
The property is located within the

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coastal communities CC designation in
the municipal planning strategy which

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I'll refer to MPS which supports a broad
mix of residential, commercial,

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recreational, agriculture, forestry and
light industrial uses. This reflects a

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diverse nature of a argal coastal
landscape. The CC zone accommodates

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traditional coastal industries such as
agriculture alongside housing and other

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other compatible uses.
This zoning approaches approach

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recognized that many Argos coastal
community functions as mixeduse areas

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similar to rural centers but tailored to
coastal conditions. The property was

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recently subdivided to separate the
resident from the business.

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Um policy considerations would be staff
evaluated the proposal again against the

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municipal planning strategy with
detailed review included on slide 9 and

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10. The coastal community designation
allows council to consider amendments

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through development agreements.
Therefore, no municipal planning

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strategy amendments is required. This
application is specifically evaluated

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under policy 3.3.7
of the MPS agriculture indooroutdoor.

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The development agreement addresses only
landbased components. The municipality

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does not regulate in lake agriculture
practices.

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The area along Highway 3 includes a
variety of uses under coastal community

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designations including other
agricultural operations around Eel Lake.

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Surrounding lots include residential
uses under the same ownership as the

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subject property. Um, directly to the
west of this property is currently zoned

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coastal community industrial. Staff have
reviewed proposal relation to policy

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intent and surrounding land use
contexts.

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Um, so we followed the all public
participation requirements in the

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municipal planning strategy. A
notification sign was installed on the

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property May 16, 2025. A public notice
has appeared in January 1st and January

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15th issue of the Tri County Vanguard.
And then a notice of public hearing was

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mailed to property owners uh within 152
meters um or 500 ft. We rounded up in

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the conversion. Um, public hearing is
required under section 206 of the

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Municipal Government Act and council's
decision is subject to a right of

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appeal.
Uh, so staff is continuing to accept and

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review public feedback and as it's
received, council uh scheduled tonight's

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public hearing. Uh, the notices were
mailed to the property owners and we

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only received one inquiry about the
sign. After the explanation, the prop uh

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they provided no comments. Uh one
property owner raised uh preference that

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delivery trucks pull fully onto the
property when loading unloading.

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However, they expressed full support of
the development. Um after the public

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hearing, council may choose to approve
or refuse or uh table the development

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agreement. And slides nine and 10 just
uh identify the policies that uh it

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meets that this development agreement
meets.

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Thank you.
>> That's it for you. That's it. Okay. We

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have uh Dale Pachce online who would
like to speak.

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Hi Dale.

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We can't hear you. Can you hear us?

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You're still on mute.

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» Can we have Leah try to speak to see if
we can hear her speak?

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There.
>> Try it.

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Hang on one second, guys.

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Okay, Dale, you should be good to go
now. Try again, please.

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» Can you hear me now?
>> Yes, we can.

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» Okay. Okay. Um,
this was kind of new to us.

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We had a notice that was dropped off in
our back door in the rain around 11:00

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at night. We only found it the following
day. And my concern is for the safety of

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vehicles going up the hill from my
place. And there's a curve here. And

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it's very dangerous to have that
18-wheeler parked in the road to unload

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and load
the pro produce.

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And um that was one of my main concerns.
But the

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the main thing is we always seem to be
the last ones to find out and

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everything's approved by the time we
found out about it.

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So I'm quite disappointed with the
municipality, right? I know this is just

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about the bylaw, but uh
it's been it started a long time,

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two years going and we we feel like we
don't have a voice anymore in this

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municipality. It's just industry and the
residents don't have a voice anymore.

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So, I'm hoping there's a an
investigation going on on 16 COIs, and I

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don't believe that this should be
approved until the COIs have been

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00:11:04,079 --> 00:11:11,760
investigated properly.
>> So,

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that's what I have to say.
>> Thank you, Dale.

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Okay, next we have Leah Lewis.

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00:11:23,279 --> 00:11:26,600
» No comment.

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00:11:27,200 --> 00:11:37,560
» Thank you, Leah.
Um,

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I guess there's no other comments.

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Is he is he registered?
>> He's not on.

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So, we can move to a journ

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as a suggestion if there's somebody um
we we don't have of one person that's

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registered that's not online as of yet.
Um I don't know maybe if you want to I

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mean I I know we can't delay
indefinitely the the public hearing but

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there are other people in the in here in
the crowd that may wish to speak.

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» Okay.
>> And so that may allow for the person who

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registered enough time to join.
I'm just I'm making the suggestion in

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support of
>> you know sometimes things happen and

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» sometimes technology is an issue and I
just I'm just trying to buy the general

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person time that's all.
>> So does anybody in the audience wish to

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00:12:47,440 --> 00:12:50,440
speak?

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We have nobody.

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» Does council want to wait?
>> I'd just like to speak one thing.

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He said,
>> um, just just wondering about the states

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that the notice was dropped off in the
rain around 11:00 or so at night or that

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00:13:11,519 --> 00:13:18,079
she found it in the rain. Just wondering
if we have a policy or what the policy

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00:13:15,440 --> 00:13:22,160
is for dropping off these notices and if
this one may have been dropped off

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00:13:19,760 --> 00:13:26,959
earlier. I I just I'd just like to know
what for

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00:13:24,320 --> 00:13:31,760
for just to know that's all what we do
there. How we do it. See you.

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00:13:28,959 --> 00:13:31,760
» Thank you.

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00:13:32,000 --> 00:13:37,760
Yeah, respectfully. Uh because we're
still in the public hearing, I believe

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00:13:35,120 --> 00:13:40,880
the most appropriate thing is to hang on
to that question and then we will give

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00:13:39,360 --> 00:13:43,920
it the proper answer at the time that
it's discussed in the meeting. Uh the

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00:13:42,639 --> 00:13:48,240
purpose right now is to make sure that
the public has a chance to. So any sort

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00:13:46,320 --> 00:13:51,360
of clarification questions of that
nature, we will deal with uh on the

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00:13:49,920 --> 00:13:53,760
agenda item if that's okay.
>> Perfect. Okay. Thank you.

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00:13:52,639 --> 00:13:56,920
» We won't forget.
>> Thank you.

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00:14:00,560 --> 00:14:09,079
So I expected uh
more questions than this. I don't know

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00:14:05,600 --> 00:14:09,079
if we can wait.

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00:14:11,760 --> 00:14:20,480
I guess we adjourn this meeting.
Okay.

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00:14:17,040 --> 00:14:26,240
Thank you. So we will move on to our uh
regular executive meeting.

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00:14:24,639 --> 00:14:27,920
» Yeah. We just Mr. Chair.
>> Oh yeah. We need a

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00:14:27,199 --> 00:14:31,279
» we need a reset.
>> We need a recess

155
00:14:28,880 --> 00:14:33,760
» on the a reset on the technology so that
the technology can work for the new

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00:14:33,120 --> 00:14:38,160
meeting.
>> So we'll take five 10 minutes five

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00:14:36,560 --> 00:14:41,480
minutes should be
>> take a recess.