Mr. Mayor, you are now live. I like to begin
by acknowledging we're gathered here today. On the nutritional lands,
the quest and people with the corn being present, I'd
like to call this? Public and statutory hearing meeting to
order at 07:00 p.m. Our first item at business is
approval of the agenda. Do I have a mover moved
by? Councilor stash. Seconded by councilor Finley. Any discussion? All
in favor and opposed? None. Opposed. Motion carries. We have
two public hearings scheduled for today, and the explanation being
provided applies to both public hearings. All attendees are advised
that the hearing is being live streamed and recorded with
a copy of the recording to be posted to North
Couch and's website following the hearing. Any written submissions received
during the public hearing will perform part of the public
hearing record and at the conclusion of the hearing, all
submissions will be retained in the vault. At the municipal
hall for permanent retention. The public are invited to examine
the public hearing binder located outside council chambers, or they
can examine it in electronic form on North Couchen's website.
Triple W Northcoach, ca publicherings. I'll also note that the
public hearing procedures in council policy states that no further
verbal or written presentations will be received by any member
of council following the adjournment of a public hearing. And
the council may receive technical information from its own staff.
The order of business for this public hearing shall be
conducted as follows. Staff may present an introduction. And overview
of the proposal. Council. Glen asked questions to staff. The
applicant will be invited to speak and following this, the
corporate officer will provide a summary of the correspondence received
and published in tonight's agenda. We'll then invite members from.
Invite comments from members of the public. And once there
are no further comments from the public, I'll ask three
times if anyone else wishes to speak. If no one
else speaks, I'll provide staff and the applicant an opportunity
to respond to new information or factual matters raised. Following
this, I'll close the public hearing and we will return
to the regular council meeting. To consider third reading and
possible adoption of the bylaw. I'll now call the first
public hearing to order for zoning amendment bylaw number 4037-3925.
Couch and Lake Road at. I'll now invite Pablo Gola,
manager, development planning, to introduce the proposal. Good
evening, mayor and council. This presentation outlines zoning bylaw amendment
application number ZB. Two. And the associated Zoning amendment, bylaw
number 4037 for 3925 Calvinchen Lake Road. The subject property
is 0.8 ha or two acres in area and currently
contains a single family home in several agricultural buildings. The
property is located within the agricultural land reserve. In this
2024 satellite image of the property we see depicted the
building in the south end. Of the property as a
single family dwelling, and the white building in the center
is currently existing. Barn. The property is zoned as rural
zone a two, which supports agricultural. Sorry, agricultural. Agricultural storage
and greenhouse uses, among others. The rezoning application proposes a
site specific amendment to the rural zone by permitting a
non soil based cannabis production facility with a maximum gross
floor area of 200, couch and lake road should the
application not be supported by council? The applicant would be
permitted to construct a soil based cannabis production facility on
the property. Upon conclusion of the public hearing, council may
consider third reading of zoning amendment by law number 4037.
Thank you. Thank you, council. Any questions for staff? Sir.
Councilor Kalio. Your hands up. Did you have a question
for Steph? Sorry, mira. I forgot to take it down.
Yeah, no problem. So I'll now invite the applicants, Megan
Tenpenny and Shay Donald, the opportunity to present their proposal
and to respond any questions from council.
I think that Mike might not be on. Okay. Hello,
mayor and council. My name is Megan Tripenning, and I'm
the owner. Of 3925 couch and Lake Road, along with
my husband, Shay Donald. Tonight I'm going to summarize the
neighborhood engagement that we undertook what we heard and return
back to the matter at hand. Land use. Since our
first and second reading, we became aware of organized opposition
to our proposal in the neighborhood. Despite our neighbor's suggestions
that this group meet with us, that did not occur.
Even so, we undertook our engagement as planned, first and
foremost. Our objective was relationship building. We want people to
know who we are, how to reach us, and to
be accountable if issues arise now or in the future.
If this was to be approved, we doorknocked. There we
go. We door knock to every property within 300 meters
of our site. We provided written information on the zoning
amendment, how to reach us. Supplemental information on a website,
including the site plans, an invitation to an open house,
and information on this public hearing as well. When people
were available, we stayed, we talked, we answered questions, and
when they were not available. We left information. We hosted
an open house at Vimmie hall on January 13 from
five to eight. People attended. Which represented five households. Our
immediate neighbors were in attendance. What we heard fell into
three broad buckets. Folks who were supportive, neither supportive or
unsupportive or unsupportive of our proposal. Folks who were supportive,
regularly categorized this as farm use, and they expressed appreciation
for local agricultural businesses. Those who. Are neither supportive or
unsupportive, had questions that we could answer and address or
they were very unconcerned with what we do on our
own property. Folks who were unsupportive tended to have two
main types of concerns. The first related to potential nuisances
sound. Light. Smell and traffic. These we discussed in our
first and second reading, and we shared our plans with
our neighbors to mitigate these concerns. Also to be compliant
with Health Canada, we have to ameliorate smell. Traffic is
not expected to increase as a result of this project
because this is going to be a business to business
farm operation and not retail. The second bucket of concerns
has to do with the unknown. Things like. Pressures of
development in the area, things like property values. And what
would happen if Shay and I were to leave. I
know that change is uncomfortable, and I appreciate that. But
that turns us back to the matter. At hand today.
Land use and what materially changes with this zoning amendment.
At its core, this amendment doesn't add any new land
use to our property. Under the Agricultural Land Reserve Use
Regulations, cannabis production is recognized as farm use. And soil
based cannabis production may not be prohibited by municipalities by
the ALC act as the staff report points out, without
any zoning amendment. A soil based cannabis facility is allowable
on the property today, along with any associated impacts. Separately.
The property is a two zoned, which allows greenhouses as
it is a permitted use. The staff report. That if
we are growing a different crop, we could build the
structure that we've proposed. Without any amendment. What we're requesting
is a more constrained and more regulated version of what's
already permitted by allowing these two existing permissions combined in
a way that allows greater environmental control. It allows for
improved mitigation of odor, light, sound, and site management. As
noted in the staff report, this is a gothic arch
style greenhouse. It's going to replace an existing barn. It
adheres with a two zoning regulations. It's crop agnostic and
it fits with the rural agricultural character of the area.
Councils not being asked to approve a new activity. Council
is being asked to regulate form and not function for
agricultural use. That's already permitted on this site. In summary,
this is an agricultural project. First. As noted in the
staff report, given our soil capability, a structure such as
a greenhouse is needed. To support a viable farm operation.
This aligns with the intent of a two zoning and
the official community plan. The risks and impacts associated with
this project and the impacts and risks you'll hear about.
Today. Already exist on our property. This amendment does not
materially change the underlying land use. It allows better managed
and more predictable use of our property. And finally, Shay
and I live here. We're members of this community, and
we value positive. Relationships with our neighbors. This area has
gone through a lot of change in a short period
of time, and we're committed to listening, adapting and managing
responsibly with the mitigation measures that we've already budgeted and.
Planned for. We believe that we can have a viable
agricultural operation and maintain the rural character that brought many
of us to this area in the first place. I
ask you to please pass the third reading of this
bylaw. And many things from myself and Shay and potato.
We weren't sure how this worked, so I just have
a separate thing that I'm. Speaking to, basically. Good evening,
mayor and council. My name is Shay Donald, along with
Megan Terpenning. I'm the owner and applicant and 3925 couch
in Lake Road. And I'm here tonight to speak in
support of our agricultural project. When we purchase this property,
we did so with the intent of pursuing our dreams
of developing the agricultural capacity of the land we are
stewards on. The staff report concludes the proposal aligns with
the OCP policies for this area. It has been reviewed
through several agricultural channels. The agricultural advisory committee identified no
concerns. The Agricultural Land Commission approved our NOI for the
soil and concrete work, an explicitly noted cannabis in that
approval. Finally, the Cowich and Agricultural society found the proposal,
quote, generally consistent with local agricultural practices and not likely
to be detrimental to farming in the kawachian valley. Our
greenhouse structure is a standard design that is seen across
the valley on many farms growing a wide variety of
crops. Provincially. The ALC has stated that cannabis is an
allowable farm use since 2019. I attended a cannabis conference
this week where the BC Minister of Agriculture, Honorable Lena
Popham, had a fireside chat in front of a room
full of cannabis producers from BC, where she repeatedly stated
that the provincial government views cannabis production as agriculture. Around
the same time, the province expanded eligibility under its agriculture
and food export program so that cannabis producers, processors and
associations can apply for subsidies and grants from the Ministry
of Agriculture. I'd like to summarize this with three words.
Cannabis is agriculture. Experts across multiple fields, including municipal staff,
have confirmed that in the information package, the core question
before council is straightforward. Does this zoning amendment introduce a
new land use, or does it regulate an existing agricultural
use in a more controlled way. We believe it's the
latter. The staff report highlights that under the current zoning
as a soil based cannabis facility could be built on
this property without this amendment. It also states that the
exact greenhouse structure we're proposing could be built for another
crop without this amendment. So what is actually changing? It's
not. The land use, and it's not the agricultural nature
of the site. The amendment allows a non soil base
for a limited, site specific greenhouse. That's it. Some of
what we heard, both in engagement and in the written
submissions, isn't really about setbacks or sighting or policy. It's
a broader discomfort with the crop itself. Council isn't being
asked to make a value judgment about cannabis. Cannabis is
a legal, highly regulated agricultural crop. Recognized in law and
policy. Some neighbors have argued that this area is too
residential for this kind of greenhouse. With respect, this is
farmland. The surrounding parcels are a two and we are
all quite firmly in the Alr homes and farms coexist
here by design. And on top of this, many of
our neighbors currently enjoy the privileges of farm status from
BC assessment. So ask mayor and council. Why should they
get to have it both ways? If the standard becomes
agriculture, it's fine until someone nearby doesn't like the crop.
Or building, it becomes very hard to protect the agricultural
land base in any meaningful way. Many of the concerns
you've heard go beyond the specifics of this application. They
touch on broader worries about change, trust, and how different
forms of agriculture can coexist. Those concerns are real and
we don't dismiss them. Megan has already outlined the engagement
work we did. Part of this process included having a
four foot by eight foot sign at the front of
our property with a phone number and email on it.
For months. Despite that, we received exactly one inbound phone
call, and it was not from the group that we
found out later had organized opposition. Most of the conversations
we had happened because we reached out directly. In those
conversations, the majority of people were either supportive or neutral.
A small group chose to organize privately and work through
concerns without ever contacting us. But I'd like to guide
us back and finish with the key point. This amendment
isn't about us. It's about land use on agricultural land,
cannabis production. Is unequivocally farm use, and this is alr
farmland. A two zoning permits. Greenhouses, including the one we've
proposed. The decision tonight combines those two uses in a
responsible way that complies with council's. Policies. We respectfully ask
that you support this amendment. Thank you. Thank you. I'm
going to turn to council. Any questions for the proponents
councilor Finley? Just a simple question. So the only reason
that you're really before us is because the soil might
not be very good, and you need to. Basically do
non soil. And I can direct you to an agrologist
report that we had conducted to that effect. As well.
Yeah. Thank you. Any additional questions from council. So I
do have a couple of questions based on some of
the feedback we've heard. From the residents to date. So
two of them that did stand out for me were,
with regards to the noise and the odors. So with
the noise, we have heard concerns about the ventilation. System
and the odor controlling fans, it would be in a
facility like this and then also. The odor, which I
think a lot of folks who live on alr properties,
they do expect a certain level of odor associated that
whether it's animal manure or the smell of diesel from
farm equipment. But with cannabis, there is that pungent odor,
which I don't think is entirely. Subjective. There are chemical
components of it that explain why it has that very
strong odor, that many find offensive. And my understanding is
that even with the Health Canada regulations, It can be
challenging to control the odor and. Wonder if you could
comment on both of those issues and what steps you've
taken to address it with the proposed facility. Yeah, when
we were speaking with our neighbors. We've been working for
the sound. There's a very long report that I've downloaded.
It's like 20 pages long. Because this comes up not
only for greenhouses, but also for things like chicken barns
and cow barns, where you have big ventilation fans, which
can be grading and so there's a number of things
from sound perspective, including actual physical barriers. But oversizing the
fans. For example, I've reached out to the manufacturer of
this greenhouse. That we're hoping to build, and I've asked
them about the CFM that we need and so that
we can oversize the fans, because essentially, if you have
a bigger fan running slower. It's a lot quieter on
top of that. We would also have their variable frequency
drives. It's called. So essentially, the fans wouldn't be running.
On full bore. Click off. Full bore off. They would
be very tapered and only respond to the demands of
the cooling in the greenhouse. From the odor perspective. I've
been reaching out to several different companies. This is a
known thing that's happened or it's a known issue that
comes up with cannabis production. Of any form. And so
they do exist. Commercial options to help reduce that smell.
The one that we're investigating most seriously. That fits. Our
budget is essentially some sort of machine that. It treats
the air with uv light. It kills microbes and also
gets rid of the volatile. Organic compounds, they're called. This
company is based down in California because obviously there's a
lot of this down in California. So that one has
been budgeted in. And we also have. Other options for
the exhaust, including the one we had mentioned at the
last meeting, which is the activated carbon, which is the
most common one used. Thank you, Councilor Hogg. One quick
question about the odor. So even if this did not
go through, you can still grow marijuana and you'd still
have odor. And in that case, actually, If we were
to go in a soil based then under the classifications
of Health Canada, we'd, be considered outdoor, and there would
be no recourse and we would be fully I would
think under the Al. ALC protected by the right to
Farm act, which they have had multiple complaints for. What's?
Considered outdoor cannabis come up in the Kootenes and other
areas, and they've routinely struck that down and said that
that falls under right to farm protections. What we're proposing
actually is the only version of this that has any
sort of recourse that's. My understanding, so. You are able
to control the order better than if you did a
soil based that you are. Allowed to do right now.
Yeah. Okay. Thank you. All right. See no further questions
from council. Thanks for the overview of your application. Thank
you, mayor. And council. Thank you. So now invite the
corporate officer to provide a summary of the correspondence received
and published in tonight's. Agenda. Thank you, mayor. So notice
of this public hearing was posted to North Kawichin's. Notice
board and website on the 2 January 2026, advertised on
social media on 2 January 2026 and published in the
couch. And Valley Citizen on the 14 January 2026. All
correspondents received has been provided to council, circulated in an
addendum and posted to North Couchen's website. Printed copies are
available in the public hearing information package that is located
in the binder outside of council chambers for anyone here
today who hasn't seen them and would like to read.
The full submissions. Total of 29 written submissions have been
received. 17 were in support of the zoning amendment, eleven
were opposed, and one contained comments. Just a second, mayor.
There was one other thing. So there was one additional.
Late piece of submission that was received after the 01:00
p.m. cut off. Today. I'd like to read it into
the record now, if that's okay with you. Mr. Mayor.
It's fairly short. Thank you. Please do. So this email
is from Leslie Daw, D a W. It's a follow
up from her December 15 email, which she just learned
that was not included in the town hall package. I
wish to express our firm opposition to this proposed amendment.
While we believe Shay and Meghan genuinely hope to alleviate.
Our concerns around the noxious odor. Beacon strength, lighting and
ventilation and heating needed for a sizable commercial enterprise. It
is simply not possible. On a small acreage. With neighbors
in such close proximity, we are very supportive of local
farming. Operations. However, not all properties are suitable when there
is no means to mitigate nuisance scenarios. Our home on
couch. And Lake Road has been a small time farming
oasis, and I would hope to be able to continue
to enjoy it as such. Please don't let this become
an intense industrial zone. Respectfully. Leslie daw, Paul Keller. Thank
you, mayor. Thank you. I'll now invite the public to
share their comments. Each speaker will have an initial three
minute maximum to speak, followed by additional turns as needed.
The public is asked to clearly state their name and
address for the public record. So, would anyone like to
step forward to the podium and speak on this application?
Yes, sir. Please come to the podium state. Your name
and address and you get three minutes. Oh, if you
want to hit the button there for the mic. Apologies.
Good evening, mayor and council. My name is Stephen Panicook.
I and my wife live at 3935 Couch and Lake
Road. My wife and I are direct neighbors, sharing a
property line with the proposed site. I want to be
clear. Our presence here isn't about opposing the property. Owners
personally, we believe this is the case. Of the right
people, but the wrong location. On this small two acre
parcel. There are physical constraints that simply cannot be mitigated
for an industrial scale greenhouse. I'll speak to policy violations.
This amendment is for a non soil based production. Your
own. Alr non soil based cannabis production policy states these
facilities should be a minimum of 150 meters from public
parkland or public use. However, the adjacent public trail and
parkland are less than 100 meters from this site on
a two acre lot. There is no room to move
this building to fix this. Furthermore. OCP number 3900 focuses
on protecting our rural character and dark skies. This facility
requires high powered fans running twenty four seven and can
require up to 18 hours of intense light. In our
quiet rural setting. This creates a constant industrial and sky
glow that disrupts the peace and local wildlife. I also
speak to you tonight as a first responder, I'm regularly
exposed to high stress environments. And my home is my
only sanctuary to decompress and remain fit for duty. The
introduction of 24/7 industrial noise and pungent odors on my
property line directly threatens the peace and my ability to
serve the community effectively. Finally. We must address public safety.
This property is in development permit area number four interface
while fire hazard. Non soil based production requires massive industrial
electrical loads. Introducing that power into a high risk wildfire.
Zone is an unnecessary gamble. A structure fire here involving
pesticides and fertili. Fertilizers would pose a specialized toxic smoke
risk to my family and trail users. In closing the
a two zone already allows for soil based farming. This
amendment asked to industrialize a small lot that has no
room for the required buffers to protect public parkland or
my home. I respectfully urge council to uphold its own
policies and deny zoning amendment by law. Thank you. Thank
you. Would anyone else like to step forward and speak
this application? Yes. Please come up to the podium.
My name is Naomi Paulula. I live at 1433 Thompson
Terrace. I've known Shay. And Megan for quite a long
time, and I know that they bought land on the
airlr. Specifically to farm, and this proposal is in service
to that long term plan. It is an agricultural use
of agricultural land. I have also seen firsthand the effort
they have put into being open and communicative. With their
neighbors and the community. And the commitment that they have
to their community. This proposal has nothing to do with
whether or not cannabis can be grown on this property
as part of the ALR. A soil based operation is
already permitted, as we have noted, as is a large
greenhouse. Facility. Farm uses of farmland come with farm impacts,
fertilizers, animal sounds and smells and use of fur machinery
are all a part of farming and include a lot
of the same kinds of issues. As we've spoken about
tonight, a nonsale based greenhouse, as proposed, offers greater ability
for the mitigation of potential effects like smell and light.
As well as greater control and productivity in a changing
climate. This is a crop ambiguous structure that can be
used to grow other plants, and you can see examples
of the same kind of structure. At dinternursery. I have
a single income family, and a small scale agricultural operation
like this can offer opportunities for flexible, seasonal work that
can help families like mine make ends meet. I am
strongly in support of the proposed amendment. Thank you for
your time. Thank you. Would anyone else like to come
forward? Yes. If you come up the podium, state your
name and. Address. Is this on? Yeah, it's
on. Yeah. Afternoon. My name is Lou McKay. I live
at 30 911 Lake Couch and road. I'm directly alongside.
She and Megan. I say the same fence line. I
share the same concerns that Steve has on the other
side of him. They say this is their dream, but
it's destroying ours. With the light and the noise. I
know they're allowed to can of this forehead. It's not
the council's. Fault, and it's a lr's fault. But. I'm
just totally against. An industrial cannabis facility coming next door
to me. If they put. It in. They're only 50
meters. 100ft from our host. Well, actually, a little bit.
Farther. And that is not going to be comfortable. Thank
you. Thank you. Would anyone else like to come forward?
Snipe, come to the podium. State your name and. Address.
Hi. My name. Is. I'm deeply troubled. My name is
Verna Bueller. And. I live across the road from Shay
and Megan. Actually our driveways. Lou driveway and ours are
directly opposite and therefore. They are just a few feet.
To the west. Thank you. First of all, Mayor and
council members for this opportunity to speak. About this issue.
Of the bylaw. Normally, I vote for counsel and then
trust. Wise decisions will be made. However. Although I have
read through the official community plan. In the past. I.
Slowly reread it several times during this week. I take
to heart. That in this document, the municipality states and
believes. Continual communication with the community. Will ensure that leadership
understands the passions, contributions and happiness of the people living
in this unique valley. Thereby. When members of the municipality
speak, the council is enabled to make better decisions moving
forward. Toward the actualization of the commendable mission statements in
the document. Because of this. I'm addressing you this evening.
I am Vernabuler. At the address previously stated of 390
eight couch and Lake Road. And I have taken. To
my address, the north couch and title as well, instead
of Duncan. Thank you for that opportunity. The above property
belonging to Shay and Megan is located at 39 25.
As you've already heard several times. And we in the
same light as the two previous speakers. Are direct neighbors.
We're just across the road. We're intensely opposed to the
rezoning amendment and ask that the Council of North Couch
and rejects this proposal. This commercial business will change the
rural neighborhood from a healthy, green community of families who
value clean air and healthy food. Growing practices to one
that produces a product well known to cause harm. We're
at time, but once everyone else has had a chance
to speak. I'm out of time. Yeah, but once everyone
has had a chance to speak on it, you can
come back and offer additional comments, but the idea, because
I wasn't. You can come back after everyone's had a
chance to speak. Everyone gets three minutes first time up.
Would anyone else like to come forward? Yes. To come
up to the podium, state your name and. Address. This
is already on. Three minutes. We can go fast. All
right. Good evening, everyone. Thank you for having me here.
My name is Jacqueline Boyd. I am not a farmer.
I don't know much about agriculture. I'm a leadership. Development
consultant for a professional services firm. But I do know
Megan and Shay very well. We bought our respective homes
here around the same time. In the summer of 2021,
we both moved here with dreams. My husband and I
moved here to start and raise a family, which we
were graciously allowed, permitted to do physically. September of 2024.
We welcomed our first daughter, and Megan and Shane moved
here with their dream to farm. To start a farm.
That is why they thoughtfully. And carefully purchased their home
on agriculturally zoned land. I'm going off script here because
I'm just really driven right now to share. With you
what I know about Megan Shah here. They are not
only really good friends to us, they're family. And since
we've met them. We have known. One thing about them,
without a doubt in the mind, is that. They are
passionate about farming and agriculture. They care for the land,
they care for their neighbors and they are community members
here. I want to emphasize how thoughtfully. Incredibly responsible. These
people are with deep roots. Megan's parents recently even moved
here and bought a home just to be closer to
them because they believe in the life and future that
this family is building here. Their whole life is woven
into this community. They shop locally, they support local business,
they show up. At pride and support in other parts
of the community. Megan and I regularly volunteer together at
the couch and basket society where she also donates food
grown on her property. She makes Christmas cookies and delivers
them to her neighbors. Every year she bakes pies with
fruit grown from their property. I have no doubt in
my mind that they care very much about. What is
the impact that they are trying to do to their
neighbors? And that is seen in how they've outlined their
engagement. With the community. I'm also here to just strongly
support this greenhouse project as a person who's moved here
to start their family. I believe in what this community
can achieve if we. Support projects like this that embody
the ground level entrepreneurial spirit that helps small communities thrive.
They represent the kind of innovation and resilience that keeps
our agricultural sector alive. It's important to note that this
proposal has been carefully designed to stay in line with
the rural character of the area. It is not something
that will dramatically change the agricultural landscape as the question
outlined. They are completely permitted to be growing cannabis in
an agricultural structure on soil based land here, so. The
question of odor and sound is mute. If they're able
to do that, regardless of the amendment. I'm excited at
the potential that this project has to lift up our
community, to bring new business and new opportunities for employment.
As Naomi earlier mentioned, as their sources of income, you
can come back up again if you like. Thank you
so much. Thanks. Would anyone else like to come forward
to the podium? And speak on this application. Mayor, just
so you know, there is one person in the large
committee room as well. So when you're ready, I can
have them come over. Sure. After this gentleman, we'll bring.
That person over, then. Thank you. If you can state
your name and address. My name is Greg. Turpenning. I
live at 4367 Baines Mill Road, North Kauchen. I'm Megan's.
Father and Shay's father in law. And as Jacqueline mentioned
a second ago, my wife and I actually moved to
North Kawichan in order to support our our daughter and
our son. In law. In running a farm. Because. The
little experience I've had in that which I did have
early in life. Says it's a lot of work. Listening
tonight, listening to some of the statements that people have
made expressing opposition, I really do appreciate that they plot
this through, and I think they've really tried to ground
it and that makes a lot of sense to me.
But still, the fact remains that I think the application.
Is very valid. Their proposal for what they're going to
do. Is very realistic. And if you agree to this,
then the question arises, then what happens? And what kind
of people. Would they be if, in fact, they did
receive complaints from their neighbors? What you've seen tonight was
the two of them, the presentation and the support that
they've had from friends. Is a pretty good indicator. Of
the kind of response that they will give to those
if there are odors, if there's noise issues if they
can be mitigated in any way. Shay and Meghan understand
how that can actually be done. They understand the mechanics
of this, and they are committed to working with their
neighbors and working in a community. In a community that
they've deliberately chosen and that they very much love and
so do we, and that will make this work. And
I think it's a nature of their character more than
anything else. That is once, hopefully, you, mayor and counsel.
Pass this. Will make this actually work and function properly
as time goes by. Thank you very much. Thank you.
If you come up to the podium, state your name
and address. Man from the back. I'm so sorry.
Because you came from the large committee room. Yeah. You
were next. Yeah. Okay. Hello. My name is Jane Wharton.
I live at 3972 Satlam Road, our property. Also includes
3940 Satlam Road, which is directly behind. The Shane Megan's
property. Our family was part. Connected. And was part of
the conversations with community members who were concerned about this.
Proposal, and we take our neighbor's concern seriously. And so
we're listening and talking with them. And then when we
met, she and Megan, we asked them about some other
concerns, and in particular, Around light pollution. Was something that
we were worried about. Even though it would be permitted,
we wanted to know what their plans were. And also
about the size of the operation, because. Larger industrial growth
can have more of an odor. Two pieces that I
think maybe haven't come out tonight in the presentation as
much is that the size of this is actually significantly
smaller than some of the industrial growth cannabis operations that
we have in the valley where there is odor that
extends longer. So that greatly reduced my concern. And their
plans. To have shade, which will shave cloth, which will
prevent light pollution through the night, which can have a
real impact on the environment as well as on people's
abilities to sleep. So those two concerns, as well as
the extremely. Proactive way that they were engaging with community
members really mitigated any concerns that we had. And I
want to reinforce as we also are on Alr land,
we farmed on our kind of crappy soil on and
off for the last 18 years. Can't always maintain farm
status, it is hard for young farmers to make a
go of it. This is an agricultural community. It is
really important that we support farmers to farm on agricultural
land. And I believe that this kind of proposal is
more likely to be viable than many other crops. Which
could be grown. So I'm excited to see this kind
of work happening in the community, and it's hard to
stand up. And oppose my neighbor's concerns because. Relationships really
matter in our community. But I also trust that Shane,
Megan. Will mitigate any concerns that are brought to them.
Thank you very much. Thank you. Come to the podium.
State your name and address. Hello. My name is Brittany
Foot. I actually didn't plan on speaking on this, but
as someone who grew up on 3975 Kawichan Lake Road,
as well as three nine five. Couch and Lake Road.
I'm a third generation. My family is the foot family,
third generation of living there on that property, and I
just wanted to say that my parents reached out to
me and they wanted me to offer their support to
this. They had a thoughtful conversation with Shay and Megan,
and they expressed. Any concerns to my parents that people
may have, and they are very much in favor of
this. To go through, so thank you, council. I hope
you consider that. Thank you. Would anyone else like to
step forward? See if you can see your name and
address. My name is David Van Daventer. I live at
1727 Robert street in Crofton. I am the president of
the Duncan Couch and Chamber of Commerce, and I appear
before you tonight on their behalf and our 644 member
businesses in the couch and valley. We are a business.
Oriented organization. We will always support business. In all its
many forms, agricultural business included. I did have a brief
conversation with Shay last week. Found him to be a
very intelligent young man. Really seems to know what they're
doing. I would like to remind people. As they come
up to make more comments. We're not here to debate
cannabis. As a crop. We're not here to create, to
debate the efficacy of cannabis. We're not here to debate
whether or not you should be allowed to grow it.
What we're. Here to debate is simply. The way in
which it's going to be grown. I would remind you,
and as has been reminded if. They decide to move
ahead with a soil based cannabis operation and be outdoor.
You're going to smell it, and there's not a thing
you could do to stop it. So it makes sense
to me if they're going to grow it anyways, they
might. As well grow it in a greenhouse and be
able to mitigate. The odors. I find it interesting that.
The word being used to describe this greenhouse is industrial.
It's a greenhouse. It's an agricultural production unit on agricultural
land. If we don't support agriculture, then why are we
here? So just in short, the Duncan couch and chamber
and it's 644 member businesses strongly. Support. This rezoning application.
Thank you. Thank you. Any other comments on this application?
We go to second round now? Yeah. Please step up
to the podium. Mayor, can I just remind you to
perhaps put a call out to some online? There's about
22 people on there, too. After you. That's fine. I
just want to remind you I will speak. Much more
quickly. And I apologize for that. Okay. So I think
I left off saying that. We were immediate neighbors. Of
Shay and Megan's if across the road. Is considered immediate.
I believe it is. The commercial business will change the
rural neighborhood from a healthy green community. Of families who
value clean air and healthy food growing practices to one
that produces a product well known to cause harm to
society. I know I'm not supposed to say that. Yeah.
Okay. I know. The prevailing wind is from the direction
of 39 25, couch and lake property. And the skunk
lake stench will intensely and thoroughly invade our two acre
gordon irrespective of the efforts. Of Meghan and Shay. It
will settle heavily in the hollow, the lower level area
in the back half of our property and also in
that of our neighbors. It will smother our property. This
unpleasant odor will destroy the work we have done over
the period of 15 years to create a garden with
pleasant, refreshing and soothing fragrances throughout the year. When guests
arrive to a yard often to visit the gardens. One
of the most frequent comments we hear is how fragrant
the yard is and how wonderful and restorative. Those scents
can be. Just this morning, though, and I've added this
from the letter that I'd sent. I received information that
might be interesting to the North Couch and council as
well from April 21. To the 26th of this year
in 2026, an international garden convention is taking place on
the island, the couch and Valley Road. At Edmund society
initiated the conversation. That the American Rotandron Society Spring Convention
26 should be held in the couch and valley however.
Our valley does not have the facilities and accommodation to
host such a large event. Nor does it have a
public garden. So the base of this convention will be
held in qualicum? Beach. However, as this valley is prime.
Garden growing area. As part of the convention, the couch
and valley is offering a garden tour of three private
gardens lunch and several other stops on Thursday, April 23.
This morning we were told that within three days of
registration opening the couch and valley tour portion has almost
reached its participation. Limit our garden at 39 eight Couch
and Lake Road is a garden open to these international
and local guests. It has also been open in the
past for charitable fundraising efforts for nonprofit organizations. This year's
public time again. But you know, you'll get another opportunity.
Can I have. My next turn now. There's a gentleman
behind you there, but there are some online participants, and
I don't. See them with their hands up, but I
should give them an opportunity to weigh in. So I'll
ask you online participants, would anyone like. To speak on
this application before us. Yeah, I don't see any hands
raised. All right, so go back to the gallery, ma'am,
if you want to come up for. A third round.
I'll speak even faster. And now I see a timer.
Here. Thank you. Oh, God. Where? Was I? Okay, I
was talking about this convention that's coming up, right? Wasn't
I. So I'm not ready to start, but I will.
Oh, shoot. I have. Here. I'll start over again. You
ready now? Okay. The couch, and valley is offering a
garden tour of three private gardens, lunch and several other
stops on Thursday, April 23. This morning we were told
that. Oh, I did that, that. Was in the three
days. Registration was almost full for this tour in our
valley. These are international. Guests. They're coming. Recognized names from
the other side of Canada. And the us as well.
So this year's public tours in April and May of
our garden may be the last. Available to the community
as skunk is not what guests come to experience. We
propagate, grow and care for rotodenins intended for the couch
and Valley Roadodenza society. We knew no pesticides. Everything's organic.
The variety of rotodendrons in our garden provide cuttings for
the society. There are those that aren't available. In a
commercial market, and there's no profit for my husband and
myself in doing so. She see that he does not
even like roadodendrance. But we know that the people in
this community do at the CBRS plant. Plant sale at
the hub last spring. Oh, God. In all, 120 rhododendrons
were sold within 45 minutes of opening our gates. Furthermore.
Furthermore, the order will be a minute by minute sad
and depressing reminder to me of the ruin of. I
know I'm not supposed to do this. Young people's lives.
That I witnessed as a secondary schoolteacher. Scientific studies of
the negative effects of cannabis. Are dwell on developing brains
of young people under the age of 25 as well
documented. Okay, I can go on in that. But should
the municipality not actively encourage activ. Active crop production programs,
should it not? Decrease, avoid and decrease the practices that
distract from the health, from the mission statements. I think
it does say that. How could you justify anything else?
Sorry. Science direct explains the carbon footprint of indoor cannabis
production. One. Oh, my goodness. Okay, I'm going to skip.
You have all that done, all that research, I'm sure.
Right. It's. Right up there. In terms of the carbon
footprint. One average kilogram of final product. Oh, gosh. Indoor
cannabis culturation requires eight times more. Energy per square foot
than a typical commercial building, four times more than the
hospital, 18 times more. Than average whole 3 million. Cores
to maintain either. Then I'm talking about the HVAC equipment
and. The constant noise. So waste. Intense artificial light. It
will destroy the effects of blazing lights for 18 hours
of 24 hours, days. Of 24 hours per day is
frightening for the neighbors of the community. What were one's
quiet, dark evenings or relaxation, as Steve mentioned. On the
deck where we could sit in the dork and identify
planets and stars in the sky is going to be
completely. Right time again. I'm going to ask, ask if
there are any other members the public want to step.
Forward. Yes, sir. I think you're going to actually get
an opportunity to respond to all the comments after we
finish the public input portion. Die. Should have practiced speed
talking. Pardon? Just finish your comments. I'm going to turn
the timer off. I think you're the last member of
the public wants to. I don't have much more, really,
honestly, I pray. These lights, irrespective of their containment efforts.
And, of course, you guys. You immediately promise to reduce
taxes to everyone in this neighborhood because. Substantially decreased property
values destroys the character and appeal of this rural community.
Friends and neighbors haven't. Heard this. No, I hadn't either.
But how many of you would rush to buy. These
cheap properties to live there after this. Would you like
to grow? Would you be able to? Live next to
a grow up. Shane Reagan came to visit our home
to assure they wish to have good relationship with the
people. Of the community, the notes of her concerns. Do
those concerns really matter to them, or were they there
to discover how to prepare an argument. I know we've
had character. Support. Or we've had support for the fine
character of the people. No, I think these two people
are choosing to willingly and knowingly destroy their neighbor's. Dreams.
Theirs are taking priorities. If this goes through. We have
slowly developed ours through hard work, dedication, and. Healthy, organic
amendment to the soil. Once they have built their business,
paid their mortgage, and already, as they say, to build
their. Dream garden because they say they enjoy arts from
across the road. Will they stay here? They can make
even more money by selling their business and finding a
nice green community to grow their vegetables, trees, fragrant shrubs
and flowers. Megan doesn't smoke pot. At all. She only
does approximately once a month. They know the product that
they plan to distribute. To other families is unhealthy. However,
they're willing to afford. Members of this community. The happiness
and wellness to make money. This type of commercial business
does not belong in a neighborhood where people live and
sleep. If it must be. It belongs in an industrial
area that people leave after work to go through their
quieter greener, more peaceful and pleasant homes, please. Council members.
Please do not pass this bylaw amendment and allow cannabis
business to operate in our community, please. Try to actualize
the mission statements that you made. They're very lofty mission
statements that you've made in your official community plan. I
thank you. I'm finally. Thank you. Thank you. Is there
anyone else who would like to step forward? And speak
to this application. Now I'll call the public a second
time to share their comments. And I'll now call in
the public a third and final time to share their
comments. Lastly, I would like to provide staff and the
applicant with an opportunity to respond to new information. Or
factual matters that may have been raised during the public
hearing. So I'll start with staff. And I'm going to
invite the applicant to step up. Nothing from staff Mr.
Donna, I think you were going to step up earlier
if you want to come up to the podium.
Hello again, mayor and council. Just a very quick technical
note, because I did read Verna's. Letter that she'd written
in. The information that she provided for the sustainability aspect
was based on indoor production. And this is greenhouse production.
And part of what we're actually leaning on from a
business perspective is that we'd be able to produce it
cheaper and more sustainably in a greenhouse compared to the
more traditional industrial style that people are describing. And that's
mostly a holdover from the days of the black market,
where you have to hide it inside buildings. So that's
my only technical comment. I think everything else has been
said. Great. Thank you. So here, you know, further comments,
the public hearing for bylaw number 40 37 2025 is
now closed. No further verbal or written presentations will be
received by any member of council. Whoever council may receive
technical information from its own staff. I'll now reconvene the
regular meeting of council at 07:56 p.m. the bylaw for
consideration of third reading and adoption isoning amendment by all
number 40 37 2025. We need to consider third reading
and adoption separately. So I have a mover for third
reading. Move by Council of Justice, seconded by Councilor Hogg.
Mr. Mayor. Pardon me, and I'm sorry for interrupt, but
the agenda was incorrect. We're, only going to give it
third reading today. Because it is within the 800 meters
of the highway, so it needs some Ministry of Transportation
approval. So just third reading only, please. Just third reading.
I think that's all we've moved. Seconded. All right. Sorry.
That was Councilor justice, seconded by Councilor Hogg. Any discussion?
Council justice? Yeah. Mr. mayor. I really sympathize with some
of the neighbor's fears and objections. Around noise and smell
and light, and I imagine all of us do. I
also understand that there's important health related concerns about cannabis,
regardless of its legal status. However, I really don't mean
to oversimplify things, but as several people have said, this
is really not a question of whether or not to
allow cannabis growing, nor is it a question about whether
to allow a noisy greenhouse or a light emitting greenhouse.
Really, this is a question of whether to allow a
concrete pad to go under. A greenhouse, as the applicant's
already have. This has also been said several times. They
already have the right to build a greenhouse. And grow
cannabis in a soil based system. So the objections are
valid, but none of them will go away if we
don't allow. Them to grow on a concrete pad. In
fact, I think we've also heard the argument that it
could be a lot worse. If we don't allow. The
operation to proceed on a concrete pad. I also would
like to say that. I totally concur with the view
that's been expressed. That it's vital that we support farming
on agricultural land. So I'm in favor of this application.
Moving ahead. Councilor Estach. Thanks, council justice, for that. I
just wanted to share just the feedback we had heard.
At the economic development standing. Our standing committee. Their feedback
on. The real need, and we heard it from the
speak, from public input was. The dire need for people
to actually are doing true farming, that need. As much
support as possible and allowing them to do their business
operations. While those were different perspectives, shared on the type
of. That was more on agritourism, which this isn't, but
just more to that. We really need to support agriculture
in the couch and valley and how hard it is
to do agriculture. So, as I said, it wasn't the
type of agriculture here. Isn't what's? Being discussed, and it's
just about supporting that. Councilor Calio. Thank you, mayor. Yeah.
Councilor justice hit all the targets that I was going
to try and hit. I'm in total agreement with his
comments. It just seems to me that. By actually passing
this, we're going to mitigate a lot of the concerns
of the neighbors, because if we don't pass this, Then
there'll be an open air grow up going on there.
And then. They'll have to deal with it completely without
the air filtration or the light. Mitigation. And people have
said they call us commercial operation, but. As. Dave van
Dave enter said. It's not. It's an agricultural operation. I'm
in support. Thanks, Councilor Kelly, Councilor Finley. Thanks. Mr. Mayor,
I have zero interest in cannabis. It's not a product
I use in any way. It's just not my thing.
Regardless, as Mr. Van Davinder said, this isn't about cannabis.
This is about an agricultural operation on a two zone
land in Alr. And the only reason they're here is
because they don't want to do it. In the soil.
It's non soil based, so I'm in support. I agree
with councilor justice. And how he's worded his words. I
think they were fantastic, and I 100% in agreement. I
completely understand the concerns of the neighbors. I live next
door to a farm myself. The rooster wakes me up
every single morning. Drives me nuts. But that's where I
chose to live. I live right next to an a
zoned. Property. So I'd like to see this move forward.
I'm looking forward to it. I think this young family
that has moved here for the dreams, I think it's
fantastic. And I'm very happy to support them. So I'll
be absolutely in favor of this councilor Hogg. Thank you,
mayor. When. They were here for our first and second
reading. I was really impressed with. The presentation they put
forward. And the time and care they've taken into. What
neighbors have said and mitigating. Any problems that have arisen
or they feel might arise. And I truly feel that
by not doing it, you could actually. Have more problems
arise. This is not about whether you can grow cancer
or not. It's about having it not. In soil. I
used to live on Richard's trail, and there was a
very similar greenhouse there, and. It had the big bright
glow, and the sky would light up every single night.
So to have the shades that mitigate the light as
well is very good. To appease people's dark knights. And
I just think it's a good proposal, and I'm absolutely
in favor of it. Thanks. Scunter hog, perhaps? I can
close our discussion around the table on this item. What
I'd say is. We've heard different perspectives from the proponents
and their supporters and some of the neighbors in the
area, and I think we can all agree that the
proponent has put a great deal of time and effort.
And resources into bringing forward a well thought out proposal,
and done so in a way that they've attempted to
address some of the concerns with the surrounding neighbors. The
challenge for me, I find with this application, though, is
when you've got so many people. In close proximity to
the subject property. That are opposed and, in my view,
have raised legitimate concerns around noise and odor. And the
encroachment of industrial uses and what's clearly a rural area.
And I do recognize that. The discussion around cannabis was
settled when the federal government. Decided to legalize cannabis production
and distribution and use. And if you look at opinion
polls across Canada. We overwhelmingly supported that decision, and I
think it's up to us at this table. To rehash
that debate. But I am sympathetic, though, to the concerns
raised again by the residents around the encroachment of. Industrial
uses in rural areas. If you look back a few
years ago around this table, We'd become concerned, as many
other communities across BC had at the time. With these
industrial warehouse, bunker style cannabis production facilities that were popping
up, and the ALR, particularly in areas like Richmond, other
parts, lower mainland. So we decided as a council of
that time to update our zoning by law to remove.
The non soil based production facilities as an allowable use
on agricultural properties. But we did create this separate policy
to provide an opening for a site specific. Applications. And
I would say with this particular application, it obviously is
not that big industrial bunker style warehouse. Like we have
seen in places in the lower mainland, but at the
same time, we're not talking about. A small accessory building
here we're talking about. A 2700 square foot facility in
an area where. Even though the properties are in the
ALR, they're definitely on the smaller scale in terms of
size. With. I believe it's two and a half acres,
the subject property, as are many in the surrounding area,
and from my perspective. If this was a much bigger
agricultural property. With a larger buffer to the adjoining lot.
So we would probably see a much different reaction from
the surrounding neighbors in close proximity to the subject property
than we are here this evening. So again, proponents done
a great job bringing this forward, but do want to
acknowledge. The valid concerns raised by the neighbors and the
surrounding area. And if there's no more comments from council.
I'll call the question then on third reading. All in
favor and opposed? Motion carries. I'll now recess the regular.
Council meeting. At. Call the second public hearing to order
for zoning amendment bylaw. 40 30. 263 80. Lakes Road
at. I'll now invite Rachel Poukesh, development planning coordinator, to
introduce the proposal.
Good evening, mayor and council. Thank you very much for
having me here. I'm here to introduce zoning bylaw amendment
application said b two seven two for number 263, 80
Lakes Road. The proponents are Randy Westlake and Masika Allen.
Their company name is Oak and Vine Estate. I think
I went too far. The subject property is located off
of Lakes Road. It is located outside of the agricultural
land reserve. The property itself is a building strata consisting
of two stratalots, straddleot, number. Two is the subject of
this application. The majority of the common property area is
for the benefit of straddleot number two. At just over
six acres in size. What am I missing?
That's okay. It's touchy. Okay, so this is an ortho
photograph from 2024 of the subject property I'll. Try to
get back to it, I swear. It's the little goblin
inside the mouse. See if I work there. So you
can see the actual outline of strata. Lot number two
is outlined in red. The straddlet number one. Their neighbor
is that one puzzle piece cutout area on the southwest
corner of the lot. The building that's labeled. Part of
straddleot number two and labeled as barn on the property
is the assembly. Use building that is the subject of
this assembly use application. The property is zoned a two,
which. Is our rural zone, which permits agricultural use, agricultural
buildings. Low density, single family residential uses, as well as
some forms of commercial use such as craft distilleries kennels
and riding stables. The proposal before council here is to
amend the zoning bylaw to permit commercial assembly use for
a maximum of ten events on this property, with up
to 80 attendees per event on an annual basis. At
number 263 80 Lakes Road. Accompanying the site specific zoning
amendment to permit commercial assembly use. Is the proposal to
introduce a new definition of commercial assembly use in the
zoning bylaw, along with associated off street parking requirements. So
the proposal in front of council today, following close of
the public hearing, is consideration of granting third reading of
zoning amendment bylaw number 40 30. Thank you, council. Any
questions for staff? Seeing none. We'll move on to the
next part of this. We'll now invite the applicants, Masika
Allen and Randy Westlake. The opportunity to present their proposal
and respond to any questions from council.
Okay, click the button. Right side. Okay. Good evening, mayor
and council. My name is Masika Allen and I co
own oak and bina. Estate at 263 80 lakes road
with my partner, Randy West Lake. Randy will speak after
me. And cover the business planning and technical side of
our application. My role tonight is the event side. How
this started, what this property was meant to be, and
what the last ten years. Have actually looked like. Thank
you for giving me the opportunity to speak tonight. In
2014, I intentionally set out to find a property in
the couch and valley that could become a wedding venue.
At that time, there were no properties in the valley
zoned for commercial assembly. Youth. Not even in the ALR.
The provincial regulation allowing farms to host up to ten
weddings per year didn't come into place until 2016. So
in 2004, 14 there was no clear pathway for this.
I looked at over 30 properties and kept hitting the
same wall. None of them had what a wedding needs
to function properly. I've worked in weddings since I was
20 years old. And I'd been part of over 500
of them across North America. I've seen everything that has
to work. Parking, washrooms, accessibility, kit, kitchen, power, sound, ceremony,
flow, rain, plants, fire. Safety, guest, movement, vendor, logistics, you
name it. A wedding is not just a celebration. It's
a complex moving operation. And nothing I saw in the
valley could do it properly. Than for Galandius. I was
starting to feel defeated. Beyond logistics. I want to see
something personal. I do genuinely love weddings. This has never
been just a business for me. I'm on site for
every wedding held at Oakland Estate. Either photographing it myself
or overseeing the entire day. There is never a wedding
on our property that I am not personally present for.
These couples are trusting me with one of the most
important days of their lives, and I take that responsibility
seriously.
That's okay. After almost a year feeling defeated. A realtor
called and said I have the perfect property for you.
They took us to what? Was then 22 Oaks winery.
It was exactly what I had been searching for. Beautiful
grounds, an existing barn that could be converted into a
reception space, a space for getting ready and existing parking
lots. And most importantly, it had already operated as a
winery, open to the public almost daily, and had already
hosted events and even some weddings. What I wanted to
do was actually less impactful than how it had previously
operated. When we moved into the neighborhood, I wanted a
way to connect with neighbors and get feedback about applying
for an event permit. There was no neighborhood form at
the time, so I created one on Facebook. It should
go to it. That group now has over 1500 members.
Try again. Here we go. It now has over 1500
members. Where was I? Okay. And is used daily for
neighborhood information and community updates by everyone in the neighborhood.
I posted asking for feedback about applying for a temporary
use permit for weddings, and I received a ton of
support. Most neighbors were happy the property would be put
back into use after the winery closed. Majority of my
property line neighbors were also in support. In 2018, we
applied for our first temporary use permit and were granted
14 events per year of up to 120 people. You
have to do it twice. The first nine months were
spent converting the barn into a legal assembly use occupancy.
We work directly with the municipality every step of the
way. There we go. We met fire code, assembly requirements
and accessibility, and we extensively soundproof the barn. In July
of 2019, we held our first wedding. You can see
after the barn. Our first wedding was for my brother
and his now wife. We used it to test operations.
It went flawlessly with no neighbor complaints. In fact, I
even left my own brother's wedding to drive around and
knock on doors. Asking if anyone could hear anything. I
also took a decibel reader with me to Woodland. Drive
and could not hear the wedding. And this was a
90 person wedding. We held. 290 person weddings that summer,
again with no complaints. The rest were scheduled for 2020.
And we are excited after such a successful first season.
Then in March of 2020, everything shut down. I had
about 25 brides calling, crying because their weddings were canceled,
postponed or reduced into something they never wanted. Between. Weddings
at the estate. Canceling and weddings I was contracted to
photograph. Canceling. I lost all of my income while also
carrying the emotional weight of couples whose plans had collapsed
at the same time, we were unsure if our permit
would even be renewed, and whether all the work and
investment we'd put into the property was about to be
lost. It was the most stressful and emotionally exhausting period
of my entire life. Some weddings did go ahead in
2020, but provincial health orders required for all events to
be outdoors. Even though we had built a soundproof barn
specifically to contain noise, we weren't even allowed to use
it. In October of 2020. Our temporary youth permit was
renewed. There we go. The same thing happened again in
2021. We had to have open air weddings, outdoor music.
With no sound containment. That's the one we're supposed to
be on. Yeah. Despite explaining to neighbors that this
was not how we intended to operate, some neighbors were
understandably not happy. My hands were tied as we were
required to follow provincial regulations. You could see here. The
posts that I put up explaining. I did not want
tables and dancing to be outdoors. Covid financially drained us
and ruined our business. We had to refund most couples.
We did. Not come close to recovering our investment like
the 14 full weddings would have done if the pandemic
hadn't taken place and they had been able to go
forward from my original permit. And I share this not
for sympathy, but to show you how long we have
worked. Through the hardest possible conditions to reach this point.
After our temporary permit ended, we made a clear decision.
And for the past four summers, we have not hosted
a single wedding here, even though we receive hundreds of
inquiries. We said no to every single one because we
feel the rules matter. We would not operate without permission.
And that choice has cost us enormously, but it reflects
who we are. And how seriously we take comp. Compliance.
On the next one. Here is what a real wedding
day. It'll combine estate looks like on Friday at 03:00.
P.m. the couple checks into our bed and breakfast. Which
will come up eventually. Next one. You can see the
bed and breakfast there. I apologize. That's okay. So they
do check in at three. And then that evening, the
bridal party will come, show up and rehearse the ceremony.
Timing on our ceremony space, which is the next slide.
Saturday morning. So the couple then stay overnight and Saturday
boarding, hair and makeup begins. And the bed of breakfast.
Florists and planners then arrive to decorate. The ceremony is
at 03:00 p.m. with guests arriving around 230. Next slide.
The ceremony will last about 25 minutes, and then the
guests move from the ceremony space up until to the
cocktail area. That's good. The cocktail hour runs until about
530. Dinner and speeches run from six to eight. Music
starts after that at 09:00 p.m. the barn door is
closed at 11:00 p.m. music ends by 1130. All guests
are shuttled home. We take neighbor. Concerns seriously. We have
built a fully soundproof barn. Doors close at 09:00 p.m.
subwoofers are not allowed. We enforce strict decibel limits with
real time decibel monitoring, and our operations are regulated, too.
We require every couple to hire a professional wedding planner.
The last slide showed. The timeline that. They are the
wedding planners will put together. We require the same caterer
for every wedding. Every couple signs illegally binding agreement. Special
event. Liquor licenses and insurance are required. Serving it right
is enforced. And because of this, there have been no
noise, bylaw, infractions from our past. Operations. We currently have
a community petition with 1750 signatures in support of this
application. The next slide. Notably. Nine of these signatures are
from our direct property line neighbors. These neighbors are the
closest residences to the event venue, with three of the
homes located approximately 60 meters from the reception space. Our
strata neighbors share our driveway and their home is surrounded
by our property. All have expressed full support for our
business operating permanently. Based on their direct lived experience of
events taking place on the property, even during the open
air weddings. They have indicated that we have put appropriate
procedures in place for sound mitigation and that events did
not negatively impact their enjoyment of their properties or cause
disturbance. There are also full support from neighbors who aren't
just direct but live. Two or three homes away. But
I do want to mention that these are all large
acreages. So we don't actually really have very many close
neighbors in proximity to the right and. Left because they
are so large, but. They are also in support, and
all of that really matters. During the last meeting, our
venue was compared to others in the valley, and I'd
like to address that birds I cove Farm is 300
acres and is permitted 30 events per year with up
to 150 people. Maple Grove guest House is 20 acres
and is permitted 14 events per year. With up to
125 people with overnight camping, and it is an open
air venue. We are on a smaller parcel of land,
which is why our request is much more modest. We
are asking for only ten events a year. Only 80
guests. Our music is contained inside a soundproof. Barn. We
have strict end times. The closest comparison for a venue
is actually right here. In our own neighborhood. And that's
the Duncan Community Lodge on Moose Road. It's only 2
km from our home. It operates on eight acres. We
are six in a more densely populated area than we
are in an older building that is not soundproofed. They
are permitted unlimited events per year with up to 125
guests. I have photographed many weddings there my best friend
and my sister were married there. I've witnessed doors open
with loud music. Until midnight, and I did speak to
the residents in that area, and all of them have
no complaints. Their only complaints were that sometimes when there's
big, big events, cars can go out onto the street
because they don't have full appropriate parking, and we do
not have that problem. All of our parking is on
site, so treating our small, tightly regulated venue as disruptive
feels inconsistent compared to what already exists peacefully in our
own neighborhood. I've also. Heard the suggestion that weddings don't
belong in rural areas. If not rural areas, then where?
Because couples today are not looking for windowless halls or
industrial parks. They want beauty, landscape and an experience. Since
Covid weddings are smaller, more intentional and more calm. And
that is exactly what our property was built for way
back. In 2007, when it was being built for a
winery. Oak and estate is not a nightclub. It is
the vineyard, hosting a very limited number of carefully managed
gatherings. Next slide. This is the examples of the rural
beauty of our property that you can see. When I
look back at this journey from 2014 to building this
properly, to losing everything during Covid to turning away couples
for four straight summers because the rules matter. What stands
out is that we have stayed committed to doing this
the right way the whole time. We have listened, we
have adapted, we have invested, we have complied, and we
have. Waited. We are not asking to change the character
of this area. We are not asking for anything. Excessive.
We are asking for permission to operate a small, carefully
regulated, sound contained and community supported venue. The one that
we set out to build ten years ago. And one
that we have already proven that we can run responsibly
in normal times. This property has always been meant to
be a place where people come together for something meaningful
and all we are asking for now is a fair
and reasonable path forward to finally let it be. That
place again. Thank you so much for listening, for your
time, your consideration, and for hearing our story, and I'll
pass the rest over to Randy. Thanks, Masika.
I'll be quick, guys. We'll try.
Mayor, I wanted to apologize to council for the problem
and for the applicant with the mouse we tried changing
the clicker out because. We were having issues with it,
so we tried the mouse, and now, obviously, this is
being a problem, so I apologize to everyone. So you're
saying one click. Okay. All right. Good evening, Mr. Mayor.
Council, council staff and neighbors. My name is Randy Weslake.
I'm the other half. Vulcan vine estate. As you have
heard, Masika's years of wedding industry. Experience, and I have
been a small town business person for a decade and
a half. My first topic is economic benefit. Oak and
vine has the potential to bring in over a million.
Dollars in economic spinoff with just ten events. The above
chart shows a typical wedding would support local landscapers, irrigation
experts, viticulturists, wedding planners, equipment rentals photo videographers DJ. Barr
florist decor, catering, food services, transportation, accommodation and spinoff grape
and lavender products. If you look around, quite a few
of these people are in the audience tonight. The approval
of the zoning amendment could bring some much needed positive
impact to the local economy. When we do have real
world. Detractors like Croft and mill closing down at this
very moment. I would like to share a few slides
that will give you visual of the measures we have.
Taken to help respect our direct neighbor's privacy and concerns.
In our front ceremony area. We have 130 foot mature
cedar hedges that adjoin the property. Line to help give
the neighboring vineyard privacy during their busy farm season. Next
is a frontal view that shows the binds and surround
greenery. Do fill in quite nicely and do a great
job at helping stop any direct line of sights. To
adjoining neighbors properties if it would just go ahead. Okay.
It was said in one of our letters of opposition
that patrons could be seen smoking in the back, and
it was a fire hazard. We do have a designated
smoking area that is concrete, but. Also mature hedges in
the back that are 14ft tall, very thick and give
our direct property line neighbors visual privacy. It would be
very difficult for a neighbor to see anyone through these
hedges. Oh, boy. Next up is our main parking lot.
We re graveled as the parking lot was constructed back
in the 22 oak days. The previous fence was poorly
constructed and rotted. We installed new concrete bases recreated roughly
200ft of privacy fence to stop anything in the parking
lot to be a distraction from the vehicles traveling on
Lakes Road. Just note, we did not remove any vines
and upkeep of this lot, only transplanted vines from the
back to help fill in for the year. Our overflow
parking lot has another 200ft of newly installed privacy fence.
As our neighbor said, activity in this area was real
disruption to them. We tried to take into account. There
will also be 400 additional lavender plants going in here
as well. A few of the opposed neighbors expressed concerns
over event administration. We have a solid process to control.
The following concerns. Video proof of start, end of the
events. Digital decibel readers with event
data logging and real time monitoring. All monitors are connected
to Wifi and give us real time data to work
through any issues if they happen to arise. Photo proof
that no parking took place on Lakes Road in standope
and hard events shut down at 11:00 p.m. goal is
to have vendors gone by 1130. Going to go through
that. This is my favorite slide. We have a local
resident, Gordon the Rooster. He's a great example that all
neighbors should try and make concessions to work together when
living in close proximity. Gordon lets us know he is
there all day, every day. And his friend? We are
asking. For the same reasonable tolerances for a handful of
events each year. We understand that we moved beside an
active hobby farm, but we need our neighbors to see
that they moved beside a property. That had a valid
tup to host weddings the day they moved in. In
2019, it's. Just about finding balance. Okay.
I want to share our parking plan. Yes. That's proof
we do own a four person. Golf cart, and you
can see their slinky, the dashbound out for a ride
with me. We figure most guests will arrive between 215
and 245. We have had multiple parking attendants on site.
Keep vehicles flowing. So turning queues or minim. Minimize clear
direction and signage and use of golf carts to transport
people to and from the parking lot to the venue
on a hot day. I'm sure they're welcomed, but the
way this is going, I'm going, I'm going to skip
all this stuff and. I'd like to just go to
the road widening. Sorry.
One of the asks was north Couchin asked about us
to do a road widening with addition. Of a bypass
lane for people turning left into the venue. We hired
Macaleni as our independent engineer. They came up with some
key findings that I would share throughout the presentation. North
Couch and Zenzie engineer did their study based on 80
attendees on an occupancy factor. Of 2.0 in a vehicle,
resulting in approximately 40 vehicles impound. Where we disagree is
we do not believe 80% of the traffic will come
from the south. Because the Duncan corridor is busy during
the summer months, most travelers will avoid this if possible,
and is quicker and more scenic to arrive from Herd
Road in the best western. Yeah. This is terrible.
Onto traffic math. Okay. We feel there were some key
items overlooked in both studies regarding the traffic math we
agree on an 80 person wedding should realistically generate 40
vehicles. But an average wedding party size of twelve people
would then leave us 32 vehicles arriving because the wedding
party would arrive. Early at staggered times. The traffic engineers
did not do the calculations. At a less peak time
of 215 to 245, when the guests arrive. That would
cut the northbound and southbound traffic in half, according to
the traffic study. That North Couchen supplied. This would also
have drastically changed the plots on the Mahdi left turn
warrant graft and then the left turn wouldn't be warranted.
And in the kelk we fill 50% to 60% would
arrive from the north, not. Turning left, giving us a
realistic left turn vehicle count of 13 to 16. Vehicles
turning within a 30 minutes period. That is zero zero.
Three of the daily 500 vehicles that travel the road
currently. Macklehaney and MMC both use synchro software to evaluate
situations like this. McElaney published in the report. With 80
vehicles arriving, not the realistic 13 to 16 northbound delays
would be only a few seconds. And cues would be
less than one vehicle. This alone should give us enough
room to grow to MMC's 2040 transportation target in their
memo. There's the study. Much busier. Places like Trillium Terrace
and couch and rugby club are good examples that do
not have left turning lanes at this time. The last
two points I have on traffic. Are the site where
MMC would like to widen does have mature Gary Oaks
currently bordering the road shoulder. And the 2024 master traffic
Plan states Lake Road is slated to have multi use
pathway. Constructed in the coming years. Does it make sense
to widen the road now with all this coming? In
the near future and negligible weight cues. Macklehaney gave us
cost analysis to do the road widening at $30,000. In
professional services and approximately 70 to 90,000 in construction costs.
Their reports suggest minimal northbound delays and queues without the
addition of a left turn Lane, suggesting that the existing
configuration is sufficient, especially considering the study was done conservatively
with the full 80 vehicles at the event and peak
traffic times. I think this is going to be painful
for everybody, so I'm just going to go. To my
last slide, Mr. West, if you need a bit more
time to. If you miss any. Slides? Oh, there's a
ton, but there's. This doesn't work. Apologies for that. Yeah,
it's okay. But before concluding all this, I'd like to
sincerely thank staff for their time, care and professionalism they
brought to this application. The report before council is thorough,
well reasoned, clearly reflects a significant amount of work you
would almost think that this was an application for 100
unit development. Staff went over and above and responding to
last minute questions and issues. They did this in a
thorough and professional manner. We generally appreciate the effort that
went into preparing the file report. And I just have
one last thing to say. I want to say, for
me, rural character does not mean silence. Instead, my experience
moving here two years ago is included daily use of
leap blowers, farm tractors. Gordon the rooster wake up calls.
Float play in practicing 20 takeoffs and landings a day.
Dirt bikes, wood chippers, traffic. Noise the Forest Discovery center
train background lawn mowing late into the summer days. But
more importantly it's people using their properties as they intended
and enjoying the beautiful place we call home. That's all
it got. If you need a moment to go over
any other slides, just recognize in the problem from outside.
This just doesn't work for this. My presentation is slide
based. That's all I have. Thank you. Thanks. So we
will turn to public input, but similar. To the last
applicant. You will have a chance to come up to
respond. Any comments that's? Okay. Thanks. All right, so I'll
now invite the corporate officer to provide a summary of
the correspondence. Received and published in tonight's agenda. Oh, of
course. Yeah. Mr. Westlake and Miss Allen have come back
up to the podium. Sounds. Accountant. I have some questions
for you. Councilor Finley or Sash. Did you have any
questions? Clarification from staff at this time as well, correct?
Yeah, I believe so, yeah. That was one of the
slides we missed, and I saw it scanned in there,
of course. Counsel. Those attending weren't privy to the slideshow,
but some of the things that went by council has
been privy to a lot of emails and documents going
back and forth. I just wanted some clarity from staff
and then from yourselves. On. I understand. You're speaking against
the widening but not the turn lanes. I just clarity
from what staff. Was requesting. And from what you were
explaining as well, The turn lanes directly in front of
your property. Like the shoulder widening, the approaches. You're not
against that for just. We're against. Both. So our traffic
study showed that there was no warrant for any type
of traffic improvements. Okay, thanks for that clarification. And then
my second would be. To in your scheduling of the
ten events. Did you have any provisions? Because it didn't
show in the report on the ten events. Would there
be breakups through the summer months? Because. Just would you
be expecting to have eight events in a row for
no break for any of the neighbors? No, because it's
too much work. I can appreciate that. Yeah. No. So
wedding season generally is May through October. So that's six
months of the year. It is a long time. So
it's. Not like weddings are just June, July, August and
September. They do get spread out when I am booking
weddings, I typically want to give us a week in
between, like a weekend in between, so. It's every second
weekend. But also. We don't know how it goes, but
I don't. Typically, just because of the work for ourselves,
and also because I still photograph weddings, so I do
need to have weekends in between that are rest so
that I can go off site to shoot weddings. So.
No. There could be a time here or there that
they might be just because of date. Conflicts with other
vendors that it could maybe be one after another, but
that's not our intent or what we want to do.
And follow up to that. I don't know if it's
the staff or again. The proponent's response needed here is.
Would that be something that you'd be open? To wording.
In the good neighbor agreement, if that. Of course, these
are all subject to the will of counsel. That'd be
something you'd be working towards. If it goes that way,
that you'd be open to that. Yeah, as long as
we're. Able to June, July, August and September have some
weekends. Because typically people do want it to be nice
out, and I don't want it to. Be every weekend.
But I don't want to be stifled, that I can't
at any point, right? Thank you, mayor. Thank you. Mr.
Wrightsman, did you want to comment on. The staff's position.
On the suggested traffic improvements. Thank you, mayor. Yeah. Maybe
a point of clarification. More than anything I saw in
the presentation that it talked. About. $115,000 cost. And. We
believe that is for a full left turn lane, which
is not what. The. Senior engineers report. Is suggesting is
required. It's a simple laden widening, which is consistent with
what you see south of. This project site. There's several
intersections. I think one of them is even in the
presentation. Where? There is a shoulder that cars can pull
out on to pass. And so basically we're trying to
maintain some consistency there. And the intent really here is
just. To ultimately provide some safety when vehicles are queued
up. Turning into the venue, we just don't want people.
We want a place for people to go, to get
around cars, because there is some speeding on that road.
The 85th percentile speed is 78 km an hour. Interesting.
Line analysis was done at a much lower speed. Related
to the posted speed limit, so. There was some assumptions
made at our analysis where arguably, we could probably use
the higher speed, but the senior engineer determined that Mr.
Hasan determined that. The road widening should be sufficient to
address the safety concerns we had. That's the primary reason
for that pull up. The cost of that, as I
said, is more like a lane widening. Full lane widening,
to put a full turn lane in. We estimated the
cost to do a shoulder widening to just give folks
a place to go to duck around traffic if need
be, as around $12,000. So just a point of clarification.
Sorry. My mic was on you, Mr. Wesley. No, it's
okay. The reason they came up. With such an expensive
quote is because there's the power lines that need to
be moved. And the Gary Oaks. And it's close to
the fence, but also the drainage. I understand that they're
trying to give us option C. That was the most
cost effective. But it's really tight. And as everything's been
done in this. Anyways. I don't want to create a
back forth between the applicants and staff, but I do.
See Mr. Eisemitted to have his hand up again. So
if you want to weigh in one more time. Duly
noted. Yeah, we believe that. And the reason why this
option was selected was because we believe. That it could
actually be done without dealing with having to deal with
trees and power poles and such. That's why we selected
that option. Councilor Finley, then councilor Hogg. So, just a
question. You said in the presentation. That the majority of
the actually joining properties. I think it was nine. You
said in the presentation. Are in favor of this, including
the other stratahome on the property. To my understanding, they'd
be the most affected. Our strata neighbor is here tonight,
and we'll be speaking on that. She's there in full
support and. Yes, so. For our property line neighbors. 75%
of them are in full support. They did want to
come. And speak tonight. Actually, one of our property line
neighbors was very, very opposed at the very beginning. Of
this in 2018. They were afraid of change and they
were afraid of what could possibly take place. They are
in full support. Now, after witnessing the weddings, even the
open air ones, they did want to come speak. Tonight.
But they do feel very intimidated to come and speak
because a lot of the opposed neighbors have tried to
get them to change their stance. And have come to
their door multiple times, and she called us in tears
and said that she didn't feel comfortable coming to speak,
so. We do have a lot of support that you
won't see in the room tonight because of that. Councilor
Hogg. Thank you, mayor. This is for Theresa. With the
road widening. What does that look like for pedestrians using.
The side of the whether it be bike or walking
or would any have cars going around? Is that putting,
is there room for pedestrians to go by and is
there a risk there? Mr. Reitsma. Maybe I'll pass that
question on to senior engineer, transportation. Good evening, Marin Council.
So at this location on Lakes Road, currently there is
a pave shoulder only on the west. Side of the
road. And on the east side. We're recommending that a
similar shoulder be added. And if anything, it will enhance.
That. Of course, in the future we'll have to. Extend
it beyond to the south and north, but. What this
recommendation is to create a shoulder on the east side.
That keeps the west side existing, shoulder in place. It
just widens the road. So that. A similar shoulder is
created on the side. Hope that answers your question. And
you have additional questions from council. Seeing none. I think
we can move on to the next part of the
meeting. Thank you. Councilor Calio, did you have a question?
Yeah, I took my hand down. But now that you've
asked me, I'm just. Wondering. The bypass. Is this going
to squeeze the lanes in? Is that how this is
going to work? It seems to me that I've been
there many times. I grow down Lakes road, not daily,
but almost every day going out, hiking. And so I'm
just looking at how narrow the road is there myself.
And I'm not any expert, obviously. But I'm not quite
sure that it's obviously the lanes are going to have
to be narrowed. There. Is that a question for staff
or the applicant or both? Yes, please. Mr. Acme, you
want to stir? Yeah. I mean, we have looked at
this, and I do believe that. It's definitely tight. I
mean, we had to take a really close look at
this when we were. Trying to take the bite out
of this left hand turn issue. And as I repeated
earlier, that's why we came up with this option. And
we did look at ortho photos. And take a look
at the site. And we believe that. We can fit
it in, deal with. This safety concern we have and
address the problem. And that's how we ended up with
this option. Or do the applicants have any.
You just want to hit the button for the mic
there. I'd like to agree with Mike on this. It's
really tight down there, and I drive a dually, and
I think you guys. Want to widen the road in
one spot. 2.2 meters. I think that's 8ft. In change
that's barely the size of my duly, so I just
can't. Imagine we're going to have a dooley and another
vehicle driving by it and call that we're helping with
safety. So that's my concern with trying to condense. This
all in here. And if my slides that I went
through, we could have went through the. Traffic study a
little more. So this is a. Moti. I think. This
would be the chart you guys used. For your analysis,
and if they did the calculations at the proper times
instead of just taking the peak values and the most
amount of people. Instead of applying it real world, it
would have turned the analysis. Much different is what I
was trying to say. So it would have put everything
into a no left turn lane required. We have 13
to 16 vehicles, actually. Turning in in a half an
hour period. It just seems crazy to me that you
guys would want me to do all of this work
for 13 to 16 vehicles, even with traffic getting to
2040. Numbers. It still doesn't make sense at 13 to
16 vehicles, but I understand safety, but. I also see
the way people drive on Lakes Road and they're going
to just keep on going by at a fast speed,
so I think we got to look at something different.
Thank you. All right. Any further questions from council? I'll
now invite the corporate officer to provide a summary of
the correspondence received and published. In tonight's agenda. Thank you,
mayor. So notice of this public hearing was posted to
North Couch and's notice. Board and the website on the
2 January 2026 advertised on social media on the 2
January 2026 and published. In the couch and Valley Citizen
on the 14 January 2026. All correspondence received has been
provided to council, circulated in addendums and posted to north
Couchen's. Website. Printed copies are available in the public hearing
information package located in the binder outside of council chambers
for anyone here today who hasn't seen them and would
like to read the full submissions. So two petitions in
support of the zoning amendment have been received, one with
60 signatures and one electronic petition. With sorry, 1733 names
as of January the 14th, 2026. One petition in opposition
of the zoning amendment has been received with 39 signatures,
a total of 94 written submissions have been received. 56
were in support of the zoning amendment and 38 were
opposed. In addition, one late submission was received after today's
01:00 p.m. cutoff that I'd like to read into the
record now, Mr. Mayor, if that's. Okay with you? Thank
you. This email is from Chandra Unguran. I am writing
to formally submit my opposition to the Oak and vine
rezoning application. While the applicants have presented a proposal focused
on small scale benefits. We have recently discovered that they
are misrepresenting their intent. The applicants have highlighted that they
have reduced the size of their events to 80 people.
To minimize impact on the neighborhood. However, upon a quick
search of the Internet, we discover two places where they
are advertising the space for a capacity more than that.
Attached you will find screenshots with one advertising 85 person
capacity and the other 120. These were live as of
Friday, though they may have been taken down since. Also
attached as a post advertising the new building as a
lounge space, showing a clear statement of intent to expand
operations further. A copy of all of that is outside
in the binder if anybody wants to look at. That.
And this is from Chandra Hungerin, 63 92 Lakes Road.
We'll now invite the public to share their comments. Each
speaker will have an initial three minute maximum to speak,
followed by additional turns as needed. The public is asked
to clearly state their name and address for the public
record. But some like to step forward to the podium?
Yes, please.
Good evening, Marin council. My name is Leanne Marshall. My
husband, Craig Mackai, is currently away. From work. So we
prepared these notes together before he left. Craig and I
live in the strata. Property, one which is on the
same property as Matika and Randy. We move. Moved to
this home in May 2024 with the full knowledge that
we were moving next to a wedding venue that held
ten weddings a year. Actually, we found the idea quite
charming. It's a beautiful property with a barn, a pond,
a vineyard and views of Mount Zuhalam. And Kwameton Lake.
If the weddings were to create a disturbance of the
piece, it would affect us more than anybody. Else. So
far, Randy and Mastika have been completely transparent regarding their
future plans for the wedding. Venue and the property. Overall,
they have made significant upgrades to the fencing and the
entranceway to the vineyard. They've replaced the old wastewol irrigation
systems. With an efficient new system, and they've improved the
vineyard through transplanting and propagation of new vines. They have
also created beautiful new lavender fields. And in the areas
where the vines were not thriving, we have regular strata
meetings where we are kept fully informed of any construction
or changes to the property. We see these updates as
enhancing the beauty and overall appeal of the north couch
and valley. As seen from Lakes Road. Massika has always
provided us with advanced notification prior to any open houses
or family gatherings other than a small increase in traffic
on our shared driveway. We've heard absolutely nothing. For instance,
there was a realtor gathering this past Christmas, and that
evening we sat out on our open deck and we
heard no noise at all. The only evidence of a
gathering was the divisible lights from the venue if we
actually looked at the venue. We are fully aware that
during wedding events there will be an increase to vehicle
traffic and more. People on the acreage. Well, this might
be a slight inconvenience. We understood this. When we purchased
our home and that this was part and parcel of
buying into this specific strata. Greg and I enjoy a
very peaceful. And positive relationship with all of our neighbors
we trust. That the weddings will not create a significant
disturbance for us, and that should an incident occur, that
will be swiftly arrested and mitigated. Thank you. Someone else
like to come up to the podium? So there's a
lot of hands going up. If you want to speak,
just walk up. There. Hi, everyone.
Before I start this, I just want to say how
proud I am of Randy and Masika. In their presentation
and how excellent. I think that. They are handling this
very high stress. Situation. I also know a lot of
stress. So I'm very happy to be here to support
them. I've personally showed up here tonight to show my
friend the support she deeply deserves to. Speak directly to
you all about her great character and how it is
a big mistake to take away this opportunity from her.
I have known Masika for almost 40 years. That's four
decades of knowing how good of a person. She is.
She is kind, reliable, caring, and has the utmost integrity
for following the rules. Trust me. Our whole life, she
never got in trouble. As she has done all that
she has been asked for her venue application. It boggles
my mind that she's even in this heartbreaking situation. Masika
has spent the last 16 years raising her children, and
for a lot of that time, she was alone until
she met Randy, a stand up man that always goes
above and beyond for people in his life. Randy is
the highest integrity for professionalism and is the textbook description
of a hardworking man, constantly doing things for his family.
The two of them will make the perfect team to
run a legitimate business. Masika worked very hard for everything
she has accomplished and never stepping on anyone to get
it. She has poured her heart, blood, sweat and tears
into this wedding venue, not only to support her. Family,
but to support other local businesses. She gives back. She
cares about people and their well being. She even does
down to the smallest detail. She helps her community on
her own time. She goes to local vendors, raves about
their products and posts on social media so that everyone
feels that promotion. She really values small businesses. She wants
to bring joy and happiness and beautiful memories to couples
at her venue. It's outrageous at her venue is even
having to be considered with not moving forward. She is
literally asking for ten days. That is 355 days in
a calendar year where there's. No weddings. No interruptions. She
knows the guidelines and has followed them to a t.
It's hard to wrap my head around that ten days
a year. Are causing such an issue. I cannot impress
on you all any harder how Masika will completely put
her life on hold. To others. I don't need to
share this information, but I'm happy to share it when
my daughter was diagnosed with an incurable terminal illness. Masika
was one of my first friends. To step up. She
immediately rallied friends, family and community to help, and always
possible, she still continues to be that friend for me.
Years later, I'm very disappointed that she wants to. Provide
something to this community that will greatly benefit, and she
has to fight this hard. My hope is the wedding
venue permit will be granted. And to let this beautiful
family go back. To living their lives and not live
in constant stress. Thank you for listening, sir. Ma'am. I
think we got your name or address. My name is
Jori Fails, and I live at 8999 Wild Ridgeway. Great,
thank you. Thank you. Would someone else like to step
forward to the podium? So if you could state your
name and address. Good evening. My own council. My name
is Yan. Mudder, but I live at 6387 Lake Road,
immediately across from the applicant. And I just want to
see if we can get this back to just fact,
just the basics. The journey to here. Versus some of
the implied emotions and preferences we have. This amendment application
is not about liking or disliking individuals. It's not about
Alr land use as this property is not alr. And
with respect, it's not about the significant skills, hopes and
dreams that we may all have? I have many that
didn't come to fruition, some of them limited by guidelines.
Safety North Carolina council as I recently constructed on my
property. I accept this as the guidelines pertaining to the
property that I bought and I now live on. This
Eid about amending land use. This is about allowing current
neighbors to sustain the quality of life. Current zoning allows.
As a reminder to council and those attending, as a
short summary to the journey to this point, serves to
consider. There was no regional application, as Missika pointed out.
Temporary use permit August 2018 approved for 18 months commencing
in May 2019 and in October of 2020. There was
an application for a one year extension to. October 21.
At the time, significant investments were underway at the property
directly from the staff report, it was noted that these
investments had occurred on the subject property to develop it
as a wedding venue. This was on the basis of
temporary use permit. The improvements were noted as being substantial.
The owners were informed and reminded of the temporary spermat
on the future use of the property for weddings could
not be guaranteed. Stop at the time express concern that
the investment made to that date was creating economic incentive
or necessity for the owners to operate the business out
of compliance with temporary going forward, investments continued nonetheless. And
here we find ourselves facing an argument which I fully
understand to say. We've put a blood sudden. You have.
Absolutely have. And that I would have great difficulty. Backing
away from that investment personally. But the investment was made
with the knowledge that there is not a permanent zoning
amendment allowing future use with security. That is the truth.
Those are the facts. If commercial assembly uses allowed in
perpetuity, concerns remain that a good, noble agreement is not
enforceable. And I recognize the integrity of the people who
are speaking of. But the truth is that mechanisms to
protect others in the closed neighborhood are absent as relates
to dispute resolution in the future. It is a somewhat
informal process, and I don't know of any mechanisms that
can assist. I'm running out of time. I agree with
Randy about their shoulder. My field is. Immediately on margin.
There isn't two and a half meters there. And in
closing, if I please, could finish like 4 seconds. North
couch and stuff. I would like you to clarify. Previously
stating that. Temporary use permit cannot. Extend to permission. We've
got a few seconds over. I hate to cut you
off, you'll have another chance to come out of trouble.
Thank you. Will someone else take a step forward?
State your name and address. Kelly Olsen 25 21 town
end off of Lakes Road. I'm here for Masika. I
don't know Masika. I don't. Know, Randy. Actually, I joined
her little forum on Facebook about what was going on
with her farm. I own one of the largest farms
in the hearted, Duncan. I, too, have gone through kind
of what she's going through with neighbors, thinking that they
can look in your yard if you're having a cigarette
or sitting out by a fire. Or causing problems. So
I just wanted to do a quick speech. The mills
closed down as one. Of the contractors at the mill
that lost their business when the mill shut down. This
business here is about to bring probably a million, million
one into the community. I think that's tax dollars that
we could use in this community right now. It's a
shame that it's come down to neighbor versus neighbor, but
people have to realize, and it was said earlier on,
that place was a business before she ever bought it.
The road was used as a business, and with the
mill closing down, what would be the big problem with
traffic now when about 50% of the road traffic is
going to be nil. When that mill shuts down. On
February the 10th. So just looking at what she's done.
I stopped at her place. I seen her venue. I
listened. I do fact finding. I do investigating for a
living. And she's got sound. Barriers there. She's gone way
above and beyond what anybody would ask. She is abiding.
By the rules, and she's getting kind of a crappy
end of the deal. Here. It's surprising that it's come
to this. I think somebody that's barely run a business.
It was shut down because of Covid, and now the
neighbors are complaining. About it. They bought a property or
live on a property they knew was a business, just
like mine is my property is a business. I could
point at 100 businesses in Duncan that live by an
acreage. They're lucky. She's not a pig farmer if she
doesn't get ten weddings a day or. Ten weddings a
year. Pardon me. Maybe she should be raising animals. Would
her neighbors like that? Having a bunch of pigs or
peacocks or roosters in your backyard. I mean, pick your
poison. Here. Ten weddings a year. That's nothing. Beautiful. Facility
that they've gone way out of their way to make
perfect, gone out of their way to go to every
single neighbor, let them know what's going on, and it's.
Still not good enough. I think she needs to catch
a break. I think Granny needs to catch a break.
Like I said they've done a beautiful job on their
yard. I'm very picky. I'm very picky about when I
come out and speak for people. Like I said, I
don't know. Masika. We're not friends. Other than joining a
forum to see what was going on with a property
that's zoned. For that. That was a business. That's the
only reason I've even come. Here to speak. Like I
said, she's a good person. Met her like I said
it. Doesn't get any better than that. We've got Lewis
street, we've got. Everything else going on. You think the
neighbors like what's going on there, but those businesses. Got
a permit to operate. They're in business. Like I said,
we pick our poison when. We live in an area
where you have neighbors. You're going to have problems. You
deal. With them. Move on. Enjoy your property. End a
story. We're at time, ma'am. You can come up again
for second. Round. If you have additional comments. All right,
who'd like to step forward next? I'm going to have
to leave you amongst yourselves to figure out who's coming.
Up next. Every time I put a call out, I
see about three or four people stand up. It's all
good. Is my mic on? Okay, state your name and
address. My name is. Tammy Markworth and I live at
3508 Honey Crisp. Avenue in langford. So I am ready
to express my strong support from Asika Allen in Oakland
Vine Estate as an essential and highly valued wedding and
event venue in the couch and valley. I have worked
personally with Masika through my company Boo Bouli event planning,
and I can constantly speak to. The professionalism, structure and
exceptional level of care in which she conducts her businesses.
Since Covid-19 the wedding industry has shifted dramatically. Couples are
now choosing smaller, more intentional gatherings that prioritize meaningful experiences
over large, impersonal events. Okanvine is perfectly aligned with this.
New direction, the venue. Offers an intimate, thoughtfully designed setting
where families can celebrate in a way that feels personal
and reflective of modern values while still. Contributing significantly to
our local economy. Okonvine is an exceptionally well managed and
responsibly structured mesiko operates with detailed contracts, clear policies and
requirements such. As the involvement of professional wedding planners to
ensure that every event is organized, compliant and respectful of
the surrounding community. From my perspective as a planner, This
level of oversight creates a smoother, safer event and upholds
a high standard of our industry strives for. What truly
sets them apart is the extraordinary level of care that
has gone into minimizing any impact on neighboring properties while
enhancing the experience for couples and their guests. As purposely
mentioned, the venue has invested in soundproofing measures to ensure
celebrations remain enjoyable without disturbing anyone. They have achieved a
level of soundproofing that I have not seen in any
other venue. Reflecting their general commitment to both their couples
and their neighbors, they have strategically designed fencing and landscaping
so that guest and vendor vehicles are never in sight
of adjoining properties. They have thoughtful site planning and keeping
events event activity. Actively contained and respectful of the rural
setting. They have a curated list of approved and vended
local vendors, not anyone can just work there. Professionals who
have been in the industry for many years follow venue
rules and provide a consistently high level of service. I
have personally planned and executed over 600 weddings in my
16 years that have had my company. At many different
venues on Vancouver island and beyond, and I can honestly
say I have never. Seen such intentional care taken to
protect neighbors while still creating a beautiful guest experience. Masika's.
Approach is collaborative, respectful, and proactive in a way that
should be recognized and valued. Randy already touched on it
and I'm running out of time. But the economic benefit
is substantial. A million dollars to our community is. Amazing.
It goes far beyond the venue. Everyone down to local
farmers and producers who supply food, flowers. And wine. This
venue creates a ripple effect. My entire income and many
of my colleagues rely on a healthy event sector. At
present, there are not. Time, but we'll have another opportunity
to come up, if you like. State your name and
address. My name is Shelby Bucken. I live at nine.
70 McDonald street. Good evening, mayor and council. This is
more just to speak on the character of Masika. I've
known her for about twelve years now. First as one
of her photography clients. Back when she worked out of
her previous home, and then later she was a customer
of mine. Through my former plumbing company. Our kids also
attend school together, so. Our relationship has been both professional
and personal for many years. I remember back when Masika
told me about the house that she bought on Lakes
Road and she was so genuinely excited about the possibilities,
not just about the beauty of the property, but its
potential. It offered more space for her family room to
grow creatively as a photographer and the opportunity to create
a unique event space that could serve. The community. While
supporting her family. And that's the biggest thing, is she
just wants to support her. Family. Anyone who's worked with
Masika knows that she does far more than just take
photos she creates experiences. Her ability to design sets, props.
And atmosphere tailored to each client is beyond exceptional. Her
attention to detail is obvious in her work. Just look
at all the hundreds of photos that she's uploaded and
shared with the world over the years. And that same
attention to detail has carried through to the renovations on
her property, including the barn. And I've worked with many
of the trades and companies that have been involved with
that. And everything has been done thoughtfully, professionally and with
care from the very beginning. Masika had a very clear
vision of what she wanted to build, and she's always
been very. Transparent about it. She's listened to concerns from
neighbors, she's worked diligently. To meet every requirement placed in
front of her, every request. Every adjustment, every condition has
been addressed. The level of grace that she has shown
throughout this process, despite roadblocks and public accusations it speaks
volumes about her character. She's consistently chosen cooperation over conflict.
At the end of the day, Masika's goal has never
changed. She's simply trying to care for her family while
doing meaningful work that she's deeply passionate about. Together, Masika
and Randy have invested countless hours of resources into the
beautification of their property, not just the house and the
barn, but the lavender fields and the vineyard as well,
creating a space that enhances the surrounding area and reflects
the kind of care that this community values. I'm here
today because I believe she has acted in good faith
at every step. And because I believe this venue can
continue to exist in a way that benefits both her
family. And the broader community. I respectfully ask council to
consider her efforts, her integrity, and the positive impact of
allowing this venue to remain open. Thank you for your
time. Who would like to step forward next? Come up
to the podium, state your name and address. Hi. Good
evening. Good evening, mayor and council. My name is Keanu
woods and I'm 15. Years old. I'm here as a
daughter of Masika and Randy and as someone who has
grown up with Okan vin estate being a part of
my life for more than half of it. For as
long as I can remember, this property has been more
than just our home. It's something I've watched my parents
work incredibly hard to build. I've watched them. Plant vines,
build barns, and spend countless hours planning and improving this
space, which shows even in my own house closest to
the menu. I cannot hear anything while a wedding is
going on. I've also had the chance to work here
at weddings. Not only is it my parents. Being involved.
Has taught me responsibility and pride in getting to create
something like this. I get the chance to help prep
greek guests, move tables and chairs, garden, clean up and
be a part of the day. And I truly love
it and appreciate the experience. What I want you to
know is that this is not just a business to
my parents. They genuinely care about doing things the right
way and about catering to neighbors and to the community.
No one is affected in any negative ways. I see
firsthand how much how they want this to be a
positive place that benefits everyone. This challenge, this process has
been challenging for our family, but I'm incredibly proud of
how hard my parents have worked and how much they
believe in this vision. I hope you will give our
family the chance to continue building something special here. Thank
you very much for listening. Coming to the podium. State
your name and address. Mayor and council, my name is
Peter Culligan. I live at 6367 Woodland Drive. I am
opposed to the zoning amendment for the oak and vine
property. I do not believe the wedding and event center
is a compatible use for this property. In a residential
neighborhood. My opinion is based on the noise created at
such events and the applicant's inability to follow bylaw regulations
in the past when there was a temporary use permit
in place. Equally important is the risk to traffic safety
in north Couch and due to the increased congestion along
Lakes Road, although. This posted speed limit along Lakes Road
is 60 km an hour. 85% of the traffic travels
at 78 km/hour. The combination of increased traffic volume, speeding
alcohol consumption at the wedding events. No left turn lane
onto the oak and vine property increase the possibility of
traffic accidents. The municipal engineers have recommended a left turning
lane be completed prior to granting of the zoning application.
The engineering reports are based on traffic speeds of 60
and 70 km/hour not the actual traffic speed of closer
to 78 km an hour, thereby making a left turn
laying even more important. Simply minor shoulder widening as per
option c in the municipal engineers report. Or no roadwork
of any kind, as outlined in the private traffic report
commissioned by the applicants. Require ongoing monitoring of conditions and
installation of a turning lane if safety concerns arise. The
traffic safety concerns will become evident when accidents occur. We.
As a community should be more proactive. Thank you. Yes,
sir. Please call it the podium. State your name and
address.
Good evening, Mr. Mayor, councilors. My name is Rick Taylor.
I live at 6325 Lakes Road. I am opposed to
the application. And proposed bylaw, which, if implemented, will seriously
affect the quiet enjoyment in ownership rights of many neighbors.
And it is not in keeping with the existing rural
residential designation. An existing a two zoning which excludes commercial
assembly. Also, the Local Government act requires zoning bylaws to
be consistent with the official community plan. I believe this
proposed land use spot zoning is not consistent with the
OCP. And undermines the essence of the OCP land use.
In that commercial assembly. Buildings, parking spaces, infrastructure, et cetera.
Reduces the land base for agriculture, does not enhance food
security. And does not support agricultural output. Additionally, as an
ancillary point, properties in the ALR are allowed to have
this type of. Commercial assembly as long as the primary
purpose. And business is farm operations. However, this proposed spot
zoning. If implemented, is. Not appropriate. It's backwards rather than
primary being land use farming. Its commercial assembly. The land
use primarily commercial assembly and not agricultural. I submit the
agricultural use will be de minimis in relation to the
commercial assembly. Loose use. In other words, it's backwards. The
end result if the application is approved and the proposed
bylaw enacted will result in spot commerce in the middle
of rural residential designation. An a two zoning with agriculture
not enhanced, but. Probably reduced. I submit this would be
a bad precedent. And the thin edge of the wedge
for more commerce to come. However, if council approves the
application, And passes the bylaw, then I submit there should
be more oversight, including but not limited to, the following.
For safety reasons, the municipal engineers should finalize their roadwork
report. Provide an estimate for the cost. Do the work,
which the applicant should either pay for upfront or provide
security for the cost. To the municipality prior to conducting
any commercial assembly operations, there should be an appropriate covenant
registered against the land. There should only be a temporary
use permit to see how things go as there is
in the cut you off mid sentence, but you're at
time. You can come up again to finish. Off your
comments. Okay, thank you. Who'd like to step forward next?
Sir, if you could state your name and address. My
name is Zach Brown. I live at 1751 Stamps Road.
Good evening, everybody. I would like to thank mayor and
council for giving me the opportunity to speak. Tonight. I'm
a winemaker and grape farmer here in north Couch, and
I'm also the co owner of the closest combined vineyard
and winery to the oak and vine properly. I have
grape supply contracts with two additional lakes road vineyards, one
of which is immediately next door to the oak and
vine proposed wedding menu I'm here as. A professional grape
grower from the couch and valley. I'm the immediate past
president of the Wine Islands Growers Association, Wigga and current
Wigga board member. I am also the island's representative on
the British Columbia wine Industry Task Force, specifically working on
the province's. Plan for the long term economic survival of
the BC grape and wine. Industry. And I'm also a
past member of the North Couch in Agriculture advisory committee.
My wife is president of the Couch and Winery Society,
the group working to promote the economic success. Of the
couch and wine industry, which holds the Cowichan Valley's number
one agricultural tourism event, the couch and Valley wine festival.
I've read all of the available documents. The letter of
rationale, the engineers report. Reports. I'm also regulating on the
adjacent property, assisting with and advising on the vineyard farming
and. Have been able to see the condition of the
vines at the oak and vine property for several years.
As they are not active members of the couch and
grape farming community. I have never met the proponents. I
bring the following perspective here tonight. I am here to
voiced council concerns we have with the proposed zoning amendment
to allow ten events, essentially. Most weekends throughout the summer,
and the impact this will have on our industry, business
and community. This will take longer than three minutes, so
I will keep coming back up. In the proponent's letter
of rationale, the primary justification for the zoning variance is
the lack of wedding venues in the couch and valley.
I was surprised by this assumption as there are currently
several wineries capable of hosting weddings in the couch and
valley. I'm also aware that another winery has just made
substantial capital investment in their. Grounds and facilities to do
just that. They plan to start hosting weddings for the
2026 season. There are other wineries in a cider in
the south valley capable of hosting weddings. Two other wineries
have recently sold, and the new owners are working on
their plans for the future, which may include events such
as weddings. Additionally, there are three wineries currently for sale
in north couch. And another which has a commercial kitchen,
an event bistro for sale in the CVRD. I got
15 seconds left. I'll come back 10 seconds and come
back again. So, any other first time speakers? Yes, ma'am.
If you want to step forward, state your. Name and
address. Hi. Good evening, Mary and council. I'm Tasha. 3065
Mountain Road. I am here to express my strong support
for oak and vine as a wedding and event value.
Venue in the couch and valley. I am a makeup
artist who's worked throughout the Calichen Valley for many years.
Worked with Masika many, many times, many years. Of all
the venues I've experienced, oak and vine stands out as
one of my absolute favorites. The most professional spaces to
work in. I've been on site many times over the
years. And. It consistently provides an exceptional environment for creativity,
collaboration and connection with clients. The bookings and photo shoots
I complete at Oak and Vine directly contribute to my
livelihood and help support my family. As do many of
the other vendors here. It supports them as well. Through
my work, I have had the opportunity to see a
wide range of venues and work alongside many venue owners.
I can confidently say that Masika's dedication to oak and
vine is unmatched. She has put extraordinary care and attention
into every detail. Along with following all the rules and
puggling all the permits. Into every detail, and I'm sure
weddings run smoothly and guests have an exceptional experience from
the moment you arrive through the gates. The atmosphere is
welcoming, elegant and thoughtfully designed. The property is perfectly set
up for events and highly sought after by future couples.
The Kawachan Valley is widely recognized as a wedding destination,
couples are drawn here by the natural. Beauty, charm and
sense of community. However, in recent years, several wedding venues
have closed, sadly, which has been a significant loss to
our local wedding and hospitality industry. We are in need
of more venues. Not fewer. Many weddings hosted in the
Valley bring guests from out of town, which directly supports
local hotels, guest houses, restaurant. Restaurants, shops, cafes and service
providers like myself. Weddings are a meaningful economic driver for
our region and turning them away means turning away vital
revenue for local businesses. Okenvine is exactly the kind of
venue that the couch and valley needs a stunning professionally
run space that attracts couples and their guests while contributing
positive. Deeply to the local economy. I strongly encourage North
Couch and council to support this venue and allow it
to continue hosting weddings. And events. And I just like
to say on the noise, I've been there many times.
I've heard all the noise blocking that they've taken to
the structure and stuff. And I don't know if any
of you guys have ever walked through. The venue. It's
a classy place. It's a big barn. That's. Going to
hold small events. 80 people is a small wedding, but
it's not going to be a bunch of hillbillies partying
all weekend in a barn. It's a nice place that
attracts classy people. Respectful people, and I'm fully in support
of it, as I'm sure that most of the other
local vendors would be because. We need more weddings here,
not less. Thank you. All right, who would like to
step forward next? State your name and address. Good evening,
mayor and council. My name is Garninder Sandu. I live
at 6350. Woodland Drive, 260 meters from Oregon wine. I
am close enough that I can see the new barn,
the new lounge space they're advertising for my front yard.
I have laid in the couch and valley for over
58 years and over 37 years on woodland since it
was first developed. It's a great place to live. I
lived here in the winery operated and it was not
an issue. They did not hold events. I'm not opposed
to having a winery again, but I am opposed to
the zoning amendment. A commercial event center is not suitable
in our quiet residential area. I am speaking today to
address the record of sport for this application. Which I
believe is misleading. The written submission. Realist. Start, divide. S
at 01:00 p.m. today. The majority of our letter sport
come from individuals who do not live anywhere near the
property. Only four are within 350 meters. 17 of those
letters came from outside of north Couch and entirely or
don't include a location at all, including professional from as
far away as Campbell river, comarks and even Calgary. These
individuals are stakeholders in the business industry and not stakeholders
in our neighborhoods daily quality of life. In contrast, the
opposition is entirely. Comprised of those with the immediate 350
meters radius, 16 letters representing people who will actually hear
the noise, navigate that traffic surgeon narrow, scenic road and
where the impact of their property values. One of the
only two letters from outside north Couch is from a
former neighbor with Greg and ralbut experience. With this location.
The remaining 19 are from within Couchin. Furthermore, the lattice
of sport rely on the personal goodwill of the current
operator. This is a critical oversight. Zoning is not a
personal license. It is a permanent right that carries with
the land. If this amendment is passed, it remains in
place regardless of who owns the property. You're being asked
to approve permanent commercial assembly used in a residential zone
where the municipal emits. It lacks specific noise and even
regulation to ensure enforcement. While sporters believe that current owners
are responsible, there is no guarantee that the next owners
will be without reinforceable rules. We are effectively handing a
blank check to any future operator to run. A commercial
venue in the heart of a quiet, rural neighborhood. We
must not prioritize the convenience of an industry. And the
opinion of those who live kilometers away over the right
of the neighbors who live right. Next door. I urge
council to reject this permanent amendment in favor of the
established planning framework and protect. You for listening. State your
name and address. I will. Kind of trick me.
Hi. Good evening, Mary and council. I'm Aaron Brownlee, and
I live at 2261. Woodland Drive 150 meters from oak
and vine. Party to barn. I am opposed to allowing
oconbine commercial events center to operate in our nearby neighborhood.
I've lived in this neighborhood for 15 and a half
years and I've enjoyed this beautiful, quiet. Area. The applicant
moved here about ten years ago, knowing that the zoning
did not allow for an event center, but has been
trying to change that ever since. She's well aware of
the majority of the nearby neighbors that are strongly opposed.
There have been three separate petitions of nearby neighbors completed
over the last eight years. That are proof. Yet she
continues to try and promote her personal goals, despite the
obvious neighborhood opposition. In all these years, she has never
once knocked on any door in our very nearby street
to discuss this issue. She claims to care about the
neighborhood, but her actions speak differently. Their property is very
small for this type of activity, and it's surrounded by
residential homes. On all sides. It is unfair for one
property owner to negatively affect the rights of so many
others to enjoy the use of their homes and backyards.
Those homes, including mine, are going to be disrupted for
full weekends all summer as their advertising events. They go
from Friday afternoon to Sunday. The weekend package includes two
parties. Within 48 hours. This will required two liquor licenses
and should be counted as two events. Claims that the
soundproof barn will solve all the noise issue are unreasonable
on a warm spring or summer evening. People will want
to gravitate outdoors. I was recently at my own daughter's.
Wedding, and it was impossible to talk above the music,
so a lot of folks were outside visiting. You cannot
lock people inside the barn, especially. If you want good
reviews. Their letter of rationale offloads all the responsibility onto
the bride and grim the idea. That the bride and
groom are going to keep people in check instead of
enjoying their party. That they've paid for is ridiculous. This
is also a land use issue. I believe that if
the zoning amendment is approved, then the applicants decide not
to farm to produce crops. This will result in the
vines and the lavender being solely used for photo ops,
there are no mechanisms in place to ensure the land
is used as intended for farming, therefore. They would still
get the tax breaks and keep their farm status without
putting in the strenuous farming. It seems like they're being
handed a golden ticket that no other hardworking farmers are.
Why is that? This is not an appropriate location for
this type of commercial venue. If this was your neighborhood,
I have no doubt you would find this unacceptable as
well. Council should protect the rights of our neighborhood. And
our local farmers and reject this permanent zoning. Thank you.
Who would like to step forward next? State your name
and address. Good evening, Mary and council. My name is
Susie Jorgensen, and I live at 6367. Woodland Drive. I
moved to north Couch and specifically to escape a situation
where a nearby wedding venue in north Sanith grew from
a few quiet events into a major operation that impacted
our neighborhood. To the point where people. Actually moved. We
understand firsthand how quickly well intended use can become permanent
disruptions if not properly managed. I'm speaking tonight to oppose
the rezoning. While the staff report suggests a temporary use
permit is no longer appropriate. We believe this conclusion relies
on a narrow and incomplete interpretation of our official community
plan. The previous. Tup for this site occurred during the
Covid-19 pandemic. Even the applicants have acknowledged that those were
not normal operations. We have yet to see that this
business truly impacts the neighborhood under full capacity post pandemic
conditions. The OCP on page 148 explicitly states that the
tups are a good way of authorizing a new use
to allow the municipality to access potential impact before considering
any permanent changes. It is premature to grant a permanent
rezoning with the only testing done so far happen. During
a global lockdown. We must see how it functions under
normal conditions before we make it. Permanent page two of
the staff report. Limit the definition of tips to use
that are temporary, occasional. And seasonal. However, Disregards the final
clause of the OCP section 11.2, which states tops may
be issued for any other temporary use not otherwise permitted
by the zoning bylaw. Leaving out that specific clause changes
the entire context of the decision before you. At the
December 17 meeting, it was clear that this information influenced
the table where a counselor here interpreted expressed interest in
the top, but appeared to change their mind based on
the incomplete information. In reality, the OCP provides you with
the exact tools needed to manage this situation without jumping
into a permanent rezoning. Finally, the logic that building upgrades
precluded the top is flawed. The building was preexisting and
has hosted other uses, like a home based photography business.
Staff previously warned in 2020 that substantial investment might entrench
the use. However, the owners made those investments knowing the
risk. We should not be forced into a permanent rezoning
simply because. An owner chose to invest in a temporary
venture. A tep remains the correct tool to keep this
use on probation. I urge council to reject this rezoning,
let us use a top for its intended time. Thank
you. Thank you. Thank you. We'd like to step forward
next.
You can state your name and address. Yes. Hello. My
name is Brittany Foot. I live at 43 Lois Lane
in Duncan. I'm here as a member of this community,
born and raised in the Kawachan. Valley and also a
close friend of Masika and Randy. I can speak endlessly
about the character of Masika. As someone who has known
her for almost two decades. She is thoughtful, creative, caring,
and puts her whole heart and soul into everything that
she does. Getting to know Randy, I can say he
is one of the kindest, most genuine and hardworking men
that I know. Every time I go over to my
Sikh and Randy's place, they have been hard at work.
Weeding, planting, raking, until the light goes down. I've watched
Masika and Randy build oak and vine estate with intention
care, and so much heart. This is about creating a
place that feels welcoming, thoughtful and genuinely special. A place
where people can come together to celebrate moments that matter.
I'll admit I'm a hopeless romantic, so I love the
idea of people falling. In love, getting married and beginning
their lives together right here in the valley. These moments
are about family. They're about bringing generations together, creating memories
that stay with people. For years. Oak and vine offers
a setting that feels elegant, calm, deeply meaningful for those
kinds of celebrations. It's the kind of place families return
to in photos, stories long after the celebration. Itself. Mazika
and Randy have put an incredible amount of thought into
this vision. Into how this vision would move forward. They
care deeply about building something they can stand behind and
something that adds value. Our community and council should be
proud to champion small businesses and family run places that
support local vendors, create job opportunities close to home and
bring life and joy into our Valley. We should be
encouraging people who want to build beautiful spaces where families
come together and milestones. Are celebrated. I've seen how personal
this is for them. This isn't just a project. It's
something they believe in deeply and have worked toward with
patience and care. Supporting oak and vine estate means supporting
local people, local families and moments that strengthen the fabric.
Of our community. I strongly encourage council will support this
application and allow this vision to move forward. Thank you
for your time. Thank you. We'd like to set forward
next. State your name and address. All right. Good evening,
mayor and council. My name is Kerri Nungren, and I
live at 6392 Lakes road. I want to thank staff
for providing the additional legal analysis for this hearing. In
an effort to be reasonable, we as neighbors spent considerable
time and money exploring the legal complex. Complexities and options
for compromise, and we appreciate it being considered. The additional
report answers some questions but it also raises new and
serious concerns, particularly around liquor service, which is one of
the highest impact factors for neighborhood disturbance. If this property
were a winery, a permanent liquor license would be required.
We tried to find something. That would be similarly tied
to the establishment. But staff have confirmed that isn't possible,
which leaves us with the special event permit system, which
provides no continuity or accountability. Each step is taken out
by the event host, often an out of town wedding
party. That leaves after the event. Each host is new
and the venue operators bear no responsibility for the liquor
service. That happens on their property. This creates inconsistent oversight
and a higher risk of alcohol related disturbances. Compounding this,
the report confirms that the municipality has no authority to
review. Comment on or refuse these steps. This means there
are no proactive tools to prevent problems. No way to
respond to patterns of concerning activity and no ability to
integrate liquor oversight into the business. License. Liquor service also
complicates the definition of a 24 hours event. Staff reference
the rehearsal and people walking around as ancillary. But the
advertised wedding package includes the cocktail party, the night before,
which is not an equivalent activity. We believe anything requiring
its own liquor permits should be. Counted as a second
event. Not an ancillary use for the 24 hours period.
Beyond liquor. The report also shows that a good neighbor
agreement is a weak enforcement mechanism. A GNA binds only
the signing operator. And this is really important because this
is not about this operator. It's about all the future
owners as well. We are being asked to trust. That
a GNa will address impacts without even knowing what terms
it's going to contain. If council is inclined to use
this. The staff report suggests more permanent tools are necessary
to bridge these gaps. The business license bylaw needs specific
amendments to give the inspector clear authority. And to ensure
protections like music, cut off times and the limit of
ten events per year permanent it must be registered on
property title using a covenant. All of these issues point
to a broader concern if a land use requires this
level of legal complexity, uncertainty, and enforcement difficulty just to
function it is a strong indication that. The use is
not appropriate for this location. For these reasons, I respectfully
ask council to reject the application or at least consider
a temporary use permit to allow time to figure this
out. Thank you. Man. If you come to the podium,
state your name and address. Good evening, mayor council. My
name is Brenda Schneider. I live at 2258 Woodland Drive.
And a 240 meters from the property in question, and
I've lived there for over 20 years. I'm opposed to
the permanent zoning amendment application that would allow wedding. And
events. Business to operate. In our rural residential neighborhood. This
type of business is not suited to this area, with
its large numbers of people creating noise. And traffic issues
on an already very busy road. Please consider the many
close neighbors who will be negatively impacted by changing the
zoning with no bylaws to control future problems. I ask
that you deny the application. Allow us to continue to
live in our quiet, peaceful neighborhood. Thank you very much.
Who'd like to step forward next? Sir, if you could
state your name and address. My name is Andrew Boudrow,
and I live at 2265 Woodland Drive, about 180 meters.
From the subject property, roughly the width of our Walmart
parking lot, or about 1.8 american football fields away. Walt
may appear from Lakes Road that there is a considerable,
considerable distance between. The. Property narrows and angles toward my
home. At the point where the venue sits. The property
is only about 77 meters wide and is very close
to the property line facing us. I'm here to oppose
the rezoning application. For this event venue. As an example,
I also hear Gordon the rooster very clearly as I'm
sitting in my hot tub having my morning coffee. So
that's a clear indication of how well sound travels between.
That in the first slide showing the overlay of the
properties you can see my backyard in. That slide. I
support small businesses and shop local whenever possible. My wife
has operated a small business in this community for 20
years. I would agree that the applicant has a beautiful
property that is suited for wedding ceremonies, and I don't
think anyone would be opposed to wedding ceremonies being held
on the subject property that ended late afternoon or early.
Evening. My concern is with the receptions. This property is
simply too small and too close to multiple homes to
accommodate wedding receptions without impacting. Nearby residents right to peaceful
enjoyment of their property. Other venues in the region are
at least five times larger and provide meaningful buffer distances.
This one does not. I. Toured the proposed reception space
in November and was generally surprised at how small it
is for 80 guests. It is unrealistic to believe that
noise can be contained in such a setting. Noise? Will
occur as guests arrive and leave from doors opening, from
people socializing outside and movement to parking areas, especially during
the summer. Evenings when people naturally want to be outdoors.
During the visit, the applicant also acknowledged that noise could
not be contained and even expressed concern on whether this
would work for him while he was living. On the
property during events. I'm also greatly concerned with the temporary
liquor licensing being the responsibility of the hosts and not
the property owner. There is no designated space for alcohol
consumption and the links events would require multiple temporary permits
that also require the permit holder to remain solder or
soberth the whole time. Is it our expectation that the
bride and goom are going to remain sober during their
own wedding. It's very unlikely. This really presents a huge
risk to our community. I'm asking the council to consider
a temporary use permit, not as a second chance for.
The applicant, but as a second chance for the community.
To understand real world impacts, risk and enforcement before making
a permanent change. I'm asking for a second change, a
second chance myself under that tup to provide the necessary
feedback to make sure that this works for our community.
Thank you. Thank you. All right, who would like to
set for next? Yeah. Okay.
Is this already on? Yes. Hi. I'm going to try
and do this without waking up. My baby here. I'm
Sarah Davis. I love it. 2263 Rosewood Avenue. So I
am. A couple of kilometers down the road from the
venue there. I'm here to speak in support of the
zoning amendment. As someone who has known Masika for over
30 years. I would like to first speak to her
character as I understand that has been called into question.
At previous meetings. And I'd like to say that Masika
is someone who truly shows up for people. She shows
up for her family and friends, for her clients and
for this community. She can always be relied upon to
do what she says she's going to do. She invests
her time and energy volunteering on committees and contributing in
meaningful ways to make the Kauchen valley a better place
to live. Masika is an incredibly hard worker. She's an
artist and a business person with 20 years of experience
in the wedding industry. She's meticulous in her attention to
detail, and she cares deeply about her client's. Experiences. She
has applied that same care to every aspect of this
wedding venue from how it looks and functions to how
it fits within the surrounding community. Masika and Randy have
done a huge amount of the physical labor on this
property themselves. Their hands on involvement shows the pride, responsibility
and long term commitment they have to doing things right.
Masika and Randy have carefully responded to any neighbor concerns
related to their venue. They have completed noise and traffic.
Studies built fencing to ensure privacy and thoughtfully considered how
to minimize disruption. They have also held open houses welcoming
neighbors onto the property to see the venue for themselves
and ask questions. That willingness to engage openly speaks volumes
about their intentions. I have no doubt that Okanvine estate
will be run respectfully. Professionally, with consideration for neighbors, and
in alignment with community values. For all of these reasons,
I strongly support the zoning amendment and encourage council to
approve it. Thank you for your time and consideration. Thanks.
Would you like to step forward next? Maybe you can
see your name and address. Good evening. My name is
Suzanthur, and I'm speaking on behalf of my. Husband, Brian
Porter, who is also here. We live at 6433 Tyler
Place. We live within 200 meters of the oak and
vine. We are. Opposed to the zoning amendment. Foremost. This
zoning amendment. Is inappropriate. To the land use of the
area. For their commercial benefit. The Oakland vine can significantly
change the way we live in our residential properties. Forever.
39 neighbors signed. No neighbors who live within proximity of
the oak and vine have voiced their concerns. And ten
weddings venues consuming most summer weekends is hugely concerning. Increased
traffic, slamming car doors, celebratory laughter, exuberant talk, or just
few noise. Examples that can travel far. The event participants
will not be inside at all times. And just like
the oak and vine, we have lived. In our residence
for 25 years. We have also spent a lifetime fixing
up our property and fixing up our homes and now
we are aging in place. That includes our property outside.
And we live outside. From May right through to September.
Outside is where we thrive. Outside is where we enjoy
and outside is where we rest. It's more than ten
weddings inherent with the parament. The oak and vine can
also host. Five, plus extra charitable events. I'm not quite
clear how that all applies, but it's. There and the
size and the nature of those events are up to
the discretion of the oak and vine. So more than
ten weddings we potentially can be holding. Looking at 15
plus events being hosted in our neighborhood. Good neighbor agreement
is not enforceable. Most importantly, the suggested agreement is not
a strong safeguard. It is voluntary. It focuses on the
goodwill of the nate of the venue. This type of
agreement gives the neighbors no legal voice, just a promise
of good intentions. A temporary use permit is required.
Documented here in North Kauwich and the Oakland vine has
a recorded history of noncompliance. With negative impact on neighbors
that was dated on. October. I think 21st, 2020. A
top is a fair compromised if the zoning is to
be amended. We need a top memorandum. I ran out
of time. Thank you. We'd like to step forward next.
Yes, sir. If we could state your name and address.
Good evening, mayor and council. My name is Jamie Penny.
I live at 6392 Lakes Road. Directly adjacent to the
oak and vine estate. I'm here today to oppose the
rezoning. Application for the proposed event. I would like to
speak to venue regulations. I ask council. To carefully consider
how the staff recommended good neighbor agreement would function in
practice for both the current applicants and the future owners.
Planning staff and legal counsel have advised that such agreements
do not provide enforceable protection for neighboring properties until additional
bylaws are amended and beyond that. There remains unanswered questions.
How will compliance be monitored? What happens when terms of
the agreement are not followed. Who is responsible for the
enforcement? Without clear answers, the burden inevitably shifts to the
neighboring residents. Alternatively, council could consider a tup. As many
people have said. Which we believe is still a viable
option. The applicants have stated that they weren't able to
fully comply previously due to Covid, but that doesn't mean
they would have. Complied if it wasn't for Covid. I
urge councils to test property. With the top. Before considering
permanent rezoning. I'd also like to speak to the potential
impacts of a wedding venue operating immediately next to our
working vineyard. We work full time and weekends are when
we complete the majority of our vineyard maintenance. I ask
council to consider what it will be expected of us
on wedding danes on wedding days will be expected to
limit farm noise, dust, equipment use to accommodate events. Is.
The answer is no. How will conflicts be managed when
our regular farming activities occur next to an 80 person
event. I do not under. I do understand that this
isn't council's. Responsibility. But where does that put us? These
conflicts are not hypothetical. We did experience during weddings, during
the tub. Ultimately, this is a land use decision. For
council. It's not about financial investments or insurance assurances made
to the neighbors. It's about whether a permanent rezoning for
a wedding venue next to residential properties and an active
vineyard. Is an applicable or appropriate land use. To counselors.
I asked, would you want to live next to a
wedding venue that affected your. Ability to enjoy your property
for the nicest weekends of the year. Potentially every weekend
from mid June to the end of August. And. I
ask you this because I've asked the applicant this very
question when we met to discuss his intentions to move
into the vineyard, to move forward with the venue, and
his response was? Null. But it's her dream. Respectively. If
the applicant would not want to live next to a
wedding venue. It raises the question as to why neighboring
residents should be expected to do so. For that reason,
I remain in opposition to his application. Thank you. We'd
like to step forward next.
State your name and address. Cynthia Montgomery. I live in
Lakeview. Across the lake when I have friends living there,
so that is my interest. So the owners of this
party palace. Want to continue to operate. Their noisy venue,
and people say, yes, it is noisy. In the middle
of a quiet neighborhood. This is from staff reports of
the time. Previous councils. Requested.
They sought some restrictions. And the owners. Promised to comply,
but according to the staff reports, they did not comply.
Other councils or ensuing councils. Oh, it just disappeared.
Other council. Councils. Repeated their request. They gave them more
chances. They asked them to comply. They promised to comply.
They did not comply. According to staff reports. They even
built a building on. Their premises without a building permit.
They welcomed guests into the building. Without occupancy permits. They
had to decommission. They tore it down, then they rebuilt.
Again without building permits. And this happened multiple times, apparently.
So. Are these people really good corporate citizens? I'm questioning
their integrity. Are they to be trusted? According to what
I've been hearing from my friends that live there. They
behave as though the rules don't apply to them. And
the location. Is. So inappropriate that staff had. To invent
a design. Designer zone. For them. To allow party place
in a neighborhood. So this is.
A zone just for this site. And as I understand
it, from what I've read, From materials. There will be
no rules. There will be no rules. On this party
palace. So this is very strange to me here. We
have. A venue that has consistently not been living up
to their obligations. Thank you. All right. Thank you. Who
would like to step forward next? You can see your
name and address. Good evening, marin council. My name is
Chandra Ungren, and I live at 6392 lakes. Road. I'm
here tonight to speak in opposition to zoning amendment bylaw
number 40 30. While the applicant has presented a petition
of approximately 1700 names as evidence of broad support, a
closer look. At the data reveals it to be procedurally
invalid and geographically irrelevant. I want to direct council's attention
to our own bylaw 7.16, section C. Which is very
specific. It states that any petition being presented to council
must include the names and addresses of the petitioners, all
eligibly printed, and then a signature. The applicant subm. Submission
fails this standard for several reasons. The petition was hosted
on change, a platform that does not require real names
or physical addresses. It only verifies an email. This is
not just a technicality. It goes to the heart of
whose voice matters in local governance. The petition only includes
16% of respondents were identified as being within North Kauchen.
This council has seen the danger of skewed digital data
before. To quote councilor Finley in an interview with a
discourse. It was not limited to Norris Couch and residence,
which I think is flawed since it is a north
couch and asset. I don't really care what someone in
Campbell river thinks about our forest. It has nothing to
do with them. The same logic applies here. The rezoning
for enormous couch and asset. Our land and our neighborhoods,
we should not be consider. Considering the opinions of people
in Peru, Netherlands, Mexico. All of which are included in
the submitted petition or anywhere else outside our borders who
will never have to live with the traffic and noise
this venue will generate. Accepting a list of unverified email
usernames as a petition, but bypasses the transparency required by
our bylaws. It sets a precedent where click activism. Can
drown out. The legitimate, verified concerns of the neighbors who
are physically here tonight and who have put forward their
names and addresses in the petition that has also been
presented to you in full compliance of the bylaw. I
urge council to follow its own procedural rules. Recognize that
this digital list does not constitute a. Valid petition and
focus on the significant input of the North Kauchen residents,
who will be directly impacted. Thank you. Are there any
other speakers would like to step forward? First time speakers,
that is. This. Or if you come at the podium,
see your name and address. Good evening, mayor and council.
My name is David Van Aventer. I live at 1727.
Robert. Street in Crofton, British Columbia. I appear before you
this evening as the president of the Chamber of Commerce,
Duncan County Chamber of Commerce is 644 member businesses. $1
million. $1 million brought into our economy. At a
time when. Money is leaving the valley. At an
unprecedented rate. I would urge council to approve. This change.
I would urge council to approve ten events a year
on this property on Lakes Road. I live in Crofton.
I work in Duncan. I drive Lakes Road every day,
sometimes two, three. Four times a day. The, no offense
to the engineering department, but the thought that there is
going to be a traffic problem for 35 cars turning
left in 40 minutes of time on a Saturday afternoon
is absolutely ludicrous. It's just not going to happen. These
folks. With their. Business venture have worked very, very hard.
The chamber supports this 100%. On a personal note. I
am appalled. By the character assassinations that I've heard. In
the weeks and months leading up to this evening and
in this very evening itself, from speakers at this very
podium. To characterize. A beautiful wedding venue as a party
palace is callous, insensitive and cruel. To question someone's integrity
in a public forum like this when they're sitting right.
Behind you. Shows a lot of intestinal fortitude. But it's
very disappointing. This is not the way to run business.
In the Calcium valley in the municipality of north council.
These arguments, these decisions, these discussions can be had without
lowering yourself to attack someone's personal character. Thank you. Thank
you. So if you state your name and address.
Mayor, council members, audience. I am abraham lee from one
six five edward drive lake couching, and I'm a. Dj.
So what we're talking about here is 35 hours for
an entire year of playing music. Technically facts. When you
look at a ceremony. A ceremony is decibel reading is
less than ten. Because most of the time. At the
38 weddings I did last year, the 38 I did
the year before and the 42 I have scheduled this
year with two of them being at their venue. The
work they've done to the barn, the decibel reading won't
be. At 76 for the two weddings that I do.
They don't allow subs. Your top end speakers do carry.
But from a DJ's perspective, the amount of money that
we could stand to make from that venue. It would
be not injustice to me, but to turn down that
volume when you think about lawnmowers. Kids playing. They're all
louder than me. The farms that are on the road.
They're louder than me, so thank you. Are you? Would
anyone else take a step forward? Who hasn't spoken yet.
Oh, yeah. We're going to go online now and ask.
Yeah. All right. You can state your name and address.
Good evening. My name is Jennifer Edwardson. I live in
north college and I wasn't going to speak tonight. I
did send a letter in of support. But I like
the gentleman. Just two speakers ago, I'm sitting here and
I'm. Listening to this. And no one. Everyone. We know
how beautiful it is. We know the facts. Everyone's done
their job. But at the end of the day, we're
talking about a community. This is the couch and valley.
I'm a local business owner. There's so many. Of us
in this space. But good grief. Change. It's 2026. The
world changes. We have a hospital that just. Hey, ma'am,
if you could direct your comments, we have a hospital
that just moved in. Around the corner. Change is going
to happen. And you can't speak about who's the future
who. The future owner of this venue is currently they
are. Who's to say that they're? Not going to own
it for the next 40 years. I think the facts
are there. Everything's with the character. It's all been there.
Everybody's said everything. I'm not going to talk about any
of that, but change. Is going to happen. And change
is good. It's good. And this valley needs this change.
Take the facts, but let's stop with the absolute character
assassinations. It's enough. Like it's enough these people are in
this room. It's enough. Thank you for your time. You
know what? We're going to turn to the virtual attendees.
I don't see any with their hands raised. But if
any of them are listening right now and you want
to weigh in for public input, now is the time.
Okay, so I still don't see any hands raised. I'm
going to turn back. To. The gallery here. So is
there any first time speakers want to step up to
the podium? Is there anyone who's already spoken who would
like to offer some additional comments?
Perhaps we could start a line over there. Might make
it easier. Hi. My name is Tammy. I do live
in Langford, but I do want to say I was.
Born and raised here. I only moved a little while
ago. I do a lot of business here. I am
the planner that does all of the weddings at Bird's
Eye Co. Farm, so. I can speak to a lot
of. Everyone's raising concerns about the bar and people getting
out of hand and who's going to take care of
it and all those kinds of things. Masika, you have
to have a certified, like a proper planner, not your
sister's cousin's. Neighbor who planned a birthday party on site.
We are there to manage the event. The majority of
venues. Unless you're a golf club, a bar, a restaurant,
you have to have a special occasion permit. A special
occasions permit does not grant you. A free for all.
It's not a crazy thing. It's vetted by the RCMP.
It has to be checked over. It's based on how
many drinks per person by the hours of your event
there are. Closing times. There are people who are proper
bartenders, again, not your neighbors, who are serving the drinks,
monitoring, making sure people are not overserved. The same thing
a planner is on site, the special occasions permit does
have to be taken out by someone who is attach.
Attached to the event. It can't be me. It can't
be Masika. It. Has to be someone who is attached.
The person who has the special occasions permit is not
allowed. To drink. That is why many family members God
bless pregnant women. They are the people that take out
the event, the event permit. We manage the event. We
constantly watch the people we're like, hey. Girl in the
green dress no more that kind of thing. It's very
well managed once. Again. She can't have an event without
a planner. Someone is always there, looking out, being responsible.
And I would like to say about the character assassination
is completely uncalled for. It does sicken me. These people
are kind, responsible people who follow the rules. Masika is
one of the biggest rule followers I have ever met.
The hoops this woman has had to jump through. To
get to this point. And all the things that she's
gone through and over the years and. She still doesn't
say anything bad about anybody. She follows the rules. She
goes to the checkpoints, and she just wants to get
it done. She just wants to have a venue where
she could bring beautiful people together to have their families
together and support her own family. So thank you very
much. Hello again.
Bruto. 2265 Woodland Drive. I just wanted to add, I
didn't get to quite. Finish the first time there. I'd
like to state again that I think I'm a reasonable
person. However, my wife's not here tonight, so no one
can really debate that. And it's that my last statement
that I was drawing on the consideration of another temporary
use permit. And again, not as a second chance for
the applicant, but as a second chance for the community
to understand real world impacts, risks and enforcement before making
a permanent change. I am asking for a second chance
myself so that I can give subjective feedback. I can
work closely with the applicants as a neighbor in proximity,
and we can understand what needs to be in place
to make this work. I feel there's just too many
unknowns. There's too many legal implications at this time to
move to a permanent rezoning. Please consider the top. I
would even invite the council to experiment from my backyard.
And. We can all have an informed, shared understanding. You
can stand in my backyard and say, Andrew, you're crazy.
It's simply not noise enough. But let's afford that opportunity
to the community to address that. Thank you. Again. I
won't be long. So just on both sides of the
fence to agree with the fact that character assassination, intimidation
in any way, form or shape is not intended and
shouldn't be happening, but also to point out that the
community website, Facebook page that was started there was bi
directional intimidation there. I'm sure it was unintended. But it
happened. Those of us here who are public figures have
small businesses are also sticking our necks out. It would
be much more comfortable for me to not feel I'm
opposing people. I know quite well people who I work
with closely. But on the website recently, it was indicated
that these pesky neighbors need to be named and shamed.
These people should mind their own. Fb. And those comments
were not moderated by the moderators of this website. It
is intimidating as a community member to Europe that you
should be named and shamed for participating in the democratic
process all I'm trying to do here. Many of us,
I hope. I think the issue of the temporary use
permanent has come up repeatedly. I'm confused and I'm hoping
to be educated by staff. I was confused after the
last meeting to hear that. A more permanent, more impactful
consideration should be given. Serious thought. While a temporary use
permit is posed as something. Out of alignment, as if
that is a threat in my mind. A temporary use
permit to Andrew's. Point is a beautiful testing ground for
this. We wish to get along. We wish to support
our neighbors. Most of us just want to have our
lives. Lived as peaceful as possible. That includes everyone in
this room, I'm sure. But I do not fully comprehend,
and I'm hoping staff can clarify for us why a
temporary use permit is seen as such a massive obstacle.
When a far greater decision is at hand. So I'm
hoping to hear back from stuff. Tonight. I'll make it
quick. I left my chat GPT. Speech at home. So
just a couple of things about the party palace I
wanted to clear up. Again and just deal in strictly
facts. Number one, the alcohol comment about people leaving that
venue being drunk and driving on the road. This is
2026. You think that the cops aren't going to be
out or people. Are going to risk their lives, their
homes. Everything to be checked in jail. If they run
into somebody or kill somebody out on the road. Because
they have one or two drinks, most of these venues
are going to get a van brought. In where people
are bust in and out to the hotels or wherever.
So I think that eliminates, like, an alcohol problem on
our roadside. Noise bylaws. I live right next to a
school. You know what? I don't. Like the kids screaming
all day. But you know what? I deal with it,
because my granddaughter goes, to that school. And I'm sure
that's her screaming during lunch, recess and after. School, so
it's just something that we have to put up with.
I can hear the exhibition grounds from Lakes Road off
of town end all the way across. My property when
they're playing music. You're going to get that the farm
about? Doing farm work and worrying about dust during a
wedding. If I got to hay my field, I'm going
to hate it. You think I'm worried about the neighbor
having a wedding? Venue. If I have hay to bring
in. Life goes on. People can go and enjoy their
stuff. And do their stuff without interrupting their lives. You
just have to prepare for. It. And deal with it.
The same thing with the road. I'm really complex about
the road. We have 1000 contractors that would come in
for a shutdown at the pulp mill. They would be
housed in Duncan at every hotel that was available. So
we're probably running. An easy 600 plus a day during
a 14 day shutdown. Plus you have the two schools
on that road. So why would that be a masika
and a randy problem? To widen or. Put in a
turning lane on the road. Has there been a municipal
study done on that road for the mill traffic, the
school traffic and everything else? Or did it just come
about when they wanted to get the zoning redone? That's
something that we got to take a look at, like
I said, and good on the chamber of Commerce for
speaking up because. It is an attack. It's an attack
on this good couple and all the work that they
put into that place, and I wish them the best
of luck, and I hope you guys. Again. Do the
right thing and allow that permit. They deserve it.
Again. Zach brown, 1751 stamps road. And I'm here to
speak about the impact on the community. And the business
community in particular. And the farming. I've never met these
people. I bear them knowing will, and I assure you
I will. Not do any character assassination. On our property
in our vineyard. We do not currently host weddings, but
a potential future owner may wish to explore this on
our site. One of the key attractions and inherent values
of any winery. Offers to a potential buyer is the
ability to host events such as weddings. It is allowed
in the existing zoning and in the. ALR regulations, events
are allowed as a secondary secondary economic activity of an
agriculture primary business. The secondary revenue generation stream. Is specifically
permitted to support the economic viability of a farm which.
Is primarily engaged in the growing of crops and the
production of agriculture products such as wine. This legal secondary
economic activity is intrinsic to the value of the property
and to the business and it is a key factor
in the asking price and realized sale value of wineries
in north couch. If council should decide to allow commercial
competition from a non agricultural primary business to the north,
couch and wine and vineyard industry. It. Will have a
negative impact on the market value of all wineries in
the north couch and. Constitute unfair competition in the market.
And we're talking about an industry that brings a lot
more than a million dollars into the couch and valley
by several orders of magnitude. Reduce property value and income
for wineries. Equates to less property tax revenue and economic
activity for north couch and as a whole. I've had
an opportunity to view the oak and vine vine vineyard
over the fence and. As I walk past on the
roadway, which I do regularly over the last number of
years, I'm an expert grape grower and I'm the island's
most nationally award. Winning winemaker. It does not require an
expert. To observe that divines in that property have been
allowed to atrophy to the point where? They cannot ripen
the grapes enough to make wine or sell them for
food. So it's. Obvious to anyone with even the most
cursory knowledge of grape farming. That there is no intent
to make the oak and vine property an agricultural primary
business as is. Intended in the ALR regulations which should
act as a guide to counsel in this matter. To
reiterate, council granting event zoning variance. Would create an event
primary business with none of the regulatory constraints or workload
of an agricultural primary Venice. This represents unfair competition to
the winery industry in the couch and valley. Is there
anybody next or connected going. Yeah. You want to go?
You want to let someone else? You can come back
up. Thank you, Mr. Mayor. I would like to apologize
to anyone who characterized my remarks. As character assassination. I
do apologize for that. But I was taking that from
staff reports. Staff was reporting. That while they were operating
under the Tups previously. There were a lot of non
compliances, including. Building permits, et cetera. As I mentioned. And.
My point. Actually, I was getting to. I'm concerned that
this new zone. Correct me if I'm wrong, that this
new zone being. Created. Has no rules, that there will
be no bylaws, that the noise bylaw won't. Apply to
them. Is this correct? Because if that's true, That's really
not a good reward for previous non compliance, is what
I'm saying. I don't understand.
How that works. We have all this previous non compliance.
And now. A personalized. A personal private zone. Without any
rules. I find that confusing. I find that bizarre. I
guess I'm asking for clarification, but never mind. Yeah. At
this point, we're inviting comments from the public, but we
have noted your questions. And when council debates. The application.
Later in this meeting, we can hopefully address those questions.
If you'd like to come back up to the podium.
While we're talking about the unfair competitive advantage, granting this
variance will forgive. I would note that in the lengthy
social media campaign and a letter of rationale. Okinvine is
undertaken the sale of a property to a craft distillery.
If this variance is not allowed. Is not given. Has
been threatened. A distillery is permitted under the a two
zoning. But if this was actually done, the distillery would
fall under a similar regulatory burden as the winery industry.
It would become license inspected and subjected to regulatory enforcement
by Viha, the BC liquor and cannabis branch revenue, Canada's
customs and excise agents, and federal and provincial agricultural ministries.
In addition to all of the municipal regulations. This would
actually level the playing field to some extent. I mentioned
this because in the letter of rationale, it states that
the liquor permit of the event would be taken out
by the couple getting married. This is a workaround that
removes any of the legal responsibility for serving alcohol from
the proposed venue. As anyone in the alcohol beverage industry
can tell you a primary enforcement tool and penalty the
inspectors use as the threat of or. Actual suspension of
the liquor license, overserved customers, fighting, serving miners. All of
these can result in fines and permit suspension that this
proponent would avoid by making the guests take out the
permit. This represents unfair competition and decreased accountability for the
safe serving of alcohol. As of the winery that holds
the grape contract for the vineyard immediately next door, I
must raise my concerns about the impact of wedding activities
every Saturday during peak grape growing season would have on
the farming of those grapes. The owners of the vineyard
next door work for other companies during the week. And
I managed my own vineyard with my crew Monday to
Friday. Saturday is the day the vineyard owners and I
are able to work on the vineyard together. These activities
include spraying the vineyard with antifungals, organic antifungal, such as
sulfur have a very, very strong odor, and as does
the application of manure compost. These strong odors can last
for days. Other activities, such as the running of tractors
and atvs, operating two stroke weed eaters, chainsaws and vine
hedgers generate loud noises typical to vineyard operations, as are
recognized in the al R and a two zoning. Does
council expect us to surrender our legislative right to farm
just to avoid conflict with the weddings? While we're talking
about farming, I would like to raise the issue of
biosecurity. The couch and valley suffering from the introduction of
an invasive insect, philoxera. For those of you not in
the grape farming industry. Philoxer is the insect plague that
nearly wiped out the wine industry a few decades ago.
It has spread on the shoes of those walking through
a vineyard and on vehicles and equipment used in an
affected vineyard. So you're coming up on time. But if
there's no. Other speakers I'd like to. If you want
to finish and then I'll open up to others for
second round. Those vineyards are better. If you could hold
on for one moment. Point of privilege. You get three.
Three minute maximum, though, correct? It's unlimited. No. Okay, just.
For some limited. Just wanted a clarification, that's all. Thank
you. Please continue. I thank council for their flexibility here.
I genuinely appreciate it. Those vineyards that are in the
Wine Islands Growers association. Winger members were all subjected to
BC agricultural ministry inspection, field sampling and lab testing to
identify the philoxer infestation status. Those vineyards that were all
found positive, all. Have federally enforced biosecurity protocols in place
that include equipment cleaning and bleach. Baths for your shoes.
What you must walk through. When another vineyard staff member
enters my vineyard, we ensure their shoes are decontaminated as
oak and vine. Hasn't been a wig of amber I
do not know the vines philoxro status or the risk
at the wedding guests. Would present if they were to
go from the. Oak and wine property. Over to my
property to have a wine tasting even the next day
or even days later. Is there a plan to get
the property tested? Given the atrophied state of the vine
on the properties. And the visible vine death happening. One
must wonder if it is philosophy that is part of
the problem. Some of you may know that prior to
entering the grape farming industry, I was a health and
safety professional. I worked as a safety director for a
major canadian and global multinational companies, including as the director
of the safety director for the largest road contractor in
western Canada. I'm a past member of the Canadian Society
Safety Engineers, and I'm also experienced accident investigator and instructor,
and some of my students have included the RCMP and
other forms of law enforcement. I also have experience pulling
in and out of the property next door to the
oak and vine. In my car, in my grape bin
loaded sprinter van. This is a busy road and getting
on and off Lakes Road safely is a risk. At
that site, the North Couch and Engineering Department report states
that Lakes Road, which is classified as a high. Volume.
Arterial road has a posted speed limit of 60 km/hour
but that the report noted that 85% of the traffic
at that point exceeded this to an average speed of
78 km/hour. This is 18 km an hour faster than
the posted speed limit. I would highlight that this difference
increases the stopping distance for a vehicle by over 50%.
North couch in engineering has presented three options to make
the selection of the road section of the road safer.
The latest staff report recommends the selection of the cheapest
and least effective auction presented by the engineering department be
adopted. Mayor, councilors, if there is a fatality on that
section of the road where excessive speeds of 85% of
traffic have been formally documented by your engineering department. Are
you comfortable telling the surviving family, the media and voters
that you endorse the least effective option for road safety.
Because it was cheaper. As a safety engineer, I would
never make that call. In closing, it is for all
of these reasons that we find ourselves unable to support
the zoning amendment application. And formally register our opposition. As
north couch and farmers, small business owners and community members,
I thank you for your time and consideration in listening
to our concerns. All
right, one more time. So, good evening, mayor and council.
My name is Kerry Nengren. Tonight, we've heard a great
deal about the perceived economic benefits of though combined application,
but a responsible decision requires this council to look beyond
the limited profits and balance those claims against. The very
real economic costs to our community. This application sets a
dangerous precedent. It suggests the applicant can avoid their fair
share of commercial property. Taxes and water fees by masking
a large scale commercial operation on a residential property. While
the spot rezoning will allow the use, I suspect the
property will retain a residential classification, meaning residential tax, water
and other utility rates. This creates hidden costs. When a
business doesn't pay its fair share, the burden doesn't. Disappear,
it is shifted onto the residential taxpayers. It is asking
the community to subsidize the profit margins of a single
owner. Further the applicant is attempting to avoid the road
upgrades necessary for public safety. These aren't paid. For upfront
by the applicant, the municipality, and therefore the taxpayers are
left footing the bill when an accident occurs and the
widening finally gets prior. Prioritized. Results so inactive. Unfair competition,
as has been mentioned with other wineries, but just in
general by avoiding the provincial rules that other venues of
this nature have to operate under, and the overhead that
other businesses pay, this applicant can undercut the prices of
other venues who operate responsibly pay commercial rates and follow
the rules. We should be protecting the businesses that play
by the rules, not granting a competitive advantage to those
who bypass them. Finally, we must consider the economic risk
to our local winery and farming industry raised today. Our
wineries are a far greater significant contributor to our local
economy. This high traffic venue, as proposed increases introduces significant
biosecurity risks that jeopardize the health of neighboring vineyards, including
my own. Economic development should be responsible, fair and safe.
This proposals, none of those things. It places the burden
on taxpayers, creates an uneven playing field for responsible business
owners and risks the health of our local wine industry.
For these reasons, I urge you to look at the
full economic picture and reject this. Application. And I just
want to say none of this has ever been personal.
We actually reached out to the applicants recently and met
with them earlier this week in an attempt to resolve
things. We did agree that these challenges, some of these
challenges are not of their making. They have to do
with the structures and the rules and the bylaws that
do and do not exist, but they do impact this.
Application and how the neighbors will experience the consequences if
council. Approves the rezoning. So, again, for these reasons, I
respectfully ask counsel to reject the permanent application and consider
your other options. Thank you. Are there any other speakers
who would like to step forward? Now, I'll call in
the public a second time to share their comments, and
I will. Now call in the public a third and
final time to share their comments. Lastly, I'd like to
provide staff and the applicant with an opportunity to respond
to new information or factual matters have been raised during
the public hearing. So start with staff. Any comments? I'd
like to invite the applicants to come to the podium
if they have any new. Information or factual matters that
have been raised during the public hearing. Is this the
time I can respond to some of the things that
were said? Yeah. New information. Or no? Hey, just want
to make sure. Yeah. Well, I can say there's lots
of hearsay here tonight. Facts and a bit of entertainment.
Andrew just pointed out that he would welcome the council
to his backyard. He can confirm December 19. He turned
me down for that exact offer so I could see
his concerns real time. When I met with Suzanne and
asked her about specific events that really impacted her, she's
a neighbor behind me, she replied. They usually spend the
summers away and couldn't comment. We did meet with Jamie
and Kareen about the weekend farming practices on the weekend.
And we only asked that we work together during the
ceremony. That might be 20 minutes in duration. We didn't
care about the rest. We understand they have work to
do because they work. All week. Just as we do.
Zach, the wine expert. We are junior great farmers. We
just started. We purchased an ailing vineyard. And we are
working at turning it around. We hope in the future
to become a member of your wine association and pick
your brain on your expert vine growing skills. But that
takes time. Counsel. Keep in mind Karina's customer and a
friend. And from what I can gather, now. Tonight we
are a competitor. I didn't even know. They'd be very
vested in our vines to not succeed. We all read
the file report. It's very thorough and covered all of
the questions in the legal letter submitted by our neighbor
George Farkus added comments regarding the questions around the Alc
or the miss. Missing appropriation of ALC OCP and the
liquor license concerns. They validated everything in the file report
to be correct. As you can tell, there could be
some personal conflicts at play here tonight, but aside from
this. It's similar to the earlier cannabis zoning hearing. Everyone's
worried about the unknown change. And personal interests. We have
a property that is zoned for uses that are more
impactful. Than what we are asking for. This also goes
for the road widing the current zone. Zoned uses bring
more impactful, consistent traffic than 13 to 16 vehicles making
a left hand turn into a property ten times a
year. I know this has been a long meeting, but
I want to thank everyone that has attended both. Opposed
and in support tonight. To have an impactful discussion. Thanks
for your time. I'd also like to speak to some
of the concerns that were brought up, and I do.
Just want to state, like, we're not asking to reinvent
the wheel here. Like many, many wedding venues, operate in
town with no problems. And we're not asking for any
different. We're actually asking for a lot less. Special event
permits are standard practice of any wedding venue. I worked
with the RCMP back when I got my first permit,
they came over to my property. And they stated that
they can show up at any time during the event.
And the couple? Yes. They are liable for a $10,000
fine if they don't. Abide by what's in that special
event permit. So that means that a half an hour
before end time, the bar has to shut off. There's
no drinks allowed and. The bartenders are very. Strict about
that. They don't want to get in trouble either. There
is actually lots of rules around a special event permit.
That's why it has worked for so many other wedding
venues already. This is nothing new. We're just following the
same process that all the other wedding venues in town
that I have worked at over and over and over
are doing. So I do feel that that's not really
a valid point in any of this. There's already processes
in place and our CMP are already all over it.
Okay. I'm going to speak to the bylaw infractions that
everybody keeps saying that. I've done, and I'm really struggling
with this one because I've never built anything without a
building permit. We've never torn anything down. I don't know.
Where that information came from. We've never had to rebuild
anything. That's just completely non factual. Can we speak to
it tonight? Can I speak to it tonight? So with
the bylaw. I have had bylaw on my property one
single time, knocking on my door. And it had nothing
to do with the wedding venue. It was actually. A
neighbor in the back. Reported. Piles of tweet branches in
my back property that they wanted me to clean up.
Bylaw came and investigated, and it was dismissed because. It's
in our back forest. We don't actually have to clean
them up. And then the only other valid bylaw complaint
was for our secondary suite that was on the property
when we bought it in 2015. It was an affordable
rental. We rented it for $1,000 a month, and our
neighboring property. Our neighbor. Property line neighbor called it in
when she found out about our wedding venue, and we
had to kick out our couple, who had lived there
and were having an affordable rental, and so when they
keep talking about how I haven't abided by the rules.
I'm very confused about this because my original permit stated
I. Could have 14 events in one year on my
land. It actually didn't state that I had to have
it inside the soundproof building. I just wanted to, and
then I couldn't. Because of Covid. So, yes, I would
have wanted to do that. But it didn't happen. But
that actually wasn't a bylaw infraction. I've never been fined
by bylaw. And again, one time they've been on my
property. So. I'm a bit confused, but I did want
to speak to that because. They keep on saying that
I don't abide by the rules. And like many people,
here have said I've been picked on my whole life
for following the rules too much. My family makes fun
of me all the time. So I take it very
seriously in the future that I will be following the
rules. If this goes through tonight. Because again, even with
the 11:00 p.m. cut off, I don't want to work
any later than that. I want to clean up, and
by the time. I'm done cleaning up in there and
going back in the house, it's midnight. So 11:00 p.m.
is actually a great time for cut offs. And that
would be the rule. Ten events was already a lot
of work for us. That would be the rule I
don't want to do anymore. Liquor licensing. Again with the
second event. There is no second event. We are zoned
and allowed to have a bed and breakfast, and these
are our bed and breakfast guests that are there at
a rehearsal. You don't ask bed and breakfast guests to
go and take out a liquor license to. Have a
barbecue. You don't do that. That's not part of it.
Sorry. Just reviewing my notes here, I think. That's probably
most of it we have dealt with. A significant amount
of opposition over the years, and we have really tried
to work with people. We have found. That some people
don't want to be worked with. And that's fine. I
understand. That. And I understand that change is hard, but
we have made every reasonable effort to make sure that
their lives are not going to be impacted by this.
80 people is a very small wedding. This is not
high traffic or high commercial use like everybody. Keeps saying.
This is small. 80 people at a wedding is considered
a small wedding. But I do want to thank staff
because I know that this has been a hard file.
And. My experience this go round has been amazing, and
I'm really thankful for that because last time. That wasn't
always the case. It was really, really challenging the past.
And I think that did have to do with the
pandemic, but this time they've been very thorough. And our
fellow report. Is. I think it kind of answers everything
that needs to be answered. So I do thank the
staff for that very much. And moving forward. We don't
want to live in conflict with neighbors. We do want
to with our one. Neighbor. We do want to be
able to move forward and peacefully coexist. Like we've been
able to do with many other neighbors over the time.
And speaking to the vineyard like, yeah, our vineyard is
failing, and. I did not have a supportive partner in
the past that wanted to work on the vineyard and
that's not the case anymore. This is a different situation.
I have a lot of support now, and we want
to be able to turn this vineyard around. But we
can't do that unless we actually have the income to
come in, because it's expensive. Farming is expensive. And that's
exactly why the Alr put into place. That ALR properties
can do these non farm use events to bring in
money to help them. To subsidize their farming. We are
asking for the same thing. We are farmers. We are
outside all day, every day in the summer. We planted
430 lavender plants, and they're thriving. And that's just the
beginning. We are looking forward to the future, being able
to put in honeybees and do so much. More. So
we're really just asking for the same thing. And what
the distillery use, that is. True. In 2023, I completely
gave up. I was done. I was selling my property.
I was done with the process. I had given up,
and so I was in talks of selling it to
a distillery because they wanted to take it over and
they wanted to do exactly what I want. To do
with it. They wanted to host event. Events. It's beautiful.
That was a large scale distillery. They were very excited
about it. And then Randy. He convinced me. Try, please,
one more time. Let's just try this and we're. A
family, and we're a small business. And we just want
to be able to have this business for the community,
so let us try. Instead of having a larger corporation
come in and do it anyways. Yeah. Thank you. Thank
you. All right here. You know. Further comments, the public
hearing for Bylaw number 40 30 is now closed. No
further verbal or written presentations will be received by any
member of council. However, council may receive technical information from
its own staff. I'll now reconvene our regular council meeting
at 10:40 p.m. The bottle off for consideration of third
reading is on amendment bylaw number 40 32,025. Do I
have a mover for third reading? Before we get that
motion. On the table. We have been asked by several
people to at least consider a temporary use permit, which
would allow the community to. See if things really work.
And I think Ms. Wood just said, give us a
chance to try. I think it might also allow that.
Personally, I think it would be a reasonable approach to
test it out for a few years. And see if
it's actually going to work for the community. So before
there's a motion on the floor, I just would open
it up to council. If there's any appetite or way
that we could set this aside for a few years.
And put a temporary use permit in place to see
if it in fact operate as it should. So I
just throw it out to council. Councilor Manhat. Thank you,
Mr. Mayor. Mr. Mirror, I'm going to be against the
temporary use permit they've already had a couple of temporary
use permits already. I think it's time to move on
with this. And make this permanent. Any further comments around
the table. Councilor stash. I had shared with yourself and
I had mentioned at the previous meeting I was leaning
towards tempering. Use permit. But based on the legal advice
that we have received, And some really good back and
forth with staff. I see. And hopefully. With council support.
There's actual meaningful things we can do now that would
serve. The same outcomes that a temporary use permit would
do through the zoning process. And part of that context
was included. It was a last minute staff report. With.
Those new understandings and our discussions with legal counsel. I
think. That we don't need to go to the path
of the temporary use permit. This is my personal thought
on that, even though that's the way I wanted to
go. Because. I didn't see any ways, as council justice
said, to see if it doesn't. Work out. We didn't
have the means to do it, but it looks like
we would. Have means. To change things if it isn't
an amicable situation. Any further commas around the table.
Councilor Calio. Thank you, mayor. I'd like to ask staff.
Reading a report. It spoke in the report that we
had at the last meeting about the reasons why? The
tup does not fit this application. What a member of
staff like to comment on that. Is, y'all.
Yeah, it is. In the report that was attached for
first and second reading. Essentially. First of all, that's not
what's been applied for here. But secondly. It does speak
in the OCP specifically. To only use, only uses that
will not result in permanent facilities under land, alterations that
will encourage noncompliance once the temporary use permit has expired.
First of all, to understand previously, when. The first up
came in, we were operating under a different OCP that
had different. Framework as far as what should be considered
with tups. But staff. 's position is still that the
temporary use permit is not the most appropriate tool in
this particular instance. Councilor justice just as follow up, because
I think what you just said was it's. Not the
most appropriate tool, but is it a possible tool?
Staff's position remains that it is not appropriate based on.
What the parameters are in the official community. Plan around
temporary use permits. We're not the decision makers. But that
is our interpretation of what's in the OCP. Mr mayor.
I don't actually quite know how to do this, but
I would like to just test. The council, so I
would like to. Move something that I don't have in
any sort of. Complex or any sort of a formal
way, but. I would just test counsel by saying I
would like to move that we move towards a temporary
use permit. In some capacity and postpone this decision of
a permanent rezoning for a period of two or three
years. My understanding, perhaps the corporate officer can weigh in
on this, but that if we did want to. Pursue
a temporary use permit. We would have to first deal
with the zoning amendment application. So if council were to
reject the third reading of the bylaw amendment, then we
would be in a position to consider. Inviting the applicant
to reapply with the temporary use permit. I think. I
believe we have to first deal with the zoning amendment
before us. Turn to miss May. I don't know the
answer to that question without looking it up. Honestly, I
can't. Say for certain. I'd have to look it up.
I guess I'm sort of looking at it to sort
of see if there would be. Support for going that
route. So I didn't get enough sort of feedback from
council the last time I tried it. So I'd like
to try it a little bit more formally. If I
could somehow just. Saying I'd like to move. That we
consider going in that direction somehow and see if there's
a seconder and see if council supports it. So I'm
just worried procedurally, right now, I think I do need
a bit of. Advice from staff on this because we
have just concluded. A public hearing on this, so if
we could take. I know everyone's been here waiting. Patiently
all night. But if we could take. Like a two
minute recess even. Yeah. Sure? Yeah. We're going to take
a two minute recess.
Mr. Mayor, you are now live. All right, we're now
going to resume our council meeting. We just had to
take a recess to get some advice from staff procedurally
on whether at this point, we should be considering a
third reading of the zoning amendment. Bylaw or the alternative.
That was suggested that. We refer this back to staff
to invite the applicant to submit a temporary use permit.
What? I'm advised by staff is that because the applicant
did apply for the zoning amendment bylaw? That we should
be dealing with this first, and then if it passes,
we determine next steps from there. And if it fails?
Then we'll be in a position to determine if we
want. To invite them to submit a temporary use permit.
So I'm going to turn to council. And ask if
someone would like to move. The third reading of zoning
amendment by law number 40 32,025, moved by councilor stash.
No. You said we can't do temporary use, Perma. We
can suggest amendments. To what's? Presented. Basically, I need clarification
on where. Because. The way we've talked about and we've
heard through public hearing is really like. As we saw,
I think about the other public hearings we've had already.
And first of mine is together we can and the
public petitions against that and saying, well, we've got a
good neighbor agreement. But what good is a good neighbor
agreement? And I feel. What these neighbors are feeling there
and through that is the meat of it is what
can we actually do. In our business licensing bylaw to
actually have substantive fine structures, business license revocation and more.
Power and control. That would come out. My understanding is
that would come after third reading. So we decide on
third. Reading right now and then. I was going to
ask. Thank you. Then council will have the option of
giving direction of staff. To either. Update. The business licensing
by a law or consider restrictive covenant or some other.
Parameters around. The application, Mr. Swavy. Mr. Mayor, I would
suggest that you have a debate about whether you're in
support of the application or not, and if you're in
support of it based on maybe a restrictive covenant that
ties some of the oversight in place. You would talk
about that now? And then that your support. Would be
subject to that being undertaken before we finalize the resulting.
So I think it's. Kind of a hybrid of it.
You want to understand that you're going down the path
of approving this at third. Reading. If there's restrictions put
in place that cover off the oversight that you'd like.
But those would be two separate motions. We deal first,
the third reading, and then after that decide. On whether
to do a separate motion. Imposing these other requirements in
the property. Could I just do a follow up then?
Thanks to the CAO for clarifications and yourself, mayor. I've
met. With the neighbors and with the proponent. And I
shared with both that I believe in the facility and
what's being proposed and I've always been an advocate of
business as being a previous business improvement association. President and
always a member of chambers where I've ever been. So
the business case and what being presented here, I think.
Is valuable to our community, but. I also think there
does need to be guardrails. And as I said to
the other neighbors, I'm committed to that side of things,
but definitely. I'll be supportive of third reading, then, if
that's what you're. Looking for clarity on and where the
will of counsel and the direction is going. But I
guess that's all we're asking right now. But I have
lots of other things I want to add to it.
So just to cut that short, I'm fine. With third
reading. All right, who wants to move third reading? Move
by Councilor Hogg seconded. By. Of course. I'd like to
move third reading, but I'd like to amend it slightly,
so. Are we going to move? Third reading. Then we
can come up with a friendly amendment. Does that. Work.
Let's hear the amendment right now and perhaps you get
some staff advice on the fly. Okay, so the original
one, the original thing that we voted on, of course,
was first and second. Readings, the widening of Lakes Road
and then the good neighbor agreement. So I would like
to suggest removing the widening of Lake's road. So I'm
going to have to turn to staff for some procedural
advice on this. That was a previous motion endorsed by
council. Would be bringing it back for rescinding it. You
could simply just rescind. I have passed the path motion
in front of me. What can a council member who
voted against something. At this point. When did this go
through? What meeting? December 17. Yeah. It's not the same
as a reconsideration. Well, since these were separate motions in
the last meeting, council be treated as separate motions here
as well. Yeah. Ms. Made, is that work? Yes. So.
Third reading has been seconded. Councilor staff. She looked. You
got a question or a. Comment. So we can't change
the substance of it. If we go to third reading,
we can't. Change the basis of it before adoption, then.
So, clarity on that, can we? Because it was included
in the thing here. Where do we speak about the
Covenant, Mr. Merrill? We really need to get this procedurally
right, because. I really want to talk about Covenant. I
really want to talk about. Where do we stop this
process? Until our business license bylaw is updated, there's several
steps here, so I just want to make sure I'm
doing them in the appropriate. So I think you can
speak on all of them right now if you want,
but we're. Going to have to deal with them in
three separate motions. The first one would be the third
reading. The second one would be. The. Reading had points
under it. But not today. Today, all we're voting on
a third. Reading that last meeting. We voted to endorse
the staff recommendation for the third option in terms of
widening lakes. Road and providing that shoulder. But from Stas
perspective, that was dealt with on December 17 that wasn't
supposed to come back for Redeyed at this meeting, but
we do have that option if we want to reconsider.
It. All right, so. It's been moved and seconded for
third reading. Would someone like to speak on the motion,
recognizing that. You can also talk about. The other restrictions
we're considering or. The concerns around the road widening. Council
justice. Thank you, Mr. Mayor. It is getting late. It's
getting a bit confusing. But I will speak to the
motion. But I also want to. Say that, as you
know. I've got emotion that. I'm hoping to make. To
counsel if. This motion. If third reading passes, which speaks
to a covenant and to. A looking at. The business
license by law in order to give the good neighbors.
Agreement. Some teeth and substance, counselor stash, so we can
speak about it. Of course. Now. But I. Think it
is also something I understand. We could do subsequent. To
our decision on the third reading. Having said that. I
would like to say a few words about it. I
first start by just turning to the, to the people
who have spoken today and say thank you very much.
For almost. For all of your participation. For and against.
I thought it was a very respectful. Conversation almost for
almost 100%. Maybe a few little glitches here and there
out of passion. We've heard tonight that. There are at
least two very passionate. And compelling sides to this and
that the issues are very complex. But for me. And
I think, as I said, when council first brought this
to public hearing, a month and a half ago or
whenever it was. I don't think anybody would object to
this business idea at all and principle the question. For
me is simply where it's located. Is it in the
right place and how much? Impact is it going to
have on what is essentially a quiet and bucolic residential
neighborhood? And. As the staff report says. Despite the mitigation
work that the proponents have been doing, These events will
undoubtedly have impact. In many ways. As we've heard from
many people here tonight, and it doesn't need to be.
Repeated by me. And beyond the impact on neighbors, I
think. There's another long term, significant risk to the municipality
related to. Administrative costs and ongoing neighborhood conflicts. Unless we
get this one right. So I think. No matter. If
it's going. Where I suspect it might be going. I
think we really do need to think through how to
make this. As good as possible for all involved, which
is going to involve. Those things mentioned earlier. I guess
in some for me, I just feel this is not
the right place for a wedding. Venue and believe that
the price is too high. In terms of the negative
impact it will have on neighbors and the risk it
poses to the municipality, so I won't be. Supporting the
rezoning. At this time anyway, but. I would, if it
goes the way I suspect. Like to talk some more
about how we can adjust this thing. Thanks. Councilor hog.
Thank you, mayor. Thank you all for speaking. And it's
very late, and I'm sure no one was here too.
Much more now, but. I would just like to put
a little bit into perspective here. I just found out
that. Our council chambers holds a maximum of 74 people,
including us as council members. And when it's. Full. So
we are asking. Randy, you're asking for 80 people. Can
I ask staff a question? Do you know the square
footage of this council chambers? Does anyone have a tape
measure?
Okay, so my point is that there was reference made
in the speaking that the venue was quite small and
it was 2700 believe. But we sit here. With 74
of us. In less that size, quite comfortably. I've met
with the neighbors and I appreciate all the concerns. And
I said to them, I agree 100% with the concerns
and I do feel like they have met. Many concerns.
I, unfortunately, were not able to go to the open
house, and so I did go on a separate day.
To the barn to listen. And. I was absolutely shocked
on the sound that did not transfer. Right now. I'm
currently living in lake couch, and because my house is
under renovation, And our health place we have in Lake
couch. Couchen is not very far from sunfest. And even
at my property. And the sound going there, I don't
hear sunfest. And if you do, it's very faint. But
where I used to live, I used to hear the
train going every night and. No matter where you live,
your hair sounds, and I do feel like. With the
one neighbor speaking who? Is literally on their driveway. Saying
they didn't hear it. That, to me, was a seller
100%. It's been a back and forth here because.
I don't ever want to upset either side. I do
want to find, as Chris said, try and find something
that can make it. Good on both sides, but I
will be supporting this. Thank you. Any other comments from
councilor manhat? Manhattan. I too have been. Checked out the
facility. And I was quite surprised. How the noise is
contained. To the insides. You can walk around 510ft away
from that building. You can't hear any noise. I've been
there a few times. I was quite impressed with the
work that. Randy and Museka have done. To do that
mitigation and also the fencing they have done. To try
to mitigate some of the concerns for the neighbors. And
I like councilor Hogg. When it's so powerful? When the
person that lives right next door. Doesn't. Can't hear the
noise, can't hear the music. I think that's pretty compelling.
Thanks. So I will be supporting the third reading. Councilor
Kellyo. Thank you, mayor. I support the venue. I think
they've done everything it possibly can to mitigate the disruption.
And the noise. Light has been mentioned many times. The
building has been soundproofed. And I agree. You probably can't
hear anything outside that building at all. I think we
should be supportive of business in our town and promote
venues like this. And it's been mentioned many times. That
the people support a tup. And not a zoning change.
But the staff. Report spoke to that in the last
report, and Miss Young has confirmed that. The neighbors are
worried about a Gna good neighbor's agreement. And it has
no teeth. But we got some good information today. From,
I believe, our counsel. And. In this email that I
received. It says that in council's view, a good neighbor's
agreement provides a business license. Holder with notice as to
the types of activities that would be viewed by the
municipality as being inconsistent with good business practices that may
result in the suspension or revocation of a business license.
And I quote again, there's a long standing case law
supporting the proposition that a municipality can revoke a business
license where the mandarin, which the business is being operated,
has nuisance. Impacts on the neighborhood, even where the business
is expressly authorized by the municipality zoning bylaw. In essence,
municipality is well within. Its power to require a gna
as a condition of rezoning. Can't. Thought there's something else.
Sorry. Councilor Finley. Thanks, Mr. Samaria. I'm also in favor
of third reading here. For a whole bunch of different
reasons, but. I think it's been shared around. I think
as councilor Hogg and councilor Manasser spoke to the owner
of the straddle out. Number one speaking about it. That
was a seller, I think, for me, and I understand
everybody's concerns. That are in the neighborhood. But when so
many of the adjoining neighbors that are the most affected.
Are in support of this application. I think. That's telling.
So I'll be in support of third reading and like
to speak. To the other items, perhaps when we come
forward with other motions. All right. Thanks, Councilor Finley. Yeah,
I'd like to. Similar to what my colleagues said earlier,
I would like to thank all the people who came
out this evening. It's past 11:00 and you've been here
throughout the whole public hearing. Taking the time to share
your perspectives on this application and around this council table,
we've got used to public speaking over the years, but
I know for many folks who don't, do this on
a regular basis. It's challenging to get up to that
podium and share your perspective. Not just with the folks
in the room, but these are recorded and there is
a bigger audience. There watching these meetings. I'm certainly sympathetic
to all sides here. I do recognize. The applicants have
put a lot of time and effort and resources and
considerable investment. In terms of addressing some of the challenges
with this property that were raised. In the previous staff
report presented to council in 2020, and I do believe
there has been a genuine effort to respond to the
concerns raised by neighbors in the surrounding area, whether that's
through the open house that those held recently, which I
did attend. Or proposing the event contract as a way
to set some parameters around. These weddings that would be
held on the property. At the same time, though, I
am very sympathetic that concerns raised by the people in
the surrounding area. I think with any land use decision
like this. It's important that we consider all perspectives. Whether
it's, again, the applicant nearby. Residence. Even folks who live
outside the municipal. Municipality and other businesses. However, the residents
who live in close the closest proximity to the subject
property, I would say. Their concerns deserve careful consideration from
count someone were making decisions like this. And the neighbors,
in my view, have raised. Legitimate concerns with regards to
the application. Wanubuitch is the fact that this would be
a commercial venue in the middle of a quiet, residential,
rural residential neighborhood. And these are people who. We heard
from them earlier this, this evening. They've lived in the
area for decades, and they. They purchased these properties. With
the thinking that they would be able to, you know,
sit in their backyard, sit on their porch on those.
Those beautiful summer evenings, and we don't have. Have enough
of them here. Living in this part of the world
as great as it is. And it's certainly going to
be disruptive if there is a wedding venue of the
scale on the nearby property. And I think we can
all agree that there are noise impacts associated with that,
despite the efforts of the applicant to take steps to
address some of those concerns. The other point as well
is that there's been a number of comparisons made to
allowable uses in the agricultural land reserve and how these
should be extended to this property. In my view. These
comparisons. Don't really fit that well. This is a six
acre property in the middle of what's recognized as a
rural residential neighborhood. It's recognized by the surrounding residents that
way and is certainly designated that way in our official
community plan as well. The ALR. Typically, these are larger
properties. Many of the LR properties that do host these
wedding venues. Are significantly larger, sometimes upwards of 20 acres
or even 300 plus with the birdside Co farm and
wedding events on those properties. Are typically buffered by the
distance. And I think many would argue that when the
agricultural land commission did provide. Permission to. These ALr property
owners to have a certain amount of these wedding events
on their properties every year without having to apply for
a non farm use application. They were considering the larger
acreages again, where there's much more of a buffer between.
The properties and less of an impact in terms of.
The noise created. Which in a neighborhood like this, where
the lots tend to be a lot smaller, despite the
fact that it is rural. It's a much different dynamic.
Despite these concerns from the surrounding neighbors, we have heard
many suggest that a compromise would be a temporary use
permit, and in my view, this would be a prudent
way to approach. This proposal, it would allow us to
have a three year trial period and determine that if
the property could be managed and operate in such a
way as to minimize the impact on the surrounding area.
And if you look at some of the recent temporary
use permits, not specifically a north couch, but the city
of Duncan, for example, they did grant a temporary use
permit for the village site on trunk road. Many of
the neighbors in the surrounding area were understandably opposed to
it. Very concerned. About having that facility in close proximity
to their homes, but because of how. Well, it was
operated. Many of those same neighbors came out afterwards to
speak in favor of that. Site again because it had
been managed so well over the previous three years, and
my hope would be that. If we could look at
another temporary use permit for the site. That the applicants
and neighbors could find a way to work together, address
some of these concerns. And if that were to take
place, I'm sure we'd have a much different public hearing
if the applicants were to come forward and ask for
a permanent change in terms of the permitted uses on
the property, so I will be voting against third reading,
but would welcome. The application from the applicant for a
temporary use permit. So again, we can have a trial
use. For. This wedding venue in such a way that
we can ensure the concerns of the astronomy neighborhood are
addressed. For family and then councilor stash. Thanks. Mr. Mayor,
I just want to respond to something. That several people
have said regarding the potential distillery that could be on
this property, the BC liquor loss changed several years ago
that allowed distilleries to get lounge licenses with the lounge
license, you essentially become a liquor primary, which means that
if there's a. Distillery on this property every single night.
There could be people outside or inside drinking and carrying
on. There can be bans every Friday and Saturday night.
Not just ten events a year. I'm talking every night.
So I'm just looking it up right now. In the
hours of liquor service, could be. 09:00 a.m. to 04:00
a.m. depending on the location. So, 04:00 a.m. is usually
New Year's Eve, but generally it could be very similar
to my pub in Maple Bay. It could be open
to 01:00. Every single night. Sorry. Every Friday and Saturday
night. Not every single night. So I think that's. A
critical piece that I think some people might be missing
here is if this didn't. Go. And the distillery opened
and lounge access came in, it could disrupt. The neighborhood
far more than ten weddings in a year, so I
just wanted to throw that out. There. Councilor stash. Thanks
for letting me speak again, mayor. I'm still just really
hung up in the process. Because my vote here is
contingent on everything else that comes after it. So supporting
third reading. The way this flows through. There's no reassurances
that council will follow through on the other things that.
We've lightly touched on. So I don't know how we
get around that, because I brought it back up here
and again. And we're specifically doing third reading only on
commercial assembly use of ten times per year. That is
the exact wording. And it speaks to nothing else. I
think the assurance you get is that we do third
reading, then we decide if we want. To put these
further restrictions on it if council decides they don't want
to put any further restrictions on it, and you're unhappy
with that decision, then you can always vote against adoption.
If the bile were to come back. So thank you
for that. So then, speaking just to the third reading,
then being I have those assurances. The reason why I'm
also supportive of a third reading isn't actually, the math
release jumped out at me when we heard a speaker
here. When you look at the math of how many
events that, that's 3% of a year. Actually, it's not
even 3%. It's 2.7% of a year and out of
that. Yeah. The most disruptive portion of it would be
the music side of it, which is seven till. Eleven
at night because it states that everything has to be
shut down at eleven. Most bands start at seven. So
that music starts at seven because you have to have
your reception, that's 40 hours a year. I don't want
to do the math on what percentage that is. But
the impact of it was two. .7% of a year.
There. And then as well, to just the use of
it. I quickly just wanted a rebuttal. We're not debating
the commercial use of it. Commercial use is allowed. We're
debating. The assembly use of it. And then. My continual
track record is we go into our fourth year. Is
always to stand behind staff and what they do. And
I heard comments attacking staff. From the gallery through the
public hearing process. Saying the proponents were put in this
place, and the proponents have actually done a really good
job. They went through temporary use permit phase. They could
have applied for a tup again, but they chose to
do a zoning amendment phase because that's just the way
the zoning bylaws. Dictate all of staff have done their
job adequately, and the proponent has done an exemplary job
of going through the process. So to say that anybody's
been put into a predicament or north couch has. Done
something wrong. North couch and staff have just stuck by
the bylaws that existed for a very long time. So
no one's put anybody in a predicament at all. There's
just a lot of emotions that go through a public
hearing process and through the past history of what's gone.
So I just want to say everybody's done a good
job. Proponents, opponents, everybody on both sides. I just wanted
to put that out there just to lay a bit
of a positive groundwork and to support staff with doing.
And I do want to thank the proponent of we
often we don't hear feedback. Giving the feedback on how
well staff are supportive of them, but also. Those speaking
against said how well that staff help them work through
the process and the time they were given on that.
Again, mayor, thanks for the clarification on that that I
can vote with this, but still. Have the ability to
vote against it if those other measures aren't in place,
councilor. Kelly. Thanks, Baron. Yeah, it's getting a bit late
here. I'm not feeling well and. I am getting tired.
Councilor Istash brought up some very good points, and I
agree with everything that he said. There. I just wanted
to mention also that. I live on davis crescent. Which
is my house, is literally 150 meters from the Duncan
Community Lodge, formerly known as the moose. And. They hold
an event almost every weekend. As a matter of fact,
in October. They had a Halloween bash there with a
band and probably 150 people or more inside that building.
And living across the road. I heard nothing.
Okay, so the thing is this is that I lived
after this venue, and also there's another venue at the
same place, and that is rowing Canada. And when they're
in operation, and their training. There could be 45 cars
come there every morning and leave every afternoon, and I
hardly even notice they're there because. They're in and out
and gone and talking about a left hand turn lane
or a bypass. If anywhere ever needed it would be
into the moose road. Because. Literally, it lines up there
every day. And people are going in and out of
our road all the time. And so my point is
this, is that living next door to this facility, I
hardly even noticed that. They're there. Thanks, Councilor Kelly. I
think you raised good points. But one thing we should
be considering here, though, is we've heard this from. Some
of the surrounding neighbors. Is in some cases, not so
much the activity, but the timing of it. There is
an expectation that when you have purchased a property in
a quiet, rural neighborhood that you are going to be
able to peacefully enjoy. Those summer evenings again, out on
your porch or your yard with your friends and family
and that. Does become more challenging if there are these
activities in close proximity. It's one thing to have them
in the middle of the day, whether. It's commercial activities
or people using their leaf blowers or lawn mowers or
what have you, but I would say it's a bit
of a different dynamic if you're. Dealing that with that
on the Fridays and Saturday nights when, again, many folks
who live in these rural neighborhoods do expect that peace
and quiet. We've all stated our positions on this already.
Can I call the question now on third? Reading. All
in favor and opposed. Motion carries to the mayor and
council. Justice opposed. We're going to put something forward here,
either a gna or some sort of covenant. But we've
already approved a gna. The direct staff to enter in
a good neighbor's agreement with the applicant prior to business.
Licensing. If we alter that? Or are we adding the
conditions on it now? That's the question. Y'all was broken.
Turn a staff on that, it would be. Either. Supplement
what we've already passed, or would it just supersede it?
Mayor. So if you want to look at the motions
that you passed back in December to decide whether you
want to keep them or if you want to fix
them, you can amend a motion. That was previously adopted.
So if you want to change it or amend it,
You can pass the motion to amend it a certain
way. If council agrees, then you vote on. The motion
as amended. And it changes if council. If council doesn't
agree with the amendment. Then the original motion still stands.
Does that make sense? That's one way to handle it.
Councilor justice. Yes, Mr. Mayor. I circulated a motion. To
counsel this afternoon. I think Ms. May. Has a copy
of it that she can project up onto the screen.
And I'd like the opportunity to move that. At this
time. So let's get it up on the screen, and
then I'll let you move. It and see if there's
a second there.
How about you read it out first? We'll see if
there's a second there. So the motion goes. It's a
little bit long. That council directs staff, as a condition
of rezoning, to enter into a good neighbor agreement. With
the applicant. And that council direct staff, prior to consideration
of adoption of the rezoning, to undertake amendments. To the
municipality of North Couch and business license bylaw number. 2002
to authorize the business license inspector to impose additional conditions
on business licenses, including but not limited to hours of
operation, use of amplified music, onsite parking, and the requirement
of a good neighbor agreement and compliance therewith. And that
council requires a condition. As a condition of rezoning a
section 219 land title. Covenant to be registered on title
of the subject property and common property that restricts commercial
assembly. Use on the subject property. In the following ways.
A no more than ten events per year, with maximum
of 80 attendees at each event b that an event
be limited to a 24 hours period. C that events
be limited to a maximum of two per calendar month,
leaving neighbors with about half of summer weekends free. D.
The schedule of events is available in advance to neighbors.
E. That all amplified music will be contained behind closed
doors of the assembly use building on the premises. F
that the event, including all music, shall end at 11:00
p.m. with all attendees having vacated the premises by 11:30
p.m. G that the operators shall hold a valid business
license for the commercial assembly use and h that a
good neighbor agreement be in place. And if there's a
second, I'll speak just very briefly to it. Is there.
Second, my councilor stash. Yeah. So thank you. I'm introducing
this motion, but full credit. To staff for their guidance
with respect to helping counsel. Find a way that. We
can at least sort of pose some what could be
considered a reasonable compromise here. I think this is a
way that maybe everyone can be okay, or at least
a little bit. More okay with this decision. By putting
some conditions on the wedding venue. That, most of which,
in fact, probably all of which are ones that. They
themselves have volunteered. That protect neighbors and the municipality, and
that makes sure that the conditions are enforceable, permanent and
transferable, so. The motion, if passed, would lead to three
things. One is a good neighbor's agreement, which is, in
fact, Already in process, as I understand it. An adjustment
to the business license bylaw, which would ensure the good
neighbors agreement actually had teeth. And was enforceable and a
covenant to make sure that this arrangement would continue even
if the property was sold and the ownership changed. So
that's the idea of it. And. I hope council can
support it. Councilor stash and councilor hog. Thank you, mayor.
Councilor. Family. Thanks. For council justice basically put this in
place and to work there based on. Staff working through
all the feedback from the proponent and all the people.
Kind of provide the neighbors, providing their concerns, and I
was glad to see this come about as a way
that we could find a way to give real teeth
to it. But also, as I mentioned earlier all the
concerns we've heard on other public hearings and changes to
land use. The perfect example. Together we can in the
Norcost road rezoning where people were concerned about a good
neighbor agreement not having any real merit. It's just only
as good. As the paper is written on. So a
real good, wholesome look at our business licensing bylaw. And
the powers that the municipality has. To really control a
business operation I think is warranted. Out of all these
processes. I find every time there's something else in the
municipality that we find that we can improve, and I
think this gives us an opportunity. From one experience to
improve a future experience for others so that we can
know that through the public hearing process. People don't have
to make concerns. On that. There's no avenue for them
to have issues vetted out and dealt with. Appropriately. Looking
at the list a through h here. It's pretty much
all pulled directly from. What was already laid out. In
the proponent's own documents. The only thing I was looking
at is. Working through on sea. That's what I'd mentioned
earlier and asked. I don't know if it's only two
per month, or if it's something that's every other, because
some months have five weeks. In weekends in them. So
it's just. That's kind of just a semantics or. How
it's worked out. I think there's maybe something to be
smoothed in point. C in there, but this part of
the bylaw in there. As this being one extra line
added when we go to adoption, I'm definitely supportive of
this. Councilor hog. Thank you, mayor. Well, you beat me
to that one. But my other question is. B the
event limited to 24 hours period. The event being the
wedding in itself, because. It's scheduled at the bridal party
will come, but they don't hold a special permit. For.
The. Rehearsal and set up. So is that 24 hours
period, is that just. For the actual wedding day. Let's
call it the Saturday. Thank you for the question. Just
for clarity, that would be for the wedding event itself.
The actual ceremony. Okay. Thank you. And receptions are. And
reception, but. It wouldn't pertain them for doing the. Very
good point by Mr. Swaby. It's probably more important for
a councilor justice. To clarify what his intent was behind
that motion. Thank you. Councilor justice. Do you want to
weigh in on that? Thank you. My intent was to
basically mirror. The language of. The agricultural land Committee rules
for events and weddings. Councilor Finley. So that begs the
question. So based on that, the agricultural committee's suggestion is
the 24 hours or. Is it the one day or
is it the weekend? I'm kind of confused. What was
the agricultural committee suggestion. Is it similar to what Mr.
Farkis had just suggested? It is. Okay, good. That's fine.
I'm not in favor of the motion. The way it's
written, I think it triples up. Here. We're passing another
good neighbor agreement. Although we've already passed it. We're. Saying
that they can't get the adoption of the rezoning until
we change. The business licensing. Bylaw, which includes a good
neighbor agreement. And then we're saying that we can register.
It. Section 9219 covenant on there, which has a whole
bunch of conditions and a good neighbor. Agreement. So I'm
not in favor of the first two, because if there's
a covenant, that covenant supersedes anything, right? I mean, it
doesn't matter if we've. Changed our business. Licensing by law
is my understanding. It's a covenant's on title. And they
have certain restrictions. They have to follow those restrictions. Is
that a fair comment? The nature in which you regulate.
Sorry about the mic. It's a bit loud here. Changes
with respect to the two different regimes. So. You're allowed
to use ticketing as a regulatory tool with the amendment
of the business. License bylaw. But with respect to a
covenant, you'd be applying to an injection to. The courts,
which is a much more onerous and costly process for
the municipality. So I guess my perspective is both tools.
Are useful, aren't necessarily redundant, just allows you different regulatory
tools in the toolkit. Follow up. Yeah. In that case,
then I'm not in favor of. The. It seems fairly
onerous here. All three of these, especially prior to adoption
and the rezoning. The good neighbor agreement could cover off
everything that's in this section 19 219, Covenant. That needs
to be done. It just seems so onerous, all. All
three of these things going forward. And even if we
did want to put the section 219 covenant in, I
think limiting two per calendar month. I agree with councilor
stash on that. I think that's unfair and having to
notify the neighbors, I think is also just an extra
layer of. Unrequired information sharing. Yeah. So the way it's
written, I'm not voting in favor of this if we
tweak it a little bit, then I think I could
get there. Councilor Manhas Calio. And then a stash. Thank
you, Mr. Mayor. Is 24 hours. Period long enough because
if you have a rehearsal, the rehearsal will also be
part of the 24 hours period. Right. Rehearsals at 02:00
in the afternoon. And then. You're only there. For. Ten
or reception. The next day or whatever. Ms. Bukesh, thanks
for the question. When staff reached out to the ALC
to get some clarity on their policy with respect to
that 24 hours restriction. The information that we received indicated
that they don't have a really strict interpretation of what
that 24 hours is and that they actually take a
fairly light hand. With interpretation. And so. Staff were told
that. There's the ability for a rehearsal the night before
to fall under some other permitted use. Of the ALC
land use regulations that. Allows family and people to just
generally stand on a property. Certainly if you're talking about
the wedding venue that is hosting. An invite only larger
gathering. Of people for a Friday night rehearsal dinner and
then a Saturday. The information staff received is that in
some situations, the ALC compliance officer could identify that that
is outside of the 24 hours limit, but in that
case, they would. Refer that to compliance issue to the
ALC for an ultimate interpretation on policy. So there's still
a path forward for that kind of structure to be
permitted. It's just unfortunately, staff didn't receive a very strict
policy interpretation. From the ALC. Yeah. I'm not in favor
of this, then, because. It's not proper interpretation. Of the
bylaw. Because. If they. Would a rehearsal be another event?
Would that be like two events for that weekend? So.
Then they're down to cut down to five weddings. Right.
So until we get a proper interpretation, I think, or
proper thing, I'm not for. This. Also, what's the time
frame? To get the business license bylaw done. Mr. Horn.
You want to hit the mic there? Upon direction of
council, we could bring it back within about. A two
week turnaround. It's a fairly small revision to the business
license bylaw. Okay? Two weeks. I could because I just
want to hold these guys. Yeah. We'll require two readings
of the bylaw, don't we? So it's. Going to take
two council meetings. We have no more meetings this month.
It'll be next month, so probably. In March. It would
be adopted at the latest. Three readings and the first
March meeting them. Consider adoption at the second meeting in
march. Yeah, I hate to just delay Delhi delay because
people are starting to book their weddings and stuff, right?
I'm not in favor of this either, Councilor Calio. Thanks,
mayor. I'm potentially in favor of it, but. Like councilor's
family of Mount, as I've mentioned. I find a 24
hours period hasn't been explained properly. And that. It's already
been said by the proponents that. They have get together
on the Friday night and then the weddings on the
Saturday and there's. Cleanup on the Sunday. So I asked
this question earlier. Was that 16 hours on the Saturday?
Is it 8 hours on the Friday? 8 hours on
the. Sunday. Until we can actually get that cleaned up
and get it hardened, I can't vote for this either.
I mean, we just don't know. What it contains. And
another thing is. The schedule of events available to it
in advance of the neighbors. Potentially for that, but which
neighbors? And what are they going to have to go
door to door? Or how would that be done? I'm
just curious as to the parameters of that. Councilor Istash
then councilor justice. I think we're really overthinking the event
time period. Did nobody read our own staff's report. It
says, we are inferring from the decision an event to
be when all attendees converge. In the property for ceremony
and reception, then activities tangentially related to the wedding, overnight
accommodations of priority and after that do not necessarily contravene
a 24 hours restriction are excluded from being part of
the event and. We're counsel. We decide that. So don't
worry about it. Support it 24 hours. Is the event
itself and tangental side events of being set up and
takedown aren't. Going to occur on it. We're overthinking things
here and it's. Easy to get ten emails from a
neighbor's list and have the property owner have that, and
we probably don't need a full schedule. Of events. We
could just say there's a wedding on this day. We've
been to enough weddings. The wedding is usually at 02:00
suppers at six dances at seven. Every wedding is cookie
cutter that way, pretty much. We're really overthinking things, but.
I can. And then for Councilor Finley. One more month,
they're going to have the zoning in place. Weddings are
until later. I think we really need to have that
business license change in there. To the other councils that
said they can't support it because of that. If we
can put enough meat into the business. License requirement. I
can understand councilor Finley's point on having the redundancy. Of
a covenant on there not being necessary, and even staff
said that that might be overly redundant. Not necessary. And
likewise, legal counsel. I would just really like to get
council support on putting some things in here that help
us. On future land use concerns of where. Neighbors concerns
can be alleviated with this proper teeth. Councilor justice. I
mean, if the 24 hours period thing. Is a stumbling
block. Let's just pull it out. I'll move to remove
it from the list. You'll move to what? Amend your
motion. A strikeout. That item? Yes. So it's? Been moved.
Keep. Bear with me one moment here. So let's just
go through the list then the 24 hours is. B.
What were the other ones you mentioned? Let's just do
the mortar time. One at a time. Okay, so we're
going to have to sever. It a few ways here,
then. That's just a simple text. Pull it up. Just
bear with me for one moment. So there's three parts
to emotion here. It's. The first one the council direct
staff has a condition of rezoning to enter into. A
good neighbor agreement with the applicant, which I think is
redundant because we already passed that of the December 17
meeting. And the next part here is that council direct
staff, prior to consideration, adoption of the rezoning. To undertake
amendments. The municipality North Couch business license filed on number
2002 to authorize the business license of spectrum imposed additional
conditions on business licenses, including, but not limited to hours
of operation use of. Amplified music, onsite parking and the
requirement for a good neighbor agreement and compliance therewith. So
do we want to vote on that part separate? I'm
turning the corporate officer to make sure I'm following procedure
properly here. Do you want us to move and second
this again, or can we just sever these? Go ahead
and sever, but I will make a comment, though, that
the good neighbor agreement. That was previously passed, just so
council is aware, was prior to business license issuance. So
that is the different nuance there than the one that's
in front of you now. Council justice. As the author
of this, do you have a preference on us, considering
the one you've just brought forward or what we passed
on December 17. The nuance on that, as I recall,
is that if you've already issued the good neighbor agreement,
and then you amend the business license. You won't be
able to tie it. To it. So you need to
hold off until you amend the business license and then
tie the good neighbor. Agreement to that. Just leave what
we had on December 17? Yeah.
If you want to amend the business license. That needs
to be done and then tie the good neighbor agreement
to that don't do the grid paper agreement first. The
way the motion was passed would be problematic. All right.
Clear to everyone? Crystal clear. So let's vote on the
first part of this, then. The councilor staff as a
condition of rezoning to enter into a good neighbor agreement
with the applicant. Can we vote on that one? Yes.
Okay, so I'll call the question on that one. All
in favor? And opposed. None opposed. Motion carries. Now, we'll
consider the second part of it, then. The second part?
Of the motion that council direct staff prior. Do I
have to read this out again? Okay, so. We're going
to vote on the second part. Now, in terms of
amending. The business license by a loss. So, assuming we
can get this done in time, but, I mean. If
all accounts. We're pushing forward to rezoning, and this is
now delaying it. By a month because we have to
go to two or three council meetings. We're coming into.
We made a bunch of changes recently to expedite stuff
like. The garden on Wallace street. Right. So we expedited
it. This might hinder their ability. To book weddings this
summer because brides are booking the weddings now. They were
booking them six months ago. So my concern is that
we wait two months, two and a half months, until
we pass the business license bylaw, and then they've missed
out on part of the summer. Wedding season. That's my
concern. Perhaps staff want to comment on this. But. It.
Would it not be possible to have like, if it
the business amendment bylaw came back? On the second meeting
of March. We could have the zoning amendment bylaw come
back at that same meeting for adoption, correct, Mr. Swaving.
You've got to separate. Mr. Mary, I believe you have
to separate. Have two meetings to adopt that bylaw. The
corporate officer would know better than me. Think you can
give it first three readings and it has to come
to the next council meet. I get that, but could
we not consider. So let's say the second meeting of
March. We've got the business amendment, business license, amendment bylaws
come back for adoption. Could we not consider adoption of
the zoning amendment bylaw that same meeting. The business would
depend on the covenant being registered for one. And. The
other issues that are tied to the business license being
done in the good neighbor agreement. Counselor. Do you want
to, Counselor Hogg? That will come back to you. Or
do you want to? Finish. What you're. I just briefly
wanted to respond to councilor Finnley's concerns about timing. I
think I heard fairly clearly during. The public hearing that,
in fact, this is not causing a delay in booking
weddings. They're booking weddings. And I think with the indication
that. We are moving, although slowly, towards. Approving this wedding
venue. I don't think that. They're going to be missing
out on any bookings. I'm guessing, of course, but. I
wouldn't worry about a couple of months myself. Councilor Hogg.
Thank you. This question, I guess, might be for Ted
or Trisha. With adopting. It's so late.
Doing the adoption. For what we're doing right now. I
don't even know how the words, the business license bylaw.
No. The amendment. Oh, the zoning amendment. Thank you. How
long would that. Where would that look like in timeline,
anyways, if we're looking at comparison, what are we looking
at that adoption? Do you get what I mean? No,
not 100%. Why making the assumption? The council wants to
amend the business license bylaw. We'll take those two meetings
that the MER described. If making the assumption that council
wants the restrictive covenant register, which we've never talked to
the applicant, likely about. That's a whole process where the
lawyers have to draft the covenant, our lawyer has to.
Review it, and then it has to be registered on
title. It'll take about the same. Amount of time. As
long as we have agreement. On those issues going into
the covenant. Sorry. I think I can be a little
bit more clear. That? Let's just say taking the bylaw
out of it completely and all, we're. Doing is moving
forward. What would the timing be like to just, I'm
looking at timelines for adoption if this wasn't in, it
saves a different scenario. We're not talking the wedding venue.
We're here right now. We're doing third reading and. We
need to adopt. It. What is the timeline? But it
depends on what council wants. To tie as restrictions if
you don't have anything except a good neighbor agreement. Yes,
we can draft that up and probably have this back
in the first meeting in February, okay? Thank you, Councilor
Finley. If we're pushing forward on business license bylaw. So
we're going to amend the business license to impose these
additional business license requirements at the same time as creating
a good neighbor agreement. Why do we have a section
219 at all? We don't even need it. Because the
good neighbor agreement is covering off all the stuff. Plus
a business license is also covered. Is it not? The
big difference is it goes with the land. So that's
the thing. It stays on title, right? So future owners.
Will be with those conditions, right? With respect. To a
condition of business licensing through a good neighbor agreement. Really?
Then it requires the licensee. To reapply or the owner
to reapply for the license. So they're actually different. The
other one goes with the land, the other one doesn't.
And there could be human error with respect to administration.
So, for example, let's say if there's a new owner.
And they apply for a business license, it'll be up
to the bylaw staff without. Any further direction of council
to determine whether or not to build in that condition.
Right. So there's a chance that that doesn't happen, and
then those conditions don't. Flow to the new ownership. I
think it's late, Mr. Mayor. It's quite late. And bad
decisions get made. When it's late. And I'm really sensing
that even. With all the advice that's been provided, even
by the solicitor, that this is falling through. The crocs
for you. So. Another option is that you're going to
defer this decision until you get a report. Back on
how to implement it. That delays it more, but I'm
just recognizing that it's late and we're. Struggling. And just
to clarify the timelines we've been referring to March, I
think I started. That inadvertently. But if Mr. Horn Team
can pull together the update to the business licensing by
a law in two weeks, then we would be in
a position to consider that at the first meeting. Of
February. And to wrap it up potentially before the end
of the month. And it was a bit of a
buffet. The motion has a bunch of things you don't.
Have to do them all. I think that was explained
earlier as well. That there's checks and balances. To both.
But you don't need to do all of them to
achieve the same thing. So do we want to give?
And I'm going to come to you in one moment.
Councilor man asked, but do we want to give staff
direction right now then to begin updating? The business license
bylaw, recognizing that they're going to have to bring it
back. To us for first three readings, and if anyone
gets cold skate at that point, we can decide. To
move in a different direction. Do you want to comment
on that? Councilman? Ask. Did you want to comment on
that? Can the covenant on the land not be put
on afterwards? The incentive or the leverage that council has
is to require it before you finalize the zoning. Yes,
it can be, but. It's never done that way because.
What's the incentive to do it? I'm just saying, just
expedite things. Further? No. What's the incentive on the applicants
point? Did it? Well, we get the word. No. Do
we want to vote then on the second part of
this, to give direction to staff, to update the business
licensing bylaw. Recognizing the gain. We're not making the final
decision, right? Now they're going to bring the bylaw back
for debate. At the sounds of the first meeting of
February. It's going to call the question. Someone keeping an
eye on mike there I keep forgetting to look at.
His box on the screen. Councilor Callie. Sorry. So call
the question then. All in favor and oppose. None opposed.
Motion carries. So we're now at the third part, and
this is the longer portion of. The motion. And that's
with regards to section 219, land title act, so it
sounds like. You were willing to. Remove one part of
this councilor, justice and. That was the section b, the
24 hours period. And Councilor Finley, you identified a couple
of. Other areas you had some questions or concerns about.
Ms. May, could you put them back up on the
screen? Councilor Finley. Yeah. So I'd suggest removing BC Andy.
So as the author, I'll go to councilor justice first
and over to councilor. Stash. I think that they need
to be considered separately, but if we're speaking to it,
I would say that. The schedule of events is really
easy. And they just have a website. When the weddings
are so that I think actually it's to their own
benefit, because then people who are making noise and the
people next door. Can ensure that. They're going to be
quiet during that particular Saturday, at that particular time. So
they're, not disturbing. The wedding ceremony outside, so, I mean,
I think. That's just. Basic. Easy, right? Easy vs. Well.
We've got a motion movement seconded. We severed it so
we don't have. To revote on this portion, but how
about we vote on amending it to decide if we
want to remove certain portions of it. But, councilor stash,
you want to jump in? Well, just a comment on
all three when I was speaking about my thoughts on
them earlier. I didn't fully look at the little parts.
The last part is property in the following ways. If
it was a covenant, BC and d don't really need
to be in the covenant. Those are parts of a
good neighbor agreement to my feeling, and I think they're
too prescriptive to a covenant, whereas. AeFG and H are
the key parts because H is going to deal with
Bc and D. If I might, just for clarity, the.
Conditions were supposed to be things that were protected by
all three of those things. They weren't specific to the
Covenant in my intent. Counselor hog. Thank you, mayor. I'm
just looking at e here and just some clarification. It
says that all ancillary music will be contained behind closed
doors of the assembly. Use building on process. What are
we considering? Amplified. When you have a wedding venue or
when doing an outdoor wedding, you're going to have music
playing or is there a decibel reading that we need
to make that bit more? Clarity in that. Because. It's
just to have the best clarification on here. So we're
not putting the wrong wording in. As the author. Council
justice. Want to clarify that? Then I'll go to councilor
Manass. I'm. With respect. Once a motion is made and
seconded, it really belongs to all of council, and not
just the original author. Understanding your intent is helpful for
all of us. Yes. So with respect to which one?
With respect to e. The amplified music being indoors. Well.
Really? That was just reflecting. The promise that the proponents
made. And so it's really about what they meant, because
they're saying that all the music is going to be
indoors and the doors will be shut and nobody's going
to hear it from outside. And so we're going. Yeah.
Okay. So let's just protect. That with the good neighbors
agreement or the business license stipulation or whatever it is,
so. I don't know the answer to that, but. This
is really mostly, as I said, mostly things, almost entirely
things that the proponents themselves. Have put forward as conditions.
I think staff and maybe. If I were to interpret
that as if you have a guitar music when you're
coming. Down the aisle or harp or something that's not
amplified music. And that's okay. It's when the rock band
comes out. And Councilor Hugg gets her dancing. She's on.
That's got to be. Behind closed doors. All right. So
do we want to go through it one by one?
Which ones? We want to remove like no one brought
up a as an issue b. Do you want to
keep remove B.
The reason I would recommend leaving it in was it
was a big part of. Trying to define what the
event was. For the neighborhood. What is that, five days?
So that we tried to look at the way that
the agricultural. Land commission. Land commission does it, and I
think that's a reasonable way to do it. Councilor Finley.
Why don't we change it to 36 hours? That covers
Friday night or. Through to all. A Saturday. I move
that. Gets moved. Is there a second?
A second by councilor Manass. Any discussion? Ready to call
the question? All in favor and opposed. Motion carries with
the mayor, councilor stash and councilor. Justice. Opposed? We've amended
one part of it. That's B C. To two events
per month. Someone. Moved to remove that move by councilor
families or a seconder second by Councilor Hogg. Any discussion.
Council justice. Yeah. I think this is a really important
one. And I think as the proponents themselves indicated, that
they are going to be doing. They will probably want
to do it. Every other weekend anyway, so I think
this is a really important one. In terms of giving
the neighbors. Some assurance that they're not going to. Be.
All tan. Weddings are going to be on the ten
nice summer evenings, and so do they have every other
weekend off. I think that's just. A completely reasonable sort
of. A compromise. Whether it's two per calendar month or
every other. I don't know how to. Do that, but,
I mean, I think two per calendar month is a
pretty reasonable way of going. About it, Councilor Fenley. So
the issue is that July and August have 31 days,
right? And so I'm just looking at January just because
it's right here and the 3. January is a Saturday.
The 17th is a Saturday. 31st is Saturday, so that
could be three in a 31 day month. And also
in the 30 day, months. You have the same thing.
So that's why I'm concerned about that. Because if they're
every two weeks, which is what the proponent has suggested,
she's trying to limit to, then that would be fine.
But as she said, sometimes they might get one. On
the third and the 10th. And not another one till
the 24th to the 31st. So again. Could be three
in a month. So I just don't think we should
limit. We were limiting tan already and the wedding season
is made to October, so I think that should just
be removed. I wonder if there's another way of doing
it. For example. Limiting it. To. Maximum three of
the. Well, now, I could say. I guess. You said
how many? There's 62 days. Of nine weeks. In the
height of the summer. So what about. Five over. The
summer months. Maximum five months. Insurer. How are you defining
summer months? July and August. Okay. All right. Councilor man
asked. Yeah, I think that's pretty difficult to restrict because
what if somebody is adamant on a certain day for
a wedding. Well, they can do that if it's a
number, if it's a maximum of five of July and
August. They could pick whatever dates they wanted. I don't
know. Well, remember, what we're trying to do is achieve
a compromise. Absolutely. So that not every weekend is right.
Half the weekends you can have weddings. Half the weekends
they have free. Seems like a totally reasonable compromise. So
I think we've got a motion here to strike this
out. Is there an appetite? Around the table. To instead.
Consider some alternative wording that does set some limits around
how many of these can be held in a given
period, or do you just want to strike it out
altogether? Councilor stash. Is there some way to word it
that it needs to be negotiated in? The good neighbor
agreement. This is something. A good neighbor agreement. How does
it come up with it? The neighbors and the proponent
get together? And come up with a good neighbor agreement.
Is that how it works? What's the process? We just
dictate what it's going to be. We're delving into. Like
we're in the weeds. I get it. I support while
you're doing it, and I agree with it as well.
But we're getting into the weeds, and we don't know
what the right balance is. So I want to achieve
what you're trying to achieve, but I just don't. Know
how to go about it without getting into the weeds
or council we're supposed to. Be bylaw, policy high level,
and we're really deep. So I see your mic still
on, councilor. Just sending that. We shouldn't be in the
weeds. But we're in the weeds, right? So what are
you going to do? Just like. This is a really
important thing. To remind us again of what we're hopefully
trying to do here, right? So we're moving towards improving
this wedding venue, which has raised a lot of concerns
amongst a lot of neighbors. We're trying to find a
way of just making it work as best as possible
for all people right now. Given. The time constraints, we
could say, good, send us back to staff and say,
give us some recommendations. But that's going to put everything
two weeks behind. Schedule, so. I would say just let's
go with maximum two per calendar month. That leaves a
possibility. Of 24. Two per month. 24. And they're only
doing ten, so they can fit it in. Councilor Finley.
Why don't we just amend it to, say, maximum of
three in July? And a maximum of three in August,
because then if it's five weekends, then we're. Golden. Too
many. It's not enough. Free weekend. It's way more than
half, right? Slightly. More than half. Three out of five
over the two months. We got a boat and killing
it. To remove. Section. From the.
Question on all in favor? Opposed motion carriers. The mayor,
councillor. Want to move an alternative for that. Councilor.
I would move. A maximum of. Five per calendar. Over
the months of July and August. Second by councilor staff.
We have to debate it. Just call the question. All
in favor? And opposed. Counselor. Council on that. It's defeated
with councilor's Callie Log, Finley and Manhattan. All right. There
was a comment made about schedule of events. We want
to leave that one. Can we now vote on this
part of the motion as amended? Call the question. All
in favor and opposed? Motion carries. We still don't. One
item with regards to this application. Council family. It was
the road shoulder edition. Mr. Mayor, I would like to
move to not require the road widening on Lakes Road.
So some moved. Is there a seconder? Second by councilor
Manhas any discussion? Are we ready to call the question?
So, all in favor? To resend that requirement. And oppose.
The motion, sir. There's a bit of a leg. Okay,
so I think, councilor. Can you clarify, councilor Calio, because
there's a bit of a lag on. Your camera. Were
you voting in favor or against? The motion from councilor
family to remove the requirement for the shoulder. I was
voting for the removal. Okay, so it passes with the
mayor, councilor stash and councilor justice opposed. That concludes our
business. I'll clear this meeting. Adjourned. No, wait. This meeting,
then we'll start, they'll resume the other meeting. This meeting
is now adjourned. We're going to resume our regular council
meeting if anyone wants to stay and observe that.
Sure you want to. Just refer it all.