2026 regular meeting be held
electronically via Zoom live broadcast
on the district of channel that the
facility provided for the public to
watch and hear the meeting be located at
Sound Theater 380 Camp Street Cece
carried. I do have a motion to amend the
agenda to include correspondents.
RP GS
from the chair that June 16, 2026
regular council agenda be amended to
include correspondence from Mr. John's
and Courtney over regarding DC funding
at item 9.3
the agenda be adopted as
second by counc
» or sorry
all in favor I missed that part
uh the consent agenda I do have just a
little clarical correction uh down on
um items 4.3
is second to last recommendation.
The
housekeeping
clerical omission that the beginning of
that recommendation is that the
committee of the whole recommends to
council that staff be authorized to
draft amendments to public properties.
the note
that does not require
so through actually I'm going to I'm
going to uh move from the chair that
it.1 to 4.3 of the consent agenda on the
regular council meeting of June 16 206
be approved and received second Thomas
any comments all in favor none opposed
mot
uh Mayor's report.
I was uh able to go to the Federation of
Canadian Municipalities in Edmonton this
year. Uh it was excellent opportunity.
The themes were infrastructure, housing,
and AI was also a prominent topic for many of the
seminars. Excellent information. Uh, I
was able to be there for uh, Minister
Gregor Robertson's
announcement of the new Build Canada
Homes
consolidated funding under one ministry.
Pretty exciting. And I was able to
follow it up uh, by meeting with senior
build homes uh, staff uh, and that
turned into a
prepping and getting together operation.
So that's moving on very quickly. We're
very pleased to see the government
is is willing to work with us so
quickly.
I was also I was very very pleased to uh
to be able to thank Minister Dominic
Blanc personally for his uh efforts and
his support for our wastewater treatment
plant. And I was also very pleased to
know that Mr.
is is uh continues to be aware and
supportive of our current infrastructure
needs in
fortuitous.
I was also able to meet with uh gosh
hundreds of mayors and other elected
officials from across the country and
share some of our challenges which are
very very similar municipalities
struggling with infrastructure, water,
sewer, the cost of roads. It's all going
up, but we are also to share some wins
and it was just a great opportunity to
see how the communities are doing and
how they're they're meeting the
challenges that we have as well. Uh, and
I invited them all to Tino and I think
they're all coming. So, that's great.
It's about 3,000 people.
We were uh we were able to post
chief boots
from
they came out to to share their
some of their opinions on water in the
region
wealth at the time
and I was just so pleased uh to be part
of a region of communities
uh that are so supportive of each other
all the way up to
it's just you know
it's great to be on on the west coast
that we're all west coast communities
each other
that's my mayor's report
public comment on agenda items. Larson,
>> thank you. May law, we do currently have
one member of the public who has signed
up to make a comment via Zoom. So that's
Mr. John Buret. So
Mr. set before you before I unmute you
and and you have an opportunity to
speak. I'm just going to do a call for
anyone else that's in attendance that
would like to sign up for public
comment.
You are in attendance online via Zoom.
You can do so now using the Q&A
function. Before you comment, you'll
need to add your name, the agenda item
you'd like to speak to, and your
residential address. So, I will now do a
call. Calling once,
calling twice.
calling three times.
So, just the one comment from Mr. John
Gorsette. I'm going to unmute you and
you'll have access to your audio or your
mic for up to two minutes.
» Mr. Barcet, did you get that? Uh just
want to check that that works. Everyone
can hear me.
>> Perfect. We can hear you. You've got two
minutes.
>> Great. Good evening, mayor and council.
Uh my name is John Borsay and I'm
speaking on behalf of Woodsmere Holdings
Corp regarding item 10.4 on tonight's
agenda, which is our zoning amendment
application for the proposed project at
825 Campbell Street in Tofino.
We appreciate the opportunity to bring
this application forward and look
forward to working constructively with
district staff as the review process
continues. Our goal is to deliver a
thoughtful project that responds to
local housing needs, respects to Feno's
unique character, and contributes
positively to the community. We
recognize that zoning amendment
applications require careful technical
review, including consideration of
infrastructure, neighborhood fit,
environmental context, and long-term
community objectives. We respect the
role that staff play in that process and
are committed to working
collaboratively, transparently, and in
good faith to address any issues as they
arise. Housing delivery in coastal
communities like Tofino is challenging
and a successful project requires
partnership between local government and
development community. We believe this
application represents an opportunity to
add muchneeded housing while supporting
the broader goals of the district and we
look forward to continuing the
conversation and appreciate your
consideration of item 10.4. Thank you
for your time and uh best this evening.
>> Thank you, Mr.
No other uh
comment. Move on to delegations. We have
a delegation from Mr. Bob Hansen
and
Mr. Reed, can you uh hear me? I'm just
we're just working through some uh some
video uh setup here.
>> Yeah. Can you hear me and see me?
>> We can now.
>> Yeah, Bob is still in the waiting room,
I believe. I think he needs to be
permitted in. Um
and he just texted me, so hopefully we
can get him in. Uh he had six minutes of
this of a delegation spiel and then I
had the last four.
>> Sure. Well, we'll just take our time and
make sure that
>> Yeah.
>> We don't have a waiting room enabled by
the Zoom. So, he should just be able to
enter automatically when he clicks
through the registration link.
>> Okay.
Maybe we'll just give you a couple
seconds to to reach out to Bahal and
make sure he's making his way into the
Zoom room.
Thank you for your patience.
» No worries.
He did send me his uh
what's he got here? He did send me his
notes if need be.
Maybe you could just reach out to him
and see if he can uh re-enter.
» Yeah, I sent him an email with the
updated link.
think he may be trying to join. So, I'll
just give it one minute here. I see
someone entering the second. Chris Reed,
who I'm thinking is probably off.
>> Unless there's two of you.
>> There is not two of me. There he is.
>> Perfect. Okay.
I had to send him my link, so that's why
he has my name.
>> We We know who he is.
>> Uh, if we could get him unmuted, please.
Bob, you're still muted.
How's that?
>> There you go.
» Okay.
» Excellent.
» All right. So, I should begin then.
>> Sure. Take it away. You guys got it.
>> Okay.
So action plan update year two
compliance enforcement emphasis and
other actions.
Thank you your worship and council for
the opportunity to present today. My
name is Bob Hansen, Wild Safe BC project
lead on the action plan to enhance the
bear resistant of the waste management
system.
I'm here with Chris Reed, the Wild Safe
BC Pacific Rim community coordinator.
I'd like to provide some context for our
delegation.
Recent BNTG surveys show an increase in
residents putting carts out the night
before.
Damaged cart surveys have revealed that
many residents
have damaged carts that can no longer be
secured against bears.
Many, if not most, residents have not
secured their carts against bears
accessing them or dragging them away.
It has also been observed that many
businesses with lift bar commercial
garbage bins and commercial grease bins
persist in leaving their bins unsecured,
making them easily accessible to bears.
These situations, contrary to the Tofino
wildlife attractant management bylaw and
the BC Wildlife Act, create the
conditions for a return to the cycle of
human bear conflicts and bear
destructions.
Wild Safe BC Pacific Rim, the ACRD
district staff and other community
partners have been engaged in continuous
education and outreach around bearer
resistant cart management for the past
three years.
Similar efforts around preventing human
bear conflicts involving commercial bins
has been ongoing since 2018.
The year 2 strategy of the action plan
identifies the need to create awareness
that following best practices for
managing residential carts and
commercial waste bins is mandatory
rather than optional.
The most common reason heard from
residents and businesses for not
following required best practices is
that we've never had a problem with
bears.
The reality is that by waiting for
something to happen, the cycle of human
bear conflict is perpetuated.
A bear that gets a food reward is very
likely on a one-way road to food
conditioning, conflict, and an untimely
end. The only way to break the cycle is
not through reacting to conflict, but
rather through prevention of conflict.
The acknowledged bears smart community
goal is to be in a place where following
best practices for human bear conflict
prevention is the community norm
routine.
We've submitted several documents for
your consideration and information.
One, a progress report on the activities
of the action plan.
Two, a specific request and proposal for
the amendment to the Tofino wildlife
attractant management bylaw to specify
the requirements for secure securing
commercial lift bar garbage bins and
commercial grease bins.
and a draft commercial lift bar bin
decal to raise business awareness of the
legal requirements.
We'd like to express our commitment to
support in any way we can the increased
efforts of Tofino bylaw services for
compliance and enforcement around the
prohibition of putting carts out the
night before pickup. The requirement to
seek repairs to damaged carts as soon as
possible. The anchoring of carts to
prevent being knocked over and dragged
away. the best practices for secure
securing commercial garbage and grease
bins and other provisions of the
wildlife attractant management bylaw.
Looking beyond 2026,
we'd also like to request that mayor and
council consider participating along
with the district of Uklid and other
regional partners in funding of BC
conservation officer service wildlife
safety response officer residing on the
west coast.
Lastly, conflict prevention outreach and
training continues to be delivered by
Wild Safe BC Pacific Rim. And I'm going
to pass on to Chris now to describe a
new initiative in this regard.
» Thanks. Thanks, Bob. Thanks, Mayor and
Council. Uh, yeah, as you all know, we
do all the same old uh Wild Safe BC
public education and outreach. So that's
all ongoing with businesses, with
residents, with visitors.
Um, a new initiative is the
bear or sorry, the neighborhood champion
program.
So we have residents in our communities
who are con continuing to promote the
conversation between you know
governments and the community about
wildlife and how to keep them safe and
how to keep ourselves safe. So these
passionate folks that are in the
communities they have an understanding
and they've seen the negative impacts
that humans have had on wildlife um and
they are driven to help our community.
So, this neighborhood champion program
helps those individuals feel more
equipped to help and offer solutions to
their neighbors. I know if I was in the
position of just being a neighbor, I
don't know how confident I would feel in
just trying to spread Wild Safe BC's
messaging if I didn't know them
personally or didn't have good
communications. So, this is me opening
up and telling people what we're trying
to get out there and giving them the
permission to do so and some of the
resources. So, I'm offering Champions
resources such as a ch an at-home
checklist, super simple list of
attractants for people at home to go
through in their yard. uh access to our
resources that we give out. So,
stainless steel carabiners and anchoring
methods um and obviously our educational
material. We'll also be familiarizing
these champions with the bylaws that are
in place and may be enforced. Hopefully,
this helps with getting neighborhoods
in check and hopefully getting
attractants down to a minimum.
Um, the final step of the Champion
program could be me assessing homeowners
that are willing uh for me to come onto
their property and just assess their
yard. It wouldn't take any longer than
10 minutes. Um, I I do these assessments
for businesses and for campgrounds. So
if that was uh you know willing and
optional for certain streets um then
it'd be really nice to have certain
sections of the community and the
neighborhood uh you know known secure uh regions of the neighborhood.
Um, as of right now, the incentive is
just recognition by Wildsafe, myself,
and I'm hoping the district council can
also um recognize these champions as
important um people within the community
helping to preserve our wildlife.
Um Bob kind of hit the nail on the head
with what uh what what's asked of you
guys, but I'll just re uh reiterate that
we thank you council for having you know
ears and listening to the community and
asking all the right questions. That's
very important. Um
and we have had a human wildlife
um assessment of Tofino outlines major
wildlife corridors and just promoting
the protection of natural spaces even
within very close proximity to urban
areas. They help save wildlife lives.
um helping number two to help enforce
wildlife attractant bylaws. So just
making sure that these amendments are
being passed. Um it's it's crucial for
um you know enforcement to have action
um to take action in the communities.
And then just reiterating that there's
public awareness and education um along
with these and that there's lots of
people hoping to to help.
Um thank you. That's that's all I have.
» Thank you very much. Thanks. Um,
it's a it's a badge of honor not to have had zero
bears destroyed over the last couple
years in the municipality itself. It's
uh sad to see that maybe non-compliance
with securing
latching uh bins residential and
commercial could put that at risk. So,
thank you very much for bringing that to
our attention. I'm going to open it up
to council for questions and comments.
Steer.
>> Thank you through the chair. Thank you
Chris. Nice to meet you and and Bob once
again. Um just a couple of comments.
Certainly Chris in your last
presentation here or the last bit around
uh promoting community champions and
maybe there's a way we can uh the
district can help in formalizing that a
bit more. Uh you had some some great
ideas around that. Um and then uh Bob,
this was uh in regards to uh I I think
there was one of the uh potential
amendments to the bylaw and very much
supportive of that and certainly working
with staff to be able to uh make that
official. Um and then the one uh you had
mentioned I know you cluded had brought
forward a funding request uh very late
in the budget season around the uh
addition of a CO officer and I'm just
wondering Bob as maybe the the more
appropriate area as a regional uh
initiative is to be looking I I
certainly think there would be support
on council but certainly uh through the
uh and it may be that it has to the
creation of of a service or maybe a much
more regional approach and then we can
encompass all those communities. ities
on the west coast uh through the ACRD.
It may be the best place uh to put that
rather than the individual uh
municipalities. So it certainly might be
this presentation might be great uh at
ACRD as well uh to be able to bring that
forward and to be able to support uh
potentially a regional service for that
co position.
>> Yes, thank you. Uh we will be putting
forward a request to give a delegation
to the West Coast Committee.
>> Right. Perfect. talk about.
>> Oh, it's from councilors. I do have a
potential motion if council would like
to support the request
wild BC to to have the report and the
proposed WM
referred to staff for review and
council.
>> Yeah. Council. Yes. Thumbs up. Okay.
Then we'll move from the chair that the
wild safety report and proposed wildlife
attractant and management bylaw
amendments
uh be referred to staff for review
and report back to council. Second by
councelor steer. Hear the comments. All
in favor
motion carried. And I just want a quick
a question from staff. Uh clarif
discuss I believe referring
co position funding to 2027 financial
planning process. So that is that that's
did we do that?
>> Uh thank you mayor law. I don't know if
council made a formal motion but that was on staff's radar to consider in
the 2027 financial plan process. So, as
part of referring these requests to
staff, we'll likely in our report
indicate that.
>> Super.
>> Great. We'll leave it. Leave it. That is
uh and
just a question for the champion
program.
I'm not sure what uh what council can do
for that besides expressing our our
support at this time, but I can look to
council for
>> Yeah. No, I was just thinking um just I
was listening and there was a few pieces
of that puzzle and maybe it might be
some consultation uh with Chris uh in
terms of what he or maybe we've got him
right there maybe to ask what he thought
possibly the district support could be
uh in that community champion. Uh I I
think you mentioned about some f uh some
type of formal recognition uh which
would require you probably bringing
those names to us uh in the support uh
that you'd be looking for. Is that
something that uh that would be what
you're thinking of?
>> Yes. As of right now, that's that's
where I've gotten that's what I I think
would be very valuable.
» Yeah. And maybe if I may through the
Yeah. And if when that time comes, maybe
when uh a little formalized more, you
can maybe bring that back to uh back to
council either in a committee of the
whole to see what that might look like
in terms of a way that we could
recognize form. It may be that we need
to consult with staff as to uh best uh
way forward for to do some find some
form of formal recognition.
>> Absolutely. Thank you, councelor Steer.
Super.
>> Thank you. You two great glad you're on.
Okay, we're going to move on to
correspondence. Uh, we've got
correspondence from Mr. regarding
visitor impact B.
You have some comments on this, but I
maybe I'll move my comments first.
Open up to council for comments or
discussion after.
Uh I do want to first of all note
that Tofino like many many resort
communities all the resort communities
in BC uh are dealing with pressures on
services and infrastructure
pressures on taxation
uh and we have you know responded over
the past few years
uh with some pretty incredible
strides forward in in nonprofit tax
funding. got $400,000 from the R&D. It
goes to our Whistler King plant.
It's covers a large portion of that
debt. We have pay parking which is
visitor funded which goes to reserves,
goes to ball field and many other
projects. Uh those total over a million
dollars nonpropy tax funding. That is
incredible win. But we do recognize that more needs to be done and we're
certainly putting pressure on uh on
provincial government and in that regard
we are part of the resort community
collaborative. I sit on that. Satiana
also sits on that. And
the province has established a resort
municipality initiative, RMI advisory
committee as well to bring together RMI
communities and key government
ministries, tourism, arts, culture,
sport, finance and housing and musical
affairs to uh to really examine cost
pressures faced by tourism dependent
communities. We know that a town of 200
people uh cannot support with property
taxation alone the infrastructure
required to handle tens of thousands of
people and neither can any community
that has that kind of influx of
visitation and economy that that depends
on on such a a large increase in
uh these communities we support a high
volume of tourists rel resident relative
to to our resident population. I believe
to this is about 300 somewhere around.
Um and so this committee will
collaboratively explore options and
possible mechanisms to support
sustainable tourism, regenerative
tourism, municipal resilience and
community well-being uh with
representation from resort communities
like Tofino, Wistler, Veil Mount. Uh
this init initiative marks a coordinated
effort to identify in innovative policy
solutions for BC's tourism
municipalities and we know the British
Columbia government has recently
released looked west and we know that
their goal is to increase tourism significantly and
in order to do that they will have to
address disparity in infrastructure and
services costs for residents.
Uh it's also in our strategic plan. Uh
one of our priorities is to develop
effective relationships to have a strong
seat at the table with provincial and
federal governments so that we are
better positioned to advocate for our
critical priority priorities. Uh this
includes ad advocating for um funding to
support our community's critical needs.
And you know again was just in Edmonton
uh and and was able to to meet directly
federal counterparts
And uh and so we're working very hard on
this front. This is not lost on any of
us. Staff, council,
anybody in the community knows this is a
priority. We're working very hard to
address it. So um that's my that's my
spiel. I'm going to open it up to
council comments in response. So
Anderson.
>> Um yeah, just my only comment to add to
that. Um and and that would form I think
a good response to for Mr. Dau should we
want to write a letter. Um what whatever fees or implementation of these types of charges
um which have been proposed
and even contemplated by the Ministry of
Finance to some extent at the staff
level. Um,
of course it takes support for your
province because municipalities operate
under the provincial legislation
of what what our powers are. So
anything that the province would allow
municipalities has to work throughout
the province.
So while Tofino
often has proposed different sources of
funding,
uh until several municipalities
get together and support something, the
province is a bit at at
odds with what what exactly to
implement.
So um
thank Mr. Silverford's letter and it's not first time this this has been
proposed and I think it would be
a great uh help to municipalities that
face the pressures of large visiation.
So
yeah that's my only comment is the
difficulty for the provincial land is
finding some bits throughout the
province.
Super mastered.
>> Yeah, I think uh this argument has been
going on for even before I fell on
council 15 years ago that uh as and it's
not just resort municipalities. People
want municipalities want to have more
control over the funds we raise. That's
the way where it goes. And whether it's
MRDT or visitor
fees, they'd like to have a say. And uh
so
and I don't see that changing. I think
uh the BC government is trying to raise
every penny it can get
that free things up when trying to raise
money themselves.
» Okay. Well, I think a letter back to Mr.
Dau is is warranted. I think it'd be
good to get this out there. Uh perhaps
um
we've got two options. We can have
corporate officer respond all that
information or we can have council
respond.
What would council like? What do you
think?
>> Suggestions. Councelor Anders.
>> Well, address to council. So I for the
council response
perhaps a motion to authorize the mayor
to respond to Mr. letter based on
session.
>> Okay. Second. Second further comment.
All in favor? None opposed? Motions
carried. Uh Miss Washington, did you get
that? Okay. Thank you.
>> Okay. Item 9.2. Uh Mic regarding draft
recreation parks master plan survey
feedback.
It's up to council for comments.
Councelor Steer.
>> Yeah. Thank you through the chair. I'd
like to thank the uh letter writer first
and foremost for uh their engagement in
the process. They have a long history of
uh engagement in the recreation of this
community. Uh very much uh appreciate
those comments and feedback. Um, in the context of of the draft uh
recreation master plan, there's still I
think there were some uh conversations
within the letter uh addressing some of
the strategic actions and specifically
around aquatics and the related issues
around there that have long uh been an
issue within our community. And uh you
know there were some uh comments
regarding the draft plan and and I think
the um the engagement process was was very wholesome and and and I think
some of the letter writers issues were
not feeling that they were heard or that
the the interpretation of of that
information uh didn't represent what the
community was saying and and that's
important feedback uh to have. Once
again, we are I in the final stages of
that plan. And I think it would be good
um to I would also like to refer this uh
if possible this letter to the the
recreation advisory committee of which
councilman chairs to to provide feedback
um once again from from the advisory
committee on this important uh document
that will help guide the uh the
recreation and and recreation not just
in the in the we often think of it in
that strict sporting type arena but the
much broader sense of recreation. And
so, um, want to once again thank the
letter writer for for the comments, uh,
there and to look to, uh, maybe having
the the letter referred to the
recreation advisory committee, uh, to
have further comments from them in terms
of the the draft plan itself and some of
the comments that have been received
from the public.
» Dr. else.
>> Um,
uh, on that note, I'm just wondering who
is getting the feedback survey. It might
be unnecessary to refer this to the
recreation committee if the survey is
already going to through a channel for
feedback.
» I'll I'll look to the chair of the
committee. I I do know that u they have
been able to review the the document but
um in terms of the survey results um
not 100% sure if that has
>> maybe that's a question for staff about
where the survey results are going
>> um
because if it's already being captured
through this particular channel I don't
know we need to refer it individually
outside of the rest of the survey
>> I
Yeah.
» Yeah. So maybe what I'll do for council,
I'll just have Mr. Rogers explain what
will happen with the feedback. The um I
think the period the period for feedback
on talk to closed on June 6th for my
understanding and what happens from this
point forward. It might be helpful for
the chair. Uh so all the feedback we
receive will go back into updating this
final draft which in in front of council
in the coming month or or two. Um how
exactly it'll get worked in will depend
on subject matter or what was responded
to and and what we can do at this fairly
stage but we will review it in terms of
the overall plan. Again not necessarily
able to address one person or one one
comment but we'll take a look at it and
see what that point may be addressed.
Yeah, and maybe I'll make a comment on
aquatics because it's been close to my
heart for many many years, decades here
in Torino and you know I do acknowledge
the thick points you know we don't have
to rule. we are an extreme outlier in
the province in that regard. uh council
has taken some steps to to look into
that
and uh and you know we even recently uh
discussed when we're discussing
school
uh potential potential helping out rings
at the school basketball
and that came upation I
Uh so it's not far from everybody's
minds. Uh the cost
and the um the logistics of it are also
top of mind.
Um
but I think with some creative uh
creative thinking you know keeping at
and perhaps noting the it's been ongoing
discussion for decades and really not
getting much much forward momentum.
it might be a good idea to to broaden
our uh potential players, you know, and I just want to say because I know
that councelor Sloan also has
emotion coming later on like bring up
regarding aquatic aquatics and training,
but you know, when I was in Edmonton and
I've been going to FCM for I believe
five years
and I was able to meet owner Western
Recreation, they uh they're a company
that built builds outdoor water
facilities, hundreds of them across
Western.
And they do routinely come in a full uh
full 25 meter pool outside with beach
entry, water slides,
uh change rooms, bathrooms, everything
under 2 million. And um and I think that uh you know it's potentially time
for for this conversation to to go
beyond the district of of Japan us not
the district itself but uh but but
council and staff and maybe there's
potential people you know potential uh
businesses or community members that
start taking an active role this side of
this outside of this as well.
It's a big need. I'd like to see kids
turn houseworms.
» I don't want to get too far into the
debate about the merits of the poll. I
think we all agree that aquatics would
be important. Um we would be remiss to
have this discussion or even touch on
the discussion without speaking about
our water issues and the fact that we
are telling people you know this
particular letter writer also went
through issues with um securing water
for um an unbuilt house and um this is
something that needs to be kept in mind
as people continue to bring this subject
up. It does need to be balanced with the
fact that we are looking at restricting
um some housing being built. we're
restricting the types of businesses that
can open. Um, and water is an ongoing
issue. So, before we get too excited
about an expenses pool, we need to keep
in mind that we are dealing with very
water restrictions.
Uh, counc was there a hand over there
and then counc um
>> yeah I'd just like to say that there's
actually quite a few different ideas
around providing
aquatic recreation including traveling
out of town bringing in popup pools and
an outdoor pool an indoor pool
use facility
Um and I I think there's different
levels of support and different levels
of feasibility with all these ideas that
needs to be assessed
sort of a large employment
where we could
I think you were inferring that maybe
the private sector could become
involved. Um you know that hasn't been
brought into the conversation. So it's not uncommon for groups or
individuals to get behind sort of one
idea and try to go for that. We all we
all fall in love with something. I use
the aquatic center in Nimo
very often like weekly and I really like
that facility but it's way out of reach
for our area. I think it's a, you know,
it's a 50 m pool plus a recreational
pool and several
um other facilities including water
slide and everything. If any nobody's
seen it already. Um that would be
lovely, but they have a a population of
100,000 people to support it.
Um
so anyways there's all all different
levels all different ideas and we
somehow have to bring it into a forum
where we can evaluate
um the real needs and then
how best to deliver that and maybe over
time maybe start with
one program and move to another and and
phase phase in a larger facility at some
point in the future.
A lot of the
uh
the hopes have been pinned to the
multi-lex
facility with the ring and pool notion
and
that still exists as well as as an idea
but it's been
unattainable for quite a long time. So
anyways, I don't know how we're going to
get there, but I as as much appreciate the letter
writer, I can't say that any of the
ideas proposed
are something grab on to and run without
Morris a larger discussion.
Mr. Ste and I'll just quickly add um I I
think once again this is this was one
component of an overall recreation
master plan which had a number of
actions uh and strategies and goals and
I and I know the letter writer had some
issues surrounding that but this is a
much broader uh document that will help
us guide our discussions uh throughout
the next decade. Uh it is a living
document as well um and one that we
should be looking at once we see the
final draft. um uh to help us in making
those decisions that are often centered
around budget conversations and
assessing what the needs and the
priorities uh within the community that
have been identified. So, I'll leave it
at that and just I'm looking forward
once again to that recreation uh master
plan to help us in making these types of
important decisions.
>> Okay. Uh move on. We do have 9 there's
another comment.
>> Okay.
Uh we do have uh 9.3 edition that is
John's
letter uh requesting our support
to uh to make a motion to support his
motion. That's what it was. Now um
comments from council. Will I open
reopen my computer?
state.
» Sure. Go ahead. I'm just pulling up. I
have Mr. Larson sent me a potential.
>> Did you want to go first? Nope.
>> Um yeah, I just I I would like to
support
>> um or John's. Um, I I feel like fairies
impact all of us and they're creeping up
year after year or maybe not year after
year, but over and over again they seem
to increase and I think it affects
almost every aspect of our day-to-day
living.
I mean the the the the fees that uh that
MP John's is is suggesting are coming
that increases are are astronomical
letter and that would impact our
community. It would impact our economy.
It would impact everybody coming home to the island
impact food prices. Anything that comes
over by ferry. So I I think this is an
urgent enough
situation, urgent enough request that
I'd like.
Yeah, just to echo councelor Sman's
comments,
I think that looking forward, we need to
recognize that the cost of travel is
going up and very even though they're
very expensive are still mostly the most
affordable option for people to get
across and we need to protect that. And
even though highway infrastructure
normally falls um under provincial
regulation, um anytime highways pass
through federally re regulated areas,
they fall under a federal regulation.
And so I think that
the federal government can look at our
waterways as uh you know that's a little
bit of an overlap.
>> Superman.
Um I just also had a comment I I thought
um you know time and time again
from other tourism
um hotels and stuff I've heard that
tourists coming to Tofino are finding it
more and more expensive to get here and
it's often becoming cheaper to fly
elsewhere in the offse whereas many
places on the island need tourists in
the offse and the ferry the increased
fairy
prices are going to be detrimental to
affordability to visit our our island.
>> And I think Yeah. And I think just to be
clear, G uh
John's underlying
overarching concern is the inequity in
funding across the province. PEI gets
far far more funding in many respects.
This is one of them that's very
and I think that that that must be
addressed. We're all Canadians
part of the federal government. We all contribute and this is this is our
highway.
It's the only way on and off
realistically.
I do have a a a motion before us. I can
move from the chair that council
supports honorable MP Gord John's motion
M35 and calls for fair, stable,
long-term federal operational support
for BC fairies and that staff be
directed to write a letter of support
urging the federal government to
modernize outdated ferry funding
arrangements.
Second by counc Steer comments all in
favor none opposed motion.
Okay. Presentations and reports 10.1. We
have a housing pilot number 135691
Campbell Street.
>> Good evening, Mayor and Council.
» And um for the housing agreement bylaw
number 1356.
So this housing agreement is in relation
to the subject property at 691 Campbell
Street. Uh it's coming forward today for
redux of uh third reading given some
changes that were made to the agreement
at the last council meeting. So very
brief presentation just to go over the
um the previous clause revised clause
just for clarity. Um so as a summary
this is for that two units of affordable
housing in reg.
So the change that was made was the
sentence in bold. So as was brought to
staff's attention at last meeting that
the province um regulates via the
residential tenency branch uh for the
increases that are permitted annually
and it wasn't clear as to whether they
are in alignment with the CPI and so
even evaluating those numbers it wasn't
clear and the province was actually a
little bit higher. So to maintain
alignment with the provincial um um uh
intent, we decided to pivot from CPI
over to the res BC residential tenency
branch. So now uh we're in line with the
province. Um so this agreement
essentially is just nearing what's
already permitted via the act. So that
was the only change that was made to the
agreement. But since the bylaw itself is
um uh sorry the agreement is part of the
bylaw uh we needed to bring it back for
a rereading of third um consideration.
So the recommendation table today is
that uh the agreement the previous
agreement or sorry the previous reading
be rescended and that uh the uh the
housing agreement bylaw is reread for
third consideration as amended.
>> Excellent. Thank you.
Uh let's I think we can vote on
conversation on this one. Would somebody
like to
read?
>> Thank you for the chair. That third
reading of district housing agreement
bylaw number 1356, 2022 granted at the
regular council meeting held on May 26,
2026 be
>> Thomas. All in favor?
And that the District of Tino Housing
Agreement bylaw number 13562026
be read a third time as amended.
>> All in favor?
>> Excellent. 10.2 official meeting plan
amendment.
0.03 03.
» Of course,
>> interesting.
» Go ahead, Mr. Ross. Good evening, Mayor
and Council. Today, I'm going to present
to you for first reading uh amending the
OCP to facilitate the development of a
new multi-residential building in
partnership with the Tino Housing
Corporation at the address of 740 Camp
subject property just outside of our
community's growth payment boundary. Uh
the report before you speaks to the
associated OCP amendment to change the
land use designation for this parcel.
Following this amendment if acceptable
would come the amending of the zoning
bond. Uh these processes are um intended
to run in a staggered concurrent way to
expedite the process um while ensuring
that the OCP amendment uh will be
adopted first.
The site's situated between uh our uh
district- owned water infrastructure to
the north and private commercial
structures to the south. Cross Campbell
Street to the west is a steep slope
upward um that's somewhat forested and
there's also proposed residential
development quite large up there as well
known as Woodsmere um not yet
constructed but uh expansive in scope.
So that development would have some
impacts um to this downst property. On
site is an access drive that exists to
maintain and service the Bay Street
compouse just to the north. Much of the
site um is relatively flat before
substantially slipping downward to the
shoreline. Um and so the current
structure as well as
um sits in a nice per perched
unobstructed
with unobstructed views across Brown and
passage to over to Mir's Island
with views over to Mir's Island. So to
summarize the property in question, 740
Campbell is designated for residential
but low density acreage just outside of
our containment boundary. The site's a
little under one acre and we're looking
to change its land use designation from
peninsula to future homes.
A bit of a background uh here. This
amendment was initiated by staff to help
advance requirements associated with the
housing accelerator fund project. Um,
particularly initiative three of this
project outlines a plan for the district
to collaborate with Tino Housing Corp.
uh to build non-market multif family
housing projects on district owned land
as well as to expedite that process. The
goal of this initiative really is to to
leverage district owned assets assets to
increase the supply of below market
housing targeted at local workforce.
The determination of this site arose
from a collaborative and strategic
review of five district land holdings.
And this site was chosen as number one
um during the committee of full meeting
on July 29th, 2025.
And then subsequently permission to
proceed was granted for this amendment
back in March on the 31st this year.
So here's a a schematic or a rendering
from the schematic design architectural
package. Currently what's being proposed
is a 21 unit multi-family development.
Um this would increase the density far
beyond what current policy allows for.
The development would respect the cliff
geometry uh and maximize views. What's
being proposed is a very efficient
modular design, stacking the units,
having a simple structure, there'd be no
underground parking. Uh the development
um would appear as two stories from the
street, stepping down to three stories
towards the rear. Uh so it's modest in
visual scale. And then the the flat roof
associated with the construction process
could offer potential for shared
residential or shared resident amenity
space, perhaps a green roof. all to be
determined at future phases. Associated
with this project also is a waterfront
park. So since this is district own land
and there's a current uh slip and um
unused boat house, it's it's well as
access um it was deemed as a potential
opportunity to develop a public amenity
uh greater detail. So here's a a
rendering from the schematic design of
the waterfront park package.
Public beach access would be retained
the east end of the site. Um there'd be
a designed launch point for
non-motorized watercraft such as kayaks,
canoes, stand up paddle boards, and this
would support the district vision for a
broader connected water trail network
particularly on the inlet side of our
community. This would expand community
recreation and tourism opportunities
within Browning Passage. Um this also
would integrate with the housing um
providing an accessible waterfront
public amenity. Um and furthermore as
part of this design uh there would be
green infrastructure considered to clean
and mitigate storm water runoff from
this site as well as perhaps sites
above.
So a few key considerations the next two
slides outline those.
Um the USB amendment required uh for
this would to be to change the the
laneous designation from peninsula to
future homes to enable this multi-unit
housing development. Uh this does
advance council housing objectives.
Um however it's outside the village
containment area and so we require this
would require specific policy change to
uh to change their our conservative
growth targets from the OCP.
This supports uh this project would
support compact growth using existing
uh or redevelop land that has existing
servicing. There's strong alignment with
our active transportation plan uh due to
its its access to transit as well as the
multi-use path. Uh infrastructure
capacity uh is a constraint particularly
around availability of water um that
would need to be resolved prior
occupancy. And then there could be some
perceived sensitivity around scale and
character
from this development as it does exceed
typical candle street development.
To summarize, there are challenges but
staff do believe that the application
does address each and achieves some key
benefits. Uh here this slide essentially
illustrates that tension uh displayed by
a few notable elements. So it's
currently not within the growth area,
sits right outside of that. It does
address an urgent housing need. Um there
are known water and servicing
constraints. However, it is efficient
use of district own land. There's
potential building character and
environmental hazard considerations. Um
but it does also uh provide strong
location
for mobility and public amenity.
to get to the uh efforts associated with
community engagement. The referral
process has already been initiated.
We've reached out uh to both the the
nation, our regional district, school
district 70, as well as the Ministry of
Trans Transportation.
Um there would be a public hearing
scheduled for this. We're looking at
regular meeting in August.
Um and then public notices would go out
according to community charter our
bylaws as well as
>> associated with this because it is an
OCP amendment there are several
recommendations
I'm not going to read there.
>> Excellent. Thank you very much Mr.
I I'd like to say I think it's an
excellent project and I fully support it
and uh from there I will just go to
council master
it's a great project uh provide some
will provide some much needed housing
and I think it's really good that we're
providing park for the residents of Tina
better water access.
» Yeah, definitely a thumbs up. And and I
just, you know, in the comment around
the designation of the future homes and
just literally being outside of that and
you know, we draw I will say arbitrary
lines for these types of land use
designations and uh you know this is so
close. I mean so in terms of the uh the
fitting I I think it's an excellent fit
and as councilors have have reiterated
this is an excellent project.
And
>> um aside from being an excellent project
in meeting some of our goals in terms of
housing and affordable housing, um I
think it's a good fit
on on the neighborhood imprint as well.
It's buffered by a park land one side
and some room
to mitigate impacts on that side of the
neighborhood.
and it's situated
um on the other side among some fairly
dense commercial units. So, um if if any
of the inlet properties were to be
chosen for this designation, I think
this is a good fit that way as well. So,
I'm in support of of uh taking it to
first reading.
>> Sure.
Um, no comments beyond what Sorin said.
I agree with everyone.
I have a little comment uh just on
you know we often talk about we make
policies we make bylaws and they're to
govern and they're very very carefully
drafted and they take into account many different opinions and different
aspects from infrastructure to land use
and I want to say that we have some very
difficult complex problems
and sometimes that requires very
creative thinking
seizing opportunities
that may not come again. And I would
just like to say that this this uh this
proposal, this project
exemplifies all of that creative problem
solving.
Uh you know, this land was purchased
with a growing communities fund.
It's being spearheaded by the housing
corporation
finding potential funding for levels of
government as well as our own OAP
uh income from from emergency
short-term. So I I just you know and
then the part thrown on access to our
infrastructure uh that we don't have to
if we follow this then we do not have to
necessarily uh
dismantle our own property that had to
do to get access to it. So I just think
this is a really wonderful example of
how to break all the rules in a really
great way.
That's my final opinion.
Seeing no objection, would somebody like
to uh read the recommendations? And I
think there's going to be Who's got the
recommendations?
>> It's just one big one.
>> One big one.
>> Yeah.
>> And
I'll do it. I move that District of Tino
official community plan amendment by
number 1290.
3, 2026 be introduced in read a first
time and that council in accordance with
the local government act has considered
the opportunities for consultation with
persons, organizations and authorities
it considers will be affected by the
proposed official community bylaw
including the first nation clay pot
regional district number 70 the ministry
of transportation and transit
consultation undertaken to the
appropriate at this stage and that
council has considered whether
consultation should be early and ongoing
and will consultation opportunities
through the return process and public
hearing and that council direct staff to
schedule a public hearing for the bylaw
and local government.
>> Second by council master. Any further
comments? All in favor on opposed
motions. Can we just take a second?
We're going to take a a
couple minute recess and bring councelor
SW back.
That is reconvened.
10.3 waste and wastewater maintenance
policies.
» Thanks. Uh hello Mayor Council. staff
are pleased to present the water and
wastewater maintenance and inspection
policy for consideration for council's
conclusion.
Starting off with a little bit of
background information
as part of aspen management program
staff continually review existing
policies for maximum levels of service.
Uh this identified a policy gap related
to water and wastewater.
Uh following that staff requested
authorization at the January 27th
community goal meeting to develop
policy. Staff then held a internal
workshop with utility operators uh to go
over historical practices legislation
requirements.
Valuable knowledge should say that. Um
and then the draft policy was completed
uh at towards the end of May.
Like to emphasize that while we didn't
have a policy at the time uh that didn't
stop us from implementing asset
management software. So this slide is
just a representation of orders that
were completed throughout 2025 by the
utility operations team. you will see a
heavy focus on wastewater treatment
processes. That's because we had this
nice booklet of fresh on manuals that we
could implement schedules into. Uh so
one of the the key points on this that I
wanted to put this slide in there is
because asy goes through and we start to
build up more maintenance and inspection
tasks for other um water water items and
disciplines, we'll start to see that
ratch the format shift a little bit.
So a uh quick overview of the policy
format. Uh the policy outlines the the
purpose uh and the scope of assets that
it covers. Uh it the policy itself the
policy section itself is split into
sections the general section and then
four sections based on the environmental
wrong environmental operating
certification program or EOCP. um but
just so um different avenues that
utility operators focus on and and learn
about how those process commitments
working. So that's the way it's
structured. Each one of the four
sections in the OCP is further broken
down into maintenance tasks versus
inspection items and that'll support as
we progress into putting those kind of
levels of service into our asset
management.
So uh general the general section of the
policy uh this covers uh general safety
items. Uh it does set out a
prioritization structure for the
different disciplines.
Outlines operator certification
requirements,
general utility facility inspections. It
also covers uh the emergency generators
that cover a broad spectrum of
infrastructure uh and some continuous
monitoring.
sections 4.2 to 4.5 of the policy, uh,
these outline those four different
disciplines based on the EOCP.
I'm going to just present a couple
highlights from those four sections. Uh
so for water treatment uh these include
treatment plant equipment, deep cleans
and process equipment, water quality
samples, valve exercising to make sure
that valves are functioning properly.
For the wastewater treatment side, uh
this includes gas sensor calibrations,
leak and corrosion inspections because
there's present H2S gases that can
equipment faster than other facilities.
Uh and then general tank cleansings,
whether it be they enclosed or open tank
systems. uh for the water distribution.
Uh these include dam inspections, fire
hydrant servicing, submarine pipeline
inspections, same thing valve
maintenance. There's a some crossover.
Uh and that section also outlines leak response timelines based on levels
of water water criticality that were out
of that stage.
Uh last but not least, uh wastewater
collection. Uh this section covers
gravity main flushing um to make sure
the conveyance works, lift the station
cleaning maintenance and uh some inflow
and infiltration uh study requirements
to ensure that our wastewater treatment
plant is functioning at optimal design
levels.
Uh I do want to just take a minute to
note uh on the priority levels. While
each discipline is prioritized based on
uh based on risk and and service
delivery, the work orders themselves
that are included in each different
discipline have their own um
criticality. So you could have on the
water distribution side, which in here
indicates that it's a priority four, you
could have a high ranking item in in a
work order that the crews are actually
going to receive to go and implement and
that will be done faster than a lower
priority item on tree. So when we looked
at those items, we looked at things that
provided life life safety items
depending on which one they were in. Um
things that were going to potentially
impact service lives in terms of uh
maintenance requirements that we're
going to make sure that assets performed
uh among among other things. So
there is a lot of work in the back end
to make sure that things aren't going to
miss. So don't I just wanted to to point
that way.
So some next steps um if council should approve the policy um the final
policy will will be distributed to the
utility operators uh and posted and
we'll talk on on what that looks like.
Um we'll also begin to just update and
review what gaps we have in our standard
operating procedures. Um if there's
things that need to be up updated or
referenced um that are critically like
there's some money missing for some high
priority and develop those internally.
Um and all of these items um and policy
will help us support future asset
management plans be presented to
council.
With that staff are available for any
questions council may have.
>> Excellent.
uh open up to council for questions,
clarity, comments
here.
>> Yeah, just a quick comment. Uh my my day
job where we have binders and binders of
maintenance uh and inspection and then
of course SOPs uh beyond belief. I
really wanted to thank staff for I know
how much work goes into creating a
document like this and and the
importance and the prioritization that
you have put forward especially around
our water uh distribution and our water
treatment facilities. Uh it's a
wonderful document. Uh and I think it'll
be great for staff to have this and the
continuity because people come and
people go. So this the ability for that
continuity to have it in writing is
going to be critical. We really
appreciate it.
» Councilor like to offer to read this.
>> I I can do that for the chair. Uh, I
move that the District of Tina water and
wastewater maintenance and inspection
policy attaches appendix one to the
staff report titled water and wastewater
maintenance and inspection policy dated
June 16th 2026 be approved.
>> Second by Mr. Thomas. All in favor
10.4 we have zoning amendments.
Um for this presentation I will be
giving you a brief overview of the zone
amendment bylaw number oh sorry
I'm going to be presenting the
permission to proceed for 825 camel
street and that is for phase two of the
woods mirror development just as a
refresher the subject property that
we're uh speaking two is highlighted in
blue. So this familiar from phase one is
council did um approve the adoption of
zoning zoning amendment bylaw 1315 back.
So that would have resulted in the
existing zoning as you see in the
graphic here. 1315 uh was was referred
to as the um uh Campbell Street uh
neighborhood development. And so in the
red parcels, uh those those lots are now
well the whole lot in its entirety is
considered a split zone between A2 and
that CSM zoning. The proposal is going
to include the land that is situated in
between those two areas.
So, a little bit of background. As the
uh the applicants received their zoning
approval for those first two parcels, uh
they submitted a subdivision application
and through that exercise um and
discussions with staff, it was
determined that it would be more
efficient um in terms of um uh roadway
construction and uh uh some of the works
that were required to accommodate the
first two phases that it would be more
efficient to um move forward with what
would have been phase do uh or is a
portion of what would have been phase
two of the development. So uh this is
going to include a uh park plan
dedication as well as the road
dedication through that subdivision
application should council
second phase of zoning.
Some highlights from the uh the overview
of the evaluation of the proposal. Um
the new piece is going to include a uh
an apartment building complex uh that
would add about 71 units of housing to
the market. This would be uh protected
under the rental tenure restrictions as
well. Uh and the applicant has uh
expressed a willingness to enter into
some affordability discussions although
those discussions are still early days.
Uh this would be utilizing this
previously disturbed site. So there is
uh still some environmental uh
considerations however not to the extent
that um uh properties with full full
trees that hasn't been previously logged
may result in and it is within the
preferred growth area. So the hazard
zones map zap hazard zones as well as
within the village containment area and
future home designation.
There's a a significant amount of work
still uh to do um for sort of moving
ahead. Should council approve permission
to proceed, we would be predominantly
looking at the water uh limitations. The
uh previous application did receive
water allocation uh water allocation
certificate. So the applicants would be
looking at uh potentially incorporating
some water conservation measures into
those pre-approved developments in order
to bring the water usage down. um and
also incorporating some water
conservation into the new development as
well. So there will be some further
detailed assessment uh required for
reporting to determine what the
infrastructure uh capacity and demand
the uh community amenity contribution
conversation needs to happen as well. So
uh as mentioned we will be exploring
affordability uh an affordability
component to this proposal or other um
to be determined. Uh there was a traffic
impact assessment that was completed for
the first phase and given the high
volume of of um new units. We would want
to see a new traffic impact assessment
with that road development that would
move from the um the proposed access up
to the uh north um to Ellers Road. uh
would loop that neighborhood and
potentially create a little bit more of
a dynamic when it comes to traffic
ingress and egress. So, we want to have
that fully worked out as well as uh the
potential for safe crossings at either
the Ellers's location or south where
we're in negotiations for a transit
stop. There is uh the new subdivision
plan. Um there was a site plan that was
incorporated into the initial
development agreement. So any sort of um
change to that site plan would need to
be formalized uh that would then inform
the subdivision um as well there as as
noted the existing development agreement
would need to be modified to accommodate
the road construction uh what we're
referring to as road B as well as the
parkland configuration has changed
slightly and that was uh the result of
just responding to um more detailed site
analysis and some of the
topographical constraints that were on
the lot. And so it's moved sort of um
more of a along the line of the road as
opposed to horizontal. And so it's
maintained the size and scale, but it's
just changed configuration.
And then the uh uh proposal would meet
the prohibition requirements through the
LGA uh local government act for um
public hearing. So notice public hearing
waiver would need to be distributed
prior to any advancement of the plan.
» With that um the recommendation is u to
consider permission proceed for further
exploration of this.
>> Super.
>> I do have a couple questions. It's kind
of technical. Uh subdivision. So um why
is the just
what's the purpose of subdividing the
property rather than just applying to
build the the building proposed building
on the existing within the existing
zoning? I just
s
>> thank you for the question. Um so there
is the initial subdivision of the 24p
simple lots. So those are all going to
need to be subdivided in order to to
sell them. um the the complexities with
some of our bylaws and policies around
servicing. So limiting the number of
service connections per lot. Um when you
have a comprehensive development like
this, it makes the most sense to
subdivide the parcel to isolate that
parcel and make sure the servicing is in
alignment with wildfire regulations. It
also um it provides an avenue for road
dedication as well as parkland
dedication. So um in a lot of those
conversations and negotiations for um
these types of amenities um that is the
mechanism in which we secure them. So
there's a there's a number of of
reasons. We generally don't uh prefer to
see split zoning in the district. does
create some challenges around uh zoning
or sorry land use regulation uh in the
sense that if you have a a lot
specification that dictates lot lines or
start sorry sideyard setbacks rear
setbacks without those parcel lines
those boundaries um are difficult to to
enforce
» and um follow um in this if this was to
go through. It's within this particular
subdivision that the district would finally or get that parkland uh
dedication that was was proposed in
phase one.
>> Uh that's correct. So this was initially
proposed as a multi-phase development
and so a lot of the um in the current
development agreement there was a
commitment to dedicate a certain amount
of parkland and then sub the subsequent
subdivision would have resulted in an
additional parkland piece. So, uh, what
the applicant is doing is essentially
bundling those two phases together is,
um, uh, wanting to proceed with a single
subdivision application that includes
the two lots for each apartment building
with the fee symbol. And so, we would
want to ensure that the road dedication
and the parkland in a whole as it's
presented um, would be dedicated at that
time. Uh what we would be uh looking to
do as well is to um go into an agreement
because essentially that is that
parkland represents the 5% parkland
dedication um and that 5% is of the lot
in its entirety. So should the um
subsequent phases of development move
ahead, we would not we would not likely
be securing any additional parkland
dedication that is the parkland piece in
uh in its entirety.
Thanks for that sir. Thank you to the
chair and and you answered one of the
mayor law's questions around the
parkland dedication. Second and there's
as you're saying this is permission to
proceed. There's a lot of information
that's going to be coming forward and and around specifically around the
affordable housing u conversation and um
one and a half questions uh in terms of
at what phase do we start having that
would that be at first reading while
we'll get that information around those
conversations. And if you could remind
me on the on the initial 55 unit
apartment uh complex what uh and I can't
remember if there was uh affordable
housing uh that was incorporated into
that. I do remember there's a lot of
discussion around it but I can't
remember the final details of that.
>> Thank you for the question through the
chair. So the initial uh discussion of
the 55 unit um there was a a condition
applied to the zone in that it's um
restricted to rental and so there was no
affordability piece per se but it did
secure that housing as market rental. Um
with the uh discussions with the
applicant there was resistance to commit
to any affordability values because of
the funding models that they were
exploring. um they have, you know, often
have affordability components built into
that financing model. And so we very
likely would have seen affordability
affordable units sort of come out in
that um in that development. Uh but we
were unable to to sort of secure those
up front just because of the the early
stages of that development and not not
knowing which funding model they were
going to go forward with. So now that um
we're further down the design
roadway um there's been a lot more work
gone into say the proforma and so
there's a bit more of an understanding
of of the the costs and um sort of the wiggle room per se that they would
have in sort of signing affordable
units. Um, and I just have to stress
that it was a very um
just a a high level sort of
acknowledgement or willingness to enter
into that. There there was no commitment
made, but there would be the the rental
tenure release for the 71.
So, sorry to to continue on with the
second part of your question, we would
be having those conversations prior to
coming forward with first reading um
whether or not we were able to secure
the affordability piece or not and then
council could uh comment.
>> Great. Thank you. There would be there
will be some comments yet.
Anderson.
>> Um I have two questions and one was
answered about the parkland but um that dedication would be for the whole
par.
>> The other question I had about the
parkland. Do we know much about the
topography of the land and and if we're
getting usable parkland or if it's
difficult to develop into recreational
property.
Um so maybe that will come out in in
further exploring and assessing it, but
maybe we know something about that now.
Um, so yeah, I'm I've we've had parkland
dedications
in the past that become quite difficult
to to do much with
uh due to the nature of the landscape.
We've had bogs and we've had rocks and
we've had
uh ravines and all sorts of things uh
donated to us in subdivision process
that don't make very good recreational
property. So I'm always looking at uh at
that as early on in
proposals as we as we can. So that's a
concern and I don't I don't know if you
have the answer to that question.
Um, the other thing I was wondering
about, I I think some of the original
iterations of this entire
project, um,
that the numbers of apartment units were
more around 90 and now we're up into
30, 125 or so. Um, and I'm wondering if maybe we don't have the answer to
this if that's part of the perform and
the exploration of the feasibility of
the entire project
or that's higher numbers might be driven
by the request for affordable units.
Um,
yeah. And I'm just wondering if there's
any comment on that.
increased density overall with with just
the apartment zone.
>> Thank you for the comment through the
chair. Um so speak to the the higher
density um question first. I'm I'm not
sure what the rationale was for changing
that that volume, but I would suspect
that it was probably rooted in that
proforma. Um but I would have to defer
to the applicants to provide some
rationale for that and I'd be happy to
come back to council with that answer.
>> Okay.
um to uh speak to your first question
related to parkland, the condition of
that parkland once received. So, this
will be an important topic of
conversation as we move through the
negotiations for that parkland. It would
not be in the district's interest to
secure parkland that is not graded, that
is not potentially seated or serviced.
Um this would not be considered a piece
of parkland that would serve as natural
vegetation or or uh like a conservation
piece. This would be a usable um
parkland that we would want to ensure
that is uh suited to recreation and and wouldn't be a cost burden to the
district that that that um transfer
occurs after the time in which the the
lands have been um developed to the
standard that we want them to be. Um and
this was discussed early. I know there
was early conversations about that being graded. The um the timing of that
transfer is likely to occur post
development. Hence why there was that
temporary park that was built into the
agreement early so that there was a an
area green space uh usable park land um
in advance of that larger piece being
completed. And so the applicants um have
expressed an intent to use that that
piece of land. um there's going to be a
lot of soil moving around and so it will
serve as a bit of a staging area. Um
they're going to have to build it up and
that that was part of the rationale for reconfiguring it was to um provide u
more of an opportunity to have a level
um and graded piece of parkland whereas
the other direction was quite a steep
slope so it may not have been suitable
for recreation use.
>> That's good. Glad to hear that. Thank
you. Jer.
» Yeah, I'm happy to see it proceed. This
has been around a long time. Um,
I identified some of the concerns I
have, which is water and parking. Uh,
we've recently approved a couple of
developments where the we've been
offered 10 to 20% affordable units.
I'll be brutally honest, I want to see
the same in this. I think it's time this
council got hard on
uh pushing developers to offer a decent
amount of affordable units. So you can
convey that message
>> if I may. Um that's in the funding model
there was um there there were higher
percentages. So based on like sort of
what um type of of residential agreement
we'd like to see, there could be
different stages of affordability built
into that for
>> I've seen funding models change so
often.
I want to see
>> I'll make sure it's noted.
» I have a a note. I noticed in the phase
one there was some other nonresidential
structures
store
like that. This I just want to note that
this is a significant dense
proposal and we have
as noted with THC when THC looks at
smaller
high density
developments the topic of covered space
or amenity space
by all residents is quite big deal and I
don't see any on this and so I just
thought maybe it'd be good good time to
just throw that by the the applicant and
say look uh it's it's a high priority
significant dense proposal and that
would that would make their willing to
consider it. It would make their
proposal
a lot more appealing to the residents
that eventually live there and the
community
steer.
>> Yeah, thank you for the chair. you you
bring up a great point and I I think
this is a a high density area. We're
creating quite a large new neighborhood
uh potentially a large new neighborhood
in this area and so making those
neighborhoods uh very community focused
and livable. And I think that's going to
be something that I'm going to be really
looking for uh in there because we we
recognize the need for housing, but we
also want the type of housing uh that is
communityfriendly for lack of a better
description. So that'll be something
I'll be definitely keeping my eye on.
which alludes to the amenities that bear
law was just speaking to.
I'll just
>> um make a comment following up on those
since you guys brought it up uh through
the chair. Even though I do understand
the value of community spaces given the
rising cost of construction and owning
to councelor McMaster's point of wanting
to see more affordable housing
contributions from the developer rather
than looking to add on development
angles and costs. I'd be more interested
in prioritizing affordable housing uh
contributions coming out of this if
we're look like it's nice to have those
things, but if it's an added cost and
drives up the cost of construction and
reduces those contributions,
um that's something I would be concerned
about before we start asking for extras.
» Councelor Slowman.
>> Yeah, I just wanted to echo councelor
Anderson on that usable park space.
That's what I'll be looking for. that's
a priority when you're building a huge
neighborhood like this having someone
um
I also really appreciated the um water
conservation discussion being brought
and I think that'll be important to get these numbers to work
>> super all right any other comments
questions seeing none offer to read the
recommendation
I'll move that staff be authorized to
proceed with further review of the
zoning amended application for 825
Campbell Street. Second by C Thomas. All
in favor
car.
Right.
Moving on to 10.5
housekeeping
presentation I believe.
» So uh moving on to the zoning amendment
by presentation number 1359.
This is for subject property 1400
Pacific Highway.
uh just a summary of the proposal. So
this is uh to the the applicant seeks to
reszone from uh what's existing as A3 to
the RA4 or the large acreage
residential. So, this was a a new um
zone that was created specifically for
this property uh but was intended to
serve as sort of a a general zone that
um potentially other properties would uh
benefit from that would align with the
rural uh land association. So, the total
lot area is about 13.9 14 acres, but the
parcel that we're speaking to is just
the southern lot um which is across the
highway which amounts to about 3.26 26
acres and for this development we're not
seeking any cash uni amenity
contributions given the scale of the
development development
the proposed uses uh will be for uh two
dwelling units that's in the form of
single family dwelling plus caretaker
cottage and secondary suite this keeps
it the low density uh there will be
permissions for home occupations as well
as accessory buildings although uh
short-term rentals and bed breakfast uh
uses have been explicitly excluded from
the zone.
In terms of development of the lot, the
zone has incorporated a 30% lot
coverage. We've also incorporated a 30%
vegetation retention uh as well as um
the uh
30 m vegetation buffer. There is a
single access that was permitted in 2024
via the Ministry of Transportation
Transit access permit and that will be
the only access to the lot uh proposed.
it is subject to development permit um
number eight which is the wildlife
habitat DPA. So they did go through the
development permit process to secure
that access and would be required uh to
move through that process again at the
time of subdivision if uh if meant to
advance as well as the time of
construction.
Some highlights are that the uh the
development in its rural form uh line
with the OCP and land use designation of
the area. Uh the graphic there shows
that there is riparian that encroaches
onto the lot but does not um encumber
the proposed parcel. Uh there are
borders there at the um as you can see
alongside the highway that represents
the 30 meter vegetation retention
buffer. There is a covenant in place um
that that the district is named in. So
that does minimize the buildable area of
the lot helping to preserve a large area
of the the subject property um should
development proceed.
So um due to staff oversight we did not
meet the um statutory requirements for
notification for first reading of the
public hearing waiver. So notice was
redistributed or distributed in
accordance with the um LGA. Um we they
um have had the sign uh erected since
the first reading, first and second
reading and it's still in place. Uh we
hand delivered and mailed to all
residents and tenants within 60 meters
as well as posted in two editions of the
Westerly newspaper. From that public
engagement, we only received one uh
comment which was in support of the
application.
bringing us to the recommendation today
which is to resend uh the first and
second reading and proceed with
rereading of first, second and adding
the third to progress the file.
Look forward to any questions.
>> Thank you. Any questions for clarity?
None. Councelor Sawyer.
>> Um I was just going to say I'd be happy
to read the presenter motion.
>> Okay. I think there's no question.
There's no comments. I see none.
>> All right. I move that first and second
reading of District of Zoning amendment
bylaw number 1359, 2026 granted at the
regular council meeting held on May 26,
2026 be rescended.
>> Second by Thomas. Any further comments?
All in favor? Opposed? Motion is
carried. And I move that district of
Tino zoning amendment bylaw number 1359
2026 be read of first and third time.
Thomas any comments on favor
security.
Excellent. We have no
business. We have item 13 business
initiative by council members
committee external appointments
etc.
Cloman.
>> Yeah, I'd like to give you a simple
motion that motion is preparing the
development of summer swimming and
aquatics at Kennedy Lake.
Any other external
point verbal reports, committee reports?
Seeing none. Okay. Question period. Miss
Larson.
We know currently everyone signed up for
question period. However, we do still
have a number of public in attendance
via Zoom. So, if you are in attendance
and you would like to ask a question
about anything from the meeting this
evening, you can do so now by using the
Q&A function.
Your name, presidential address, and the
agenda item you're asking a question
about. I will now open the call.
Calling once,
calling twice,
calling three times.
No questions at this time.
>> Thank you, Mr.
Well then uh we will move them to the
close and I'll just move from the chair
meeting to close to public pursuing to
section 91 AC and 2B5 charges
a personal information both an
identifiable individual who volunteers
being considered for position as an
officer employer agent of the
municipality or another position
appointedity 91C labor relations or
other employ
consideration of information received on
how the conflict relates to negotiations
municipality
government to vote between the federal
government to vote and party
seconded by I think it's over there or
was it council council all in favor
mot we're going to take uh at least five
minutes