Pepper Lane

Seniors’ Affordable Housing

DCLTA’s 2018 Pledges for Land Purchase Appeal:
~click here

Seniors’ Affordable Housing Needs Report:
September 2014 — thanks to CVRD Grant-in-Aid funding.
~click here

DCLTA’s Project 2 Business Plan:
July 2016 — thanks to a CMHC seed funding grant.
~click here

Letters of Support:
~ Gord Johns – Member of Parliament
~ Selina Robinson – Minister of Municipal Affairs and Housing
~ Comox Valley Coalition to End Homelessness
~ Denman Island Residents Association
~ Denman Seniors and Museum Society

DCLTA’s Delegation to the May 2, 2017 Local Trust Committee:
re: Seniors’ Affordable Housing project.
~click here

DCLTA’s September 17, 2017 Community Information Meeting:
re: display panel text.
~click here
re: meeting minutes.
~click here

Technical Reports ~
~ ALC exclusion related documents:
1) 2015-11-26 Soil Analysis.pdf
2) 2016-11-15 ALC Exclusion.pdf
3) 2018-11-14 ALC Exclusion Reconsideration 1.pdf
4) 2019-11-28 ALC Exclusion Reconsideration 2.pdf
5) 2019-05-13 Vegetation & Fencing Plan, ALC Approval.pdf

~ Wastewater related documents:
6) 2016-01-26 Wastewater Assessment.pdf
7) 2017-08-21 Wastewater Treatment Specifications.pdf

~ Water related documents:
8) 2017-07-05 Well Construction Report.pdf
9) 2018-03-12 DCLTA’s FLNRORD Water Licence Application.pdf
10) 2018-10-24 Maxxam Water Sample Report.pdf
11) 2018-11-05 Pumping Test Preliminary Report.pdf
12) 2018-11-29 FLNRORD S.Barroso Pumping Test Review.pdf
13) 2019-02-20 FLNRORD Decision Letter, Licence and Plan.pdf
14) 2019-02-20 FLNRORD Conditional Water Licence.pdf

DCLTA’s Project 2 Log:   November 2013 to present

ALC = Agricultural Land Commission
~ ALR = Agricultural Land Reserve
~ CMHC = Canada Mortgage and Housing Corporation
~ CVHTF = Comox Valley Housing Task Force
~ CVRD = Comox Valley Regional District
~ FLNRORD = Ministry of Forests, Lands, Natural Resource Operations & Rural Development
~ LTC = Denman Island Local Trust Committee
~ LUB = Denman Island Land Use Bylaw
~ MOTI = Ministry of Transportation and Infrastructure
~ OCP = Denman Island Official Community Plan
~ REFBC = Real Estate Foundation of BC
~ TOR = Islands Trust Area Water Assessment Toolkit DRAFT Terms of Reference
~ VIHA = Vancouver Island Health Authority

November 2013

— DCLTA signs a Memorandum of Understanding with a Denman landowner for the creation of eight units of seniors’ affordable housing.

February 2014

— DCLTA sponsors an Open House Tea to present Seniors’ Affordable Housing proposal to neighbourhood and community for feedback.

March 2014

— DCLTA presents Seniors’ Affordable Housing proposal to local government planner for advice.

August 2014

— DCLTA presents Seniors’ Affordable Housing proposal to MOTI for advice.

September 2014

— DCLTA presents Seniors’ Affordable Housing proposal to VIHA for advice.

December 2014

— DCLTA formal memo to MOTI re: access and layout concept for Seniors’ Affordable Housing proposal.

January 2015

— DCLTA signs an Updated Memorandum of Understanding with a Denman landowner for Seniors’ Affordable Housing proposal with added provision for strata title plus management of drainage ditch.

— DCLTA presents Seniors’ Affordable Housing proposal to CVRD Area Director and Chair for advice.

May 2015

— DCLTA delegation to the local government introduces Project 2, Seniors’ Affordable Housing, and answering questions.

June 2015

— DCLTA meets with MOTI to present a Seniors’ Affordable Housing project update and seek on-going advice.

December 2015

— DCLTA submits an ALC Exclusion Application for its Seniors’ Affordable Housing project.

— DCLTA initiates a Wastewater Site Assessment for its Seniors’ Affordable Housing project ~ CMHC 2015 Seed Funding grant.

— DCLTA initiates the development of a formal business plan for its Seniors’ Affordable Housing project ~ CMHC 2015 Seed Funding grant.

January 2016

— DCLTA delegation to the LTC re: ALC Exclusion Application for its Seniors’ Affordable Housing project.

— DCLTA completes its Wastewater Site Assessment Report for its Seniors’ Affordable Housing project ~ CMHC 2015 Seed Funding Grant.

February 2016

— DCLTA meets with MOTI to present a Seniors’ Affordable Housing project update and seek on-going advice.

— DCLTA meets with VIHA to present a Seniors’ Affordable Housing project update and seek on-going advice.

July 2016

— DCLTA completes its formal business plan for its Seniors’ Affordable Housing project ~CMHC 2015 Seed Funding grant.

November 2016

— ALC approves DCLTA’s Exclusion Application for its Seniors’ Affordable Housing project.

— DCLTA secures the right-of-way for its Seniors’ Affordable Housing project.

January 2017

— DCLTA has the right-of-way for the Seniors’ Affordable Housing site surveyed ~ CMHC 2015 Seed Funding grant.

February 2017

— DCLTA work bee to tidy the Seniors’ Affordable Housing site ~ CVRD 2016 Grant-In-Aid.

March 2017

— DCLTA meets with Islands Trust Planner/Regional Manager as first step in the necessary bylaw amendment for its Seniors’ Affordable Housing project.

April 2017

— DCLTA work bee to tidy the Seniors’ Affordable Housing site ~ CVRD 2016 Grant-In-Aid.

May 2017

— DCLTA delegation to the LTC re its Seniors’ Affordable Housing project.

July 2017

— DCLTA has the well drilled for the Seniors’ Affordable Housing project drilled ~ CVRD 2017 Grant-in-Aid.

August 2017

— DCLTA completes its Wastewater Treatment System Design for its Seniors’ Affordable Housing project ~ CMHC 2015 Seed Funding grant.

— DCLTA meets on site with BC Housing, Director Regional Development Malcolm McNaughton to explore funding possibilities.

September 2017

— DCLTA submits its Bylaw Amendment Application for its Seniors’ Affordable Housing project.

— DCLTA work bee to stake building footprints for its Seniors’ Affordable Housing project ~ CVRD 2017 Grant-in-Aid.

— DCLTA meets on site with Trust Regional Planning Manager and Planner for Denman to discuss its Seniors’ Affordable Housing project.

— DCLTA sponsors a Community Information Meeting as part of the bylaw amendment application process for its Seniors’ Affordable Housing project.

November 2017

— DCLTA delegation to the LTC expresses concern re Staff Report which appeared to add Trust oversight to the oversight jurisdiction of other Ministries.

January 2018

— DCLTA sends letter to MLA Scott Fraser introducing DCLTA, its current housing project and requesting a meeting.

— DCLTA sends letter to Minister of Municipal Affairs and Housing Selina Robinson introducing DCLTA, its current housing project and seeking advice and support for DCLTA’s Seniors’ Affordable Housing Project.

February 2018

— DCLTA delegation to LTC and follow-up meeting with the Trust Planner to explore requirements arising in preparation to drafting a rezoning bylaw.

— DCLTA submits a Development Variance Permit Application (DVP) to waive subdivision requirements for the proposed lane lot line adjustment.

— DCLTA letter to BC Office of the Seniors Advocate Isobel MacKenzie seeking advice and support for DCLTA’s Seniors’ Affordable Housing Project.

— DCLTA meets with Gord Johns MP for advice regarding the National Housing Strategy funding and requesting his voice in support of DCLTA’s Seniors’ Affordable Housing project.

March 2018

— DCLTA submits its Groundwater Licence Application to FLNRORD for its proposed Seniors’ Affordable Housing project water system.

— DCLTA delegation to LTC stating that DCLTA had met 3 out of 4 subdivision requirements for the lot line adjustment and understood that MOTI would accept a waiver for the 4th requirement. DCLTA is asked to provide a letter from the Approving Officer to that effect.

— LTC waives the 66 foot frontage requirement for the proposed project’s access to Denman Road.

— DCLTA launches its Pledges for Land Purchase appeal.

April 2018

— MOTI’s Approving Officer emails DCLTA stating acceptance of the potential LTC DVP waiver (see March 2018 delegation to LTC).

May 2018

— LTC meeting wherein DCLTA indicates that MOTI will accept the LTC decision regarding the amended DVP, asks if Trust staff has further requirements and enquires when the DVP will be brought to the LTC for consideration.

— DCLTA reports the completion of the project’s water licence application to the LTC meeting and that the Trust will have opportunity to comment on the conditions outlined for the licence.

— DCLTA letter to Minister of Families, Children and Social Development Jean-Yves Duclos to explore matching funds to purchase the property for the proposed Seniors’ Affordable Housing project, start-up grants for infrastructure needs such as rural water and sewage systems and forgivable loans to offset construction costs.

— DCLTA letter to CMHC Chair Derek Ballantyne requesting consultation regarding start-up grants for infrastructure needs such as rural water and sewage systems and forgivable loans to offset construction costs for the proposed Seniors’ Affordable Housing project.

June 2018

— DCLTA letter to Minister of Infrastructure and Communities Amarjeet Sohi to introduce DCLTA and request ministry guidance to assist DCLTA access to start-up grants for infrastructure such as rural water and sewage systems for the proposed Seniors’ Affordable Housing project.

— CVRD Grant-In-Aid approves DCLTA funding application for the project’s Design Phase.

— DCLTA meets on site with Scott Fraser MLA to discuss funding opportunities as part of federal and provincial funds available for affordable housing in relation to a rural scale proposal such as the Seniors’ Affordable Housing project.

— DCLTA letter to Minister of Environment and Climate Change Strategy George Heyman to introduce DCLTA and request a ministry contact person with whom we could explore energy and water conservation and climate change mitigation strategies funding opportunities appropriate for the Seniors’ Affordable Housing project.

— LTC approves DCLTA’s Development Variance Permit Application (DVP) to waive subdivision requirements for the proposed lane lot line adjustment.

July 2018

— DCLTA speaker phone conference with ALC Land Use Planners to discuss DCLTA request to reduce the ALR parcel excluded in November 2016 to the area proposed for the project.

— DCLTA Water Project Team establishes a dug well to research the project parcel’s surface water / aquifer recharge pattern.

August 2018

— DCLTA Water Project Team meets to discuss hydrological information provided by FLNRORD.

October 2018

— DCLTA provides the LTC meeting with a project update including the upcoming FLNRORD site visit, DCLTA’s request that the ALR exclusion be reduced to the project’s 2 acres, and its concerns regarding the growing complexity of the lane lot line adjustment process.

— FLNRORD Authorization Specialist-Water and Regional Hydrogeologist meet on site with DCLTA’s Water Team.

— DCLTA Seniors’ Affordable Housing site well pumping test.

November 2018

— DCLTA Pumping Test Preliminary Results forwarded to FLNRORD as part of FLNRORD water licence requirements. — ALC approves DCLTA’s request that the Agricultural Land Reserve (ALR) exclusion only include the land proposed for the project.

— FLNRORD Regional Hydrologist reviews the Pumping Test Preliminary Results and concludes “Based on the information previously submitted by the applicant, and the results of recent testing, I do not have additional concerns regarding this application.”

January 2019

— Trust staff reviews the Water Licence referral information provided by FLNRORD and requires an additional “comprehensive hydrogeological assessment.”

— MOTI reduces requirements for lane lot line adjustment.

— DCLTA letter to MLA Scott Fraser requests a meeting to discuss funding opportunities via Infrastructure Canada’s Bilateral Agreement.

— MOTI grants preliminary approval of the lane lot line adjustment.

— DCLTA submits Vegetative and Fencing Buffer Plan to the ALC as per the exclusion conditions.

— Trust staff confirms that the lane lot line adjustment “conforms to all Denman Island Local Trust Committee bylaws, and that Islands Trust has no outstanding conditions for final approval.”

— DCLTA meets with Trust staff to discuss steps prior to and as part of drafting the project’s September 2017 rezoning application.

— DCLTA provides Trust staff with FLNRORD hydrogeologist Sylvia Barrosa’s comprehensive review of the pumping test data that concludes “I do not have additional concerns regarding this application.”

February 2019

— DCLTA delegation to the LTC meeting asks the LTC to accept the FLNRORD water licence as satisfying “proof of adequate, potable water”.

— DCLTA email updates BC Housing’s Malcolm McNaughton that the bylaw amendment process appears stalled.

— FLNRORD issues the water licence for the project.

March 2019

— DCLTA applies for a CVRD Grant-In-Aid for its Rainwater Catchment Backup project.

— LTC Chair Sue Ellen Fast visits Seniors’ proposal site at DCLTA’s invitation.

— DCLTA delegation to LTC meeting questions use of full residential LUB water requirements per unit combined with unspecified added requirements (TOR) to establish proof of adequate potable water for the seniors’ proposal.

— DCLTA meets with CMHC’s Marcia Jean-Baptiste, Specialist, Affordable Housing to discuss funding Seniors’ Project including wastewater system using Co-Investment Fund.

April 2019

— DCLTA sends registered letters to Selina Robinson, Minister of Municipal Affairs and Housing and to Doug Donaldson, Minister of FLNRORD with copies to MLA Scott Fraser and Director of Local Planning David Marlor asking for resolution to apparent jurisdictional issues regarding approval of the project’s drilled well as a source of “adequate potable water.”

— DCLTA meets with Island Health’s Environmental Health Officer and Regional Drinking Water Co-ordinator to confirm that VIHA would accept the FLNRORD water licence based on 230 litres per day per person with units at full capacity and to seek information and advice on the system proposed for the project.

— DCLTA meets with CVRD Area A Director Daniel Arbour including site visit.

— DCLTA delegation to LTC Meeting asks that the LTC accept the FLNRORD Water Licence as “proof of adequate, potable water” and reports on DCLTA’s meeting with Island Health. LTC motion asks Trust staff to prepare draft bylaws for DE-RZ-2017.1.

May 2019

— ALC approves DCLTA’s Vegetative Buffer and Fencing Plan.

May 2019

— Trust staff meets with FLNRORD staff to review basis for DCLTA’s water licence and the updated hydrogeological data for Denman Island.

— CVRD approves DCLTA’s Grant-In-Aid application for its Rainwater Catchment Backup project.

June 2019

— Trust staff presents a Preliminary Draft Bylaw “for information only” to the June 6, 2019 LTC meeting.

— DCLTA responds to Preliminary Draft Bylaw outlining concerns regarding definitions, increased setbacks, building height maximum to 12 metres (40 feet = 3 stories), lot coverage reduction and regulatory documents still in progress.

— DCLTA emails Trust staff adding concerns regarding draft bylaw provision for home occupations.

July 2019

— DCLTA emails LTC with concerns regarding proof of adequate potable water, the 10 metre (33 feet) setbacks and, as yet unspecified, DPA requirements.

— DCLTA contacts BC Housing’s Malcolm McNaughton to inquire about funding grants for 2020.

— DCLTA explores grants via the Federation of Canadian Municipalities Green Municipalities Fund.

— DCLTA meets with Trustee Busheikin re preliminary draft bylaw concerns.

— DCLTA meets with Trustee Critchley re preliminary draft bylaw concerns.

— DCLTA work bee brushes out proposal area in preparation for its Rainwater Catchment Backup project.

August 2019

— DCLTA speaker phone conferences with BC Housing Kirsten Baillie re funding.

— DCLTA submission to the September 17-18, 2019 Trust Council urges Trust Council to consider DCLTA’s September 2017 submission requesting that the Trust Council create a Trust-wide affordable housing first policy and address affordable housing needs in the Trust Policy Statement.

September 2019

— DCLTA learns that the shared lane access to its seniors’ proposal is designated as “ALR” thereby precluding the project.

— DCLTA meets with MOTI Brendan Kelly, Development Technician, Vancouver Island District (Courtenay office) to outline its strata subdivision proposal and ask for advice.

— Trust staff confirms that the interior lane access is intended to remain in the ALR.

— DCLTA completes its Rainwater Catchment Backup project ~ CVRD 2019 Grant-In-Aid.

October 2019

— DCLTA asks that the October 3, 2019 first reading of the draft bylaws be delayed until the setbacks, ALR area and Residential Rental Tenure zoning (R4) issues can be resolved.

— DCLTA presents a site map to the LTC meeting illustrating how 10 metre (33 feet) setbacks preclude the project.

— DCLTA work bee ‘winterizes’ the project area.

November 2019

— DCLTA meets with Islands Trust planners to explore concerns regarding R4 requirements that do not reflect the design and layout of the project and to emphasize the need for the necessary Housing Agreement.

— DCLTA’s Creative Oddments Silent Auction generates $4,375 towards the land purchase.

— DCLTA resolves the lane access issue with the ALR to the benefit of both the ALC and the Seniors’ proposal.

December 2019

— DCLTA emails Trust staff to underscore that the proposed setbacks for the new R4 zone preclude the layout of the dwelling units and eliminate the area needed for the wastewater drain field and the utility shed.

— DCLTA’s Craft Fair booth and Grapevine Christmas insert generates $7,727 towards the land purchase. Thanks to community support, DCLTA has now raised 92% of the land purchase cost.

January 2020

— At its January 21, 2020 meeting the LTC passes motions to recognize the FLNRORD Water Licence as proof of adequate potable water and to allow the existing residential zoning setbacks of 3 metres (10 feet), building height maximum of 9 metres and lot coverage maximum of 25% for the Seniors’ Affordable Housing proposal.

Aerial Map of Lot M Proposed Project Site