Denman Community Land Trust Association
registered non-profit society August 2008
registered charity June 2009
BN 84223 0898 RR0001
DCLTA’s News File 2020
2019 Year-End Update from DCLTA
Autumn was a busy time for Denman Community Land Trust Association (DCLTA). Below is a summary of recent efforts at the regulatory level. It does not include the fundraisers, work bees and day-to-day activities that keep us busy as a registered society with charitable status and a mandate to create secure, long-term affordable housing for low-income residents of Denman Island.
Oct. 3rd – DCLTA asked the Local Trust Committee (LTC) to delay giving first reading to the draft bylaws that would amend Denman’s Official Community Plan and Land Use Bylaw to rezone land for the Seniors’ Affordable Housing project as “Residential Rental Tenure (R4).” This gave DCLTA time to prepare its case for requesting significant changes to better reflect and support the Seniors’ proposal.
Nov. 6th – DCLTA met 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 staff to draft the necessary Housing Agreement.
Nov. 7th – LTC gave first reading to Bylaw No. 235 and 236, which in broad terms introduce the proposed R4 zone and which also set out site-specific regulations for Denman Green, the project proposed by the Denman Housing Association.
Nov. 28th – DCLTA resolved a lane access issue with the Agricultural Land Commission to the benefit of both the ALC and the Seniors’ proposal.
Dec. 6th – At its monthly board meeting, DCLTA reviewed notes from its Nov 6th meeting with Trust staff and subsequently emailed staff to underscore the fact that the proposed setbacks for the new R4 zone interfere with the layout of the dwelling units and eliminate use of an area needed for the wastewater drain field and the utility shed. In addition, DCLTA expressed concern that aspects of the proposed R4 zone may well meet with community opposition and result in more delays for the Seniors’ project.
As of Dec. 31st, the Acquisition Fund has exceeded 90% of the funds required to purchase the land intended for the Seniors’ project. Many thanks to the many generous donors!
January 2020 should see the conclusion of the long-awaited transfer of the lane easement, a major step toward allowing DCLTA to apply for strata subdivision to divide the parent lot (Lot M) into two 0.8 hectare parcels: one for the project and one for the existing landowner. Subdivision approval is the jurisdiction of the Ministry of Transportation and Infrastructure (MOTI).
Please mark the next LTC meeting on your calendars, scheduled for January 21, 2020 at 12:30 in the lounge of the Denman Activity Centre. The LTC will review agency referrals for proposed Bylaws Nos. 235 and 236, which initiate the new R4 zone and rezone land for Denman Green. (Note that the draft bylaws for the seniors’ proposal are numbered 233 and 234). Also, the LTC will consider whether to accept the Water Licence issued by FLNRORD on Feb 20/19 as “proof of adequate potable water” for the Seniors’ proposal.
submitted by Harlene Holm
Seniors’ Affordable Housing Project Zooms Forward
At its January 21, 2020 meeting, the Local Trust Committee (LTC) passed motions to recognize the project’s FLNRORD Water Licence as proof of adequate potable water and to use the existing residential land use requirements — minimum lot-line setbacks of 3 metres (10 feet), maximum building height of 9 metres, and maximum lot coverage of 25% — for the Seniors’ Affordable Housing proposal. All good news for the community and for Denman Community Land Trust Association (DCLTA).
In addition, the LTC gave first reading to the bylaws needed to rezone the parent lot (Lot M) from Agriculture (A) into two zones: Agriculture (A(15)) for the portion to be retained by the landowner and Affordable Housing (R4(2)) for the portion intended for the four-duplex/eight-unit housing project.
DCLTA is currently working with Islands Trust staff to create the housing agreement and covenants that will help DCLTA ensure that the development continues to fulfill its intended purpose: providing affordable rental housing for Denman Island seniors in need of secure and appropriate housing.
Presently, the documents completing the lot line adjustment needed to combine the lane (providing access to Denman Rd) with Lot M are in the Victoria Land Title Office awaiting registration. Once this is completed, DCLTA will initiate the strata subdivision process to divide Lot M into two 0.8 hectare parcels: one for the landowner and one for the project. Subdivision approval is the jurisdiction of the Ministry of Transportation and Infrastructure (MOTI).
Thanks to the LTC decisions in January, R4(2) now reflects the stipulations in our September 2017 rezoning application with very few exceptions. With first reading of the bylaws, DCLTA can move from talking to negotiating with potential funders.
DCLTA continues to ask the LTC to identify the project in the amending bylaws as a unique residential zone, possibly R5. In addition, we are pressing for a definition of ‘affordable’ that fits with our mandate and a definition of seniors that reflects our current project.
The proposed new umbrella zone, Affordable Housing (R4), lays the foundation for the multiple bylaws needed to enable Denman Green and to enable Seniors’ Affordable Housing. As well, it will shape future affordable housing applications. Thus, R4 is complex, far-reaching and deserving of scrutiny.
The next LTC meeting is scheduled for March 17/20 at the DAC Lounge at 12:30. Can’t attend? The meeting’s Town Hall is not the only opportunity for expressing support/concerns/advice. Submissions to the Trust at email@example.com — at least two weeks prior to the meeting — are considered for inclusion as part of the meeting agenda package if they address items on the agenda.
Community support has made this long, bureaucratic process worthwhile. For updates, please visit the DCLTA website at denmanaffordablehousing.org. Also, consider volunteering and contributing time to this essential work and/or donating to either our general fund or our acquisition fund.
submitted by Guy Marion
April 2020 Update from DCLTA
The seniors’ affordable housing proposal now has a name: Pepper Lane. Once the easement for the laneway was transferred to the project, we were able, at last, to take this name off the shelf. Pepper Lane acknowledges that the original 1.6 hectare (4 acre) lot was home to Jim and Donna Pepper and their three sons. The name also reflects the fact that the property has a laneway entrance.
Please see more about Pepper Lane on the DCLTA website at
. This link includes the technical reports associated with the proposal, as well as a log of project activities and a number of letters of support.
Details in the rezoning of the land continue to be the focus of discussion with staff at the Islands Trust. In our view, several regulatory aspects of the ‘umbrella’ R4 zone present challenges to preserving the nature and design of the proposal.
Please note that DCLTA’s Annual General Meeting (AGM) will be postponed until the threat of COVID 19 abates. We prefer to err on the side of caution and will announce the new date later. The purpose of the AGM is to present our work since the last AGM, provide a financial update, sketch out up-coming work and answer questions/address concerns. To achieve this end, we need to meet in real time.
As always, the interest and support of this community is central to Pepper Lane becoming a reality. Thank you all.
submitted by Harlene Holm
Gracias, Danke, Merci, Xie Xie, Takk, Efkharisto ...
Thanks to the support from the Denman Island community, Pepper Lane (Seniors’ Affordable Housing) continues to move ahead in real time, if not in bureaucratic time.
Generous people often, generously, forget their generosity. So, here’s a happy reminder:
DCLTA’s In-Kind Tally from January 2015 to March 2020 lists donated time as valued at $37,988. This is an underestimate. The bulk of the donor contributions are valued at a very low $15.00 per hour and, in truth, volunteers seldom own up fully. Hours contributed by the Board members are not recorded, unless these represent on-site labour.
Discounts on services to date are recorded at $2,979, but these folks also never really “fess up.”
Donations and pledges toward the $100,000 needed to acquire the two-acre property slated for Pepper Lane add to $92,175 and represent a down payment ($1,000), pledges ($28,300) and cash donations and fundraising ($62,875).
Preliminary work include the Business Plan ($3,150 — CMHC Seed Funding) and the Seniors’ Affordable Housing Needs Assessment ($1,500 — CVRD G-I-A).
Regulatory requirements covered to date were for the ALR exclusion application ($600 — CMHC Seed Funding), for the laneway lot line adjustment ($700 to MOTI and $330 to the Islands Trust), for a variance from the Islands Trust to exempt full subdivision requirements for the lane transfer ($715), lane easement purchase ($2,200) and for water licensing ($1,000). The initial fee of $4,400 for the rezoning application was covered by Trust Executive Committee.
Pre-construction services by qualified professionals covered to date are soil analysis, the laneway survey, a wastewater assessment and design ($6,064 — CMHC Seed Funding), well drilling ($3,696 — CVRD G-I-A), an initial water quality analysis ($557), the well pumping test ($1,201), water quality analysis ($1,157) and the Test Results Report ($1,260).
Costs have been covered for pre-construction site clean-up and other on-the-ground work ($322 — CVRD G-I-A), replacing one culvert and adding a second to maintain flow in the historical drainage ditch that empties at the Arts Centre ($3,178 — CVRD G-I-A) and the construction of a storage well for fail-safe support to the project’s very productive drilled well ($3,000 — CVRD G-I-A).
Total contributions add to $71,597, not including the $92,175 in the Acquisition Fund. Together, these total $163,772 … mightily impressive!
Our 2020 CVRD Grant-in-Aid will cover both the survey costs for the MOTI strata subdivision application and, hopefully, the as-yet-unspecified Islands Trust siting requirements.
Bottom line? The Denman Island community has covered most of the costs and carried out all of the site work for the pre-construction phase of the project.
Unfortunately, more costs are coming, given that agencies such as MOTI and the Trust will impose cost-recovery agreements for the next steps. The amount of cost recovery required by the Islands Trust in the next few months may well exceed $7000 to legally vet our Housing Agreement and for staff to draft its restrictive covenant and to review the MOTI strata subdivision.
To cover these next costs, DCLTA needs to raise more funds. Please send your suggestions for creative, social-distancing fundraisers to firstname.lastname@example.org or phone 335-2691.
Again, thank you, as citizens of a small rural island community, for making so much possible!
submitted by Harlene Holm
Pepper Lane = Seniors’ Affordable Housing
The May 19/20 meeting of the Local Trust Committee (LTC) was conducted via Zoom. Meeting electronically was a first for the Denman Community Land Trust Association (DCLTA). Thanks to different tune-in options and support from the Trust staff, participation was relatively easy.
I chose to link in by telephone rather than computer. This allowed me to make a brief presentation on behalf of Pepper Lane while sitting in the comfort of my own home with hair unkempt and a kitten on my lap, foot, shoulder….
My presentation focused on the latest staff recommendations, which might fit with the proposed R4 zone but fail to fit with the purpose, layout and design of the Seniors’ Affordable Housing proposal.
The upshot? The LTC continues to support a 3 metre setback for all property boundaries, including one that is contiguous with ALR land. This setback is necessary to the design and layout of Pepper Lane — the recommended 15 metres would have precluded the project. Further, the LTC supports the idea that DPA No. 8 should not apply to Pepper Lane. Finally, the LTC set aside two proposed covenant provisions as already covered under the jurisdiction and oversight of the Ministry of Transportation (MOTI) and Island Health.
The next LTC meeting is scheduled for July 7th. Hopefully, the agenda will include a draft Housing Agreement Bylaw that reflects the wording that DCLTA has submitted for review by Trust lawyers.
DCLTA’s submissions to staff detailing our concerns and including our draft Housing Agreement are in the May 19/20 staff report — refer to pages 107 to 122 of the agenda package, which can be viewed at .
DCLTA has received $92,200 in donations and pledges towards the $100,000 purchase of the project’s two acres. Additionally, we have $10,600 in our chequing account that is earmarked to — almost but not quite — cover legal fees and cost-recovery fees. Please consider renewing your membership ($5.00) and donating via the DCLTA red folder under Z in the Free Post, by mailing a cheque to 3900 Lacon Road or by clicking on the PayPal donation button on our website at
Thank you to our local trustees and to this wonderfully supportive community.
submitted by Harlene Holm
DCLTA Needs YOU !
The Denman Community Land Trust Association (DCLTA) needs board members.
Please consider joining us as DCLTA shifts from the bylaw process into the planning, design and financing for Pepper Lane. At last we are nearing the end of the regulatory work and anticipating the interesting part of this important project. As a board member, you would see it reach fruition.
DCLTA functions with an egalitarian rather than a hierarchical structure. Thus we are seeking board members who are willing to take on tasks identified at our monthly meetings and work with a buddy who provides feedback and support as the task evolves.
Pepper Lane is designed to provide affordable housing to seniors based on Statistics Canada’s low-income cutoff. The size of the development, its location and the proposed lot are perfect for achieving this goal; four duplexes will provide eight housing units on a lot located next to Denman village that has good drainage and an abundant supply of water.
DCLTA is looking for four or five islanders who will put their names forward at our August 16th outdoor AGM (see “Project Update and AGM Invitation” in this Flagstone issue). For more information, check out the DCLTA website (denmanaffordablehousing.org). If you’ve questions, you can email us at email@example.com or you can call any of the current board members, whose names are listed on the website.
If you are interested in joining the board but can’t attend the AGM, please email us prior to August 16th and attach a statement indicating your willingness to join the DCLTA team. Pepper Lane depends on you.
Submitted by the DCLTA
Project Update and AGM Invitation
It has been three years since the Denman Community Land Trust Association (DCLTA) submitted an application to rezone a site in the village area for eight units/four duplexes of seniors’ affordable housing, a project now called Pepper Lane.
Fortunately, DCLTAers are known for their unquenchable optimism and tenacity, and the support from the Denman community has been absolutely encouraging and energizing.
At the July 7/20 electronic meeting of the Denman Island Local Trust Committee (LTC), we advised the LTC that, for the time being, we will not sign the latest cost recovery agreement and prepay $4,650. This is an unattainably high fee for a non-profit society at a time when COVID-19 severely restricts fundraising.
The next step in the rezoning process is a Community Information Meeting, which will be scheduled once the amending bylaws have been revised to address all of the LTC’s outstanding issues. As of the May 19th LTC meeting, staff were asked to explore additional requirements, which were not in themselves amiss, but which could add further delay.
Our optimistic selves believe that the LTC will resolve any outstanding issues at its next meeting on September 8th. Please plan to ‘attend’. The meeting will again be via Zoom (an electronic meeting), but you can access it by telephone if Zoom is not a possibility. As an alternative, you can send an email or letter regarding the proposal and your submission will be posted on the Denman Island Trust website link to Current Applications. Email firstname.lastname@example.org for all contact information including ways to add your voice to the September 8th LTC meeting’s discussion.
On a different note, please plan to attend DCLTA’s Very Brief Outdoor Annual General Meeting (AGM) beginning at 2:00 in the afternoon on Sunday, August 16th. We will be meeting on the Market Day field at the Old School to comply with social distancing requirements. Please bring your own chair. There will be canopies for shade and shelter. If you can’t attend the meeting, please email your comments and/or advice to email@example.com.
Notice of the AGM will be emailed to all DCLTA members at the end of July and will include the key annual reports, a step that will keep the meeting brief and efficient.
And, yes, we need donations. Our chequing account is very low. Nevertheless, the board is adamant that bureaucratic fees will not be covered by dipping into the Acquisition Fund. BTW we are only $6,000 short of the purchase price of the Pepper Lane parcel. “Woooo Hoooo!”
Submitted by the DCLTA Board
DCLTA’s Pepper Lane Acquisition Fund Over The Top !
Thanks to Jane Lighthall’s $300 challenge in the August 6th Grapevine and the generosity of donors, the Pepper Lane purchase target of $100,000 has been hit. As a result, Pepper Lane will be able to enter mortgage-free into the design and funding phase for 8 units (four duplexes) of affordable and secure rental housing for low income Denman seniors.
Denman Community Land Trust Association (DCLTA) was pleased to announce the good news at its August 16th outdoor AGM where we acknowledged the efforts of our two out-going directors and welcomed four new board members.
DCLTA cannot purchase the Pepper Lane two acres until the Local Trust Committee (LTC) completes the rezoning process and the Ministry of Transportation signs off on the strata subdivision —a process DCLTA can now initiate.
Fortunately, the rezoning process seems to have acquired momentum. Our local trustees, Laura Busheikin and David Critchley, have refined the R4(2) segment of the proposed R4 zone so more and more of the site specific regulations reflect the Pepper Lane proposal.
Thanks to DCLTA volunteers who drafted the Housing Agreement (and tweaked by Trust lawyers), we have strong legal language to reflect DCLTA’s commitment to affordable and secure housing for all future Pepper Lane tenants. The Housing Agreement will be both entrenched as a Bylaw and registered on title.
Alas, all government processes seem to require fees, so fundraising to feed DCLTA’s General Account is an on-going challenge especially during COVID. Please send fundraising ideas to firstname.lastname@example.org.
One such fee is the $4650 proposed by Trust staff to cover the legal expense of a covenant that will impose various restrictions on the property. That’s a lot of fundraising to pay for a single document. Talks are underway with Trust staff and there is hope not only for the cost to be substantially reduced but also for our ability to contribute to the wording of the document.
If you can spare the time, please plan to ‘attend’ the September 8th virtual LTC meeting. Hopefully, the LTC will set the next rezoning steps in motion. Be aware that statements from the public are limited to the Town Hall portion of the meeting (usually scheduled soon after the 12:30 meeting convenes).
DCLTA owes a debt of gratitude to board members past and present, countless volunteers, donors, advisors —essentially the many who have helped Pepper Lane move forward.
submitted by Harlene Holm
An affordable housing fundraiser gala event for those who prefer to stay home.
At midnight on October 21st, plan not to attend the 9th annual Phantom Ball.
As a special treat, DCLTA has scheduled a meteor shower for the non-event
(we couldn’t afford the cover charge for a full lunar eclipse).
Rub shoulders with the stars. Expect a galaxy of luminary costumes, celestial celebrities,
and music that’s out of this world.
According to rumour, Bad Company will perform “Shooting Star”
followed by Coldplay with “A Sky Full of Stars.”
Phantom Ball tickets go on sale October 1st:
$5.00 for non-admission;
$10.00 for non-admission plus dessert (BYOD);
$20.00 non-admission includes bringing your own potluck (BYOP).
Tickets can be found at DCLTA’s new temporary drop box outside the door to Abraxas
Buy your Phantom Ball tickets soon and buy them often!
Why wait to read about it in the tabloids!
November 26, 2020
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