[00:00:05] AND I WILL CALL OUR SPECIAL GOVERNANCE AND PRIORITIES COMMITTEE MEETING FOR WEDNESDAY, APRIL 22ND, [1. Opening Statement] 2026 TO ORDER. WE HAD THE OPENING STATEMENT READ BY COUNCILLOR FOOTE DURING OUR COUNCIL MEETING, SO WE WILL MOVE ON TO APPROVAL OF THE AGENDA. MR. VAN DINE, IS THERE ANYTHING ELSE FOR THE AGENDA? NOTHING ELSE TO ADD, MR. CHAIR. GO OILERS. CHIEF WILL BE HAPPY TO HEAR YOU SAY THAT. DISCLOSURE. [LAUGHS] DISCLOSURE OF CONFLICT OF INTEREST IN THE GENERAL NATURE THEREOF. SEEING NONE. AND WE MOVE ON TO THE AGENDA ITEM WHICH IS A MEMORANDUM REGARDING COMMUNITY PLAN. [4. A memorandum regarding Community Plan Comprehensive Update, Section 7 - Section 9. ] COMPREHENSIVE UPDATE SECTION SEVEN TWO, SECTION NINE. MR.. VAN DINE. THANK YOU VERY MUCH, MR. CHAIR. SO THIS IS THE REST OF THE STORY. WE STARTED THIS LAST WEEK WITH A DISCUSSION OF PART ONE. JUST WANTED TO ACKNOWLEDGE AND THANK COUNCIL'S INPUT TO DATE SO FAR. THE INPUT WE CONTINUE TO COLLECT. AND SO I APPRECIATE THE THE THOUGHTFUL ATTENTION THAT COUNCIL HAS GIVEN TO OUR DRAFT DRAFT PLANNING DOCUMENTS. TODAY WE'LL BE SHIFTING INTO MORE OF THE CONSERVATION AREA OF OF THE PLAN. AND WE'LL FOLLOW THE SAME FORMAT THAT WE FOLLOWED LAST WEEK. WE'LL, AND I'LL INVITE DIRECTOR WHITE TO, TO GIVE SOME BRIEF OPENING REMARKS AND SET THE CONTEXT FOR THIS PARTICULAR PART OF THE PLAN. AND THERE'LL BE A PRESENTATION BY MR. ALAM TO WALK US THROUGH THE PROPOSED CHANGES. A COUPLE OF PIECES TO, TO KEEP IN MIND AS COUNCIL IS AWARE, COUNCIL'S ALSO TAKEN INTO ACCOUNT THE NEED AND IS DRIVING FORWARD WITH A TRANSPORTATION PLAN THAT IS STILL IN PRODUCTION. AND COUNCIL WILL HAVE A CHANCE TO LOOK AT THAT A LITTLE BIT NEXT WEEK. THERE ARE SOME THINGS IN TODAY'S PLAN THAT SPEAK TO TRANSPORTATION ASPIRATIONS AS A RESULT OF THE COMMUNITY PLAN UPDATE, WHICH WE WILL BE HAPPY TO TO DISCUSS. I'LL ALSO DRAW TO COUNCIL'S ATTENTION THAT THERE WILL BE LOTS OF OPPORTUNITY FOR PUBLIC INPUT ON THE PLAN AFTER TODAY. WE WILL CONTINUE TO BE SEEKING YELLOWKNIFE'S VIEWS ON ON THE PROPOSED PLAN. AND I'LL JUST SIMPLY REITERATE THAT WE ARE HOPEFUL TO BE IN A POSITION TO PRESENT A THOUGHTFUL PLAN FOR YELLOWKNIFE FOR 2050 IN THE MONTH OF JUNE FOLLOWING ALL THE PROCEDURAL STEPS AND DUE PROCESS THAT IS REQUIRED BY SUCH A DOCUMENT. SO WITHOUT FURTHER ADO, I'LL TURN IT OVER TO DIRECTOR WHITE TO TO OPEN THE ITEM. THANK YOU. THANK YOU VERY MUCH. AND I'M NOT GOING TO SAY TOO MUCH MORE THAN WHAT CITY MANAGER HAS IDENTIFIED. AND WITH REGARDS TO SOME OF THE MAPPING THAT IS IN THERE, I JUST WANT TO REMIND COUNCIL THAT AS WE WORK THROUGH NOT JUST THE TRANSPORTATION PLAN, BUT SOME OF THE OTHER DATA SOURCES THAT WE HAVE, WE'RE KIND OF FIRMING THAT UP. SO WHEN WE DO PRESENT THE DRAFT VERSION IN, IT'S GOING TO BE, I BELIEVE, THE BEGINNING OF JUNE TO COUNCIL FOR CONSIDERATION TO BRING TO THE PUBLIC THAT MAPPING WILL BE UPDATED AT THAT POINT. SO WE'RE STILL NOTICING A FEW PIECES THAT ARE OFF. SO IF YOU HAVE QUESTIONS TODAY, I MAY JUST SAY, YEP, WE'RE WE'RE LOOKING INTO IT, BUT PLEASE ASK BECAUSE THAT WAY IT WILL GET CAPTURED ON OUR CHART THAT WE ARE CREATING OF COUNCIL QUESTIONS AND SOME OF THE OTHER QUESTIONS THAT ARE COMING FORWARD. AND I JUST WANT TO SAY THANK YOU TO MEMBERS OF THE PUBLIC. WE'VE HAD A NUMBER REACH OUT. WE'VE HAD SOME REALLY GREAT CONVERSATIONS. SO AS YOU KNOW, WE'VE GOT A COUPLE MORE WEEKS, PLEASE. THE EMAIL ADDRESS IS AVAILABLE ON OUR WEBSITE, AND WE'RE REALLY INTERESTED TO HEAR AND THEY'VE REALLY BEEN PRODUCTIVE COMMENTS. SO I JUST WANTED TO THANK MEMBERS OF THE PUBLIC SO FAR, AND I'M GOING TO ACTUALLY JUST TURN IT OVER TO MR. ALAM TO PRESENT. THANK YOU. THANK YOU, MISS WHITE. GOOD AFTERNOON, MR. MAYOR. AND MEMBERS OF THE COUNCIL. TODAY, I'LL WALK YOU THROUGH PART TWO OF THE DEVELOPMENT PLAN, FOCUSING ON KEY POLICY DIRECTIONS UNDER FINAL FOUR STRATEGIC PRIORITIES, WHICH ARE ENVIRONMENT, CLIMATE, ACTION, TRANSPORTATION AND PUBLIC INFRASTRUCTURE. IN THIS PRESENTATION, WE'LL AGAIN FOCUS ON THE NEW POLICIES AND SUBSTANTIVE CHANGES. THESE ARE IMPLEMENTATION FOCUSED POLICIES AND DIRECTLY RELATED TO HOW DEVELOPMENT AND GROWTH WILL OCCUR IN THE CITY. THE FIRST ONE IS ENVIRONMENT POLICY TO PROTECT NATURE WHILE ENABLING RESPONSIBLE DEVELOPMENT, CLIMATE ACTION POLICIES THAT GUIDE HOW WE PLAN AND BUILD IN RESPONSE TO OUR CLIMATE CHANGE IN YELLOWKNIFE, AND THAT WILL BE ALIGNED WITH OUR RECENTLY APPROVED CLIMATE ACTION PLAN. [00:05:03] THE THIRD ONE, TRANSPORTATION POLICIES TO ENCOURAGE REDUCED RELIANCE ON PRIVATE VEHICLES AND PROMOTING SUSTAINABLE MODE OF OPTIONS. AND THE LAST ONE IS INFRASTRUCTURE POLICIES THAT DIRECT GROWTH TO AREAS THAT ALREADY WE HAVE AND THAT CAN SUPPORT OUR MUNICIPAL SERVICE PLAN FOR FUTURE. SO THE ENVIRONMENTAL POLICY FRAMEWORK IS ORGANIZED IN FIVE KEY AREAS, AS YOU CAN SEE, ALL AIMED AT PROTECTING AND MANAGING ENVIRONMENTAL QUALITY WHILE ACCOMMODATING GROWTH. THE OVERALL APPROACH IS TO PLAN GROWTH AND ENVIRONMENT PROTECTION TOGETHER. MANAGING THIS BALANCE IS THE CENTRAL OF THIS POLICY DIRECTION. THESE ARE THE FIVE CATEGORIES PROTECTION OF NATURAL HERITAGE FEATURES TO PROTECT IMPORTANT NATURAL AREAS WHILE GUIDING RESPONSIBLE DEVELOPMENT LAND USE COMPATIBILITY NEAR INDUSTRIAL USES TO ENSURE APPROPRIATE SEPARATION OF MITIGATION BETWEEN INDUSTRIAL USES AND SENSITIVE LAND USES. LAND USE COMPATIBILITY NEAR CONTAMINATED SITES ENSURE SAFE DEVELOPMENT NEAR ENVIRONMENTALLY IMPACTED AREAS AND FUEL BREAK AND SMART POLICIES REDUCING WILDLIFE RISK THROUGH PLANNING AND DESIGN. AND THIS IS ALSO IN ALIGNMENT WITH COMMUNITY WILDFIRE REDUCTION PLAN THAT HAS BEEN WORKED ON. AND THE FINAL ONE IS DARK SKY POLICIES. THIS IS TO LIMIT LIGHT POLLUTION TO PROTECT THE NIGHT SKY AND SURROUNDING ENVIRONMENT. SO ALL OF THOSE POLICIES THAT YOU SEE HERE ARE NEW AND UPDATED, PROPOSED IN THE NEW UPDATED COMMUNITY PLAN. SO THE FIRST ONE WITHIN THE ENVIRONMENTAL POLICY AT THE CORE IT IS PROTECTION AND OF THE NATURAL HERITAGE SYSTEM. AND THAT IS A SYSTEM THAT INCLUDES OUR WETLANDS, WOODLANDS AND WILDLIFE HABITATS. THESE ARE TREATED AS INTERCONNECTED SYSTEMS THAT SUPPORT ECOLOGY, RECREATION AND LONG TERM RESILIENCE OF THE CITY. THE OBJECTIVE IS TO MANAGE GROWTH IN A WAY THAT PROTECT NATURAL SYSTEMS, SUPPORT WILDLIFE AND CONTRIBUTE TO AMENITIES AND TOURISM OPPORTUNITIES. THE WOODLANDS AND WETLANDS MAP IN THE COMMITTEE PLAN DRAFT THAT IS MAP 28 IN ATTACHMENT THREE, THAT SHOWS ONLY AREAS WHICH ARE LARGER THAN TWO HECTARES. THAT EXPLAINED THAT WHILE SOME OF THE GREEN AREAS ARE NOT REFLECTED, THIS MAP ONLY SHOWS THE CONNECTED WOODLANDS THAT ARE MORE THAN 200 HECTARES. THE MAP MAY ALSO INCLUDE AREAS WHERE TREES HAVE ALREADY BEEN REMOVED BECAUSE THIS MAP HAS BEEN INCORPORATED THROUGH OUR NATURE PRESERVATION AREA STUDY BACK IN 2010. THIS MAP REPRESENTS THE FIRST STEP OF IDENTIFYING NATURAL WOODLANDS, BUT AN INITIAL ASSESSMENT IS TRIGGERED WHEN DEVELOPMENT IS PROPOSED WITHIN, ADJACENT OR NEAR THESE AREAS. THIS ASSESSMENT DETERMINES WHETHER AN ENVIRONMENTAL IMPACT STUDY WOULD BE REQUIRED OR NOT. THE PLAN DISCOURAGES ANY DEVELOPMENT WITHIN THE ESTABLISHED WOODLANDS. SO WHEN I'M SAYING ESTABLISH WOODLAND IS NOT THE INITIAL WOODLAND MAPS, IT IS WHAT IS DERIVED FROM THE EXTENT, BOUNDARIES AND WOODLANDS VERIFIED BY THE PROPONENTS THROUGH THEIR FIELD SURVEY OR UPDATED IMAGERY THAT THAT WILL BE REVIEWED BY THE CITY. AN INITIAL ASSESSMENT IS TRIGGERED, AS I MENTIONED, WHEN THE DEVELOPMENT WILL BE PROPOSED WITHIN ADJACENT OR NEAR THE WOODLAND SITES. THIS ASSESSMENT DETERMINES WHETHER AN ENVIRONMENTAL IMPACT STUDY WILL BE REQUIRED. THE PLAN DISCOURAGES ANY DEVELOPMENT WITHIN THE ESTABLISHED WOODLANDS. IF DEVELOPMENT IS WITHIN 30M, THEN AN ENVIRONMENTAL IMPACT STUDY MAY BE REQUIRED IDENTIFYING MITIGATION MEASURES LIKE BUFFERS, TREE RETENTION OR PROTECTIONS. THE, DUE TO THE CITY'S CRITICAL NEED FOR PUBLIC INFRASTRUCTURE, UTILITIES AND RECREATIONAL USE. THESE USES WILL BE PERMITTED WITHIN THE SIGNIFICANT WOODLANDS. THE WETLAND POLICIES FOLLOWS. THE SIMILAR APPROACH TO THE WOODLANDS AND DEVELOPMENT IS GENERALLY NOT BE PERMITTED WITHIN THE ESTABLISHED WETLAND. THESE ARE AREAS WHERE DEVELOPMENT WILL BE PROPOSED AND EIS WILL BE REQUIRED WITHIN THE 30 METER BUFFER AROUND IT. THE PRESENCE, EXTENT AND BOUNDARIES OF WETLANDS ALSO MUST BE VERIFIED BY THE PROPONENT THROUGH FIELD SURVEYS OR UPDATED IMAGERY, AND THE CITY WILL REVIEW THAT. NOW, REGARDING THE WILDLIFE POLICY, CRITICAL HABITAT AND SPECIES AT [00:10:01] RISK ONCE IDENTIFIED THROUGH SPECIES AT RISK ACT MUST BE PROTECTED FROM DESTRUCTION. DEVELOPMENT THAT WOULD DAMAGE CRITICAL HABITAT WOULD NOT BE PERMITTED. THE CITY WILL REQUIRE AN ENVIRONMENTAL IMPACT STUDY FOR DEVELOPMENT PROPOSALS THAT MAY AFFECT WILDLIFE, WILDLIFE HABITAT, PARTICULARLY IN SENSITIVE AREAS LIKE WOODLANDS AND WETLANDS. JUST TO CLARIFY ABOUT THIS PROCESS, INITIAL SCREENING IS CONDUCTED BY THE FEDERAL AND TERRITORIAL DESIGNATION. THE LEGISLATION. THIS IS NOT DONE BY THE CITY. THE CITY WILL REQUIRE ONLY EIS WHEN THE CRITICAL HABITAT IS SPECIES AT RISK OR BREEDING AREAS WILL BE IDENTIFIED THROUGH THIS LEGISLATION. THIS REGULATED AREA UNDER SPECIES AT RISK BY THE FEDERAL AUTHORITY AND NORTHWEST TERRITORY WILDLIFE ACT. THE RESPONSIBILITY OF INITIAL SCREENING WOULD BE LIES TO THE DEVELOPER. SO OUR NEXT POLICY IS RELATED TO LAND USE COMPATIBILITY ADJACENT TO INDUSTRIAL USES. THE COMPREHENSIVE UPDATE OF THIS PLAN STRENGTHENS HOW LAND IS COMPATIBLE, WILL BE MANAGED BETWEEN INDUSTRIAL USES AND SENSITIVE LAND USES SUCH AS HOUSING, SCHOOLS, HEALTH CARE FACILITIES AND SIMILAR USES. THE PLAN INTRODUCES CLEAR SEPARATION, DISTANCE AND REQUIRED STUDIES WHEN NECESSARY. THE OBJECTIVE ARE TO PREVENT CONFLICT BETWEEN THESE USES EARLY THROUGH CLEAR AND IMPLEMENTABLE POLICIES, AND IT WILL REDUCE IMPACTS SUCH AS NOISE EMISSIONS, DUST AND TRAFFIC NOISES. INDUSTRIES ARE CLASSIFIED AS CLASS ONE, TWO, AND THREE BASED ON SCALE AND IMPACT. THESE CLASSIFICATIONS AND ASSOCIATED REGULATIONS WILL BE DETAILED IN OUR ZONING BYLAW AMENDMENT, WHICH WILL BE STARTED HOPEFULLY AFTER THIS PLAN IS APPROVED BY THE END OF THIS YEAR. A COMPATIBILITY STUDY IS REQUIRED FOR ONLY CLASS THREE INDUSTRIES, AND DEVELOPMENT WILL BE CONTROLLED, AND THERE WILL BE AN INFLUENCE AREA FOR THIS TYPE OF INDUSTRIES, AND THE STAFF WILL REVIEW THE MITIGATION MEASURES AND IMPACTS THAT MIGHT OCCUR. TO PROVIDE FLEXIBILITY, WORKFORCE ACCOMMODATION MAY BE PERMITTED IN CLASS ONE INDUSTRIES PROVIDED IMPACTS ARE ASSESSED AND MITIGATED. THESE POLICIES ARE BASED ON ESTABLISHED BEST PRACTICES ACROSS CANADA. THIS IS NOTHING NEW. WE JUST INCORPORATED IN OUR NEW PROPOSED COMMUNITY PLAN. SO THE NEXT ONE CONTAMINATED SITES AROUND DEVELOPMENT SITES, AROUND CONTAMINATED FIELDS OR CONTAMINATED AREAS. THE GOVERNMENT OF NORTHWEST TERRITORY TRACKS CONTAMINATED SITES THROUGH ITS ENVIRONMENTAL LIABILITY SYSTEM. MONITORING AND RISK MANAGEMENT ARE ADMINISTERED BY THE TERRITORIAL AND FEDERAL AUTHORITIES. THE CITY'S ROLE HERE, FOCUSING ONLY ON SENSITIVE LAND USES SUCH AS HOUSING, SCHOOLS, CHILD CARE PARKS. THESE ARE USES WHICH WILL NOT BE PERMITTED WITHIN THE CONTAMINATED AREA OR ADJACENT TO IT, UNLESS THE LAND HAS BEEN FULLY REMEDIATED TO THE APPROVED STANDARD WITHIN THE TERRITORIAL MONITORING AND RISK MANAGEMENT SYSTEM. SO IN THIS CASE, THE CITY IS BASICALLY ACTING AS A AS A DEVELOPING PROCESSOR. BUT THE ORIGINAL REGULATION IS THROUGH THE TERRITORIAL. THE CITY WILL REQUIRE PHASE ONE AND PHASE TWO ENVIRONMENTAL SITE ASSESSMENT FOR DEVELOPMENT NEAR KNOWN AND SUSPECTED CONTAMINATED SITES. THE CITY'S ROLE IS TO CONFIRM THAT THE APPROPRIATE RISK MANAGEMENT MEASURES ARE IN PLACE UNDER THE NORTHWEST DIETARY GUIDELINES, AND THAT WILL BE DONE THROUGH THE DEVELOPMENT PROCESS REVIEW. THIS PLAN DOES NOT INTRODUCE NEW REGULATIONS AND AS I MENTIONED, IS JUST ALIGNING THE EXISTING TERRITORIAL SYSTEM. OUR NEXT POLICY IS VIA SMART FUEL BREAK POLICY. AND IN THIS NORTHERN CONTEXT, WILDFIRE RISK NOW IS A SIGNIFICANT PLANNING CONSIDERATION. THIS POLICY IS INTEGRATED VIA SMART PRINCIPLES INTO THE DEVELOPMENT AND PROTECT FUEL BREAKS AS A CRITICAL INFRASTRUCTURE. THEY ARE BASED ON CITY'S COMMUNITY WILDFIRE PROTECTION PLAN THAT HAS BEEN APPROVED IN 2025. WILDFIRE RESILIENCE IS NOW EMBEDDED INTO THE LAND USE PLANNING AND HAZARD AREAS ARE TREATED AS DEVELOPMENT CONSTRAINTS. SO AS YOU CAN SEE IN THE MAP, WE IDENTIFIED THE FUEL BREAKS AND DEVELOPMENT NEAR THE FULL BREAKS WILL HAVE DEVELOPMENT REVIEW SO THAT THE FUEL BREAKS ARE PROTECTED AND ENHANCED IN SOME CASES. THE PLAN INTRODUCES ALTERNATIVE USES FOR [00:15:07] FUEL BREAK TO ENHANCE THEIR FUNCTIONALITY AND COMMUNITY VALUE, AND IT ALSO INCLUDES SITE MANAGEMENT REQUIREMENTS AND MANDATES, WILDFIRE RISK ASSESSMENT AND MITIGATION PLANNING FOR DEVELOPMENT NEAR HIGH RISK AREAS. THE LAST POLICY WITHIN THE ENVIRONMENT IS DARK SKY POLICY. THE PLAN FORMALIZES DARK SKY POLICY TO REDUCE LIGHT POLLUTION, AS I MENTIONED, AND PROTECTING WILDLIFE AND PRESERVING YELLOWKNIFE'S UNIQUE ENVIRONMENT. LIGHTING DECISIONS ARE RECOGNIZED AS A FORM OF ENVIRONMENTAL STEWARDSHIP. IN THIS POLICY, NEW DEVELOPMENTS MUST PRIORITIZE DARK SKY PRESERVATION, PARTICULARLY NEAR SENSITIVE AREAS SUCH AS WETLANDS AND WOODLANDS. A LIGHTING PLANT IS REQUIRED DURING THE DEVELOPMENT PROCESS FOR MULTI-UNIT RESIDENTIAL DEVELOPMENTS, COMMERCIAL AND INDUSTRIAL USES, SUBDIVISIONS AND INSTITUTIONAL PROPOSALS. SO THAT'S ALL WITHIN THE ENVIRONMENTAL POLICY. AND OUR NEXT POLICY SECTION IS CLIMATE ACTION. THIS POLICY POLICY ENSURES THAT DEVELOPMENT ALIGNS WITH THE CITY'S CLIMATE ACTION PLAN THAT HAS BEEN APPROVED. THESE POLICIES FOCUSES ON COMPACT GROWTH, RESILIENCE DESIGN AND SUSTAINABLE MOBILITY. CLIMATE ACTION IS INTEGRATED IN ALL DEVELOPMENT DECISIONS AND THAT INCLUDES GREENHOUSE GAS REDUCTION, INFRASTRUCTURE RESILIENCE, NATURAL SYSTEM PROTECTION, PUBLIC SAFETY. THE NEXT POLICY IS TRANSPORTATION. TRANSPORTATION POLICIES ALIGN WITH THE TRANSPORTATION MASTER PLAN AND AIM TO SHIFT MOBILITY PATTERNS TOWARDS SUSTAINABLE MODES. THE PLAN INCLUDES FOUR COMPONENTS HERE ROAD CLASSIFICATIONS, ACTIVE TRANSPORTATION, INFRASTRUCTURE, PUBLIC TRANSIT AND TRANSIT NODES, AND ACTIVITY NODES. SO I'LL EXPLAIN ALL THOSE IN MY NEXT SLIDES. IN THE ACTIVE TRANSPORTATION, THE CITY HAS AN EXTENSIVE, AS WE KNOW, EXTENSIVE NETWORK OF SIDEWALKS, TRAILS, AND CYCLING INFRASTRUCTURE. THIS POLICY WILL EXPAND SAFE AND ACCESSIBLE WALKING AND CYCLING OPTIONS. AND THAT IS THAT REMAINS A KEY POLICY. NEW DEVELOPMENTS WILL CONTRIBUTE TO ACTIVE TRANSPORTATION INFRASTRUCTURE THROUGH AGREEMENTS WITH COST OFFSET BY ZONING, FINANCIAL FINANCIAL INCENTIVES SUCH AS REDUCING PARKING REQUIREMENTS, DENSITY BONUSES AND CONTRIBUTION AGREEMENT. THE NEXT ONE IS PUBLIC TRANSIT. THE PLAN STRENGTHENS TRANSIT BY FOCUSING GROWTH ALONG KEY CORRIDORS. LARGE DEVELOPMENTS SUCH AS DEVELOPMENTS WITH 100 RESIDENTIAL UNITS ALONG TRANSIT CORRIDOR SHALL CONTRIBUTE TO TRANSIT INFRASTRUCTURE SUCH AS BUS STOP WHERE REQUIRED. BUT AGAIN, THE COST WILL BE OFFSET BY ZONING AND FINANCIAL INCENTIVES WHEN FUNDING IS AVAILABLE IN THE NEW PLAN. A LONG TERM GOAL INCLUDES EXTENDING TRANSIT SERVICE TO THE YELLOWKNIFE AIRPORT AS WELL. NOW I'M GOING TO DISCUSS ABOUT ACTIVITY NODES AND TRANSIT CORRIDORS. THE PLAN IDENTIFIES THESE CORRIDORS AND NODES FOR HIGHER DENSITY AND MIXED USE DEVELOPMENT. SO THE TRANSIT CORRIDOR IS TO LINEAR IS A LINEAR AREA SUPPORTED HIGH DENSITY DEVELOPMENT ALONG ALONG THE TRANSIT ROUTES, AND THAT WILL BE PROPOSED THROUGH OUR TRANSPORTATION PLAN. AND THE ACTIVITY NODES ARE WALKABLE HUBS, BASICALLY THE MAJOR INTERSECTIONS WITH HIGHER DENSITY AND STRONG TRANSIT CONNECTIONS. SO IN OUR PLAN, FRANKLIN AVENUE. FRANKLIN AVENUE AND OLD AIRPORT ROAD ARE IDENTIFIED AS MAJOR CORRIDORS WITH SEVERAL ACTIVITY ACTIVE NODES ALONG THESE CORRIDORS. SO DEVELOPMENT WITHIN TRANSIT CORRIDORS AND ACTIVE ACTIVITY NODES SHALL PROVIDE GUIDELINES ON PERMITTED INTENSITY OF THE DEVELOPMENT, HEIGHT, SETBACKS AND DESIGN ASPECTS OF THE DEVELOPMENT. THE ZONING BYLAW AMENDMENT WILL FURTHER ELABORATE THE PERMITTED USES INTENSITY OF THE HOUSING SETBACKS, AS I MENTIONED, HEIGHT AND DESIGN ELEMENTS AND WILL ALSO ALIGN THAT WITH THE TRANSPORTATION MASTER PLAN. THE NEXT SECTION IS PUBLIC INFRASTRUCTURE. THIS SECTION ENSURES GROWTH ALIGNS WITH INFRASTRUCTURE CAPACITY AND LONG TERM PLANNING, AND THAT INCLUDES WASTEWATER AND WATER SERVICING, STORMWATER MANAGEMENT, AND SOLID WASTE DISPOSAL. NEW COMMERCIAL AND RESIDENTIAL DEVELOPMENT SHALL ONLY BE LOCATED IN AREAS WITH EXISTING AND PLANNED PIPED WATER AND SEWAGE SERVICES. [00:20:06] THAT'S THE MAIN POLICY UNDER WATER AND WASTEWATER SERVICING. NEW DEVELOPMENT SHALL NOT RECEIVE FINAL APPROVAL FROM THE CITY UNTIL PIPE WATER AND SEWER CONNECTIONS ARE ESTABLISHED. THEY WILL ALLOW TO START DEVELOPMENT PROCESS WHILE WAITING FOR THE LINES TO BE CONNECTED. THIS IS PARTICULARLY SUPPORTIVE TO DEVELOPMENT PLANNING IN THE AREAS SUCH AS GREENFIELD, DEVELOPMENTS IN [INAUDIBLE] OR ANY OTHER REGIONS SO THAT THE DEVELOPMENT PROCESS CAN CONTINUE UNTIL THE PIPES ARE CONNECTED. TRACKED AND PRIVATE SERVICES. PRIVATE WATER SERVICES SHALL ONLY BE PERMITTED ON NEW DEVELOPMENT LOCATED OUTSIDE THE CITY'S EXISTING AND PLANNED SERVICES, AND THIS IS ONLY FOR LAND USES CRITICALLY NEEDED SUCH AS WORKFORCE ACCOMMODATION, INDUSTRIAL USES, COMMERCIAL OPERATIONS AND CRITICAL SERVICES. THE DEVELOPER IS RESPONSIBLE FOR DESIGN, PERMITTING AND INSTALLING THE PIPE, WATER AND SEWER EXTENSIONS FOR NEW DEVELOPMENTS, BUT THE PLAN ALSO INCLUDES COST SHARING OPPORTUNITIES AND FEE RECOVERY MECHANISM WHEN INFRASTRUCTURE UPGRADE IS REQUIRED. NEXT ONE IS STORMWATER AND WASTE MANAGEMENT AND SOLID WASTE DISPOSAL. SO IN OUR PLAN, THE NEW POLICY REQUIRES SPILL, CONTAMINANT AND PRETREATMENT FOR INDUSTRIAL AND COMMERCIAL RUNOFF. DEMONSTRATION THAT RUNOFF DOES NOT EXCEED SYSTEM CAPACITY. MULTI-UNIT AND COMMERCIAL DEVELOPMENT ALSO SHALL PROVIDE ON SITE COMPOST COLLECTION THAT IS ABOUT THE SOLID WASTE DISPOSAL AND THAT THAT IS ALSO SUPPORTING OUR CLIMATE ACTION PLAN. SO THIS CONCLUDES THIS POLICY RELATED TO THE STRATEGIC PRIORITIES. PREVIOUSLY WE TALKED ABOUT HOUSING AND NOW WE'RE TALKING ABOUT ENVIRONMENT CLIMATE ACTION, TRANSPORTATION AND INFRASTRUCTURE. THIS POLICY ARE INTERCONNECTED AND MUST BE CONSIDERED AS A COMPLETE FRAMEWORK TO GUIDE GROWTH AND DEVELOPMENT. AND THE FINAL PRESENTATION OF THE FULL DRAFT WE HAVE IN WILL INCLUDE OUR ANY UPDATES OR CHANGES THAT WILL INCORPORATE AND WILL ALSO INCLUDE THE IMPLEMENTATION PLAN AND THE SEQUENCING OF DEVELOPMENT, AND THAT WILL HAPPEN ON JUNE 3RD, 2026. I THINK THE DATE IS WRONG HERE. AND WITH THAT, I CONCLUDE MY PRESENTATION AND I'D BE HAPPY TO ANSWER ANY QUESTIONS. THANK YOU. THANK YOU VERY MUCH, MR. ALAM AND COUNCIL, OVER TO YOU FOR QUESTIONS. WE'LL START ON THE LEFT THIS TIME AND GO RIGHT. COUNCILLOR PAYNE. THANK YOU. JUST A COUPLE QUESTIONS HERE. WITH THE INDUSTRIAL DEVELOPMENT SLIDE, YOU TALKED ABOUT CLASS. CLASS ONE DEVELOPMENTS. THAT'S A LIGHT INDUSTRIAL. BUT YOU ALSO HAD 300 METER OR 30 METER BUFFERS. WAS IT 30 METER BUFFERS, 300 METER BUFFERS? SO DOES THIS MEAN THAT THERE WILL BE NO CARETAKER RESIDENTS? I GUESS THE CLASS ONE INDUSTRIAL. IT'S 7, 70M. WILL THE [INAUDIBLE] CARETAKER RESIDENTS ON LIGHT INDUSTRIAL PROPERTIES? MR. VAN DINE. I'LL INVITE DIRECTOR WHITE TO RESPOND. THANK YOU VERY MUCH. SO THESE ARE WELL, THEY'RE BUFFERS AND SEPARATIONS. WHEN YOU HAVE LIGHT INDUSTRIAL AND LIGHT INDUSTRIAL AND LIGHT INDUSTRIAL. SO AS AN EXAMPLE, CAM LAKE, THE CARETAKER UNITS ARE A PERMITTED ACCESSORY. SO THEY ARE SMALLER THAN AND SUBSIDIARY TO THE PRIMARY USE OF THE PROPERTY. THEY'RE CURRENTLY PERMITTED AND THEY WOULD BE CONTINUE TO BE PERMITTED. WHAT THIS IS, IS WHERE YOU HAVE CONTINUOUS LIGHT INDUSTRIAL USES OR INDUSTRIAL COMMERCIAL WHERE WE HAVE SOME OF THOSE AS WELL. AND THEN YOU HAVE A SENSITIVE LAND USE. SO IF YOU'RE TAKING A LOOK AT, SAY, USING, USING GOES TO A GREEN SPACE, THERE'S A GREEN SPACE BUFFER, WHICH WOULD BE ABOUT THIS WIDTH WITH THE PROPERTY'S BUFFER. THEN YOU'VE GOT THE SPENCE ROAD AND NEIGHBORHOOD UP IN BEHIND. SO THINK ABOUT IT THAT WAY. IT'S NOT FROM OTHER INDUSTRIAL USES OR COMMERCIAL USES. IT'S FROM THE SENSITIVE LAND USE. THANK YOU. COUNCILLOR PAYNE. OKAY. THANK YOU FOR THAT. THE DARK SKIES POLICY. ARE WE ARE WE THINKING ABOUT WHETHER THIS WOULD BE A SAFETY ISSUE IF IF THE LIGHT IS REDUCED IN THOSE DEVELOPMENTS, IF IT'S A RESIDENTIAL AREA. MR.. VAN DINE. BAD THINGS HAVE HAPPENED IN THE DARK UP HERE. MR.. VAN DINE. THANK YOU, MR. CHAIR. I'LL INVITE DIRECTOR WHITE TO RESPOND. OR MR. ALLEN. SURE. SO I'LL START, AND THEN I'LL HAVE MOHAMMED GIVE A LITTLE MORE DETAIL. [00:25:04] SO WHAT WE'RE TALKING ABOUT, AND SOME OF IT, YOU MAY NOT EVEN KNOW IT ACTUALLY EXISTS ALREADY IN SOME OF THESE AREAS. SO IT'S NOT THAT WE'RE NOT HAVING LIGHTING, IT'S THAT WE'RE HAVING RESPECTFUL LIGHTING IN CERTAIN AREAS. AS NEW DEVELOPMENT COMES FORWARD OR AS THERE IS REDEVELOPMENT. SO IT'S NOT REMOVING LIGHTING, IT'S JUST MAKING SURE THAT AND, AND IN CERTAIN AREAS OF CAM LAKE SOUTH AS AN EXAMPLE THAT MAY BE IN THE ZONING BYLAW THAT IMPLEMENTS THIS. THERE ARE STRICTER RULES THAN, SAY, IN DOWNTOWN YELLOWKNIFE, BUT I WILL LET MR. ALLEN SPEAK TO ANY MORE DETAIL THROUGH MR. MAYOR. SO WHEN YOU'RE TALKING ABOUT DARK SKY OBVIOUSLY THERE WILL BE LIES IN DEVELOPMENTS, AND THE POLICY WILL ENSURE THAT THAT LIGHT DOESN'T SPILL OVER TO OTHER AREAS WHERE IT IS NOT REQUIRED OR WHERE IT IS HARMFUL. SO IN A DEVELOPMENT, FOR EXAMPLE, IN RESIDENTIAL DEVELOPMENT, YOU WILL HAVE LIGHT OUTSIDE YOUR ENTRANCE, BUT IT'S NOT SPILLING TO YOUR ADJACENT PROPERTY OR IN A COMMERCIAL DEVELOPMENT WHERE YOU HAVE PARKING AREAS, YOU HAVE LIGHTS ON THE PARKING SPACE, BUT YOU DON'T SPILL IT ON THE WETLANDS BESIDE THAT. SO DARK SKY POLICY WILL CONTROL THAT AS WELL AS WILL ENSURE THAT THE LIGHT ALSO DOESN'T GO UPWARD. SO ALL THE LIGHTS NOW WILL BE DOWNWARD. THERE WILL BE MORE DETAILS, BUT THAT WILL BE INCORPORATED IN OUR ZONING BYLAW AMENDMENT. COUNCILLOR PAYNE. OKAY. THANK YOU. AND LAST ONE, LIKE WILL ASPECTS OF THE CLIMATE ACTION PLAN SORT OF BE GREATER THAN THE NATIONAL BUILDING CODE WHEN IT COMES TO BUILDING UP HERE? WELL, IT SORT OF TAKE OVER. MR. VAN DINE. THANK YOU, MR. CHAIR. I'LL TURN IT OVER TO DIRECTOR WHITE TO RESPOND. THANK YOU VERY MUCH. SO THE COMMUNITY PLAN, WHILE IT SETS OUT BROAD POLICIES, DOESN'T SPECIFICALLY DIRECT THE NATIONAL BUILDING CODE OR OUR CITY BUILDING BYLAW, THE CITY BUILDING BYLAW WE'RE HOPING WILL BE BROUGHT BACK FOR CONSIDERATION THIS YEAR TO COUNCIL. IT WILL INCLUDE, AS DID PREVIOUS VERSIONS SPECIFIC TO ENERGY EFFICIENCY SOME ADDITIONAL REGULATIONS AND ALTERNATIVES. SO WE GIVE MULTIPLE PATHS IN ORDER TO BE ABLE TO ACTUALLY MEET THE CODE. BUT THAT ISN'T A REFLECTION OF ANY OF THE CLIMATE ACTION THAT IS IN THE COMMUNITY PLAN, BUT IT IS PART OF THE IMPLEMENTATION OF THE CLIMATE ACTION PLAN ITSELF. HOPEFULLY THAT WAS CLEAR. MR.. COUNCILLOR PAYNE. OKAY, THANK YOU VERY MUCH. THAT'S ALL. THANK YOU VERY MUCH. COUNCILLOR PAYNE. COUNCILLOR FOOTE. YOU'RE GOOD. COUNCILLOR ARDEN-SMITH. GOOD RIGHT NOW. COUNCILLOR COCHRANE. THANK YOU SO MUCH, MR. CHAIR, AND THANK YOU SO MUCH FOR THE PRESENTATION. I DO HAVE A FEW QUESTIONS FOR CLASS THREE INDUSTRIAL WITH A 2000 METER BUFFER. THE ONLY THING THAT WOULD EVEN COME INTO CONSIDERATION, I ASSUME, FOR THAT WOULD BE SOMETHING LIKE THE GOLD TERRA PROJECT. NOW WITHIN THE CREATION OF THAT BUFFER, IF THIS THING WAS TO GO OPERATIONAL, IF THIS THING WAS ALLOWED, WOULD THAT THEN SAY ANYTHING AROUND THE NEW PTARMIGAN EXPANSION AND THE TAYLOR ROAD SUBDIVISION? WOULD THERE BE [INAUDIBLE] MR. VAN DINE. SO I THINK THERE'S QUITE A BIT TO DIG INTO THERE AND SOME ASSUMPTIONS THAT I THINK WE WOULD LIKE TO CLARIFY AROUND THE STRATIFICATION OF THE DIFFERENT INDUSTRIAL CLASSES. SO I'LL INVITE MAYBE DIRECTOR WHITE TO OFFER SOME, SOME CLARITY WITH RESPECT TO THE THE KINDS OF THINGS THAT WOULD BE ENVISIONED BY THESE SORTS OF CLASSIFICATIONS. THANK YOU VERY MUCH. SO USING YOUR EXAMPLE BACK IN THE 1950S AND 60S, THE ANSWER WOULD BE SURE THAT WOULD MEET A CLASS THREE. TODAY'S MINING TECHNIQUES AND STANDARDS ARE MUCH HIGHER THAN WHAT THEY WERE IN THE PAST, AND I WOULD HAZARD TO GUESS, NO PUN INTENDED, THAT ANY PROPOSAL ON THAT SITE, WHICH IS A FORMER CON MINE, WOULD BE IN THE CLASS ONE, CLASS TWO, BECAUSE OF THE MECHANISMS AND THE WAYS IN WHICH MINERAL EXTRACTION IS DONE TODAY. WHAT WOULD BE A CLASS THREE? SOME OF THE ITEMS THAT ARE EITHER CURRENT OR PROPOSED FOR OUT IN ENGLE. THINGS THAT EXPLODE AND ARE DANGEROUS. THINGS THAT SMELL HAVE EFFLUENT, FUMES AND EMISSIONS. THOSE TYPES OF THINGS NEED TO HAVE THAT INCREASED CLASS THREE SETBACK. AND SO WE'VE DONE SOME MEASUREMENT JUST TO MAKE SURE WHEN WE WERE DOING THESE DESIGNATIONS. SO MOST THINGS IN ENGEL ALREADY MEET THIS SETBACK. SO YOU DEPENDING ON WHICH PROPERTY YOU ARE IN, ENGEL, WHILE YOU MAY BE RIGHT NEXT TO ONE OF THESE USES, THEY'RE ALL ALLOWED TO BE THOSE HEAVY INDUSTRIAL. BUT ANY SENSITIVE USE, LIKE RESIDENTIAL IS AT LEAST OR GREATER THAN THIS SETBACK DISTANCE. SO AS LONG AS WE DON'T PUSH ANY CLOSER WITH THOSE SENSITIVE USES. AND AGAIN, LIGHT INDUSTRIAL ISN'T A SENSITIVE USE. [00:30:02] WE MEET OR EXCEED WHAT IS BEING PROPOSED HERE. AND AS MR. ALAM SAID, AND I CAN HAVE HIM ANSWER OR ADD IF HE WANTS TO, THESE ARE STANDARDS ACROSS CANADA. SO REGARDLESS OF WHETHER THEY WERE PREVIOUSLY IN OUR PLAN, THIS IS GOOD GENERAL PLANNING PRACTICE. THANK YOU. COUNCILLOR COCHRANE. THANK YOU SO MUCH. AND I FULLY UNDERSTAND THAT. OF COURSE, THE REALITY IS THAT THERE ARE VERY FEW COMMUNITIES THAT HAVE LIKE A MINE STILL BUILT OUT OF IT, THOUGH GETTING ON TO THE NATIONAL STANDARD MAKES SENSE. SO I DO APPRECIATE THAT FOR THE CLARIFICATION UPON THIS. NEXT ONE WOULD BE THE LAND USE COMPATIBILITY ADJACENT TO CONTAMINATED SITES. I ASSUME AND CLARIFY FOR ME HERE THAT THIS WOULD INCLUDE THE CON AREA. AND I WOULD ALSO ASSUME PARTIALLY WITHIN THE TIN CAN AREA, WHICH WOULD THEN SAY THAT SENSITIVE LAND USE SHALL NOT BE PERMITTED TO BE CONTAMINATED SITES AND THE CITY SHALL REQUIRE PHASE ONE AND PHASE TWO ENVIRONMENTAL SITE ASSESSMENT. SO ANY NEW DEVELOPMENT IN THAT AREA WOULD NEED A PHASE ONE AND PHASE TWO ENVIRONMENTAL SITE ASSESSMENT TO GO FORWARD. MR. VAN DINE, AGAIN, I'LL ASK DIRECTOR WHITE TO RESPOND. THANK YOU VERY MUCH. SO THE GNWT, AS WAS MENTIONED, HOLDS A LISTING OF ALL OF THESE SITES. THOSE, ONE OF THOSE SITES IS NOT ON THE LIST. THE OTHER ONE IS IN THE PROCESS OF NOT JUST REMEDIATION, BUT RECLAMATION. AND SO WHEN WE'RE TALKING ABOUT WHEN AN EIS IS REQUIRED, IT'S WHEN IT'S A CHANGE OF USE TO A MORE SENSITIVE USE. SO IF IT'S GOING INDUSTRIAL TO INDUSTRIAL. NO, IF IT'S GOING LIGHT INDUSTRIAL TO RESIDENTIAL. YES. BUT IF IT'S LIGHT INDUSTRIAL GOING UP TO INDUSTRIAL THEN NO. SO IT DEPENDS ON THE CHANGE OF USE AND THE SENSITIVITY OF THE USE THAT IS BEING PROPOSED FOR THE SITE. COCHRANE. THANK YOU SO MUCH, MR. CHAIR. AND I GUESS THIS WOULD ALSO BE CONSIDERED GOING FROM RECREATIONAL TO SAY RESIDENTIAL AS WELL. NO, NO. OKAY. THANK YOU SO MUCH FOR THE CLARITY. FINALLY, FOR ME, IT GOES DOWN TO THE PUBLIC INFRASTRUCTURE AND UNDER WATER AND WASTEWATER SUPPLY AND TREATMENT SERVICES, NEW COMMERCIAL AND RESIDENTIAL DEVELOPMENT SHALL ONLY BE LOCATED IN AREAS AND EXISTING PLANNED PIPED WATER AND SEWER SERVICES. CAN I GET A DEFINITION OF WHAT WOULD BE CONSIDERED TO BE A NEW COMMERCIAL AND RESIDENTIAL DEVELOPMENT? ARE WE TALKING ABOUT A SUBDIVISION LEVEL, OR ARE WE TALKING ABOUT A HOUSE IN, SAY, OLD TOWN? MR. VAN DINE. I THINK THAT WAS A LEADING QUESTION, BUT I'LL LET MR. ALAM RESPOND TO THAT. MR.. SO WE ARE TALKING ABOUT BOTH. ANY NEW COMMERCIAL OR RESIDENTIAL DEVELOPMENTS THAT WILL BE PROPOSED WITHIN THAT AREA WITH THE SERVICE. COUNCILLOR COCHRANE. THANK YOU. SO A HOME IN OLD TOWN WOULD NOT BE ABLE TO BE BUILT ANYMORE UNDER THESE REGULATIONS WITHIN THE COMMUNITY PLAN. MR. MAYOR, THE POLICY SAYS THAT WHERE IT IS SERVICED. SO IF YOU HAVE SERVICE AVAILABLE, THEN YOU HAVE TO CONNECT. YOU HAVE TO BE CONNECTED WITH THE MUNICIPAL SERVICES. IF THERE IS NOTHING AVAILABLE, THEN WE HAVE OTHER POLICIES TO COVER THAT. COUNCILLOR COCHRANE. OKAY, THAT WAS PRIMARILY WHAT I WAS LOOKING FOR CLARITY HERE. SO THE EXISTING AREA THAT HAS NO SERVICES WHICH WILL NOT GET SERVICES ANYTIME WILL NOT HAVE THIS RESTRICTION. OKAY. THAT'S ALL THE QUESTIONS FOR ME FROM NOW. GOOD QUESTIONS. THANKS COUNCILLOR COCHRANE. DEPUTY MAYOR WARBURTON. THANK YOU, MR. MAYOR. YEAH, A LOT HERE. SO I'M GOING BY THE PAGE NUMBERS ON THE PDF FROM THE MEETING MINUTES, NOT THE DOCUMENT NUMBERS. SO ON PAGE 41, IT SAYS THE ENVIRONMENTAL IMPACT ASSESSMENTS MAY BE REQUIRED IF THEY AFFECT WILDLIFE. CAN I GET SOME CLARITY ON WHAT THAT MEANS? LIKE MAY AFFECT LIKE, THAT'S A PRETTY BROAD STATEMENT. YOU CAN DRIVE A TRUCK THROUGH. SO JUST SOME CLARITY ON HOW WOULD THAT BE APPLIED? MR. VAN DINE, I'LL INVITE EITHER DIRECTOR WHITE OR, MR. ALAM TO RESPOND. SURE, I'LL GIVE A LITTLE BIT OF INFORMATION AND THEN MOHAMMAD CAN JUMP IN. SO MAY AFFECT. SO WHAT WE'RE LOOKING AT WHEN WE TALK ABOUT DEVELOPMENT, AND I KNOW YOU'VE HEARD ME SAY THIS BEFORE, ALL DEVELOPMENT HAS IMPACT. IT'S WHETHER OR NOT THERE IS A NEGATIVE IMPACT TO WHAT IS GOING ON, WHETHER THAT IS A LIFE CYCLE OF WHETHER IT'S A SPECIES, WHETHER IT IS A SYSTEM THAT IS BEING POTENTIALLY ALTERED SO THAT IT NO LONGER FUNCTIONS AS THAT SYSTEM ANYMORE. WE HAVE SOME EXAMPLES IN YELLOWKNIFE ALREADY. SO WHAT WE'RE LOOKING AT HERE IS WHEN WE GO TO THE POLICIES AND WE LOOK AT WHAT IS BEING PROPOSED OF THE DEVELOPMENT. IF SOMEONE IS, LET'S SAY AS A, AS THEIR SUBDIVISION IS WORKING AROUND AN AREA THAT HAS WATER AND LEAVE SETBACKS AND MEETS ALL THE REQUIREMENTS THAT ARE OUTLINED [00:35:02] IN THE POLICIES, THEN THEY'RE NOT, THEY'RE SHOWING THAT THEY'RE NOT HAVING A NEGATIVE IMPACT. BUT IF THEY'RE COMING IN AND THEY'RE FILLING IN THE ENTIRE LAKE AND PUTTING YOU KNOW, COVER OVER THE WHOLE THING AND BUILDING ON TOP OF THAT. THEN OBVIOUSLY WE WOULD NEED TO HAVE. AND OF COURSE, I'M PICKING TWO EXTREMES HERE, BUT WE WOULD HAVE TO HAVE THAT ENVIRONMENTAL IMPACT STUDY AT THAT TIME. BUT I'LL SEE IF MR. ALAM WANTS TO ADD ANYTHING TO MR. MAYOR. NO, I DON'T THINK I HAVE ANYTHING TO ADD, JUST TO MENTION THAT AGAIN, THE POLICIES ARE WRITTEN IN A WAY THAT THERE IS A BALANCE AND IT ACTUALLY WORKS TOGETHER. SO IT'S NOT THAT BECAUSE OF ENVIRONMENTAL EXISTENCE OR FEATURES EXISTENCE, NO DEVELOPMENT WILL HAPPEN, BUT WE'LL MAKE SURE THAT THERE ARE SOME MITIGATION MEASURES OR RETENTIONS OR RETENTIONS. FOR EXAMPLE, IF YOU HAVE TO REMOVE TREES, YOU WILL GROW MORE TREES OR YOU PLANT MORE TREES TO TO REDUCE THE IMPACT. DEPUTY MAYOR WARBURTON. OKAY. THANK YOU. I GUESS, YEAH, I'M LOOKING AT LIKE THE WOODLAND SETBACK IN PARTICULAR. SO, YOU KNOW, A LOT OF THE CITY IS ON THE EDGE OF WOODLAND A LOT OF A DEVELOPED PART OF THE CITY. SO IT'S A PRETTY BIG EXAMPLE, BUT SO IF SOMEONE IN GRAYSLAKE, BECAUSE I KNOW OTHER PARTS OF THE POLICY EARLIER WE TALKED ABOUT ALLOWING MULTIPLE SUITES IN GRAYSLAKE, THAT KIND OF THING. MAJORITY OF THOSE PROPERTIES ARE WITHIN 30M OF WOODLAND. WOULD THAT NOW REQUIRE THEM TO BUILD LIKE SAY, A SECONDARY SUITE TO DO POTENTIALLY AN IMPACT STUDY BECAUSE THEY'RE WITHIN THAT BUFFER? I'M JUST TRYING TO SEE LIKE HOW GRANULAR WOULD THIS BE APPLIED? WE TALK IN DEVELOPMENT LEVEL OR IF IT MEETS, YOU KNOW, A HOMEOWNER HAS TO DO IT. WHAT SCALE? MR.. VAN DINE. THANK YOU, MR. CHAIR. GREAT QUESTIONS. DIRECTOR WHITE, WOULD YOU LIKE TO RESPOND? THANK YOU. SO IT WOULD BE THE HIGHER LEVEL. SO USING THAT EXACT SUBDIVISION AS AN EXAMPLE, IT WOULD BE THE CITY AT THE TIME THAT THEY ARE PLANNING THE THE SUBDIVISION THAT WOULD HAVE TO DO THAT. SO IT'S NOT YOU AS THE PERSON BUYING THE LOT. IT WOULD ALREADY BE DONE AT THAT POINT AND OR INCLUDED AS A BUFFER OR HAVE SOME CONSIDERATION IN THE AREA DEVELOPMENT PLAN STAGE, NOT AT THE SUBDIVISION STAGE. SO WHEN YOU AS THE PROPERTY OWNER PURCHASE THAT PROPERTY FROM THE CITY, YOU KNOW THAT THE ZONING IN PLACE IS WHAT I CAN BUILD ON. THAT PROPERTY. AND ALL THE OTHER THINGS SHOULD HAVE BEEN TAKEN CARE OF BY THE CITY. SO IF THERE'S GOING TO BE A THIRD PARTY WHO IS DEVELOPING PROPERTY, WHICH IS WHAT WE'RE BUILDING SOME STANDARDS FOR IN THIS COMMUNITY PLAN, IT WOULD BE THE PERSON DOING THE AREA DEVELOPMENT PLAN AND SUBDIVISION AT THAT TIME. SO THE DEVELOPER WOULD BE RESPONSIBLE, NOT THE INDIVIDUAL PURCHASER OF THE PROPERTIES. DEPUTY MAYOR WARBURTON. ALL RIGHT. THANK YOU. THAT'S THAT'S VERY HELPFUL. SO LAND USE COMPATIBILITY WITH INDUSTRIAL USES. WE TALKED A LITTLE BIT I GUESS SORRY, THOSE ALREADY ANSWERED CONTAMINATED SITES. I, I'M STRUGGLING TO UNDERSTAND WHY THIS IS EVEN IN HERE. THIS IS EXTENSIVELY COVERED BY HIGHER LEVELS OF GOVERNMENT. YOU SPOKE A BIT TO WHY WE'RE DOING IT, BUT IT SEEMS LIKE JUST MORE, MORE REQUIREMENTS ON DOING SOMETHING THAT'S ALREADY VERY HEAVILY COVERED BY FEDERAL TERRITORIAL INSURANCE, FINANCING LIKE THIS IS BEAT TO DEATH AT OTHER LEVELS OF GOVERNMENT AND PROCESS. SO KIND OF WHY ARE WE ADDING IT IN HERE, WHICH APPEARS TO BE JUST ANOTHER LAYER OF WORK? YEAH. MR. VAN DINE, THAT'S WHY THESE PROCESSES ARE PROCESSES THAT ALLOW OTHERS TO LOOK AT AND RESPOND TO OUR GREAT THOUGHTS AND GIVE US SUGGESTIONS BACK. SO IT'S, THE TOPIC AREA IS DEFINITELY AN AREA THAT'S OF PUBLIC INTEREST AND WE WANT TO MAKE SURE THAT WE'RE RESPONDING TO PUBLIC INTEREST IN, IN THE AREAS THAT ARE IMPORTANT TO THEM. IN TERMS OF LAYERING OR POTENTIALLY OVERLAYING OR OVER OVERSTRETCHING, WE'RE TRYING TO, AS HAS BEEN SAID BEFORE, STRIKE STRIKE, A BIT OF A BALANCE OF ACKNOWLEDGING THE THE PUBLIC INTEREST AS WELL AS WHAT TOOLS ARE AVAILABLE. I'LL INVITE DIRECTOR WHITE TO, TO RESPOND TO HOW WE ARE IN THE COOKING PROCESS. WE'RE COOKING A COMMUNITY PLAN AND WE'RE NOT QUITE DONE YET. SO DIRECTOR WHITE, WOULD YOU LIKE TO RESPOND? I THINK IT'S REALLY THE SAME RESPONSE OF LET'S WE'LL TAKE THE BACK AND TAKE A LOOK. WE DON'T WANT TO BE DUPLICATING, BUT IF THERE IS ANOTHER LEVEL OF GOVERNMENT THAT HAS THE GREATER AUTHORITY, THEN IT'S THEIR AUTHORITY THAT RULES ANYWAYS. SO LEAVE IT WITH US. DEPUTY MAYOR. THANK YOU. AND JUST WHILE YOU'RE DOING THAT, PARTICULAR CONCERN IS THERE'S A LOT OF REFERENCES TO ADJACENT CONTAMINATED SITES. I HAVE ABSOLUTELY ZERO ABILITY AS A AS A LANDOWNER OR RESIDENT TO HAVE ANY KNOWLEDGE ABOUT A PRIVATE PROPERTY NEXT TO ME. AND I CAN'T CONTROL IT. I CAN'T ACCESS ENVIRONMENTAL REPORTS. I HAVE NO ABILITY TO. SO IF YOU'RE. AND TO BE FRANK, IF SOMEONE PULLS THE CONTAMINANTS FILE WITH THE SEC, ESSENTIALLY EVERYONE IN THE ENTIRE CITY IS WITHIN A FUEL SPILL AT SOME POINT. I DON'T WANT THIS TO BECOME SOME KIND OF LIMITING FACTOR. BECAUSE HOW IT'S WORDED IS EVERYTHING'S ADJACENT IN TOWN. [00:40:04] SO YEAH, I CAUTION US TO EVEN HAVE THIS IN THERE, BUT WHAT'S THE OTHER ONE? THAT'S MORE ACTIVITY NODES. CAN I HAVE SOME CLARITY? LIKE THERE'S LITTLE DOTS ON A MAP. ARE WE TALKING LIKE RIGHT WHERE THOSE LITTLE NODES ARE? IS THERE LIKE A KIND OF AREA AROUND IT? KIND OF WHAT ARE YOU ENVISIONING FOR ADJACENT TO A NODE? I GUESS A LITTLE MORE CLARITY ON KIND OF THE SIZE OF THAT, HOW IT'S GOING TO WORK. MR. VAN DINE. I'LL TURN IT OVER TO THE NODE EXPERT, MR. ALAM. THERE YOU GO. MR. MAYOR SO THIS MAP IS NOT THE MOST UPDATED MAP. WE'LL HAVE AN UPDATED MAP IN OUR NEXT PRESENTATION. THE LINE THAT YOU SEE IN THE MAP REPRESENTS THE CORRIDOR YOUR TRANSIT CORRIDOR, AND THE ACTIVITY NODES ARE SOME STRATEGIC INTERSECTION POINTS WHERE WE IDENTIFIED THAT WE CAN HAVE MORE ACTIVITIES THAT WILL SUPPORT THE TRANSIT CORRIDOR. IS THAT ANSWER YOUR QUESTION OR. YEAH. IT REFERS TO A CERTAIN KIND OF DENSITY, MIXED USE, THOSE KIND OF THINGS AROUND NODES. BUT WHAT DOES AROUND MEAN? IS IT RIGHT IN THOSE NODES? IS IT A KILOMETER AROUND THAT NODE? LIKE WHAT'S YOUR DEFINITION OF THE SPACE? BECAUSE THAT REALLY MATTERS. SO LAYER ON REQUIREMENTS. YEAH. THROUGH MR. MAYOR THAT IS BASICALLY THE INTERSECTION AND THE DEVELOPMENT SURROUNDING THE INTERSECTION. SO THAT MIGHT INCLUDE THE SITES, THE PROPERTIES AROUND THAT INTERSECTION, AS WELL AS THE INFRASTRUCTURE WITHIN THE INFRASTRUCTURE. IT CAN BE SIDEWALK, IT CAN BE THE LIGHTING, IT CAN BE A LANDMARK NEAR OR AT THE CORNER OF THE INTERSECTION. SO ALL THOSE THINGS TO PROMOTE AND TO ENHANCE THE ACTIVITY OF THAT OF THAT PARTICULAR NODE. OKAY. THANK YOU. MOVING ON TO MUNICIPAL INFRASTRUCTURE. I UNDERSTAND THAT YOU WANT TO, YOU KNOW, HAVE DENSE GROWTH. YOU WANT TO BE ON CITY WATER AND SEWER. THIS WAS THE REASON I WANTED COST RECOVERY ON WATER, TRUCK, WATER AND SEWER. WAS EXACTLY WHAT I THOUGHT WOULD HAPPEN WAS WE'RE ESSENTIALLY PROHIBITING ANY DEVELOPMENT FOR RESIDENTIAL OUTSIDE OF, OF PIPE SERVICES. WE'RE VERY LAND CONSTRAINED AND WE CAN'T REALLY AFFORD TO PUSH WATER AND SEWER TO OTHER PARTS OF THE CITY. AND THERE'S A LOT OF LAND THAT WE OWN THAT WOULD BE USABLE FOR HOUSING IF IT WAS, A TRUCK WAS AN OPTION. SO MAYBE A BIT OF RATIONALE ON, ON WHY WHEN IT'S CHEAPER FOR US TO BUILD. WE HAVE LOTS OF LAND AVAILABLE FOR TRUCK SERVICES. WHY WOULD WE SAY NO TO THAT GOING FORWARD? WHAT'S THE RATIONALE? SO WE'LL LET ADMIN RESPOND. BUT I WILL HAZARD WE HAVE DEBATED THAT AT COUNCIL ALREADY, BUT I'LL LET MR. VAN DINE IF YOU HAVE ANYTHING TO ADD. SO I THINK THE UNDERLYING PHILOSOPHY HERE IS TRYING TO ENCOURAGE ACCESS TO PIPED SERVICE FOR ALL KINDS OF EFFICIENCY AND SUSTAINABLE SUSTAINABILITY REASONS. ONE OF THE, ONE OF THE POINTS THAT HAVE BEEN MADE, I THINK REPEATEDLY HERE ON THIS SUBJECT IS ALSO THE QUESTIONS AROUND SAFETY. AND SO WHEN THE CITY FINDS ITSELF IN A POSITION TO EXTEND GROWTH IN AREAS THAT ARE NOT SUPPORTED BY PIPED WATER AND SEWER, IT HAS TO DO SO WITH ITS EYES WIDE OPEN AND WITH THE, THE ABILITY TO MAKE SURE THAT WE ARE ABLE TO SUPPORT IT FROM A FIRE AND EMERGENCY SERVICES POINT OF VIEW. THEY MARKET AND IF THE MARKET AND OTHER ASPECTS ARE SUFFICIENT THAT IT WANTS TO SUPPORT AN ALTERNATIVE TO OR IN AREAS THAT ARE NOT SUPPORTED BY WATER AND SEWER FOR WHATEVER REASON. THEN THERE ARE WAYS IN WHICH THAT CAN BE ACHIEVED, BUT WE WOULD LIKE TO DO THAT WITH EYES WIDE OPEN AND WITH THE CITY AND COUNCIL TAKING THAT THE FULL COST TO THE CITY, BOTH IN THE SHORT AND THE LONG TERM, INTO ACCOUNT WHEN WHEN MAKING SUCH DECISIONS. AND IF I COULD ADD IT HAS BEEN DOCUMENTED AND I KNOW IT'S AN UNPOPULAR OPINION, BUT IT'S BEEN DOCUMENTED NOT JUST IN THE CITY OF YELLOWKNIFE, BUT ELSEWHERE, THAT THE LOW INTENSITY RESIDENTIAL DEVELOPMENT THAT IS REQUIRED TO BE BUILT ON TRUST SERVICES OR PRIVATE SERVICES OF ANY TYPE, THE PROPERTY TAXES THAT THE MUNICIPALITY MAKES BACK FROM THAT DEVELOPMENT DOES NOT COVER THE COST, BECAUSE THE COST OF THOSE SERVICES IS ACTUALLY GREATER THAN SEWER AND WATER PIPE. SO WHAT WE ARE PROPOSING TO DO IS CONNECT SEWER AND WATER THE MOST EFFICIENT WAY THAT WE CAN. AND THE OTHER COST THAT THE CITY MANAGER IS ALLUDING TO IS THEN WHO IS PROVIDING THE WATER SUPPLY FOR THE FIRE PROTECTION IN THOSE AREAS? [00:45:06] ALSO, THE COST IS ENORMOUS. SO IT'S THE COST TO CURRENT TAXPAYERS. IT'S THE COST TO THE FUTURE OWNERS, IT'S THE COST TO THE DEVELOPMENT AND ULTIMATELY THE COST TO THE CITY. SEWER AND WATER IS JUST MORE COST EFFECTIVE ON PIPE. THANK YOU, DEPUTY MAYOR WARBURTON. THANK YOU. THAT'S WE TALKED ABOUT BEFORE, BUT I JUST WANTED TO MAKE SURE THAT WAS VERY CLEAR BECAUSE THIS IS A VERY, VERY BIG POLICY THING TO BAKE INTO A COMMUNITY PLAN BECAUSE WE'RE ESSENTIALLY SAYING HUNDREDS OF ACRES OF OUR CITY ARE NOT AVAILABLE FOR HOUSING. THAT'S THAT'S WHAT WE'RE SAYING. SO JUST TO BE VERY CLEAR, THAT'S INCLUDED. THAT'S, THAT'S WHAT WE'RE DOING EFFECTIVELY. SO AND IT MEANS THAT WE CAN'T PROPOSE IT BECAUSE IT WOULD BE DENIED IF YOU APPLIED FOR LAND AND WANT TO DO HOUSING, BECAUSE THE PLAN DOESN'T SAY YOU CAN DO IT. SO AND THEN AROUND INFRASTRUCTURE, THERE'S A SECTION WHERE IT SAYS, IF YOU ARE GOING TO PUSH WATER AND SEWER OUT TO A, YOU HAVE TO PROVIDE ACCESS FOR TWO ADDITIONAL PARCELS. JUST CURIOUS, WHAT DOES THAT MEAN? DO I HAVE TO SERVICE MY NEIGHBORS IF I WANT TO DEVELOP A LOT OR KIND OF LIKE, HOW IS THAT ENVISIONED IN PRACTICALITY? MR. VAN DINE. I'LL ASK MISS WHITE TO RESPOND. I THINK THINK ABOUT THIS BIGGER THAN JUST THE WAY THAT IT'S STATED. SO WE'RE HOPING THAT AND WE'VE HAD THIS CONVERSATION AT COUNCIL THAT THIRD PARTIES ARE GOING TO START TO HAVE AN INTEREST IN DEVELOPING SO THAT THE CITY GETS OUT OF DEVELOPING. IT'S SO THAT YOU AS DEVELOPER WARBURTON, DON'T JUST BRING OUT PIPE TO YOUR INDIVIDUAL AREA THAT YOU THINK ABOUT IT IN A MORE COMPREHENSIVE DEVELOPMENT, THAT THERE SHOULD BE PIPE GOING OUT BECAUSE THE COST IS EXPENSIVE, NOT JUST FOR YOU AS A DEVELOPER, BUT CONNECTING TO MULTIPLE PROPERTIES IS FAR BETTER AND FAR MORE SUPPORTED THAN DOING IT JUST FOR ONE PROPERTY. SO MAYBE WE NEED CLARITY. SO WE'LL GO BACK AND LOOK AT IT. BUT THAT IS WHAT WE'RE TALKING ABOUT. THANK YOU, DEPUTY MAYOR. THANK YOU VERY MUCH. YEAH, NO, I APPRECIATE THAT. YEAH. AND JUST A GENERAL COMMENT. SO WITH THE VARIOUS STUDIES AND PROPOSALS AND THINGS THAT SOME WOULD NEED TO DO, THIS SECTION HAS ABOUT 10 OR 12 POTENTIAL MORE KIND OF THINGS YOU'D HAVE TO DO TO, TO BUILD SOMETHING IN THE CITY. I KNOW IT'S NOT ALL AT ONCE AND ALL AT THE SAME TIME, I APPRECIATE THAT. BUT WE DID HOUSING ACCELERATOR FUND MONEY AND THE INTENT OF THAT WAS TO SIMPLIFY, STREAMLINE. AND I GUESS BROADLY, MY CONCERN IS THAT WHAT I'M SEEING IS MORE POLICY LAYERS AND MORE STUDIES AND MORE THINGS. WE'RE GOING THE OTHER WAY. I FEEL LIKE WE'RE IN SOME SECTIONS THAT MANDATE DEVELOPMENT PERMITS IF YOU'RE CLOSE TO THINGS. SO I'M NERVOUS ABOUT, YOU KNOW, WE'VE SAID WE'RE GOING TO DO ONE THING AND NOW THIS APPEARS TO BE KIND OF GOING BACK TOWARDS THE OTHER WAY. WHICH WAS, I THINK, NOT THE INTENT OF US ACCEPTING THAT FUNDING. SO I HAVE MORE QUESTIONS LATER WHEN WE HAVE THE WHOLE REVIEW, BUT THAT'S MY GENERAL FEEDBACK. THANK YOU. THANK YOU VERY MUCH, DEPUTY MAYOR WARBURTON. FOR MYSELF. YEAH. I MEAN, YOUR LAST COMMENT IS DEFINITELY SOMETHING THAT'S SORT OF SITTING IN MY BRAIN AND IN MY IN MY GUT THE WHOLE TIME IS MAKING SURE THAT WE'RE PUTTING IN POLICY THE DIRECTION OF THE CITY WE WANT, BUT WITHOUT CREATING A BURDENSOME STRUCTURE. SO WITH THAT AS THE UNDERLAY ON PAGE 37, AND SIMILAR TO DEPUTY MAYOR WARBURTON, I'M REFERRING TO THE PDF PAGES, NOT THE THE DOCUMENT. BUT WHEN WE LOOK AT, YOU KNOW, HOW ARE THE, YOU KNOW, AS I'LL SAY, QUOTE UNQUOTE SIGNIFICANT WOODLANDS REALLY DEFINED BY THE COMMUNITY BECAUSE I KNOW MR. ELAM, YOU MENTIONED THERE IN YOUR PRESENTATION TOO, THAT THE MAPS ARE FROM 2010 AND THAT IT'S REALLY JUST AN EXAMPLE. SO WHICH IT WASN'T CLEAR TO ME WHEN I WAS READING IT. SO CAN YOU SPEAK TO, YOU KNOW, HOW WILL THIS TRULY BE SCOPED OUT IN A COMMUNITY PLAN DOCUMENT TO BE FULLY UNDERSTOOD BY SOMEBODY WHO'S LOOKING TO DO A PIECE OF DEVELOPMENT AND THEM KNOWING WHAT SIGNIFICANT WOODLAND MEANS AND WHAT THE IMPLICATIONS ARE FOR THEM AS A RESULT OF THAT. MR. VAN DINE. SO THANK YOU. SO THIS IS AN IMPORTANT OPPORTUNITY TO CLARIFY THE, THE INTENT AND THE, THE INTERCONNECTEDNESS. SO DIRECTOR WHITE AND, AND MR. ALAM, DO YOU MIND RESPONDING? SO I'LL START AND THEN I WILL ASK MR. ALAM TO ADD. SO WHEN WE'RE TALKING ABOUT WOODLANDS AND WETLANDS YES, THE, THE DEFINITIONS AND WHAT THEY ARE AND SOME PARAMETERS AROUND THEM ARE INCLUDED IN THE PLAN. BUT WHAT IT'S IMPORTANT TO THINK ABOUT IS THINKING ABOUT THEM AS WITH REGARD TO THEIR ECOLOGICAL SIGNIFICANCE, RIGHT? SO ONE TREE ALONE, WHILE IT IS IMPORTANT, DOESN'T HAVE THE SAME ECOLOGICAL IMPACT OR ENVIRONMENTAL STABILITY FACTOR AS, SAY, A STAND OF TWO HECTARES OR GREATER OF TREES. JUST USING THAT AS AN EXAMPLE. SAME WITH WETLAND, SMALL MARSH AREA THAT ONLY HAS MAYBE SOME, YOU KNOW, GRASS IN AND AROUND THE AREA VERSUS THINK OF NIVEN LAKE, SOMETHING THAT IS HOME TO SO MANY SPECIES WHO BOTH MIGRATE AND STAY ALL YEAR ROUND AND [00:50:04] HAVE AN ECOLOGICAL FUNCTION OF ITS OWN SEPARATE. SO THINKING ABOUT HOW THAT WORKS TOGETHER WHAT WE ARE GOING TO HAVE IS, WHICH YOU HAVEN'T SEEN BECAUSE IT'S PART OF KIND OF THE SECTIONS WE ALREADY HAVE, WE'RE GOING TO BE ADDING TO THEM WHEN YOU KIND OF NEED THESE THINGS. SO WHEN ARE THESE STUDIES TO BE PUT FORWARD. SO THAT'LL DEFINE THE DIFFERENCE BETWEEN AT THE LOT LEVEL VERSUS AT THE WHOLE OF THE DEVELOPMENT LEVEL, WHICH IS ALSO WHY THESE AREA DEVELOPMENT PLANS ARE SO IMPORTANT. PLANS OF SUBDIVISION ARE SO IMPORTANT. THAT'S THE THE SCALE AND THE LEVEL, NOT WHEN YOU KNOW, CHARLES WANTS TO GO AND PUT A SHED IN HER BACKYARD, RIGHT? SO THAT WILL BE LAID OUT MORE CLEARLY BECAUSE I ALSO HEARD WE, WE ALSO HEARD EITHER LAST COUNCIL OR THE GPC BEFORE THAT. ALSO IDENTIFYING LIKE WHEN IS AN AREA DEVELOPMENT PLAN REQUIRED AND WHAT DOES IT HAVE TO HAVE? SO WE'RE IN AN IMPLEMENTATION SECTION THAT MOHAMMAD WAS SPEAKING TO ARE GOING TO BE INCLUDING THESE THINGS. SAME FOR SUBDIVISION, SAME FOR, YOU KNOW, WHAT STUDIES THE DEVELOPMENT OFFICER MAY ASK FOR. SO IT'LL ALL BE LAID OUT. SO WHILE IT'S INCLUDED IN THE BODY OF ALL OF THESE POLICY SECTIONS OR INCLUDED IN EACH INDIVIDUAL DESIGNATION WHEN YOU NEED THEM IS GOING TO BE OUTLINED MORE SPECIFICALLY IN ONE SECTION. BUT MOHAMMAD, IS THERE ANYTHING TO ADD TO? MR. MAYOR, I JUST WANTED TO ADD ONE THING IS ABOUT THE MAP THAT YOU MENTIONED. THE MAP, I MEAN, IS NOTHING NEW. MOST OF THE MESSAGES USE CERTAIN DATABASE TO IDENTIFY AS JUST TRIGGER POINT, BUT IT'S NOT THE FINAL ESTABLISH AS I MENTIONED IN MY PRESENTATION. THE FINAL ESTABLISHED WOODLAND WILL BE IDENTIFIED WHEN THE DEVELOPER WILL PROPOSE THE DEVELOPMENT AND WILL HAVE AN INITIAL SCREENING OR INVESTIGATION OF THAT AREA. THEY'LL PROVIDE OTHER IMAGERY OR SURVEY DRAWING OR WHATEVER. THAT WOULD BE THE TRIGGER POINT. BUT ALSO AT THAT POINT, THEY WILL NOT PROVIDE THE EYES OR ENVIRONMENTAL IMPACT STUDY. THERE WILL BE AN INITIAL, WE CALL IT ENVIRONMENTAL IMPACT BRIEF THAT PROVIDES AN INITIAL IDEA OF THE SITUATION THERE, AND THAT ACTUALLY DECIDE WHETHER A FULL, THOROUGH ENVIRONMENTAL IMPACT STUDY WILL BE REQUIRED OR WE DON'T NEED THAT AT ALL. SORRY, CAN I. THROUGH YOU, MR. CHAIR. JUST ADD ONE OTHER THING. ONE OF THE POLICIES THAT WE ARE SEEING IN THE DRAFT PLAN IS ABOUT SPECIES AT RISK. AND SO WHILE AT THIS POINT IN TIME, AND I'M GOING TO USE THE EXAMPLE OF BAT BECAUSE BATS ARE A SPECIES AT RISK IDENTIFIED BY THE FEDERAL GOVERNMENT. WE MAY HAVE THEM IN OUR AREA, BUT BECAUSE THEIR HIBERNACULA AREN'T HERE, THERE'S NO PROTECTION THAT IS GOING TO BE REQUIRED. BUT SHOULD THROUGH CLIMATE CHANGE, THROUGH CHANGING WEATHER PATTERNS, THROUGH MIGRATION, SOME OF THESE ENDANGERED AND THREATENED SPECIES ACTUALLY MOVE INTO OUR AREA, WE WILL HAVE THESE POLICIES IN PLACE TO PROTECT THOSE TYPES OF THINGS. SO IT'S ALSO AT THE TIME THAT IT'S REQUIRED. THERE'S ALSO OTHER SPECIES THAT ARE IN OUR COMMUNITY, BUT PROTECTING THEM JUST IS BEYOND THE CAPACITY OF SOMEBODY AT THE DEVELOPMENT LEVEL. SO THINKING BUMBLEBEES, THEY FLY ALL OVER THE PLACE. MANY OF THEM ARE THREATENED RIGHT NOW. SO THINKING OF THE CONTEXT AS WELL, IT'S NOT JUST BECAUSE THE PLAN SAYS THIS, IT'S ALSO BUT IS IT REAL? SO IF WE DON'T HAVE THAT HIBERNACULA, WE'RE NOT PROTECTING THEM. THANK YOU. THANKS. YEAH, IT'S, I APPRECIATE AS A POLICY GUY FROM, YOU KNOW, MY OWN WORLD I APPRECIATE THE LEVEL OF TRYING TO GRAPPLE WITH THESE ISSUES BEING ON THIS SIDE. I'M STRUGGLING WITH, YOU'RE LOOKING AT COMING IN AND DOING SOME DEVELOPMENT IN THE CITY, LOOKING AT BUILDING SOMETHING, A BUSINESS, HOUSING, ETC. AND YOU BET IN AND YOU START, YOU BUY A PROPERTY AND YOU'RE STARTING TO GET INTO THIS AND NOW YOU'RE FACED WITH COSTS THAT AREN'T CLEAR. YOU'RE FACED WITH A MAP THAT DOESN'T TRULY AND NO FAULT. IT'S WHAT WE HAVE. SO I'M NOT. THIS IS NOT A FAULT TO ADMIT IT'S WHAT WE HAVE, BUT IT'S. I'M, TO WHAT LEVEL WE THEN PUT THESE SORT OF REQUIREMENTS INTO THE COMMUNITY PLAN IF WE CAN'T BE 100% CONFIDENT IN THEM AT THE GET GO? BECAUSE OTHERWISE WE'RE JUST GOING TO, TO MY MIND, WILL JUST FREEZE OUT PEOPLE TO LOOK AT OUR COMMUNITY BECAUSE SOMEBODY WILL GO, I DON'T REALLY KNOW WHAT I'M GETTING INTO AND THE POTENTIAL FUTURE COSTS. SO I'LL BUY PROPERTY OF LAND, PUT IN DEVELOPMENT, AND THEN I'M GOING TO BE FACED WITH ENVIRONMENTAL IMPACT STUDIES, SPECIES AT RISK THAT MAYBE WEREN'T A CONSIDERATION YEARS AGO, BUT NOW BECOME THIS IS WHAT I DON'T HAVE. THIS IS ALSO JUST ME GIVING MY THOUGHTS RIGHT NOW. I DON'T HAVE A SOLUTION TO THIS AT THE MOMENT. SO I'LL LOOK FORWARD TO THE THE NEXT DRAFT. AND IF I'VE GOT ANY MORE THOUGHTS, I'LL PASS THEM ON TO ADMIN IN THE INTERIM. BUT THAT'S WHAT I'M STUCK ON WITH A LOT OF THESE, THE ENVIRONMENTAL PIECES. SO INSTEAD OF RAMBLING, I'LL JUST CONTINUE ON IN QUESTIONS. GOING WHAT OTHER PEOPLE HAVE ALREADY ASKED. PAGE 52. [00:55:03] WHEN WE GET TO CLIMATE ACTION, I THINK I DON'T NEED TO JUSTIFY MYSELF WHEN I TALK ABOUT HOW I FEEL THE IMPORTANCE OF CLIMATE ACTION IS INCREDIBLY IMPORTANT. HOWEVER, WHEN I LOOK AT THIS SECTION OF THE COMMUNITY PLAN, I REALLY THIS IS MORE OF JUST A COMMENT. I DON'T SEE ANYTHING THAT ISN'T ALREADY IN OUR CLIMATE ACTION PLAN. SO I GUESS HOW DOES IT MEAN? SEE THE DIFFERENCE BETWEEN THE CLIMATE ACTION PLAN AND SORT OF THOSE COMMITMENTS AND THINGS LIKE THE BUILDING BYLAW THAT DIRECTOR WHITE WAS YOU WERE MENTIONING, OR OUR DEVELOPMENT INCENTIVES? AND HOW IS THIS DIFFERENT FROM THAT CLIMATE ACTION PLAN? IS THIS DO YOU SEE THIS AS BEING SORT OF A CENTRAL ELEMENT TO BEING ABLE TO IMPLEMENT THAT PLAN IN FULL. BECAUSE I KNOW, YOU KNOW, MOST OF WHAT'S IN THAT PLAN IS EITHER THINGS THE CITY IS DOING OR THINGS WE'RE ADVOCATING FOR. I'M JUST TRYING TO GRAPPLE WITH HAVING A CLIMATE ACTION PLAN OVER HERE AND THEN HAVING POLICY REQUIREMENTS WITHIN THE COMMUNITY PLAN THAT AGAIN, THE BACK TO WHAT DEPUTY MAYOR WARBURTON FLAGGED COUNCILLOR PAYNE HAD FLAGGED, YOU KNOW, PUTTING IN TOO MANY BARRIERS TO, TO GETTING THINGS MOVING. MR. VAN DINE. THANK YOU, MR. CHAIR. SO I'LL JUST MAYBE TAKE A MOMENT AND SORT OF SUMMARIZE SOME OF THE THINGS THAT I THINK ARE COMING TOGETHER IN THE FORM OF A POTENTIAL PRINCIPLE. IT SOUNDS TO ME THAT COUNCIL, OR AT LEAST SOME OF THE VIEWS EXPRESSED TODAY AND LAST WEEK BY COUNCIL SUGGEST THAT, YOU KNOW, THERE IS THERE NEEDS TO BE A PRINCIPLE OF SIMPLICITY. AND THAT PRINCIPLE NEEDS TO BE THOUGHT THROUGH IN TERMS OF MAKING SURE THAT AT THE END OF THE DAY, THE CUMULATIVE EFFECT OF ALL THE LITTLE BITS AND PIECES DON'T ADD UP TO SOMETHING THAT WAS MAYBE POTENTIALLY UNINTENDED. SO, SO THAT, THAT, THAT MATH OF YOU KNOW, THE CUMULATIVE EFFECT OF THE DIFFERENT YOU KNOW, POLICY PIECES, I THINK IS, IS WORTHY OF, OF US TO, TO ANALYZE AND TO TAKE BACK AND THINK ABOUT WITH A VIEW TO TEST BACK TO COUNCIL AND TEST BACK TO THE PUBLIC THROUGH THE THE APPROPRIATE PUBLIC FACING CHANNELS ABOUT, ABOUT KEY PRINCIPLES THAT THAT THE COUNCIL WANTS TO WANTS TO LEND ITS SUPPORT TO. WITH RESPECT TO MAYBE A COMMENT MADE EARLIER ONE OF THE ECOLOGICAL QUESTIONS THAT COMMUNITY PLANS JUST IN TERMS OF THE WAY THE LEGISLATION IS LAID OUT AND OUR REQUIREMENTS AND WHAT THEY MUST CONTAIN. I MEAN, THEY'RE LIMITED, OBVIOUSLY IN SOME RESPECTS THAT THEY DON'T TAKE INTO ACCOUNT THE LARGER REGION. SO, YOU KNOW, WE'RE IN A BOREAL REGION, WE'RE IN AN AREA THAT HAS, YOU KNOW, LOTS OF SIMILAR THINGS THAT ARE JUST LIKE THE THINGS INSIDE THE CITY BOUNDARIES THAT ARE JUST OVER THERE. AND SO THE CUMULATIVE, THE IMPACT AND THE MATERIAL IMPACT ON OUR REGULATORY FRAME THAT WE PUT OVER THAT WITHIN CITY BOUNDARIES VERSUS WHAT'S OUTSIDE OF THE CITY BOUNDARIES IS A IS A LEGITIMATE QUESTION. AND I THINK THAT THAT IS SOMETHING THAT EITHER THROUGH DEVELOPMENT PROPOSALS OR THROUGH THE REGULAR PROCESS WHERE THE CITY SITS WITHIN AN ECOLOGICAL REGION WITH ECOLOGICAL CONSTRAINTS AND OPPORTUNITIES, I THINK IS MATERIAL. AND OUR ABILITY TO, TO SITUATE THE CITY WITHIN A LARGER REGION ECOLOGICALLY AND THEN HAVE A RULE SET THAT TAKES THAT INTO ACCOUNT IS, IS SOMETHING THAT WE MIGHT NEED TO TO CONTEMPLATE. IN TERMS OF POLICIES, ALL THE POLICY DOCUMENTS REALLY DO NEED TO TALK TO ONE ANOTHER, AND SO OUR CLIMATE ACTION PLAN IS, IS YOU KNOW, RECENTLY APPROVED AND ADOPTED THE COMMUNITY PLAN. NOT SPEAKING TO CLIMATE ACTION, I THINK WOULD BE A SHORTFALL. THEY'RE MEANT TO ACT TOGETHER AND TO BE COMPLEMENTARY AND TO BE WORKING, WORKING TOGETHER, BUILDING CODES, THE WHOLE LEGAL FRAMEWORK AND REGULATORY FRAMEWORK DOES WORK TOGETHER. AND IT DOES HAVE A MEASURE OF INTERPRETATION AND SOME MEASURE OF SUBJECTIVITY, BUT CERTAINLY THE ARCHITECTURE OF A HIGHER PLAN FOLLOWED BY A SUBDIVISION FOLLOWED BY, YOU KNOW, A LOT SPECIFIC PLAN ARE SUPPOSED TO WORK TOGETHER WITH THE OTHER REGULATORY INSTRUMENTS THAT THAT WE HAVE. IF COUNCIL'S OF THE MIND THAT THE DRAFT LANGUAGE WITHIN OUR ON CLIMATE CLIMATE ACTION IN THIS PARTICULAR VERSION OF THE COMMUNITY PLAN IS HEADING IN A DIFFERENT DIRECTION THAN WHAT THEY'VE JUST YOU'VE RECENTLY APPROVED THEN BY ALL MEANS, JUST YOU KNOW, JUST DRAW THAT TO OUR ATTENTION AND WE'LL MAKE SURE THAT WE'RE WE'RE, WE'RE ALIGNING AND COMPLEMENTING RATHER THAN TAKING THINGS IN A DIFFERENT DIRECTION. I TOOK AN OPPORTUNITY TO SPEAK TO A BUNCH OF THINGS THERE, BUT I'LL INVITE DIRECTOR WHITE TO ROUND OUT AND FILL IN ANY, ANY GAPS THAT I MAY HAVE MISSED. [01:00:05] I ACTUALLY JUST WANTED TO USE AN EXAMPLE TO TRY TO SHOW THE FLOW THROUGH THAT THE CITY MANAGER IS SPEAKING TO. SO THE COMMUNITY PLAN IS THE OVERARCHING POLICY AND THE DIRECTION THAT CITY COUNCIL WANTS TO SET GOING FORWARD. IT DOES TIE WHETHER IT'S THE CLIMATE ACTION PLAN OR THE TRANSPORTATION PLAN, SEWER AND WATER MASTER PLAN, SOLID WASTE MANAGEMENT PLAN, ALL OF THOSE PIECES. SO WE IN THE HIGHER COMMUNITY PLAN DIRECT TO THOSE THINGS FOR THOSE DETAILS. ONE OF THE REASONS THAT WE DO THAT IS SO SAY SOMETHING CHANGED IN OUR CLIMATE ACTION PLAN. YOU DON'T NEED TO GO BACK AND DO A COMMUNITY PLAN AMENDMENT TO AFFECT THE CHANGE THAT IS IN THE CLIMATE ACTION PLAN. BUT ONE THING THAT THE POLICIES SHOULD DO, AND I THINK THEY DO, IS POINT TO THE CLIMATE ACTION PLAN TO SAY, OKAY, IN ORDER TO MEET THE OBJECTIVES OF THE COMMUNITY PLAN, YOU NEED TO MAKE SURE THAT YOU'RE FOLLOWING X, Y, AND Z IN THE CLIMATE ACTION PLAN. BUT THE DETAILS WOULD BE IN WHATEVER THAT PIECE IS. SO I'M GOING TO USE DISTRICT ENERGY AS AN EXAMPLE. SO IF YOU'RE BUILDING SOMETHING IN AN AREA THAT HAS THAT IMPLEMENTED, THE CITY IS IN THE PROCESS OF DRAFTING, WHICH WILL ALSO BE BEFORE COUNCIL IN 2026, A DRAFT DISTRICT ENERGY POLICY. RIGHT? SO YOU HAVE TO MEET THE TERMS OF THAT WHEN YOU'RE BUILDING OUT WHETHER THAT IS THE INFRASTRUCTURE FOR THAT OR SOMETHING THAT IS CONNECTING TO IT. BUT WE'RE NOT GOING TO TELL YOU HOW TO DO THAT IN THE COMMUNITY PLAN. WE'RE JUST GOING TO SAY IT'S A GOAL AND OBJECTIVE OF THE CLIMATE ACTION PLAN. GO SEE THE IMPLEMENTATION OF THAT. SO IT'LL BE THE SAME WITH SOME OF THE THINGS FOR THE TRANSPORTATION PLAN. THAT'S KIND OF HOW IT WORKS. SO THEY SHOULD ALIGN, CITY MANAGER'S RIGHT. IF FOR SOME REASON, ONE SAYING TO DO ONE THING AND ONE'S DOING THE OTHER, LET US KNOW. BUT THAT'S KIND OF HOW THEY SEE. SO THEY SHOULD BE VERY SIMILAR OR REFLECTIVE. THANK YOU. THANKS FOR THAT. YEAH, I THINK THANKS FOR THE EXAMPLE THERE. THE CITY MANAGER, I THINK YOU HIT IT ON THE HEAD FOR ME ANYWAY, IN TERMS OF THINKING ABOUT THE CUMULATIVE EFFECT OF ALL OF THE PIECES. AND, YOU KNOW, MY NEXT QUESTION THAT I WAS GOING TO ASK NOW RELATES TO, BUT IT'S MORE OF A MAYBE COMMENT RATHER THAN A QUESTION. BUT YOU KNOW, THIS EXAMPLE WAS FROM PAGE 64, WHERE IT LOOKS AT NEW DEVELOPMENT AROUND SHALL PARTICIPATE IN ACTIVE TRANSPORTATION INFRASTRUCTURE UPGRADES IN FRONT OF OR ABETTING THEIR DEVELOPMENT WHERE WARRANTED. AND I THINK SOME OF MY CONCERN AROUND THIS SORT OF THE CUMULATIVE EFFECT ARE THERE'S A LOT OF AREAS WHERE WE TALK ABOUT WHERE WARRANTED, WHERE APPROPRIATE. AND I DON'T HAVE CLARITY ON WHAT THOSE APPROPRIATE ARE WARRANTED MEAN. SO, YOU KNOW, WHEN WE'RE GETTING AT A POLICY DOCUMENT, I AGREE THAT YOU CAN'T GO TOO FAR INTO THE WEEDS, BUT AT THE SAME TIME, IF COUNCIL IS GOING TO DELEGATE THAT RESPONSIBILITY OVER TO ADMIN TO IMPLEMENT THIS COMMUNITY PLAN BYLAW ON DEVELOPMENTS, I NEED TO KNOW WHAT THINGS ARE APPROPRIATE OR WARRANTED. SO IF WE'RE GOING TO DELEGATE THAT AUTHORITY DOWN TO STAFF, WHICH IS WHAT WE SHOULD BE DOING THROUGH BYLAW LIKE THIS, I THOUGH THEN NEED TO KNOW THAT WHEN SOMEBODY WHO BOUGHT A PROPERTY IS LOOKING TO DO DEVELOPMENT, TOWN COMES TO ME AND SAYS, HEY, THEY'RE TELLING ME I NEED TO DO THIS. AND I GO, WELL, IT SAYS WE'RE WARRANTED. AND THEY GET TO MAKE THE CALL. I CAN'T STAND OVER THAT. SO I NEED TO KNOW IF WE'RE GOING TO DELEGATE THAT AUTHORITY. WHAT'S THE FIVE CRITERIA THAT YOU KNOW, I KNOW WHAT'S HAPPENING. SO WHETHER THAT'S THEN THE RIGHT WORD OR AUTHORITY OR WHATEVER I'LL LEAVE YOU TO YOURSELVES TO SORT OF GRAPPLE WITH THAT AND COME BACK TO COUNCIL IF WE NEED TO, BECAUSE I THINK THERE'S A BUNCH OF PLACES IN THE COMMUNITY PLAN WHERE THAT'S THE CASE. SO BEFORE I MOVE ON, I DON'T KNOW IF THERE'S ANY I CAN RUN WITH THAT ONE AND I CAN MOVE ON OR IF YOU HAD ANYTHING YOU WANTED TO, TO FEED BACK? NO. THAT'S GREAT. WE COULD RUN WITH THAT AND WE'LL CIRCLE BACK. I THINK, I THINK THE THE INTEROPERATION OF THE PLAN, WE NEED TO HAVE AT LEAST A REASONABLE SENSE OF BEFORE YOU APPROVE IT. AND SO THAT'S SOMETHING THAT WE CAN WORK ON. PERFECT. COOL. THEN MY LAST QUESTION THAT YOU KNOW, SLEW OF THEM THAT WE SUBMITTED. BUT THE LAST ONE THAT I JUST WANTED TO ADDRESS PUBLICLY IS ON PAGE 70. IT TALKS ABOUT PUBLIC TRANSIT SERVICE TO YELLOWKNIFE AIRPORT SHOULD BE CONSIDERED. I GUESS IF I'M LOOKING AT A POLICY DOCUMENT, IT SHOULD BE CONSIDERED SORT OF LOOKS TO ME LIKE AH SURE, WE SHOULD LOOK AT IT WHERE IT'S LIKE, IF WE SHOULD BE DOING IT, WE SHOULD BE SAYING IN OUR COMMUNITY PLAN, YOU KNOW, PUBLIC TRANSIT SERVICE TO YELLOWKNIFE AIRPORT, YOU KNOW, IS A GOAL OF CITY COUNCIL IS, YOU KNOW, WILL BE DONE OR, YOU KNOW, WILL BE. AND I DON'T KNOW WHAT THE RIGHT ANSWER TO THAT IS BECAUSE THEN, OF COURSE, YOU GET INTO THE. YOU SAY YOU'RE GOING TO DO IT, BUT THEN THE BUDGET'S NOT THERE. AND WHEN DO YOU DO IT BY? AND WE GET INTO THAT WHOLE QUANDARY, I KNOW, BUT THEN I FEEL LIKE MAYBE IT'S NOT THE RIGHT PLACE TO ACTUALLY INCLUDE IT THEN, EVEN THOUGH IF WE MIGHT WANT TO HAVE THE THE AMBITION, IS IT RIGHT TO THEN PUT IT IN THERE IF WE ACTUALLY CAN'T TRULY STAND OVER IT IN THIS MOMENT, EVEN IF WE ALL KNOW THAT THAT MIGHT, YOU KNOW, IT IS THE THING THAT SHOULD HAPPEN. SO THAT'S JUST ANOTHER COMMENT IN TERMS OF HOW I'M SORT OF LOOKING AT A LOT OF THESE DIFFERENT PIECES. [01:05:04] SO WITH THAT, I'M DONE. WE'LL GO TO ROUND TWO IF ANYBODY HAS ANY FURTHER QUESTIONS. GOING THIS WAY, GOING THIS WAY, LOOKING, LOOKING, LOOKING. DEPUTY MAYOR WARBURTON. THANK YOU. I GUESS JUST TO WRAP UP, THANK YOU FOR PICKING UP THE, THE THE VIBE OF SIMPLICITY. WHEN I LOOK AT THE LAST PRESENTATION FROM LAST GPC AND THIS GPC, I'M SEEING ESSENTIALLY NOTHING COMING OFF THE PLATE FROM THE LAST COMMUNITY PLAN. I'M JUST SEEING MORE STUFF ADDED. AND IF WE'RE ALREADY HAVING A PROBLEM ATTRACTING PEOPLE TO INVEST AND BUILD STUFF, DO HOUSING, ADDING MORE LAYERS OF POLICY. WHILE ALL, YOU KNOW, AMICABLE GOALS IS JUST MORE STUFF. SO IT'S GOING TO BE A BIGGER BARRIER FOR PEOPLE TO DO STUFF. SO THE SIMPLER WE CAN DO IT. AND I'LL HAVE SOME SUGGESTIONS IN THERE TOO, BEFORE OUR NEXT ROUND IT NEEDS TO BE MUCH SIMPLER. WE NEED TO NOT LIKE THE CONTAMINANTS. ONE IS A GOOD EXAMPLE OF SOMETHING I JUST DON'T THINK WE NEED TO WADE INTO AT ALL. IT'S COVERED EXTENSIVELY ELSEWHERE, AND WE'RE JUST DOING SOMETHING THAT MAKES MORE WORK FOR US THAT I DON'T THINK IS NEEDED. SO SPECIFIC FEEDBACK FOR FOLKS ON THE EDITS, BUT YEAH, IN GENERAL, SIMPLER. AND THEN THERE'S ALSO A NUMBER OF POINTS, WHICH I'LL GIVE EDITS TO AS WELL, A NUMBER OF POINTS IN COMMUNITY PLAN, WHICH I FEEL ARE REALLY ZONING QUESTIONS WHEN WE'RE TALKING ABOUT 30 METER BUFFERS AND THESE KIND OF THINGS, THE GENERAL IDEA OF A THING SHOULD BE IN, I THINK IN THIS DOCUMENT, WE SHOULDN'T BE DOING WEEDY BITS THAT GRANULAR. SO I'LL GIVE SOME FEEDBACK ON THOSE. I THINK IT WAS WAY MORE APPROPRIATE IN A ZONING AMENDMENT THAN THEY ARE IN A POLICY DOCUMENT. SO THANKS. THANK YOU VERY MUCH. AND THANK YOU TO STAFF. IT'S ALWAYS EASIER TO EDIT AND CRITIQUE SOMETHING. SO AS SOMEBODY WHO'S BEEN IN YOUR POSITION MANY A TIME, I REALLY DO THANK YOU. BECAUSE, YOU KNOW, STARTING OFF WITH THAT, YOU KNOW, BIG FULSOME SCOPE OF THINGS AND IT'S POSSIBLE FOR US TO THEN SORT OF GRAPPLE WITH AND CHEW ON. AND SO THANK YOU FOR THE, THE WORK TO, TO BRING THIS FORWARD AND TO GIVE US THAT CAPACITY TO SORT OF BITE INTO IT. REMINDER TO COLLEAGUES, YOU CAN EMAIL QUESTIONS AT ANY TIME. THAT'S PART OF THE NEXT PROCESS WHEN IT DOES COME BACK TO US IS ADMIN WILL BE PROVIDING THOSE RESPONSES TO US SO THAT WE HAVE MORE UNDERSTANDING ON THAT, BOTH TO QUESTIONS THAT MAY BE STILL OUTSTANDING FROM OUR GPC MEETINGS. BUT ALSO, I KNOW A BUNCH OF US HAVE SENT THROUGH OTHER QUESTIONS JUST IN WRITTEN FORM. AND AS DIRECTOR WHITE SAID, THE PUBLIC HAS ALREADY BEEN ENGAGING TOO. SO THAT'S GREAT TO HEAR. SO WITH THAT SEEING NOTHING ELSE. CAN I GET A MOTION TO ADJOURN? COUNCILLOR PAYNE SECONDED BY COUNCILOR FOOTE. EVERYBODY HAVE A LOVELY DAY. * This transcript was compiled from uncorrected Closed Captioning.