Vainwater Catchment?

First, I want to make it abundanenly clear I fully support the use of rainwater catchment to act as a supplement to one’s regular household supply for gardening. In a pinch it can be used for low summer well yields, and, properly designed it can be used as a marginal water supply system.

However, it is important to note its limitations and appropriate/cost effective applications.

In that regard, lets first take a look at the practical math of rainwater catchment on Salt Spring Island.

1. To obtain a CRD building permit for a house, using rainwater catchment as your source of potable water, it is my understanding you require 1500 square feet of catchment area – about the size of a roof on a 1400 sf, single level, home.

2. It rains about 3 feet each year on Salt Spring, which means you would be able to catch, at an absolute maximum 3’ x 1500’ – 4500 cubic feet of rain. Each cubic foot holds 6.22 Imperial gallons = 27,990 gallons per year.

3. Maximum daily available water supply is equal to 76.68 gallons.

4. Equivalent gallons per minute to a well’s output requires we first convert 76.68 Imperial gallons to US gallons, (since well outputs are rated in US gallons) = 92.08 US gallons.  (27,990/365)

5. 92.08 US gallons per day = .06 gallons per minute. (92.08/24hours = 3.83gph   3.83gph/60 = 0.063 gpm.)

6. Thus the maximum water output you can achieve solely through rainwater catchment is 63/1000ths of a gallon per minute. In other words, the output of a 1 gpm well is the equivalent to the absolute maximum yield 15.87 rainwater catchment systems as described above.

7. This means, if you accept/support rainwater catchment as a potential solution to water supply on the island, then any well, sustainably producing 1 gpm, can equally support 15 homes.

When we apply this math to our existing land use bylaws we find ourselves running smack dab into hypocrisies, absurdities, and unnecessities.

Let’s look at absurdity first.

Rainwater catchment is mandatory for use with 600sf to 900sf cottages, used for permanent rentals. This requirement was established when Bylaw 512 was crafted and signed into law two years ago by Trustees Grove and Patrick. The Bylaw “legalized” 411 of the 1300 potential properties (which can legally have a cottage) for long term rentals.

When I say “mandatory,” it means even if you have a 20 gallon a minute well on your property, you STILL have to install an engineered, approximately $20,000, rainwater catchment system.

However, apparently neither the Trustees or Islands Trust Staff did the above rainwater math when they were preparing, and discussing, the permanent rental cottage idea for a couple of years.

Remember the maximum amount of rainwater a 1500sf house can capture? Well, lets do the math for a 600 sf cottage. 600/1500 x 76.68 gallons per day = 30.67 gallons per day = 0.02 gallons per minute equivalent.

Now consider that in order to legally construct a seasonal cottage (which is an accessory use on a property) you need to first build a principal residence which requires proof of potable water by the CRD. Typically, if you are on a well, as the majority of 3 acre, island properties which qualify for having a cottage are, your output is going to be sufficient to supply your house AND an additional 0.02 US gallons per minute (which is  2.66 Imperial OUNCES a minute).

For a practical demonstration of the absurdity of it all, take out your one cup (8 ounce) measure from your cupboard, go to your kitchen tap, turn it on to a tiny dribble and time how long it takes to get to fill up to the 3 ounce line. I guarantee it won’t be 60 seconds.

That dribble = a mandatory $20,000+ cost to the property owner that is being “encouraged” to provide a long term, affordable, rental unit. A two bedroom, 900sf cottage’s mandatory, “dribble equivalent” is just 4 Imperial ounces per minute.

Okay, now let’s move on to hypocrisies.

Given Trust Staff and the two Trustees came up with, and approved, Bylaw 512, it would be reasonable to assume they believe a family of four, living in a 2 bedroom, 900 sf, cottage, can survive on one ounce per minute each = 9 gallons per day each (total of 36 gallons per day). Then answer me this – why on Earth would they turn around and require the following for secondary suites?

3.16.8 Where a lot is supplied by groundwater, a building containing a secondary suite must have sufficient available groundwater

First, a secondary suite is limited to 90 square metres = 968 sf.  I’m going out on a limb here and suggest that what’s good for the cottage goose is good for the secondary suite gander.

Section 3.16.8 is followed by this informational note.
Information Note: At time of Building Permit application, the Capital Regional District requires specific amounts of potable water be demonstrated, and proof of adequate septic capacity be provided, prior to issuing approvals.

And there we have another absurdity. It doesn’t matter what the bylaw wants…when it comes time to build a secondary suite the CRD Building Inspection Department is going to require “specific amounts of potable water.” So why the hell do we need another government’s involvement/approval if, at the end of the day, the CRD is going to ensure there is “adequate” water….something arguably in the range of 4 ounces a minute according to Staff and our existing Trustees.

The same is true when it comes to subdivision requirements.

To subdivide a property, an application must be made to the Ministry of Transportation and Infrastructure (MOTI). MOTI requires proof of potable water (usually a drilled well).

As noted above, CRD Building Inspection requires proof of potable water at time of building.

Two levels of government ensuring there is adequate water.

Why then do we need a “pig in the middle,” 3rd level of government, to ensure there is adequate water? Why can’t we trust MOTI and CRD to do their jobs? I challenge anyone to show me just ONE example of a property owner being able to escape MOTI’s or CRD’s proof of potable water.

The additional cost in time, energy and money to an applicant, in complying with the local Islands Trust regulations can be in the tens of thousands of dollars and months of time.

During my term as your representative, I attempted, without success, to have Trust Council remove the Trust from the water approval business due to the liability associated with water approvals. I also attempted to remove from our local bylaws reference to proof of water, thereby hoping to reduce staff time, and taxpayer dollars, on a wasted, redundant mission.

In a day and age of hyperinflation, rising construction costs, and a housing crisis on steroids, it is time to get rid of the “pig in the middle,” 3rd level of government water approval, and the waste of valuable staff time.

The water quantity approval issue is well covered. Let’s save some of our hard earned tax dollars.

Lastly, in spite of it being common knowledge, there doesn’t appear to be any rationality associated with making blanket regulations for the whole island when it comes to water.

Salt Spring is naturally split into 3 primary geological formations. The northern 1/3 of the island is primarily sandstone, the middle and southern thirds are primarily fractured granite.

Sandstone starts out as level layers of sand on the ocean bottom. Millions of years pass and that sand is solidified into stone. Tectonic action can buckle the level layers upward, resulting in a sandstone ridge – like Channel Ridge.

If the sandstone buckles high enough it will fracture, creating a natural aquifer where rainfall runs into the fractures and can create huge fresh water aquifers/reservoirs.

However, if it doesn’t buckle high enough, the sandstone does not fracture, and thus becomes an impenetrable barrier to rain. Suneagle area is a good example of this, as is a good portion of the northern 1/3 of the island. You can drill down 500’ and not hit a fracture.

It is in those areas of poor fracturing that water problems occur. Virtually everywhere you can drill a well and hit a good supply of water.

Thus, while the idealism expressed as rainwater catchment can work, the questions are (a) is it really necessary in every case, (b) is it cost effective, and (c) does it even make sense in most cases? IMO, the answer to all three questions is “No.”

Prove me wrong with a rational argument. I’m all ears.

Lions and Tides and Bears, Oh My!!

We are being told by our well meaning local environmentalists that Ganges will be flooded in 2100 and that we must march and take action (coincidentally a couple of weeks before the local government elections.)

As a result, I decided to do a little research on real data from Vancouver’s tide gauge.

Here is what I found – a projected 1.41 inch rise over the next 78 years (Note – I have added the horizontal and parallel diagonal lines to the graph):

(Source – )

A not so scary 46 mm (1.81″) rise over the last 102 years of hard data.

What I found most interesting was the rather erratic behaviour of “sea level” since it seemed anything but level.

I learned the spike in 1983 was due to the massive 1982-1983 El Nino that year.

Looking into the history of El Nino, that year was not anything spectacular in terms of magnitude.

However, the amplitude of El Nino has been increasing for over 1,000 years…all by itself….without any help from mankind it seems.

All of which begs the question – What do we really know about the future, other than what we can project from the past?

In my opinion (which obviously differs from the doom and gloomers) the brouhaha over potential sea level rise, is just one more example of failed, GIGO, computer modeling, which is becoming all too apparent these days.

Public Park or Public Disorder?

Of Dogs, Cigarette Butts, Garbage and Water Recycling

On July 27, 2019 I dropped off a nicely wrapped package for CRD Director Gary Holman at the CRD office on McPhillips Avenue. I never received a response to, or action on, the following letter that was enclosed….

Re – Centennial Park

Open Letter to CRD Director Gary Holman

Dear Director Holman,

As you know, Centennial Park is owned and maintained by CRD. It has a playground for children, and, it should be a place where children of all ages can wander around without having to wade through cigarette butts, bottle caps, aluminum can tabs and dog shit. In a day and age where there is such a public outcry over plastic pollution, it should also be a place where plastic is not present.

On Saturday, July 27, 2019, I spent two hours primarily picking up the cigarette butts in the park. I have forwarded them to you with this letter for your inspection, since usually politicians disassociate actual problems with reality.

Now imagine a two year old walking around, bending down and putting one of these in his/her mouth, as curious children sometimes do.

Centennial Park is a NO SMOKING area, under the jurisdiction of the CRD, and yet, it clearly is not.

The CRD Clean Air Bylaw, 3962, allows for up to a $2,000 fine for an offence.  I went onto the CRD site and found the following:

How is the Bylaw enforced?

Encouraging compliance with the bylaw includes:

  • Targeted education and awareness
  • Sufficient and proper signage
  • Voluntary compliance & peer pressure
  • Rotation of physical presence and monitoring by Island Health enforcement officers
  • Ticketing in specific situations

Could you please tell me, other that “signage” why the bylaw is not being enforced? If you are hoping the signage is working, I encourage you to take another look in the box.

The park is open to the public 24 hours a day, and, smoking evidently only happens when bylaw enforcement officers aren’t around. What good is a public health bylaw if the CRD is not going to enforce it?

In addition, the penalty for littering is $250 under CRD Bylaw 1857. In other words, if a smoker butts out in the park, as is obvious from the enclosed evidence, they could be fined an additional $250.

I would ask you how many fines have been handed out for either smoking or littering in the park over the past year, but I won’t because I’ll give $100 to a charity of your choice if you can show me just one from the past year…I’m putting my money there has been nothing other than, at the most, a “Oh please don’t smoke in the park sir.”

By now, you’re likely getting my point, but, the question is – Are you going to instruct Bylaw Enforcement to hand out a few fines to bring it to the attention of those who let dogs crap in the park (by the way, I didn’t add the dog shit I picked up in the park this morning), or those who smoke, or those who butt out?

CRD Staff maintenance try and keep up with the daily garbage left in the park, and I give kudos to them for doing a decent job. Please help them by making a few “fine” examples, and maybe the word will get around that our CRD Director actually cares about the state of Centennial Park.

And, while we are on that subject, do something about the dust bowl the park has become every summer. It’s state is a disgrace. You are in charge of sending 110,000+ gallons of near potable water out into Ganges Harbour every day, and yet you can’t figure a way to water the lawns with it? A simple flocculation (to get rid of viruses) and UV treatment (to deal with bacteria) system with a pump and piping to connect the sprinkler system would be a great achievement that doesn’t need a study to implement. Whatever the cost, put it to a reverse referendum and I can guarantee it will pass.  I have yet to meet anyone who isn’t disgusted that that amount of water is wasted every day.

So, some anti-littering signs…or “Act Like an Adult and Pick up Your Garbage”….or “This Park is Inhabited by Children, Please Keep it Clean”… would perhaps help, but, a few fines to get the message across, and, some evening patrols by Bylaw Enforcement would be appreciated by all of your constituents…even the ones that didn’t vote for you.

Thanks for your attention, and we look forward to your response.

Best regards,

Eric Booth

Time for Change

Of dogs, and drinking, and swearing, and fighting, and cigarettes, and a CRD UnDirector.

Over the past 2 1/2 years our federal, provincial, Capital Regional District and Island Health government bodies managed to enforce/impose a wide range of regulatory actions against us “for our safety.”

Locally, the Capital Regional District enforced the wearing of masks outdoors in the Saturday Market at Centennial Park and everyone was threatened with fines if they didn’t comply. CRD Bylaw Enforcement officers patrolled the market on a Saturday ensuring the rules were being complied with…on a Saturday….at an event the CRD profited from.

Meanwhile, as continues to today, during the rest of the week, the CRD turned a blind eye to the drinking, smoking, daily loud shouting of obscenities, open drug dealing, fighting and dogs running wild in Centennial Park. This week I saw an uncontrolled large dog attack a small dog ON A LEASH, in the adjacent parking lot. There was also a very violent, drunken, physical assault that sent one person to the hospital and another to jail.

Further, the CRD has a bylaw prohibiting “unsightly premises.” Unsightly premises like the waterfront gazebo they own which has been in a constant state of deterioration over the past decade….to the point where the graffiti riddled, rotten structure has been an eyesore and public disgrace in the neighbourhood for over 5 years now.

Do they consider writing themselves an unsightly premise ticket? Do they consider actually spending the few thousand dollars, which are already budgeted, to repair it before it falls into the ocean?

Well, they may “consider” it but they sure in the Hell don’t do anything about it.

The CRD steadfastly refuses to enforce their own bylaws (even against itself) which prohibit all of the above actions.

This October we need to elect a CRD Director who actually lives full time on Salt Spring, and cares enough about Salt Spring to take the proverbial bull by the horns and clean up the park. Its completely obvious at this point that the bureaucrats in charge are incapable, and, are not receiving sufficient direction from the career politician whose job it is to give them direction. “Make it so” isn’t just a saying limited to Captain Picard’s power at the helm.

The completion of the 34 year old, 1988 boardwalk project, remains stalled after having been made a priority by CRD PARC and then removed as a priority last fall. It lies in Limbo….slowly rotting.

Our current CRD Director wants us to give him a Local Community Commission. I say screw his LCC until such time as he can show us why on Earth we would give him any more bureaucracy or power, by actually using existing regulations to achieve what the existing regulations were designed to achieve, and which were enacted into law to achieve those goals.

The mechanism is simple, and, I understand the CRD have already provided the RCMP with the power to BANISH from any park on Salt Spring, ANYONE they find is breaking the bylaws of the park through the use of the Trespass Act. Why then aren’t they directing the RCMP to enforce the bylaws?

Over a year ago I sent the CRD Director a simple, proposed draft of an amendment to the Animal Control Bylaw for Salt Spring Island, which would see all dogs in the greater Ganges Area required to be on a leash.

To this day he has not bothered to bring it forward for consideration. Dogs are dogs, and, unless they are on a leash, they are not under full control. I have witnessed dozens of dog fights in the park over the past 6 years, some leading to major injuries to the losers. Children are scared when they witness them as well.

So, bottom line….This October please vote in someone who will firmly pledge to clean up the park…and please, don’t get me wrong. I think it would be great to be able to drink RESPONSIBLY in the park. I think it would be great to have your dog on a leash RESPONSIBLY in the park. I even think having a designated smoking area in the park would be acceptable.

I just think its time for the wild west park life to end. It was never like this 10 years ago. Why is the CRD allowing it now?

And one final CRD bitch…Two years ago, after cleaning up hundreds of cigarette butts off the park lawn, planters, and sidewalks, I installed 4 large cigarette ashtrays to encourage their use. Those ashtrays were well used…right up to the point where the CRD removed them out of the park, I assume on the orders from the head bureaucrats running the show.

Last year John Fraser and I manufactured and put up 5 more around Ganges. Made out of recycled propane tanks, painted and decaled to be attractive, we are happy to report they have been working as intended.

Last week I went around and cleaned them out. This is what 1 years worth of cigarette butts, that would have been left on the streets of Ganges, or washed into Ganges Harbour, looks like:

Now ask yourself how many more would there have been collected in the 4 ashtrays in Centennial Park during the same time if the brainiacs at CRD hadn’t removed them?

I’m done politely asking (as if that wasn’t abundently clear by now) for the CRD to act like the local government it is pretending to be.

This October, please choose wisely….then demand action on their election promises.

Its time to elect someone who will “make it so,” not “let it go.”

Flawed Data = Flawed Conclusions

June 23, 2022

Tonight I tried to have Craig Sutherland, a Kerr Wood Leidel engineer, and one of the authors of the Lake Maxwell Hydrology Reports, accept the fact that KWL’s modelling of Lake Maxwell is flawed, due to bad data. He didn’t seem to understand what I was trying to say.

So, let me try and state it clearer. KWL’s 2021 Report on Maxwell states on Page 4-5:

“Over the 105-year record, at a demand of 48% of the total licenced demand volume, which is the approximate current NSSWD consumption, it was found that Maxwell Lake does not refill 21 out of the 105 years. This can be seen in Figure 4-1, which shows the change in month end storage / lake level over the long-term record. Although the lake does not refill every year of the record, there is sufficient storage to meet the current demand, which is consistent with the 2015 Maxwell Lake report findings. Increasing the demand to 60% of the total licenced demand volume results in Maxwell Lake being unable to refill 41 out of the 105 years and reaching zero live storage 6 out of the 105 years(Figure 4-2).”

Both computer projections are erroneous for the following reasons.

The current NSSWD, average annual consumption (2015 to 2020) is approximately 48 million gallons per year = 34.5% of the 146,000,000 gallons per year license, and NOT 48% as stated by KWL.

Subtracting from 48% the actual, average percentage of license withdrawal of 34.5% equals 13.5%.

13.5% divided by the 34.5% equals 39% which means KWL’s simulations are OVER ESTIMATING the number of years which the current average withdrawal would mean that Lake Maxwell would not refill by a whopping 39%.

KWL needs to rerun the simulation at 34.5% and make an amendment to their report.

Now is begged the question “how” did KWL arrive at the 48% number in the first place.

To answer that question we have to first go back in time to December 2014.

On December 17, 2014, four months before the issuance of KWL’s first study dated April 2015, NSSWD Staff reported to the Board, and I quote, “The control valve that was installed at the Ganges Hill tanks to eliminate tank overflow has reduced daily flows by 30 to 40,000 imp gallons/day.” That “leak” was the equivalent to 11 million to 14.5 million gallons per year.

Staff’s estimate was later substantiated by NSSWD’s 2015 Water Audit ( which indicated that there was a drop in bulk withdrawal of over 14 million gallons per year between 2013 and 2015.

Since that leak was repaired in 2014, bulk withdrawal from 2015 to 2020 has remained consistently within the 46-47,000,000 gallon per year range, and metered consumption (the amount that users actually use) has remained relatively constant in the 43,000,000 gallon per year range.

Tonight I asked KWL the question as to when they were informed of the 2014 leak repair, and was told they were not informed about it at the time of the preparation of their 2015 report, and then not until 2018.

However, in spite of evidently been informed of the 2014 leak repair in 2018, KWL’s updated 2021 report states (on page 6-1) “NSWWD currently withdraws about 258,870 m3/year from Maxwell Lake on average (2010-2020).”

And here is where we run into the data problem. From 2010 to 2014 the average annual bulk withdrawal was 69,720,154 gallons per year. From 2015 to 2020 the average annual bulk withdrawal was only 46,672,472 GPY.

So, when KWL included the 2010 to 2014 data in the 2010-2020 data set, to calculate what they refer to as “the approximate current NSSWD consumption” they are skewing the “current” past 6 years consumption by including the pre-leak repair withdrawals…by a whopping 39%.

The importance of this is underlined by KWL’s above statment, “there is sufficient storage to meet the current demand.” PLEASE NOTE. The “current demand they are talking about in that statement is 48% of licensed withdrawals, not 34.5%. So, the conclusion that can be drawn by that statement is there is at least 13.5% of the licensed volume available = 146,000,000 x .135 = 19,710,000 gallons available which could service over 450 dwellings.

With all due respect to KWL, when flawed/skewed data is used (which you know is flawed/skewed data by 39%), to model a future scenario, you cannot call this good or reliable science to base a decision on, and, I trust that when I send KWL and NSSWD Board a link to this article in a moment, we can perhaps get KWL to go back to the drawing board and use accurate data to run their models again.

As a ratepayer, I paid good money for these studies, and, I expect my elected representatives on the Board to make sure I get accurate reports on which they can make an informed decision.

Salt Spring is Burning…

The Island is on fire, and, although we have enough water, we aren’t being allowed to use it.

I am speaking allegorically…the island isn’t literally on fire…yet.

But, our community is burning down due to lack of housing.

The primary answer to putting the “fire” out is water…water that North Salt Spring Waterworks District controls.

The CRD says we are short over 600 housing units.

NSSWD has more than enough water in Lake Maxwell to service the 600 units with water left over.

NSSWD has had two studies which confirm we have sufficient water, and, have had for the past 8 years since the water moratorium was wrongly instituted.

That is the read-between-the-lines conclusion of the two, independent studies.

I brought this to the attention of NSSWD staff and Board in November 2019, now 2 ½ years ago.

I updated that report in June of last year:

And here we are still waiting for the moratorium to be lifted.

Ironically it was announced at last week’s NSSWD AGM that NSSWD is losing two employees – a waterworks technician, and the District Manager, because, as the NSSWD Chair put it….wait for it….they couldn’t find “suitable/affordable housing on the Salt Spring.”

In addition, there are now 5 current positions open…Who exactly are they expecting to attract to the island who can magically find housing, when their last two employees haven’t been able to?

The Chairman went on to say, “The District expects to be fully staffed by the summer…Recruitment has to be our number one priority over the next several months as the burden on existing staff is not sustainable. Until this happens, we are going to have to slow down on our most pressing strategic priorities.” I don’t know whether to laugh or cry at the disconnect and/or optimism.

And, while the Board only represents ratepayers (property owners) I submit they have a moral duty to take into consideration the needs of the greater community given the studies support the lifting of the moratorium IMMEDIATELY.

Ferry sailings are being cancelled regularly due to staff shortages…how will BC Ferries ever attract young people to work on the 3 ferries based out of Salt Spring?

How will the hospital continue to find staffing….or how will doctors be attracted to serve the island? Or teachers, or store clerks, or police or fire personnel?

Wake the HELL up Salt Spring!

Next month NSSWD is expected to hold a public meeting to discuss the moratorium with the public.

That meeting should be packed to the rafters with ANGRY islanders and ratepayers asking the same questions I have been asking for years and demanding the “hydrant” gets turned back on before the lack of housing wildfire burns this community to the ground.

Enough Studying Water Under a Microscope Already!

April 1, 2022…no fooling.

Open letter to the Board of Directors North Salt Spring Waterworks District

I attended the Board meeting yesterday (March 31, 2022) and listened to the discussion of the engineering reports.

The  “Purpose and Scope” of the May 2021 update report by Kerrr Wood Leidel was as follows:

The objectives of this study were to:

  1. validate existing monthly hydrological model using available recorded climate, lake level, Rippon Creek flow, diversion flow, demand, and outflow data;
  2. re-run monthly water balance/water yield assessment using continuous ~100-year historical climate record to assess multi-year drought risk; and
  3. determine reliable yield of watershed to support water supply at Maxwell Lake under both current and future (2050s) projected climate change conditions.

6.1 Summary and Conclusions

Finding from the assessment of water availability and withdrawal within the Maxwell Lake watershed can be summarized as follows:

  1. Maxwell Lake has a surface area of about 0.302 km2 and lies within a 1.063 km2 watershed.
  2. Rippon Creek and Larmour Creek, which have a total combined watershed area of 1.054 km2 , can be diverted into Maxwell Lake during the period from November 1 to March 31. The licenced diversion limit for this period is 448,812 m3 .
  3. Climate records from the St. Mary Lake climate station indicate that average total annual precipitation for the 1981 to 2010 climate normal period is 987 mm, with approximately 80% of the annual precipitation falling in the six-month period from October to March.
  4. Maxwell Lake only supports waterworks withdrawals for NSSWD as there are no licenced requirements for minimum conservation flows downstream in Maxwell Creek.
  5. A dam and spillway structure at the outlet of Maxwell Lake, which is owned and operated by NSWWD stores approximately 819,000 m3 at the spillway crest elevation of 314.86 m above geodetic survey datum. The total licenced storage volume for Maxwell Lake is 628,830 m3 .
  6. NSWWD currently withdraws about 258,870 m3 /year from Maxwell Lake on average (2010-2020).
  7. Total annual licenced water withdrawal limit for Maxwell Lake is 663,729 m3 (1,818 m3 /day average).
  8. Under current climate conditions Maxwell Lake can support up to 53.5% of the licenced maximum withdrawal without reaching zero storage over the 105-year record modelled in this study. This indicates that the lake is over-allocated and cannot support its full licence withdrawal volume reliably.
  9. Under current climate conditions Maxwell Lake can support up to 53% of the licenced maximum withdrawal without falling below a Stage 3 Drought demand reserve storage, over the 105-year record modelled in this study. 1
  10. Rippon Creek diversion is an important component of the reliability of the Maxwell Lake water supply; increasing the monthly diversion from 50% to 80% of the monthly Rippon Creek flow increases the amount of water that Maxwell Lake can support from 53.5% to 60% of the licenced maximum withdrawal limit.
  11.  Future climate conditions could result in increased winter precipitation to Maxwell Lake, which would increase the net inflows to the lake. This could potentially aid in the water storage reliability of Maxwell Lake if water could be diverted from Rippon Creek with no water quality issues; however more intense rainfall events under a climate change condition may cause turbidity issues

Yesterday KWL stated that the new Maxwell treatment plant will take care of any turbidity challenges, thereby potentially increasing the amount of withdrawal to 60%.

Regardless, 53% is KWL’s lowest recommendation.

Using 53% of 663,729 m3 = 351,776 m3. We are currently (2018 and 2019) using just 215,000-216,000 m3 per year, leaving an available difference of 135,776 m3 = 29,866,544 gallons per year. That is the CONSERVATIVE approach, using a worst case, 1 in 100 year scenario, AND, not really taking into account any increase in winter rainfall which is predicted, or any increase from Rippon Creek and therefore would likely fill the lake in every one of the 100 years.

The following questions were not asked of KWL yesterday:

1. Has any of their 2021 Maxwell Hydrology Update report data been changed since the report was initially brought to the Board in May of last year? E.g. has the recapture of the 2014 leak stoppage (which was never evidently reported to KWL prior to the publication of their 2015 Report) been formally recognized by them yet. If not, why not? (This leak, about 63,000 m3 is the equivalent of about 30% of the entire 2018 and 2019 withdrawal and therefore greatly affects averaging, if any pre-2015 data is used (as it was in the 2021 initial update Report).

On page 6-1 (6) of the report (as shown above) it states “NSWWD currently withdraws about 258,870 m3 /year from Maxwell Lake on average (2010-2020).

This is not accurate. The annual withdrawal, as shown on page 3-2, for the years 2018 and 2019 show a total of 215,000 (114+101) and 216,000 (111 and 115)m3. The reason for the 45,000 m3 difference is that pre-2015 years were used in the averaging….the time during which the 63,000 m3 leak was occurring.

I have previously asked KWL if NSSWD staff ever informed them of the leak stoppage (which was reported by staff to the Board in December 2014). Neither they, nor the Board, have ever addressed this question.

And yet, the misinformation still exists in the updated report….unquestioned by the Board. Why?

2. Has there been any change to KWL’s 2021 recommended 53% of license withdrawal?

3. If not, what is the rationale behind the Board NOT immediately acting to remove the moratorium? (There is a 30 million+ gallon/year excess supply which is not being used below the 53% level.)

4.  Given the above projections and data, what is still in question? What is the “risk” that the Board is worried about that has not already been addressed by the updated Report? Climate change has been addressed, volume has been addressed, input has been addressed, output has been addressed. Percent of license which should not be exceeded has now been well established, and, there is even an indication that the inflow could actually be increased from Rippon Creek once the new plant is constructed.

My Conclusions

While the Board is not a land use planning authority, I believe it has a duty to the Ratepayers to ensure that their FINANCIAL interests are protected…at 30,000,000 available gallons per year, it equals, (using NSSWD’s average of 118 gallons per day per Single Family Dwelling) enough water for nearly 700 dwellings.

I am going to suggest the lifting the moratorium now is rational, given (a) the dire need for housing in the Ganges Area, and (b) the lack of any significant, UNUSED density in the Ganges Area.

Currently the CRD estimates Salt Spring is DEFICIENT in over 600 homes. If, as an illustrative example, NSSWD supplied water to 600 homes, that would create CEC charges of about $6,000,000, with ongoing revenue from taxes and water usage.

Ratepayers are facing massive increases in costs of infrastructure shortly, with no CEC recapture of potential new development.

Enough studying already….its been 8 YEARS since a moratorium that should never have been introduced has blocked affordable housing on Salt Spring.

It is far beyond time for the Board to take action….Quit studying water under a microscope and open your eyes to what the updated report actually says – there’s 30 million gallons safely available that even a six year old can see.

You know…six year olds who are part of young families on the island who actually want to grow up here and live in a decent house…just like you all do.

Vaccine Related Death of Children?

The following article outlines a very troubling tale…troubling for me and other parents like me, who have lost a child to cancer. In 1986 my 5 year old son, Jarrod, was diagnosed with ependymoma brain tumour.

After two surgeries, radiation and chemotherapy treatments over the next 4 years, he passed away in 1990.

About 1 year ago, 30 years after his death, I happened to be doing some research on Covid-19 on PubMed and randomly decided to do a search for “ependymoma,” to see if any progress had been made in the treatment of the cancer.

Since the day of diagnosis the question “how/why does a 5 year old get brain cancer” has run through my brain..
The following is the study I came across, which sparked this article.

Cancer risk associated with simian virus 40 contaminated polio vaccine

S G Fisher 1L WeberM Carbone


Background: The presence of SV40 in monkey cell cultures used in the preparation of the polio vaccine from 1955 through 1961 is well documented. Investigations have consistently demonstrated the oncogenic behavior of SV40 in animal models. Early epidemiologic studies were inadequate in demonstrating an increase in cancer incidence associated with contaminated vaccine. Recently, investigators have provided persuasive evidence that SV40 is present in human ependymomas, choroid plexus tumors, bone tumors, and mesotheliomas, however, the etiologic role of the virus in tumorigenesis has not been established.

Materials and methods: Using data from SEER, we analyzed the incidence of brain tumors, bone tumors, and mesotheliomas from 1973-1993 and the possible relationship of these tumors with the administration of the SV40 contaminated vaccine.

Results: Our analysis indicates increased rates of ependymomas (37%), osteogenic sarcomas (26%), other bone tumors (34%) and mesothelioma (90%) among those in the exposed as compared to the unexposed birth cohort.

Conclusions: These data suggest that there may be an increased incidence of certain cancers among the 98 million persons exposed to contaminated polio vaccine in the U.S.; further investigations are clearly justified.

I was shocked at what I had just read….polio vaccine was contaminated with a monkey virus (SV40) which then found its way into the brains of children, increasing the risk of death by the brain cancer which took my son’s life.

But, how?
Polio vaccines were first given to children in 1954. I was born in 1952, and my wife in 1956. Both of us received polio vaccination prior to 1961.

Science has now shown viruses can be transmitted from mother to their children in utero. (see –

In 1996, Mauro Tognon, of the University of Ferrara and his collaborators reported that they had also found the virus in 45 percent of the sperm samples and 23 percent of the blood samples they tested from healthy people, suggesting that the monkey virus could spread through sexual contact or unscreened blood products. In 1998 the presence of SV40 antibodies in human blood samples was reported by Butel, who tested several hundred American blood samples and found antibodies to SV40 in about 10 percent of them. Butel’s laboratory also tested samples from children born from 1980 to 1995 — decades after the contaminated vaccine was removed from the market. A surprising six percent tested positive — offering evidence that the virus may now be spreading from person to person, including from mother to child. (from The Atlantic – )

So there is the scenario which haunts me….Were our polio vaccines contaminated? Did we pass on SV40 to our child who was born in 1981?

We will never know. However, the next time someone tells you all vaccines are safe, perhaps share with them that millions of people (likely about 3,000,000 in Canada) are now infected with a monkey virus that may, decades after having received the most famous and lauded of vaccines, kill their children.

Money for Nothing and Their Tricks for Fees


Did you hear the one about the land use planning authority that operates at less than 10% efficiency that has just been awarded nearly $400,000 to figure out why it is so inefficient?

Check out this news release (in italics with my notes in red):

Islands Trust to improve development application process

Islands Trust has been awarded a $367,795 grant from the Province of B.C for a Development Application Service Delivery and Technology Improvement Program.

Through the proposed two-year Development Application Service Delivery and Technology Improvement Program, Islands Trust will hire a consultant to review its development application processing approach and identify opportunities to prioritise [sic] applications that improve equity and access to affordable housing. The Trust plans to replace the in-house property information system with a new system that provides more reporting options on applications and includes an online application portal for the public to make and track their applications.

“We are thrilled to receive grant funding from the Province of BC for our Development Application Service Delivery and Technology Improvement Program. This program will lead to a smoother, more efficient, and more transparent land use application process,” said Peter Luckham, Chair of Islands Trust Council. “I am also hopeful we will identify ways to support and fast track planning for affordable housing.”

In 2018, Islands Trust undertook an internal review of application processing and planning service delivery. The results of the review led Islands Trust to reorganize staff in the planning department so that some members of the planning team are focused on proactive long-range planning while others are focused on applications and to create a new position to manage responses to referrals from other agencies. NOTE – the results also led to the astounding revelation that the Trust was only 7.5% efficient in the processing of applications, leading to the conclusion taxpayers are picking up over $2 million a year in costs which should be covered by application fees.

In addition, Islands Trust initiated an internal process to review application processing, which is still underway. NOTE – The “internal process” was the result of my presentation to Trust Council in March 2020 when I read the riot act to them. (see That resulted in a Trustee putting forth the question to staff as to whether my allegations that staff were not following application processing policies were true.

Through the internal review [March to June 2020] Islands Trust also identified that it needed to improve electronic systems used for recording, tracking and managing applications, and to get an independent review of current application processing practices to identify opportunities to improve efficiency, transparency and processing times and systems. NOTE – What is sadly, but not unexpectedly, missing from this news release, is the fact that the Director of Regional Planning Services reported back to Trust Council, in June 2020, that my allegations were true, because, in his own terminology, it was “impossible” for staff to follow the application processing policies which were originally written by…wait for it…staff back in 1993, and thereafter approved by Trust Council. We are now led to believe that for a period of 27 years staff had neglected to mention to Trust Council that the policies could not be followed, and, that as a result it was costing taxpayers over $2,000,000/year. At least that is what staff would like Trust Council and taxpayers to believe…that its impossible to be efficient.

In the last five years Islands Trust has processed a total of 2296 applications and referrals that included 63 rezoning applications; 94 subdivision applications; 217 development variance permits, 161 development permits; 116 temporary use permits; 32 agricultural land reserve applications; 1583 building permit referrals for the regional districts; and 29 other applications and referrals. The volume is increasing, with applications to Islands Trust in the first three months of 2021 being 84 per cent higher than the five year average.” NOTE – Obscured in this paragraph’s figures, through smoke and mirrors misdirection, are the following points –

(a) The majority of 1583 building permit referrals should never have happened. At some point, circa 2018, the Chief Administrative Officer of the Islands Trust and the Capital Regional District Chief Building Inspector, UNILATERALLY, and without any political direction from either of the elected Island Trustees or CRD Regional Directors, decided that all CRD building permit applications would have to be approved by Islands Trust staff before CRD would even look at them. The result, given the reported volume of 1583 referrals, was Islands Trust taxpayers picked up the tab for the review time, since the Islands Trust doesn’t charge a building permit applicant a fee for the review of the permit. In addition, the change slowed down building permit processing times, resulting in extra costs for applicants.

(b) The total of actual applications, applied for, and paid for by the applicants, over 5 years, is 683. That works out to an average of 3 a week…for a staff of 16 planners (see organization chart –

(c) And this is where it gets worse. The following is the approximate revenue from application fees, which are, according to Islands Trust Policy, to cover the cost of processing applications. But, as the 2018 review revealed, they only cover about 7.5%.

  • 63 rezoning applications; @$4,400 =                                       $277,200
  • 94 subdivision applications; @$2,000 =                                  $188,000
  • 217 development variance permits; @$935 =                      $202,895
  • 161 development permits; @$1,320 =                                     $212,520
  • 116 temporary use permits; @$1,100 =                                  $127,600
  • 32 agricultural land reserve applications; @$1,000 =        $32,000
  • 1583 building permit referrals; @$0.00 =                               $0.00
    Total revenue over 5 years                                                     $1,040,215
  • Total cost to process applications (7.5% efficiency) $13,869,533
  • Total cost to taxpayers over 5 years $12,829,318
  • Average cost to taxpayers per year $2,565,863

So, the promise from the Chair of the Trust Council is the new review will lead to a “smoother, more efficient, and more transparent land use application process.”

I truly wonder how that promise will age…and believe me, I’ll be watching for all of the improvements to a system that has been broken for decades and costing the taxpayer millions of dollars due to inefficiency and mismanagement at the highest levels of the Trust organization.

Federal Housing Program

Here’s what I would do if I was elected and appointed the Minister of Housing:

  1. Establish a legacy housing fund that would provide all Canadians with a 35 year, 1st mortgage, at 1% interest rate, on their principal residence.
  2. Promote the benefits of home ownership to Canadian tenants.
  3. On ALL government sponsored, not-for-profit, home ownership, housing projects, I would place a covenant on title restricting the resale value of the unit to the original price, plus the CPI increases over time. (e.g. – Buy an apartment at $300,000, sell it in 20 years, with a CPI increase of say 20%, you would be able to resell it at $360,000.) The covenant linking the CPI increase theoretically will make it affordable for the next generation.
  4. Wherever possible, convert rental units to ownership units, and provide grants to achieve that goal.

The result of reducing interest rates from say 2% to 1%, with a real 35 year mortgage (not a short term loan – e.g. 5 year term) will help to :

(a) provide stability in the housing market

(b) provide certainty to owners as to their monthly payments for 35 years.

(c) inject the differential between current interest rates and 1% into the economy.

(d) provide more mortgage funds through banks for commercial loans.

(e) make housing more affordable.

None of the above suggestions are asking for a free lunch.

“Mortgages are the most common and significant type of debt held by Canadians. Overall, about 40% of Canadians have a mortgage; the median amount owing is $200,000. Most Canadians will hold a mortgage at some point in their lives. For example, almost 9 in 10 Canadian homeowners aged 25 to 44 (88%) have one.” Source –

Using $200,000 as the median and 40% of Canadians representing about 15,000,000, means that there is about $3 trillion dollars owing in mortgages in Canada.

At 2%, and a 25 year amortization (current maximum allowed), there is over $12.715 billion a month being paid to service that debt.

Drop it to 1% with a 35 year amortization, and the payments would drop to $8.468 billion.

In other words, in that scenario, over $4 billion/month ($50 billion/year) would be injected into the Canadian economy.

Is the Canadian government (we the people) capable of lending itself $3 trillion of debt on well secured real estate?

I’m going to suggest we are good for it…because we are obviously good for the current system at twice the interest rate. “Print” the money, pay off the existing “mortgages” and get with the program.

Think all of this is impossible? Ask Norway how they are doing it with zero interest rate mortgages….

It is time to make money on deposit in banks do something…in other words, time to end the interest, “free lunch” which everyone has been enjoying for the past hundred plus years. Put the money to work to create Canadian jobs and expand our entrepreneurship.

Just sayin’…if I was Minister of Housing…