DRAFT FINAL RECOMMENDATIONS Crofton Waterfront Plan Submitted by: HB Lanarc Consultants Ltd. January 21, 2009 320-256 Wallace Street Nanaimo, BC V9R 5B3
District of North Cowichan Table of Contents Introduction...3 1. Activity...7 Public Activity... 7 Private Activity... 9 First Nations... 10 Commercial... 10 BC Ferries... 10 Moorage... 11 Residential... 11 Industrial... 11 Programming... 12 Parking... 12 Summary of key design principles for enhanced activities... 14 Summary of Community Feedback for enhanced activities... 15 2. Environment...16 Contamination... 16 Tidal Process... 17 Riparian Connection... 17 Stormwater... 17 Marine Life... 18 Summary of key design principles for the Environment... 18 Summary of Community Feedback for the Environment... 18 3. Links and Connections...20 View Corridors... 20 Beach Access... 20 Walkability... 21 Summary of key design principles for Links and Connections... 21 Summary of Community Feedback for Links and Connections... 21 1
District of North Cowichan 4. Building Form and Landscape... 23 Historical Context...23 Architectural Style...23 Form and Scale...23 Natural Features...24 Public Space...24 Summary of key design principles for Building Form and Landscape...24 Summary of Community Feedback for Building Form and Landscape...25 Conclusion... 26 Appendix A: Summary of Community Feedback...27 2
District of North Cowichan Introduction Crofton s waterfront is central to the identity and success of Crofton today and in the future. The people of Crofton have expressed a desire to improve the waterfront and increase its vitality. There are existing interests to move ahead with development without a comprehensive vision for the waterfront. This plan offers an integrated vision to guide future development that will enliven Crofton and build on the existing unique character of this Oceanside town. Currently, there exists a variety of different waterfront features and amenities each with their own associated activities. Following the shoreline from north to south they are: Public Boat Launch BC Ferries road access, terminal and trestle DFO Small Craft Harbours dock and parking lot Museum and park Raised wooden seawalk Sandy spit and boat launch Gravel seawalk Streams and natural vegetation RV Park Berridge Street Park and sandy beach Along with the existing features, there are immediate and future development opportunities that will influence Crofton s waterfront and the Town as a whole. BC Ferries road access, terminal and trestle upgrade Development proposal for Twin Gables property and oceanfront Offer for sale of and potential future redevelopment of RV Park Phase 3 seawalk extension to Berridge St. Park A unique constraint of the Crofton shoreline that currently limits its full use and enjoyment is the contaminated remnants of an historic copper smelting operation. The remediation of these contaminated materials is a critical step to realizing the full potential of this waterfront. This waterfront plan provides general as well as specific recommendations with the intent to integrate existing features and propose additional improvements that accentuate the natural features of Osborne Bay and help define the Town of Crofton. The vision is long-term and looks to a complete arrangement in the future. It will take time and some key hurdles will need to be overcome to achieve all the aims in this plan. Key negotiations that need to occur are: Acquire additional land from Catalyst to complete public boat launch park and additional parking 3
District of North Cowichan Acquire additional land from Catalyst to complete northern side of Chaplin Street upgrade and future Right-of-Way access for BC Ferries and Public Boat Launch Facilitate a partnership to remediate foreshore contamination between affected property owners and the Province. The potential of this remediation to occur relies on someone to kick-start the process. Currently the developer interested in the Twin Gables site is initiating the momentum for remediation to occur. The Municipality of North Cowichan has the potential to keep this momentum moving and negotiate land for a Waterfront Park on the Osborne Bay RV Park in the process. The report is divided into four sections in order of priority: 1. Activity the type, extent and intensity of activity defines the arrangement and form and character of the built landscape. 2. Environment a major attraction of Crofton is its natural beauty; respecting the surrounding environment and ensuring optimum ecological function as the waterfront is developed is key to a sustainable plan. 3. Links and Connections in order to increase waterfront vitality and add to Crofton s core and residential neighbourhoods connection points will need to offer an uninterrupted flow for movement and view corridors will need to be maintained and accentuated by any new construction 4. Building Form and Landscape integral to creating the feel and ambience for Crofton and the waterfront is the form and character of buildings and surrounding landscape. How these features are arranged and how they meet the street or paths define the opportunity for public interaction and activity. Waterfronts are unique in that they are on the edge and straddle the transition between land and water. As such there are a multitude of uses meeting in one place connected with land and water. There is also a large emphasis on public experience and interaction because the ocean and its foreshore are highly prized components of the public realm. 4
District of North Cowichan Because of the complexity and opportunity involved with waterfront development and in order to design a lively, vital waterfront that attracts people eight design principles are used in the development of this plan. Principle 1. Principle 2. Principle 3. Principle 4. Principle 5. Principle 6. Principle 7. Principle 8. A unique water edge offers a variety of locations and structures to accommodate a variety of experience. A balance of public and private use offsets some of the costs needed for public amenities. An open space hierarchy provides resting places that combine a back that is protected with an open view in front. This is a comfortable situation to enjoy the ocean view. A full range of views from distant to short range and interior (within park) and exterior (to broader community) enriches the waterfront experience. Waterfront vitality heightens the experience with a range and preponderance of marine oriented activities. Parking that is discrete and convenient provides access but does not detract from the pedestrian experience. A linked waterfront with easy and positive access to inland amenities enables an uninterrupted promenade and facilitates a larger circulation with the town. Planned congestion confines a wide range of activities in a tight space to heighten interest and increase the sense of vitality. 5
District of North Cowichan There are three accompanying figures to this report that offer visual reference. Figure 1. Plan View Figure 2. Cross-sections Figure 3. Chaplin Street Upgrade Throughout the report map references highlight proposed features on both the Plan View and Cross-sections of the. Seawalk features o S1 Seawalk Northern Extension o S2 Seawalk Enhanced Spit Extension o S3 Seawalk Phase 3 Extension Park features o P1 Boat launch park o P2 Enhanced Crofton Museum park o P3 Osborne Bay Waterfront Park Beach Access Features o B1 - Boat launch park seawalk and beach access o B2 - Joan Ave pedestrian seawalk extension o B3 - Osborne Bay RV Park redevelopment Charlotte St. connection o B4 - Berridge Street Park seawalk connection Development features o D1 Chaplin Street upgrade for BC Ferries access o D2 Twin Gables redevelopment o D3 Osborne Bay RV Park redevelopment Marine features o M1 BC Ferries trestles and fishing pier o M2 New public dock o M3 New private strata moorage Amenities features o A1 Amphitheatre in park o A2 Waterfront restaurant o A3 Waterfront park food kiosk Environmental features o E1 Eel grass mitigation o E2 Contaminant remediation There are other suggestions for changes and restorations of the waterfront zone that are described in the report and identified on the figures without specific identification by a map reference. 6
District of North Cowichan 1. Activity A vibrant waterfront is supported by a wide range of activities. These activities extend down from the town to the shore, along the water s edge as well as in and above the - essential aspect of great waterfronts. How people choose to engage Crofton s waterfront will direct the form, character and placement of all future development. PUBLIC ACTIVITY Vibrant waterfront Public dock Public boardwalk extension from street to public dock Feedback received from the people of Crofton emphasizes a desire to increase public access, use, and enjoyment of the waterfront. The existing museum, museum grounds, Small Craft Harbour docks, seawalk and Berridge St. Park offer public venues and avenues to experience the waterfront at the present time. If we consider these features initial building blocks that support public activity, below is a list of new features and enhancements to existing features that should be considered to guide future development of Crofton s waterfront that supports an increasingly wide range of activities. Additional docks and moorage would increase the opportunity to get close to the sea and entice more boaters to visit Crofton and support its local economy Additional public dock (M2) The additional public dock acts as an extension to Joan Ave. and offers access for fishing, launching of boats and kayaks as well as temporary boat moorage. It s possible for boats to raft together to extend moorage potential. There is public support for an increase in public dock access. Private strata moorage (M3) A proposal for private strata moorage connected to an upland development is in process. The potential associated with this moorage is to increase the activity along the waterfront, bring new visitors to Crofton and to initiate remediation of the immediate foreshore as part of the dredging and marina development. There is potential to extend this remediation activity to include the whole of the Crofton Waterfront with the help of province under the BC Brownfield Renewal Strategy. More discussion on remediation follows in the Environment Section. Although there is public support for some form of development along the waterfront, there is not strong support for private marina development. Dedicated launch space for canoes and kayaks would broaden recreational opportunities Additional public dock (M2) Dedicated spots for human powered marine transport could increase the potential for Crofton to be a destination for outdoor enthusiasts. This draw of people would increase commercial activity and further commercial development in the form of amenities would increase the lure for visitors. 7
District of North Cowichan The introduction of cafés or restaurants would offer more waterfront destinations, allow people to linger and divert some of the pedestrian traffic flow away from a short linear seawalk stroll and departure from the waterfront. Waterfront Restaurant (A2) The inclusion of a restaurant offers the ability to lengthen a visit to the waterfront beyond a seawalk stroll and provides another focus of activity. Waterfront Park Food Kiosk (A3) In the fall or winter a spot to rest and grab a hot drink or in the summer a place to grab a snack and an ice-cream allows for people to linger longer to play, chat or watch the activity along the shore. Securing additional park space above the high-water mark would increase the width of public access within the shore zone and allow for a more complex and varied enjoyment of this area. Boat Launch Park (P1) This greenspace expands on the public boat launch and allows space for picnics, congregating before and after an ocean journey or just taking the time to watch boats come and go. It also provides a gateway to the proposed northern seawalk extension. Crofton Museum Park (P1) and Amphitheatre (A1) Renovations of this park to extend the greenspace closer the water and emphasize the start of the seawalk will increase the park experience. Increased programming, more frequent events and the construction of an outdoor amphitheatre heightens the public use. Osborne Bay Waterfront Park (P3) The creation of an expanded new park on the oceanside of the RV Park is designed to increase the amount of public use and enjoyment and to reflect upon the historic experience of this shore. A raised elevation can act as a containment cell for nearby contamination. The other benefit is the ability to recognize the First Nation s experience of Osborne Bay. The foreshore portions of this property, the spit, and nearby areas are part of an archaeological site that was damaged by historic land use. There is also a First Nation s water lease in the Bay. Effort to work with First Nations to develop some park features that recognize and celebrate the First Nation s experience will provide historic context and an authentic reference to this area. The addition of a food kiosk will increase the public use of the waterfront area. Waterfront food kiosk Design features of an outdoor amphitheatre 8
District of North Cowichan Naturalized spit with accessible pedestrian path Gentle naturalized sloping beach A long range vision of a public shoreline pathway extending the length of North Cowichan s shoreline would provide a framework to unite coastal towns and riparian features. There are three enhancements suggested in this plan for Crofton s shoreline. Seawalk Northern Extension (S1) This extension connects the public boat launch and proposed boat launch park with the rest of the waterfront and provides a pedestrian route to explore more of the shore and offers access to future development that may occur on the Catalyst lands north of Chaplin Street. Seawalk Enhanced Spit Extension (S2) The existing spit can be increased in size in order to provide more volume needed for the containment of nearby contaminated materials. The marina side will need to be reinforced in as natural a form as possible to maintain proper depth and allow for boat movement within the new marina. The ocean side should be carefully constructed to offer a gentle natural slope into the water. A gradually slope into the ocean could provide a new habitat location for the relocated eel grass. Seawalk Phase 3 Extension (S3) This planned extension of the seawalk offers an on-water experience and associated view of the shoreline riparian edge. The construction of the walkway on pilings in the ocean instead of along the foreshore and high water zone allows for the protection of this sensitive foreshore region. An on-water seawalk also enables an in depth exploration of the salt-water mud flats at various stages of tidal process. The walkway completes the connection to Berridge St. Park and enables further connectivity to a regional trail system. PRIVATE ACTIVITY There are parcels of private land owned along the water s edge that will be developed commercially and offer another destination for the public. There are also private lands that will not be open to the public. The shoreline alternates between industrial, commercial, and residential activity stretching from the northern most extent on Catalyst lands south past the centre of Crofton to Berridge Street Park. The private use and activity along the waterfront can be maintained and interwoven with public use and enjoyment through careful design, sighting and landscaping. It s important that Commercial development is designed with public inclusion in mind and residential development is designed with natural visual buffers that recognize the importance of view corridors and that paths are located evenly and identified easily so people can navigate a connection between the Town and the waterfront. Chaplin Street upgrade (D1) Until a time that access to the public boat launch and BC Ferries is possible through the Catalyst lands immediately north of town, a redesign of the ferry access corridor can add to the busyness and planned congestion of Crofton in a manner that supports local business 9
District of North Cowichan and eases the maneuverability of pedestrian and other traffic through town. Twin Gables Redevelopment (D2) Development of this site has the potential to increase the amenities and vibrancy of Crofton. Adding more people to the commercial centre of town increases the use of neighbouring businesses and also increases the human presence to the waterfront area. The inclusion of retail operations and businesses offers more services and amenities at close to home. RV Park Redevelopment (D3) Development of this site has the potential to increase the waterfront vitality through the addition of more people close to the shorezone area. A multi-family development achieves sustainability goals by clustering residences and associating them close to commercial and recreational areas. FIRST NATIONS Recognition of the previous First Nations use of this waterfront and consideration of their perspective on this waterfront plan through discussion needs to be achieved as the plan unfolds. Inclusion of the First Nations experience would provide full historical context. There is an existing archaeological site that will need to be investigated appropriately in advance of further development. Portions of this site or reference to this site could be preserved as a dedicated cultural park feature. There also exists a Memorandum of Understanding between the Province of BC and the Halalt Tribe regarding a shell fish lease that will need to be included in any discussion involving water lease development along Osborne Bay. First Nations experience COMMERCIAL Commercial activity will increase traffic to the waterfront, provide more alternate uses and support the local economy. As commercial areas develop, it is important to include some every day commercial that satisfies the needs of local citizens. The inclusion of groceries, doctors, dentists, alternative health practitioners, etc. will increase daily traffic and help build a community less dependent on cars. If the Catalyst lands north of Chaplin and east of Comox Road are sold, there will be an opportunity to establish another row of commercial development backed by residential on the northern edge of Chaplin Street. This development would enable a fully framed main street. BC Ferries and boat launch traffic could then access the terminal and trestle via an access road that runs parallel to Chaplin Street and north of this potential future development. Proposed additional commercial activity in this plan 10 BC FERRIES D2 Twin Gables redevelopment A2 Waterfront restaurant A3 Waterfront park food kiosk The Crofton-Vesuvius run that connects Vancouver Island with Salt Spring brings a large number of people to Crofton with intensity that varies seasonally. This ferry run is part of a regional transportation network and will be an increasingly important public
District of North Cowichan transportation network once the Salt Spring Island public bus starts its trips that connect with Vesuvius. There is already bus service on Vancouver Island that connects Duncan and Chemainus with Crofton. Integration of ferry traffic with Crofton via Chaplin St., other commercial areas, foreshore parks and the seawalk has great potential to energize Crofton with public activity and support for local businesses. This plan introduces BC Ferries proposal for terminal and trestle upgrades with design components that connect the influx and busyness of ferry traffic with Crofton. Proposed future changes to BC Ferries access, terminal and trestle can be found on Figure 1. Plan View and Figure 2. Cross Sections: MOORAGE D1 Chaplin Street upgrade for BC Ferries access M1 BC Ferries trestle and fishing pier Additional moorage along the Crofton Waterfront would increase the possibility of commercial activity as it would bring more visitors and activity to the waterfront. The construction of a private marina has the ability to contribute to the remediation of the contaminated foreshore through the dredging operation. There is a cost/benefit relationship involved with this clean-up of contamination as it will require a relocation of marine life and eel grass and the Crofton community favours a higher percentage of public marina access as opposed to private strata moorage. More explanation on the issue of remediating foreshore contaminated materials can be found in the section on environment. Additional moorage potential is identified on Figure 1. Plan View: RESIDENTIAL M2 New public dock M3 New private strata moorage Some care needs to be considered in terms of the extent and arrangement of residential development that will occur along the waterfront. The scale of residential development will depend on the level of activity and type of waterfront activity. In order to support increased public activity along the waterfront, it s most appropriate to locate commercial development on the ground level in close proximity to the water s edge, and locate residential on higher floors. As mentioned above, there is also potential future opportunity for residential development to be located along the north of Chaplin Street should the Catalyst land be sold for development. New potential is identified on Figure 1. Plan View: D2 Twin Gables redevelopment D3 Osborne Bay RV Park redevelopment The character of these new developments are depicted in Figure 2. Cross-sections INDUSTRIAL There is a certain raw excitement that can be gained by visighting a waterfront that has active commercial and industrial enterprises. Witnessing and partaking in maritime business offers a closer connection and inside look at the stories of life on the ocean. 11
District of North Cowichan The existence of any industrial activity removes the polished resort atmosphere and gives the visitor a feeling of the real waterfront experience. Although, the inclusion of maritime industry is not detailed in this report, it is worthwhile to note that the Crofton waterfront would benefit from some form of maritime industrial activity: boat building, fisheries transfer and sale, or other. This light industrial/commercial activity could be located in the ocean-side portion of the Catalyst lands north of Chaplin Street. The existence of light industrial/commercial activity would offer a full range of waterfront activity along the seawalk. PROGRAMMING Regular scheduled programs capitalizing on the natural beauty of the bay are another opportunity to increase the liveliness of the Crofton waterfront. Many communities offer guided tours that highlight the local history and natural environment. The seawalk, including the phase three extension, could easily be part of a regular walking route for seniors or other community groups. Perhaps some part of the bay could support summer sailing or kayak lessons. The Municipality of North Cowichan could survey a selection of appropriate programs and then plan for the construction of the facilities necessary to support their success. Introducing more public festivals and events is another way to define the waterfront experience. The construction of an amphitheatre will facilitate the continuation of movies in the park and open the possibility for theatre and music events to occur as well. Offering facilities that support kayak rentals and tours as well as sailing courses can broaden waterfront use. Often all that is needed for these boating operations are public washrooms, dedicated moorage space and a nearby business location. Crofton s commercial area is close enough to the water to facilitate this kind of activity. The museum can act as a gathering place for nature walks and historical talks. With a collection of parks, appropriate beach access points and the connecting seawalk, this shorezone is an idea place to support exploration by a variety of community groups whether they have an interest in nature, history or outdoor activities. With a remediated beach as a venue destination a variety of seasonal festivals and events can be held to occupy and enliven the waterfront; sand building contests, fireworks, dragon boat races, lantern festivals, musical events and beach bonfires are just a few events that can offer a community shared experiences that celebrates the natural venue of Osborne Bay. PARKING There are a number of different parking needs to be addressed near the Crofton Waterfront and each need requires a different time limit, location, pricing scheme and enforcement regime. Day use and short-term parking Walk on passengers headed to Salt Spring Island could use parking that can be situated in the extra space available on the Geotech building site. Public boat launch users can use the parking associated with the boat launch and boat launch park. Public music performance Kayak rental facilities Lantern festival 12
District of North Cowichan Boaters accessing the DFO Small Craft Harbours dock will be able to drive right up to the dock to drop off supplies and then park in the nearby parking lot. People accessing the public dock extension at the end of Joan Ave. will need to find parking along the eastern end of Joan Ave. or in the parking lot associated with the nearby park. Visitors coming to explore the town and enjoy a walk on the seawalk will need to find parking along town streets. Customers of the currently proposed mixed-use development (Twin Gables property) and residents of the potential future mixed use development (Osborne Bay RV Park site) will have their parking needs met through existing parking requirements associated with the scale of each development. As use of the evolving waterfront amenities increases, there will need to be an evaluation of whether or not more parking facilities are needed. The Municipality of North Cowichan will want to consider: Portioning up the spaces within the Crofton Museum Park parking lot (PL2) into dedicated spots for museum patrons, DFO dock users and park/seawalk users. Dedicating available space on the Geotech parking lot (PL1) to longer term parking for BC Ferries users and longer term DFO Small Craft Harbour uses. Supporting further parking facilities. Resident only parking zones. The installation of parking meters in the downtown core along with dedicated parking spaces for certain businesses. Without parking meters there is a danger that drivers looking for free long term parking would take over parking that is needed for local businesses. How to take care of monitoring and enforcement. The main activity along the waterfront that will require monitoring and enforcement is parking. With the only transit supported access to Crofton being the Salt Spring ferry and a limited bus service connecting Crofton with Duncan and Chemainus, the majority of visitors to Crofton will be arriving by car. Care needs to be taken to plan a metering and fee system that is not constrictive on visitors and at the same time focuses parking where it serves the community, waterfront uses and businesses best. A detailed parking study will need to be organized in order to evaluate the best combination of options. 13
District of North Cowichan SUMMARY OF KEY DESIGN PRINCIPLES FOR ENHANCED ACTIVITIES Principle 2. Principle 5. Principle 6. A balance of public and private use i. Work with BC Ferries to redesign access along Chaplin St. to support an improved Main Street design ii. Develop a walkway connection for the public to access the fishing pier along the BC Ferries trestle iii. Negotiate the development of Twin Gables property to offer further community amenities such as a public dock extension to Joan Ave. iv. Plan for the future redevelopment of the Osborne Bay RV Park to include a foreshore park v. Offer a seawalk extension on the enhanced spit that acts as a further breakwater for the proposed marina next door to the DFO Small Craft Harbours dock Waterfront vitality i. Introduce a new park in conjunction with the public boat launch ii. Add an amphitheatre to the Crofton Museum Park iii. Introduce a waterfront restaurant and food kiosk iv. Increase commercial and retail opportunities on the Twin Gables site v. Add a private strata marina in front of the Twin Gables site vi. Include more residential activity with the Twin Gables and potential Osborne Bay RV Park redevelopments vii. Provide on-ocean walking experiences on the enhanced spit and with the Phase 3 seawalk extension Parking i. Redesign the public boat launch to provide additional parking opportunities that blend in with a new boat launch park setting ii. Allocate dedicated parking as part of the Geotech building site redesign iii. Re-orient the DFO Small Craft Harbour parking lot to increase oceanside greenspace iv. Offer further parking with the Osborne Bay RV Park redevelopment v. Suggest the need to conduct a detailed parking study and potentially allocate more land for parking needs 14
District of North Cowichan Principle 8. Planned congestion i. Integrate BC Ferries traffic with Chaplin St. ii. Add more residential development to Twin Gables and Osborne Bay RV Park iii. Add more retail and commercial to Twin Gables site iv. Increase the use of the public boat launch v. Add a restaurant and food kiosk vi. Add more public moorage and a private strata marina vii. Add more programming for public events and festivals SUMMARY OF COMMUNITY FEEDBACK FOR ENHANCED ACTIVITIES The Crofton community favours the seawalk, museum, parks and natural features as the preeminent existing elements of Crofton. As future changes occur, there is a desire to improve natural water flows in and around the bay and to emphasize and build upon the existing natural vegetation. With recognition of needs of the natural environment and ecological process in mind, other features that are desired to add to a community experience of the waterfront are: Increase number of parks and improve their conditions; add public washrooms; add more benches and picnic tables; improve landscaping Complete phase 3 seawalk Improve public access, connections to the waterfront and parking situation Introduce retail and other commercial experiences Clean up and improve the overall appearance of the waterfront There is consensus to redevelop the Twin Gables property and introduce commerce and shops; with the proviso that view corridors are maintained through careful attention to building heights and sighting; and that the nature of new development is in keeping with the character of Crofton. There is a preference to pursue developments less reminiscent of high-end condos and large private marinas. 15
District of North Cowichan 2. Environment Crofton s waterfront is located in a picturesque setting and exists for the most part in its natural state except for the extensive foreshore contamination related to historic smelting operations. Other intrusions to the natural environment are: BC Ferries trestle, DFO breakwater and dock, the spit extending from the shore to Henry Island and the foreshore land additions in front of Osborne Bay RV Park. In order to regain previous ecological integrity a remediation plan will be needed to take care of foreshore contamination and all further development should be designed with the lowest possible impact on the environment in mind. The seawalk design has taken this cue for low impact in that much of the existing construction and plans for phase 3 are for an on-water boardwalk thus lessening the impact on fragile foreshore vegetation. Efforts to preserve and effectively buffer existing natural features such as streams and gulleys that meet the water will protect the unique and distinctive natural aesthetics of Crofton s waterfront CONTAMINATION As a result of a historic copper smelting operation connected with the Mt. Sicker mines, there are extensive amounts of contamination in the foreshore in front of the Twin Gables and Osborne Bay RV Park sites as well as on the spit in between them. Based on a report that investigates the nature of contamination in front of the Twin Gables property, Barium is the one element that leaches out of the material in concentrations exceeding provincial criteria for hazardous waste. Copper, Lead, Molybdenum and Zinc exist in the top 1-2 metres of contamination but are not currently leaching in excess of Provincial standards. Three options exist to remediate the site: 1. remove the materials and treat off-site, or 2. dredge and contain the materials in containment cells, 3. or dredge and dump the materials in the deeper ocean. The removal of materials and offsite treatment is considered prohibitively costly. For in situ remediation, there is a fundamental question of where to place the contaminated slag once it has been excavated. A guiding principle is to avoid placing contaminated materials on non-contaminated materials. This plan describes two possible sites for containment cells: the Enhanced Spit and Seawalk Extension (S2), and the front portion of the Osborne Bay Waterfront Park (S3). Both of these areas are already covered by contaminated materials. If DFO and Environment Canada permit deep-ocean dumping, then possible changes to the current plan would include (1) complete removal of the spit and (2) keeping the proposed Osborne Bay Waterfront Park lower in elevation near the ocean. There is great potential to remediate the whole shoreline and allow for future use and enjoyment of the bay. In order to achieve complete remediation a working partnership will need to be arranged between the owners of the contaminated properties and the Province. The Municipality of North Cowichan could play a leading role in initiating this partnership. The goal of the partnership would be to develop a Voluntary Remediation Plan and work towards a Certificate of Compliance. The Certificate of Compliance would alleviate to a great extent any liability issues associated with the contaminated materials. Not only would the shoreline be cleansed of perpetual re-contamination from latent 16 Crofton s foreshore
District of North Cowichan materials, but the waterfront properties, including the RV Park would be available for sale and future development. TIDAL PROCESS There is concern and comment from the Crofton community that the natural wave action and shoreline processes are affected by the closure of water passage by the bridge that leads to the Shoal Islets and the slag pile that leads to Henry s Island. An assessment by a coastal geomorphologist should be undertaken in order to understand how these two built features are affecting the natural ocean processes and whether they need to be removed or altered to allow proper flushing of Osborne Bay. There are arrows on the Plan View indicating the direction of longshore drift. The influence on each new adjustment to the waterfront needs to be evaluated for its effects on oceanic flow, erosion and deposition. Specifically an assessment should be conducted to address: The extent of through flow needed as part of any BC Ferries trestle upgrades and breakwater construction The extent of through flow needed through the enhanced spit, where this passage for water exchange needs to be constructed and what form it should take; trestle bridge or series of culverts *Note: the through flow potential through the enhanced spit will only be possible if the whole bay is remediated. Without full remediation, the passage of water will need to be blocked to prevent the transfer of contaminated materials from the southern side of the spit northward. RIPARIAN CONNECTION Crofton s waterfront walkway A good portion of the natural beauty that forms the basis of the Crofton waterfront rests in the transition from land to water and the connection of the streams and the ocean. Care has been taken in the design of the third phase of the Crofton Seawalk to offer a new environmental experience by constructing this section of the walkway above the sea. Building the walkway away from the shore also preserves the terrestrial shoreline vegetation in its natural state. Effort should continue to be made to preserve and highlight terrestrial vegetation along the shore. A coastal buffer to maintain the natural shore ecology and preservation of stream vegetation can connect the sea to the land both visually and in terms of ecological process. These areas are currently protected by the Natural Environment DPA 8, detailed in schedule A of the North Cowichan OCP as riparian assessment areas and shoreline protection areas. Intermittent interruption of the natural ecology with pathways and commercial or industrial development can provide variety to the shoreline and offer connection points to the rest of Crofton. As long as interruption by development is not too large or too frequent, it can connect the rest of Crofton together with the shoreline without sacrificing its natural character. STORMWATER There is a gully located on the Twin Gables property that acts as a conduit for stormwater for a nearby subdivision. Sediment from this stormwater builds up over time and boat travel within the Small Craft Harbour is severely limited at low tide because of 17
District of North Cowichan sediment accumulation. Dredging can remove the obstacle for the short term, but a longterm solution needs to include a redirection of stormwater and some kind of sediment trap before the runoff reaches the harbour. MARINE LIFE At the entrance to the Small Craft Harbour there is a substantial patch of eel grass which is protected by Department of Fisheries and Oceans (DFO) regulations. Biological surveys of the area in between the Small Craft Harbour and the spit show a fairly diverse array of marine life. In order for dredging and marina construction to occur in these areas a compensation arrangement will have to be arranged with DFO. SUMMARY OF KEY DESIGN PRINCIPLES FOR THE ENVIRONMENT Principle 1. Principle 5. A unique water edge i. Remediate contaminated foreshore ii. Preserve the natural aesthetic integrity of the stream and vegetation located on the Twin Gables site iii. Protect riparian vegetation along land/foreshore edge iv. Increase park-like atmosphere along the water s edge at the Crofton Museum Park v. Plant native vegetation on enhanced spit vi. Build eastern side of enhanced spit with a gradual grade into the water vii. On-water Phase 3 extension protects riparian edge Waterfront vitality i. Remediate contaminated foreshore to allow for increased public use of beaches ii. Extend seawalk to north and south with least amount of intrusion to natural environment SUMMARY OF COMMUNITY FEEDBACK FOR THE ENVIRONMENT Care for the environment is a number one concern for Croftonites. The expressed goal is to ensure that the landscape and ocean functioning follows as closely as possible the pre-settlement ecological process. Priorities are clear: Clean-up foreshore contamination Preserve streams and natural vegetation Re-introduce natural longshore drift and ocean flows along the shoreline There is a desire by some members of the community to remove the spit and by others to enhance the spit. The future of the spit is related to the options available for foreshore remediation and addressing the priority and cost of remediation will help clarify what practical role the spit can play as a contaminant cell. 18
District of North Cowichan There is a chance that contamination can be moved to a deep ocean resting ground. If not, a containment cell(s) close to the existing contamination will need to be used. A careful study by a qualified coastal geomorphologist will answer the question about what alterations will benefit natural longshore drift and how to engineer and future waterfront changes to the benefit of natural ocean flows. 19
District of North Cowichan 3. Links and Connections The natural setting of Crofton affords an ideal environment to interact with the ocean. The Town slopes gently downhill to the water and all areas have a view of waterfront activity, the ocean and Salt Spring Island. This connection to the water must be maintained and accentuated both for views and for public access. The key to enlivening the Crofton waterfront is to design easy and well defined connections with the Town. VIEW CORRIDORS The physical setting of Crofton lends itself well to visual experience. Hills slope down to the water s edge, across the water sits Salt Spring Island and boat traffic highlights the ocean in between. In order to build on this natural setting, care must be taken to highlight and maintain linear view corridors extending from town out to the water. Because Crofton is a destination to arrive at via the ocean as well via ferry, motorboat, sailboat or kayak, it s important to consider the views from the water onto the shore. A gradual introduction from the ocean to the built form can enhance the attractiveness of this view. Create gradual transitions stepping up from the shore to the town Maintain or enhance natural foreshore vegetation Step back buildings from the shoreline Nestle buildings into the riparian corridors that greet the coast The benefits of introducing higher density with taller buildings must be qualified with a varied roofline that provides adequate view openings. It is possible to build a four storey building that does not impose on the landscape nor block the view more than a three storey building if the fourth storey is broken up enough and the massing of the building has appropriately placed view openings. BEACH ACCESS View corridors will arise from beach access routes and also provide a visual cue for routes to the beach. Beach access points are highlighted on the plan view. In order to integrate the waterfront with the rest of the town, the beach access points must be clearly visible and flow into a path that leads intuitively back to the commercial area, so visitors can easily navigate to lunch, coffee spots and other places to gather. Four new and/or improved beach access points are highlighted in this plan: Boat launch park seawalk and beach access (B1) Joan Ave pedestrian seawalk extension (B2) Osborne Bay RV Park redevelopment street connection (B3) Berridge Street Park seawalk connection (B4) 20
District of North Cowichan WALKABILITY Pedestrian oriented commercial amenities The size of Crofton lends itself well to be a walkable community. The lower section of town is within 400 metres of the beach and the higher section is all within a one kilometer walk. In order to support this ease of access, regular paths and beach access points need to offer a quick route to the water. Extending the seawalk northward past the ferry trestle and southward via the phase 3 extension to Berridge St. Park offers an opportunity for a lengthy seaside walk. The enhancement of the spit also provides a further route for ocean viewing and activity. The inclusion of more commercial activity, a restaurant, food kiosk and other cafes provides the opportunity for people to continue on foot to take care of day-to-day business and rest for a meal or drink. This increase of amenities offers more possibility for people to gather in the commercial area and waterfront zone. SUMMARY OF KEY DESIGN PRINCIPLES FOR LINKS AND CONNECTIONS Pedestrian oriented commercial amenities Principle 4. Principle 7. A full range of views i. Orientation of new buildings to open view corridors ii. Variable architectural design of roof structures to allow for viewscapes iii. Location and design of beach access to accentuate the waterfront and ocean panorama iv. Plan foreshore development to maintain a natural riparian edge so arrival by sea is encountered with a gradual visual transition from natural ocean and beach to building A linked waterfront i. Highlight four key beach access points ii. Lead people to the water via retail and commercial space as well as restaurant and food kiosk opportunities iii. Offer wide arrangement of activities and waterfront features to provide a varied walking experience and lead visitors on a meandering stroll back and forth between town streets and the water SUMMARY OF COMMUNITY FEEDBACK FOR LINKS AND CONNECTIONS It is clear that the waterfront and connecting with the waterfront defines the Crofton experience. Views expressed by the community include: ``(the waterfront) is the soul of the community` ``There would be no Crofton without the waterfront`` And key to these comments are: ``The views attract people to live in Crofton`` 21
District of North Cowichan ``It is a place for residents to enjoy a walk`` And a priority is ``Accessibility of the water to all residents` There is a balance to be met in terms of livening up the waterfront with new amenities and developments as one community member phrased it, ``Presently the waterfront is very tired except for the seawalk``. The trick is to not let this waterfront be taken over by the designs of beachfront tourism as its charm and appeal is that it is connected with a complete community. The waterfront needs to connect with the town in a meaningful way and the views and connections need to include and be respective of the town as a whole. 22
District of North Cowichan 4. Building Form and Landscape The atmosphere of a place is defined by the style of buildings including the materials they are created from; how they are placed in the landscape; as well as the organization and character of other landscape elements such as public benches, sidewalk materials, lighting and planned vegetation. The building form and landscape defines the public space and interaction. Future building construction and the design of public thouroughfares can further define Crofton s character, increase the public liveliness and enhance connections with the ocean. The locations of proposed buildings are identified on Figure 1. Plan View: D2 Twin Gables redevelopment D3 Osborne Bay RV Park redevelopment The character of these new developments are depicted in Figure 2. Cross-sections. HISTORICAL CONTEXT Historical building character style and form New buildings to the waterfront have the ability to root the visual experience in the historic context by borrowing elements from the massing structure of the marine industrial heritage. The elements of these industrial forms enhance the maritime feel and blend well with docks, marinas, the seawalk, the natural shoreline and ocean activity to create a comprehensive sense of place. The experience of a working waterfront edge can be recalled symbolically and support a more defined human experience. ARCHITECTURAL STYLE Granville Island provides an example of contemporary marine industrial architectural style and form Marine architectural character The architectural style needs to reflect and respond to the climate, landscape and lifestyle of Crofton. Features that build on a relationship with the sea and support the small town character and community atmosphere will create a civic link between the existing core of Crofton and the ocean. New construction should be made predominantly from natural materials with a rustic finish and include inviting areas to congregate in the arrangement of how the buildings meet the street and shore. FORM AND SCALE To lessen the impact of development on the natural shoreline, buildings need to step back from the waterfront and make way for important view corridors. The building envelopes that define each buildings shape and orientation should capitalize on sunlight aspects and frame views from the street to the water and from the shore back to town. The volume of buildings should not dominate the waterfront and need to blend in with the natural form of the landscape. For residential only buildings, two to three stories can blend in appropriately. When integrating mixed use with commercial on the first floor and residential above, a 4 storey building (12.7m) that is designed with a varied roofline in conjunction with site specific view and shadow studies, can be integrated into the existing assemblage of structures. 23
District of North Cowichan NATURAL FEATURES Much of the water s edge and riparian corridors are already complete with native vegetation. Emphasis should be made to preserve any native vegetation, and base future plant selection on a range of existing native species and/or plants that mix well with the natural landscape. PUBLIC SPACE Naturalized shoreline Views, vistas and engaging space for people to congregate connected by pathways that encourage travel to the ocean are the themes that should govern the arrangement of buildings and structures along the shoreline. Storefronts should meet the street and have a varied structure that offers shelter to walkers, visual intrigue and the possibility of places to sit and chat. Lanes can increase access to the waterfront zone and adding storefronts to these lanes can offer a larger public environment. SUMMARY OF KEY DESIGN PRINCIPLES FOR BUILDING FORM AND LANDSCAPE Principle 1. Principle 3. Principle 8. A unique water edge i. Northern seawalk extension ii. Add boat launch park iii. Redesign Crofton museum park iv. Add public dock at the end of Joan Ave. v. Add private strata marina in front of Twin Gables site vi. Enhanced spit and walkway vii. Proposed waterfront park on foreshore of RV Park viii. Phase 3 seawalk extension An open space hierarchy i. Location of 3 parks along the water s edge with the town behind ii. Placement of picnic and sitting benches in waterfront parks iii. Public congregation spots around the Twin Gables redevelopment, proposed restaurant and food kiosk iv. On-water experience with new public dock, enhanced spit and seawalk, phase 3 seawalk extension Planned congestion i. Increase of activity at public boat launch ii. Introduce busyness with a redesign of Chaplin Street and BC Ferries terminal access iii. Add amphitheatre and additional programming at Crofton Museum Park iv. Add public dock at the end of Joan Ave. Public waterfront space Public waterfront space for children to play 24
District of North Cowichan v. Add private strata marina in front of Twin Gables site vi. Add more retail and commercial activity in Twin Gables redevelopment vii. Add congregating opportunities with proposed restaurant and food kiosk viii. Increase residential activity with Twin Gables redevelopment and potential RV Park development ix. Clearly define four beach access points to congregate flow between the town and the beach SUMMARY OF COMMUNITY FEEDBACK FOR BUILDING FORM AND LANDSCAPE There is an appreciation for new forms along the waterfront that give priority to the natural experience. In the review of the cross-sections that are part of the Waterfront Plan, people were encouraged by how the buildings stepped back from the waterfront and there was expressed a desire that all waterfront development approach the shore in this way. Community members are interested in having more retail and other amenities that accompany new construction and are concerned about building heights and are adverse to new construction that is imposing and interferes with views of the ocean. New construction that follows DPA5 Crofton Commercial and DPA7 Marine Commercial has the ability to: Create new public space with proper sighting and massing that frames places people can meet to talk Provide shelter to invite people off the street Provide street level intrigue to lead people along the sidewalk towards the opening vista of the water 25
District of North Cowichan Conclusion Crofton has the gift of a picturesque natural waterfront setting. There is great potential for the integration of this waterfront with the rest of the town and for the enlivening of the waterfront experience with increased amenities and activities. The challenge is to introduce waterfront amenities and other new features that compliment the existing form and character. In general, there is public support for many features of this plan. There is preference for less private marina development. Solutions for the future are not clear cut and there is a balance to be achieved with respect to private development. A certain amount of private marina development can act as a catalyst to begin remediation of the foreshore contamination in Crofton. In order for waterfront remediation to be supported and partially funded by the Province, there needs to be a source of private funding as well as the potential for further development that revitalizes the community of Crofton. This plan proposes that full remediation of the foreshore will also open the Osborne Bay RV Park for future development. With one private funder ready to proceed, the possibility of additional future development and a guiding plan that enlivens the town, it is possible for the Municipality of North Cowichan to facilitate a working partnership to clean up the contaminated foreshore. Completing remediation along this waterfront is large achievement that would increase the value of all other recommendations listed in this plan. The other features can achieve a certain amount of liveliness and definitely connect the town with the water, but remediation will enable public activity to flourish unimpeded. As development ensues, careful attention to the 8 design principles referenced in this plan and adherence to the existing North Cowichan Development Permit Guidelines 5, 7 and 8 will promote a lively and inviting public realm. It is the character and cohesiveness of separate development initiatives and public space amenities that can enhance the distinctiveness of Crofton. The existing landscape has much to offer as an ideal setting and the enthusiasm of the community is ready for a comprehensive public network that supports their spirit. 26
District of North Cowichan APPENDIX A: CROFTON WATERFRONT PLAN FIGURES 1 & 2 Figure 1. Plan View Figure 2. Crofton waterfront Plan Cross Sections 1-4 27
Figure 1. - Plan View District of North Cowichan - Plan View Potential New Residential Development Potential New Residential & Live/Work Development Potential Access Road for Ferry & Public Boat Launch S1 Seawalk Northern Extension Long Term Parking Public Boat Launch Parking B1 Boat Launch Park & Beach Access P1 Boat Launch Park Potential New Residential Development Potential New Residential & Live/Work Development M1 BC Ferries Trestles & Fishing Pier Potential New Commercial Development on Chaplin Street Potential New Commercial Development on Chaplin Street Cross Section 1 Long Term Parking Public Boat Launch Chaplin St. Upgrade for BC Ferries D1 Ferry Traffic Ferry Ticket Booth E1 Eel Grass Mitigation Amphitheatre in Park A1 Enhanced to Crofton Museum Park P2 Joan Ave. Pedestrian Seawalk Extension B2 Cross Section 2 Short Term Parking DFO Small Craft Harbour Dock S2 M2 Seawalk Enhanced Spit Extension New Public Dock Twin Gables Redevelopment D2 M3 New Private Strata Moorage E2 Contaminant Remediation Waterfront Restaurant A2 Longshore transport direction Cross Section 3 Longshore transport direction A3 Waterfront Park Food Kiosk P3 Osborne Bay Waterfront Park Osborne Bay Redevelopment B3 Charlotte St. Connection Osborne Bay RV Park Redevelopment D3 Cross Section 4 S3 Seawalk Phase 3 Extension Longshore transport direction Berridge Street Park & Sandy Beach Berridge St. Park Seawalk Connection B4
Figure 2. - Cross Sections District of North Cowichan - Cross Sections Sidewalk 1.65m Bike Lane 1.8m Travel Lane 3.3m Median 3.5m Ferry Traffic 3.3m Travel Lane 3.3m Bike Lane 1.5m Parking 2m Existing Sidewalk 1.65m Right of Way roughly 7.65m Existing Property Lines roughly 17.7m Cross Section 1 Chaplin Street Upgrade for BC Ferries Access Residential (Above Commercial) Commercial (1st Floor) Public Dock Seawalk connection over natural shorezone Cross Section 2 Form & Character for Twin Gables Redevelopment Enhanced Spit seawalk Cross Section 3 Enhanced Spit Shoreline Connecting pathway to waterfront park Waterfront park Multi-family residential Cross Section 4 Form & Character for the RV Park & Campground
28 District of North Cowichan
District of North Cowichan APPENDIX B: SUMMARY OF COMMUNITY FEEDBACK Summary of community meeting response forms Submissions by: The Crofton Community Planning Committee, and The Crofton`s Seniors` Society 29
Summary of Community Feedback 1 st Open House June 23 rd, 2008 Respondents: 25 Question 2. What are the 4 things you would like to see remain the same about Crofton s waterfront? 1. Seawalk 19 respondents 2. Museum 12 respondents 3. Stream and natural vegetation 10 respondents 4. Park 9 respondents 5. Boat launch 7 respondents 6. Park with sandy beach 6 respondents 7. D.F.O. moorage 5 respondents 8. Community centre 5 respondents 9. Open views and vistas of Osborne Bay 4 respondents 10. Public and accessible beach 4 respondents 11. Small community atmosphere 4 respondents 12. BC Ferries dock 2 respondents 13. Seniors Community Centre 1 respondent Question 3. What are the 4 things you would most like to see changed? 1. Improve flow of water in Osborne Bay 17 respondents 2. Improve, increase, move public parking 15 respondents 3. Clean up + improve overall appearance of waterfront 11 respondents 1
4. Increase public access to waterfront 9 respondents 5. Improve + increase waterfront parks 7 respondents 6. Change or improve ferry traffic route 7 respondents 7. Improve natural vegetation and streams 6 respondents 8. Improve D.F.O. moorage 2 respondents 9. Increase activities at waterfront 2 respondents 10. Decrease waterfront Building heights to 3 floors 2 respondents 11. Remove D.F.O. moorage 1 respondents 12. Move museum 1 respondents Question 4. What would you like to see added to enhance the atmosphere and livability of Crofton s Waterfront? 1. Extend seawalk 8 respondents 2. Retail 4 respondents 3. Public washrooms 4 respondents 4. Benches + tables 4 respondents 5. Designated swimming area 3 respondents 6. Public access to waterfront 3 respondents 7. Sidewalks +pathways connected to waterfront 2 respondents 8. Parking 2 respondents 9. Rebuild/replace Twin Gables with 2 floor accommodation 2 respondents 10. Expand current Marina 2 respondents 11. Flowers + Landscaping 2 respondents 12. Gazebo in Park 2 respondents 13. Restaurants 2 respondents 14. Signage 2 respondents 15. Kayak + canoe rentals 2 respondents 16. Dog poop enforcement 2 respondents 17. New style of Buildings 1 respondent 2
18. Design guidelines for character and height of buildings 1 respondent 19. Garbage + recycle bins 1 respondent 20. Piazza s 1 respondent 21. Coffee House 1 respondent 22. Seniors accommodation 1 respondent 23. Playground 1 respondent 24. Pay phone 1 respondent 25. 20 ft. of public land along waterfront 1 respondent 26. Bank + pharmacy 1 respondent Question 5. Is there anything that should be taken away? 1. Contaminants (Crofton spit) 10 respondents 2. Twin Gables Motel 4 respondents 3. Shoal Islets Causeway 2 respondents 4. DFO Parking 2 respondents 5. Mill 2 respondents 6. Put power poles underground 2 respondents 7. Remove garbage from mud flats 2 respondents 8. Remove rocks North of boat launch 1 respondents 9. Campground 1 respondents 10. Ferry terminal 1 respondents 11. Weeds 1 respondents Question 6. Can you describe how the waterfront contributes to or influences Crofton as a whole? It is the soul of the community. There would be no Crofton without the waterfront. 3
Seawalk encourages exercise and friendliness. Marina and boat launch contribute to local business. The working harbour adds ambience and interest to our unique town. Crofton has a small town charm and should retain this character for tourism. Presently the waterfront is very tired other than the seawalk. Jewel of Osborne Bay. Crofton is a nice seaside community. It is a nice place to stroll around in the evening and see seals, birds, etc. It is a beautiful harbour and a major tourist focus as well as a community meeting place. The seawalk is a valuable asset. It allows visitors and residents to enjoy the waterfront and is a tourist draw. It provides an excellent view to the majority of Crofton residents. The waterfront, in particular the walkway, brings visitors to Crofton. Makes for more options, activities, and nature pleasures. It has a rich history that needs to be preserved for future generations. It s presence defines Crofton. It is a beautiful natural setting drawing people to the water, beach, and views as such it should be preserved as much as possible for everyone. The views attract people to live in Crofton. Crofton s two main attractions are the ferries and the accessible waterfront. The waterfront being influential for us moving to Crofton. The charm of Crofton is its ocean view and being able to see Mt. Baker on a clear day. Accessibility of the water to all residents. It is a place for residents to enjoy a walk Commerce comes from having the ferries and fishing boats in Crofton. Crofton can become a unique and wonderful seaside community with its many ocean views properties. The waterfront adds this unique community s appeal. Perhaps Crofton should be renamed Osborne Bay similar to Mill Bay and Nanoose Bay. The waterfront is the one place that everyone on the town of Crofton all go to or have gone to at some point. 4
2 nd Open House October 20 th, 2008 Respondents: 22 Question 1. Imagine walking from north to south along Crofton s Waterfront. Choose the top four elements of the proposed plan that most enhance the character and experience of the Crofton Waterfront. 1. Stream and natural vegetation 18 respondents 2. Phase 3 of the waterfront walkway 14 respondents 3. Enhanced park and walkway along spit 14 respondents 4. Long term parking and BC Ferries holding area. 13 respondents 5. Public boat launch. 10 respondents 6. Future development of the RV Park. 10 respondents 7. Park improvements south of BC Ferries. 9 respondents 8. Park along the shoreline of the RV Park. 8 respondents 9. Parking near public boat launch. 6 respondents 10. Redevelopment of Twin Gables. 5 respondents 11. Park near public boat launch 4 respondents 12. New public moorage Fishing pier. 4 respondents 13. Fishing pier 3 respondents 14. New private marina. 2 respondents Other Extend seawalk northward Other Public beach at the end of Phase 3 seawalk Other Peacefulness as it is Other Beach created along east end of spit Other Usable beach for all citizens 2 respondents 1 respondent 1 respondent 1 respondent 1 respondent 5
Question 2. After reviewing the plan, what are the 4 things you see as the most important to achieve in terms of priority? 1. Public parks built and enhanced (12) 12 respondents 2.Phase 3 Seawalk (11) 11 respondents 3. Public Access (10) 10 respondents 4. Maintaining Crofton s views (8) 8 respondents 5. Boat launch parking (5) 5 respondents 6. Ferry parking & toll (5) 5 respondents 7. Remediation of beach for all of Municipality (5) 5 respondents 9. Development (4) 4 respondents 8. Seawalk northern extension (3) 3 respondents 10. BC Ferries upgrade (3) 3 respondents 11. Enhance walkway on spit (3) 3 respondents 12. Protection of marine ecology (2) 2 respondents 13. Biodiversity enhancement (2) 2 respondents 14. Long term parking (2) 2 respondents 15. Marina and public dock enlarged (2) 2 respondents 16. No private docks (2) 2 respondents 17. Redevelop Twin Gables (2) 2 respondents 18. No development south of BC Ferries (2) 2 respondents 19. Public boat launch (2) 2 respondents 20. Future development of RV Park (2) 2 respondents 21. Stream retained (2) 2 respondents 22. Natural vegetation (1) 1 respondent 23. Amphitheatre in park (1) 1 respondent 24. Park at public boat launch 1 respondent 25. Retention of marine habitat 1 respondent 26. Peace and quiet 1 respondent 27. Natural water flow 1 respondent 28. Remove spit 1 respondent 29. Affordable housing in RV Park 1 respondent 6
30. Remove existing breakwater 1 respondent 31. Traffic plan needed 1 respondent 32. Crofton beach 1 respondent 33. No raised taxes 1 respondent 34. Infrastructure, toilets, food services, lighting a safe clean area 1 respondent 35. Access on Chaplin St. upgraded 1 respondent 36. Commercial space 1 respondent 37. Entry level housing 1 respondent 38. Public parking 1 respondent 39. Contain development 1 respondent Question 3. What are the 4 things you think need adjustment? 1. No to private marina 8 respondents 2. Spit extension 6 respondents 3. Remediation 4 respondents 4. Height of Waterfront developments 4 respondents 5. Expand existing public marina 3 respondents 6. Move private marina north of Ferry landing and combine it with the public wharf 3 respondents 7. Boat launch parking closer to launch 2 respondents 8. Allow flow through of spit 2 respondents 9. Traffic plan for BC Ferries and boat ramp 2 respondents 10. Scope of mixed use development 2 respondents 11. Safety on beach walk 2 respondents 12. No need for long term parking 2 respondents 13. Remove RV Park 2 respondents 14. Park closer to seawalk extension end 1 respondent 15. New entrance road to ferry dock 1 respondent 16. New parking areas for ferry passengers 1 respondent 17. Sandy beach in front of RV Park 1 respondent 18. Enhance stormdrain outfalls at bottom of Joan Ave. and Berridge St. (waterfall/fountains) 1 respondent 7
19. Public dock to remain as is 1 respondent 20. Leave paths out of museum park 1 respondent 21. BC Ferries terminal layout 1 respondent 22. Include upgrade of Chaplin St. and Joan St. in master plan 1 respondent 23. Need permanent greenspace 1 respondent 24. Park near RV park (remove waste) 1 respondent 25. Rethink commercial space at Twin Gables 1 respondent 26. Maintain upland tree cover 1 respondent 27. Drainage around museum 1 respondent 28. No boat houses 1 respondent 29. No fuel barges 1 respondent 30. Commercial instead of condos 1 respondent 31. Move ferry and public dock 1 respondent 32. Keep developers accountable 1 respondent 33. Size of private moorage Raising shorefront and spit heights to deal with contamination. 1 respondent Question 4. Are there any elements missing from the proposed plan that you would like to see added to enhance the atmosphere and livability of Crofton s Waterfront? 1. Remediation of Bay over time 8 respondents 2. Enhance existing sandy beach below Berridge St. 6 respondents 3. Create boulevards on access roads 4 respondents 4. Small businesses Commerce and shops 3 respondents 5. Tree cover height and spacing 3 respondents 6. Use a curved approach to Phase 3 Seawalk 2 respondents 7. Water lot uses 2 respondents 8.Beach and swimming area 2 respondents 9. Improve senior s centre it s ugly and depressing 2 respondents 10. Better bus service on weekends 2 respondents 11. Open pub with family dining feature 2 respondents 12. Restaurant 2 respondents 13. Patio homes 1 respondent 14. Small RV Park 1 respondent 8
15. Public moorage north 1 respondent 16. Place for kids to play 1 respondent 17. Parking provided by development 1 respondent 18. 1 2 level commercial development 1 respondent 19. Continue seawalk 1 respondent 20. public access to wharf 1 respondent 21. Place for kids to play 1 respondent Question 5. Is there anything that should be taken away? 1. Remove spit 8 respondents 2. Private moorage 5 respondents 3. Spit needs to be opened up for flow of water 2 respondents 4. Waterfront buildings restricted to 3 storeys 2 respondents 5. High end condos 2 respondents 6. Remove private marina 2 respondents 7. Parking variance needs a restricted time limit 1 respondent 8. Remove breakwater 1 respondent 9. Seawalk northern extension 1 respondent 10. Park and greenspace development 1 respondent 11. Raising taxes 1 respondent 12. Disturbance to Osbourne Bay 1 respondent 13. RV Park removed 1 respondent 14. No houseboats allowed 1 respondent 15. Crofton needs this 1 respondent 16. Vandalism 1 respondent 17. Keep RV Park 1 respondent 18. Keep time limit on variance for new building with increased height limit. 1 respondent 19. Remove spit 1 respondent 20. Move public moorage north 1 respondent 21. Plan look north to Shoal Islets for flushing and encompass Catalyst property 1 respondent 22. Enhance connection with Joan Ave and the Bay 1 respondent 9
23. Shorefront not raised 1 respondent Question 6. Can you describe how the waterfront plan contributes to or influences Crofton as a whole? Are there aspects that hinder the overall character of Crofton? 1. Remove spit 8 respondents 2. Private moorage 5 respondents 3. Spit needs to be opened up for flow of water 2 respondents 4. Waterfront buildings restricted to 3 storeys 2 respondents 5. High end condos 2 respondents 6. Remove private marina 2 respondents 7. Parking variance needs a restricted time limit 1 respondent 8. Remove breakwater 1 respondent 9. Seawalk northern extension 1 respondent 10. Park and greenspace development 1 respondent 11. Raising taxes 1 respondent 12. Disturbance to Osbourne Bay 1 respondent 13. RV Park removed 1 respondent 14. No houseboats allowed 1 respondent 15. Crofton needs this 1 respondent 16. Vandalism 1 respondent 17. Keep RV Park 1 respondent 18. Keep time limit on variance for new building with increased height limit. 1 respondent 19. Remove spit 1 respondent 20. Move public moorage north 1 respondent 21. Plan look north to Shoal Islets for flushing and encompass Catalyst property 1 respondent 22. Enhance connection with Joan Ave and the Bay 1 respondent 23. Shorefront not raised 1 respondent Question 7. What aspects of the plan need to be brought into the OCP review? 1. Building heights (6) 6 respondents 10
2. Seawalk expansion north (3) 3 respondents 3. Make existing beach clean and useable (2) 2 respondents 4. Parking variances (2) 2 respondents 5. Make sure spit extension ok with proper tide flow 1 respondent 6. Public moorage 1 respondent 7. ROW on wharves, seawalk, beaches, etc. 1 respondent 8. Historical reference to smelter 1 respondent 9. All of it 1 respondent 10. Berridge St. beach and parking and seawalk access 1 respondent 11. Setbacks 1 respondent 12. Use rain runoff to harvest electricity 1 respondent 13. Protection of habitat in streams and along the Bay 1 respondent 14. Protection of trees 1 respondent 15. Expand urban growth up Roberts St. 1 respondent 16. Dredge harbour 1 respondent 17. Enhance spit 1 respondent 18. Focus on marine rehabilitation and restoration 1 respondent 19. Tree cutting bylaw considered before chainsaws get fired up. 1 respondent 20. Public Access 1 respondent General Comments? 1. Height of buildings to 3 storeys (3) 3 respondents 2. Remove spit (2) 2 respondents 3. Lessen private ownership of waterfront (2) 2 respondents 4. Address contaminants (2) 2 respondents 5. Parking for seniors in front of senior s centre needs to be kept in mind 1 respondent 6. Address vandalism and mischief in waterfront park and parking areas 1 respondent 7. More consultation needed 1 respondent 8. Parking solutions essential 1 respondent 9. What was wrong with 02 OCP? 1 respondent 11
10. About someone wanting a private dock 1 respondent 11. Similar design elements to Lindau, Bavaria, Germany 1 respondent 12. Need to attract more industry and affordable housing 1 respondent 13. Like Kin Beach, boat museum at Cow Bay, concept of Brigantine and Rock Cod 1 respondent 14. Where will all the baby crabs go when the shoreline is dredged 1 respondent 15. Lands north of Chaplin may not trade hands 1 respondent 16. Crofton needs development to bring it into the 21 st century 1 respondent 17. What if developer runs out of money half way through 1 respondent 18. Looking forward to it 1 respondent 19. Better to leave contaminants in situ, cover them and move marina further out? 1 respondent 20. Build it 1 respondent 21. Enforce parking regulations in DFO lot 1 respondent 22. Limit number of units 1 respondent 23. Start process again with key to support protection and rehabilitation as well as pedestrian interaction and enjoyment 1 respondent 24. More press or information on proposals. 1 respondent 25. Ensure proper flushing 1 respondent 26. Keep customers coming to downtown 1 respondent 27. Purchase lot on corner of Joan and Queen from Blaine and convert to a park 1 respondent 28. Focus on parks and avoid condos. 1 respondent 29. Hire facilitator to resolve issue instead of for and against 1 respondent 30. No to private marina 1 respondent 31. Lose vital component of Crofton 1 respondent 12
Open House 23 June 2008 Waterfront Building Blocks Question 1. What are the defining elements of Crofton s Waterfront and what elements most need improvement? Imagine walking from north to south along Crofton s Waterfront. Choose the top four elements that best convey the character of the Crofton Waterfront and also select the four elements that most need change along with a suggested improvement. 1. Boat launch and parking north of BC Ferries dock. 2. BC Ferries road access, terminal and dock. 3. DFO Moorage and parking 4. Museum 5. Community Centre 6. Park 7. Raised wooden Seawalk 8. Sandy spit and boat launch 9. Gravel Seawalk 10. Stream and natural vegetation 11. Stream 12. Park with sandy beach 13. Other... Question 2. What are the 4 things you would most like to see remain the same about Crofton s waterfront? 1...... Why?... 2...... Why?... 3...... Why?... 4...... Why?... Municipality of North Cowichan Question 4. What would you like to see added to enhance the atmosphere and livability of Crofton s Waterfront? 1..... Where?... 2...... Where?... 3...... Where?... 4...... Where?... Question 5. Is there anything that should be taken away?........................ Connections with Crofton Question 6. Can you describe how the waterfront contributes to or influences Crofton as a whole?.................. Question 3. What are the 4 things you would most like to see changed?...... 1...... Why?... 2...... Why?... 3...... Why?... 4...... Why?... Question 7. What waterfront issues should be considered as part of the OCP review?........................
Open House 23 June 2008 Municipality of North Cowichan General Comments?.............................................................................. Can you let us know where you live? Crofton - which street/road? Within the District of North Cowichan, outside Crofton. Outside North Cowichan Thank you for your time and thoughtfulness. Kindly hand in your individual response form at the workshop, or return it by June 30, 2008 to: Chris Hall, Director of Planning, Municipality of North Cowichan 7030 Trans Canada Highway, Box 278 Duncan, BC V9L 3X4 Tel: 250-746-3105 Fax: 250-746-3133 hall@northcowichan.bc.ca Crofton s Waterfront Crofton s waterfront is identified in the Official Community Plan as a waterfront area with distinct character. This workshop is intended to explore these unique characteristics, including: the natural setting of the bay, its history, and proposals for changes that may be contemplated as part of the community s future development. We look forward to hearing your responses to the ideas and images presented and to hear about your vision for the waterfront?
Open House 20 October 2008 Waterfront Building Blocks Question 1. What proposed elements of the best improve Crofton s Waterfront? Imagine walking from north to south along Crofton s Waterfront. Choose the top four elements of the proposed plan that most enhance the character and experience of the Crofton Waterfront. 1. Long term parking and BC Ferries holding area. 2. Parking near public boat launch. 3. Public boat launch. 4. Park near public boat launch 5. Fishing pier. 6. Park improvements south of BC Ferries. 7. New public moorage. 8. New private marina. 9. Redevelopment of Twin Gables. 10. Stream and natural vegetation. 11. Enhanced park and walkway along spit. 12. Park along the shoreline of the RV Park. 13. Future development of the RV Park. 13. Phase 3 of the waterfront walkway. 14. Other Question 2. After reviewing the plan, what are the 4 things you see as the most important to achieve in terms of priority? 1...... Why?... 2...... Why?... 3...... Why?... 4...... Why?... Municipality of North Cowichan Question 4. Are there any elements missing from the proposed plan that you would like to see added to enhance the atmosphere and livability of Crofton s Waterfront? 1..... Where?... 2...... Where?... 3...... Where?... 4...... Where?... Question 5. Is there anything that should be taken away?........................ Connections with Crofton Question 6. Can you describe how the waterfront plan contributes to or influences Crofton as a whole? Are there aspects that hinder the overall character of Crofton?.................. Question 3. What are the 4 things you think need adjustment?...... 1...... Why?... 2...... Why?... 3...... Why?... 4...... Why?... Question 7. What aspects of the plan need to be brought into the OCP review?........................
Open House 20 October 2008 Municipality of North Cowichan General Comments?.............................................................................. Can you let us know where you live? Crofton - which street/road? Within the District of North Cowichan, outside Crofton. Outside North Cowichan Thank you for your time and thoughtfulness. Kindly hand in your individual response form at the workshop, or return it by October 28, 2008 to: Chris Hall, Director of Planning, Municipality of North Cowichan 7030 Trans Canada Highway, Box 278 Duncan, BC V9L 3X4 Tel: 250-746-3105 Fax: 250-746-3133 hall@northcowichan.bc.ca Crofton s Future Waterfront Crofton s waterfront is identified in the Official Community Plan as a waterfront area with distinct character. This workshop is intended to explore a proposed conceptual plan that builds upon and the natural setting of the bay and its history, and offers patterns for the community s future development that enhance and enliven the waterfront and the rest of Crofton. We look forward to hearing your responses to the ideas and images presented and to hear your comments on the future vision for the waterfront?