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Crofton Community Local Area Plan

Table of Contents:

1.0 Overview Page 11.1 North Cowichan Official Community Plan Page 11.2 North Cowichan Climate Action & Energy Plan Page 3 1.3 Crofton Community Advisory Working Group Page 42.0 Analysis Exhibits Page 7 Topographical Relief Page 8 Ecological Sensitive Areas Page 9 OCP Trail Networks Page10 Trail Networks Page 11 Existing Settlement patterns Page12 Wildfire Risk Assessment Page13 Areas of Potential Archealogical Significance Page14 Existing Fire Flows Diagram Page15 Sewage Collection Systems Page16 Potable Water Distribution System Page17 ALR Lands Page18 NC Forest Reserve Lands Page19 Existing Conditions Air Photo 0 Current Zoning Overlays Page 21 Existing Conditions - Focus Area Page 22 Existing Conditions - Joan Street West Block Page 23 Existing Conditions - Joan Street East Block Page 24 3.0 Open House 1 Page 253.1 What is a Local Area Plan? Page 253.2 Structure of the Open House Page 263.3 Sounding Boards Page 273.4 Open House Participant’s Home Locations Page 373.5 Visual Preferencing Page 38

Advisory Working Group Members:

Robin Fisher Crofton Community CentreShane Mayea Local Resident/BuilderShauna Mann Local ResidentTony Van de Mortel Local Business Owner/BuilderDan Robin Local Resident/BuilderCarol Donnelly Crofton Senior SocietyRona Blackburn Local ResidentRandy Gauthier Local ResidentLee Burridge Crofton Fire Chief/LandownerJohn Blair Local ResidentRick Lebitschnig Crofton Community Centre SocietyDonna Brooks Crofton Community Centre SocietyDave Hladik Crofton Community Centre SocietyJim Atkinson Local Resident, volunteer fire fighterDr. Kelly Bannister POLIS Project, University of VictoriaBarb Lines North Cowichan Municipal CouncillorPenny McLennan Local Resident

Crofton Community Local Area Plan - The Vision 1Draft

1.0 Overview

In September of 2013, JWT Design was appointed by North Cowichan to prepare a Local Area Plan for the town of Crofton.

The Crofton Community Local Area Plan (LAP) will form part of a larger planning hierarchy that already includes the North Cowichan Official Community Plan and the North Cowichan Climate Action and Energy Plan (CAEP), helping to flesh out and implement these strategic policies at the community scale. This baseline report builds on those plans and other background documents and begins to explore what the future may look like for Crofton as the first step to achieving a Local Area Plan for Crofton.

The Local Area Plan is intended to visualize and articulate public input on what Crofton could look like in 5, 10 , 20, or even 50 years. The visualization process is steered by Crofton Community Advisory Working Group and includes the broader community at key input stages. The Advisory Working Group consists of individuals with a variety of backgrounds that represents a cross section of interests and views to help guide the future. The group was struck in 2013 as a precursor to undertaking the Crofton LAP.

1.1 North Cowichan Official Community Plan

The North Cowichan Official Community Plan (OCP) was adopted in 2011. The OCP reflects the community’s principles, goals and objectives that are intended to guide decision making.

The OCP is based on 5 key principles and 5 key goals, which provide a context for the Crofton Local Area Plan:

Principles GoalsSustainability Preserve our rural settingEconomic opportunity Guard our environmentSmart growth Adjust to climate changeHealthy and safe community Encourage economic opportunitiesCommunity engagement Build strong communities

To achieve OCP principles and goals the OCP identifies Crofton as one of three growth centres within North Cowichan. As well as addressing the principles and goals by focusing development in growth centres, growth can be accommodated more efficiently, minimizes short and long term costs to the community and takes advantage of the facilities that are in place.

Growth centres are the core areas of each of these communities and contain municipal services, commercial/retail activities, schools and other facilities that are the foundation of community.

The preparation of local area plans within growth centres is a priority for the municipality. It is recognized that the local area plan for Crofton will be more fine grained and will include specific goals and objectives than the more broad-based OCP. However, it is expected that the Crofton Local Area Plan will conform to the many overarching policies contained in the OCP and the CAEP.

The following key excerpts from the OCP illustrate the goals and objectives that provide specific direction with respect to Crofton. Both the general overarching policies and the specific Crofton policies will underpin the formation of the Crofton Local Area Plan. The direction is multi-facetted and integrated meaning that the intent is to develop a resilient and sustainable community that incorporates the following environmental, social, economic and cultural goals: (Sec. 2.2.1.6)

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community endeavours, inclusion of all ages and diverse backgrounds; (OCP policy 2.5.4)

Community and Neighbourhood – local area planning and engagement; (OCP policy 2.5.5)

Transportation – integrative approach to accommodate all modes of travel (walking, cycling, transit, auto); (OCP policy 2.5.6)

Infrastructure – safe drinking water, sewage system management, manage rainwater, solid waste and recycling; (OCP policy 2.5.7)

Parks and Recreation – consider opportunities for all ages; integrate park, natural protection areas & trails; (OCP policy 2.5.8)

Economy - promote good urban design, invest in the public realm to build the local economy, create more liveable communities; considers town centre area revitalization and the protection of existing investment by businesses in the area to be priorities. (OCP policy 2.4.1)

In addition to the principles, goals, and sustainable community policies, the following are policy excerpts related specifically to Crofton:

Crofton Environment and WaterfrontThe municipality recognizes and will protect the unique and special characteristics of ocean foreshores and other waterfront areas. (OCP policy 2.2.1.6)

Development that would alienate the foreshore from public access or negatively impact on the natural environment will be discouraged. Public access to and along the waterfront is a priority consideration in all development proposals. Provision will be made for access through or around any structure that extends beow the high watermark (except along industrially designated shorelines). (OCP policy 2.2.1.6)

The OCP support community access to the Crofton Community Waterfront which includes (OCP policy 2.4.4.9):o Securing the use and development of the waterfront for public benefit;o Maintaining public facilities such as the government dock;o Clean-up of the small craft harbour is a priority;o Connectivity of Crofton with the rest of North Cowichan is a priority;

Housing – Housing Continuum that recognizes the need to address a range of housing needs; (OCP policy 2.5.2)

Public Realm – develop and enhance public use areas, conserve heritage and environmental values; (OCP policy 2.5.3)

Safe and Healthy Community – knowing your neighbours, engaging residents in


1.2 North Cowichan Climate Action & Energy Plan

The Climate Action and Energy Plan includes a series of recommended climate mitigation and adaptation actions that support the goals and objectives contained in the OCP regarding growth centres.

Climate mitigation means taking steps to reduce Green House Gas emissions while adaptation means taking steps to adjust to the present and future effects of climate change.

Growth centres are the core area of a community and contain municipal services, commercial/retail activities, schools and other facilities that are the foundation of community. Urban Containment Boundary (UCB) identifies the limits within which growth can occur.

The targets set out in the CAEP include achieving a 33% reduction in greenhouse gas emissions under 2007 levels by 2025 and an 80% reduction by 2050 (in line with the Provincial target). The following recommendations should be considered as part of the implementation of the Crofton Local Area Plan.

Transportation –densification that supports walking, cycling, use of transitImplementing OCP Policies – density targets, compact communitiesFood Security – grow and sell food on lots in growth centresUpdate bylaws, Provide incentives – urban forest strategy to increase trees in urban areas, green design, conservation.Energy Policy – inclusion of renewal energy use/options

Develop a comprehensive strategy to facilitate increased density in the Urban Growth Containment Boundaries.• Establish density targets for the commercial core areas and neighboorhood centres;• Undertake a feasibility study to establish a density bonusing program;• Establish a community contribution policy and procedures;• Ensure Urban Containment Boundaries are not increased;• Review development cost charges (DCC’s) to encourage smaller units and zero emission developments.

Establish a Transportation Demand Management (TDM) strategy. A TMD strategy is intended to reduce demand for vehicle use.

Left:Demonstration graphic of the GhG’s from different modes of transportation supporting many of the arguments for the goals of the CAEP.

Lower Left:Green building concepts. Each comes with a price tag and thus the need for innovate strategies to support green and energy efficient redevelopment.

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1.3 Crofton Community Advisory Working Group

The Municipality of North Cowichan established an Advisory Working Group (AWG) in 2013 to begin the OCP policy of developing a Local Area Plan for Crofton.

Council provided a budget in support of OCP policy to develop a local area plan for Crofton. Municipal staff held an initial information meeting early 2013. Following that meeting those members of the community who were interested worked with staff to develop a mutually supportable public input process. That group of interested community members also discussed the makeup of the AWG to ensure a representative cross section of the community.

The role of the AWG is to provide advice, suggestions, input and feedback to municipal staff and consultants related to the development of the Local Area Plan. The AWG is also expected to support obtaining feedback from all stake-holders who have an interest in Crofton.

Advisory Working Group Walkabout

One of the first tasks in which the AWG undertook with the planning consultants was a walk around the focus area. An informal conversation occurred in which Lee Burridge gave a historical overview of the old slag site on the waterfront (now his campground) and some members discussed the phenomena of house boats being relocated from nearby marinas to permanent foundations on some of the vacant lots within the study area. Discussions also broached the potential uses of the old forestry offices now owned by North Cowichan, as well as resident concerns over ferry marshaling.


Community Strengths- Weaknesses-Opportunities-Threats (SWOT)

In mid-2013 the Advisory Working Group undertook an exercise to determine the Strengths-Weaknesses-Opportunities-Threats (SWOT) of the Crofton community. A summary is presented here.

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2.0 Analysis Exhibits

While this document builds on the several previous studies it includes a fresh look (site analysis) at the study area. To augment the OCP and the CAEP maps which can be found within their respected reports are several new or updated maps including: a topography (elevation) analysis, a slope map, and environmental analysis map, and several existing conditions maps. These graphic maps have assisted the designers and public in understanding the topography and devel-opment constraints of the study area. These maps are presented on the follow-ing pages.

The image below gives a bird’s eye view to what Crofton looks like. From the air it appears as an idealized small community of relatively evenly spaced array of single family homes located within a gridded lot pattern where the main com-mercial streets terminate at the water. On closer inspection we can see Crofton has a relatively low housing density and is struggling to support basic services.

In planning terminology urban fabric is often referred to as the transect ranging from a rural typology (T1) to a highly urban typology (T5). Our study area sits in the rural urban interface in an area of comparatively low density (single family lots) – the illustration represents the Crofton transect (T2 to T4); that is, eliminating the rural and the highest density urban.

Quick Fact:Crofton’s UCB Boundary measures about +/- 450 Acres and contains roughly 760 dwelling units. This equates to a settlement density of 1.7 Units/ Acre


Crofton’s main street has never been fully built out. This study’s focus area includes two full blocks and 4 ½ blocks of commercially zoned land. However some of this land remains vacant, much of it is occupied by solely residential uses and the commercial retail units are not concentrated in one location but rather are spread-out along the streetscapes, nestled in-between vacant lots, single-family homes and in some cases apartments.

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2.1 Elevation Map (Topographical Re-lief)

This exhibit gives a graphic portrayal of the relative heights of the study area’s topographical fea-tures. It portrays the study area as a defined basin which falls from an outer elevation of 158 metres to sea level providing primarily western slopes and western views to Saltspring Island.


2.2 Environmental Analysis Map

This exhibit illustrates key environmental constraints such as sensitive environmental areas, creeks and drainages. All water bodies (for example streams) are subject to riparian area regulation and are subject to minimum (10 m) and maximum (30m) protection area setbacks as determined by qualified professionals.

Further development along the foreshore is subject to similar review (see Appendix A: DPA-3 guidelines).

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2.3 OCP Trails Map

This exhibit illustrates the OCP proposed trails and trail connections along with the primary pedestrian corridors (in some cases simply widened shoulders).

Green Spaces


2.3a Trails Map

This exhibit illustrates the existing trails in and around Crofton.

Source:Cowichan TrailsNetwork and Community ConnectionsLanarc Consultants Ltd.

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2.4 Existing Village Fabric Plan

This exhibit focuses on the study boundary and portrays the existing settlement patterns of Crofton. It shows a relatively evenly spaced array of single family homes located within a gridded lot pattern.


2.5 Wildfire Risk Assessment Map

This exhibit illustrates the various stages of wildfire risk and illustrates that risk follows the development transect (higher risk in un-urbanized areas). Edge treatment may be required.

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2.6 ArchaeolgyArchaeological BranchPotential Significance in Crofton

The Heritage Conservation Act requires archaeological sites be protected. Consultation with a professional archaeologist may be required to determine the need for an archaeological impact assessment for any property. This opinion will need to be approved by a Heritage Resource Specialist with the Archaeology Branch, Province of BC.

For information on how you may be impacted see: http://www.for.gov.bc.ca/archaeology/property_owners_and_developers/frequently_asked_questions.htm#3


2.7 Fire FlowsThis exhibits was prepared by Delcan and illustrates the state of the fire suppression system (hydrants) within Crofton. As new development comes on stream systems often require upgrades to meet the required fire flows.

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2.8 Infrastructure -Sewage Collection Systems

This exhibit illustrates the existing extent of Crofton’s sewage collection system.

Stubs are illustrated on the southern parcels. Like all communities the system is constantly under maintenance with older lines being replaced and upgrades following new development.


2.9 Infrastructure -Water Delivery Systems

This exhibit illustrates the existing extent of Crofton’s potable water system.

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2.10 ALR Lands

This exhibit illustrates the existing extent of Crofton’s Agricultural Land Reserve. Note that the reserve areas flank the urban containment boundary (UCB).


2.11 MNC Lands

This exhibit illustrates the existing extent of Crofton’s MNC Forestry Reserve. Note that the reserve areas flank the urban containment boundary (UCB).

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2.12 Existing Conditions Air Photo

This exhibit illustrates at the same scale a detailed photographic portrayal of the study area’s features in plan view.

The study area measures approximately 182 Hectares/ 450 Acres

Within the study areathere are approximately 760 Units - this equates to a gross density of 1.7 units/acre or about 4.2 units/ hectare


2.13 Existing Zoning

This exhibit illustrates the existing land use zones (corresponding to the local land use by-laws).

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2.14 Existing Conditions - Actual Land Uses - Study Focus Area

This exhibit illustrates in more detail the actual land use patterns found within Crofton’s commercial core (zoned C2). Note the vacant lots and single family residences which dominate Crofton’s downtown core.

The focus area measures approximately 16 Hectares/ 39.4 Acres


2.15 Existing Conditions Joan Street West Block

This exhibit illustrates through plan and photographs the existing conditions of Crofton’s downtown core (main street).

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2.16 Existing Conditions Joan Street East Block

This exhibit illustrates through plan and photographs the existing conditions of Crofton’s downtown core (main street).


3.0 Public Open House - November 19, 2013 - Introduction to the Project

This was the first of several public forum events intended to solicit input on which the Crofton Community Local Area Plan will be based. On display were the background analysis maps presented in this report and an explanation of the proposed planning process. At 7:00pm the JWT and members of the team provided participants with an overview of the project in a formal presentation format. There was a 15 minute question and answer period afterwards. No idea is a bad idea and this public event was presented as a precursor to the design process. Members of the public were invited through a community wide mail-out newsletter to come and have a say in the outcome of the project. The following is a documentation of the feedback gathered during the afternoon/ evening.

3.1 What is a Local Area Plan (LAP)?

A LAP is a policy plan which will be adopted by Council bylaw and prepared for smaller geographic areas of Municipalities where there is a need to provide more certainty and intent of what was envisaged in the OCP and ‘fleshing out’ in more detail how the OCP can be implemented in a smaller geographical or local area. The LAP will provide guidance for future decisions related to issues including land use, urban form, mobility and infrastructure issues.

The LAP will be subsequently approved and adopted by Council as Bylaw, fol-lowing a public hearing. The LAP is intended to provide a framework and level of strategic planning between the OCP, over a 30 year timeline.

We are undertaking a local area plan (LAP) for the community of Crofton to anticipate change which will come to the community regardless of planning efforts. Climate change, demographic change, technological change and economic change all steer the inevi-table changes which happen in any community. By respecting the past (cultural heritage of a community), embracing the present (current trends in community development and plan-ning) and anticipating the future, the citizens of Crofton can have a say in the outcome of the inevitable forces of change placed on the community.

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3.2 Structure of the Open House

Public engagement at the first open house was facilitated in four ways:

1. Passive DisplayFirst of all there was a passive display – self-explanatory by design which presented the background information of the LAP process. This included display panels explaining the planning parameters, the planning process and timeline, the background analysis maps and some of the important demographic statistics which will help frame the planning outcomes. 2. Presentation A 45 minute presentation was given with the Deputy Director of Planning/ manager of Sustainabilty Planning, Brian Green explaining the history of the project, James Tuer of JWT explaining the content of the open house and Greg Cory, the market research consultant explaining the opportunities and constraints of Crofton’s current economic trends.

3. Sounding Boards Several “sounding boards” have been on display in Crofton, one of them near the post office and a second one at the foyer of the open house, one located on multiple days at the Crofton Elementary School, over several days at the Seniors Centre, and a board was located for two weeks at the Sea Walk. These sounding boards consisted of post-it notes in which participants were asked to write what they would like to see for Crofton.

4. Visual Preferencing Participants at the open house were asked to rate various “urban design” images illustrating different forms of the built environment for compatibility within the context of Crofton.

Participants were also asked if we missed anything and encouraged to write down their comments on flip charts.


Typical Sounding Board Comment

Composite photograph of the Post Office sounding board

3.3 Sounding Boards

A complete presentation of the sounding board follows. Planning staff have transcribed each comment and they are documented here. The comments have been divided into five main themes in order to find commonalities. These follow the same themes identified earlier in the AWG’s SWOT exercise.

Sounding board dates and locations:

Open House Sounding Board Comments –November 19, 2013Postal Office Sounding Board CommentsNovember 17-25, 2013 Crofton Elementary School Sounding Board Comments –November 25 - December 13, 2013Seniors Centre Sounding Board Comments –December 13 - December 17, 2013Sea Walk Sounding Board Comments – December 17 - January 5, 2014

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Sense of Place• Keep high rises off the waterfront• Limit the height of buildings to 2 stories so the views aren’t blocked for everyone• 3-4 story limit waterfront buildings• Keep Crofton cell tower free. Scrap the Smart Meters as well• Tear down the mess of the Motel. Makes the whole town look rundown. Go after the owner!• Actually we like it! What’s wrong with Crofton the way it is? Why spoil it. That’s what is so nice in a small rural village.• Preserve our views• Keep the “village” area low height. Build tall buildings such as condos at the top end of Robert St. where the views are panoramic & unobstructed and fabulous• Aesthetically pleasing commercial buildings, housing and street area• Places for family events!• Tall buildings at the back, short buildings at the front. Preserve our views. Do not block the seafront• Rezone all R3 to R2 – do not allow duplex or dense box-like cheap construction on any of the south side of Adelaide to Tatlo• Low rise in village. Quaint sea-side village décor• Maybe fix or tear down ugly cabins across from the Crofton Hotel – put shops there or market• “Save” the green space “Waterfront” – ferries want it for a parking lot – “beware”• Save the land above ball fields, build towards Duncan and Chemainus – keep out green space – more parks needed• “if it ain’t broke, don’t fix it” we love Crofton the way it is!• Tear down cabins by ferry replace Crofton grill + store with new• Traffic calming – plant flowers and trees, remove ugly pavement• Keep high rise apartments to top of town• Save the green space by Crofton old school• BC Ferries wants it for a parking lot “say no”• Close the mill!!• Don’t build any structures over 2 or 3 stories near the waterfront. Keep our beautiful views for ALL to enjoy. - Good idea!! - I agree – some kid• Close the mill• Bigger marina no more commercial development• Theme?• Ferry line-up car park, 3 stories high new buildings• Save the green space by Old School “Waterfront”. BC Ferry’s wants to make a parking lot – Say No!

• Develop area around school site put lights up at old school site• Paint the town buildings in bright colours. Clean up the town. North Cow buy the Old Twin Gables motel and turn it into a park – keep the waterfront for the public• Close the mill• Put a restaurant off sea walk below old motel!• No high rises on waterfront!• No higher than two stories on the harbor shoreline please, we love our sea walk!• Get rid of Twin Gables• Talk with TELUS about their ugly buildings


• Tear down the Crofton Motel and build stores / condos in its place• Deal with the old elementary school • Development designs should reflect the history and culture of the community not bring in big city architecture• Keep all the high buildings away from the front of the harbour• Demolish Twin Gables • Enforce bylaws re: messy properties (e.g., broken-down motel unit on waterfront)• Get rid of Blue Heron as well, no good. Hotel is a mess. • Trees along the boulevards, lots more trees on the streets. All new construction to conform to a sea side look! Maybe a pool!• No buildings over 2 or 3 stories near the waterfront! Don’t block the views!• 49th Parallel!• Clean up buildings i.e., paint to make the community welcoming and more beautiful• Develop waterfront into visitor attraction, but keep its natural features• No high rises on the waterfront – keep them up the hill!• Keep stores in village center, no high rises! • Retain max 3 story limit for buildings. Keep views and esthetics in mind when approving new structures• The town has no theme (what is it) when a visitor drives down Joan or Chaplin they are both messy and unkempt. It looks like a ratty little town! Hire someone to clean it up!• No tall buildings on the waterfront• Our sea walk is priceless, keep it!• Clean up motel. Put landlord in jail for charging welfare people 550 and so on for rat-infested hole• Nice place to look at as you look around our town. Just discussing• Save the green space at museum, make it a park!• Please clean up and paint Crofton Foods and other businesses• Remove old hotel at sea walk. Clean up!• Clean up the whole town – paint buildings in bright colours on main streets• More benches, trees and flowers on main streets, boutique shops, tidy DFO parking lot• Do not allow illegal bare land stratas to operate in Crofton or Cowichan• Clean up Twin Gables• Future seawalk development with quality restaurants/ coffee shops / boutiques• Keep the park in front of old school museum. Promote “Crofton by the Sea” – clean up the Twin Gables Motel area – not only looks bad, but now there is an open ditch it also smells bad (sewer smell)• Have the people clean up their property yards• Have stores decorate for Christmas etc.• Clean up old school and utilize it

• Only allow tall buildings at the height of land. For example up at the end of Roberts St. Excellent ocean panorama views up there!• Encourage “float homes” to make Crofton their land home. They add character!• Follow our proposed Community Plan. No buildings over 2 or 3 stories (no exceptions!!) near the waterfront. Keep the ocean views for everyone to enjoy. Not just condo buyers• Chemainus is known for its murals, Duncan for its totems. I would like Crofton to be known for being green

• lt would also be nice to support artisans who use recycled materials, if we could find a way to do that. I am not talking about “junk art” that just looks like junk. I have seen really beautiful quilts and banners made of fabric from old clothing, lovely plaques made by melting down old materials and pouring them into a mold, etc.

• It would be easy to do some or all of this using recycled items. I would be happy to make a scale model of the solar system with Earth 2mm in diameter. The whole thing would be about a km in length. Folks could walk along from one planet to the next and read a bit about each along the way. l’m sure there are other people in town who would be happy to give a free lesson or something one Saturday afternoon. And when people come to beautiful downtown Crofton for these Saturday activities, perhaps they will buy a thing or two from the stores.

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Mobility• Put lights on our beautiful sea walk• Lights along the sea walk• Remove trees on beach opposite Phase 3 – to make beach walkable• Trail to Chemainus• Lights on the sea walk• Ferry line-up car park• Lights on the roads in and out of Crofton – look at Chemainus – they have all their roads with lights!• Let’s see the sea walk continued around the point to Smith Bay then trails up to Osborne Bay Park for a loop• People love the sea walk, expand it to the point• Crosswalk between Galletto’s. Movie store!• More lighting at old elementary school site (identified as unsafe by youth I talked with)• Lights on the boardwalk• Light to see the sea walk• Place No Thru sign where top of Chaplin turns to become Crofton Road so that traffic must turn at the top of Chaplin. A visibility problem seeing up Crofton Road for traffic coming south• Lights- on both roads in & out of Crofton for safety!• Sidewalk up Osborne Bay Road hill• More Crosswalks in Crofton for the school kids on Queens Street at bus stops and traffic calming• Separate bike lane to Duncan & Chemainus• Please fix the road & “sidewalk” top of Berridge St. There is quite a drop- off. Traffic is heavy and nowhere to get off• Upgrade secondary arterial highway from TCH to Crofton bypassing Halalt Reserve• Move the “Deer Crossing” sign further down the road – 4 deer killed here this year• Crosswalk between Galletto’s and movie store• Improved ferry access and larger marina • Solar lights along sea walk. It is very dangerous after dark.• “Lights” on both roads in and out of Crofton for safety• Lights at crosswalk by Crofton Foods - ? speed bumps on York• Sort out ferry traffic parking• ASAP upgrade highway from the mill entrance to Chaplin Street to the ferry• Build a by-pass route for large vehicles to go around residential areas• Slow down the traffic, it is not a racetrack• Traffic calming zone coming up Osborne Bay Road near Babine. We are

Left:Word clouds derived from the sounding board comments (by theme). A word cloud is derived from a computer algo-rithm that highlights the most frequently used “descriptive” words inputted as a raw text document. The more the word was used the larger it gets.

Key issues become apparent such as keeping building heights low along the waterfront, demolishing derelict buildings and keep-ing Crofton clean.

Sence of PlaceWord Cloud


going to have an accident there if people don’t slow down!• Improve first part of trail to Crofton Lake (from top of Robert) and put signage on trails to lake• Expand the sea walk to the point. Have outhouses there.• Traffic circles• Fix road coming into Crofton• Maintenance on the boat ramp dock = charge for launching and you will get it!• Crosswalk on Queen Street and traffic calming• A speed sign same as Halalt bank (Chemainus Road) for York• Ferry line-up needs parking• Speed bumps on Queen and Chaplin for the ferry traffic at least in front of the park• Extend sea walk / trails north and south to Chemainus - YES! (additional comment)• More trails for hiking. Excellent bike trails wonderfully built• BC Ferry to mainland & mall• Bigger lot for ferry• Lighting on board walk is definitely needed!

MobilityWord Cloud

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Community• Why ask? At the end of the day you and staff are going to do what you want anyway.• Improve the ferry terminal and boat launch. These, along with the muse um, green space, are the anchors of the community• Indoor pool• Waterslide• Yes!? – fund the museum so it has paid staff and can be open! Celebrate our unique history – make it known and visible• Indoor pool• A pet store - Adopt, don’t buy (additional comment)• Indoor pool• Collect suggestions regularly!• Please replace totems with a more rounded historical influence of our so ciety. They are tacky!!• Shorten the nice new benches so we can sit on them!• Indoor pool• Visiting cute community too bad so many irresponsible dog owners! Pick up people!• Open the museum and more often and have something about the mur ders near the Bay and the natives that inhabited the land• Programs (drop in) for younger kids (K-3) • How about a Lego group?• Skatepark for teens, more resources for teens- will you run them (non-de nominational)• Mandatory curfews for everyone under 35… like 10 p.m.• New school janitor• Skatepark, new park• Indoor pool, new park, Crofton pool• Community activities that keep teenagers from getting bored• More police or community police present• New janitor, skatepark• Skatepark• New janitor• No school on Fridays, skatepark• New skatepark• New janitor• Petting zoo, skatepark• Arcade• New janitor• Ice cream trucks• No school

• New skatepark please• New skatepark• After and before childcare at the school• Bigger grocery store and indoor pool or play place for kids• Swing and slides (4 slides)• Skatepark• BMX track• Swimming pool and skatepark• New skatepark and skate shop• New skatepark• New park• Free store• Dairy Queen and skatepark • New park• Skate Park new• Skatepark• Bring back the community events e.g., Crofton Days Parade, salmon BBQ, Labour Day picnic etc.• Library• Pride Parade• Library• Swim all summer in pool• Community garden in large area• Youth – Pool is only open 6 weeks and is in need of repair. My son always cuts himself. Put senior swim in the morning• Advertise meetings at least 1 month in advance in consecutive papers lo cally• I would love to see the pool opened for a longer period of time; not just 2 months of the year and have senior swimming in the a.m. and not at 5:15 p.m. My senior friends all agree• Fireworks at Christmas light up!• More Christmas lights & decorations• Christmas light tour?• Mini golf course• Library please!• A library, new park, new skate park, pet store• New skate park please, new park• Washroom at far end of seawalk• No more drugs• Skate park / skate shop guinea pig house• New skatepark• A bigger swimming pool• New skatepark and skate shop please• How about decorating our light poles or telephone poles or wires at


Christmas time even the parade route maybe• Dog park• Indoor gym!!! Pronto• A community garden• A teen Centre• Library please• Skatepark for children and youth• Make a swimming wharf out in the bay with a floating boardwalk access – we have warm water and could swim at high and low tide all summer!• Put a washroom at the south side of the walk way• Skatepark• Teen Centre• More tables at museum park• Outdoor fitness park• Update museum• Emergency pet care (when someone goes to the hospital)• Volunteers to help seniors or those with health issues (cut grass, shovel snow) O Talk to Warmland about this (additional comment added)• Skatepark• Reopen Crofton Museum• Make a skateboard park for the kids, Joan Street is not safe for this stuff• Perhaps more public celebrations (resurrect “Crofton Day”?) • Change the myth that because you live in Crofton you have to do drugs! Find something for our teenagers!• A place for teenagers to chill that’s inside• Skatepark update• A town center with an amphitheater• Animal shelter• Hospital please• A new skate park• A library and a new church• Rec facility and programs (old school?)• Skatepark still needs to be updated! • Every spring we could have a plant exchange. People bring plants, cut tings, old pots and other gardening equipment they no longer need, and others come and take them. Those of us who are gardeners and house plant enthusiasts often have to thin out or prune our plants, and we just hate to throw those things away. We would much rather someone else have them.

CommunityWord Cloud

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Environment• A doggie bag stand and garbage pail at the campground end of the old sea walk• A few hundred loads of sand on our beach would be welcome• Open up the spit to Shoal Island to allow proper drainage of the Bay to al low a return to sandy beaches!• Dog park• I think Crofton is making a mistake by not highlighting its exceptional cli mate, which is even better than Vancouver. The rest of Canada would be green with envy if it heard more about this. And global warming is probably helping our good fortune. I may even start a Crof ton Sub-Tropical Garden Society• Beach – clean it up!• Plans that incorporate a green way of dealing with excess water runoff (an issue for many properties within Crofton)• Lighting adapted to curb light pollution• Get rid of toxic sludge on beach! Barium• Close the mill (nonpayment of taxes) use shifted tax to clean the place it will take 500 jobs for 10 years to clean that place so no job loss• Restore Shoal Island oysters• What an insult having to pay for the mill’s stink!• Put breakwater in from point towards marina and bring sand in so we have a beach• Put aside or purchase land for agricultural use only. Field at top hill on right going out perfect?• Truck in sand for end of sea walk, Berridge St. Park: maybe restore former swimming area• Get rid of toxic slag at the beach• Restore sand beaches, truck in sand. Construct breakwater to retain sand• Clean up garbage and dog • Clean out the waterfront, take out Twin Gables• Get rid of slag• Remove slag, black sand& debris from foreshore. Replace sand on beaches with clean sand. Allow a marina to be built. Expand boardwalk• Remove black slag and replace with nice sand, clean up beach area generally• Deal with mill smoke• Clean up beach area; remove slag and bring in sand;• Air care the town!• Open up Shoal Island and remove spit so harbor can cleanse itself• Get rid of Crofton mill and all of the stink!• Restore beach to its natural default circa 1900 (clean it up and fix it)

• Clean up black ?• Fix our stinking water 5 million to Chemainus for• More trash cans and scoop bags on seawalk• Have (residents) clean their properties• Curtail that smoke / mill down• Waterfront cleanup a good thing – marina / recreation area yes!• The smoke and smell from the mill to stop

EnvironmentWord Cloud


Local Economy• Stop looking for new ways to spend tax payers’ money!! Crofton will grow when the demand for it is there• Give residential tax payers a break and reinstitute the taxes you forgave the pulp mill. You, Council and staff are making it too expensive to live here!• Improve the marina (jointly w/ the federal gov’t)• Leave it the way it is, quit wasting money• A mall• Car dealership• Dairy Queen• KFC• Dairy Queen• Better mill• Better mill• Walmart• Starbucks, TimHorton’s, pet shop, preschool• Tim Horton’s• Mall, subway• Better mill• Dairy Queen• 7 – 11 and Tim Horton’s please• Smitty’s• Smiles• A skateboard shop• Skate shop • Subway, Lees Chicken, a skate park• Stores open past 8• Tim Horton’s + 7-11• Starbucks• Timmy’s• Starbucks• A cheese factory!• A chocolate factory• Timmy’s• Tim Horton’s• Chapters• Tim Horton’s• McDonalds• McDonalds• I would like to see something useful done with the old elementary school rather than it be allowed to deteriorate & become a liability that has to be demolished.

• Pet store• Mall• Pet store with rabbits and dogs and cats and rats and fish and fish and all pets• No! Contact SPCA or Petfinders.com if you want a pet, not stores who buy them from puppy mills etc.• A CIBC ATM so we don’t have to always go to Chemainus or Duncan• Pet store• A game store• Close mill – nonpayment of taxes – replace with movie lot& theme park; cruise ship terminal• Build marina and dry dock• Boat building factory• Tim Horton’s, subway, Lee’s Chicken• Mall• Wider variety of stores e.g., good restaurant, bakery, hardware store etc.• Starbucks• Turn Crofton into a mini Qualicum with more retail buildings. We have an amazing ocean view real estate. Let’s use it to bring money to com munity. Also medical buildings etc.• Something to boost the economy• Rename Crofton to Osborne Bay - No!! (additional comment)• Pet store• Race track! Kool Kidz club• Encourage more float homes to come to Crofton!• Another Amies• Chucky Cheese• 7 – 11 - I agree• A&W• Something to draw people in in case the mill shuts down i.e., tourists like Chemainus• Vegetarian café and yoga studio• Open fish dock and sell the catch of the day like Steveston! – Crofton by the Sea!!• Starbucks• Starbucks• Better grocery store!! - it’s a great store (additional comment)• Create a home-based business directory to support local people• Encourage new shops to open• How about a Subway or a Tim’s • Pet shop• More jobs available• Small drugstore• Bank please

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Local Economy con’t.• Doctor office, drug store, bank• More creative marketing such as kayak business, whale watching, more commerce• Banking, drugstore, police station, no cocaine and any drugs, use this old school• Bring back the Sunday market!• McDonalds• Not another pub/liquor store• A new restaurant• Medical marijuana dispensing • Toy store• No old, broken down hotels. Doctor/dentist, hardware store, bank, library!• Stores open later! Skateboard park! Pet shop!• An aquarium with dolphins and other cool animals• How about a Subway restaurant• Mall please!• Need a hardware store• more business development• Doctor’s walk-in clinic• Starbucks• Starbucks and bank and a Tim• Movies theatre, get rid of skate park• Starbucks! A mall!• Starbucks; please; I would love you forever and would be a good kid and go to school. I already do but please!!• Need drug store and doctor’s office• More candy stores• We need a bank

It would be nice to support our business district having some sort of outdoor ac-tivity on Saturdays when the weather is good. A number of us ladies who enjoy crafts have buckets full of leftover materials. We could man a table from noon to one or two and show people how to make things. It could be done for free or at a nominal cost.

Local EconomyWord Cloud


3.4 Open HouseParticipant’s Home Locations

We asked participants to place dots on where they lived. Most participants live within the study area. Not all participants placed dots so this is not a record of attendance but rather a geographical snapshot of where folks came from. The one green dot represents a place of work. That participant did not live in Crofton.

Open House Participant Map

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3.5 Visual Preferencing

The following are images were presented at the public open house in November of 2013.

Green dots represented what participants felt were images which would be representative of what type of built environment would be a good fit for Crofton, while red dots represents images which participants felt would not be appropriate in Crofton. Participants used yellow dots when they were not sure or had no strong opinion.

Main Street Images

What is a visual preference exercise?

A visual preference survey is a technique for obtaining public feedback on physical design alternatives. It is often used when designing zoning regulations, planning rede-velopment, and conducting planning research. The survey consists of a series of im-ages that participants must score according to their preference.

The images may be actual photographs or computer-simulated images depicting potential urban environments. The participants’ input is then used to make decisions about the future built environment.


Main Street Images

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Architectural Scale and Character

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Places for People


Places for People

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Landscaping


Housing Form and Character

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Housing Form and Character


Parking and the Car

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