SHAW HILL -DEEP BAY
TECHNICAL REPORT
RegionalDistrict of Nanaimo PlanningDepartment
September1989
SHAW HILT-DEEP BAY TECHNICAL REPORT
TABLE OF CONTENTS
PAGE INTRODUCTION 1 1.2 Terms ofReference 1 1.3 Administrativeand Political Framework 1 2. NATURAL ENVIRONMENT 2 2.1 Climate 2 2.2 PhysicalFeatures 4 2.2.1 Terrestrial 4 2.2.2 Marine 5 2.3 Hydrology 6 2.4 TerrestrialResources 8 2.5 CoastalResources 9 2.6 AquaticResources 9 2.7 NaturalHazards and LimitationstoDevelopment 11 2.7.1 NaturalHazards 11 2.7.2 LimitationstoDevelopment 12 2.8 EnvironmentallySensitive Areas 13 3. RESIDENTIAL GROWTH AND DEVELOPMENT 14 3.1 Overviewof Local History 14 3.2 PopulationCharacteristics and Growth 14 3.3 Housing 19 3.4 1 And Use and Ownership 21 3.4.1 Land Use Patterns 21 3.4.2 Land Use Schedule 22 3.4.3 Zoning 23 3.4.4 Ownership 23 3.5 DevelopmentActivity 24
4. NATURAL RESOURCE MANAGEMENT 27 4.1 Fisheries 27 4.2 Aquaculture 27 4.3 Agriculture 28 4.4 Forestry 29 4.5 Aggregateand MineralResources 30 4.6 Parksand Recreation 30 Shaw Hill-DeepBay TechnicalReport Tableof Contents 11
PAGE
5. ECONOMIC DEVELOPMENT 31 5.1 General 31 5.2 Tourism 32 5.3 Industrial 35 5.4 Institutional 35 6. SOCIAL SERVICES AND PROTECTION 35 6.1 SocialServices 35 6.2 Education 37 6.3 Protection 39
7. UTILITIES 39 7.1 WaterSystems 39 7.2 Wastewater 41 7.3 SolidWaste 41 7.4 StreetLighting 42 7.5 NaturalGas 42
8. TRANSPORTATION 42 8.1 Road 42 8.2 Rail 43 8.3 Air 43 8.4 Marine 43 9. AppendixA - GovernmentLand Holdings
10. AppendixB - Map Referencefor Lot Inventory 11. Bibliographyand PersonalCommunications ShawHill -DeepBay TechnicalReport Listof Tables 111
LIST OF TABLES
PAGE NATURAL ENVIRONMENT 2.1 ClimateNormals 3 2.2 HydrologicalCharacteristics 7 2.3 BigQualicum River Hatchery Returns and Releases1983-1988 10 2.4 LittleQualicum River Hatchery Returns and Releases1980-1988 11 RESIDENTIAL DEVELOPMENT AND GROWTH 3.1 Populationand AnnualGrowth Rates 1971-1986 15 3.2 PopulationEstimates and Projected Growth 16 3.3 Populationby Age Group 17 3.4 AverageHousehold Size 18 3.5 Householdsby Number ofPersons 18 3.6 DwellingUnits 20 3.7 DwellingUnits by Tenure 21 3.8 Land Use Schedule1988 22 3.9 Summary ofSubdivision Activity 24 3.10 Summary ofRezoning Activity 25 3.11 Inventoryof Vacant Lots 26 NATURAL RESOURCE MANAGEMENT 4.1 AgriculturalLand CommissionApplications 1981-1988 29 ECONOMIC DEVELOPMENT 5.1 LabourForce by Industry 33 5.2 MajorEconomic Activities inthe Plan Area 34 5.3 TouristAccommodation 1988 34 SOCIAL SERVICES AND PROTECTION 6.1 Summary ofServices and Protection 36 6.2 SchoolEnrollment 38 UTILI TIES 7.1 WaterSupply Systems 40 7.2 WaterCharges, 1988 41 Shaw Hill-Deep Bay TechnicalReport Listof Maps iv
LIST OF MAPS
1. SignificantHabitats
2. Aggregateand MineralResources 3. MajorLand Ownership
4. WaterSupply and Distributionand FireProtection Areas Shaw Hill-Deep Bay TechnicalReport Page1
SHAW HILL -DEEP BAY TECHNICAL BACKGROUND REPORT
1. INTRODUCTION
1.1 Terms of Reference
The Shaw Hill-DeepBay TechnicalReport is a companiondocument to the Shaw Hill-DeepBay OfficialCommunity Plan. Whereas the OfficialCommunity Plan providesa summary of informationand policiesand objectivesrelating to the development of Shaw Hill-Deep Bay,this reportprovides detailed background information on naturalresources, resource management, economicactivities, population, land use trends and infrastructure.Information contained herein willbe ofinterest toconsultants and personsrequiring statistical material on thearea.
Thisreport replaces the Shaw Hill-Deep Bay TechnicalBackground Report (1981) and was compiledby Ruth Hardy, working under contract for the Regional District ofNanaimo.
Any onehaving comments or suggestions with respect to this document please contact the Planning Departmentof the Regional District.
1.2 Administrativeand PoliticalFramework
The CommunityPlan provides an overallframe of reference toguide the establishment ofsettled areas,enhance resource activities, ensure livability andreduce uncertainty. The planoutlines local, regionaland provincialpolicies and objectives,indicates local aspirations, provides a basisfor estimatingpublic expenditures and identifies thefuture role of an unorganizedarea and a preferred patternof land use. While the technical report provides the background information for the plan, theplan in turn is the basis for, and isimplemented by theland use regulating bylaw, Bylaw No. 500.
The RegionalDistrict has the mandate to adopt community plans and landuse and subdivision bylawsin unorganizedareas through the provincial Municipal Act. The RegionalDistrict is requiredto take into consideration provincial policies that may be applicabletothe area, such as AgriculturalLand Reserves,road network plans prepared by theMinistry of Transportation and Highways,provincial parks and parkreserves, policies with regard to use offorest lands, and environmentalstandards.
The sequenceof planning in the study area begins with the District 69 Regional Plan in 1975, which coveredthe area of School District No. 69 and setthe role for various areas including Qualicum Beachand Parksville,aswell as unorganized areas such as Shaw Hill-DeepBay. The District69 Planwas repealedunder changes to theMunicipal Act in 1984,which removed the regional planningmandate of Regional District. Inthe early 1980's it became evident that specific policies wererequired in the Shaw Hill-DeepBay areaas growth rates and populationclimbed. Studies wereinitiated and a draftsettlement plan and backgroundreport were prepared by consultantsfor theRegional District ofNanaimo. The firstcommunity plan, termed a settlementplan under past legislation,was adopted in July 1983, and amended in May 1986.It was reviewed in 1988, and the updatedplan was adoptedas Bylaw No. 747 in the fall of 1988. Shaw Hill-Deep Bay TechnicalReport Page2
Zoningbylaws have also followed a sequence related to the adoption of plans and changesin the MunicipalAct. Subdivisionand ZoningBylaw No. 203 came intoeffect in 1985 for Electoral Area'H', followed by ZoningBylaw No. 395 in 1982 for Electoral Area 'G'. Since 1984, Land Use and SubdivisionBylaw No. 500 hasbeen in effect in the area; this is a comprehensiveregulatory bylaw.
NATURAL ENVIRONMENT
The Shaw Hill-DeepBay PlanningArea encompasses an areaof land stretching along the Straits of Georgiafrom thewestern boundary of the Village of Qualicum Beach to the community of Deep Bay.It also covers an areainland to the ridges of the Vancouver Island Range. The PlanArea lies approximatelymidway between the cities of Nanaimoand Courtenay,and isthe largest single planningunit within the Regional District ofNanaimo.
Politically,Shaw Hill-Deep Bay comprisesall of ElectoralArea 'H', while the area adjacent to QualicumBeach is part of Electoral Area 'G'. Shaw Hill-Deep Bay isformed by a numberof smallercommunities, each with distinctive physical and socialcharacteristics. These are listed in Table3.11, and further illustrated inAppendix B.
2.1 Climate
The PlanArea has a maritimeclimate which is strongly influenced by itsposition in therain shadowof theVancouver Island Mountains. The resultalong the coastal strip is a temperate climate,which is relatively dryfor its maritime location, with gradual seasonal changes from mild, wet wintersto warm, dry summers. Further inland, as theelevation and proximityto theIsland Mountainsincrease, the climate iscooler and wetter.
The climatenormals from severalweather stations are presented in Table 2.1 to give a general pictureof thecoastal regime. No singlestation within the area has long term recordsof all parameters,nor are there available statistics forinland areas.
For coastalareas, the warm seasonusually starts at the end of April,when dailymaximum temperaturesare over 18 °C, andextends into October, providing a long growing season and a long outdooractivity season. A typicalsummer day willreach temperatures over 23 °C. During occasionalhot spells, 30° C temperaturesare reached. Rainfall isusually less than 4.5 cm per monthin the summer.
Winterconditions are mild by most Canadianstandards. Mean dailytemperatures are a few degreesabove zero, and themajority of totalprecipitation israin, with some coldspells and snow likelyinDecember, January and February.
The totalannual precipitation atcoastal elevations isprobably similar tothe Parksville value of 963 mm. Comparisonvalues are 901 mm in Nanaimo atDeparture Bay and 945 mm at Nanaimo CHUB; 1200to 1350 mm inthe Dunbar and Kitsilanoareas of Vancouver;and 1854mm atthe PortAlberni airport.
The annualregime of 1811hours of sunshineat the closeststation, the Nanaimo airport,is comparableto Cowichan Bay (1817), but not as high as the Victoria/Saanich areaat 2059 to 2191 hours. Byrn 2.1fl) CD tr TABLE C,2r w 0. la) CLIMATE NORMALS C.0 0 i. (1951 to 1980) aa ...,
(-0(-0 co Month Jan Feb Mar Apr May June July Aug Sept Oct Nov Dec Annual c)oc i .-1tr i Mean DailyTemp (° C)
Denman Island 2.1 3.8 5.0 8.0 11.8 14.6 17.3 17.1 13.7 9.2 5.1 3.3 9.3 QualicumRiver 2.3 4.1 5.0 8.0 11.6 14.5 16.7 16.4 13.4 9.3 5.4 3.7 9.2 Parksville 1.6 3.6 4.8 7.7 11.2 14.3 16.7 16.4 13.5 8.9 4.6 2.8 8.8
TotalPrecipitation (mm) Denman Island 210.3 158.7 129.1 72.5 36.8 38.8 26.0 39.6 46.8 145.9 215.1 251.9 1371.5 Qualicum River 204.5 151.8 116.9 61.7 44.5 39.3 26.3 41.5 58.6 137.9 204.4 229.8 1317.2 Parksville 146.9 97.0 82.8 51.3 40.2 38.3 23.1 43.6 45.2 97.5 132.2 165.8 963.9 Cameron Lake 233.6 179.7 142.0 83.7 49.9 35.4 30.0 44.6 70.8 181.8 237.0 268.5 1557.0
Snowfall(cm) Denman Island 38.8 13.2 10.8 0.4 0.0 0.0 0.0 0.0 0.0 0.1 6.8 22.6 92.7 Qualicum River 24.4 6.3 2.2 0.4 0.0 0.0 0.0 0.0 0.0 0.0 2.0 12.1 47.4 Parksville 25.4 10.7 8.7 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.5 18.8 66.1
Days withPrecipitation Denman Island 16.0 13.0 12.0 10.0 9.0 9.0 6.0 7.0 7.0 13.0 16.0 16.0 134.0 Qualicum River 19.0 16.0 16.0 12.0 10.0 9.0 6.0 8.0 10.0 15.0 18.0 20.0 159.0 Parksville 20.0 17.0 17.0 14.0 15.0 11.0 7.0 10.0 11.0 16.0 20.0 22.0 180.0
Hours of BrightSunshine Nanaimo Airport 50.3 78.7 125.9 166.3 231.7 218.6 287.4 244.6 177.1 122.0 65.1 43.4 1811.1 Shaw Hill-Deep Bay TechnicalReport Page4
2.2 PhysicalFeatures
Thissection describes the geologic processes and physicalconditions ofthe Plan Area and provides a briefdescription ofthe origins ofthe landforms.
2.2.1 Terrestrial
Physiographically,themost accessible and developedpart of the Plan Area is part of the Nanaimo CoastalLowland which extends along the east side of VancouverIsland from JordanRiver to Sayward.To theeast lies the Strait of Georgiaand to thewest, approximately at the 212 m contour,lies the eastern flank of theBeaufort Range, part of theVancouver Island Mountains. The Lowlandis underlain bysedimentary rock surfaces which were stripped ofweathered material andshaped by severalepisodes of glaciation during the Pleistocene period. The overridingsheets of icefurther reduced the low reliefby thedeposition of a mantleof glacial and fluvio-glacial materialsvarying between 10 m and90 m indepth. The weightof the ice also depressed the land belowsea level which resulted insome depositionofmarine -modifiedmaterials aswell. When the glaciersbegan to recedeover 12,000 years ago theland surface rebounded leaving marine and shorelinefeatures, such as beachdeposits, at considerabledistances from existingsea level. Watercourseswere also rejuvenated resulting inthe cutting ofsteep narrow -sidedvalleys along the coursesof streams and the Big and Little Qualicum Rivers.
Furtherinland, the part of the Plan Area abovethe 240 m contouris composed of sedimentary, volcanicand graniticrock surfaces which have been maturelydissected by valleyglaciers and streams.These form a broadhighland reaching a maximum heightof 1548 m at Mount Joan, althoughgeneral summit levels are more commonlyat the 910 m to1060 m level.The mountains are actuallyhigh points on ridgecrests or the upperpart of broadtopped ridges, with the encroachmentby former cirques and river valleys carving some steepslopes and peaks. The valleys aretypically narrow, steep -walledtroughs shaped by glacialerosion while the steeper tributary valleysare V-shaped. The valleyoccupied by Horne Lake ispart of a largerstructural depression althoughitalso owes its form to ice movement.
The presenttopography of the coastal lowland band, 5-13 km wide,is characterized by a gently undulatingsurface with local relief generally less than 30 m. The majortopographic variations occurin the river and stream valleys where water has eroded the thick mantle of overburden into valleyswhich become progressively shallower as theynear the sea. There are several low lying areassuch as the headwaters marsh of Fletcher Creek.
An intriguinggeological feature that occurs in the mountainouspart of thePlan Area isthe limestonesolution caves that are contained within Horne Lake Caves Provincial Park. These types ofcaverns and otherfeatures ofKarst topography are found in several places on Vancouverisland (e.g.west of Campbell River, Gold River area) that have limestone asthe bedrock.
The recentgeological history described above has resulted in a complexof soilsdeveloped on glacial,fluvio-glacial and marine parent materials. The finetextured marine soils can be foundup tothe 136 m contour,the approximate limit of the marine inundation. Above themarine soils in elevation,and alsounderlying the marine deposits are the glacial deposits. Fluvial and fluvial- glacialdeposits, associated with the river systems and oftenoverlying both the marine and glacial deposits,are generally coarser textured and betterdrained. Minor areas of organicsoils have developedin low lying areas with restricted drainage. Shaw Hill-Deep Bay TechnicalReport Page5
Additionalinformation on soilsin the coastallowland can be obtainedfrom the mapping completedby theAgricultural Land Commissionas partof their ALR FineTuning Program for easternVancouver Island. Several interpretations for development suitability based on this mappingare presented under Section 2.7.
2.2.2 Marine
Whileinland physiography isgenerally viewed as essentially static, the coastal zone in contrast isan areaof constant, dynamic visible change where physical and biologicalprocesses are powered by lunar,solar and gravitationalenergies. Waves, tides, currents and inflowingrivers alter the water - landinteraction zone through the processes oferosion, transport and deposition.
The shorelineofthe Plan Area is part of a beachbelt that stretches 203 km fromMadrona Point (Nanoose)north to Duncan Bay. Thereare no outcropsof bedrock as there are along the coast southof Madrona Point. It is a longshore drift belt in which the currents flow from thesoutheast tothe northwest. Itis broken into three drift sectors, each comprised of interdependent areas of erosion,intermediate accretion and terminalaccretion shoreforms. The mouth of theLittle QualicumRiver is at the western end of a driftsector which starts at Craig Bay. The strong westwarddrift of beach material has deflected the course of the river at its mouth parallel tothe shoreline.The depositionalforces have combined to form a barrierspit modified by deltaic depositsand estuarineprocesses. There are flood hazards in the delta and along the river bottom (floodplain).Limitations include poor drainage and a highwater table in the old alluvial terraces, fansand morainaldeposits. There is some shorelineerosion west of the spit tip.
The shorelinefrom the mouth of the Little Qualicum to the Big Qualicum River comprises another driftsector composed largely of intermediateaccretion beach shores of graveland sand.The beachberms along a broadarea of D.L. 89 and adjacentD.L. 80 and81 arebacked by 18 to30 m highgullied banks of sandy fluvio-glacial terrace and gravellybanks and bluffsthat are erosion prone.At theaccretion terminal, near Qualicum River, the beach becomes broader and sandier.
The mouthof the Qualicum River cuts through the confines ofthe heavy gravel accretion berms of thedrift sector to theeast. The channelgradient and heavygravel bed loadhas preventedthe developmentof estuarine marshes and theformation of a more physicallyandbiologically complex estuary.The deltaarea and thefloodplain along the river may be proneto flooding atoccurrences ofstorm tides and highriver floods. High watertable problems occur during winter months on adjacentalluvial terraces and old fans.
The coastfrom the Qualicum River to the tip of the Mapleguard Point forms a single,lengthy (12.2 km) driftsector. The shorematerial of this sector is high in coarse gravels, cobbles and boulders althoughsandier sections are present near Nile Creek. Nile and Thames Creeksare too small to createsignificant driftbarriers. Their mouths can be temporarilyblocked during extreme high tide and stormwave occurrences.Gullying along the creek banks, seepage and possibleflooding are limitationsaround the creek mouths. There are several areas where foreshore trenches have been dug tocreate boat access in front of private residences and beachprotection works (bulkheading) have alsobeen attemptedin severalplaces. These measuresare meant to impede theslow intermediateaccretion/erosion process and willlikely initiate localized beach disturbances that will leadto further erosion problems. Some areasof the backshore in D.L. 36, 40 and85 arecomposed ofactively gullying morainal bluffs. Shaw Hill-Deep Bay TechnicalReport Page6
The hookedspit of Mapleguard Point forms the accretion terminal of the drift sector that begins at theQualicum River. The spitwas formed from deposition by the long shore currents, east winds and wavesas they funnel into the passage between Denman Island.The spitis dependent on the sedimentsources to the southeast for its continued existence. There is already a major residential developmenton thespit and caremust be takennot to upsetthe stabilityof the berm or the depositionprocesses ifthe physical integrity ofthe spit is to be maintained.
The spithas formed a smalllagoon which is part of Deep Bay and itssystem of tidal and sub-tidal flatsare protected from wave action. A numberof small creeks and watertable seepage across a shallowforeshore combined with good tidal mixing have contributed tothe formation of extensive foreshoremarshes and semi -estuarineconditions.
2.3 Hydrology
The PlanArea has two majorrivers, the Big and LittleQualicum Rivers. Part of theLittle QualicumRiver (10.2 km) andits two majordownstream tributaries, Whiskey and Kincade Creeks, drainthe southeastern part of thePlan Area. Allof the Big Qualicum River is within the Plan Area,draining much ofthe mountains and thecentral part of the coastal lowlands. Together with itstributaries and Horne Lake,the river forms the largest watershed in the Plan Area. Other permanentwatercourses draining the lowland are Nile (11km) and Thames(8 km) Creekswith sourceareas in the highlands, Fletcher Creek with its source in a largemarsh and Cook (Chef) Creekwhich drains into Deep Bay.All other streams are intermittent.
Maximum streamflows occur during winter and springwith many of thesmaller creeks (e.g. Thames)experiencing low summer flowsdue tothe small local rainfall. Basal flows are often dependenton groundwateror on run-offfrom the precipitationof the highlands.The Big Qualicumhas outflowcontrols on Horne Lake in orderto regulatewater volumes and temperaturesfor the large hatchery facility downstream. Available information on streamflowis summarizedin Table 2.2. Watershed catchment areas are shown on Map No.7.
Spiderand IllusionLakes are part of an encloseddrainage system with no surfaceoutflow streams. Groundwaterflows are the major source of water exchanges in the small shallow lakes. They are verysensitive tocontamination and pollutionwhich would cause accelerated eutrophication (the naturalaging process of lakes which results inhigh levels of aquatic vegetation) and lossof their recreationalcapability and appeal. Table2.2 HydrologicalCharacteristics
Watershed DailyDischarge Number Total Area Mean Annual (cfs) of Licenced Water Water Square Flow Discharge(cfs) Minimum Maximum Water Withdrawal Course Source Miles Type Range Average Range Range licenses (cfs)
Nile Creek Surface 6.9 Regulated 24.6 - 51 6.1-7.7 303-1180 2 0.281 (for Since 36.5 (2.3in regulated 1969 1961) period)
Little Qualicum Surface 96.0 Natural 371-614441 26.0-94.41310-11,200 7 0.382 Partly 0.45 Spring irrigation Fed
Qualicum Surface 58.0 Regulated 161-407258 13.7-124504-12,000 2 Non- River @ Home consumptive Lake
Chef Possibly 2.7 Natural Creek Spring Fed
Cook Possibly 7.3 Natural Creek Spring Fed Shaw Hill-Deep Bay TechnicalReport Page8
Groundwaterresources sufficient forcommunity water supplies are known toexist in the Quadra sands.Other materials ofdirect or indirect glacial origin also have some capabilities,although they are largelyunknown at present.Fractured rock in the upper elevationsalso offers some opportunitiesfordomestic water supply.
2.4 TerrestrialResources
The PlanArea is part of a highlyproductive biotic region that extends along the eastern Vancouver IslandCoastal Lowland. The mildclimate, especially thelong, warm drysummers has enabled the developmentof the dry Douglas -firsub -zonenear the coast while most of the inland portions are partof the Coastal Douglas -firbiogeo-climatic zone(CDF). The dominantassociation below the 485m elevationisDouglas -firwith salal and oregon grape in the under -story.Above thiselevation theCoastal Western Hemlock biogeo-climaticzone(WH) dominates,often in associationwith amabilisfir. Western red cedar is common on wettersites. The coniferousassociations arequite densebeing largely composed of second growth forests with a thickshrub layer as large areas along thecoast were logged within the last 50 years.Major logging operations, part of long range forest managementprograms, are still being carried on furtherinland as the forests are among themost productiveinB.C.
Thispart of the east coast of Vancouver Island is also a highcapability deer habitat (C.L.I. Class 3 forungulates). The cutareas can support large deer populations due toample browse although adequatecover is often a limitingfactor in large clear cuts. The intermediateslopes between the 750 m and 150 m elevations,and especiallythe south -facingslopes with well established forest cover,are the preferredwinter ranges (C.L.I. Class 2 and 3). Intensiveforest management practices,e.g., stand thinning, often produce very good results interms of deer habitat, thus wildlife managementactivity and forestmanagement will likely take place in similarareas. The east centralpart of the Island provided excellent deer range and was popularwith hunters until logging occurredin thelate 1960's and early1970's. The objectiveof provincial wildlife biologists isto increasethe number of deerhunting opportunities inthe region to 1960'slevels using intensive forestmanagement activities throughout the area. The appearanceof deer in settled areas is not uncommon withgardeners regularly resorting touse of deer fences.
A varietyof other animals and birdsare also found throughout the inland area, e.g., black bear, cougar,wolf and small furbearers although they are seen relatively infrequently. Little background dataor managementinformation isavailable for these species although it has been notedthat wolvesare becoming more numerousin the northern and central portions ofthe Island.
2.5 CoastalResources
As partof a dynamicand diverseshore -processcorridor, the Plan Area's physical elements are matchedby equallydiverse biological components. The longdrift sectors, the erosionand accretionforms, estuaries and marshessupport a widevariety of marinelife forms including those thatuse theland and watertransition zones. The more prominentand visiblemembers ofthe coastalbiotic community are discussed below.
The entireoffshore habitat of the Plan Area isextensively used by overwinteringand migratory waterfowl(C.L.I. Class 3m). Certainsmall productive areas such as estuaries and marshes are very importantfor feeding and resting,e.g., Deep Bay,Big and Little Qualicum estuaries, and theFanny Creekmarsh. The LittleQualicum is an extremelydiverse habitat representative ofa typical small delta/estuarycomplex. The CanadianWildlife Service has established the Marshall -Stevenson Unit,part of the Qualicum National Wildlife Area, on a 54 ha sectionof the north part of the Big Shaw Hill-Deep Bay TechnicalReport Page9
Qualicumestuary spit. Geese and divingducks are present year round with dabbling ducks and a fewtrumpeter swans present during the winter.
At thenorth end of the Plan Area, Deep Bay supportsseveral species of dabbling and divingducks, diversand gullsand trumpeterswans. Dabbling and divingducks and diversutilize the lengthy interveningcoastal area. Normally species include: dabbling ducks - mallards,pintail, widgeon, teal;diving ducks - scaup,golden eye, buffle head, harlequin; and divers- loons,grebes, mergansers.Shorebirds (sandpipers, plovers, dowitchers), herons and raptorssuch as thebald eagleand ospreyare also frequently seen in the area.
The inter-tidaland sub-tidalareas of the coast support a variety of shellfish,such as clams, oysters andcrabs. There are considerable variations inthe availability ofshellfish along the coast between theLittle Qualicum estuary and MapleguardPoint as mostof the nearshore portions of this long driftsector are intermediate erosion/accretion forms, not all of whichare suited to abundant shellfishgrowth. Qualicum Bay isa reasonablyproductive and popularrecreational shellfish area; theNile and Thames Creekareas are also relatively productive with smaller pockets of shellfish bedsoccurring along the coast. Little detailed survey work hasyet been done. In contrast,the Deep Bay areais highly productive for shellfish because of thesheltered waters and abundant nutrients.
The offshoreareas are frequentedby both harbourseals, especially around Deep Bay,and overwinteringsealions. Some productiveherring spawning areas lie about 1 km offshore.This is partof a long,almost continuous bed of eelgrassthat extends from NorthwestBay intoBaynes Sound.It is an extremelyimportant habitat area for the commercial herring fishery even though theuse varies by yearand bylocation along the coast.
The coastalwaters also provide habitat for one of the most significant resources ofthe east coast of theIsland - anadromous fishes. As wellas the important estuary habitats described below, it has beenshown thatthe nearshore areas of the coast are critical forjuvenile migrating salmon because ofthe food, cover and protectionfrom predators afforded by therelatively more productivenear - shorewaters.
Fivespecies of salmon and steelheadproduced in the Plan Area's rivers and streams spend most of theiradult lives in the Straitof Georgiawhere theyprovide the livelihoodsfor commercial fishermenand touristoperators through commercial and sportfishery. Salmon fishing has long beenone ofthe major recreational activities ofboth visitors and residents and is one of the aspects thatcontributes tothe quality oflife in the Plan Area.
2.6 Aquatic Resources
Interms of aquatic environments, the Plan Area is part of the eastern Vancouver Island stream and riversystem that is highly valued for its salmonid production capability. Compared to most other coastalareas of BritishColumbia where watershedsare in igneousrock zones that have low biologicalproductivity, theeastern Island has streams that are productive and cumulativelyvery importantfor the commercial and recreational catch of salmon. The RegionalDistrict ofNanaimo containssome of the most productiveanadromous fish streams in theprovince where virtually everypermanent stream draining into the Strait of Georgia contains populations ofone or more searun fish.Of thesestreams, the Big and LittleQualicum Rivers are among themost highly valuedfor productionof steelhead,coho, chinook, chum and pink salmon. The federal Departmentof Fisheries and Oceanshave developed substantial hatchery facilities on the Big and LittleQualicum Rivers as part of the Salmonid Enhancement Program, designed to restore salmon andsteelhead stocks to their historic (pre -1900)levels. Shaw Hill-Deep Bay TechnicalReport Page10
Both theBig and LittleQualicum Rivers have significant investments in hatcheriesthrough the SalmonidEnhancement Program. The Big Qualicumhatchery offers a controlledriver environmentincluding flow volumes and temperatures,engineered rearing pools and settling basins,semi -naturalrearing channels, artificial spawning channels, hatchery facilities and marking facilities.Little Qualicum has a spawningchannel for chum and spawningand rearingfacilities (recentlydoubled in size) for chinook. Tables 2.3 and 2.4 present recent statistics forthese rivers. LittleQualicum raises some incidentalcoho in addition to the chum and chinooklisted in Table 2.4,and hasa naturalfishery outside of thehatchery which includes sockeye, coho, chum and chinook.
Allof thesmaller streams with permanent flows also support anadromous fishes, e.g., Fletcher Creek- cohoand cutthroattrout; and, Nile Creek - coho,chum, steelhead and cutthroattrout. Most of thesestreams have problemswith minimum flowsdue to the low summer rainfall. Numbersof fish returning tospawn are typically low, usually between 0 and 100coho and chum. Some streamimprovements such as fry plantings and incubation boxes could improve fish numbers, however,there are no programsat presentfor these streams (B. Allen,Fisheries and Oceans, Comox).Horne Lake is one ofthe more significantfishery lakes on theeast coast of the Island. As themain watersource for the Big Qualicumhatchery, retention of theshoreline in a relatively undevelopedstate is preferable in orderto maintainthe highwater quality required by the downstreamhatchery facilities. The lakeis also an importantfish habitat in itsown right supportingrainbow trout (15,000 planted 1978, 41,000 planted 1980) and naturalpopulations of cutthroattrout and kokanee. The smaller,warm lakesin the Plan Area, Illusion and Spider, offer a differentkind of sport fishing opportunity, namely smallmouth bass.
Table2.3 BigQualicum RiverHatchery 1983-1988
CHINOOK COHO CHUM Reared Reared Returns Smolts Smolts Fry Year Adults Jacks Released Adults Jacks Released Adults Released 1983 2861 2124 30466 33284 141666 1984 5710 1915 3163676 44777 7803 1254697 101158 57337044 1985 9096 1307 3810080 20279 6524 3522034 168553 24012670 1986 9271 248 6506864 19950 4006 280550 166970 25676126 1987 7190 444 7021836 7779 9862 1390247 73043 44701736 1988 6045914 1008692 50448175
Inaddition, an average of approximately 95,000 chinook fry and smolts and approximately 500,000 coho fry andsmolts leave the system each year as non -rearedfish (the adults spawned naturally inthe river). Shaw Hill-Deep Bay TechnicalReport Page11
Table2.4 LittleQualicum RiverHatchery Returnsand Releases
CHUM CHINOOK Return Year Returns Releases Adults Reared ReleasesNatural 1980 6500 0 1981 4170 7627000 259 1178000 1982 28700 4219000 1110 1411000 1983 31150 25620000 2540 1362000 1984 43400 21725000 1828 1400000 1250000 1985 67500 24296000 5000 1140000 69000 1986 47000 9573000 2800 1587000 446000 1987 50200 44068000 1760 1717000 810000 1988 39425000 4367000 38000
Source:J. Hargrove, Manager, Little Qualicum Hatchery
2.7 NaturalHazards and Limitationsto Development
Naturalhazards, defined as conditions or processes which present serious risk to life and property thatmay be infeasibleto prevent (such as flooding) and limitationsto development, defined as conditionsthat can generally be overcomeby economicor technologicalmeans (i.e. steep slopes) areconsidered in thissection. Concerns for ecologically sensitive environments, which may also leadto limitations todevelopment, are considered inSection 2.8.
Informationon hazardsand limitations inthe lowland areas is drawn from a seriesof 1:20,000 maps availablefrom Maps B.C.,prepared as partof the Agricultural Land Commission'sFine Tuning Programfor the east coast of Vancouver Island. Other information isdrawn from maps prepared forthe 1981 Technical Report. Map No.3 ofthe Official Community Plan illustrates thenatural hazardareas.
2.7.1 NaturalHazards
Naturalhazard areas include mapping units prone to flooding and steepslopes subject to mass movement.Mapping units in which more than50% ofthe unit is subject to frequent (1 to3 year returninterval) and occasional(greater than 3 yearreturn period) flooding are noted. Slopes greaterthan 45% (soilunits SS1 andSS2) are also noted. 1
Thereare two coastalareas near Bowser and Dashwoodwith steep wave -cutbluffs (30% to60% slopes)composed of unconsolidated sand. The combinationof terrestrial landform and marine erosionprocesses has created zones that are prone to erosion and sudden mass movement.
1Mapsheetsentitled "Soils Affected by Floodingand/or Watertable" and "Soils" (for slope classes) Shaw Hill-DeepBay TechnicalReport Page12
The rivermouths and estuariesofall the major rivers and creeks flowing into the Strait of Georgia areprone to flooding.A combinationof highincoming tides and heavyrun-off would cause floodingof the adjacent low lyingshoreline and thedelta areas. In addition,the valley bottom of theLittle Qualicum River is also an areaof flood hazard as is the upper Big Qualicum River delta atthe west end ofHorne Lake.
Furtherinland two areason theBig Qualicum River and NileCreek are considered hazardous due to thesteepness of theslopes (up to60% ) cutinto unconsolidated sand by thewater courses. Gulliesare evident and the slopes and brow are prone to erosion and suddenmass movement.
The highlandsand mountainsalso have numerous areas with potential hazards. The steepslopes and the veneerof colluvialmaterial over bedrock makes theseareas sources of rockfalland avalanches.There is an exampleof such an occurrenceclearly visible atthe west end ofHorne Lakeadjacent to the delta of the upper Qualicum River.
Sincethe mountains are,forested and unlikely tobe thefocus of permanent human settlement,they arenot dealt with in this report. Caution should be exercised,especially atthe northwest end of HorneLake where seasonal residences may bein danger from avalanches.
Thereis some hazardin the Plan Area due toseismic activity, allof VancouverIsland being in Zone 3 ofthe Seismic Zoning Map indicatingthegreatest risk of earthquake in Canada. The June 23,1946 quake, which was themost damaging in the history ofWestern Canada with a magnitude of7.3 on theRichter scale, had its epicentre inthe vicinity ofComox, about 70 km from Qualicum Beach.An eventof this magnitude has a calculatedreturn period greater than 300 years.
Estimatesof earthquake probability arebased on a statisticalanalysis ofthe historical earthquake data(1899 to the present). An accurateprediction oftectonic activity isnot possible with such a shortperiod of record.Therefore, the data has been processedto estimatepossible levels of seismicactivity inthe near future assuming a continuationofthe statistical pattern of pastyears. Basedon an empiricalrelationship between intensity and groundacceleration, an intensity VIII earthquakeisderived for the Plan Area. That is, an earthquakeof about 6.2 on theRichter scale hasa probablereturn period of 200 years.Even higherintensities may be anticipatedon ground thatis somewhat unstable. The 100year return period earthquake has an accelerationamplitude of9%, thuspossibility ofa moderate to a strongearthquake should be considered.
The ProvincialBuilding Code providesminimum standardswhich assure an acceptablelevel of publicsafety by designingbuildings toprevent major failure and loss of life. Structures designed in accordancewith the earth quake load provisions ofthe code should resist moderate earthquakes withoutsignificant damage and majorearthquakes without collapse, although there may be some structuraldamage. However, this code is not enforced within Electoral Area 'H'. 2.7.2 Limitationsto Development
The majorlimitation todevelopment occurs in locations where a combinationofsoil features, such aspoor drainage and fine texture, lead to low suitability forseptic tanks. Areas within the lowlands Shaw Hill-Deep Bay TechnicalReport Page13
witha low suitabilityforseptic tanks 1 arenoted in Map No.1. Specificmapping for the highland areasis not available, but excessive slope and shallowsoils over bedrock generally result in low suitabilities.
Slopesgreater than 15% arealso generally considered tobe a limitationora costto development. Mappingunits with greater than 50% oftheir area with 15% orgreater slopes are noted.
Additionalinformation on soilcharacteristics which may affectsuitability fordevelopment is availableinthe map seriesnoted earlier (from Maps B.C.).Soil drainage, watertable levels and soilsurface erosion potential are included.
The opencoast and the dynamic balance of the erosion and deposition processes ofthe drift sectors inthe marine environment also pose limitations tomajor developments such as large scale marinas betweenQualicum Beach and MapleguardPoint. Beaches and raisedbeaches are noted on Map No.3 ofthe Official Community Plan as they are natural hazard areas.
2.8 EnvironmentallySensitive Areas
An areain which a human activity(such as disposal ofwater, construction) candetrimentally alter a habitatwhich is significant or critical toparticular flora or fauna, is considered environmentally sensitive.In some environmentscareful development and managementpolicies can mitigateor minimizeimpacts of development, however, in othercases any human interferencecan resultin significantalteration ofthe environment. Several sensitive habitats within the Plan Area havebeen notedon Map No.1. Also,Map No.3 ofSchedule 'A' of the Official Community Plan designates theseareas as environmentally sensitive.
The mostcritical areas are those which are non -replaceablehabitat for a componentof a species' lifecycle.Included in this category are estuarine and wetlandareas for their productivity andtheir importanceas overwintering areas for waterfowl. The estuarineareas are particularly important fortheir role in anadromous fish lifecycles (rearing and transportationroute to spawning areas). Ramificationsfrom loss of habitat would effect commercial and sport fishing activities.
Inthe marine environment, the subtidal zone and in particular, areas of marine vegetation and salt marshes(in addition toestuarine habitats noted above) are considered sensitive and usually require specificmanagement practices tomaintain their viability.
On thelandward side, stream protection areas have been delineatedto indicate zones in which attentionmust be paidto water quality concerns and protectionoffish habitat. A broad zone has beendefined based on theextent of flood prone soils and bluffs paralleling thewatercourses.
Guidelinesfor managementof naturalhazard areas and sensitiveenvironments have been developedby severalgovernment agencies. They includestrategies such as setbacks of buildings andseptic tank fields from bluffs and watercourses.
1 Mapsheetentitled "Soil Suitability forSeptic Tank Effluent Absorption" Shaw Hill-Deep Bay TechnicalReport Page14
In many casesmanagement policies must be designedfor the specificcharacteristics of the environmentand demands of a proposeddevelopment. The manualsinclude: - Guidelinesfor WatershedManagement of Crown Lands used as Community Water Supplies,B.C. Ministry ofEnvironment; A Handbookfor Forest and RoadsideErosion Control in British Columbia, B.C. Ministry ofForestry, Land ManagementReport No. 4; - Guidelinesfor Land Developmentand Protectionofthe Aquatic Environment, Fisheries andOceans Canada.
3. RESIDENTIAL GROWTH AND DEVELOPMENT
3.1 Overview of Local History
The firstwhite settlers arrived inthe Plan Area in 1886 and settled along the coast near the mouths ofrivers. They were typically from Nanaimo and Victoriasearching for farmsteads oremployment inthe forest industry. Two loggingcamps, the Olympic Logging Camp and theThompson Clark LoggingCamp, operatedon thebanks of theBig QualicumRiver and otherinland sites. The completionof the E. & N. Railroadthrough to Courtenay from Nanaimo in 1908 benefitted both forestryand agricultural activities.
Around1936, a fishprocessing (reduction) plant was builton theDeep Bay spit,accompanied by housesfor approximately seventy-five families. The plantwas torndown in1951 when thelease heldby B.C.Packers expired. However, the naturalharbour of Deep Bay encouragedthe developmentof the localfishing industry and fishinghas continuedin importancewith the establishmentof a governmentwharf. The wharf,soon to be improved,provides moorage and loadingfacilities toan activefishing fleet.
Sincethe 1950's tourism has become a strongcomponent of the economy. The naturalfeatures and mildclimate have also attracted significant numbers of retired persons.
3.2 PopulationCharacteristics and Growth
The rapidpopulation growth and itsconcomitant stress on housingmarkets which characterized the1970's and up to1981, slowed dramatically forthe 1981 to 1986 time period. Annual growth ratesof 6.4% decreasedto 1.6%, a reflectionofthe slow economic climate in the Regional District and theprovince. Based on CensusCanada enumeration areas which most closely fit the Plan Area,population grew from 2375persons in 1981to 2575persons in 1986.Adjusting for the enumerationarea boundaries, approximately 2510 persons resided in the Plan Area in 1986. (See Table3.1.)
A breakdownof the Plan Area into smaller components shows that Bowser -DeepBay continuedto be thefastest growth area from 1981to 1986 (3.0%) although it was a significantdecrease from 10.1%for 1976-1981 period. The LittleQualicum area (to the south of the Little Qualicum River) apparentlygrew at a similarrate (2.9%), however, the small population numbers may haveresulted insome errorsas the calculated rate for 1976-1981 was an unexpected-1.2% while the rest of the regiongrew fairly rapidly.
The November1988 population isestimated between 2600 and 2750,based on differentgrowth rateassumptions as shown inTable 3.2. Simple projections ofpast rates result in populations of 2700to 3000 by 1991 and 2900 to 3500 by 1996. Shaw Hill-Deep Bay TechnicalReport Page15
A reviewof the population subdivided by age group(Table 3.3) illustrates thecontinuing trend towardsa higherthan average percentage ofthe population inthe oldest age group compared to boththe Regional District and theprovince. At theopposite end ofthe age scale, the 0-4 years grouphas increased to7%, a valuecomparable to the Regional District (6.8%) and theprovince (7.1%) and probablya reflectionof the secondarybaby boom evidentnationally. The proportionatedecrease in the 15 to24 and 25 to34 agegroups in thePlan Area may reflectan outflowfrom the province during a sloweconomic growth period, to regions of higher employment. Itappears that the Plan Area is continuing and possiblygrowing as a retirementarea, at the same timeas families with younger children are increasing.
The averagehousehold size has declined from 2.8persons in 1971 to 2.5 persons in 1986.(See Table3.4.) While this rate has not declined to theestimated 2.4 persons per household in 1981 (Marshall,Macklin, Monaghan 1981),it remains lower than the regional average size of 2.5 and provincialsize of 2.6. Furthermore, the variation within the Plan Area is large, ranging from 2.2 to 2.6in 1980 to 2.1 to 2.7 in 1986. The largerhousehold sizes were in the Little Qualicum River area and thelowest near Qualicum Bay. Decreasinghousehold size is a nationaltrend resulting from changesin familycomposition such as fewerchildren and longerlifespans, leading to more householdswith children no longerat home. A particularlylow size is evidence of a major retirementcomponent in the population, also indicated by thehigh percentage ofthe population in the65+ agegroup. However, a sizehigher than the 1981 survey estimate noted earlier indicates thatfamilies may alsobe movingto the area.
Evidenceof at leasta stabilizingnumber of familiesis contained in Table3.5 which presents householdsby numberof persons.Larger households (4 or more)have increased slightly from 1981(16.9%) to 1986(18.5%) although still down from 30.9% in 1971.The largestportion of householdsare two person, changing slightly from 47.5% in 1981 to 46.8% in 1986. Nearly 67% of thehouseholds are small with only one or two persons, again reflecting a retirement component in thepopulation. Table3.1 Populationand AnnualGrowth Rates1971-1986
1971 1976 1981 1986 % % % No. No. Growth No. Growth No. Growth
PlanArea s 1055 1740 10.5 2375 6.4 2575 1.6
Bowser Deep Bay1 220 350 9.7 565 10.1 655 3.0
Home Lake,Dunsmuir QualicumBay 2 455 765 10.9 1055 6.6 1105 0.9
Dashwood3 380 380 0.0 525 6.7 550 0.9
LittleQualicum 4 n/a 245 n/a 230 -1.2 265 2.9
R.D.N. 48,010 61,880 5.2 77,101 4.5 82,180 1.3
B.C. 2,184,620 2,466,610 2.5 2,744,467 2.1 2,883,367 1.0 Shaw Hill-Deep Bay TechnicalReport Page 16
Table3.1 - Continued
Census Canada EnumerationAreas: 1971 1976 1981,1986
1. Bowser-Deep Bay 155 116 262
2. Home Lake,Dunsmuir, QualicumBay 154 114,115 260,261
3. Dashwood 153 113 259
4. LittleQualicum (includes a portionoutside of O.C.P.) n/a 509 256
5. PlanArea - Sum ofAreas 1 to4.
Table3.2 PopulationEstimates and ProjectedGrowth
AnnualGrowth Rate PopulationEstimate ProjectedPopulation Assumption (June1986:2510) November 1988 1991 1996
1. 1981-1986Census 2608 2727 2942 1.6%
2. 1976-1986Census 2759 3054 3715 4.0%
3. May 1986-Oct.1988 2639 2785 3090 House Count2.1%
4. Dec.1986 -Aug.1988 2727 2981 3540 B.C.Hydro Res/Accts Nanoose/DeepBay 3.5%
Sources:Census Canada; Regional District ofNanaimo; B.C. Hydro - Nanaimooffice TABLE 3.3 Population by Age Group
Age Group (%) 0-4 % 5-14 % 15-24 % 25-34 % 35-44 % 45-54 % 55-64 $ 65+ Total 1 Plan Area 1976 100 5.7 220 12.6 270 15.4 180 10.3 150 8.6 215 12.3 305 17.4 310 17.7 1,750
1981 145 6.1 240 10.1 310 13.1 365 15.4 215 9.1 235 9.9 375 15.8 495 20.8 2,375
1986 180 7.0 300 11.7 205 8.0 345 13.3 295 11.5 230 8.9 410 15.9 565 21.9 2,575
RDN 1976 6.6 16.4 18.1 14.4 10.4 11.4 11.5 11.2
1981 5,355 6.9 10,825 14.0 12,875 16.7 13,065 16.9 9,060 11.8 7,710 10.0 8,740 11.3 9,485 12.3 77,100
1986 5,640 6.8 11,100 13.5 10,965 13.3 12,460 15.2 11,750 14.3 8,020 9.8 9,615 11.7 12,635 15.4 82,180
Province of British Columbia 1976 8.0 19.9 17.7 13.4 11.7 11.1 8.8 9.4
1981 191,205 6.9 397,100 14.5 490,610 17.8 489,890 17.9 341,200 12.4 279,435 10.2 256,845 9.4 298,175 10.9 2,744,465
1986 204,755 7.1 385,840 13.4 438,175 15.2 506,595 17.5 429,245 14.9 293,295 10.2 275,980 9.6 349,490 12.1 2,883,370
1. Enumeration Areas: 1976: 509, 113-116 1981, 1986: 256, 259-262
Source: 1976, 1981 and 1986 Census, Statistics Canada Shaw Hill-Deep Bay TechnicalReport Page 18
Table3.4 AverageHousehold Size
1971 1976 1981 1986
PlanArea 1 2.8 2.6 2.6 2.5 (2.2to 2.6 (2.1to 2.7 Range) Range)
R.D.N. 3.1 2.8 2.6 2.5
Provinceof B.C. 3.2 2.9 2.7 2.6
1.Enumeration Areas: 1971: 153-155 1976: 509,113-116 1981 and 1986: 256,259-262
Table3.5 HouseholdsBy Number of Persons
Number of PersonsPer Household
1 2 3 4+ Year No. % No. % No. % No. % Total2
1971 75 17.9 155 36.9 60 14.3 130 30.9 (375) 420
1976 105 16.3 300 46.5 95 14.7 145 22.5 (645) 645
1981 180 19.7 435 47.5 120 13.1 155 16.9 (890) 915
1986 200 19.5 480 46.8 145 14.1 190 18.5 (1015) 1025
1. EnumerationAreas: 1971: 153-155 1976: 509,113-116 1981 and 1986: 256,259-262
2. Sum ofcomponents (bracketed) isdifferent due to random roundingby StatisticsCanada. Shaw Hill-Deep Bay TechnicalReport Page19
3.3 Housing
Becauseof botha permanentresidential and strongseasonal component in the housing stock, estimatesof theactual number of dwellingunits and changesover time are difficult. Census Canada datameasures predominantly permanent dwelling units, but may includean unknown numberof seasonal units. The onlyother available estimate of units' isthrough a summaryof the housenumbering system used by the Regional District ofNanaimo, which will include seasonal and permanentresidences.
CensusCanada notes 1,015 occupied dwelling units in 1986, up from910 in1981 (see Table 3.6). At theinitiation ofthe Regional District of Nanaimo house numbering program in May of1986, therewere 1,255 units 2 including38 mobilehome bays,a discrepancyofapproximately 240 units, whichmay be seasonal.
Severalestimates ofthe current permanent housing stock are possible. The firstassumes that the numberof seasonal units estimated above remains approximately thesame. The numberof units is thepresent number of houses on thehouse numbering system (1,336 3) minusseasonal homes, or approximately1,096. The secondestimate applies the 1981 to 1986 rate of growth in housing stock (12.2%)to the Census Canada data, resulting inan estimateof 1,070 units. The secondestimate is probablylow asthe housing market has improved considerably since its low inthe early 1980's. Applyingthe 1986-1988 growth rate of 2.5% calculatedfrom thehouse numbering data results in 1,077units.
The growthin housingstock measured by CensusCanada datahas been slightlyhigher than populationgrowth (7.5% comparedto 6.4% - 1976to 1981;2.2% comparedto 1.6% - 1981to 1986),consistent with a slowlydecreasing household size.
The majortype of housing in the Plan Area has remained single family on an individuallot. Over 90% ofthe housing stock was singledetached in 1986, up from1981 and 1976where "moveable" dwellings(including mobile homes) were more significant.The Plan Area includes a few multiple familyresidences (included in "other" category in Table 3.7), but no largeapartment blocks. By contrast,the Regional District as a wholehas a higherpercentage in"other" category due toits concentrationofmultiple family structures inthe urban cores.
Withinthe Plan Area, the percentage of owned versusrented dwelling units has remained fairly constantat 81 to83% since1971. This compares to a lesserand slowlydecreasing percentage of owned unitsin the Regional District ofNanaimo (75% in1971 to 71% in1986), a reflection ofthe greaternumbers of multiple household units which are less likely tobe privatelyowned.
1 Thereis no buildinginspection, hence no buildingpermits issued. 2 1,147notices in Areas 8 & 9, plus38 mobilehome bays,plus 70 unitsin Area 8 3 1,209units in Areas 8 & 9,89 unitsin Area 7, 38 mobilehomes Shaw Hill-Deep Bay Technical Report Page 20
Table 3.6 Dwelling Units
Occupied Dwelling Units
Total Single Detached Moveable Other1 Year No. No. No. % No. %
Plan 1971 370 335 89.3 25 6.7 15 4.0 Area 1976 635 495 76.7 100 15.5 50 7.8
1981 910 690 75.8 190 20.9 35 3.8
1986 1015 930 91.6 55 5.4 30 2.9
Regional District of Nanaimo
1971 79.7 3.8 16.4
1976 71.6 9.0 19.4
1981 28,830 20,485 71.1 5705 19.7
1986 32,435 25,260 77.9 740 2.3 6435 19.8
1 Double house, attached, row house, duplex, apartment
Enumeration Areas:
1971: 153-155 1976: 509, 113-116 1981 & 1986: 256, 259-262
Source: 1971-1986 Census Data, Statistics Canada Shaw Hill-Deep Bay Technical Report Page 21
Table 3.7 Dwelling Units by Tenure (Percentages)
Plan Area R. D. N. Province of B.C. Year Owned Rented Owned Rented Owned Rented
1971 81 19 75 25 63 37
1976 83 17 75 25 65 35
1981 82 18 72 28 64 36
1986 83 18 71 29 62 37
1 Excluding Tenure classified as "On reserve".
Source: 1971-1986 Census Data, Statistics Canada
3.4 Land Use and Ownership
3.4.1 Land Use Patterns
The Plan Area is characterized by a strip of residential development concentrated along the Island Highway and the coastline, with extensive managed forested lands in the inland areas. There are a few active agricultural areas scattered throughout the eastern interior portion, namely near Horne Lake Road, in the vicinity of Boorman Road, and south of Qualicum Beach Village.
While land use development is virtually continuous along the Island Highway, several district communities can be identified. Development has also extended inland along several roads (i.e., Baylis, Horne Lake). The major communities are at Dashwood, in the eastern portion of the Plan Area; in the vicinity of Horne Lake Road at the Island Highway; in Qualicum Bay; in Bowser, northwest of Qualicum Bay; and in Deep Bay. Several large lot subdivisions have occurred inland along Horne Lake Road near Spider Lake, and along Corcan Road.
Tourist commercial development has kept mainly to the coastline, concentrating near the Little Qualicum River, the strip of coastline from Fletcher Creek to Thames Creek (including Qualicum Bay) and in Deep Bay. Shaw Hill-Deep Bay TechnicalReport Page 22
3.4.2 Land Use Schedule
The PlanArea contains approximately 30,600 hectares of land. Table 3.8 shows a breakdown of landsdevoted to various uses. Forestry accounts for 59% ofthe land base, while nearly 34% was notedas vacant.Residential uses accounted for 2.2% of the landarea. Recenthousehold numberinginformation indicates that the number of occupied residential lotshas increased from approximately937 in1981 to 1,336 in November 1988. Map No. 1 ofSchedule 'A' of the Official CommunityPlan designates the land uses for the Plan Area.
Table3.8 Land Use Schedule1988 AverageLot/ % ofTotal No. of Lots/ ParcelSize Land Use Hectares Acres LandArea Parcels Hectares Acres
Agriculture 145.8 360.4 .48 26 6.08 15.0
Commercialand Tourism 63.0 155.7 .21 51 1.66 4.1
Fish& WildlifeManagement 208.6 515.6 .68 5 41.72 103.1
Forestry 18,053.0 44,619.4 59.0 85 212.4 525.0
Industrial 4.0 9.9 .01 8 1.3 3.3
Institutional 3.5 8.7 .01 7 0.5 1.2
Park& Recreation 117.5 290.4 0.38 23 14.7 36.3.
Residential 674.0 1,665.8 2.20 1336 0.72 1.8
ResourceExt. 2.2 5.4 0.01 1 2.2 5.4
Utilities 253.0 625.4 0.83 12 42.2 104.2
Lakes 780.0 1,927.8 2.55 -
Vacant 10,285.4 25,421.2 3.63 364 20.9 51.6
TOTAL 30,590 75,605.6 1857
Source: Derivedfrom land use survey commenced by RegionalDistrict ofNanaimo, August 1980 and completed by Marshall MacklinMonaghan, November 1980, and B.C. Assessment Authority 1988. Shaw Hill-Deep Bay TechnicalReport Page23
3.4.3 Zoning
Land Use and SubdivisionBylaw No. 500 replaced Bylaw No. 203 in the Plan Area in October of 1984.The majorityof the inland areas which correspond to lands owned or managedby forest companiesare zoned Resource Management (RM). Closerto the coast on smallerprivately held holdingsthe zoningis usually Rural (RU) and alongthe coastmuch of the areais zoned Residential(RS 1 or2).
3.4.4 Ownership
The PlanArea ischaracterized by extensive public and privateforest company holdings with the majorityofsmaller private ownerships along the coast. (See Map No.3.) The largestland holders inthe area are MacMillan Bloedel Ltd. and Pacific Logging Co. Ltd. whose holdings encompass treefarms, tree farm licenceareas and privateland holdings. Frequently, two or threetypes of tenureare adjacent. Some ofthe larger holdings of MacMillanBloedel include Blocks 1328, 1327, 188,381, 189 and 370.The companyalso has holdings along the Little Qualicum River, Whiskey Creek and southof the WatershedReserve. In turn,Canadian Pacific Forest Products Ltd. controlsBlocks 1368, 1369, 1366, 1367, 1345, 1349 and 1372. Severalsmaller parcels in the Dashwoodand Dunsmuirareas are also under Canadian Pacific Forest Products Ltd. The third largestownership is that vested in the Province. Provincial Forest Reserves cover large tracts south ofthe Little Qualicum Spawning Channel system. Other Crown Landsinclude parcels reserved for forestservice timber sale, watershed, Pacific Rim NationalPark land exchange, gravel, UREPs, (unspecifiedreserves for the enjoyment of the public) planning and highwayuses. Many ofthe provincialholdings are relativelynear to theIsland Highway (No. 19)on theEsquimalt and Nanaimorail line. There are also two Provincial parks around Spider and Horne Lakes. One very largeholding is the Highways Reserve south of QualicumBay whichis being reviewed in the assessmentof theQualicum By PassHighway. Other important Provincial lands are the road rightsof way,especially for the Island Highway and B.C.Hydro's transmission rights of way. Governmentholdings are listed inAppendix A.
Slightlysmaller are the holdings of Texada Logging Ltd. which controls Blocks 356, 251, 40 and 251A whichvirtually surround most of Horne Lake. Much ofthe access to Horne Lake Parkis throughthis private land. Horne Lake Caves Provincial Park was recently expanded through a land swapwith Texada Logging. Other private forest holdings include Sublots 1, 2, 3, 5 and10 southof Dunsmuirand eastof the Qualicum River. In additionto the vacant forestry holdings, there are severallarge private holdings, some of whichhave been subjectto developmentproposals for varioussizes of residential subdivisions.
Severalother special ownerships include those of the Federal Government along the Qualicum River,Horne Lake and theLittle Qualicum River. Each ofthese parcels isrelated to salmonid enhancement.Close to the Villageof QualicumBeach isthe MarshallStevenson Wildlife Sanctuary,also under Federal control. At themouth of the Qualicum River is the Qualicum Indian Reserve.
Significantamounts of landwithin the Plan Area arenot subject to theprovisions of the Plan becauseof ownership. These include all tree farms and treefarm licence areas, Federal sites and IndianReserves. Other areas such as the Federal Crown Lands,Provincial parks, Provincial forest reserves,and privateforest company holdings, are also not likely to be openfor consideration of majorchange during the life of the Plan. Shaw Hill-Deep Bay TechnicalReport Page24
3.5 Development Activity
Shaw Hill-Deep Bay has notreceived the same pressuresfor residential and intensivetourism developmentas areas closer to the urban centres of Nanaimo and Courtenay. However, the growth ofthe Qualicum Beach/Parksville area, particularly forretirement purposes, and thehigh value placedon coastalproperty and a pleasantclimate have led to a slow,but consistent growth rate. Numerousproposals were putforth for discussionin the growth atmosphere of 1980;the 1980 Backgroundreport notes subdivision applications for230 parcels (not all approved) plus 8 informal proposals(Table 16, p. 54)
Since1980 activity hasslowed, as indicated by the subdivision andrezoning applications (Tables 3.9 and3.10). From 1981to 1988, 177 parcels have been created, 92 of which are large rural parcels of 8 to20 hectaresinsize in the Horne Lake, Spider Lake and CorcanRoad areas.Most of the other subdivisionsarein strips along the coastline and Highway19 from Horne Lake Road toDeep Bay. Examplesare the development on FayeRoad (12 lotsgreater than 4000 m 2);and BovanisRoad andIslewood Drive (33 lots less than 4000 m 2 nearNile Creek).
Table3.9 Summaryof Subdivision Activity
NUMBER OF NUMBER OF YEARS(S) SUBDIVISIONS LOTS CREATED
1981 to 1988 20 177 1988 1 2 1987 1 6 1986 1 7 1985 2 5 1984 3 44 1983 2 9 1982 3 53 1981 7 51 1980 8 61 1976 to 1979 7 227
Sources: 1981 to1988 - RegionalDistrict ofNanaimo 1976 to1980 - MarshallMacklin Monaghan Report Shaw Hill-Deep Bay Technical Report Page25
Table3.10 Summary of RezoningActivity
NUMBER YEARS(S) APPROVED NEW ZONE(S)
1988 2 RS4,CM2 1987 0 1986 2 RS3,CM5 1985 0 1984 1983 0 1982 1 SuburbanResidential 1981 2 CM1, RS2 1980 0 1976 to1979 4 n/a
Sources: 1981 to1988 - RegionalDistrict of Nanaimo 1976 to1980 - MarshallMacklin Monaghan Report
Futuredevelopment activity isnot expected to intensify fora numberof reasons. First, the areas furthersouth, where abundant serviced or partiallyserviced land is available are being developed quiterapidly. Second, due tothe areas relatively distant location from theurban cores, a smaller marketexists for the larger, rural lot sizes associated with much ofthe area. Third, and perhaps mostimportantly, a large number of vacant lots currently exist providing an extensiveand varied supplyfor residential construction.
An elementthat may alterthe future growth patterns of thePlan Area isthe proposed Island HighwayBy Pass.Although specific corridors are notyet fully determined, itis known that accessabilityto the Plan Area willbe increasedfrom the urban centres of the south. This may resultin development pressures inor around constructed interchanges ofthe by pass.
A summaryof existing vacant lots is shown in Table 3.11. Each areais illustrated inAppendix B. Thisdata can be utilizedtocalculate an absorption rate of existing lots over time. By usinga parcel developmentrate of 2% per year(or approximately30 parcels)the supplyis adequatefor approximately15years.
Thereare limitations to this calculation. First, itdoes not differentiate between the lot size or location.For example,properties along the waterfront are in higher demand, and wouldhave a shortersupply period than larger parcels further away. Second the assumption ismade thatvacant parcelsare available for development. The propertiesmay havebeen purchased for holding or retirementpurposes. Third, the calculations do not account for the subdivision ofexisting lands underthe current Zoning and Subdivision Bylaw.
In conclusion,therefore, although a largeand variousnumber ofvacant parcels exist for future development,proposals for future development must still be reviewed. Shaw Hill-Deep Bay TechnicalReport Page26
Table3.11 Inventoryof Vacant Lots
VacantLots % No. ofLots Comments
Area#1 17 31 doesnot include large unsubdivided vacant Deep Bay lots
Area#2 52 51 doesnot include large unsubdivided vacant SouthDeep Bay lots
Area#3 42 117 withinPlans 31044, 20505, 15818, 16121, NorthBowser 21776 N/E ofHwy
Area#4 43 27 18 lotsare greater than 1 ha NorthBowser S/W ofHWy
Area#5 17 9 extremeland patterns mixed with many Bowser commercialuses
Area#6 47 55 North QualicumBay
Area#7 8 7 longerrectangular parcels QualicumBay
Area#8 23 48 includes6 large Olympic Road properties South QualicumBay
Area#9 73 39 surroundedby largelots (secluded from WarderCres. otherdevelopments) Subdivision
Area#10 26 19 rangefrom 1.5to +3 acresin size Baylis- ruralsubdivision BoormanRoad Subdivision
Area#11 16 34 smallerserviced (water)lots just west of Dashwood & QualicumBeach Vicinity
TOTAL 437
Source:Regional District ofNanaimo House Numbering Maps Shaw Hill-Deep Bay TechnicalReport Page27
4. NATURAL RESOURCE MANAGEMENT
4.1 Fisheries
Managementof sportand commercialfisheries iscarried out by federal(Fisheries and Oceans Canada)and provincial(Ministry ofEnvironment, Fish & WildlifeBranch) agencies. The federal governmentregulates the number of licences for fishing vessels and determinescatch limits and/or permittedfishing days. Italso funds the Salmonid Enhancement Program, which is a major investmentdesigned to increaseanadromous fish stocks to historiclevels. The two major hatcherieswithin the Plan Area on theBig Qualicum and LittleQualicum Rivers are a partof this strategem.Statistics on fish reared at these facilities arepresented inSection 2.6.
The governmentwharf in Deep Bay,located in the only natural harbour in the Plan Area, offers moorageto both sport and commercial fishing vessels. However, moorage facilities areinadequate to meet demandsin thespring herring season and periodicallyin the fall, with excess vessels anchoringin thebay. Approximately60 vesselsmay overwinterat thewharf. Public Works is developingplans to improve parking facilities, possibly aspart of a dredgeand fill program, and to expandthe wharf head with a viewtoward improving existing access and useof the facilities. At present,the draft is too shallow at zero tide to unloadvessels. To thisend $400,000.00has been allocatedby the federal government. Approvals are expected by the end of 1989.
Itis difficult toestimate the value of the resource to the economy of the Plan Area. Both catch numbersand thevalue of the catch vary yearly, and specific numbers attributable tothe Plan Area onlyare not available.
The bestindication ofthe catch for salmon and otherfish is from information for Statistical Area 14 of Fisheriesand Oceans.The PlanArea isapproximately 20% ofthis statistical area,which extendsfrom northof Nanoosealmost to CampbellRiver. In 1987there were 2,146 tonnes of salmonlanded in this area, with a commercialfishing effort of 6,954 days, mainly in July, August andSeptember. Herring and groundfish landings totalled 2,629.8 tonnes. Shellfish and otherfish landings(excluding oyster leases) totalled 1,688.9 tonnes, of whichthe main components were clams,shrimp and sea urchin. It should be notedthat Area 14 hadthe fifth largest catch for chum salmonin 1986.
Withregard to the sport fishery, the area is behind only Victoria (Area 19) and CampbellRiver (Area13) in terms of sport fishing effort measured by anglerdays. Between 147,000 and 262,000 salmonper year were caughtby sportfishermen in 264,000 to 293,000 angler days per year from 1983to 1986.
4.2 Aquaculture
For themajority of the Plan Area, the coastline istoo exposed to the Strait of Georgia to permit aquacultureoperations. The exceptionis Deep Bay,where several water lot leases for oyster cultureare located. Deep Bay isthe southern end ofa productivearea extending the length of BaynesSound.
A waterlot lease for aquaculture must be obtainedfrom theprovincial Ministry of Crown Lands withthe approval of theMarine Resources Branch of Agricultureand Fisheries.There are 9 licencesorleases for aquacultural purposes in the Plan Area, 8 ofwhich (approximately 47 ha) are inDeep Bay and one nearQualicum River. There are also 2 applicationsunder consideration, one inDeep Bay and one nearDashwood. The waterlots are both privately leased and leasedby companieswith processing plants. The leasesare for intertidal areas with the exception ofone long Shaw Hill-Deep Bay TechnicalReport Page28
companieswith processing plants. The leasesare for intertidal areas with the exception ofone long linelease in deeperwater. Production levels vary depending on thesuccess of theseeding operationand thecharacteristics ofthe water lot. The provincialLands Branch, which manages theleases, expects a minimum productionof50 gallonsper acre per year, up toabout 250 gallons peracre. The minimum figurewould yield 5,807 gallons ifthe total lease area is utilized, which wouldbe worth$69,681 at $12/gallon s. Alsothe Ministry of Environment holds a map reservein Deep Bay foraquaculture experiments.
Itis not likely that the operations will expand in area as space is limited in Deep Bay and other sectionsof thecoastline are not suitable. In addition,there are conflicts with commercial clam diggers(digging in oyster leases is destructive) which have led to restrictionsbothon new leases and clamdiggers. At presentcommercial clam digging licences are not being issued by Fisheries andOceans due to excessive harvesting.
4.3 Agriculture
Whileagriculture hasbeen an importantactivity on the east coast of Vancouver Island, ithas not playeda dominantrole in Shaw Hill-DeepBay. Mostfarm holdings are small, partly because of thescattered distribution ofproductive soils in the coastal lowlands and thetrend toward smaller holdingsmore suitablefor retirement and hobbyfarming. In 1980only 146 ha wereutilized for agriculture.
Most landswith high capability for agricultural use have been designatedAgricultural Land Reserve(A.L.R.). They are subject to the provisions ofthe Agricultural Land CommissionAct whichis regulated by theAgricultural Land Commission.The Commissionis the principal agency responsiblefor regulating both the use and subdivisionofA.L.R. lands. The recentFine Tuning Programof theLand Commissionreassessed land capability for agriculture within the coastal lowlandsaccording tothe Canada Land Inventorysystem and revised the A.L.R. boundaries on the basisof this information, plus input from other government agencies and the public. In Shaw Hill- Deep Bay 471 ha wereincluded in the A.L.R. (out of 865 ha appliedfor by theCommission) and 1,410ha wereexcluded. There was a decreasein the number of applications tothe Commission to excludeland, subdivide or permitadditional residences on propertyas a resultof the program. Applicationshave dropped from a highof 11 in1981 (which also coincides with a development boom) tozero for 1987 and 1988. (See Table 4.1.)
The distributionof the highercapability lands is shown on Map No. 4, as are the A.L.R. boundaries.The soilsdeveloped on marineparent materials or thefiner textured fluvial and fluvial-glacialmaterials have the highest improved capability ratings. Many of thefluvial and fluvial-glacialsoils are too coarse textured for extensive agricultural use. Whileareas of high capability(C.L.I. Classes 1 and 2) are not common, there are large areas with improved ratings of Classes3 and 4. Classesimprovable to 1 to4 aregenerally included within the A.L.R.; Classes 5 to 7 havetoo many limitationstosustain most agricultural uses. The majorblocks of A.L.R. lands are inthe southeastern part of the lowlands, between the Little and BigQualicum Rivers. Three other largeblocks are located in Qualicum, Bowser and Deep Bay.Much ofthe land in the A.L.R and
1 PersonalCommunication - Ken Albrecht,Agriculture andFisheries, Nanaimo, B.C. Shaw Hill-Deep Bay TechnicalReport Page29
otherlands with capability foragriculture arelocated within Provincial Forest Reserves or parcels privatelyheld by majorlogging companies. This overlapping of forestryuses on landswith agriculturalpotential partially accounts for the relatively lowacreage in actual agricultural useand therestricted useof the A.L.R. designation inmarginal lands (i.e., Class 5 improvabletoClass 4). 4.4 Forestry
The majorportion of the land base in the Plan Area is managed for forestry purposes as shown on Map No.5. Theselands have a highcapability forforestry and areparticularly valuable because theysupport the more desirabletree species (Douglas -fir,Cedar, Hemlock). Extensive logging has occurredand the area is now characterizedby20-30 year old second growth forests.
A legacyof the E. & N. Railroadland grant is the high proportion of privatelyheld forest lands comparedto Crown lands under Forest Reserve, which had to be reacquiredby the Crown. Under Section943(2) of the Municipal Act a localgovernment cannot enact any policieswhich would restrictforestry management and harvesting activities on land classified astree farm land under the AssessmentAct or landlocated in a licensearea under the Forest Act so longas theland continuestobe usedonly for forestry purposes.
Table4.1 AgriculturalLand Commission Applications 1981-1988
Number Subdivisionor Area of Exclusion) AdditionalBuilding 2 Excluded Year Applications Total Allowed Total Allowed (ha)
1981 11 7 3 4 1 9.3
1982 8 3 1 5 3 3.6
1983 3 1 1 2 1 1.5
1984 2 0 0 2
1985 1 0 0 1 1
1986 3 0 0 3 2
1987 0
1988 1 0 0 1 0
1 Section12(2) 2 8.C.Regulation 313/78 and Section 20(1)
As withfisheries itis difficult toestimate the value of forestry directly attributable tothe Plan Area. Severalmajor companies operate within the Plan Area, including B.C. Forest Products, Texada, Shaw Hill-Deep Bay TechnicalReport Page30
PacificForest Products and MacMillanBloedel. There are no processingfacilities within the Plan Area.Most wood istrucked either to Northwest Bay (MacMillan Bloedel) or to Nanaimo.
4.5 Aggregate and Mineral Resources
Graveland sandsuitable for concrete aggregate and roadbuilding are abundant in many partsof the Plan Area. Substantialareas of moderateto high potentialhave been identifiedin reconnaissancescale mapping (1:50,000). (See Map No. 2.) Generally,the locations are from Cameron Lake alongLittle Qualicum River, from theeastern end of Horne Lake to thearea surroundingSpider and IllusionLakes; scattered deposits inthe uplands along the Big Qualicum and largedeposits between the 90 and 150 m contoursnorth of Thames Creek.Developed gravel extractionareas are also shown on Map No.3.
The PlanArea hasseveral potential geological resources. Most of themineral prospects occur adjacentto and south of Horne Lake within an arearecognized ashaving moderately good mineral potentialwith the possibility ofsmall deposits. Although it is unlikely that any of the prospects now known willbecome commercially viable in the near future, continued exploration and an increase in demand and pricesfor these minerals may improvetheir viability. Information on mineral claimsis available from the Gold Inspector,Ministry of Energy, Mines and PetroleumResources, Nanaimooffice.
Limestoneand claydeposits are alsofound within the PlanArea. Limestonedeposits are concentratednorth and westof Horne Lake and appearto be largeenough to provideefficient reservesfor a cementplant. While there is no indicationof development plans at present, a re- evaluationofthe potential should be made inthe future as development pressures occur.
Claydeposits are found between Bowser and UnionBay inseveral poorly documented patches. Physicalproperties limit use for ceramics; however, there may besome potentialfortile.
Coal-bearingformations extend along considerable lengths of the east coast of the Island from Duncanto Campbell River. Coal fields mined extensively from the Nanaimo area between 1852 to 1968are now virtuallymined out, although several companies still hold licenses in thisarea and otherparts of the east coast. There were no licensesnoted in the Plan Area inNovember 1988 (MinistryofEnergy, Mines and Petroleum Resources, Vancouver Island Coal Properties Map). 4.6 Parks and Recreation
The appealof the area for outdoor recreation islargely based upon its capabilities tosupport water activitiessuch as bathing, beach combing, shellfishing and camping beside the ocean, as well as fishingin Horne,Spider and IllusionLakes. The rollingterrain, open and closedforests along streamsand riversalso contribute to the attractiveness forstrolling, hiking and horsebackriding, and therugged highlands and mountains accessible bylogging roads are well suited to back -country recreation.The arrayof avian,marine and aquaticwildlife provide opportunities fornature interpretationandthere are deer, waterfowl and game birdsfor hunting.
The specialfish and wildlifehabitat areas also require protection for their active and passive recreationalvalues as well as their biological importance (as noted in Section 2.8). Some measure of protectionhas already been givento the Marshall Stevenson Unit of the Qualicum National WildlifeArea on theLittle Qualicum estuary and tothe hatchery and spawningchannel facilities on the Big and LittleQualicum Rivers. Both hatcherieshave visitor programs. The Little Qualicumhad approximately2,400 visitors between July and Novemberof 1988.No visitation Shaw Hill-Deep Bay TechnicalReport Page31
recordsare kept at the Big Qualicum hatchery, however, a steady number of visitors view through thesummer monthsand a largernumber in the fall when the salmon are running.
The MinistryofParks, Recreation and Culturehas two parks located within the Plan Area, namely HorneLake Caves Provincial Park and Spider Lake Provincial Park. Horne Lake Caves Provincial Parkwas establishedto protect interesting limestone solution caves and speleotherms.A recent (1988)100 ha additiontothe original 29 ha parkwas purchased from TexadaLogging. It includes a corridorofland from the west end ofthe lake and other areas to the north and south where above groundactivities could conceivably have impact on thecaves beneath. An approvedmaster plan by the Ministryis expected to be phasedover a longperiod. At presentaccess to the cavesis restrictedby a gate,however, a key may be obtainedthrough the officesat Rathtrevor Beach ProvincialPark.
SpiderLake Provincial Park is located on thesouthwest shoreline ofSpider Lake. The 61.5ha park hasday -usefacilities consisting of60 parkingstalls, 250 m ofdeveloped beach, a handpump water systemand a 1 km trail.Small boats have water access.
Thereare no plansfor additional provincial parks within the Plan Area, although there are some plansfor marineparks to the southon severalsmall islands, and some areasdesignated as U.R.E.P.'sadjacent planning areas.
Over60 publiccoastal beach access points have been identified. These are primarily unopened roadallowances which terminate directly on theshore. Most were designatedas partof the subdivisionprocess, which requires 20 m wideroads at distances not greater than 200 m between centrelines if the parcels created are less than 0.5 ha (Section 75, Land TitleAct). Many ofthe accesspoints have no signageor facility development.
Thereare also a smallnumber oflocal parks, or land dedicated back to the Crown aspart of the subdivisionprocess. Similar to the beach access points, they have not generally been developed. A reviewis being undertaken to create a database for all of these parks. As a parksfunction has beenobtained by the Region, an overallparks plan is intended to be developedto provide direction forexisting smaller undeveloped parks..
The NorthEnd RecreationCommission has a sportsfield on McCollRoad, although currently under-utilizedand an undeveloped5 acre park in Dunsmuir (Olympic Regional Park). The new LighthouseCommunity Centre, operated by theLions Club, includes a sports field. The schools alsohave playing fields available forsports activities.
The 1981Background Report mentioned several areas noted by the residents asdesirable locations forparks, such as the Nile Creek waterfall (Blk 1368), the entire Illusion and SpiderLake area,a linearpark along Thames Creek,and a publicboat launch and campingfacility atHorne Lake. None havecome tofruition, although there is now a privatecamping facility atHorne Lake(see Section5.2 Tourism).
5. ECONOMIC DEVELOPMENT
5.1 General
Economicactivity inthe Plan Area focusesaround primary resources (forestry, fishing), tourism andsupport services for the population. Tourism and support services appear to be playinga larger rolethan in the past, with the number ofpersons reliant on forestryand thecommercial fisheries Shaw Hill-Deep Bay TechnicalReport Page32
foremployment remaining constant and thenumber of persons employed in the service industry rising.The highproportion ofretirement age persons has a stronginfluence on thedevelopment of the economy. Althoughnot activein the labourforce r, and thereforenot dependenton employmentin the region,they provide a strongeconomic drive to the developmentof the communitythrough their retirement incomes and alsoinfluence the typesof serviceswhich develop.
A reviewof the labour force (see Table 5.1) illustrates thatthe primary sector is no longerthe dominantemployer. In 1981, 37% ofthe labour force was in the commercial business and personal servicecategory. The othergrowing employer is construction; 21% of thelabour force were in constructionin1981 compared to 8% in1971. By 1986,growth in the total labour force had slowed considerably,reflecting theeconomic recession ofthe early 1980's. The percentageof thelabour forcein primaryindustries remained approximately the same as 1981. The servicecategory remainedthe dominant employer, although both it and construction were lower than 1981.
Estimationsofthe number ofjobs within the Plan Area and thevalue of local economic activities are not easy to obtain.The 1981 survey(Marshall, Macklin, Monaghan) suggestedthat approximatelyone halfof the labour force commuted, mainly to Parksville, Qualicum Beach, Port Alberniand Nanaimo,leaving about 420 jobs within the Plan Area. The majorcontributors tothe localeconomy are the resource based industries (see section 4) and tourism,as discussed below. Majoreconomic activities inthe Plan Area are summarized in Table 5.2.
5.2 Tourism
The outdoorresources and accessibilitytofishing areas contribute tothe appeal of the Plan Area asa tourismand outdoorrecreation destination fornon-residents. The tourism draws include the provincialparks, fish hatcheries, beach access points (see Section 4.6), government wharf in Deep Bay andextensive forested areas.
The typeof touristaccommodation generally offered consists of campsites,RV unitsand small motels.Most developmentsare dependenton theirseaside or riversidelocation with beach activities,boatlaunches, boat rentals, fishing orcharter boating available tothe guests.
Whileseveral of the tent and trailerparks are quite large (maximum of85 sites)the resorts or motelsare very small, usually offering less than 10 units.Few offerthe combination of amenities (pools,bars, restaurants, etc.) of larger resorts.
Most of theresorts and campgroundsare long established destination areas. The Ministryof Tourism,Recreation and Culture'saccommodation guide lists 18 establishmentsfor1988 (See Table5.3.) This is the same number as listedin 1981(as illustratedin the 1981 Technical BackgroundReport). The numberof campsites offered by eachestablishment hasdeclined with a totalnumber of 546 in 1981 decreasing to476 in 1988. The totalnumber of motel/hotel units has notchanged, although individual establishments may be offeringa few more or lessunits than in 1981.Also one establishment noted in 1981 is now devotedto permanent mobile home unitsrather thanshort term visitoraccommodation (Chinook Trailer Park). An additionalcampsite is operatedby a contractortoTexada Logging Company atthe western end ofHorne Lake,at the mouthof the Big Qualicum River. A maximum of100 campers can be accommodated.Outhouses and firewoodare provided in a rusticsetting. Road accessmay be limitingin falland winter months.
1 Ina 1980survey, 30% ofthe potential labour force was retired. Shaw Hill-Deep Bay TechnicalReport Page33
Table5.1 LabourForce by industry
1971 1981 1986 Number % Number % Number %
Total 445 845 870 Agriculture 5 .6 20 2 Forests 125 28 60 7 50 7 Fishingand Trapping 60 7 60 16 Mines 0 10 1 Manufacturing 20 4 85 10 60 7 Construction 35 8 175 21 125 14 Transportation& Communication) 20 4 25 3 50 6 Trade2 70 16 75 9 110 13 Finance 15 2 ' 10 1 Commercial,Business & PersonalService 3 85 19 315 37 285 30 Public Administration4 25 6 25 3 30 3 Other 65 15
Source:Statistics Canada 1971,1981, 1986
Note: Categoriesdo notcompletely correspond between 1971, 1981 and 1986.
1. Transportationand Storage and Commercialand Other Utility Industries, 1986 2. Wholesaleand RetailTrade, 1986 3. IncludesReal Estate and InsuranceAgents, Business Service, Education Service, Health and SocialIndustries and Acc.Food and Beverage,and OtherServices, 1986 4. PublicAdministration and Defense, 1981; Government Service, 1986
The decreasein campsites isa reflectionofdecreasing numbers of out -of-provincetourists toB.C. sincea highpoint in 1976-1978, and theeconomic depression from 1981-1983.The numberof campershas increased on theLower Mainlandand VancouverIsland since 1986, however, not to theprevious highs (from B.C. Motel, Campgrounds and ResortsAssociation). Establishments are fairlyoptimistic regarding the industry for the next few years, with several new motelunits recently completedor under construction.
Outsideof therental accommodation for tourists there are a largenumber of privatelyowned seasonalresidences, whose ownersmay be demandingsome of thesame outdoorrecreational facilitiesandareas as the tourists. There are an estimated240 seasonal units in the developed strip followingthe coastline (see Section 3.3), and another245 lotsat Horne Lake(RDN Jan.1989 Memo; 117cabins).
In additionto accommodation,there are several restaurants and combinedcafe, grocery and servicestations which serve both residents and tourists.Several handicraft and souveniroutlets alsoserve both markets. Shaw Hill-Deep Bay TechnicalReport Page 34
Table5.2 MajorEconomic Activities inthe Plan Area
1. Forestrycompanies (e.g. MacMillan Bloedel) and contractors 2. Touristaccommodations and resorts 3. Smallconstruction companies and constructionsupply 4. Services(restaurant, realty, office, automotive) 5. Stores(grocery, craft, electric) 6. Smallindustries (Thames Boat Works) 7. Commercialfishing 8. Oysterleases 9. Fishhatcheries 10. Utilities(i.e., waterworks operations) 11. QualicumIndian Band FishProcessing Plant
Table5.3 TouristAccommodation Trailer& Name ofAccommodation Location Units Campground Total
1. QualicumBeach Trailer Park Dashwood 23 23 2. Ocean BeachResort Dashwood 5 15 20 3. RiversideResort Dashwood 21 50 71 4. CedarGrove Tent and TrailerPark Dashwood 85 85 5. CostaLotta Campground CostaLotta 70 70 6. GreenGables QualicumBay 6 6 7. LighthouseMotel Bowser 4 4 8. AvoradoTrailer Park QualicumBay 66 66 9. CasaDel Mar Motel QualicumBay 4 9 13 10. WavecrestCottages QualicumBay 2 2 11. Sea FlameBeach Resort QualicumBay 3 3 12. ShadyShores Fishing Resort S/Bowser 5 5 13. La BellaVista Bowser 10 16 26 14. BowserBill's Bowser 4 68 72 15. SeacroftResort Bowser 14 10 24 16. MapleguardResort Motel Deep Bay 6 6 17. Deep Bay FishingResort Deep Bay 8 50 58 18. Ship& ShoreMarine Campground Deep Bay 14 14
TOTAL 92 476 568 Shaw Hill-Deep Bay TechnicalReport Page35
5.3 Industrial
Lightindustrial development occurs in a limitedfashion in the Plan Area. Extensive industrial uses aremore appropriatelylocated on servicedland adjacent to larger market areas such as Parksville and Nanaimo.Some gravelextraction activities forforestry and highwayroad maintenance occur inlandfrom the Island Highway (see Map No.3).
5.4 Institutional
The majorinstitutional usesin the Plan Area arethe two communityhalls, two churches,school properties,firehalls and miscellaneousareas associated with the community water works (i.e., well locations).Federal and provincialregional ministry offices and hospital services are located in the more urbanareas such as Nanaimo, Parksville, Qualicum Beach and Comox,with the exception of thetwo federallyowned fishhatcheries. There is also a lodgeproviding care for the elderly (Arranglen).Several duplexes near Lighthouse Country Community Centre are managed by the QualicumBay LionsClub for the elderly. Additional units are anticipated.
6. SOCIAL SERVICES AND PRO 1 ECTION
6.1 SocialServices
As inmany ruralareas, residents are largely dependent on socialservices based in adjacent urban areas,although there is an activenetwork of community groups and clubswhich provides for social activities.Forexample, the June 1987 telephone directory forLighthouse Country published bythe LighthouseCountry Business Association, lists22 clubsand organizations,including the Qualicum Bay LionsClub whichis responsible for the ongoing development of theLighthouse Country CommunityCentre in QualicumBay. A summary of thesocial services and theirlocation is presentedinTable 6.1. Shaw Hill-Deep Bay TechnicalReport Page 36
Table6.1 Summary ofServices and Protection
Service Name Location
Community Hall RoyalCanadian Legion Bowser LighthouseCommunity Centre QualicumBay
Churches WildwoodCommunity Church Bowser IslandGospel Centre Bowser
Library VancouverIsland Regional Library QualicumBeach UnionBay
Education BowserElementary Bowser WoodwindsAlternate Dashwood QualicumBeach Elementary QualicumBeach QualicumBeach Middle School QualicumBeach QualicumBeach Secondary QualicumBeach
HealthCare: MedicalClinic None inPlan Area Courtenay Cumberland QualicumBeach Parksville
Hospitals St.Josephs General Courtenay Nanaimo RegionalGeneral Nanaimo
ExtensionHealth CentralVancouver Island Health Unit Parksville
Ambulance Stationat Qualicum Bay FireHall QualicumBay
ElderlyCare and ArranglenLodge Bowser Housing Arrowsmith Parksville Trillium Parksville LionsClub; 5 duplexes QualicumBay
PoisonControl Centre Nanaimo Shaw Hill-Deep Bay TechnicalReport Page37
Table6.1 Summary ofServices and Protection(Continued)
Service Name Location
Transportation VancouverIsland Coachlines IslandHighway Proposedmini -busfor Lions Club QualicumBay Mini-busfrom Arranglen VIA Raildaily
Recreation NorthEnd RecreationCommission McCollRoad sportfield QualicumBay OlympicRegional Park (undeveloped) Qualicum
Arena- RegionalDistrict 69 Parksville LighthouseCommunity Centre - field Bowser BowserElementary -field Bowser
OtherSocial Services District69 Society of Organized Services Parksville MinistryofSocial Services and Housing Parksville
B.C.Hydro Qualicum
B.C.Telephone Nanaimo
Canada Post Bowser
Banksand Credit Unions None inPlan Area QualicumBeach
6.2 Education
SchoolDistrict No. 69, extendingfrom NanooseBay to Deep Bay, is responsiblefor the coordinationand provisionof educationalfacilities. The new BowserElementary School is the onlyone operatedby theDistrict in thePlan Area. WoodwindsAlternate in Dashwood can accommodateup to15 childrenrequiring specialized instruction.. Horne Lake Elementary, which servedonly grades 1 and2, has been closed. Shaw Hill-Deep Bay TechnicalReport Page38
Childrenfrom thestudy areaalso attend elementary, middle, QualicumBeach, as noted and secondary(new) schools inTable 6.2. The new secondaryschool in Parksville. replacesBallenas Secondary in
MalaspinaCollege in Nanaimo and NorthIsland College in Comox secondaryeducation. Some classes and Courtenayoffer post- areavailable locally during the winter.
Table6.2 SchoolEnrollmentFrom PlanArea
1980 1988 BowserElementary 84 (K to5) 127
Home Lake 19 (1 & 2) Closed
QualicumBeach Elementary 48 61 QualicumBeach MiddleSchool 80 (6 -9) 95
BallenasSecondary 60 1 QualicumBeach Secondary 106 Woodwinds AlternateSchool 13 Total
291 409 Shaw Hill-Deep Bay TechnicalReport Page39
6.3 Protection
Fireprotection services have increased significantly since1981, when onlythe Qualicum Bay area wasprotected. The entirecoastal developed band is now coveredby threevolunteer departments. In 1982the Deep Bay WaterworksDistrict acquired a fireprotection function, and now hasa firehallwith one truckand a trainingroom inconjunction with the waterworks offices. The Bow Horn Bay FireProtection District has a new firehallwith three trucks located in the Lighthouse CountryCommunity Centre complex in Qualicum Bay. The DashwoodFire Protection Specified Area was createdby bylawin the early 1980's. The firehall,completed in 1985, with one truck,is locatedon Hobbs Road.
Policeprotection isprovided by theParksville R.C.M.P. during office hours. After hours the serviceisprovided by theComox R.C.M.P.
7. UTILITIES
7.1 Water Systems
There are sixseparate water systems which serve the developedcoastal area. Four are improvementdistricts with their own Boardof Trustees; one is a specifiedarea run by the Regional District;and thesixth is a localcommunal system (see Table 7.1).
Water suppliesare the LittleQualicum River, Nile Creek and groundwater.Groundwater resourceswere assessed by PacificHydrology Consultants in1982 as part of the review and update ofa 1972Nanaimo RegionalWater Study. Their analysis indicated that groundwater resources, mainlyfrom theQuadra Sandsaquifer, are adequate to meet theneeds of the area in the near future.Water qualitywas good and isexpected to remain so ifnormal precautions are taken to protectthe aquifer.
A 1982report by AssociatedEngineering Services dealt in greaterdetail with the water supply systemsin the RegionalDistrict and identifiedpresent and futureshort comings, based on populationprojections. Their short-term assessment for Shaw Hill-Deep Bay identifieda water supplyshortage for Qualicum Bay -HorneLake, and insufficientstorage capacities forfire fighting inall the systems. It was alsonoted that Little Qualicum and QualicumBay -HorneLake regularly exceedtheir water licences during peak periods. In the long term, it was suggested that the reliance on groundwatercontinue, possibly with the NileCreek sourceabandoned or augmentedby groundwater.Interconnection ofthe four western systems would enhance fire fighting capabilities. It was alsosuggested that Little Qualicum and QualicumMarine Properties (now Surfside SpecifiedArea) could connect to the Qualicum Beach water system.
Severalimprovements have been completedsince 1982. LittleQualicum Waterworks has an additionalpump. The waterlicence for Nile Creek has been increased from 455 to682 m3/day. Deep Bay now has5 wells,up from 4,with an increasein capacityfrom 1775to 2488 m 3/day. BowserWaterworks took over a portionof Qualicum Bay -HorneLake Waterworks,resulting ina connectionbetween the two systems. Shaw Hill-Deep Bay TechnicalReport Page 40
Ingeneral the water systems are holding their own, although stress points can be identified.The LittleQualicum is at capacity for the existing number of parcels in its area - itdoes not meet fire requirementsand itexceeds its water licence regularly. Bowser noted that its main line is 25 years oldand may need replacement.Qualicum Bay -HorneLake and Deep Bay reportedlyhave no problemsat present. There are no plansfor major capital expenditures inany of the systems. Map No.4 illustratesthevarious water systems and their jurisdictions.
Table7.1 Water SupplySystems
Number ofConnections Water Licence/ Storage Water Pumping Capacity Capacity Water System Source Existing Potential Total (m 3/day) (m 3)
LittleQualicum Little 243 75 318 454 licence 95.5 Waterworks Qualicum 770 capacity District River
QualicumBay- Nile 272 33 305 955 licence 228 Horne Lake Creek, 1472 capacity Waterworks Olympic District Springs
BowserWaterworks 2 154 66 220 655 from wells 431.9 District artesian 637 capacity wells
Deep Bay 5 wells 321 176 497 2487.6 546 Waterworks District
SurfsideSpecified 1 well 31 0 31 392 0 Area (was 90)
OlympicWater spring 8 3 11 25 licence 750 UsersCommunity 65 capacity gal (approx.)
Sources: AssociatedEngineering Services 1982 RegionalWater Study Update,Regional District of Nanaimo RegionalDistrict of Nanaimo WaterworksDistricts Shaw Hill-Deep Bay TechnicalReport Page41
The feeschedule for the water systems is presented inTable 7.2. With the exceptions ofQualicum Bay-HorneLake and commercialestablishments in Deep Bay,individual connections are not monitored.
Table7.2 Water Charges1988
Water System ParcelTax BasicResidential Rate ($) ($/mo)
LittleQualicum 36 10 QualicumBay - HorneLake 45 9 Bowser 12 6 Deep Bay 48 6 Surfside 230 4.16 Olympic WaterUsers
7.2 Wastewater
Alldevelopment in thePlan Area ispresently serviced by privatesewage disposal systems (tile fields).No new publicsewage treatment systems are anticipated, norany connections toexisting publicsystems. Furthermore, Regional District policy discourages theconstruction ofindependent sewagetreatment plants due to management difficulties andhigh maintenance costs.
The areais expected to remainreliant on tilefields, with development constrained by thesoil suitabilityforseptic tanks, or, its ability to absorb sewerage with no hazardsto healthor tothe environment.Poor drainage and highwater tables are limiting features inmany ofthe soils of the PlanArea, as discussed earlier inSection 2.7 under Limitations toDevelopment. Sewage Disposal Regulationspursuant to the Health Act, detail the design and construction ofseptic tanks and soil absorptionfields based on soilcharacteristics.
7.3 SolidWaste
At presentthere are no publicfacilities forsolid waste disposal. All waste collection isindividually arrangedwith a privatetrucking company, which transports thewaste to the Qualicum landfill site. However,the RegionalDistrict iscentralizing waste disposal with the introduction of a new treatmentand disposalsystem (Brini). Upon completion,waste will be collectedand takento a transfersite for transport tothe treatment plant. The Qualicumlandfill sitewill be closed. Shaw Hill-Deep Bay Technical Report Page 42
7.4 Street Lighting
There are no specified areas for street lighting in the Plan Area. The only street lighting is provided by the Ministry of Transportation and Highways, generally at strategic intersections and lengths of the Island Highway.
7.5 Natural Gas
A main line for the distribution of natural gas to Vancouver Island is planned for completion in the late fall of 1990. It will be constructed by Pacific Coast Energy Corporation, backed by Westcoast Energy and Chieftain Development Company. Local distribution companies will then be able to connect to the main line at specified metre stations. The route of the line follows approximately the inland B.C. Hydro right of way, and will require an additional 33 to 60 feet of parallel right of way.
Availability of natural gas to Plan Area residents will not follow immediately, as there is no internal distribution system in place such as Nanaimo already has. A private distribution company would have to connect to the main line at a metre station (one is planned in the vicinity of Coombs and Hilliers) and then construct a local distribution network.
8. TRANSPORTATION
8.1 Road
The Plan Area road network includes the Island Highway and a series of local roads. The Island Highway (Provincial Highway 19) offers easy accessibility to the populated centres on Vancouver Island - Courtenay, Campbell River and Port Hardy to the north and Nanaimo and Victoria to the south. The connection to Port Alberni on Highway No. 7A is just south of the Plan Area in Qualicum Beach.
The only through road along the length of the Plan Area, the Highway is presently a two lane roadway with several sections upgraded to four lanes for passing. It is characterized by curvilinear alignments, accommodations for railroad crossings, and no provision for pedestrians.
The provincial Ministry of Transportation and Highways announced an Inland Island Highway By Pass. The final routing has not been determined. The new route would relieve the highway of high-speed through traffic and improve its service and safety for local users.
Most of the local paved and gravel roads do not interconnect, but act as collectors from residential areas to the Island Highway. Baylis, Boorman, Horne Lake, Crosley, Jameson and Gainsburg Roads act in this capacity. Horne Lake Road also acts as a logging road and a route to recreational activities on Horne Lake.
Map No.2 of Schedule 'A' of the Official Community Plan illustrates the Highways Plan. Shaw Hill-Deep Bay Technical Report Page 43
8.2 Rail
The Esquimalt and Nanaimo Railway now owned by Canadian Pacific runs through the Plan Area on its route from Victoria to Courtenay. The line is a single track with at-grade crossings with the Island Highway in three locations and with several at-grade crossings with the local roads. Usage of the line is limited to a daily round trip operated by VIA Rail and a weekly (usually Tuesday) freight train. Passenger service is available through pre-arranged flag stops in Dunsmuir (Horne Lake Road) and Deep Bay. There are no plans to increase service or add siding or spurs in the Plan Area.
8.3 Air
The nearest local commercial and private airport facilities are at the Qualicum Beach and Courtenay airports. Major (international) airports are located in Victoria and Vancouver. No facilities are anticipated within the Plan Area.
8.4 Marine
The waters off the Plan Area in the Strait of Georgia are very active sports and commercial fishing and recreational boating areas, catered to by the government wharf in Deep Bay, private launching facilities operated by individuals and resorts, and facilities in adjacent areas such as French Creek. Upgrading and possibly expansion of the Deep Bay wharf is planned (see Section 4.1). There are no major port facilities in the area and none are foreseen. SHAW HILL-DEEP BAY TECHNICAL REPORT Government Land Holdings Appendix A
CROWN PROVINCIAL
Folio No. Legal Size (Acres) Use Location
14870.125 DL 82 Newcastle 3 Vacant N/W of Bowser adjacent to E & N Railway
14870.115 Plan 31044 DL 82 Newcastle 2 Vacant West of Jamieson Rd running from E & N Railway north to water
14900.500 Plan 1871 DL 84 Newcastle 1029.77 Vacant West of Qualicum Bay
14900.400 Plan 513R/VV DL 84 Newcastle West of Qualicum Beach near Dashwood
14965.500 DL 86 Newcastle 1383.7 Vacant South side Island Highway; south of Mapleguard Point
14964.950 DL 85 Newcastle 1384.8 Vacant East side of DL 86, south side of Bowser
14800.000 DL 72 Newcastle irregular Vacant South of Deep Bay; borders Comox- Strathcona Regional District
14034.500 DL 28 Newcastle; part lying 10.41 Vacant South Side E & N Railway immediately south s/w of Plan 815R/W of Bowser
14110.070 DL 32 Newcastle, Exc Plans 135.58 Vacant South of Qualicum; north boundary of Alberni 30108, 42674, 45847 Land District
14263.900 Lot 9 Plan 2459 DL 33 29.02 Vacant Adjacent to E & N Railway; west of Qualicum Newcastle Bay
14338.000 Plan 2076 DL 36 Newcastle 2.86 Hwys R/W Bowser - south end Parts 1&2 in red on Plan 1104R
14349.010 R/W 3210 Newcastle Parts of 3.76 Hwys R/W Bowser - south end Lots 1,2&3 DL 36 Plan 1820
14365.000 PcI A Lot 9 DD18042-N DL 36 irregular Vacant Bowser - south end Newcastle Plan 1820
11779.001 Lot 6 Plan 2619 DL 76 13.36 Vacant Lies end of Ganske Rd west of Qualicum Beach Newcastle Boundary
12112.901 Lot 4 Plan 1969 DL 80 57 Vacant Northwest of Little Qualicum River; split by Newcastle Island Highway
12133.001 Lot 20 Plan 1969 DL 80 11.27 Vacant Lies between Old Island Highway and E & N Newcastle Exc Plan 41282 Railway north of Little Qualicum River
12170.501 Lot 34 Plan 1967 DL 81 Newcastle 40.46 Vacant Southeast of Qualicum Bay
12171.401 Lot 36 Plan 1967 DL 81 Newcastle 50.46 Vacant Split by Fletcher Creek south of E & N Railway Shaw Hill-Deep Bay TechnicalReport AppendixA Page2
FolioNo. Legal Sae (Acres) Use Location
12213.001 Lot13 Plan1884 DL 89 Newcastle 12.83 Vacant Southof Widgeon Rd/north side Island Highway
12213.002 Lot14 Plan1884 DL 89 Newcastle 14.50 Vacant Southof Widgeon Rd/north side Island Highway
12217.501 Lot19 Plan1884 DL 89 Newcastle 19.97 Vacant Southof Widgeon Rd/south side Island Highway
12220.121 Lots38-40 Plan 1884 DL 89 Newcastle 71.12 Vacant Southwestintersection ofDorman Roadand LarkdowneRoad
12220.101 Rem Lot31 Plan1884 DL 89 Newcastle 16.40 Vacant Northside of Dorman Road
12219.001 Lots22-24 Plan 1884 DL 89 Newcastle 37.64 Vacant Southside Island Highway adjacent to LarkdownRoad
12220.141 Lots44-46 Plan 1884 DL 89 Newcastle 67.09 Vacant Lyingalong the west side of Larkdowne Road
1220.131 Lots41-43 Plan 1884 DL 89 Newcastle 78.04. Vacant Lyingalong the west side of Larkdowne Road
12219.501 Lots25-27 Plan 1884 DL 89 Newcastle 41.3 Vacant Lyingalong the west side of Larkdowne Road
12220.111 Rem Lot37 Plan1884 DI89 Newcastle 7.77 Vacant Lyingalong the west side of Larkdowne Road
12220.535 Lot9 Plan27236 DL 89 Newcastle 1.90 Vacant Southside Dorman Roadwest of Oakdowne Road
12220.530 Lot8 Plan27236 DL 89 Newcastle 1.90 Vacant Southside Dorman Roadwest of Oakdowne Road
12220.525 Lot7 Plan27236 DL 89 Newcastle 1.90 Vacant Southeastintersection ofDorman Roadand CorcanRoad
12249.010 No InformationAvailable
12248.010 LotA Plan2323 DL 92 Newcastle 1271.5 Vacant Northof Little Qualicum Falls Provincial Park Boundary
12261.030 Block197 Newcastle 360 Vacant Intersectedby Thames Creek, southwest of Bowser
12260.010 Block179 Newcastle 764 Vacant IntersectedbyThames Creek,southwest of Bowser; northwestof Block 197
12261.050 Block232 Newcastle 570 Vacant Liesbetween Little Qualicum River and Whiskey Creek
12264.010 Block300 Newcastle 480 Vacant Liesbetween Thames Creek and NileCreek
12264.020 Block335 Newcastle 288 Vacant Intersectedby Nile Creek south of Block 300
12261.040 Block199 Newcastle 259.50 Vacant IntersectedbyThames Creek south of Block 179
12260.500 Lot1 Blk184 Plan34682 Newcastle 160 Vacant Southwestside of Spider Lake - Spider Lake Park Shaw Hill-Deep Bay TechnicalReport AppendixA Page3
FolioNo. Legal Size(Acres) Use Location
12266.001 PcIA Blk359 Plan182-R 130.30 Vacant LittleQualicum Falls Park NewcastleDD 21980-N
12270.002 Block447 Newcastle 100 Vacant Southwesttributary ofRosewall Creek south of RoaringCreek
12270.001 Block445 Newcastle 40 Vacant Southend ofRosewall Creek east of headwaters ofQualicum River
12267.600 Block360 Newcastle 25.37 Vacant Northof Kinkade Creek
12270.003 Block448 Newcastle 250 Vacant StraddlesRoaring Creek southeast ofMt. Cunan
12468.002 Block941 Cameron 50 Vacant LittleQualicum Falls Provincial Park
12468.001 Block940 Cameron ' 92.80 Vacant LittleQualicum Falls Provincial Park
12460.000 Block591 Cameron 483 Vacant Northof Cameron Lake
12456.002 Block400 Cameron 22.6 Vacant LittleQualicum Falls Provincial Park
12272.200 No InformationAvailable
12272.201 Block1367 Newcastle 1750 Vacant Northwestof Home Lakealong RDN boundary
12456.001 Block388 Cameron 50 Vacant LittleQualicum Falls Provincial Park
12477.001 Plan738-R Alberni 337 Vacant MacMillanProvincial Park
12476.106 Block306 Alberni 25 Vacant Eastof Horne lake directly north of Mt. Wesley
12483.900 No InformationAvailable
12483.004 Lot1 Blk272 Plan44513 Alberni 78.2 Vacant West ofHorne Lake - Home LakeCaves ProvincialPark
12486.050 Block375 Alberni 70 Vacant Southside of Hunts Creek
12481.500 Block185 Alberni 490 Vacant Northwestof Home Laketraversed by QualicumRiver
12582.000 Block1374 Newcastle 3222.8 Vacant West ofKinkade Creek south of Spider Lake ProvincialPark Shaw Hill-Deep Bay Technical Report Appendix A Page 4
CROWN FEDERAL
Folio No. Legal Size (Acres) Use Location
14980.000 Plan 1760 DL 49 Newcastle .51 Docks & West of French Creek Warves
11562.501 Lot B Plan 27752 Newcastle 72.73 Gov't Wildlife Qualicum Beach southwest corner of McFeely Reserve and Kinkade Road
25422.000 DL 72 Newcastle irregular Gravel pit Near Cook Creek
12263.500 Part Lot 1 Blks 37 & 255 176 Gov't Bldgs Southwest of Qualicum Beach intersected by Little Qualicum River
12472.001 PcI A DD 339341 Blk 251 Alberni 85.50 Gov't Bldgs West of Spider lake (Fisheries)
12474.001 Blk 254 Plan 1753R Alberni 572.97 Gov't Adjacent to Qualicum Reserve Research (Fisheries)
12471.401 Block 250 Alberni 21 Gov't Bldgs Fronting northeast side of Horne Lake (Fisheries) west of Qualicum River
12476.101 Block 302 Alberni 1.51 Vacant Island in Horne Lake
12481.001 Block 40 Plan 691N Alberni 3 Gov't Res. Adjacent to Horne Lake - west side (Fisheries) Centre
12479.001 Block 39 Plan 691N Alberni 17 Vacant Adjacent to Horne Lake at sluice gate
13000.000 Qualicum Indian Reservation 185.5 Reserve Qualicum Reserve SHAW HILL -DEEP BAY TECHNICAL REPORT
MAP REFERENCE FOR LOT INVENTORY
APPENDIX B BOUNDARY OF
BAYNES SOUND
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BIBLIOGRAPHY
AssociatedEngineering Services Ltd. ,1982. Regional Water StudyUpdate. RegionalDistrict of Nanaimo. Preparedfor the Regional District ofNanaimo.
AtmosphericEnvironment Service, 1982. Canadian Climate Normals. EnvironmentCanada
B.C.Ministry of Energy, Mines and PetroleumResources, 1988. Vancouver Island Coal Properties. Map.
B.C.Ministry ofEnvironment, 1986. Project No. 81-02P. Maps B.C.,Victoria.
B.C.Ministry ofTourism, Recreation and Culture,1988. Accommodation 1988. Victoria,B.C.
Fisheriesand Oceans Canada,1987. Annual Summary of BritishColumbia Commercial Catch Statistics1986. PacificRegion.
Fisheriesand OceansCanada, Big QualicumHatchery. Returns and Releases19834988. Computer Printout,November 1988.
Fisheriesand OceansCanada, 1987. British Columbia Commercial Catch Statistics by Species. Year Month and Area. PacificRegion.
Holland,Stuart S., 1976. Landforms of BritishColumbia: A PhysiographicOutline. Departmentof Minesand Petroleum Resources. Bulletin 48.
Klinka,K., F.C. Nuszdorfer and L. Skoda.1979. BiogeoclimaticUnits of Centraland Southern VancouverIsland. B.C.Ministry of Forests. Victoria, B.C.
LandsDirectorate, 1981. Coastal Resources Folio, East Coast of Vancouver Island. Textand Maps.
LighthouseCountry Business Association, 1987. Telephone Directory.
MarktrendMarketing Research Inc., March 1988.Visitor '87: A TravelSurvey of Visitorsto British ColumbiaVancouver Island Tourism Region. Preparedfor B.C. Ministry ofTourism, Recreation and Culture.
MarshallMacklin Monaghan, 1981. LighthouseCountry: Local Residentsand InterestGroup Viewpoints. Preparedfor the Regional District ofNanaimo.
MarshallMackllin Monaghan, 1981. Shaw Hill-Deep Bay OfficialSettlement Plan Part 'B' Technical BackgroundReport. Preparedfor the Regional District ofNanaimo.
PacificHydrology Consultants Ltd., 1982. GroundwaterResources and Supplies. Preparedfor the RegionalDistrict ofNanaimo. Shaw Hill-Deep Bay TechnicalReport Bibliography Page2
RegionalDistrict of Nanaimo,September 1988. Bylaw No. 747. A Bylaw to Designatean Official CommunityPlan for Electoral Area 'H' and Partof ElectoralArea 'G' of the RegionalDistrict of Nanaimo.
RegionalDistrict ofNanaimo, 1988. Fire Protection Areas Map.
RegionalDistrict ofNanaimo, 1987. Land Use and SubdivisionBylaw No. 500.
RegionalDistrict ofNanaimo, 1981. Population Study.
RegionalDistrict ofNanaimo, October 1985. Shaw Hill-Deep Bay OfficialSettlement Plan Bylaw No. 602.01. Schedule'A.01'.
StatisticsCanada. Enumeration Area LevelInformation. 1981 and 1986. RegionalOffice, Vancouver, B.C. Shaw Hill-Deep Bay TechnicalReport Bibliography Page3
PERSONAL COMMUNICATIONS
Albrecht,Ken. AquacultureOperations Branch, B.C. Ministry of Agricultureand Fisheries,Nanaimo, B.C.November, 1988.
Allen,B. Fisheriesand Oceans Canada, Comox, B.C. October, 1988.
Bednard,G. ResearchOfficer, Agricultural Land Commission,Burnaby, B.C. November,1988.
B.C.Motel Campgrounds and Resorts Association. Vancouver, B.C. November, 1988.
Buckowski,K. Secretary,Little Qualicum Waterworks District. November, 1988.
Chin,Greg. B.C. Ministry ofParks and OutdoorRecreation, North Vancouver, B.C.
Christie,Phil. Land Officer,B.C. Ministry of Crown Lands,Victoria, B.C. November, 1988
Colclough,R. SuperintendentofPublic Works, Regional District ofNanaimo. December, 1988.
ElectoralArea 'H' Advisory Planning Commission, Qualicum Beach. October, 1988.
Einarson,M. HarbourManager, Deep Bay GovernmentWharf. November, 1988.
Fakidas,Alex. Engineer, Public Workd Canada.November, 1988.
Hargrove,J. Manager,Little Qualicum Hatchery, Qualicum Beach, B.C. October, 1988. Kavanagh, Jack.Vice President, Engineering, Westcoast Energy, Vancouver, B.C. November,1988
Kostner,M. Researcher,Fisheries and Oceans Canada, Vancouver, B.C. November, 1988.
Leinwebber,J. Secretary,Bowser Waterworks District. November 1988. McDonald, J.Fisheries Officer, Fisheries and Oceans,Canada, Qualicum Beach, B.C. October, 1988.
Myhres,P. Secretary,Qualicum Bay - HorneLake Waterworks District. November, 1988 Pashnik, P.A.District Manager, Port Alberni Forest District, B.C. Ministry ofForests. November, 1988.
Pastrick,H. Canada Mortgage and HousingCorporation, Vancouver, B.C. October, 1988.
Wilson,M. Secretary,Deep Bay WaterworksDistrict. November, 1988.