Historical Properties in Fulford Village

In response to Study Group interest in Heritage properties and Village development, Barb Lyngard has put together this document that shows property ownership and transfer in the Fulford area. This is very much a work in progress and Barb would like you to contact her at lyngard@shaw.ca if you have more current or accurate information. Barb will also be making a presentation on the History of Fulford at the Public School, 9 April at 1:00 pm. To enlarge any of the seven spreadsheets, just place your cursor over the image and left-click.

Working Paper #3 - The Built Environment

Study Group Member response to Guiding Questions

Fulford Village Issues

What is in Fulford now and what can be changed without expansion (note: italicized items are part of terms of reference).
 
What facilities or services (e.g. senior’s or affordable housing, sewage treatment, multifamily dwellings) would be required to fulfill your vision?

• too early to say but generally the topography and the character of the Village conflicts with large infrastructure projects (uglification) and really begs for smaller shared approaches. The small commercial core of businesses at the ferry terminal would be a great place to ‘demonstrate how micro-sewerage’ could work in other places.
• Seniors’ housing, affordable housing, medical clinic, community center, community garden. 

• To that I would add a small park.

• It would not be facilities as much as the exterior space that would knit the village together and sitting spaces, pathways and bicycle routes that would help to replace the automobile. A walkway and park along the outer edge of the road from the ferry to Drummond Park. With transit to Ganges, Fulford would be the ideal place to live without a car.
• Agree with JOHN R about ”the topography and the character of the Village conflicts with large infrastructure projects (uglification) and really begs for smaller shared approaches.Instead of Seniors Housing a SENIORS SERVICE CENTRE staffed 24 hours a day with staff nurse, and with home-help support and pharmacy as needed, to help seniors remain in their own homes in Greater Fulford . A smaller building /bigger service.(  NB I realize that this is a different concept to Abbeyfield but was interested tp hear last week that a modified version of this is part of their plan). This would allow for 10 units of affordable housing, which would come within present water units. Affordable housing:  small modern cottages designed with work/studio space suitable for activities as listed under 6. I.e. the rural version of the artist loft developments of East Vancouver

How can we leverage existing community assets to support a more livable community?

• While we’re gathering information about many of these assets now, there are many others – such as the narrow roadways, existing pathways, Secret beach, the school soccer field, Akerman’s baseball field – that are widely used and can be leveraged to formalize to a walking/cycling/recreational network that would double as core transportation network for the village. We need a strategy that can start opening up the public pathways that used to by Villagers and surrounding neighbours to get in/out of the Village by foot/bicycle. 
• If the ferry is to continuing using the dock at Fulford, we should be able to get BC Ferries and the Ministry of Transportation to pay more attention to the immediate needs of the community for a solution to the attendant traffic and parking issues.  We should also be able to get the police to enforce the existing laws or have auxiliary police officers do this for them.  Maybe we should deputize people who are akin to “meter maids” and have them enforce the regulations.  I understand how the police have bigger fish to fry.  Some sort of community policing initiative may help, although these initiatives usually address crime problems, not traffic issues.
• We must also address the secondary emergency access issue, either by getting the Ministry of Transportation to undertake the necessary restoration work to Morningside Drive, putting in the emergency access atop Sunnyside or putting a road through the Fraser property to Reynolds Road.  Can the Frasers be compensated for this in some way?
• Strongly endorse the need for parking enforcement and also emergency access.  There should be no objection to an emergency access through Sunnyside, t least as a temporary measure until an alternative through the Fraser property could be constructed.
• Have CRD assume responsibility in part for an expanded Fulford Hall Community Parking area, to serve as a Park and Ride for the ferry.
•  Fulford School was built for 200-215 and presently has approx. 150 students, while this situation continues to exist, encourage development of building as a Community School
• Map and clearly signpost all existing pathways. This ties in with John R.’s comments re; pathways and Ron’s for a more welcoming community. 

How can we provide additional facilities and still protect the character and form of the village?

• I see the Abbeyfield as one model – that the facility is designed to meet community-based needs (the health clinic for instance) and respond to community-based requirements (reduced traffic flow). It has grown out of a local development structure (Ruby Alton’s bequest to make room for southend oldtimers) and I would expect that a process and mechanisms for guiding local development would support similar facilities that fit the local character and form. 
•  Have our own development permit regulations.
• After this phase is over it would be interesting to explore how the village could restore and add housing to what is there. Increasing the number of people would be possible by careful infill which is in scale with the existing housing. The OCP and the bylaw should encourage this type of development which would add value to the properties, help pay for upgrading costs that are necessary and help provide more affordable housing. 
• Consider alternative use of residential buildings on a case by case basis within the village core, re: commercial or home business use. Flexible planning is I think very important to maintaining the existing character while allowing things to change.
• In all cases increased traffic flow must be considered, this is one area that concerns me about location of Abbeyfield, the amount of traffic generated by a senior’s complex of any sort is high. Before Stan and Marie’s generous offer was the area behind the pub ever considered?
• Allow for development in Greater Fulford to accommodate additional facilities in suitable sites, on a basis that does not tax the existing infrastructure.

What is the potential expansion of the housing capacity within the village using existing zoning requirements? Should the existing R8 zoning be changed to allow other forms of housing that would respect the existing character and public space in Fulford? If there is no increase in population do you need more services? (Is Fulford adequately serviced today?

• TBD
• Not sure on capacity issue.  Providing housing for 10 seniors and perhaps 10-20 units for affordable housing for individuals and families may be all we can handle. 
• Yes [to R8 change], if rezoning allows seniors’ and affordable housing.
• A medical clinic may help.
• We need to make a strong statement in favour of affordable and seniors’ housing and then address with more consideration how to make this happen.
• Please see my comment above. A good discussion in the community about this would really be useful. I am concerned that without some change in what exists, the cost of living in Fulford will change who can live there and the housing they will want. Change the R8 zoning designation to Fulford Village zoning and include the guidelines for maintaining the character and building form.
• Well designed and landscaped, visibly obvious, public toilets.A health clinic. A picnic table out on the wharf. A sheltered large public notice board with a map of the village of a rustic nature as close to the pedestrian exit from the ferry as possible.

How much commercial activity, and of what kind should be taking place? Even if there is no expansion and no additional zoned commercial land within Fulford, what demands will the expansion of population in the south area of the island produce for expanded commercial services (e.g. a health clinic, pharmacy, computer repair…)?

• Commercial demands should be small footprint satellite-type offices that are sustainable through the busy summer and slack winter months. Given the large number of home businesses in and around Fulford, some sort of support structure will be required (perhaps integrated with the Post Office). Given the larger number of cars and ferry traffic, a satellite RCMP office.
• No more commercial activity is needed now that we have public transit to Ganges.
• Health clinic.  As we now have public transit to Ganges and as it is hoped that this service can be expanded, no other services in Fulford are needed.
• Disagree with the contention that we need no more commercial activity.  Limited, yes, but in future Fulford folk should be able to access the essentials of everyday life without hopping a bus to Ganges.  For example, I would not mind seeing a small branch pharmacy. 
• Lets clarify what home based work is and how people can earn a living in Fulford if they live there. 
• Supply and demand will continue to shape the commercial development of Fulford.A small deli, seasonal plant shop/nursery, office supply with computer/internet service would all be on my wish list and add to general feel of the village as a vibrant live able place, all could be small scale fitting in with that ever essential character.

What industrial activity might be acceptable?

• Industrial arts and artists is and likely will be acceptable in the future.
• None.
• Again, too categorical.  Certain types of art, e.g. metal art, classify as light industry and we would not wish to exclude them.
• In Fulford Village industrial activity on a large scale would be both inappropriate and out of place as the Village is a essentially a residential neighbourhood. If you are looking at a cheese making plant or similar occupation then there should be locations outside the Village. 
• Small scale craft/artisan related in keeping with present home studio businesses. Low environmental and noise impact. These are clearly acceptable to current residents and should be encouraged to increase the number of young working families in our village.

What role does agriculture play in your vision of the village? Is there space for gardens and possibly a community garden?  Should we consider recommending any swaps of residential for ALR land?

• It’s pretty important if you count flower gardens. They big gardens (Andrews) are out of production (and there’s some village history of people making small plots available to families without any arable land to speak of). The school has a very large greenhouse that is pretty much out of use all summer. The patch of arable agricultural land that runs up Southridge is an untapped resource, that would provide sustainable food production capacity for a small compact village when/if Salt Springers have less frequent access to the North American food market. 
• The community garden should become a centerpiece of Fulford.
• Yes, there is space for a community garden.
• ALR land should be returned to working farm status, including the ALR lands along South Ridge.  This would be an ideal place for a community farm and this land was previously used for farming.  One should not be permitted to “sit” on ALR, waiting for a land swap or rezoning.  If you bought ALR, you bought ALR and should be forced to use it as such.  I am hesitant about land swaps.  This should only be considered if no other option exists.
• Totally endorse the above.
• Plant every available space!
• All viable AR land should be drained, cleared and used for same. On my wish list would be the area between Southridge and Sunnyside as allotments with a southern end as a graveled parking area, this might just solve emergency access and parking as well. As a heritage feature the few remainig heritage apple trees of the original Mollet Orchard could be resurrected by Harry B. and declared a national historic site!!!!!!!
• This would also be an excellent site for the nursery proposed in 5. I could walk there with my wheelbarrow.
• A small garden on land donated by Shell (old tank area) and supervised by a local master gardener would be a wonderful oasis. Shell might need a tax break this year!!!!!!!!

What is required to make the village become more pedestrian and bicycle friendly and how should that be accomplished (e.g. walkways, speed bumps, how can we open old trails and maintain existing ones?)

• Specifically, speed bumps on Morningside between the fish ladder and Orchard, cement barriers along the southern edge of Morningside between the end of Maude’s to the new fence (these barriers have been in place for many years at the fish ladder and adjacent to the old Wigen property). Basically they prevent people from falling off a cliff (particularly people who park along that edge and try and squeeze off the road). We also need enforcement of parking by-laws (part-time constable). To keep the village senior-friendly we could put stairs alongside steep hills.
• I am uneasy about the placement of the bus stop.  I think the present location will be problematic at the height of the tourist season when the ferry line-ups run back up the hill.  Other options should be seriously considered, as it may be difficult for the bus to get into the village and to the present bus stop.
• The bus needs to come to Fulford more often.  The bus service to Fulford needs to be expanded, especially given that bus service from Swartz Bay to downtown Victoria is to be vastly improved in Sept 08 with the establishment of a much more direct route.  More Islanders will be taking the bus to Fulford on their way to Victoria and more folks from away will be wanting to take the bus into Ganges from Fulford.
• Walkways along the waterfront between ferry dock and Inn.
• Water runs down the hill to the ferry dock, frequently making things icy for pedestrians.  Improving the drainage alongside the road is necessary.
• Pedestrian walkways up and down hill from ferry dock.
• Improving public access to beaches.  Right of ways are known, but are not properly maintained.
• Improving the trail up Reginald Hill.
• Working with the Indian Band to improve and maintain the trails through the Indian Reserve.
• Securing a trail through to Lisa Lloyd’s from South Ridge to Reynolds Rd.Securing public access to trail through Fraser property to Reynolds Rd.  Securing another road access to and from the village along this right of way should also be explored.
• Formalizing and improving the walkway through the meadow at the top of Sunnyside.
• Ensuring that the lines and instructions on the hill down to the ferry are painted on a more regular basis.
• I endorse most of the above.  Also, Morningside is sadly in need of upgrading and could be widened with the addition of a culvert, thus making it more pedestrian and cycle friendly.  I am leery about “improving” the trails mentioned; save for a few places they are quite adequate for walkers and I would not like to encourage bikers.  In any case, the Trail and Nature Club does this sort of thing periodically (and could be co-opted into any plan to better identify beach accesses etc.).
• From Beaver Point turnoff to Reginald Hill all roads should be slow speed  - 30 kph and priority given to cyclists and pedestrians. Make parking restrictions clear and enforce.
• A separate walkway divided and marked for pedestrians and cyclists from Ferry to Pub with a turn off to Beaver Point Rd. should be one of our highest priorities. Ask the kids! This is an accident waiting to happen.
• A large sign as they have in Europe at the junction of Orchard and Morningside saying “Pedestrian Zone. Narrow winding roads subject to subsidence. Local traffic only. Absolutely no parking beyond this point.” And enforce.
• NB In his response to this question our sainted chair has just proved his age again” stairs”??????? only for those with good knees!! A handrail on the junction of Fulford Ganges and Beaver Point any time soon would be nice.

Fulford Village expansion issues

Should the village boundaries be changed in order to facilitate your vision of the village and the immediate surrounding area, and if so, how?
 

• I do not think the boundaries do not need to be changed to meet my vision.  I am open to arguments to the contrary.  A discussion of the issues for and against changing the boundaries was missing from the Focus Group’s recommendation. What will the cost be to those brought into the village by a change?  What will the benefit be?  It might make sense for people to become villagers, but they should be brought in willingly, if they are brought in at all.  The purpose for changing the boundaries must be openly discussed and understood.
• I am now thinking that the existing designated Fulford Village area should not expand at all. It is unnecessary and will complicate maintaining the Village character. I believe that a study of the area around the Village should revise the existing zoning to allow development of housing and small agricultural support enterprise based upon strong sustainability guidelines that respect the existing ecology, affordable housing needs and the scale of development appropriate to a rural community. All development should provide their own energy and water.

What other buildings, assets, parks, that are outside Fulford Village do you consider to be a part of Fulford Village?

• The school and playing field.
• The water reservoir and filtration system next to the school.
• Fulford Hall.
• Fulford Inn.
• Drummond Park.
• Stowell Lake & Creek, Weston Lake & Creek and watersheds.
• Reginald Hill. 
• Tsawout Indian Reserve.
• Anglican and Catholic churches.
• The meadow atop Sunnyside.
• The fish ladder on Morningside.
• Secret Beach.
• I’d even be willing to consider the ALR land along South Ridge as part of the village if it was to be returned to active farm status and turned into a community farm.
• Amen!
• The harbour, the estuary, the swans, the paddlers, the mud flats.
• I consider Fulford School, the pub, the Hall, the Anglican, and Catholic Church and Drummond Park as part of the village. I have heard nothing yet to change my mind. The AR between Sunnyside and Southridge would cease to be a no man’s land and become part of the village if it was turned into an emergency access road and allotments. 

 
Compiled by John Moore, amended by Margaret Day and Ron Bain, 21 March


 

  

Maps - Fulford Harbour Contour @ 2 metres

The Trustees have made a number of maps available in digital format to the Fulford Study Group. The map immediately to the left is a contour map of Fulford Harbour and surrounding areas. A Contour map is sometimes called a topographic or 'Topo' map. The map shows the elevation and the shape of the terrain (i.e. hills, peaks and valleys) using contour lines accurate to two metre increments. You can enlarge this image by placing your cursor over the map and clicking the left button. This will open another window with slide bars on the side and on the bottom. By moving these bars north-south and east-west you can see the whole map as well as the legend.

Guiding Questions (The Service Environment)

On 20 March 2008, as a part of its ongoing review the Fulford Study Group

will focus on understanding the Service Environment.  Here are some issues and questions on which the Group would appreciate response.  Passages in italics are issues from the Group’s Terms of Reference:

1. What [new] facilities or services (e.g. [businesses, public space], sewage treatment) would be required to fulfill your vision?
2. What changes are necessary to address public safety and emergency services such as fire fighting, ambulance, and evacuation routes?
3. Consider the consumption of resources and energy, the supply and delivery of water, and the treatment of sewage [see also paper on Water and Waste-water approaches].  What infrastructure might be necessary to accomplish your vision of the village?
4. Understanding that the ferry terminal will not be moved to another location or closed, and that the final design of a new terminal clearly rests with BC Ferries, what recommendations would you make about the terminal in order to accomplish community goals?  Do you support the recommended design in the final report of the OCP Fulford Focus Group?
5. How much space will be required for parking, and where should that go? 
6. What is required to make the village become more pedestrian and bicycle friendly, and how should that be accomplished?
7. Should the village boundaries be changed in order to facilitate your vision of the village and the immediate surrounding area, and if so, how?  Do your responses to the above questions imply a change in the way we view the village boundaries?

 

 

Fulford Water Service Area Boundaries

The Fulford Water District/Capital Regional District have made this map available to the Fulford Study Group in digital format. The map immediately to the right shows the service boundaries of the Water District. These boundaries are different than the Village boundaries described in the Official Community Plan.  Note that the BC Ferries Terminal lies outside of the Water District. 

You can enlarge this map by placing your cursor over the map and clicking the left button. This will open another window with slide bars on the side and on the bottom. By moving these bars north-south and east-west you can see the whole map as well as the legend.

Working Paper #2 - Natural Environment

Fulford Village Study Group
Meeting of March 6th, 2008

Additions to: Understanding the Historical Geography

In discussion the following points were raised:

• Although there is provision for a Heritage Commission for Ganges in the 1998 OCP none has been formed to date.
• There is a need for some form of Historic Assets list for the village as a whole.
• There is provision under the Heritage Act to call for a temporary freeze (6 months to a year) on all development permits, while information is gathered in order to consider the implications of a Heritage Designation. James Bay was put forward as a good example of a local community where individual buildings had been designated as Heritage, rather than a whole district.
  

Concerns expressed:

• The need for Fulford to retain ownership of the concept of the “whole village”.
• The Heritage designation, if too particular (specific?) or bureaucratic, might stifle the
  village.
• That any decision re: Heritage should be enabling first and foremost.

Question to be answered:

1. Is there already provision in place to protect items/places of archeological importance
   within the Fulford village area?

Understanding the Natural Environment

General Agreement:

In terms of the environment, anything that affects Fulford should be within the purview
of the Study Group. Of particular concern were the effect of any development in Weston and Stowell Lake areas on the water supply of the village, and the health of Fulford Creek and Harbour. Also, it was recognized that any water supply development must be sustainable and nothave negative impacts on the watersheds.

All of the above underlined the need for baseline ecological studies of the Fulford area
watersheds and harbour before any decisions about further development could sensibly
be made.

The meeting shared the Focus Group’s concern over the problems of waste disposal by
live-aboards in the harbour. [NB: Johan Gerritsen offered to contact a friend who has been working on this problem elsewhere and report back]

Climate Change:
There was general agreement that, with the exception of the area in front of the Fulford
Inn, a worst-case scenario of a 2-metre sea level rise in 100 years would not adversely
affect any part of the Fulford area under discussion.

Water Supply:
John Rowlandson, speaking as Chair of the Fulford Water Board, said that the commitment to a proposed 20 housing units for seniors would leave the present supply in deficit, there being only an additional 10 units currently available. Forty percent of the water supply is currently believed to be lost due to leakage in the old system. In other districts where metering had been put in place consumption had gone down dramatically. Surface systems like Weston Lake are particularly vulnerable to contamination.

Energy:
Given the south facing, steeply sloping nature of Fulford solar potential should be considered.

Topography:
Planning, especially with regard to any proposed density transfers, should take into consideration vegetation and topography of the village. Voiced from the floor that density transfers should not be on the table for Fulford, given information already received. The focus in Fulford should shift to preserving what we have.

Viewscapes:
Voiced from the floor that there was a need to protect not just the view of Fulford Harbour but the also the view out from the village.

Zoning:
The group does not yet have all the information it needs regarding zoning.

Overall conclusion:
Discussion again underlined the need to identify what our natural assets are as a community and accept that they are finite.

Margaret Day, John Moore, Ron Bain
13 March 2008

Fulford Maps - OCP Map

The Trustees have made a number of maps available in digital format to the Fulford Study Group. The map immediately to the left shows the Fulford Village boundaries that appear in the Official Community Plan . You can enlarge all of these maps by placing your cursor over the map and clicking the left button. This will open another window with slide bars on the side and on the bottom. By moving these bars north-south and east-west you can see the whole map as well as the legend.

Fulford Maps - Zoning Map

The Trustees have made a number of maps available in digital format to the Fulford Study Group. The map immediately to the left is a a Zoning map of Fulford Harbour. This is a a map of the local area that indicates current zoning designations. You can enlarge all of these maps by placing your cursor over the map and clicking the left button. This will open another window with slide bars on the side and on the bottom. By moving these bars north-south and east-west you can see the whole map as well as the legend.

Fulford Maps - Cadastral Map

The Trustees have made a number of maps available in digital format to the Fulford Study Group. The map immediately to the left is a a Cadastral map of Fulford Harbour. This is a legal map for recording title to a property. The map indicates legal boundaries and the ownership of the property.  You can enlarge all of these maps by placing your cursor over the map and clicking the left button. This will open another window with slide bars on the side and on the bottom. By moving these bars north-south and east-west you can see the whole map as well as the legend.

Fulford Maps - Ortho Map

The Trustees have made a number of maps available in digital format to the Fulford Study Group. The map immediately to the left is an Aerial map of Fulford Harbour. This map has had Village lots and boundaries laid over top (in red). You can enlarge all of these maps by placing your cursor over the map and clicking the left button. This will open another window with slide bars on the side and on the bottom. By moving these bars north-south and east-west you can see the whole map as well as the legend.

Considering the Built Environment - Questions to Guide our Discussion (13 March)

On 13 March 2008, as a part of its ongoing review the Fulford Study Group will focus on understanding the Built Environment. To keep it simple - let us look at the existing village and changes to the village boundaries separately for now.

 Fulford Village Issues

What is in Fulford now and what can be changed without expansion (note: italicized items are part of terms of reference).

 1.   What facilities or services (e.g. senior’s or affordable housing, sewage treatment, multifamily dwellings) would be required to fulfill your vision?

2.   How can we leverage existing community assets to support a more livable community?

3.   How can we provide additional facilities and still protect the character and form of the village?

4.   What is the potential expansion of the housing capacity within the village using existing zoning requirements? Should the existing R8 zoning be changed to allow other forms of housing that would respect the existing character and public space in Fulford?

5.   If there is no increase in population do you need more services? (Is Fulford adequately serviced today?)

6.   How much commercial activity, and of what kind should be taking place? Even if there is no expansion and no additional zoned commercial land within Fulford, what demands will the expansion of population in the south area of the island produce for expanded commercial services (e.g. a health clinic, pharmacy, computer repair…)?

7.   What industrial activity might be acceptable?

8.   What role does agriculture play in your vision of the village? Is there space for gardens and possibly a community garden?  Should we consider recommending any swaps of residential for ALR land?

9.   What is required to make the village become more pedestrian and bicycle friendly and how should that be accomplished (e.g. walkways, speed bumps, how can we open old trails and maintain existing ones?)

Fulford Village expansion issues

·      Should the village boundaries be changed in order to facilitate your vision of the village and the immediate surrounding area, and if so, how?

·      What other buildings, assets, parks, that are outside Fulford Village  do you consider to be a part of Fulford Village?

Fulford Build Out Data

Trustees Peter Lamb and George Ehring have developed Fulford-specific data about the build-out potential within the existing Village boundaries. The Table was developed by Peter Lamb and George Ehring's calcuations and explanatory notes follow. Our thanks to both Trustees for taking on these focused research tasks!

George Ehring's Notes:  Calculating Actual Build-out

Within the current Fulford Village designation and boundary:
108 existing lots (including a portion of a split zoned lot that only has a small portion in the village area)
10 lots currently show no residential improvements
10 of these lots have subdivision potential, and all of them are in the R8 zone
20 new lots may be created through subdivision if all lots are connected to a community water system (0.4ha minimum average lot size)
12 new lots may be created through subdivision if all lots are serviced by wells (0.6ha minimum average lot size)
7 existing lots are large enough to permit a seasonal cottage
  
One aspect of this:

There are 108 lots, ten of which have no residences, so there are 98 dwellings in the village.
 
10 of the 108 could be subdivided, into a range of 12-20 lots depending on the water source.  None of those could have a cottage.  So we could have between 120 and 128 lots within the current boundaries.
 
And a little wrinkle:
 
Multi-family and duplexes are not permitted in Fulford under the current R8 and R zoning. There are a few lots which are zoned C1 or a variant of C1 which permits 1 dwelling unit that is accessory to a commercial use. The one property which is zoned CA2 also allows only one dwelling unit accessory to commercial accommodation, restaurant, or marina use. In any case, Section 3.11.1 of Bylaw No. 355 states that no more than one dwelling unit is permitted per lot unless otherwise specified.

Peter Lamb's Calculations:

Considerations when interpreting this table: 

The numbers in my table  were based on an area that was slightly less than the Fulford Village designation in the OCP which would have increased the number of lots by 6 to 114 and, assuming all are currently built on, increased the Main Dwelling Units by 6 to 104. I will have this checked but the number of residences still allowed without subdivision remains at about 10. I have also included in my table an estimate of 7 accessory dwelling units associated with commercial and industrial zones, where permitted under existing zoning. Table assumes one residence per commercial and industrial parcel (where allowed).

Residential Build Out estimates for Fulford Village (Existing Village Boundary)
	Lots		Main		Seas	Acc	TOT
		%	Dwell. Units	%	Cott	DUs		%
Existing	108	84%	98	77%			98	69%
Allowed without subdivision	na		10	8%	7	7	24	17%
Sub-total	108	84%	108	84%	7	7	122	86%
Allowed with further subdivision
(a) w/individual wells	12		12		0	0	12
(b) on FWD system	20	16%	20	16%	0	0	20	14%
Total (a)	120		120		7	7	134
Total (b)	128	100%	128	100%	7	7	142	100%