Adventure Tourism Intensive Use Sites MANAGEMENT PLAN ACCEPTED BY: FILES #: 1413906 1413905 LICENSES #: 112857 112905 DATE: April 25, 2018 SIGNED on behalf of HER MAJESTRY THE QUEEN IN THE RIGHT OF THE PROVINCE OF BRITISH COLUMBIA by Crown land Adjudication, Ministry of Forests, Lands, Natural Resource Operations and Rural Development, authorized representative of the minister responsible for the Land Act The signature of the Province s authorized representative is solely for the purpose of acknowledging the Province s acceptance of this document as the Tenure Management Plan for the purposes of the Licenses and does not represent a certification by the Province or its signatory of any factual content of acceptance of professional responsibility by the Province s signatory for any advice or analysis contained in this document. Authorized Signature Print Name Crown Land Adjudication Ministry of Forests, Lands, Natural Resource Operations and Rural Development SIGNED on behalf Clayoquot Wilderness Resort Ltd by a duly authorized signatory: Authorized Signatory Print Name containing 40 pages (including this page) 1 Clayoquot Wilderness Resort Ltd.
Table of Contents EXECUTIVE SUMMARY. 3 1.0 INTRODUCTION 5 1.1 General Overview of the Business 5 1.1.1 Nature and Type of Tenure 6 1.2 Proponent 7 1.2.1 Corporate Summary 7 2.0 GENERAL DESCRIPTION OF OPERATING AREA. 8 2.1 Location, Access and Historical Perspective.. 8 2.2 Description of License Area... 8 3.0 DESCRIPTION OF IMPROVEMENTS / USES WITHIN TENURE AREA. 9 3.1 Description of Activities 9 3.2 Improvements 9 4.0 HAZARDS AND SAFETY PLAN.. 35 5.0 IMPACTS ON OTHER USERS. 36 5.1 Public Use and Access 36 5.2 Resource and Industrial Interests.. 36 5.3 Other Commercial or Public Recreation Interests 36 6.0 ENVIRONMENTAL ASSESSMENT OVERVIEW. 38 7.0 FIRST NATIONS INTERESTS AND VALUES.. 39 8.0 BUSINESS / MARKETING.. 40 9.0 ECONOMIC BENEFITS... 40 2 Clayoquot Wilderness Resort Ltd.
EXECUTIVE SUMMARY Clayoquot Wilderness Resort (CWR) is an existing adventure tourism company and has been operating for approximately 18 years. CWR holds three separate Crown land tenures, including an Adventure Tourism tenure as well as two licenses (a foreshore tenure and a filled foreshore tenure) all of which are related to their wilderness resort facility at the head of Bedwell Sound, north of the community of Tofino, along the west coast of Vancouver Island. The company is now requesting an amendment and a replacement of their two foreshore tenures for a 30 year term. The company has two existing foreshore tenures for the purpose of miscellaneous resort facilities, which were issued in 2008 for a 10 year term. Since the tenures were issued, the company has constructed a number of improvements, both within the tenure area, and on adjacent Crown filled foreshore. CWR now wishes to amend their existing tenures to incorporate those areas where improvements have been constructed outside of the tenure area, as well as amalgamating both licenses into one tenure and replacing the tenure for a further 30 year term. In support of its application for amendment and replacement for their existing tenure agreements, CWR has prepared an updated management plan, which outlines the company s use of the tenure area, a description of the operating area and recreation activities, and an outline of other resource, commercial recreation, public recreation as well as environmental values and uses within the tenure area Management Plan Highlights The following management plan incorporates a number of key highlights: All of the mapping illustrated in the management plan has been updated to reflect the current tenure boundary, the area requested for inclusion in the tenure agreement and location of all improvements within the existing and proposed tenure area CWR s amendment application is to incorporate additional areas into their existing tenure area where improvements have been placed outside of the tenure area boundary. As no new development is proposed within the areas being incorporated into the existing tenure area, no environmental assessment has undertaken. CWR`s tenure areas overlaps the traditional territory and lands of the Ahousaht First Nation. The company appreciates that their activities may impact existing First Nations rights, title, interests and values, and to that end, the company is interested in working with First Nations through a cooperative sense of sharing. The company appreciates its use of the 3 Clayoquot Wilderness Resort Ltd.
land is not exclusive and is keen to work in a manner that benefits all parties that have an interest in this land. CWR recognizes that First Nation peoples are interested in opportunities arising from tourism and recreation developments within their Traditional Territory, and to that end, it remains open and willing to develop community protocols and agreements that outline how those opportunities can be implemented in an effective and meaningful way. In summary, CWR is committed to conducting business in a manner that demonstrates high ethical standards and efforts to be a good corporate citizen. By working with First Nations, various government (federal, provincial, and local) agencies, other tourism operators and public recreation users, the company seeks to ensure that its operations are sustainable for the long term and reflects British Columbia s unique ability to be the world leader of this type of tourism This management plan was prepared by DON VANDERHORST CONSULTING LTD, on behalf of Clayoquot Wilderness Resort Ltd 4 Clayoquot Wilderness Resort Ltd.
1.0 Introduction This Tenure Management Plan (TMP) has been prepared for Clayoquot Wilderness Resort Ltd (CWR) for submission to the Ministry of Forests, Lands, Natural Resource Operations and Rural Development (FLNRORD). CWR holds three separate Crown land tenures, including an Adventure Tourism tenure, as well as two licenses (a foreshore tenure and a filled foreshore tenure) all of which are related to their wilderness resort facility at the head of Bedwell Sound, north of the community of Tofino, along the west coast of Vancouver Island (Figures 2 1 and 2 2). The company is now requesting an amendment and a replacement, of their two foreshore tenures for a 30 year term. CWR is an existing adventure tourism company and has been operating for approximately 18 years. The company has two existing foreshore tenures for the purpose of miscellaneous resort facilities, which were issued in 2008 for a 10 year term. Since the tenures were issued, the company has constructed a number of improvements, both within the tenure area, and on adjacent Crown foreshore. CWR now wishes to amend their existing foreshore tenures to incorporate those areas where improvements have been constructed outside of the tenure area, as well as amalgamating the two licenses into one tenure agreement and replacing the tenure for a further 30 year term. The following management plan outlines CWR s use of its two foreshore license areas, a description of the operating areas and recreation activities, and an outline of other resource, commercial recreation, public recreation and environmental values and uses within its operating area licenses and the areas proposed for inclusion within the tenure area. 1.1 General Overview of the Business CWR is a luxury tented camp facility, comprised of 26 opulently appointed luxury prospector tents as accommodation. CWR offers a very unique, allinclusive, eco-safari, wilderness vacation experience for their international clientele (made up primarily of Canadian, US, European and South American guests). Focusing on environmental and cultural stewardship within the Unesco designated biosphere, the all-inclusive packages include transfers to and from the resort, all guided activities (Ahousaht Cultural education programs, open ocean fishing, fly fishing, wilderness/wildlife viewing safari by boat, ocean and river kayaking, stand up paddle boarding, fresh water Canoeing, surfing excursions, hiking, climbing, horseback riding and heli adventures) as well as luxury tented accommodation, world class dining and food and beverage, spa services, and a gym etc. 5 Clayoquot Wilderness Resort Ltd.
The company has a number private holdings at the head of Bedwell Sound, where their facility is located. In addition to their private land, CWR has an existing Adventure Tourism tenure where it conducts a number of guided tours on Crown land, as outlined above, as well as two foreshore licenses which are defined as Intensive Uses to support the activities within the main AT tenure area, as well as activities on CWR s private holdings. 1.1.1 Nature and Type of Tenure CWR has two existing license agreements (see Figures 2 5, 6 & 7): File 1413906 this a 10 year license agreement over Crown land (filled foreshore) for miscellaneous resort activities, effective January 1, 2008. The license area is comprised of (see Figure 2 5) approximately 0.33 ha. File 1413905 this a 10 year license agreement over Crown foreshore for miscellaneous resort activities, effective January 1, 2008. The license area is comprised of two separate foreshore areas (see Figures 2 6 & 7) covering 2.539 ha. CWR is requesting that the two licenses be amended and amalgamated into a one license area (Intensive Use Site, pursuant to the Adventure Tourism Policy) for a new long term tenure. The intent is to establish File 1413905 as the parent tenure, and amalgamate all of the area within File 1413906, both existing and proposed, into File 1413905. File 1413906 this existing license is comprised of filled foreshore, situated between DL 451 (privately held by CWR) and Crown foreshore held under File 1413905. CWR is now requesting to amend the license area and it expand it from 0.33 ha to 1.48 ha to incorporate additional Crown filled area and Crown foreshore area, where the company has placed a number of improvements for their wilderness recreation facility. By amending the license area to incorporate the additional filled and foreshore areas, CWR will then be able to bring all of their activities on Crown land into an approved tenure area. In addition to requesting an expansion to the existing license area, CWR is also requesting approval to place additional rock rip rap along the west shoreline of the Bedwell River (see Figure 2 5). Recently, the river in this location has started to erode the bank (where no rip rap has been placed), and CWR now wishes to extend the existing rip rap a further 10 m (approximately) along the shoreline of the river in this area to ensure that further erosion of the upland area does not occur. The placement of new rip rap 6 Clayoquot Wilderness Resort Ltd.
would be an extension of the existing rip rap that is currently in place in this area File 1413905 this existing license is comprised of two separate foreshore areas. The first area is situated at the mouth of Bedwell River, adjacent to the filled area (File 1413906). CWR wishes to reduce the original license area by 0.21 ha, leaving a remainder of 623 sq. m. In addition, the company is requesting approval to add in approximately 0.25 ha along the west shore of Bedwell Sound, where the Bedwell River enters the sound. The southern portion of File 1413905 is the main dock facility (boat and float plane) where CWR s guests and staff access the resort. The total foreshore area within the existing license area is approximately 1.93 ha. CWR is proposing to delete 0.91 ha from the current license area, while at the same time, requesting approval to incorporate an additional 0.59 ha into the license area for a total license area of 1.61 ha. 1.2 Proponent CWR is a BC incorporated company and is based out of Tofino, BC. 1.2.1 Corporate Summary Incorporation Number #BC0579315 Business Address P.O. Box 130 Tofino, BC V0R 2Z0 7 Clayoquot Wilderness Resort Ltd.
2.0 General Description of the Operating Area 2.1 Location, Access and Historical Perspective CWR is situated at the head of Bedwell Sound, along the west coast of Vancouver Island, north of the community of Tofino (Figure 2 1). Access to CWR is by boat or float plane. There is no road access to the resort. There is a trail access from Strathcona Provincial Park to the head of Bedwell Sound which includes a section of trail that crosses through CWR s private holdings. Historic Perspective CWR is solely owned and operated by the Genovese family trust since 2000. Over the last 18 years, the company has created a luxury tented camp facility that offers a wide range of wilderness recreational activities. The company has a number of private holdings at the head of Bedwell Sound, and has secured a number of Crown land tenures to offer various guided recreational activities both on the ocean and on the land surrounding their private property in this location. 2.3 Description of License Area The Crown land that CWR currently occupies for its resort facility is a combination of filled foreshore and foreshore areas adjacent to their private holdings. 8 Clayoquot Wilderness Resort Ltd.
3.0 Description of Improvements 3.1 Description of Activities The two existing license areas (foreshore and filled areas) have been developed to support the overall operation of the resort. The first existing license area (File 1413906) is comprised of filled foreshore. The current application includes additional filled area as well as foreshore areas. The filled area, both that portion within the existing license, and what is being applied for at this time, is adjacent to CWR s private property (DL 451) and forms the main part of the resort where offices, accommodation and related services are provided. The second license area (File 1413905) is comprised of two separate foreshore sites. The northern portion is situated near the mouth of the Bedwell River and was originally created as the main dock facility for the resort (boats and float planes). The main dock has now been relocated to the southern portion of File 1413905. The southern section of the license is the main dock that provides access to the resort for boats and floatplanes. 3.2 Improvements The majority of improvements that comprise the resort are situated on private land (DL 451), a portion of which is a narrow strip of land that is situated between Bedwell River to the east and a tidal slough to the west as well as adjacent Crown land (Figure 2 5). There are also a number of improvements situated south of the main facility (Figure 2 5). The improvements are comprised of guest accommodation (luxury tents with running water, outdoor showers and toilets) linked by all cedar boardwalks, a fully serviced dining room and separate lounge with expansive outdoor cedar walkways and patios, guest toilets and dining tents, separate management office buildings with adjacent management accommodation, a day barn with attached management accommodation as well as a fitness studio. All areas and buildings have running water and toilets feeding into septic treatment tanks and primary Bio wheel wastewater treatment system. The two existing license areas, as well as the areas to be added to the license area, include a number of existing improvements. In terms of File 1413906, which is a small filled area adjacent to the south boundary of DL 451, the improvements situated on both the foreshore and filled areas to be added to the license area are comprised of guest accommodation (luxury tents with running water, outdoor showers and toilets) linked by all cedar boardwalks, Fully serviced dining room and separate lounge with 9 Clayoquot Wilderness Resort Ltd.
expansive outdoor cedar walkways and patios, guest toilets and dining tents, separate management office buildings with adjacent management accommodation, Day barn with attached management accommodation and fitness studio. All areas and buildings have running water and toilets feeding into septic treatment tanks and primary bio wheel wastewater treatment system. For File 1413905, which is comprised of two separate foreshore areas, there are a number of improvements situated within the existing license areas, as well as those areas to be added to the tenure area. Within the northern portion of File 1413905, adjacent to File 1413906, the improvements include a bridge over the tidal slough, adjacent to the mouth of the Bedwell River, as well as the remnant of an old pier structure (Figure 2 18), which was part of the original dock and wharf facility for the resort. The old pier structure is no longer needed, and CWR has committed to removing this structure by December 31, 2019. For the area to be added to this license area (south of the bridge along the west bank of the Bedwell River, the improvements include guest accommodation (luxury tents with running water, outdoor showers and toilets) all linked by cedar boardwalks. In the southern portion of File 1413905, the improvements include a wharf and dock facility, as well as the anchor facility for the zip line operation and a log boom to protect the wharf and dock. CWR is requesting that approximately 0.9 ha of the existing license area be deleted as it is longer required. However, within the foreshore area to be deleted from the license area is an old dock bulkhead (Figure 2 22). This facility is no longer required, and CWR has committed to removing this structure from the foreshore area by December 31, 2019. In addition to the improvements noted above, there is a road that connects the southern portion of License 1413905, and continues north through the filled foreshore area within License 1413906 as well as the additional filled area that CWR is applying for (Figure 2 5). This road eventually continues through DL 451 and provides access to Crown land beyond. CWR is committed to allowing access (non-mechanized) for public recreation users along this road that crosses its private land and through its license areas, to access Strathcona Provincial Park (to access the park from Bedwell Sound or to exit the park through CWR s facility). CWR is not, however, supportive of providing access across its privately held lands for resource or industrial activities to access Crown land beyond the resort area. 10 Clayoquot Wilderness Resort Ltd.
Figure 2 1: General Location Map 11 Clayoquot Wilderness Resort Ltd.
Figure 2 2: Location of Application Areas 12 Clayoquot Wilderness Resort Ltd.
Figure 2 3: Aerial image of the head of Bedwell Sound 13 Clayoquot Wilderness Resort Ltd.
Figure 2 4: View of CWR Location at the head of Bedwell Sound 14 Clayoquot Wilderness Resort Ltd.
Figure 2 5: Existing License Area (1413906) and areas to be added to existing license area, plus location of improvements as well as location of proposed location for placement of additional rip rap 15 Clayoquot Wilderness Resort Ltd.
Figure 2 6: Northern portion of existing License Area (1413905) illustrating the area to be deleted from File 1413905 as well as the area to be added to the license area 16 Clayoquot Wilderness Resort Ltd.
Figure 2 7: Southern portion of existing License area (1413905), illustrating the foreshore area to be deleted from the license as well as the area to be added to the tenure area. 17 Clayoquot Wilderness Resort Ltd.
Figure 2 8: View of the CWR, looking north toward DL 451 and Bedwell River to the right. The filled foreshore area (File 1413906) is the grass area to the right of the bridge in the left side of the photo, including the large building to the right. The foreshore area (File 1413905) is the water area, in the foreground, that includes the mouth of Bedwell River before it enters Bedwell Sound. 18 Clayoquot Wilderness Resort Ltd.
Figure 2 9: Aerial view of DL 451 and the Crown filled area, looking south (see Figure 2 4). The filled area (File 1413906) is the grass area at the top of the photo. This image illustrates the various improvements situated on either of DL 451 that are either on foreshore areas or on filled foreshore areas, as shown on Figure 2 5. 19 Clayoquot Wilderness Resort Ltd.
Figure 2 10: Filled area (west of DL 451), adjacent to tidal slough, looking south 20 Clayoquot Wilderness Resort Ltd.
Figure 2 11: Filled Area (west of DL 451) with improvements, adjacent to tidal slough, looking south 21 Clayoquot Wilderness Resort Ltd.
Figure 2 12: Filled Area to the right (west of DL 451) with improvements, adjacent to tidal slough, looking north 22 Clayoquot Wilderness Resort Ltd.
Figure 2 13: Filled Area and road (west of DL 451) with improvements, adjacent to tidal slough (on the left), looking north 23 Clayoquot Wilderness Resort Ltd.
Figure 2 14: Walkway and Tent platforms (partially on foreshore areas) along the east boundary of DL 451) 24 Clayoquot Wilderness Resort Ltd.
Figure 2 15: Tent Platforms situated partially on foreshore areas, along the east boundary of DL 451, adjacent to Bedwell River, looking south 25 Clayoquot Wilderness Resort Ltd.
Figure 2 16: Accommodation Tents, situated on Crown filled foreshore, along the west side of the Bedwell River, near the top end of Bedwell Sound (see Figure 2 6) 26 Clayoquot Wilderness Resort Ltd.
Figure 2 17: Tent Platforms situated on filled foreshore area, along the west side of Bedwell River, looking north (see Figure 2 6). 27 Clayoquot Wilderness Resort Ltd.
Figure 2 18: View of the remnant of the old Pier Facility (right side of photo) adjacent to existing bridge. 28 Clayoquot Wilderness Resort Ltd.
Figure 2 19: Foreshore Area (southern portion of File 1413905) along the west side of Bedwell Sound (Figure 2 6), looking north 29 Clayoquot Wilderness Resort Ltd.
Figure 2 20: Foreshore License Area (File 1413905), looking west toward the boat and floatplane dock. 30 Clayoquot Wilderness Resort Ltd.
Figure 2 21: Area to be added into Foreshore License Area (File 1413905) to accommodate the log boom improvement see Figure 2 6. 31 Clayoquot Wilderness Resort Ltd.
Figure 2 22: Old Dock Bulkhead Facility (situated in the center of the photo) 32 Clayoquot Wilderness Resort Ltd.
Figure 2 23: Area for additional rock rip rap looking north along the west shore of Bedwell River 33 Clayoquot Wilderness Resort Ltd.
Figure 2 24: Proposed rip rap area the effects of recent erosion are visible in the foreground. 34 Clayoquot Wilderness Resort Ltd.
4.0 Hazards and Safety Plan CWR operates in a manner that is in accordance with its operating guidelines. CWR is registered with WorkSafe BC and its operations are in compliance with WorkSafe BC regulations. 35 Clayoquot Wilderness Resort Ltd.
5.0 Impacts on Other Users 5.1 Public Use and Access There is minimal public use in this area. There is some public use which occurs each summer, when recreation users wanting to exit Strathcona Park, or wanting to access the park from this area, will use the road through CWR s private property, and their license area, for access purposes. No public use occurs in the license area other than use of the road. BC Parks has requested that CWR permit public use of the access route (road) that connects Strathcona Provincial Park and Bedwell Sound (see Figure 5 1). Specifically, BC Parks is requesting that CWR allow public use of the road to cross DL 517 and 451 (CWR s private holdings) to order to reach the trail adjacent to DL 693 and 694, which provides access to the trail that accesses Strathcona Park. While CWR is not opposed to allowing public access (non mechanized) across their private holdings for the purposes outlined above, CWR does want to ensure that their support for public access does not conflict or cause a congestion at their wharf along the west side at head of Bedwell Sound during the peak tourist season, including potential liability concerns from external (public) users at their wharf and dock facility. 5.2 Resource and Industrial Users There are no resource, industrial or guide outfitter/trapper uses within the existing license areas, or those areas which CWR is applying for. 5.3 Other Commercial or Public Recreation Interests There are no known other commercial (Adventures Tourism) tenures within the company s tenure area. 36 Clayoquot Wilderness Resort Ltd.
Figure 5 1: Public Access Route between the head of Bedwell Sound and Strathcona Provincial Park 37 Clayoquot Wilderness Resort Ltd.
6.0 Environmental Assessment Overview CWR s amendment application is to incorporate additional areas into their existing tenure area where improvements have been placed outside of the tenure area boundary. As no new development is proposed within the areas being incorporated into the existing tenure area, no environmental assessment has undertaken. However, CWR is also requesting authorization for the placement of rip rap along a short section of the west shoreline of the Bedwell River, where recent erosion by the river is impacting the adjacent upland and existing improvements situated on the property. If required, CWR is prepared to provide an environmental assessment overview to outline any potential impacts and possible mitigation measures arising from the placement of the rip rap along the shoreline of the river. 38 Clayoquot Wilderness Resort Ltd.
7.0 First Nations Interests and Values CWR s tenure area lies within the Ahousaht First Nation s traditional territories. The Ahousaht First Nation is a member of the Nuu chah nulth Tribal Council. The company appreciates that their activities may impact existing First Nations rights, title, interests and values, and to that end, the company is interested in working with First Nations through a cooperative sense of sharing. The company appreciates its use of the land is not exclusive and is keen to work in a manner that benefits all parties that have an interest in this land. CWR recognizes that First Nation peoples are interested in opportunities arising from tourism and recreation developments within their Traditional Territory, and to that end, it remains open and willing to develop community protocols and agreements that outline how those opportunities can be implemented in an effective and meaningful way. CWR marketing initiatives are focused on regional economic development through international awareness of Wilderness adventure tourism within our region, enhancement of our environment and its indigenous First Nation culture. We work closely together with Ahousaht First Nation peoples, Environmental sustainable initiatives (Tofino Beach cleanup, Department of fisheries and Oceans Bedwell River Salmon enhancement projects, TNC Canada Emerald Edge project and Friends of Strathcona) to name a few. 39 Clayoquot Wilderness Resort Ltd.
8.0 Business / Marketing Plan CWR has operated since the year 2000 as an annual seasonal operation (May thru September) and the company is in compliance with its existing tenure agreement. CWR marketing initiatives are focused on regional economic development through international awareness of Wilderness adventure tourism within our region, enhancement of our environment and its indigenous First Nation culture. We work closely together with Ahousahat First Nation peoples, Environmental sustainable initiatives (Tofino Beach clean-up, Department of fisheries and Oceans Bedwell River Salmon enhancement projects, TNC Canada Emerald Edge project and Friends of Strathcona) to name a few. Luxury tented camping and wilderness tourism has been a rapidly growing economy in recent years. In 2017 alone CWR business grew by an astounding 65% over 2016. Due to our aggressive marketing initiatives within our key market (USA) while expanding our initiatives into Europe and the UK we anticipate an additional 45% growth in 2018 as these markets look to Canada as a safe destination. 9.0 Economic Benefits CWR has always been a primary economic driver for the region. With Tofino being the primary hub for all of our Resort based business the local economic benefits for Tofino remains exceptional. CWR prides itself in promoting business through our local First Nations peoples, fisherman, farmers, growers and suppliers. CWR has been a benchmark for luxury accommodation within the region for 18 years. We are proud to have been looked upon as an industry leader while being fashioned after by other up and coming Hoteliers to develop similar businesses within the region. Further enhancing regional economic benefits. 40 Clayoquot Wilderness Resort Ltd.