REGULAR AGENDA - Regional District of North Okanagan
REGULAR AGENDA - Regional District of North Okanagan
REGULAR AGENDA - Regional District of North Okanagan
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REGIONAL DISTRICT OF NORTH OKANAGAN<br />
ELECTORAL AREA ADVISORY COMMITTEE MEETING<br />
Thursday, June 6, 2013<br />
2:00 pm<br />
<strong>REGULAR</strong> <strong>AGENDA</strong><br />
A. APPROVAL OF <strong>AGENDA</strong><br />
1. Regular Agenda – June 6, 2013<br />
(Opportunity for Introduction <strong>of</strong> Late Items)<br />
(Opportunity for Introduction <strong>of</strong> Late Items – In Camera Agenda)<br />
RECOMMENDATION 1<br />
That the Agenda <strong>of</strong> the June 6, 2013 Electoral Area Advisory Committee meeting be<br />
approved as presented.<br />
B. ADOPTION OF MINUTES<br />
1. Electoral Area Advisory Committee – May 9, 2013<br />
RECOMMENDATION 2 Page 1<br />
That the minutes <strong>of</strong> the May 9, 2013 Electoral Area Advisory Committee Meeting be<br />
adopted as circulated.<br />
C. PETITIONS AND DELEGATIONS<br />
1. Vernon / <strong>North</strong> <strong>Okanagan</strong> Safe Communities Unit<br />
- Report dated May 28, 2013<br />
- May Speed Watch Report<br />
RECOMMENDATION 3 Page 7<br />
That the report dated May 28, 2013 from the Vernon / <strong>North</strong> <strong>Okanagan</strong> Detachment<br />
– Safe Communities Unit be received for information.<br />
2. Rezoning Application<br />
- Guild, J & L (File No. 13-0104-E-RZ)<br />
- See Item E-2 Page 70<br />
3. South Sub Area Owners Group (Pusey, D)<br />
- Delegation Request Form (Page 11)<br />
- South East Sector- South Sub Area- Spallumcheen BC-Traffic Review Page 12<br />
- See Item G.1 Page 142
Electoral Area Advisory Committee<br />
Agenda – Regular - 2 - June 6, 2013<br />
4. Interior Health Authority Holding Tank Permit Issuance Policy HP-HE-100<br />
- Hesketh, Courtney (Team Leader, Infrastructure Programs)<br />
- See Item G.2<br />
D. UNFINISHED BUSINESS<br />
1. <strong>Regional</strong> Agricultural Plan - Draft Terms <strong>of</strong> Reference<br />
- Letter dated April 15, 2013<br />
FOR DISCUSSION Page 39<br />
E. NEW BUSINESS<br />
1. Agricultural Land Commission Application<br />
- Hatfield, A and Richards, K (File No. 13-0068-F-ALR)<br />
- Staff report dated April 15, 2013<br />
RECOMMENDATION 4 Page 58<br />
That it be recommended to the Board <strong>of</strong> Directors, the application <strong>of</strong> Ann Hatfield<br />
and Keith Richards under Section 21(2) <strong>of</strong> the Agricultural Land Commission Act<br />
which proposes to subdivide the property legally described as That Part NW 1/4, Sec<br />
27, Lying to the West <strong>of</strong> the Right Bank <strong>of</strong> the Shuswap River as Shown on Plan<br />
B17102, Twp 18, R7, W6M, KDYD, Except Plan 34054 and located at 1866 Enderby<br />
Mabel Lake Road, Electoral Area “F” be authorized for submission to the Agricultural<br />
Land Commission, subject to inclusion <strong>of</strong> the portion <strong>of</strong> the property which is not<br />
located within the Agricultural Land Reserve.<br />
2. Rezoning Application<br />
- Guild, J & L (File No. 13-0104-E-RZ)<br />
- Staff report dated April 26, 2013<br />
RECOMMENDATION 5 Page 70<br />
That Rezoning Bylaw No. 2591, 2013 which proposes to rezone the property legally<br />
described as Lot 3, Sec 24, Twp 57, ODYD, Plan 33142 and located at 49 Pine<br />
Road, Electoral Area “E”, from the Non-Urban (N.U) zone to the Country Residential<br />
(C.R) zone be given First and Second Readings and referred to a Public Hearing.<br />
3. Agricultural Land Commission Application<br />
- Krause, A & K (File No. 13-0101-F-ALR)<br />
- Staff report dated April 29, 2013<br />
RECOMMENDATION 6 Page 80<br />
That it be recommended to the Board <strong>of</strong> Directors, the application <strong>of</strong> Alan and Kim<br />
Krause under Section 20(3) <strong>of</strong> the Agricultural Land Commission Act to place a<br />
second residence for family farm help on the property legally described as The<br />
Fractional SW 1/4 <strong>of</strong> Sec 29, Twp 19, R8, W6M, KDYD, Including All Timber<br />
Thereon and located at 7261 Highway 97A, Electoral Area “F” be supported and the<br />
Building Inspector be authorized to issue a Building Permit for the proposed<br />
residence.
Electoral Area Advisory Committee<br />
Agenda – Regular - 3 - June 6, 2013<br />
4. Electoral Areas “D” and “E” Official Community Plan – Genetically Modified<br />
Organisms (GMOs)<br />
RECOMMENDATION 7<br />
That it be recommended to the Board <strong>of</strong> Directors that staff be directed to prepare<br />
bylaw amendments to incorporate the matter <strong>of</strong> Genetically Modified Organisms<br />
(GMOs) into the Electoral Areas “D” and “E” Official Community Plan.<br />
5. Bylaw No. 2332 - Official Community Plan Electoral Area “F”<br />
Bylaw No. 2333 - Rezoning<br />
- TILLAART, Tony c/o RABE, Michael (File No. 07-0985-F-OR)<br />
- Staff report dated April 8, 2013<br />
FOR DISCUSSION Page 89<br />
F. REPORTS<br />
1. Advisory Planning Commission Meetings<br />
RECOMMENDATION 8 Page 140<br />
That the minutes <strong>of</strong> the following Advisory Planning Commission meetings be<br />
received for information:<br />
a. Electoral Area “B” APC – May 29, 2013 (to be distributed at meeting)<br />
b. Electoral Area “C” APC – May 29, 2013 (to be distributed at meeting)<br />
c. Electoral Area “E” APC – May 27, 2013 (to be distributed at meeting)<br />
d. Electoral Area “F” APC – May 13, 2013<br />
2. General Manager’s Report<br />
G. BUSINESS ARISING FROM DELEGATIONS<br />
1. Official Community Plan Amendment Bylaw No.2012 – South Sub Area -<br />
Southeast Sector, Spallumcheen, BC<br />
- Letter dated March 21, 2013<br />
- Staff report dated January 28, 2013<br />
Page 142<br />
2. Interior Health Authority Holding Tank Permit Issuance Policy HP-HE-100<br />
- Hesketh, Courtney (Team Leader, Infrastructure Programs)<br />
H. ADJOURNMENT
Electoral Area Advisory Committee<br />
Agenda – Regular - 4 - June 6, 2013
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item B.1<br />
REGIONAL DISTRICT OF NORTH OKANAGAN<br />
MINUTES <strong>of</strong> a <strong>REGULAR</strong> meeting <strong>of</strong> the ELECTORAL AREA ADVISORY COMMITTEE held<br />
in the Board Room at the <strong>Regional</strong> <strong>District</strong> Office on Thursday May 9, 2013<br />
Members: Director B. Fleming Electoral Area “B” Chair<br />
Director R. Fairbairn Electoral Area “D” Vice Chair<br />
Director M. Macnabb Electoral Area “C”<br />
Director E. Foisy Electoral Area “E”<br />
Director J. Pearase Electoral Area “F”<br />
Staff: L. Mellott General Manager, Electoral Area Administration<br />
R. Smailes General Manager, Planning and Building<br />
A. Kittel <strong>Regional</strong> Growth Strategy Coordinator<br />
C. Elley Clerk (taking minutes)<br />
Others: Director P. Nicol City <strong>of</strong> Vernon (Board Chair)<br />
R. Morgan <strong>Regional</strong> Crime Prevention Coordinator, City <strong>of</strong> Vernon<br />
Public<br />
RCMP<br />
CALL MEETING TO ORDER<br />
The chair called the meeting to order at 2:10 p.m.<br />
APPROVAL OF <strong>AGENDA</strong><br />
Regular Agenda – May 9, 2013<br />
Moved and seconded by Directors Macnabb and Pearase<br />
That the Agenda <strong>of</strong> the May 9, 2013 Electoral Area Advisory Committee meeting be approved<br />
with the following amendments:<br />
- Addition <strong>of</strong> In Camera matter under Section 90(1)(f)<br />
- Removal <strong>of</strong> Item E.6 – Boundary Extension Request<br />
CARRIED<br />
ADOPTION OF MINUTES<br />
Electoral Area Advisory Committee – April 4, 2013<br />
Moved and seconded by Directors Fairbairn and Foisy<br />
That the minutes <strong>of</strong> the April 4, 2013 Electoral Area Advisory Committee Meeting be adopted as<br />
circulated.<br />
PETITIONS AND DELEGATIONS<br />
CARRIED<br />
Vernon / <strong>North</strong> <strong>Okanagan</strong> Safe Communities Unit<br />
Moved and seconded by Directors Macnabb and Pearase<br />
That the report dated April 29, 2013 from the Vernon / <strong>North</strong> <strong>Okanagan</strong> Detachment Safe<br />
Communities Unit be received for information.<br />
CARRIED<br />
Page 1 <strong>of</strong> 191
Electoral Area Advisory Committee<br />
Minutes – Regular - 2 - May 9, 2013<br />
The <strong>Regional</strong> Crime Prevention Coordinator provided an update on activities he has undertaken<br />
over the past month.<br />
The Committee was advised that during a speedwatch set up in Electoral Area “D”, a number <strong>of</strong><br />
residents indicated their support for the speedwatch program.<br />
Rezoning Application (Illot, J. c/o Shortt, J -File No. 13-0049-F-RZ)<br />
No one was present to speak to the application<br />
Development Permit with Variance Application (Brown, P c/o Brown, V - File No. 13-0056-<br />
B-DP / 13-0055-B-DVP)<br />
Victor Brown (applicant) spoke in favour <strong>of</strong> the application<br />
Development Permit with Variance Application (Stussi Sports Ltd. c/o Korobanik, T - File<br />
No. 13-0108-B-DP / 12-0057-B-DVP)<br />
No one was present to speak to the application<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item B.1<br />
NEW BUSINESS<br />
Rezoning Application (Illot, J. c/o Shortt, J - File No. 13-0049-F-RZ)<br />
Moved and seconded by Directors Pearase and Fairbairn<br />
That it be recommended to the Board <strong>of</strong> Directors that Rezoning Bylaw No. 2586, 2013 which<br />
proposes to rezone the property legally described as Lot 1, Sec 25, Twp 18, R8, W6M, KDYD,<br />
Plan KAP65384 and located at 1121 Enderby Mabel Lake Road, Electoral Area “F”, from the<br />
Non-Urban (N.U) zone to the Country Residential (C.R) zone be given First and Second<br />
Readings; and further,<br />
That a Public Hearing not be held unless and until the applicant has submitted a report prepared<br />
by a pr<strong>of</strong>essional engineer, or a groundwater geologist, or by a hydrogeologist verifying that<br />
water <strong>of</strong> sufficient quantity and quality is available year round to service the proposed lots and<br />
that the extraction <strong>of</strong> water from the proposed water supplies will not deplete the water supply <strong>of</strong><br />
neighbouring wells.<br />
CARRIED<br />
Development Permit with Variance Application (Brown, P c/o Brown, V -File No. 13-0056-<br />
B-DP / 13-0055-B-DVP)<br />
Moved and seconded by Directors Fairbairn and Foisy<br />
That is be recommended to the Board <strong>of</strong> Directors that, a Development Permit with Variance be<br />
issued for the property legally described as Lot A, Sec 23, Twp 8, ODYD, Plan EPP18745 and<br />
located at 7250 Meadowlark Road, Electoral Area “B” to allow a variance to Section 504.10.d <strong>of</strong><br />
the <strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> Zoning Bylaw No. 1888, 2003 to permit a dwelling unit<br />
for an owner, operator or employee <strong>of</strong> the principal and permitted use to be located within<br />
existing detached single family dwelling subject to the following:<br />
1. the dimensions and siting <strong>of</strong> the buildings and parking and loading spaces on the land<br />
be in general accordance with the site plan attached to the Planning Department report<br />
dated April 15, 2013;<br />
Page 2 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item B.1<br />
Electoral Area Advisory Committee<br />
Minutes – Regular - 3 - May 9, 2013<br />
2. the form and character <strong>of</strong> the buildings on the land be in general accordance with the<br />
elevations attached to the Planning Department report dated April 15, 2013;<br />
3. landscaping and screening on the land be in general accordance with the landscape<br />
plan and plant list attached to the Planning Department report dated April 15, 2013;<br />
4. signs to be installed on the land be in general accordance with Section 1401 <strong>of</strong> Zoning<br />
Bylaw No. 1800 and the Swan Lake Commercial <strong>District</strong> Sector Plan Landscape<br />
Guidelines;<br />
5. an on-site sewage disposal system be designed by an engineer and installed to provide<br />
an adequate method <strong>of</strong> sewage disposal; and,<br />
6. a storm water management system on the lands be in accordance with the plans<br />
prepared by Franklin Engineering attached to the Planning Department report dated<br />
April 15, 2013. Storm water outlet facilities shall not be installed directly into Swan Lake<br />
or into a tributary watercourse, drainage ditch or gully except where a storm water<br />
renovation system is being implemented; and further,<br />
7. That prior to issuance <strong>of</strong> the Development Permit with Variance, security be provided in<br />
an amount equal to 1.25 times the estimated cost <strong>of</strong> installing the landscaping and<br />
screening, and <strong>of</strong> paving and curbing the parking, driveway and loading areas.<br />
Estimates are to be prepared by qualified contractors.<br />
CARRIED<br />
Development Permit with Variance Application (Stussi Sports Ltd. c/o Korobanik, T -File<br />
No. 13-0108-B-DP / 12-0057-B-DVP)<br />
Moved and seconded by Directors Fleming and Foisy<br />
That it be recommended to the Board <strong>of</strong> Directors that a Development Permit with Variance be<br />
issued for the property legally described as Lot B, DL 11, Twp 8, ODYD, Plan KAP70189 and<br />
located at 4823 Silver Star Road, Electoral Area “B” to vary Section 1401.4.b.i <strong>of</strong> the <strong>Regional</strong><br />
<strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> Zoning Bylaw No. 1888, 2003 by permitting a flashing and animated<br />
sign in accordance with the schedules attached to the staff report dated April 15, 2013; and<br />
further,<br />
That the operation <strong>of</strong> the flashing and animated aspects <strong>of</strong> the sign be limited to business hours<br />
only.<br />
CARRIED<br />
IN CAMERA<br />
Moved and seconded by Directors Fairbairn and Macnabb<br />
That, pursuant to Section 92 <strong>of</strong> the Community Charter, the regular meeting <strong>of</strong> the Electoral<br />
Area Advisory Committee convene In Camera to deal with matters deemed closed to the public<br />
in accordance with Section 90(1)(f) <strong>of</strong> the Community Charter.<br />
CARRIED<br />
The regular meeting <strong>of</strong> the Electoral Area Advisory Committee adjourned to meet In Camera at<br />
2:56 p.m.<br />
The regular meeting <strong>of</strong> the Electoral Area Advisory Committee reconvened at 3:40 p.m.<br />
Page 3 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item B.1<br />
Electoral Area Advisory Committee<br />
Minutes – Regular - 4 - May 9, 2013<br />
Holding Tank Application – Referral from Interior Health Authority (IHA)<br />
Moved and seconded by Directors Macnabb and Pearase<br />
That the report dated April 24, 2013 regarding a referral from the Interior Health Authority for an<br />
Application to Construct a Holding Tank which proposes to serve an existing seasonal dwelling<br />
on the property legally described as Lot 4, DL 1272, ODYD, Plan 14291 and located at 5853<br />
Cosens Bay Road, Electoral Area “B”, be received for information; and further,<br />
That it be recommended to the Board <strong>of</strong> Directors, staff be directed to prepare amendments to<br />
Holding Tank Bylaw No. 671, 1985 to more clearly prohibit the use <strong>of</strong> holding tanks on<br />
properties which permit seasonal residential use except under unique circumstances as outlined<br />
in the Interior Health Authority’s Holding Tank Permit Issuance Policy HP-HE-100.<br />
CARRIED<br />
Moved and seconded by Directors Foisy and Macnabb<br />
That the Interior Health Authority be invited to attend as a delegation to an Electoral Area<br />
Advisory Committee meeting regarding holding tank regulations.<br />
CARRIED<br />
Bylaw 2587 - Drainage Conversion and Establishment Repeal Bylaw<br />
Moved and seconded by Directors Fairbairn and Macnabb<br />
That it be recommended to the Board <strong>of</strong> Directors that "<strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong><br />
Drainage Conversion and Establishment Repeal Bylaw No. 2587, 2013" be given First, Second,<br />
and Third readings and be forwarded to the participants for consent; and further,<br />
That following receipt <strong>of</strong> consent by 2/3 <strong>of</strong> the participants, "<strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong><br />
Drainage Conversion and Establishment Repeal Bylaw No. 2587, 2013" be forwarded to the<br />
Inspector <strong>of</strong> Municipalities for statutory approval.<br />
CARRIED<br />
Utilities Commission - Two Tiered Rate<br />
Moved and seconded by Directors Fairbairn and Pearase<br />
That the letter dated April 3, 2013 from the British Columbia Utilities Commission be received for<br />
information.<br />
CARRIED<br />
<strong>Okanagan</strong> <strong>Regional</strong> Library – Funding Requests<br />
Discussion ensued regarding the <strong>Okanagan</strong> <strong>Regional</strong> Library’s policy that the constituent unit in<br />
which a branch is located is responsible for funding furniture and fixtures, and that the<br />
constituent unit shall approach surrounding neighbours to share in the costs. It was noted that<br />
there is no RDNO service to fund expenditures for library furnishings, and no amounts were<br />
included in the 2013 discretionary fund budgets.<br />
<strong>Regional</strong> Agricultural Plan - Draft Terms <strong>of</strong> Reference<br />
The Committee agreed to defer the discussion regarding the <strong>Regional</strong> Agricultural Plan – Draft<br />
Terms <strong>of</strong> Reference until the next Electoral Area Advisory Committee meeting being held on<br />
June 6, 2013.<br />
Page 4 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item B.1<br />
Electoral Area Advisory Committee<br />
Minutes – Regular - 5 - May 9, 2013<br />
Annexation Impact Study Workshop<br />
There was no further discussion arising from the Annexation Impact Study Workshop held prior<br />
to the May 9, 2013 Electoral Area Advisory Committee meeting.<br />
Boat Patrols – Agreement with RCMP<br />
Moved and seconded by Directors Fairbairn and Macnabb<br />
That the Memorandum <strong>of</strong> Understanding, as amended with the addition <strong>of</strong> dry land foot patrols,<br />
be endorsed in principle, subject to further clarification <strong>of</strong> the boat patrol schedule.<br />
CARRIED<br />
REPORTS<br />
Advisory Planning Commission Meetings<br />
Moved and seconded by Directors Macnabb and Pearase<br />
That the minutes <strong>of</strong> the following Advisory Planning Commission meetings be received for<br />
information:<br />
a. Electoral Area "B" – Meeting <strong>of</strong> April 24, 2013<br />
b. Electoral Area "C" – Meeting <strong>of</strong> April 24, 2013<br />
c. Electoral Area "E" – Meeting <strong>of</strong> April 22, 2013<br />
d. Electoral Area "F" – Meeting <strong>of</strong> April 15, 2013<br />
CARRIED<br />
Sustainability Program Report<br />
Moved and seconded by Directors Macnabb and Pearase<br />
That the Sustainability Report dated April 23, 2013 from the Sustainability Coordinator be<br />
received for information.<br />
CARRIED<br />
Planning and Building - 2013 First Quarter Summary<br />
Moved and seconded by Directors Macnabb and Fairbairn<br />
That the report dated April 23, 2013 regarding Planning and Building – 2013 First Quarter<br />
Summary be received for information.<br />
CARRIED<br />
General Manager’s Report<br />
The General Manager, Electoral Area Administration provided an update on the following<br />
matters:<br />
• Southern Interior Local Government Association (SILGA)<br />
- Resolution re: Joint Flood Management (co-sponsored by the RDNO / CSRD)<br />
passed, but with amendment to remove reference to “Incident Command”<br />
• Internet (Cherryville)<br />
- RFP closes May 10th<br />
- Has been quite a bit <strong>of</strong> interest – no submissions yet received<br />
Page 5 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item B.1<br />
Electoral Area Advisory Committee<br />
Minutes – Regular - 6 - May 9, 2013<br />
• Conservation Officer Service<br />
- Inspector Barb Leslie is scheduled to attend the May 15, 2013 Board Meeting<br />
• Conversion <strong>of</strong> Volume Based Forest Cutting to Area Based Tenure<br />
- Response letter (simple thank you) received from Ministry <strong>of</strong> Forests, Lands and<br />
Natural Resource Operations<br />
• ICBC – Abandoned Vehicles<br />
- Attempts to contact ICBC to confirm process for abandoned vehicles will continue<br />
ADJOURNMENT<br />
There being no further business the meeting was adjourned at 4:25 p.m.<br />
Certified Correct:<br />
Chair<br />
Corporate Officer<br />
Page 6 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item C.1<br />
Vernon/<strong>North</strong> <strong>Okanagan</strong> RCMP<br />
<strong>Regional</strong> Crime Prevention Programs Coordinator<br />
Report to the <strong>Regional</strong> <strong>District</strong> <strong>North</strong> <strong>Okanagan</strong><br />
Board <strong>of</strong> Directors<br />
Date: May 28th 2013<br />
• Coordinator attended the <strong>North</strong> <strong>Okanagan</strong> Seniors Action meeting.<br />
• Coordinator attended JPW HQ, Armstrong formerly Argo, and met with Jim<br />
Jensen regarding Block Watch signs placements in Herry Road.<br />
• Coordinator attended Ministry <strong>of</strong> Highways/Transportation Head <strong>of</strong>fice and met<br />
with Raylene Otto regarding future Block Watch sign placements in RDNO area.<br />
• Continuing to promote the Block Watch program in the 5 Electoral Areas.<br />
• Coordinator met with ICBC area representative Christine Silver in Vernon,<br />
regarding Speed Watch/ Lock out auto crime and Bike Safety Rodeo programs<br />
• Coordinator continues to perform Lockout Auto crime in the RDNO areas.<br />
• Coordinator prepares his lesson plan for the WITS anti bullying for schools<br />
• Coordinator has prepared Internet Safety/ Cyber Bullying presentations.<br />
• Coordinator prepares Drug Awareness talks at the Community Policing <strong>of</strong>fice.<br />
• Coordinator prepares Personal Safety talk for community groups.<br />
• Coordinator gets daily crime updates from reading the RCMP occurrence logs.<br />
• Coordinator reads and responds to RCMP emails on GroupWise system.<br />
• Speed reader board from ICBC being used daily in the RDNO Electoral areas.<br />
• Coordinator submits 4 monthly, 200 plus words, Crime/Safety articles to<br />
newsletters in the RDNO electoral areas.<br />
• Regular emails sent and contact with Block Watch Captains and program<br />
members with crime alerts, updates and Crime tips.<br />
• Coordinator continues to visit Electoral Areas on daily visits and talks to<br />
residents and businesses regarding safety / crime concerns in their community<br />
• Coordinator attended monthly Safe Community Unit staff meeting.<br />
• Coordinator has taken 1 sick day <strong>of</strong>f in May.<br />
• Coordinator has taken 1 Statutory Bank Holiday, Victoria Monday in May.<br />
• Coordinator has taken 2 compressed working week days <strong>of</strong>f in May.<br />
• Coordinator has worked 18 days in May.<br />
Page 7 <strong>of</strong> 191
RDNO Area B (BX/Swan Lake) – Area C (BX Silver Star)<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item C.1<br />
• Coordinator met with Laura Frank RDNO to discuss recent public survey results<br />
regarding Area B/C OCP regarding community safety.<br />
• Attended RDNO conference room meeting with representatives regarding<br />
activities in Upper Hartnell Rd / Dixon Dam and Crown land access.<br />
• Visited hiking recreational parks regarding Lockout Auto crime signs.<br />
• Liaison between resident in Dixon Dam Rd regarding vehicle incident.<br />
• Block Watch signs permit granted and signs placed in area for Sandford<br />
Road/Herry Road programs, 28 households participating in this program.<br />
• Meeting with Block Watch Captain <strong>of</strong> Keddlestone Road/ Wilson Jackson/Deer<br />
Park area regarding increasing membership in the area.<br />
• Speed Watch program performed on 3 occasions on Silver Star Road, in school<br />
zone, close to BX Elementary School during school times, during May.<br />
• Speed Watch program performed on 1occasion on Pleasant Valley Rd in May.<br />
• Speed Watch program performed on 1occasion in May on BX Road, near to BX<br />
Dog Park, due to community concerns regarding speeding motorists.<br />
• Speed Watch program performed on 2 occasions during May on Pottery Road<br />
monitoring the school zone at Hillview Elementary school.<br />
• Attended BX Dog Park and spoke with motorists, Lockout auto crime operation.<br />
• Citizens on Patrol (two volunteers) spent 10 hours patrolling in the BX area. The<br />
patrols in this area are a regular and on-going part <strong>of</strong> the Vernon COP program.<br />
• Maintaining regular contact with the 9 Block Watch programs in the area, which<br />
gives Coordinator access to over 206 households / family members by the e-mail<br />
system and Block Watch Captains set up.<br />
• Coordinator patrols and visits area 1 day a week, split into 2 morning/afternoon<br />
periods.<br />
RDNO Area D (Lumby Rural) – RDNO Area E (Cherryville)<br />
• Coordinator attended and spoke with businesses in Cherryville regarding security<br />
<strong>of</strong> chip and pin counter machines.<br />
• Liaised with Cherryville resident and Purolator regarding parcel delivery to area.<br />
• Liaising with Principle Lance Johnson at Cherryville Elementary school regarding<br />
drug awareness. and bike safety rodeo for students<br />
• Slow Children playing signs placed on Creighton Valley, Cherryville due to<br />
residents’ concerns regarding children’s road safety/ traffic concerns<br />
• Coordinator attended and spoke regarding Crime Prevention advice at the Seniors<br />
Drop in and Wellness centre in Lumby,<br />
• Speed Watch program performed on 1occasion on Mabel Lake Road, Rural Lumby<br />
in May, close to JW Inglis Elementary school during school zone times.<br />
• Speed Watch program performed on 2 occasions in May on Highway 6<br />
Westbound, near to Frank’s store in Cherryville.<br />
• Submitted Crime Prevention article for Cherryvillan monthly newsletter.<br />
• Maintaining regular contact with the 1 Block Watch program in area, Whitevale<br />
Road, Lumby which gives Coordinator access to 18 households / family members<br />
• Coordinator patrols and visits area 1 day a week, split into 2 morning/afternoon<br />
periods.<br />
Page 8 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item C.1<br />
RDNO Area F (Enderby Rural)<br />
• Coordinator attended resident <strong>of</strong> Grandview Bench and liaised with RDNO By<br />
Laws staff regarding noise complaints in area.<br />
• Liaising with residents regarding illegal dumping on Inch Logan Rd, Rural Enderby<br />
• Coordinator again attended Mabel Lake Resort Kingfisher to discuss with staff RV<br />
and vehicle problems during resort weekends and relieving traffic congestion.<br />
• Continuing to support the Block Watch Captain in introducing the program in Mara<br />
and liaising with Ministry <strong>of</strong> Transportation/Highways regarding positioning <strong>of</strong> signs<br />
• Speed Watch program performed on 2 occasions in Grindrod during May,<br />
monitoring traffic over bridge and through area, 50k zone.<br />
• Speed Watch program performed on 2 occasions on Mabel Lake Rd, Enderby<br />
during May, and monitoring traffic by Ashton Creek store.<br />
• Speed Watch performed on Mabel Lake Rd Kingfisher on 1 occasion in May<br />
• Visited the Deep Creek, Mallory Rd, Rural Enderby Block Watch program and<br />
liaised with the Captain regarding increasing membership there.<br />
• Visited Block Watch Captain in Grandview Bench regarding increasing<br />
membership in the area.<br />
• Visited BlockWatch Captain in Mara regarding Block Watch membership.<br />
• Liaising with Principle at Grindrod Elementary school regarding Drug Awareness.<br />
• Submitted my 3 monthly Crime Prevention/Safety articles for the Mara,Rivertalk<br />
and Kingfisher community newsletters.<br />
• Maintaining regular contact with the 6 Block Watch programs in area which gives<br />
the Coordinator access to over 165 households / family members by the email<br />
system and the Block Watch Captain set up.<br />
• Coordinator patrols and visits area 1 day a week, split into 2 morning/afternoon<br />
periods.<br />
I submit this May Coordinators monthly report and the May Speed Watch monthly report<br />
for your information and consideration,<br />
Kind regards,<br />
Roy Morgan.<br />
<strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong>.<br />
Crime Prevention Program Coordinator.<br />
RCMP Community Policing Unit.<br />
Office 250 550-7845 or Cell 250 9382260<br />
Page 9 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item C.1<br />
SPEED WATCH MONTHLY REPORT FOR May 2013<br />
RDNO Speed Watch PROGRAM COORDINATOR: Roy Morgan<br />
PHONE: 250-550-7845 FAX: 250-260-5866 E-MAIL: rmorgan@vernon.ca<br />
Locations<br />
(Intersection/ Corridor/<br />
Highway)<br />
# <strong>of</strong> Speed<br />
Watch<br />
Deployments<br />
Total<br />
Vehicles<br />
Checked<br />
Over 10<br />
km/h<br />
Pleasant Valley Road B 1 43 0<br />
Pottery Road,<br />
2 163 0<br />
Hillview school B<br />
Silver Star Rd, BX school C 3 898 0<br />
BX Road C 1 27 0<br />
Mabel Lake Road, near JW<br />
1 97 0<br />
Inglis Elementary. Lumby D<br />
Cherryville <strong>North</strong> Fork Road,<br />
0 0 0<br />
near Elementary school. E<br />
Highway 6E, near Franks<br />
1 47 1<br />
store, Cherryville E<br />
Highway 97N, Mara, near<br />
0 0 0<br />
Putula Recreation park. F<br />
Mabel Lake Road, Ashton<br />
2 68 0<br />
Creek school, Enderby F<br />
Grindrod, Highway 97S F 2 229 0<br />
Mabel Lake Road, Kingfisher F 1 27 0<br />
# <strong>of</strong><br />
deployments<br />
with police<br />
presence<br />
(2 or 3 strikes)<br />
# <strong>of</strong><br />
tickets<br />
issued<br />
TOTALS<br />
14 1599 1<br />
Total visibility hours<br />
14<br />
# <strong>of</strong> Warning Letters issued<br />
0<br />
Total admin hours<br />
1.0<br />
# <strong>of</strong> Active Volunteers<br />
0<br />
TOTAL HOURS<br />
15<br />
# <strong>of</strong> Seat Belt Surveys<br />
0<br />
Comments: Locations chosen close to school zones and communities concerns regarding speed.<br />
Page 10 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item C.3<br />
REGIONAL DISTRICT OF NORTH OKANAGAN<br />
REQUEST TO APPEAR AS A DELEGATION<br />
Type <strong>of</strong> Meeting: C Board <strong>of</strong> Directors e-E'iectoral Nea Advisory C <strong>Regional</strong> Growth Management<br />
C Greater Vernon Advisory C White Valley Parks & Rec Cather<br />
Meeting Date Requested: jvNf" ~ 2.-o\2_<br />
Name <strong>of</strong> Person or Group Making Presentation:
CTO-....f--~c~on~su~lta~nts~L~tdr---.-.<br />
November 16, 2012<br />
File: 12151-5 002<br />
David Pusey<br />
Willowhaven Investments.<br />
2907 32"d Street<br />
Vernon BC V1 T 5M2<br />
Dear: David:<br />
Reference:<br />
South East Sector- South Sub Area- Spallumcheen BC<br />
Traffic Review<br />
We are pleased to provide the revised review <strong>of</strong> the anticipated traffic generated by the proposed<br />
single family large lot residential development within a portion <strong>of</strong> the South East Sector<br />
Neighbourhood in Spallumcheen, BC.<br />
Background Information<br />
The South Sub Area <strong>of</strong> the South East Sector <strong>of</strong> Spallumcheen is the subject <strong>of</strong> an Official<br />
Community Plan Amendment Application (File 11-0082-SPL-OCP).<br />
The proposed Land Use and Density figure (Concept Plan L-2) for the South Sub Area <strong>of</strong> the<br />
South East Sector is appended.<br />
At the October 22 2012 Committee <strong>of</strong> the Whole Meeting, Spallumcheen Planning Staff<br />
recommend the following:<br />
AND THAT prior to Second Reading <strong>of</strong> the OCP amendment bylaw, the following<br />
information be submitted to the Township <strong>of</strong> Spallumcheen:<br />
2. a revised traffic impact study which addresses the requirements outline
November 16, 2012<br />
Willowhaven Investments<br />
Page 2 <strong>of</strong>5<br />
Reference:<br />
South East Sector- South Sub Area- Spallumcheen BC<br />
Traffic Review<br />
Site Generated Traffic<br />
Traffic impact reviews are based on trip generation rates . The rates are based on information<br />
collated from actual traffic studies, and presented for the average weekday Peak Hour volumes<br />
the specific land use will generate, during normal operations. The trip generation rates applied<br />
for typical single and multi family residential developments are from the Institute <strong>of</strong> Transportation<br />
Engineers Trip Generation Rates Manual (8 1 h Edition), as follows :<br />
• Single Family Detached Housing (ITE Code 21 0)<br />
o<br />
o<br />
A.M . Peak Hour <strong>of</strong> Generator average rate <strong>of</strong> 0.77 trips per unit; 26% entering,<br />
74% exiting;<br />
P.M. Peak Hour <strong>of</strong> Generator average rate <strong>of</strong> 1.02 trips per unit; 64% entering,<br />
36% exiting.<br />
The proposed South Sub area development is based on a maximum build out <strong>of</strong> 140 single family<br />
home sites, with a combination <strong>of</strong> small (1 ha) and large holding lot sizes. Based on the above<br />
trip generation rates and the projected build out, the area is anticipated to generate the following:<br />
• 108 AM Peak Hour Trips, 28 inbound and 80 outbound;<br />
• 143 PM Peak Hour Trips, 91 inbound and 52 outbound.<br />
Existing Road Network<br />
Greenhow Road - collector roadway that connects the northern end <strong>of</strong> Pleasant Valley Road<br />
(south <strong>of</strong> the Highway 97 I 97 A interchange) to Highway 97 A.<br />
Ridgeview Road- local gravel roadway that connects to Baker Hogg Road to the south <strong>of</strong> the<br />
site. Baker Hogg Road is in the <strong>Regional</strong> <strong>District</strong>. Ridgeview Road currently serves<br />
seven home sites.<br />
Glenhayes Road - local gravel roadway that connects to Baker Hogg Road to the south <strong>of</strong> the<br />
site . Glenhayes Road and Baker Hogg Road are in the <strong>Regional</strong> <strong>District</strong>. Glenhayes<br />
Road currently serves twelve home sites.<br />
Mclennan Road - local gravel roadway that connects to l & A Road to the south <strong>of</strong> the site.<br />
Most <strong>of</strong> Mclennan Road and l & A Road are in the <strong>Regional</strong> <strong>District</strong>. Mclennan Road<br />
currently serves four home sites within Spallumcheen, and twenty five home sites within<br />
the <strong>Regional</strong> <strong>District</strong>.<br />
Keddleston Road - local gravel roadway that connects to Silver Star Road to the south <strong>of</strong> the<br />
site. Most <strong>of</strong> Keddleston Road and Silver Star Road are in the <strong>Regional</strong> <strong>District</strong>.<br />
Keddleston Road currently serves five home sites within Spallumcheen, and thirty home<br />
sites within the <strong>Regional</strong> <strong>District</strong>.<br />
L \Genoral Oala\Projects-2012\, 2151 - South East Sector Traff1c RevieW\5-Correspondence\5~002 Traffic revteW 20t2-1 t -15 doc<br />
Page 13 <strong>of</strong> 191
November 16, 2012<br />
Willowhaven Investments<br />
Page 3 <strong>of</strong> 5<br />
Reference:<br />
South East Sector- South Sub Area- Spallumcheen BC<br />
Traffic Review<br />
New Road Network<br />
Rural Collector- Spallumcheen Subdivision Bylaw Drawing F-2<br />
Rural Local- Spallumcheen Subdivision Bylaw Drawing F-3<br />
All new roadways with in the South Sub Area shall conform to the rural local and collector<br />
roadway standards as presented in the Spallumcheen Subdivision Bylaw, as presented on the<br />
following page. The new roadway grades and alignment will also conform to the Subdivision<br />
Bylaw requirements.<br />
Greenhow Road<br />
The western access to the site would be via a new collector roadway developed <strong>of</strong>f <strong>of</strong> the<br />
northern end <strong>of</strong> Greenhaw Road, adjacent to the Highway 97A at grade intersection.<br />
The collector roadway is planned to extend through the site to allow for a future<br />
connection to the north and central sub areas,<br />
The 145 plus home sites to be accessed for the south sub area would be well within the<br />
operational limits <strong>of</strong> the proposed collector roadway.<br />
The internal roadway connecting the collector roadway to the remaining eastern portion<br />
<strong>of</strong> the south sub area would be developed to a rural local standard.<br />
The recently constructed at grade intersection <strong>of</strong> Greenhaw Road and Highway 97A has<br />
more than sufficient capacity to accommodate the addition <strong>of</strong> up to the proposed 145 plus<br />
home sites.<br />
L \General Oala\ProJed.s-2012\12151 · Sou1h East Sector Traff1c Rev;ew\5-Co rTespondeoce\5-002 Traffic review 2012·11-15 doc<br />
Page 14 <strong>of</strong> 191
November 16,2012<br />
Willowhaven Investments<br />
Page 4 <strong>of</strong> 5<br />
Reference:<br />
South East Sector- South Sub Area- Spallumcheen BC<br />
Traffic Review<br />
Ridgeview Road<br />
Approximately ten new home sites are anticipated to be developed with direct access<br />
onto Ridgeview Road.<br />
No alignment or roadway infrastructure improvements would be required for the portion <strong>of</strong><br />
Ridgeview Road and the intersection <strong>of</strong> Ridgeview Road and Baker Hogg Road, located<br />
in the <strong>Regional</strong> <strong>District</strong>, as a result <strong>of</strong> the additional home sites.<br />
Ridgeview Road would retain the rural local roadway classification both within<br />
Spallumcheen and to the south in the <strong>Regional</strong> <strong>District</strong>. This new roadway would also<br />
allow for an alternate exit route from the portion <strong>of</strong> Ridgeview Road located within the<br />
<strong>Regional</strong> <strong>District</strong>.<br />
No alignment or roadway infrastructure improvements would be required for the portion <strong>of</strong><br />
Ridgeview Road and the intersection <strong>of</strong> Ridgeview Road and Baker Hogg Road, located<br />
in the <strong>Regional</strong> <strong>District</strong>, as a result <strong>of</strong> the additional home sites.<br />
Glenhayes Road<br />
Approximately sixty new home sites could be developed with direct access onto<br />
Glenhayes Road.<br />
The existing alignment <strong>of</strong> Glenhayes Road, both within Spallumcheen, and to the south in<br />
the <strong>Regional</strong> <strong>District</strong>, could be used to serve up to ten new home sites.<br />
Additional development beyond the ten home sites would require the phased<br />
development <strong>of</strong> a new collector roadway extending from the southern edge <strong>of</strong> the South<br />
Sub area allowing for a connection with the collector road <strong>of</strong>f <strong>of</strong> Greenhaw Road. This<br />
new roadway would also allow for an alternate exit route from the <strong>Regional</strong> <strong>District</strong> lands.<br />
The internal roadway extending from Glenhayes Road, to serve the south sub area lands<br />
to the east would be developed to a rural local standard.<br />
No alignment or roadway infrastructure improvements would be required for the portion <strong>of</strong><br />
Glenhayes Road and the intersection <strong>of</strong> Glenhayes Road and Baker Hogg Road, located<br />
in the <strong>Regional</strong> <strong>District</strong>, as a result <strong>of</strong> the additional home sites. The portion <strong>of</strong><br />
Glenhayes Road located within the <strong>Regional</strong> <strong>District</strong> would retain the rural local<br />
classification.<br />
Mclennan Road<br />
The central portion <strong>of</strong> the South Sub Area is anticipated to develop up to 70 home sites.<br />
An internal local roadway with a connection to the collector roadway is part <strong>of</strong> the overall<br />
South Sub Area Plan. This new roadway would also allow for an alternate exit route from<br />
the adjacent <strong>Regional</strong> <strong>District</strong> lands.<br />
In the event the lands served by the Greenhaw extension have yet to be developed, up to<br />
seventy new home sites could be developed with direct access onto Mclennan Road.<br />
No alignment or roadway infrastructure improvements would be required for the portion <strong>of</strong><br />
Mclennan Road and the intersection <strong>of</strong> Mclennan Road and l & A Road, located in the<br />
<strong>Regional</strong> <strong>District</strong>, as a result <strong>of</strong> the additional home sites being developed prior to the<br />
completion <strong>of</strong> the Greenhaw connection. The portion <strong>of</strong> Mclennan Road located within<br />
the <strong>Regional</strong> <strong>District</strong> would retain the rural local classification.<br />
L \Genoral Oata\P•ojeets--2012\12151 - SOuth East Soctor TraffiC RevleW\5-Correspolldence\5-002 Traffic revieow 2012-11-15 doc<br />
Page 15 <strong>of</strong> 191
November 16, 201 2<br />
Willowhaven Investments<br />
Page 5 <strong>of</strong> 5<br />
Reference:<br />
South East Sector- South Sub Area- Spallumcheen BC<br />
Traffic Review<br />
Keddleston Road<br />
Up to twenty five new home sites are anticipated to be developed with direct access onto<br />
Keddleston Road. A future connection to the northern portion <strong>of</strong> the South East Sector is<br />
also part <strong>of</strong> the overall South Sub Area Plan.<br />
Keddleston Road would be developed to a rural local standard.<br />
No alignment or roadway infrastructure improvements would be requ ired for the portion <strong>of</strong><br />
Keddleston Road and the intersection <strong>of</strong> Keddleston Road and Silver Star Road, located<br />
in the <strong>Regional</strong> <strong>District</strong>, as a result <strong>of</strong> the additional 25 home sites. Keddleston Road<br />
would retain the rural local classification for both the Spallumcheen and <strong>Regional</strong> <strong>District</strong><br />
portions.<br />
Current Township <strong>of</strong> Spallumcheen Bylaws requires all development to have direct access<br />
through the Townships roadway infrastructure. The anticipated level <strong>of</strong> rural residential traffic<br />
anticipated with in the South Sub area is best supported by the utilizing the existing rural road<br />
network located both within the Township <strong>of</strong> Spallumcheen and the adjacent <strong>Regional</strong> <strong>District</strong>.<br />
Allowing rural development to proceed from extensions to existing infrastructure prevents major<br />
hill side roadway construction impacts from occurring over large areas that will service a minor<br />
number <strong>of</strong> home sites.<br />
The collector roadways identified are planned to be constructed in phases based on the<br />
progressive build out and servicing requirements <strong>of</strong> the South Sub Area parcels.<br />
We trust the above meets your requirements. Please contact the undersigned if you have any<br />
questions on the above or require further information.<br />
Sincerely,<br />
CTQ CONSULT ANTS LTD.<br />
Per:<br />
Mr. David D. Cullen, P.Eng.<br />
Transportation Engineer<br />
DDC:dc<br />
L 'Gerleral Data\Projeds-2012\12151 ·South East Sector Traffic Revtew\S·Correspondence\5-002 traffic rev)ew2012·11· 15.doc<br />
Page 16 <strong>of</strong> 191
July 27, 2012<br />
~<br />
conceDC•~•<br />
~elllngs<br />
To whom it may concern:<br />
I am a residential contractor in Vernon and also live just above the water slides in<br />
Vernon. I enjoy the fact that I am so close to either Vernon or Armstrong as well as west<br />
side as I work throughout the valley.<br />
I remember when I first moved to the <strong>Okanagan</strong>, in the 70's, from the lower mainland<br />
and looking at Middleton Mountain with only a few houses on it. Now it is completely<br />
fult I believe that the south hillside <strong>of</strong> Spallumcheen would benefit from small acreages.<br />
I live in a beautiful area with a gorgeous view and feel more people could enjoy this<br />
natural setting without creating a city on the hill. I find that I am so close to so many<br />
amenities without having to live in the city. My children get to be free and enjoy the<br />
nature around them and other families could enjoy the openness if there were more<br />
opportunities for people to own small acreage in the area.<br />
I enjoy the rural community I live in.<br />
Regards,<br />
Michael Thiem<br />
THEMES CONCEPTS & DWELLINGS<br />
7710 Baker Hogg Road<br />
Vernon, BC V1B 353<br />
Page 17 <strong>of</strong> 191
July 2, 2012<br />
To Whom It May Concern:<br />
I understand that a group <strong>of</strong> people are wanting to subdivide their properties in the<br />
southeast sector in Spallumcheen. I like the idea <strong>of</strong> having smaller acreages with rural<br />
servicing rather than the current large holding zoning. It is important to keep to the<br />
guidelines <strong>of</strong> the Official Community Plan so that in the future, smaller single family lots<br />
may be available once the proper infrastructure is in place. The location is ideal; only a<br />
few minutes into downtown Vernon or Armstrong.<br />
I fully support a rezoning application for this area.<br />
Page 18 <strong>of</strong> 191
748 Upland Heights, Vernon, BC VlB 2X9<br />
Tel/Fax 1-250-545-3971 email gphomes@shaw.ca<br />
Date: July 25, 2012<br />
To:<br />
Re:<br />
Municipality <strong>of</strong> Spallumcheen<br />
Subdivision<br />
Gavin Parsons Homes Ltd has been building in the Vernon area for thirty seven<br />
years. We have built hundreds <strong>of</strong> homes, as well as condominiums and<br />
townhouses. We have also done some subdivision developments.<br />
We used to own property on McLennan road, so are familiar with the terrain and<br />
type <strong>of</strong> ground for building. The land has very little value for any traditional<br />
farming but would work for small acreages where one could have some horses or a<br />
few chickens.<br />
We have also built in the area and have put in wells. On our projects we were able<br />
to find water, one more successful then the other. A storage tank was needed for<br />
one <strong>of</strong> the properties.<br />
The ground is rock and glacial till, so suitable for any kind <strong>of</strong> buildings. The area is<br />
also good for septic fields. They are easy to install and have good drainage.<br />
The Vernon, Spallumcheen, Armstrong corridor has a shortage <strong>of</strong> rural small<br />
acreages or large septic lots, especially with any kind <strong>of</strong> view.<br />
These types <strong>of</strong> properties would find a ready clientele and would be a good fit for<br />
the community as well as increasing the tax base.<br />
We would like to see this go forward and would be interested in something like this<br />
for ourselves personally.<br />
Thanks you for listening<br />
Regards<br />
Gavin Parsons<br />
Page 19 <strong>of</strong> 191
July 27, 2012<br />
Township <strong>of</strong> Spallumcheen,<br />
Mayor and Councillors<br />
To Whom It May Concern:<br />
We are writing this letter in support <strong>of</strong> our proposal for small acreages in the South East<br />
Sector <strong>of</strong> Spallumcheen.<br />
We've loved having acreage and were thrilled when we purchased our home complete with<br />
22 acres in 1990.<br />
Previous to this acreage we lived on 25 acres near Pillar Lake, in the Falkland area. On our<br />
numerous drives into Vernon, I would look up the hillside in front <strong>of</strong> me and say, on many<br />
occasions - wouldn't it be great to buy a house up there. What a beautiful view it would be.<br />
It was many years later that the opportunity arose and we bought our house with acreage<br />
just where we wanted to be. Being close to either town; Armstrong or Vernon, we had our<br />
choice <strong>of</strong> schools, which we took advantage <strong>of</strong>.<br />
Although that was many years ago, I'm sure there are plenty <strong>of</strong> new homeowners or long<br />
term residents who would love the opportunity to have a small piece <strong>of</strong> land to call their<br />
own - without the hub-bub <strong>of</strong> the city life - and yet only minutes away from either<br />
community.<br />
The fact that the South East Sector is NOT in the A.L.R. utilizes a hillside that would<br />
otherwise remain in large holdings. Having small holdings so close to town, means families<br />
can purchase acreage without having to buy a big parcel <strong>of</strong> land. More people would be<br />
able to move into the area and enjoy the rural lifestyle we enjoy in Spallumcheen. Our<br />
children have fond memories <strong>of</strong> the lifestyle it provided.<br />
With more residents moving into Spallumcheen, that will provide the opportunity for<br />
established businesses to grow and for new businesses to succeed. And <strong>of</strong> course with<br />
more tax revenue coming in, it will only better the community at large.<br />
Our well water is wonderful. We have raised a family <strong>of</strong> five and we've never run out in all<br />
the years we've been here.<br />
We have participated in this proposal and believe great lengths have been taken to ensure<br />
that our reports will satisfy councils plan and the way that we all envision the future <strong>of</strong> the<br />
South East Sector.<br />
...2<br />
Page 20 <strong>of</strong> 191
This proposal has been in the works for a long time, and by taking the time, we believe<br />
we've met all the bylaw requirements, and feel we've come up with a comprehensive and<br />
sensitive plan for the South East Sector and for the future <strong>of</strong> Spallumcheen. We are<br />
extremely happy with the result <strong>of</strong> our plan and look forward to your support and help in<br />
making our dream a reality.<br />
Sincerely,<br />
AI and Terry Gamache<br />
10 Ridgeview Road<br />
Vernon, BC VlB 3S2<br />
Page 21 <strong>of</strong> 191
Small acreages in the Southeast Sector <strong>of</strong> Spallumcheen<br />
I am writing in support <strong>of</strong> the proposal <strong>of</strong> Small Acreages in<br />
Spallumcheen. What a wonderful opportunity for people to live so close<br />
to Vernon, Armstrong and Spallumcheen -I do mean LIVE! Having<br />
space around each home and not ruining the look <strong>of</strong> the hillside. (ie<br />
Middleton Mountain, Turtle Mountain etc.)<br />
I think, this is a great opportunity to showcase rural services- imagine<br />
a safe and effective use <strong>of</strong> Wells and Septic for the residents.<br />
Regards<br />
Janet Fish<br />
3301 Coldstream Avenue<br />
Vernon BC<br />
V1T 1Y1<br />
Page 22 <strong>of</strong> 191
July 26, 2012<br />
Mayor and Council,<br />
<strong>District</strong> <strong>of</strong> Spallumcheen<br />
We are writing this letter in support <strong>of</strong> the proposal for small acreages in the<br />
Southeast Sector <strong>of</strong> Spallumcheen.<br />
First, it makes sense to us to utilize land that is not in the ALR for small acreages.<br />
We believe this would fill a need for people who would like to live on a bit more land<br />
without "buying the whole farm".<br />
Second, this area is a great location. Being situated between Vernon and<br />
Armstrong gives easy access to shopping, entertainment, etc. without having to<br />
drive a long distance.<br />
Third, the services <strong>of</strong> well water and septic systems seems to be a very viable<br />
solution for this area.<br />
We respectfully request that this proposal be given your positive consideration.<br />
Sincerely,<br />
Myron and Caroline Stogrin<br />
1272 Otter Lake X Road<br />
Armstrong, B.C.<br />
VOE 186<br />
Page 23 <strong>of</strong> 191
~<br />
BenefitwEST (<br />
Toll Free 1-877-558-5488<br />
~ ' > • -<br />
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a:-ge ac:-eages n ti"1s area sc :r~at cts a:~o s"~:ali a::reages are ava%oie tnat prov:de for<br />
a :ural ar;d serr:-.-rura cor::'""l""h.Hi;ty The ·::l..lner·';t S1t0a~.::1r, appears to be tr"1a~ t::ere are mar;y<br />
;arge 80 acre plus o:eces <strong>of</strong> ;and for sa!e at the oase ot S:··ver Star mounta1n vVhiCh makes ;t<br />
ha.--::: 7o: faf'l;Hes tc :::ove :o:t::. : .. ~.~ a1ea T}je area ::;ffe:s 3 ,.~~ra .,fe s:y~e bt~1 !S sru~ \tery<br />
C;cse t:J the Anderso:· snopp;ng
Ur Karl F. Denk<br />
8110 Deerwc>Od Road<br />
Vernon B.C V1H3N 5<br />
Open letter to Spallumcheen Council regarding:<br />
Support <strong>of</strong>SpaBumchccn South-East Sector South Sub~Arca Concept Plan<br />
My name is Karl Denk and I am the owner <strong>of</strong> 80 acres at 8110 DeeiWood Road .My<br />
land is considered a large holding and part <strong>of</strong> the South-East sector sub~area<br />
concept plan J have lived on this property for the past 12 years and have enjoyed<br />
the beautiful vistas <strong>of</strong> the lakes and Spallurncheen valley from my house. As you may<br />
be aware <strong>of</strong> the fact,lhat given the sloping topography <strong>of</strong> the South-Sub Area the<br />
land hl~comcs unfeasible for farming and is therefore excluded from the ALR.<br />
However, this hilly nature <strong>of</strong> the South-Sub Area affords spectacular vistas <strong>of</strong> Swan<br />
Lake and Spallumcheen Valley with great hiking trails for people to enjoy .Thus it<br />
truly lends itself to become a Hural Residential" Mckka" for lots <strong>of</strong> nature loving<br />
families to enjoy .There is already an extensive network <strong>of</strong> hiking and horseback<br />
riding trails .The tranquility ot'living in the midst <strong>of</strong> nature and yet so close to all<br />
am em ties <strong>of</strong> Silver Star Mountain and Vernon I Armstrong Shopping Areas makes<br />
this area an ideal candidate for Rural Residential living. It will surely attract many<br />
families that are seeking this healthy lifestyle close to nature away from the hustle<br />
nf the big cities.<br />
As a participant in the Plan and Vision to subdivide the South-Sub Area ,we have<br />
spent hundreds <strong>of</strong> hours and tens <strong>of</strong> thousands <strong>of</strong> dollars tn insure that the South<br />
East Sector Bylaw 1744 requirements are being met or exceeded .I truly believe that<br />
we h
Lori Mitchell<br />
8041 Me Lennan Rd<br />
V1B 3NS<br />
Dear Spallumcheen Council<br />
My name is Lori Mitchell. I live at 8041 McLennan Road. For the past 3 years I have<br />
enjoyed hiking the wonderful hiking trails provided by the South Sub Area with my<br />
two dogs. Many <strong>of</strong> my friends and family who frequently join me on my hikes love it<br />
up here. I am therefore in support <strong>of</strong> the proposed South Sub-Area concept plan<br />
with the vision <strong>of</strong> creating a small Rural Residential Community. It is a great area<br />
and will allow nature-loving families with animals to establish their future homes<br />
and dreams. There is plenty <strong>of</strong> unused space with quick and easy access to Silver<br />
Star, Vernon and Armstrong. I think it would be a great way for Spallumcheen to<br />
attract quality families and build a nice little community along the hillside that will, I<br />
believe, provide excellent future revenue potential for the area.<br />
Sincerely,<br />
h·"'. -~c·._{P~'<br />
' \ ·' .. /'\.... '-<br />
/ I '"\. '-·<br />
LORI MITCHELL<br />
Page 26 <strong>of</strong> 191
George and Edith Rosset<br />
8070 Jackpine Road<br />
Vernon B.C<br />
To whom it may concern:<br />
My name is George Rosset and I am a good friend <strong>of</strong> Karl Denk. who lives on 8110<br />
Deerwood Road . As long as we have known Karl we have admired the fantastic<br />
views from his property and always expressed interest in acquiring 5 acres from<br />
Karl as soon as he would be able to subdivide. We love the South West exposure <strong>of</strong><br />
the land with long evening sun. We know and hiked in the area extensively with our<br />
dogs and would love to see the OCP <strong>of</strong>Spallumcheen amended so this area could be<br />
made more available to nature loving families. I am therefore very much in favor <strong>of</strong><br />
the OCP amendment <strong>of</strong> the South East Sector Sub Area.<br />
Sincerely<br />
Edith and George Rosset<br />
Page 27 <strong>of</strong> 191
Page 1 <strong>of</strong> 1<br />
pat and heather<br />
From:<br />
To:<br />
Sent:<br />
Subject:<br />
"Cheryl Maclean" <br />
<br />
Tuesday, July 24, 2012 6:29PM<br />
land rezoning<br />
To Whom It May Concern:<br />
We, Bart Eacrett and Cheryl Maclean, owners <strong>of</strong> the property at 7801 Mclennan Rd. Vernon B.C., do not object<br />
to the rezoning or subdivision <strong>of</strong> the property belonging to Heather and Pat Corbett at 8125 Mclennan Rd.<br />
Sincerely,<br />
Bart Eacrett and Cheryl Maclean<br />
Page 28 <strong>of</strong> 191<br />
7/25/2012
6620 Orchard Hill Road<br />
Vernon, BC VlH 1B8<br />
Ju1y 24, 2012<br />
To Whomever it May Concern:<br />
I am a long-time resident <strong>of</strong> the area, and I am writing to express my full support for the<br />
pending decision to rezone Pat and Heather Corbett's 30 acre Me Lennan Road parcel.<br />
I love the area myself and I am seriously considering purchasing a parcal from them if<br />
they can sub-divide. I desire to be a part <strong>of</strong> a rural and semi-rural community. I appreciate<br />
that the Corbett family is focussed on keeping the parcels a manageable size and not<br />
willing to see the entire hillside built up. They have planned for the future.<br />
The location <strong>of</strong> the property is convenient with its proximity to Vernon, Spallumcheen<br />
and Armstrong, <strong>of</strong>fering my family many choices to the amenities <strong>of</strong>fered by surrounding<br />
communities.<br />
Thank you for your time.<br />
Sincerely,<br />
Evelyn and Greg Huss<br />
Page 29 <strong>of</strong> 191
Page 1 <strong>of</strong> 1<br />
pat and heather<br />
From:<br />
To:<br />
Sent:<br />
Subject:<br />
"Karyn Rooney " <br />
<br />
Tuesday, July 24,201211:14 PM<br />
Re-zoning<br />
To whom it may concern:<br />
I, Karyn Redekopp, <strong>of</strong>7566 McLennan Road, have no<br />
objections to Pat and Heather Corbett re-zoning their property at 8125 McLennan Road. If need be, I<br />
may be contacted at (250) 558-5073.<br />
Sent on the TELUS Mobility network with BlackBerry<br />
Page 30 <strong>of</strong> 191<br />
7/25/2012
July 23rd, 2012<br />
Patrick & Heather Corbett<br />
8125 Mclennan Road<br />
Vernon B.C V1b 387<br />
250-549-0784<br />
Spallumcheen Mayor and Council<br />
We have resided on our 28 acres for the past 30 plus years. We are part <strong>of</strong> the group that has submitted<br />
an application for rezoning. Our long term goal is to create 3 or 4 lots 5 to 10 acres in size. We feel that<br />
doing this will not adversely impact the rural area that we enjoy. It will allow others to enjoy a rural lifestyle<br />
and will also create an increased tax base for Spallumcheen.<br />
Over the past 3 years we have worked closely with your planning department and pr<strong>of</strong>essionalls in<br />
completing the required studies to meet or exceed the bylaw. We are sure that you appreciate the amount<br />
<strong>of</strong> time and money that was involved in hiring pr<strong>of</strong>essionals to complete the required reports.<br />
We are looking forward to your support .<br />
Thank You<br />
Heather & Pat Corbett<br />
. A _) L (J .-, \I -IT· \<br />
-~ 00\. L- 0 \ .... '\>-.._y_ j\<br />
1-~ . I·A C c:r0L-d~<br />
Page 31 <strong>of</strong> 191
July 30, 2012<br />
We are owners <strong>of</strong> property located at 12 Ridgeview Road (Legal Desc: Lot A Sec 356 TP8 Plan<br />
35469 ODYD) located in the south sub-area <strong>of</strong> the southeast section plan.<br />
We are in agreement with and are hoping to see development in this area. We would like to have<br />
our property re-zoned as small holdings to allow the land to be subdivided into small acreages.<br />
We have spent countless hours and thousands <strong>of</strong> dollars to ensure South East Sector Bylaw<br />
requirements are met and we believe we have planned to allow for today' s growth as well as<br />
allowing for future potential. We are pleased with the plan we have devised and sincerely hope<br />
you will support us.<br />
Yours truly,<br />
Terry and Pat Goertz<br />
Page 32 <strong>of</strong> 191
July 25, 2012<br />
<strong>District</strong> <strong>of</strong> Spallumcheen:<br />
I support a rezoning application for this area. Subdividing properties in the<br />
southeast sector to allow for smaller acreages will keep a semi rural type <strong>of</strong><br />
community as opposed to city living. After all, city amenities are only minutes<br />
away in Vernon and Armstrong. I'm all for having wells instead <strong>of</strong> hooking to<br />
city water. There's nothing like fresh well water. Smaller single family lots will<br />
increase tax revenues for Spallumcheen in the future should servicing become<br />
available in the area.<br />
fTL<br />
s -r () f3!3r;-<br />
Page 33 <strong>of</strong> 191
July 5, 2012<br />
To The <strong>District</strong> <strong>of</strong> Spallumcheen<br />
Rezoning the southeast sector in Spallumcheen is a plan I am in favor <strong>of</strong>, especially if<br />
a mix <strong>of</strong> small acreages are made available and a rural atmosphere is retained. It's a<br />
very desirable location with downtown Vernon, Spallumcheen and Armstrong so<br />
close by. I like the idea <strong>of</strong> having wells and septic fields as that will keep my utility<br />
costs lower.<br />
I support rezoning in this area.<br />
a£~/2;_(?<br />
C L f}f' c ~<br />
f/crte'<br />
Page 34 <strong>of</strong> 191
Meeting Notes<br />
FINAL<br />
Date <strong>of</strong> Meeting: April 17, 2013<br />
Location:<br />
RDNO Conference Room<br />
Subject:<br />
South Sub-Area Traffic Studies<br />
File:<br />
11-0082-SPL-OCP<br />
Attendees:<br />
Marnie Skobalski, Greg Betts, Dave Pusey, Dave Cullen (P.Eng. – CTQ)<br />
GB/MS: Possible mis-understanding to date with respect to the intent <strong>of</strong> Council’s resolution<br />
regarding traffic study information to be provided prior to Second Reading.<br />
One concern is that, from a layperson’s perspective, the RD roads appear to be sub-standard<br />
so it is difficult to understand how CTQ could conclude the roads are capable <strong>of</strong> serving any<br />
additional development without upgrades.<br />
DC: From a traffic volume perspective, the roads will function fine and could handle more traffic<br />
than the amount currently using the roads. The pre-existing condition <strong>of</strong> the roads is another<br />
matter.<br />
“Traffic Review” and “Traffic Impact Study” are traffic volume related & address primarily the<br />
ability <strong>of</strong> existing or proposed roads to handle current and projected traffic volume.<br />
A Traffic Impact Study may also be referred to as a Traffic Impact Assessment. Generally, a TIS<br />
/ TIA is an in-depth analysis, involving modeling, and consideration <strong>of</strong> level <strong>of</strong> service, road &<br />
intersection functionality, need for turn lanes, deceleration/acceleration lanes, signal lights etc.<br />
A TIS/TIA is usually done prior to rezoning or subdivision. A Traffic Review is more ‘high level’<br />
and done at conceptual stage when full details <strong>of</strong> build out may not yet be known.<br />
GB/MS: Applicant is encouraged to be prepared to address the concern <strong>of</strong> having even one<br />
more lot approved which would access any one <strong>of</strong> the RD roads given their pre-existing<br />
condition.<br />
Access to/from South Sub-Area using roads in RD will be an issue with some residents. It is<br />
contrary to OCP policy in terms <strong>of</strong> being Primary Access. These roads already provide access<br />
to some homes/properties in Spallumcheen so it would not be possible to block them <strong>of</strong>f to<br />
public traffic however, OCP policy indicates they should not be used for primary access. Can<br />
subdivision be designed such that no additional Spallumcheen traffic accesses these roads?<br />
DC: That is not in keeping with proper traffic planning, and it's not possible or safe. Over the<br />
longer term when the road up from Greenhow is built, residents may <strong>of</strong> their own choice, prefer<br />
to drive down to Greenhow/Hwy. 97 rather that to wind through the RD as it may just be more<br />
direct, faster, and easier. RD residents may also choose this route and benefit directly from the<br />
faster more convenient access to Hwy 97 when it is complete. This will be a reversal <strong>of</strong> what the<br />
residents <strong>of</strong> RD are currently against. Traffic will likely increase in the South East Sector<br />
Spallumcheen development(s) from RD traffic, and not the other way around. Roads are for the<br />
public use and as such will benefit all residents - both RD and Spall.<br />
1<br />
Page 35 <strong>of</strong> 191
It may not be economically feasible to construct a road up from Greenhow immediately to serve<br />
only a few rural lots. It would be expensive, possibly impair development and would add a road<br />
to the hillside when not yet needed. It makes much more sense to use the existing roads and<br />
then build the connection to Hwy 97 as development progresses.<br />
MS: When the SE Sector policies <strong>of</strong> the OCP were prepared the vision for the area was for a<br />
higher density, urban-scale, fully serviced, mixed use, “Smart Growth” type <strong>of</strong> development.<br />
That form <strong>of</strong> development would have made the Spallumcheen primary access road<br />
construction more feasible than the current proposal <strong>of</strong> a large-lot, rural type <strong>of</strong> development.<br />
Regardless <strong>of</strong> whether anyone thinks the road access policies are good, bad, right, wrong or out<br />
<strong>of</strong> date it is still Council’s policy. Access via RD roads has been raised as a significant concern<br />
at recent EAAC and APC “C” meetings. The Committees’ comments will be in their meeting<br />
Minutes. RD residents may appear at the Public Hearing opposed to the development on the<br />
basis that their roads are in no condition to handle more traffic. Some residents are well aware<br />
<strong>of</strong> Spallumcheen’s OCP policies and may make a point <strong>of</strong> reminding Council <strong>of</strong> it.<br />
Applicant is advised to be prepared to address this issue.<br />
The current proposal is a departure from the vision for the South Sub-Area as described in the<br />
OCP. This has been considered by Council. A fully serviced plan for the South Sub Area may<br />
have resulted in 10 or 20 times the number <strong>of</strong> units currently proposed (+/- 140).<br />
DC: In comparison, using the existing (RD) roads to accommodate the small amount <strong>of</strong> traffic<br />
generated by 140 units plus possible Carriage Homes and suites isn't a problem or concern<br />
from a traffic or safety standpoint. Because the OCP Bylaw was based on an urban scale, and<br />
now what is being proposed is a rural scale, the requirement for Primary access from<br />
Spallumcheen to be developed doesn't really make sense, and using the current roads makes a<br />
lot <strong>of</strong> sense.<br />
MS: We can’t assume that the OCP policies re ‘access from roads within Township’ [policies i)<br />
ii and iii on p. 25 <strong>of</strong> OCP] would have been any different had a rural concept been envisioned<br />
when those OCP policies were written. Concern being that, from a pre-existing road condition<br />
perspective (not necessarily a traffic volume perspective) any new development on those RD<br />
roads may be considered too much. Any additional Spall traffic on those roads potentially<br />
places a greater burden on the Township both from a maintenance perspective (Township has<br />
an agreement with MoTI to maintain certain sections) and also from a public-accountability<br />
perspective. If any problems associated with road conditions and traffic from the Township, the<br />
Township may get the complaints.<br />
DC: From my perspective, if the South Sub Area was not originally planned as a major urban<br />
growth area, then the OCP Access Policies would not have been prepared in the first place, and<br />
connectivity to adjoining lands would be the same as for the rest <strong>of</strong> the community, with public<br />
access rights <strong>of</strong> way allowing for connectivity and movement both ways across municipal<br />
boundaries. Any connection to the <strong>Regional</strong> <strong>District</strong> lands proposed for the southern limit <strong>of</strong> the<br />
South Sub Area would not be providing for “Primary Access to the Comprehensive Planning<br />
Area” (as stated in Policy i)ii. Thus no variance is required to allow initial development to occur<br />
using existing roads.<br />
2<br />
Page 36 <strong>of</strong> 191
DP: We are not saying that the primary access road from Greenhow will not be built or asking<br />
for a variance to eliminate it, we will meet the Bylaw and build the road(s) as our Concept Plan<br />
indicates, we are just making note <strong>of</strong> the fact that it will/should be built as the lots that are<br />
developed reach that connection point instead <strong>of</strong> first. Also <strong>of</strong> note is that development <strong>of</strong> the<br />
SE Sector and use <strong>of</strong> the existing roads is totally feasible and will not result in any more<br />
maintenance even at full build out according to the Engineer that did our study.<br />
GB: Township and RD want to be good neighbours, what goes around comes around.<br />
DP: Although we understand that some <strong>of</strong> the RD neighbours may be "concerned" that new lots<br />
are being proposed next door in Spallumcheen, we are simply adding some more rural lots to<br />
the area and not a massive city that was allowed under the OCP and South East Sector Plan.<br />
This is in keeping with the neighbourhood and the area that these residents currently reside in<br />
and by doing so we believe we are acting as good neighbours and following a logical, areasensitive<br />
and market-based approach by developing the same kind <strong>of</strong> properties the area<br />
currently supports.<br />
GB: Regarding staff’s role, Township and Planning staff are compelled to remain objective and<br />
to evaluate the application in terms <strong>of</strong> how it complies with Council’s policies & bylaws. Staff<br />
are not in role <strong>of</strong> applicant’s advocate.<br />
MS: At Council, staff will present report on the application and applicant can request to be on<br />
agenda as a delegation. That way applicant can speak directly to Council and ‘advocate’ for<br />
their proposed development.<br />
DP: How does this traffic review impact the Financial Cost Recovery Analysis?<br />
GB: The FCRA is progressing. I have contacted USL to discuss status.<br />
GB/MS: Staff can prepare the next report to Council based on information received to date or<br />
applicant may want to supplement this information, now that the concerns are better understood<br />
(i.e. access via RD roads in relation to OCP policies and pre-existing conditions). Staff will<br />
leave it to the applicant to decide if they want to submit any additional information prior to<br />
Council’s consideration <strong>of</strong> Second Reading.<br />
Prepared by: Marnie Skobalski, Planner<br />
Meeting Notes FINALIZED April 26, 2013<br />
3<br />
Page 37 <strong>of</strong> 191
Mav 2013<br />
Regarding the approximately 27 acres belonging to Pat and Heather Corbett, 8125<br />
McLennan Road in Spallumcheen, BC:<br />
l am not opposed to Pat and Heather Corbett's plan to rezone and subdivide their land<br />
into two, or possihly, three parcels. Nor do l oppose their plan to use McLennan Road<br />
as access.<br />
Name (please print) :Address Signature<br />
f.l '-, -rr.LCTk 0 ::>~-<br />
./<br />
; I I l.itlti(fi)<br />
. l .i<br />
( ~- i ' ) l ( ,\ \ " . -·<br />
I () ,. I • '\,.A '<br />
[Cl ,; ... \ r.. 1,\ f--:·,r....l ~: ,,......,,<br />
/<br />
Page 38 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item D.1<br />
REGIONAL DISTRICT OF NORTH OKANAGAN<br />
MEMBER MUNICIPALITIES:<br />
ELECTORAL AREAS:<br />
CITY OF ARMSTRONG VILLAGE OF LUMBY “B” – SWAN LAKE “E” – CHERRYVILLE<br />
DISTRICT OF COLDSTREAM TOWNSHIP OF SPALLUMCHEEN “C” – B.X. DISTRICT “F” – ENDERBY (RURAL)<br />
CITY OF ENDERBY CITY OF VERNON “D” – LUMBY (RURAL)<br />
OFFICE OF: PLANNING DEPARTMENT<br />
April 15, 2013<br />
OUR FILE No.: 3045.12.03.04<br />
Electoral Area Advisory Committee<br />
c/o RDNO<br />
9848 Aberdeen Road<br />
Coldstream, BC V1B 2K9<br />
Dear Electoral Area Directors:<br />
Re: <strong>Regional</strong> Agricultural Plan Draft Terms <strong>of</strong> Reference for Review and Comment<br />
The Board <strong>of</strong> Directors passed the following resolution on April 3, 2013:<br />
“That the <strong>Regional</strong> Agricultural Plan Draft Terms <strong>of</strong> Reference and the report dated<br />
February 22, 2013 regarding <strong>Regional</strong> Agricultural Advisory Committee Roundtable<br />
Results be referred to the Electoral Area Advisory Committee and member municipal<br />
councils for review and comment to provide feedback by May 31, 2013.”<br />
The Board <strong>of</strong> Directors recognizes that concerns and opportunities regarding agriculture<br />
continue to arise and that a <strong>Regional</strong> Agricultural Plan could expand upon previous work<br />
completed and explores opportunities to achieve a vibrant, prosperous and resilient agricultural<br />
sector in all communities <strong>of</strong> the <strong>North</strong> <strong>Okanagan</strong>.<br />
The Board <strong>of</strong> Directors requests that Mayor and Council <strong>of</strong> the six member municipalities<br />
(City <strong>of</strong> Armstrong, <strong>District</strong> <strong>of</strong> Coldstream, City <strong>of</strong> Enderby, Village <strong>of</strong> Lumby, Township<br />
<strong>of</strong> Spallumcheen and City <strong>of</strong> Vernon) and the Electoral Area Advisory Committee review<br />
the <strong>Regional</strong> Agricultural Plan Draft Terms <strong>of</strong> Reference and provide comments that will<br />
be considered prior to endorsement.<br />
If you have any questions, require more information or would like to request a delegation to<br />
present on this subject, please contact the undersigned at 250-550-3750 or rgs@rdno.ca.<br />
Yours truly;<br />
Anthony Kittel<br />
<strong>Regional</strong> Growth Strategy Coordinator<br />
AK/ak<br />
<strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong><br />
9848 Aberdeen Road<br />
Coldstream, BC V1B 2K9<br />
Page 39 <strong>of</strong> 191<br />
Phone: 250-550-3700<br />
Fax: 250-550-3701<br />
Web: www.rdno.ca<br />
E-Mail: info@rdno.ca
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item D.1<br />
REGIONAL DISTRICT<br />
<strong>of</strong><br />
NORTH OKANAGAN<br />
REPORT<br />
File No.: 3045.12.03.04<br />
TO:<br />
FROM:<br />
<strong>Regional</strong> Growth Management Advisory Committee<br />
Planning Department<br />
DATE: March 6, 2013<br />
SUBJECT: Draft <strong>Regional</strong> Agricultural Plan Terms <strong>of</strong> Reference<br />
RECOMMENDATION:<br />
That the draft <strong>Regional</strong> Agricultural Plan Terms <strong>of</strong> Reference be referred to the <strong>Regional</strong> Agricultural<br />
Advisory Committee, Electoral Area Advisory Committee and member municipal councils for review<br />
and comment by May 31, 2013.<br />
PURPOSE:<br />
This report has been prepared as background information for the <strong>Regional</strong> Growth Management<br />
Advisory Committee to provide an overview <strong>of</strong> the purpose <strong>of</strong> the <strong>Regional</strong> Agricultural Plan (the<br />
“Plan”) and sets out the proposed Terms <strong>of</strong> Reference and deliverables for consideration.<br />
DISCUSSION:<br />
Agriculture is an important part <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> communities’ history and a significant contributor<br />
to the economy. Over 76,500 ha (or 189,000 acres) is used for agriculture in the <strong>North</strong> <strong>Okanagan</strong> and<br />
the majority <strong>of</strong> these lands (66,000 ha or 163,000 acres) are located within the Agricultural Land<br />
Reserve (ALR). In 2010, there were 1,167 farms reported in the <strong>North</strong> <strong>Okanagan</strong> and approximately<br />
5% per cent <strong>of</strong> the regional workforce is employed within the agricultural sector. The agricultural<br />
industry is a major economic driver in the region, with approximately $126 million in farm receipts in<br />
2010.<br />
The RDNO’s <strong>Regional</strong> Growth Strategy and rural Official Community Plans recognize agriculture as a<br />
significant contributor to the region's cultural landscape, identity and economy. Collectively, these<br />
plans express a commitment to the preservation and strengthening <strong>of</strong> the region's rural economy and<br />
lifestyle, including the protection <strong>of</strong> lands capable <strong>of</strong> agricultural productivity. These goals are an<br />
integral part <strong>of</strong> the region's vision to be recognized for an outstanding quality <strong>of</strong> urban and rural life<br />
and a commitment to environmental protection and agricultural sustainability and resilience.<br />
Despite an active agricultural industry, long term farmland protection and the promotion <strong>of</strong> agriculture<br />
as a viable economic sector have emerged as significant issues in the region. Past agricultural<br />
planning initiatives in the <strong>North</strong> <strong>Okanagan</strong> include the completion <strong>of</strong> the Agricultural Land Reserve<br />
Boundary Review for all Electoral Areas, <strong>North</strong> <strong>Okanagan</strong> Food System Plan, the Township <strong>of</strong><br />
Spallumcheen Agricultural Area Plan and the <strong>District</strong> <strong>of</strong> Coldstream Agricultural Area Plan.<br />
Agricultural policies have been included in municipal and Electoral Area Official Community Plans<br />
(OCP) and the <strong>Regional</strong> Growth Strategy (RGS).<br />
Page 40 <strong>of</strong> 191
Draft <strong>Regional</strong> Agricultural Plan Terms <strong>of</strong> Reference<br />
Report to <strong>Regional</strong> Growth Management Advisory Committee – March 6, 2013 Page 2<br />
The Board <strong>of</strong> Directors recognizes that concerns and opportunities regarding agriculture continue to<br />
arise and that a <strong>Regional</strong> Agricultural Plan could expand upon previous work completed and explores<br />
opportunities to achieve a vibrant, prosperous and resilient agricultural sector.<br />
The preparation <strong>of</strong> a <strong>Regional</strong> Agricultural Plan (the “Plan”) was supported by the Board <strong>of</strong> Directors<br />
on January 2, 2013. The Plan will differ from current <strong>Regional</strong> <strong>District</strong> strategic planning documents in<br />
that it will be drafted from a distinctly agricultural perspective. It is anticipated that the Plan will provide<br />
an overview <strong>of</strong> current agricultural activities in the <strong>North</strong> <strong>Okanagan</strong>, identify opportunities for the<br />
<strong>Regional</strong> <strong>District</strong> and member municipalities to support agriculture and make recommendations to<br />
amend existing policies and regulations.<br />
The purpose <strong>of</strong> the Plan is to define the <strong>Regional</strong> <strong>District</strong>’s role with respect to agriculture and identify<br />
appropriate policies and actions to support the long term viability and resilience <strong>of</strong> agriculture in the<br />
<strong>North</strong> <strong>Okanagan</strong>. The Plan may complement OCPs and may be adopted as a sub-plan or schedule <strong>of</strong><br />
the RGS. The Plan will consider agriculture in its regional context and anticipates future changes in<br />
the industry. The Plan will propose solutions to issues and identify opportunities to strengthen farming.<br />
Thirty-four local and regional governments in British Columbia have completed, or are completing,<br />
agricultural plans for their farming areas. The Agricultural Land Commission and the Ministry <strong>of</strong><br />
Agriculture actively support the development <strong>of</strong> agricultural plans. Funding for these plans has been<br />
encouraged by the Investment Agriculture Foundation.<br />
BACKGROUND/HISTORY:<br />
The RGS was adopted on September 21, 2011 and implementation priorities are established every<br />
year. The Board <strong>of</strong> Directors selected four priority actions for 2013, <strong>of</strong> which the initiation <strong>of</strong> a<br />
<strong>Regional</strong> Agricultural Area Plan was selected as the primary initiative.<br />
During the development <strong>of</strong> the RGS, the <strong>North</strong> <strong>Okanagan</strong> Food System Plan Steering Committee,<br />
Agriculture and Food System Working Group and the communities <strong>of</strong> the <strong>North</strong> <strong>Okanagan</strong> identified<br />
several issues, possible solutions, strategies and actions to support regional agriculture. Some <strong>of</strong><br />
these broad strategies have been included within the RGS and in rural OCPs. The <strong>Regional</strong><br />
Agricultural Advisory Committee (RAAC), at the February 21, 2013 meeting, identified several<br />
challenges that have been experienced by the agricultural industry.<br />
The Plan would establish a clear vision and set <strong>of</strong> priorities that the <strong>Regional</strong> <strong>District</strong>, municipal<br />
partners, the agricultural sector and senior levels <strong>of</strong> government could undertake to support the <strong>North</strong><br />
<strong>Okanagan</strong> farming community. This would assist the Board <strong>of</strong> Directors in addressing matters related<br />
to agriculture that affect communities such as meat processing licensing, genetically modified foods<br />
and transportation related issues (such as rail access).<br />
AGRICULTURAL AREA PLANS<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item D.1<br />
An agricultural plan refers to the general planning process concerning agriculture. The scope and<br />
contents <strong>of</strong> an agricultural plan can be very broad, covering all aspects <strong>of</strong> agriculture, from a shared<br />
vision to economic development, healthy communities, food security, land uses, and on-farm<br />
activities.<br />
An Agricultural Area Plan (AAP) is a local government policy tool for agricultural land use planning<br />
that is intended to be formally adopted as a sub-area plan <strong>of</strong> an Official Community Plan. The<br />
Agricultural Land Commission, in Planning for Agriculture, provides the most comprehensive<br />
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discussion <strong>of</strong> AAPs. The Local Government Act makes provision for municipalities and regional<br />
districts to develop OCPs. There are no provisions in the Local Government Act that explicitly address<br />
sub-area plans, although local governments have created sub-area plans as a matter <strong>of</strong> practice.<br />
Local government have developed sub-area plans that provide a greater level <strong>of</strong> detail for addressing<br />
objectives not sufficiently covered in an OCP. These sub-area plans are <strong>of</strong>ten referred to as<br />
neighbourhood or local area plans. When applied to agricultural lands they are referred to as<br />
Agricultural Area Plans.<br />
The primary benefits <strong>of</strong> an AAP are that it provides a level <strong>of</strong> policy detail that is greater than the OCP<br />
and specific to an area’s agricultural features. The key elements are:<br />
a sub-area plan applied to an agricultural area that will be predominantly within the ALR;<br />
may involve two or more jurisdictions;<br />
adoption is similar to an OCP as prescribed in the Local Government Act although there is a<br />
need for policy consistency with an adopted OCP;<br />
expresses agricultural policy at a level <strong>of</strong> detail that can effectively deal with issues important<br />
to the farm community, enhance the potential for land use and resource compatibility and<br />
clearly define agriculture’s place in the larger community;<br />
strive to achieve:<br />
o an enhanced understanding <strong>of</strong> agriculture<br />
o greater focus policies that address agricultural issues;<br />
o inclusive planning processes where members <strong>of</strong> the agricultural community are involved in<br />
the Plan’s development; and<br />
o improved local and provincial (and federal) government policy integration.<br />
The Board <strong>of</strong> Directors and partnering member municipalities should determine the extent <strong>of</strong> the<br />
scope <strong>of</strong> the regional agricultural planning process and agree upon the desired outcomes.<br />
DRAFT REGIONAL AGRICULTURAL PLAN TERMS OF REFERENCE:<br />
Scope and Approach:<br />
The majority <strong>of</strong> AAPs are either municipal or sub-regional in scope. The <strong>Regional</strong> <strong>District</strong> <strong>of</strong> Nanaimo,<br />
Cowichan Valley <strong>Regional</strong> <strong>District</strong> and the <strong>Regional</strong> <strong>District</strong> <strong>of</strong> Central Kootenay developed<br />
comprehensive, regional AAPs through partnerships with their member municipalities.<br />
A region wide approach to planning for agriculture enables a collaborative effort that can maximize the<br />
capabilities across the <strong>North</strong> <strong>Okanagan</strong>. It also supports planning that recognizes the distinct nature<br />
<strong>of</strong> each community while ensuring a consistent policy approach to agriculture.<br />
Goals & Objectives:<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item D.1<br />
The goal is to ensure the long term viability, prosperity and resilience <strong>of</strong> agriculture in the <strong>North</strong><br />
<strong>Okanagan</strong>. This will be accomplished through creation <strong>of</strong> a plan containing actions and innovative<br />
approaches that support and maintain a strong and sustainable agricultural industry within our diverse<br />
communities.<br />
The planning process will review and draw upon previous work, including current bylaws, policies and<br />
plans developed over the years by our municipal partners and in consultation with senior agencies<br />
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and the farming community, including the RGS. An integral component will include examining other<br />
British Columbia local government approaches to improve agricultural viability and prosperity.<br />
The following outcomes are expected:<br />
Develop a vision for agriculture for the next 20 years;<br />
Identify and explore current issues and opportunities relating agriculture;<br />
Determine creative actions and approaches to address issues and opportunities;<br />
Develop an implementation strategy;<br />
Engage stakeholders to contribute to a comprehensive action plan that is reflective <strong>of</strong> their<br />
input;<br />
Identify opportunities and policies that will support and enhance the economic sustainability<br />
and resilience <strong>of</strong> the agricultural industry; and,<br />
Develop an innovative agricultural area plan which addresses long term viability and resilience<br />
<strong>of</strong> farming.<br />
The specific objectives for the Plan are:<br />
To undertake a comprehensive analysis <strong>of</strong> the agricultural industry and the resource base;<br />
To identify agricultural issues, trends, opportunities and challenges facing the agricultural<br />
industry;<br />
To develop strategies and policies to take advantage <strong>of</strong> opportunities and mitigate challenges;<br />
To develop policies to protect agricultural land;<br />
To provide recommendations to changes in Provincial legislation, regulations and policies to<br />
reflect the goals <strong>of</strong> the Plan;<br />
To develop policy and establish criteria to assist in the evaluation <strong>of</strong> ALR exclusion, non-farm<br />
use and subdivision applications; and,<br />
To provide recommendations that will promote public awareness <strong>of</strong> the importance <strong>of</strong><br />
agriculture.<br />
The Plan is not intended to review the boundaries <strong>of</strong> the ALR or reduce local autonomy on<br />
agricultural issues. The Plan is intended to provide guidance to local government and support local<br />
and regional agricultural planning efforts.<br />
<strong>Regional</strong> Agricultural Plan Overview & Scope <strong>of</strong> Work:<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item D.1<br />
A <strong>Regional</strong> Agricultural Plan will involve developing a vision and identifying strategies that address<br />
current and future issues to ensure the long term prosperity and resilience <strong>of</strong> agriculture in the <strong>North</strong><br />
<strong>Okanagan</strong>. Through discussions with the Agriculture and Food System Working Group, <strong>Regional</strong><br />
Growth Management Advisory Committee and the <strong>Regional</strong> Agricultural Advisory Committee (RAAC),<br />
the following issue areas have been noted as significant to agricultural sustainability and industry<br />
resilience:<br />
encouraging innovation and investment;<br />
loss <strong>of</strong> agricultural lands and reduction <strong>of</strong> actively farmed lands;<br />
financial and regulatory barriers for existing and new agriculturalists;<br />
optimizing farming opportunities;<br />
public education and linkages between community and agriculture;<br />
services and infrastructure (eg. irrigation and agricultural water rates);<br />
transportation;<br />
succession planning;<br />
edge planning;<br />
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Draft <strong>Regional</strong> Agricultural Plan Terms <strong>of</strong> Reference<br />
Report to <strong>Regional</strong> Growth Management Advisory Committee – March 6, 2013 Page 5<br />
<br />
<br />
<br />
environmental challenges;<br />
food security; and,<br />
climate change impacts on the agricultural industry.<br />
Draft Plan Development Process:<br />
The purpose <strong>of</strong> this project is to conduct a comprehensive planning process to research, develop<br />
policy alternatives, undertake public and agricultural stakeholder consultation and create realistic and<br />
achievable recommendations for a <strong>Regional</strong> Agricultural Plan for the <strong>North</strong> <strong>Okanagan</strong>. The Plan<br />
should provide guidance on how the <strong>Regional</strong> <strong>District</strong> and municipal, partners can implement the<br />
objectives and policies adopted in existing plans and it should identify priority actions needed to<br />
support the long term sustainability and resilience <strong>of</strong> agriculture in the region.<br />
The planning process has two Phases. The goal <strong>of</strong> Phase I is to develop an information base and a<br />
common understanding <strong>of</strong> the issues and opportunities facing agriculture in the <strong>North</strong> <strong>Okanagan</strong>. The<br />
focus <strong>of</strong> Phase II will be to develop strategies, actions and an implementation strategy that address<br />
these issues and opportunities. The deliverable will be a <strong>Regional</strong> Agricultural Plan that will provide<br />
guidance on agricultural land use issues and the long term sustainability and resilience <strong>of</strong> the<br />
agricultural sector.<br />
Phase I: Agricultural Pr<strong>of</strong>ile<br />
The purpose <strong>of</strong> the Agricultural Pr<strong>of</strong>ile is to provide a basis on which to build a Plan that is<br />
representative <strong>of</strong> the <strong>North</strong> <strong>Okanagan</strong> context. The objectives <strong>of</strong> Phase I are:<br />
Investigate historical and current agricultural information, in order to develop an agricultural<br />
pr<strong>of</strong>ile for the region;<br />
Complete an agricultural Land Use Inventory (LUI) using existing information and identify<br />
gaps;<br />
Communicate with stakeholders in the region to determine strengths, weaknesses,<br />
opportunities, and threats facing agriculture in the <strong>North</strong> <strong>Okanagan</strong>;<br />
Conduct a preliminary market opportunities analysis;<br />
An in-depth review <strong>of</strong> current agricultural policies and the legislative environment; and,<br />
Review relevant local, regional and provincial policies, programs and regulations, including:<br />
o <strong>Regional</strong> Growth Strategy<br />
o <strong>North</strong> <strong>Okanagan</strong> Food System Plan<br />
o Township <strong>of</strong> Spallumcheen Agricultural Area Plan<br />
o <strong>District</strong> <strong>of</strong> Coldstream Agricultural Area Plan<br />
o Official Community Plans<br />
o Zoning Bylaws<br />
Phase II: <strong>Regional</strong> Agricultural Plan<br />
Phase II will focus on an in-depth review <strong>of</strong> current agricultural policies, develop recommendations to<br />
enhance agriculture in the region, create an implementation strategy, and identify funding<br />
opportunities. The overall process to develop the plan will be to:<br />
<br />
Recommend goals, objectives and actions for resolving the main issues and capitalizing on<br />
opportunities.<br />
Develop policy priorities and recommendations in collaboration with the RAAC, Board <strong>of</strong><br />
Directors, the agricultural community, participating jurisdictions, senior levels <strong>of</strong> government<br />
and residents.<br />
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Identify recommended amendments to existing policies and bylaws.<br />
Develop a detailed implementation strategy for the <strong>Regional</strong> Agricultural Area Plan and<br />
<strong>Regional</strong> Agricultural Economic Development Strategy.<br />
Make recommendations on funding opportunities and evaluation strategies.<br />
Identify implementation steps and recommend appropriate priorities to address the issues<br />
facing farming and agriculture in the region.<br />
Proposed Deliverables:<br />
<strong>Regional</strong> Agricultural Plan<br />
The purpose <strong>of</strong> the <strong>Regional</strong> Agriculture Plan is to ensure that the agricultural capability <strong>of</strong> the <strong>North</strong><br />
<strong>Okanagan</strong> is enhanced as part <strong>of</strong> a secure food supply for the region through improved decisionmaking<br />
related to agriculture and agricultural land uses. Agriculture in the Region is characterized by<br />
its diversity, with larger operations predominantly in Coldstream, Spallumcheen and the Electoral<br />
Areas and many small lot farms spread across the <strong>North</strong> <strong>Okanagan</strong>.<br />
The Plan’s recommendations will need to address all sizes and forms <strong>of</strong> farm operations, from the<br />
largest fruit growers in Greater Vernon to homesteaders in Cherryville and diversified small lot farmers<br />
that exist throughout the region. This Plan will address issues related to the preservation <strong>of</strong> the<br />
agricultural land base and maintaining and expanding agricultural capabilities throughout the region.<br />
The objectives that the Plan will address will focus on four policy areas:<br />
Support Designated Farmland Uses<br />
Increase the Productive Use <strong>of</strong> Farmland in the ALR<br />
<br />
<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item D.1<br />
Enhance the Agricultural Resource Base<br />
Create policy on issues including: a. criteria to evaluate the various forms <strong>of</strong> Agricultural Land<br />
Commission applications (ALR exclusions, non-farm uses, and subdivisions)<br />
This Plan will provide guidance on local and regional opportunities to support the agricultural sector.<br />
Provincial or federal issues may be identified, but resolving these issues is beyond the authority <strong>of</strong><br />
local and regional government or the local agricultural industry. <strong>Regional</strong>, provincial and national<br />
organizations are best equipped to address those concerns. The Strategy should explore local and<br />
regional opportunities, including:<br />
improved farm business management that can be realistically implemented by farmers and<br />
farm organizations;<br />
local, regional, provincial and federal policies which will encourage agricultural activity within<br />
and outside the ALR and allow agriculture to become more pr<strong>of</strong>itable, resilient and<br />
sustainable;<br />
identification <strong>of</strong> agricultural crops and products with potential for enhancing agriculture in the<br />
region including opportunities in smaller and medium scale agricultural farm operations;<br />
strategies to attract new farmers and new investment in primary and value-added production;<br />
improve education and information exchange between the farm community and the public<br />
including better education <strong>of</strong> youth with respect to farm practices and the role that the industry<br />
plays in the community;<br />
promote local agriculture;<br />
Identify new markets, approaches and opportunities that will increase the pr<strong>of</strong>itability <strong>of</strong> the<br />
agricultural sector; and,<br />
address environmental issues related to agriculture.<br />
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The emphasis <strong>of</strong> this Plan will be on taking advantage <strong>of</strong> the opportunities, and addressing the issues<br />
that are local and regional, although senior government ministries will be requested to support<br />
regional agriculture through policy actions and/or financial support.<br />
The regional emphasis for this Strategy will mean that current social, economic and environmental<br />
links between agriculture and the community will have to be recognized and new links established if<br />
change is to take place. Both the agricultural sector and the community will have to be involved in<br />
developing a vibrant, sustainable and resilient agricultural sector in the <strong>North</strong> <strong>Okanagan</strong>.<br />
The Plan will define the <strong>Regional</strong> <strong>District</strong>’s role with respect to agriculture and identify appropriate<br />
policies and actions to support the long term viability <strong>of</strong> farming by protecting the agricultural land<br />
base. The Plan is meant to be a sub-strategy <strong>of</strong> the RGS and complement OCPs and may be<br />
adopted, in a locally amended form, as a sub-plan or schedule <strong>of</strong> OCPs.<br />
Implementation Strategy<br />
The <strong>Regional</strong> Agricultural Plan policies are proposed to be implemented by the appropriate local,<br />
regional and senior governments, agricultural organizations, agriculturalists and agricultural<br />
community groups, within immediate, short, medium and long-term timelines, according to priority and<br />
anticipated ease <strong>of</strong> implementation.<br />
Care must been taken to organize policy implementation in a manner that does not unreasonably<br />
burden specific local, regional and senior government agencies, in terms <strong>of</strong> required resources and<br />
timelines.<br />
Agriculture Area Plan Consultation Process:<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item D.1<br />
The Plan will need to be developed with consultation with the agricultural community, key<br />
stakeholders, residents, First Nations and senior levels <strong>of</strong> government to ensure that the Plan is<br />
reflective <strong>of</strong> regional concerns and issues regarding long term agricultural sustainability and<br />
resilience. Consultation will provide the opportunity for developing creative and realistic solutions and<br />
policies to respond to those challenges. It is the experience <strong>of</strong> other local and regional governments<br />
that an inclusive public and agricultural community engagement program is one <strong>of</strong> the most important<br />
elements for creating robust and comprehensive agricultural planning outcomes.<br />
The RAAC will act as the Plan’s steering committee throughout the Plan’s development process and<br />
will assist in facilitating farming community involvement.<br />
Based upon the agricultural area plan work programs <strong>of</strong> other local and regional governments, the<br />
following public and stakeholder engagement actives are recommended:<br />
Workshops were with a range <strong>of</strong> agricultural stakeholder groups, including specialty (smallscale,<br />
organic) agriculture, field horticulture (plant agriculture), intensive horticulture,<br />
horticultural processing, supply-managed (dairy, poultry) operations, supply managed<br />
processing, livestock operations and livestock products processing.<br />
Interviews with prominent stakeholders (to be identified).<br />
Community meetings to enable farmers and residents to provide input about the agricultural<br />
areas they work and live in. Feedback from these meetings can play a key role in identifying<br />
agricultural issues and policy solutions.<br />
Surveys targeted at specific groups, such as agricultural producers, processors, retailers and<br />
consumers to provide insight on issues, barriers, agricultural awareness and potential<br />
solutions.<br />
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Draft <strong>Regional</strong> Agricultural Plan Terms <strong>of</strong> Reference<br />
Report to <strong>Regional</strong> Growth Management Advisory Committee – March 6, 2013 Page 8<br />
<br />
<br />
Open houses and information sessions at key points within the process.<br />
Farm Tours for stakeholders, local and senior government representatives and other agencies,<br />
with the goal <strong>of</strong> providing farmers the opportunity to demonstrate their operation and discuss<br />
their challenges and barriers directly.<br />
Responsibilities:<br />
<strong>Regional</strong> Growth Management Advisory Committee<br />
The Plan is considered a priority RGS implementation action and a potential sub-strategy <strong>of</strong> the RGS.<br />
The <strong>Regional</strong> Growth Management Advisory Committee (RGMAC) is responsible for overseeing RGS<br />
development, implementation and review. Although the RGMAC will not be directly involved within the<br />
development <strong>of</strong> the Plan, this Committee will be responsible for:<br />
Developing <strong>Regional</strong> Agricultural Plan Terms <strong>of</strong> Reference; and,<br />
Reviewing and commenting on the draft Plan deliverables.<br />
<strong>Regional</strong> Agricultural Advisory Committee<br />
The <strong>Regional</strong> Agricultural Advisory Committee (RAAC) was appointed in early 2013. Each <strong>of</strong> the<br />
agricultural representatives brings their experience and understanding <strong>of</strong> agriculture in the <strong>North</strong><br />
<strong>Okanagan</strong> to the planning process. The RAAC members will provide support and, through the<br />
planning process, act as liaisons with the agricultural community. The core responsibilities <strong>of</strong> the<br />
RAAC will be to:<br />
Assist with defining key components <strong>of</strong> the Terms <strong>of</strong> Reference for the Plan, including advice<br />
on the goals and objectives and priority issues to be considered within the Plan.<br />
Assist with engaging and consulting the agricultural community, rural residents and industry<br />
<br />
during Plan development.<br />
Provide advice and technical support to <strong>Regional</strong> <strong>District</strong> staff and the selected consultant(s)<br />
on the history <strong>of</strong> agriculture in the region and current agricultural issues and priorities.<br />
Review and provide feedback on the draft Plan including policies, recommendations and<br />
implementation strategies.<br />
EXISTING POLICY:<br />
The development <strong>of</strong> a <strong>Regional</strong> AAP corresponds with the following policies <strong>of</strong> <strong>Regional</strong> Growth<br />
Strategy Bylaw No. 2500, 2011:<br />
UC‐2.7: protect the character <strong>of</strong> rural areas: Rural Protections Areas contain a variety <strong>of</strong> lands with<br />
natural resource value including agriculture and forestry. These lands have historically<br />
played a significant role in shaping <strong>North</strong> <strong>Okanagan</strong> character and identity, <strong>of</strong>fering rural<br />
lifestyle choice, as well as providing important economic benefits. Their long term viability<br />
and productivity is increasingly threatened by urban encroachment and the spread <strong>of</strong><br />
incompatible land uses.<br />
GOAL AG‐1: Water is Managed Sustainably so all Reasonable Needs, including Agriculture,<br />
are met in a Balanced Manner.<br />
GOAL AG‐2: Maintain and Diversify the Agricultural Land Base<br />
GOAL AG‐3: Support a Robust and Diverse Agricultural Economic Sector<br />
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GOAL AG‐4: Encourage a Healthy, Accessible and Resilient Food System<br />
The development <strong>of</strong> a <strong>Regional</strong> AAP corresponds with actions identified by the Agriculture and Food<br />
Systems Working Group and has been included within Schedule ‘C’: Potential Implementation Actions<br />
<strong>of</strong> <strong>Regional</strong> Growth Strategy Bylaw No. 2500, 2011:<br />
Action AG‐1.1: Development <strong>of</strong> a <strong>Regional</strong> Agricultural Economic Development Plan.<br />
Action AG‐1.2: Create an inventory <strong>of</strong> agri‐industrial operation, infrastructure and lands<br />
Action AG‐1.3: Undertake a <strong>Regional</strong> Agricultural Area Plan.<br />
The Board <strong>of</strong> Directors passed the following resolution on January 2, 2013 which outlined the 2013<br />
<strong>Regional</strong> Growth Strategy project priorities:<br />
That the following <strong>Regional</strong> Growth Strategy implementation projects be included within the<br />
2013 <strong>Regional</strong> Growth Strategy Action Plan and 2013/2014 <strong>Regional</strong> Planning (031) Financial<br />
Plan:<br />
1. <strong>Regional</strong> Agricultural Area Plan, with a focus on economic development and longterm<br />
industry resilience;<br />
2. In-kind support for regional economic development initiatives;<br />
3. <strong>Regional</strong> Housing Needs Assessment, in partnership with the City <strong>of</strong> Vernon; and<br />
4. <strong>Regional</strong> Parks Legacy Fund Feasibility Study, to be undertaken by Greater Vernon Parks,<br />
Recreation and Culture.<br />
The development <strong>of</strong> a <strong>Regional</strong> Agricultural Area Plan that focuses on economic development and<br />
long-term industry and food system resilience was considered the top <strong>Regional</strong> Growth Strategy<br />
implementation priority <strong>of</strong> the Board <strong>of</strong> Directors for 2013.<br />
FINANCIAL/BUDGETARY CONSIDERATIONS:<br />
The development <strong>of</strong> a <strong>Regional</strong> Agricultural Area Plan, contingent on scope, scale and focus, is<br />
anticipated to cost $70,000 to complete. The Investment in Agriculture Foundation <strong>of</strong> British Columbia<br />
(IAF), through the Local Government Agricultural Planning Program, may provide up to 50 percent <strong>of</strong><br />
the cash costs <strong>of</strong> an agriculture area plan project, up to a maximum <strong>of</strong> $45,000, if a grant application<br />
is successful. It is recommended that an application be made to the IAF for $35,000 (50% <strong>of</strong> the<br />
proposed budget) prior to the April 16, 2013 deadline.<br />
PERSONNEL IMPLICATIONS:<br />
The development <strong>of</strong> many elements <strong>of</strong> the <strong>Regional</strong> Agricultural Plan could be undertaken by the<br />
<strong>Regional</strong> Growth Strategy Coordinator, with support from the <strong>Regional</strong> Growth Strategy Support<br />
Team, consisting <strong>of</strong> senior planning staff representing all <strong>North</strong> <strong>Okanagan</strong> communities. Consultants<br />
would be used to assist with tasks that require additional capacity that does not exist within the<br />
<strong>Regional</strong> <strong>District</strong>.<br />
COMMUNITY CONSIDERATIONS:<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item D.1<br />
Consultation in creating the <strong>Regional</strong> Agricultural Plan would include targeted input from the farming<br />
community and key stakeholders as well as provide opportunities for input and feedback from <strong>North</strong><br />
<strong>Okanagan</strong> residents.<br />
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EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item D.1<br />
Draft <strong>Regional</strong> Agricultural Plan Terms <strong>of</strong> Reference<br />
Report to <strong>Regional</strong> Growth Management Advisory Committee- March 6, 2013 Page 10<br />
SUMMARY:<br />
The <strong>Regional</strong> Agriculture Plan would reflect the priorities and needs identified by the farming<br />
community and residents <strong>of</strong> the <strong>North</strong> <strong>Okanagan</strong>. It will provide direction to the <strong>Regional</strong> <strong>District</strong> on<br />
the measures within its purview and sphere <strong>of</strong> influence that can be acted upon to assist in supporting<br />
a thriving sustainable and resilient agricultural sector that will continue to contribute to <strong>North</strong><br />
<strong>Okanagan</strong> communities. The Plan will identify priority areas that can be readily achieved and that will<br />
help build momentum and support for Plan implementation, which is expected to result in:<br />
consistent information and support to farmers;<br />
a stronger working relationship between the <strong>Regional</strong> <strong>District</strong> and farmers <strong>of</strong> the region;<br />
an increased understanding <strong>of</strong> and support for farming by <strong>North</strong> <strong>Okanagan</strong> communities;<br />
the preservation <strong>of</strong> the land base and water for food production;<br />
collaborative approaches that benefit agriculture and assist in local food access; and,<br />
stronger support for agriculture in <strong>Regional</strong> <strong>District</strong> bylaws.<br />
The draft Terms <strong>of</strong> Reference reflects these desired outcomes. It is recommended that, prior to<br />
adoption, these Terms <strong>of</strong> Reference be referred to the <strong>Regional</strong> Agricultural Advisory Committee,<br />
Electoral Area Advisory Committee and member municipal councils for review and comment by May<br />
31 , 2013. The input received will assist the <strong>Regional</strong> Growth Management Advisory Committee in<br />
refining the Terms <strong>of</strong> Reference prior to adoption.<br />
Submitted by:<br />
y Coordinator<br />
Approved For Inclusion:<br />
Endorsed by:<br />
Rob Smai/es, MCIP<br />
General Manager, Planning and Building<br />
Page 49 <strong>of</strong> 191
Scope and Approach:<br />
RDNO <strong>Regional</strong> Agricultural Plan Draft Terms <strong>of</strong> Reference<br />
April 5, 2013<br />
REGIONAL AGRICULTURAL PLAN<br />
DRAFT TERMS OF REFERENCE (For review and comment)<br />
The majority <strong>of</strong> AAPs are either municipal or sub-regional in scope. The <strong>Regional</strong> <strong>District</strong> <strong>of</strong><br />
Nanaimo, Cowichan Valley <strong>Regional</strong> <strong>District</strong> and the <strong>Regional</strong> <strong>District</strong> <strong>of</strong> Central Kootenay<br />
developed comprehensive, regional AAPs through partnerships with their member<br />
municipalities.<br />
A region wide approach to planning for agriculture enables a collaborative effort that can<br />
maximize the capabilities across the <strong>North</strong> <strong>Okanagan</strong>. It also supports planning that recognizes<br />
the distinct nature <strong>of</strong> each community while ensuring a consistent policy approach to agriculture.<br />
Goals & Objectives:<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item D.1<br />
The goal is to ensure the long term viability, prosperity and resilience <strong>of</strong> agriculture in the <strong>North</strong><br />
<strong>Okanagan</strong>. This will be accomplished through creation <strong>of</strong> a plan containing actions and<br />
innovative approaches that support and maintain a strong and sustainable agricultural industry<br />
within our diverse communities.<br />
The planning process will review and draw upon previous work, including current bylaws,<br />
policies and plans developed over the years by our municipal partners and in consultation with<br />
senior agencies and the farming community, including the RGS. An integral component will<br />
include examining other British Columbia local government approaches to improve agricultural<br />
viability and prosperity.<br />
The following outcomes are expected:<br />
Develop a vision for agriculture for the next 20 years;<br />
Identify and explore current issues and opportunities relating agriculture;<br />
Determine creative actions and approaches to address issues and opportunities;<br />
Develop an implementation strategy;<br />
Engage stakeholders to contribute to a comprehensive action plan that is reflective <strong>of</strong><br />
their input;<br />
Identify opportunities and policies that will support and enhance the economic<br />
sustainability and resilience <strong>of</strong> the agricultural industry; and,<br />
Develop an innovative agricultural area plan which addresses long term viability and<br />
resilience <strong>of</strong> farming.<br />
The specific objectives for the Plan are:<br />
To undertake a comprehensive analysis <strong>of</strong> the agricultural industry and the resource<br />
base;<br />
To identify agricultural issues, trends, opportunities and challenges facing the<br />
agricultural industry;<br />
To develop strategies and policies to take advantage <strong>of</strong> opportunities and mitigate<br />
challenges;<br />
To develop policies to protect agricultural land;<br />
To provide recommendations to changes in Provincial legislation, regulations and<br />
policies to reflect the goals <strong>of</strong> the Plan;<br />
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RDNO <strong>Regional</strong> Agricultural Plan Draft Terms <strong>of</strong> Reference<br />
April 5, 2013<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item D.1<br />
<br />
<br />
To develop policy and establish criteria to assist in the evaluation <strong>of</strong> ALR exclusion, nonfarm<br />
use and subdivision applications; and,<br />
To provide recommendations that will promote public awareness <strong>of</strong> the importance <strong>of</strong><br />
agriculture.<br />
The Plan is not intended to review the boundaries <strong>of</strong> the ALR or reduce local autonomy on<br />
agricultural issues. The Plan is intended to provide guidance to local government and support<br />
local and regional agricultural planning efforts.<br />
<strong>Regional</strong> Agricultural Plan Overview & Scope <strong>of</strong> Work:<br />
A <strong>Regional</strong> Agricultural Plan will involve developing a vision and identifying strategies that<br />
address current and future issues to ensure the long term prosperity and resilience <strong>of</strong><br />
agriculture in the <strong>North</strong> <strong>Okanagan</strong>. Through discussions with the Agriculture and Food System<br />
Working Group, <strong>Regional</strong> Growth Management Advisory Committee and the <strong>Regional</strong><br />
Agricultural Advisory Committee (RAAC), the following issue areas have been noted as<br />
significant to agricultural sustainability and industry resilience:<br />
encouraging innovation and investment;<br />
loss <strong>of</strong> agricultural lands and reduction <strong>of</strong> actively farmed lands;<br />
financial and regulatory barriers for existing and new agriculturalists;<br />
optimizing farming opportunities;<br />
public education and linkages between community and agriculture;<br />
services and infrastructure (eg. irrigation and agricultural water rates);<br />
transportation;<br />
succession planning;<br />
edge planning;<br />
environmental challenges;<br />
food security; and,<br />
climate change impacts on the agricultural industry.<br />
Draft Plan Development Process:<br />
The purpose <strong>of</strong> this project is to conduct a comprehensive planning process to research,<br />
develop policy alternatives, undertake public and agricultural stakeholder consultation and<br />
create realistic and achievable recommendations for a <strong>Regional</strong> Agricultural Plan for the <strong>North</strong><br />
<strong>Okanagan</strong>. The Plan should provide guidance on how the <strong>Regional</strong> <strong>District</strong> and municipal,<br />
partners can implement the objectives and policies adopted in existing plans and it should<br />
identify priority actions needed to support the long term sustainability and resilience <strong>of</strong><br />
agriculture in the region.<br />
The planning process has two Phases. The goal <strong>of</strong> Phase I is to develop an information base<br />
and a common understanding <strong>of</strong> the issues and opportunities facing agriculture in the <strong>North</strong><br />
<strong>Okanagan</strong>. The focus <strong>of</strong> Phase II will be to develop strategies, actions and an implementation<br />
strategy that address these issues and opportunities. The deliverable will be a <strong>Regional</strong><br />
Agricultural Plan that will provide guidance on agricultural land use issues and the long term<br />
sustainability and resilience <strong>of</strong> the agricultural sector.<br />
2<br />
Page 51 <strong>of</strong> 191
Phase I: Agricultural Pr<strong>of</strong>ile<br />
RDNO <strong>Regional</strong> Agricultural Plan Draft Terms <strong>of</strong> Reference<br />
April 5, 2013<br />
The purpose <strong>of</strong> the Agricultural Pr<strong>of</strong>ile is to provide a basis on which to build a Plan that is<br />
representative <strong>of</strong> the <strong>North</strong> <strong>Okanagan</strong> context. The objectives <strong>of</strong> Phase I are:<br />
Investigate historical and current agricultural information, in order to develop an<br />
agricultural pr<strong>of</strong>ile for the region;<br />
Complete an agricultural Land Use Inventory (LUI) using existing information and identify<br />
gaps;<br />
Communicate with stakeholders in the region to determine strengths, weaknesses,<br />
opportunities, and threats facing agriculture in the <strong>North</strong> <strong>Okanagan</strong>;<br />
Conduct a preliminary market opportunities analysis;<br />
An in-depth review <strong>of</strong> current agricultural policies and the legislative environment; and,<br />
Review relevant local, regional and provincial policies, programs and regulations,<br />
including:<br />
o <strong>Regional</strong> Growth Strategy<br />
o <strong>North</strong> <strong>Okanagan</strong> Food System Plan<br />
o Township <strong>of</strong> Spallumcheen Agricultural Area Plan<br />
o <strong>District</strong> <strong>of</strong> Coldstream Agricultural Area Plan<br />
o Official Community Plans<br />
o Zoning Bylaws<br />
Phase II: <strong>Regional</strong> Agricultural Plan<br />
Phase II will focus on an in-depth review <strong>of</strong> current agricultural policies, develop<br />
recommendations to enhance agriculture in the region, create an implementation strategy, and<br />
identify funding opportunities. The overall process to develop the plan will be to:<br />
Recommend goals, objectives and actions for resolving the main issues and capitalizing<br />
on opportunities.<br />
Develop policy priorities and recommendations in collaboration with the RAAC, Board <strong>of</strong><br />
Directors, the agricultural community, participating jurisdictions, senior levels <strong>of</strong><br />
government and residents.<br />
Identify recommended amendments to existing policies and bylaws.<br />
Develop a detailed implementation strategy for the <strong>Regional</strong> Agricultural Plan.<br />
Make recommendations on funding opportunities and evaluation strategies.<br />
Identify implementation steps and recommend appropriate priorities to address the<br />
issues facing farming and agriculture in the region.<br />
Proposed Deliverables:<br />
<strong>Regional</strong> Agricultural Plan<br />
The purpose <strong>of</strong> the <strong>Regional</strong> Agriculture Plan is to ensure that the agricultural capability <strong>of</strong> the<br />
<strong>North</strong> <strong>Okanagan</strong> is enhanced as part <strong>of</strong> a secure food supply for the region through improved<br />
decision-making related to agriculture and agricultural land uses. Agriculture in the Region is<br />
characterized by its diversity, with larger operations predominantly in Coldstream,<br />
Spallumcheen and the Electoral Areas and many small lot farms spread across the <strong>North</strong><br />
<strong>Okanagan</strong>.<br />
The Plan’s recommendations will need to address all sizes and forms <strong>of</strong> farm operations, from<br />
the largest fruit growers in Greater Vernon to homesteaders in Cherryville and diversified small<br />
3<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item D.1<br />
Page 52 <strong>of</strong> 191
RDNO <strong>Regional</strong> Agricultural Plan Draft Terms <strong>of</strong> Reference<br />
April 5, 2013<br />
lot farmers that exist throughout the region. This Plan will address issues related to the<br />
preservation <strong>of</strong> the agricultural land base and maintaining and expanding agricultural<br />
capabilities throughout the region. The objectives that the Plan will address will focus on four<br />
land use policy areas:<br />
Support Designated Farmland Uses<br />
Increase the Productive Use <strong>of</strong> Farmland in the ALR<br />
<br />
<br />
Enhance the Agricultural Resource Base<br />
Create policy on issues including: a. criteria to evaluate the various forms <strong>of</strong> Agricultural<br />
Land Commission applications (ALR exclusions, non-farm uses, and subdivisions)<br />
This Plan will provide guidance on local and regional opportunities to support the agricultural<br />
sector. Provincial or federal issues may be identified, but resolving these issues is beyond the<br />
authority <strong>of</strong> local and regional government or the local agricultural industry. <strong>Regional</strong>, provincial<br />
and national organizations are best equipped to address those concerns. The Strategy should<br />
explore local and regional opportunities, including:<br />
improved farm business management that can be realistically implemented by farmers<br />
and farm organizations;<br />
local, regional, provincial and federal policies which will encourage agricultural activity<br />
within and outside the ALR and allow agriculture to become more pr<strong>of</strong>itable, resilient and<br />
sustainable;<br />
<br />
identification <strong>of</strong> agricultural crops and products with potential for enhancing agriculture in<br />
the region including opportunities in smaller and medium scale agricultural farm<br />
operations;<br />
strategies to attract new farmers and new investment in primary and value-added<br />
production;<br />
improve education and information exchange between the farm community and the<br />
public including better education <strong>of</strong> youth with respect to farm practices and the role that<br />
the industry plays in the community;<br />
<br />
<br />
<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item D.1<br />
promote local agriculture;<br />
Identify new markets, approaches and opportunities that will increase the pr<strong>of</strong>itability <strong>of</strong><br />
the agricultural sector; and,<br />
address environmental issues related to agriculture.<br />
The emphasis <strong>of</strong> this Plan will be on taking advantage <strong>of</strong> the opportunities, and addressing the<br />
issues that are local and regional, although senior government ministries will be requested to<br />
support regional agriculture through policy actions and/or financial support.<br />
The regional emphasis for this Strategy will mean that current social, economic and<br />
environmental links between agriculture and the community will have to be recognized and new<br />
links established if change is to take place. Both the agricultural sector and the community will<br />
have to be involved in developing a vibrant, sustainable and resilient agricultural sector in the<br />
<strong>North</strong> <strong>Okanagan</strong>.<br />
The Plan will define the <strong>Regional</strong> <strong>District</strong>’s role with respect to agriculture and identify<br />
appropriate policies and actions to support the long term viability <strong>of</strong> farming by protecting the<br />
agricultural land base. The Plan is meant to be a sub-strategy <strong>of</strong> the RGS and complement<br />
OCPs and may be adopted, in a locally amended form, as a sub-plan or schedule <strong>of</strong> OCPs.<br />
4<br />
Page 53 <strong>of</strong> 191
Implementation Strategy<br />
RDNO <strong>Regional</strong> Agricultural Plan Draft Terms <strong>of</strong> Reference<br />
April 5, 2013<br />
The <strong>Regional</strong> Agricultural Plan policies are proposed to be implemented by the appropriate<br />
local, regional and senior governments, agricultural organizations, agriculturalists and<br />
agricultural community groups, within immediate, short, medium and long-term timelines,<br />
according to priority and anticipated ease <strong>of</strong> implementation.<br />
Care must been taken to organize policy implementation in a manner that does not<br />
unreasonably burden specific local, regional and senior government agencies, in terms <strong>of</strong><br />
required resources and timelines.<br />
Agriculture Area Plan Consultation Process:<br />
The Plan will need to be developed with consultation with the agricultural community, key<br />
stakeholders, residents, First Nations and senior levels <strong>of</strong> government to ensure that the Plan is<br />
reflective <strong>of</strong> regional concerns and issues regarding long term agricultural sustainability and<br />
resilience. Consultation will provide the opportunity for developing creative and realistic<br />
solutions and policies to respond to those challenges. It is the experience <strong>of</strong> other local and<br />
regional governments that an inclusive public and agricultural community engagement program<br />
is one <strong>of</strong> the most important elements for creating robust and comprehensive agricultural<br />
planning outcomes.<br />
The RAAC will act as the Plan’s steering committee throughout the Plan’s development process<br />
and will assist in facilitating farming community involvement.<br />
Based upon the agricultural area plan work programs <strong>of</strong> other local and regional governments,<br />
the following public and stakeholder engagement actives are recommended:<br />
Workshops were with a range <strong>of</strong> agricultural stakeholder groups, including specialty<br />
(small-scale, organic) agriculture, field horticulture (plant agriculture), intensive<br />
horticulture, horticultural processing, supply-managed (dairy, poultry) operations, supply<br />
managed processing, livestock operations and livestock products processing.<br />
Interviews with prominent stakeholders (to be identified).<br />
Community meetings to enable farmers and residents to provide input about the<br />
agricultural areas they work and live in. Feedback from these meetings can play a key<br />
role in identifying agricultural issues and policy solutions.<br />
Surveys targeted at specific groups, such as agricultural producers, processors, retailers<br />
and consumers to provide insight on issues, barriers, agricultural awareness and<br />
potential solutions.<br />
Open houses and information sessions at key points within the process.<br />
Farm Tours for stakeholders, local and senior government representatives and other<br />
agencies, with the goal <strong>of</strong> providing farmers the opportunity to demonstrate their<br />
operation and discuss their challenges and barriers directly.<br />
Responsibilities:<br />
<strong>Regional</strong> Growth Management Advisory Committee<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item D.1<br />
The Plan is considered a priority RGS implementation action and a potential sub-strategy <strong>of</strong> the<br />
RGS. The <strong>Regional</strong> Growth Management Advisory Committee (RGMAC) is responsible for<br />
5<br />
Page 54 <strong>of</strong> 191
RDNO <strong>Regional</strong> Agricultural Plan Draft Terms <strong>of</strong> Reference<br />
April 5, 2013<br />
overseeing RGS development, implementation and review. Although the RGMAC will not be<br />
directly involved within the development <strong>of</strong> the Plan, this Committee will be responsible for:<br />
Developing <strong>Regional</strong> Agricultural Plan Terms <strong>of</strong> Reference; and,<br />
Reviewing and commenting on the draft Plan deliverables.<br />
<strong>Regional</strong> Agricultural Advisory Committee<br />
The <strong>Regional</strong> Agricultural Advisory Committee (RAAC) was appointed in early 2013. Each <strong>of</strong><br />
the agricultural representatives brings their experience and understanding <strong>of</strong> agriculture in the<br />
<strong>North</strong> <strong>Okanagan</strong> to the planning process. The RAAC members will provide support and,<br />
through the planning process, act as liaisons with the agricultural community. The core<br />
responsibilities <strong>of</strong> the RAAC will be to:<br />
<br />
Assist with defining key components <strong>of</strong> the Terms <strong>of</strong> Reference for the Plan, including<br />
advice on the goals and objectives and priority issues to be considered within the Plan.<br />
Assist with engaging and consulting the agricultural community, rural residents and<br />
industry during Plan development.<br />
Provide advice and technical support to <strong>Regional</strong> <strong>District</strong> staff and the selected<br />
consultant(s) on the history <strong>of</strong> agriculture in the region and current agricultural issues<br />
and priorities.<br />
<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item D.1<br />
Review and provide feedback on the draft Plan including policies, recommendations and<br />
implementation strategies.<br />
6<br />
Page 55 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item D.1<br />
REGIONAL DISTRICT<br />
<strong>of</strong><br />
NORTH OKANAGAN<br />
REPORT<br />
File No.: 3045.12.03.10<br />
TO:<br />
<strong>Regional</strong> Agricultural Advisory Committee<br />
FROM: Planning Department<br />
DATE: February 22, 2013<br />
<strong>Regional</strong> Agricultural Advisory Committee Brainstorming<br />
SUBJECT:<br />
Roundtable Results<br />
RECOMMENDATION:<br />
That the report dated February 22, 2013 regarding <strong>Regional</strong> Agricultural Advisory Committee<br />
Brainstorming Roundtable Results be considered during development <strong>of</strong> the <strong>Regional</strong> Agricultural<br />
Area Plan Terms <strong>of</strong> Reference.<br />
DISCUSSION:<br />
The inaugural meeting <strong>of</strong> the <strong>Regional</strong> Agricultural Advisory Committee was held on February 21,<br />
2013. At the end <strong>of</strong> the meeting, the Chair (Director Macnabb) requested that each member present<br />
their perspective on the issues and direction that the Committee may explore over the next two years,<br />
which included:<br />
the role <strong>of</strong> community organizations within agriculture;<br />
the role <strong>of</strong> agricultural in biodiversity conservation;<br />
the need to revitalize direct agricultural producer representation with senior levels <strong>of</strong><br />
government;<br />
examine the agricultural implications <strong>of</strong> the BC Water Sustainability Act;<br />
the implications <strong>of</strong> the various scales <strong>of</strong> agriculture: small and large farms, rural and urban<br />
settings, corporate and individual;<br />
local agriculture promotion workshop that is facilitated and focuses on easily implementable<br />
actions (local production inventory, barriers and opportunities);<br />
local buying strategies and opportunities, including corporate and institutional buyers;<br />
agricultural education opportunities for young people;<br />
opportunities for strengthening <strong>North</strong> <strong>Okanagan</strong> farmers’ markets, including a Farmers’ Market<br />
Program;<br />
opportunities to expand agricultural water provision to lands in need <strong>of</strong> irrigation;<br />
explore what is considered sustainable agricultural production and a resilient food system;<br />
consider the economics <strong>of</strong> scale – the challenges and opportunities are different across<br />
dissimilar scales <strong>of</strong> agricultural production, including appropriate technology and supportive<br />
policy (small scale producer to large agri-industrial operation);<br />
water and the Agricultural Land Reserve (ALR) – water is a major agricultural production within<br />
the <strong>Okanagan</strong>, although not associated with the agricultural capabilities <strong>of</strong> an ALR parcel;<br />
agricultural sovereignty, with a focus on agricultural producer self-sufficiency and resilience;<br />
implementation <strong>of</strong> agricultural actions (associated with any agricultural area plan) that will<br />
assist in agricultural pr<strong>of</strong>itability – defining the steps and specifics <strong>of</strong> what can be done to<br />
assist agriculture;<br />
Page 56 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item D.1<br />
<strong>Regional</strong> Agricultural Advisory Committee Brainstorming Roundtable Results<br />
Report to <strong>Regional</strong> Agricultural Advisory Committee- February 22, 2013 Page 2<br />
• explore options for long-term sustainability and resilience <strong>of</strong> the agricultural section, including<br />
succession planning, farmers education and recruitment;<br />
• youth agricultural engagement program, including opportunities for 'on-farm' experience and<br />
mentorship;<br />
• fewer producers is resulting in less contact between agricultural production and the consumer<br />
base, resu lting in a lack <strong>of</strong> consumers' understanding regarding how food is produced;<br />
education and communication opportunities to bring the public and agriculturalists together;<br />
• explore unique models for adding value to local agricultural products, services and<br />
opportunities;<br />
• climate change effects and the long-term impact on <strong>Okanagan</strong> agriculture;<br />
• Committee farm tour <strong>of</strong> member's agricultural operations (rotating) for education and<br />
discussion purposes; and,<br />
• Partnership opportunities with community agricultural organizations, including the 4H Club<br />
headquarters in Vernon.<br />
The input received from the Committee could be considered by the Board <strong>of</strong> Directors when providing<br />
direction on the Terms <strong>of</strong> Reference <strong>of</strong> the <strong>Regional</strong> Agricultural Advisory Committee and the<br />
Committee's 2013/2014 work program.<br />
FINANCIAL/BUDGETARY CONSIDERATIONS:<br />
The <strong>Regional</strong> Agricultural Advisory Committee financial plan currently allocates RAAC meeting costs<br />
only. The <strong>Regional</strong> Planning (031) financial plan has included partial funding ($22,000) for a <strong>Regional</strong><br />
Agricultural Area Plan. Any additional proposed RAAC initiatives, projects or plans would require<br />
review for budget and service delivery implications.<br />
PERSONNEL IMPLICATIONS:<br />
The <strong>Regional</strong> Agricultural Advisory Committee meeting schedule and development <strong>of</strong> a <strong>Regional</strong><br />
Agricultural Area Plan have been included within the 2013 <strong>Regional</strong> Growth Work Plan and staff<br />
resources are sufficient for undertaking these initiatives. If the Board <strong>of</strong> Directors considers additional<br />
<strong>Regional</strong> Agricultural Advisory Committee activities and initiatives, limited staff resources may require<br />
a reassessment <strong>of</strong> 2013 priorities.<br />
SUMMARY:<br />
The inaugural meeting <strong>of</strong> the <strong>Regional</strong> Agricultural Advisory Committee was very positive and the<br />
membership is very interested in contributing their experience to assisting in the long term<br />
sustainability <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> agriculture. The input received at the end <strong>of</strong> the meeting by the<br />
membership should be considered during the development <strong>of</strong> the Terms <strong>of</strong> Reference <strong>of</strong> the <strong>Regional</strong><br />
Agricultural Area Plan.<br />
Rob Smai/es, MCIP<br />
General Manager, Planning and Building<br />
Page 57 <strong>of</strong> 191<br />
Approved For Inclusion:<br />
J<br />
._ A 7 -r -f}t./l<br />
rytr;rd Hall, Admihistrator
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.1<br />
REGIONAL DISTRICT<br />
<strong>of</strong><br />
NORTH OKANAGAN<br />
PLANNING DEPARTMENT<br />
INFORMATION REPORT<br />
APPLICATION UNDER SECTION 21(2) OF THE<br />
AGRICULTURAL LAND COMMISSION ACT<br />
DATE: April 15, 2013<br />
FILE NO.:<br />
APPLICANT:<br />
LEGAL DESCRIPTION:<br />
13-0068-F-ALR<br />
Ann Hatfield and Keith Richards<br />
That Part NW 1/4, Sec 27, Lying to the West <strong>of</strong> the Right Bank <strong>of</strong><br />
the Shuswap River as Shown on Plan B17102, Twp 18, R7, W6M,<br />
KDYD, Except Plan 34054<br />
P.I.D.# 014-015-862<br />
CIVIC ADDRESS:<br />
PROPERTY SIZE:<br />
SERVICING:<br />
1866 Enderby Mabel Lake Road<br />
16.89 ha (41.74 acres)<br />
On-site water supply and sewage disposal<br />
SOIL CLASSIFICATION: Class 5 and 7 improvable to Class 3 and 7<br />
ZONING:<br />
O.C.P. DESIGNATION:<br />
PROPOSED USE:<br />
Non Urban (N.U)<br />
Agricultural / Major Road / Development Permit Area for Protection<br />
<strong>of</strong> the Natural Environment and Floodplain<br />
1 lot subdivision plus remainder<br />
PLANNING DEPARTMENT RECOMMENDATION:<br />
That the application <strong>of</strong> Ann Hatfield and Keith Richards under Section 21(2) <strong>of</strong> the Agricultural<br />
Land Commission Act which proposes to subdivide the property legally described as That Part<br />
NW 1/4, Sec 27, Lying to the West <strong>of</strong> the Right Bank <strong>of</strong> the Shuswap River as Shown on Plan<br />
B17102, Twp 18, R7, W6M, KDYD, Except Plan 34054 and located at 1866 Enderby Mabel<br />
Lake Road, Electoral Area “F” be authorized for submission to the Agricultural Land<br />
Commission subject to inclusion <strong>of</strong> the portion <strong>of</strong> the property which is not located within the<br />
Agricultural Land Reserve.<br />
Page 58 <strong>of</strong> 191
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June 6, 2013 - Item E.1<br />
Agricultural Land Commission Application<br />
13-0068-F-ALR (Ann Hatfield & Keith Richards) Page 2<br />
BACKGROUND:<br />
This report relates to an Agricultural Land Reserve (ALR) application for a one lot plus<br />
remainder subdivision <strong>of</strong> the property located at 1866 Enderby Mabel Lake Road. The<br />
applicants are proposing to subdivide the property by creating one 8.0 ha parcel and one 8.89<br />
ha parcel. As the property is located in the ALR, approval <strong>of</strong> the Agricultural Land Commission<br />
(ALC) under Section 21(2) <strong>of</strong> the Agricultural Land Commission Act is required in order to permit<br />
the proposed subdivision.<br />
Site Context and the Proposal<br />
The subject property is located on the east side <strong>of</strong> Enderby Mabel Lake Road and the west side<br />
<strong>of</strong> the Shuswap River and the Shuswap River Islands Park approximately half way between the<br />
City <strong>of</strong> Enderby and Mabel Lake. The majority <strong>of</strong> the south half <strong>of</strong> the property is steeply sloped<br />
and treed. The north half <strong>of</strong> the property is mostly cleared and contains the home site and<br />
horse pasture. The home site contains a mobile home, two barns and a shop. A driveway<br />
connects to Enderby Mabel Lake Road in the northwest corner <strong>of</strong> the property.<br />
The subject and surrounding properties to the north, west and south are zoned Non-Urban<br />
(N.U). The properties to the east are zoned Large Holding (L.H). The ALR boundary runs along<br />
Enderby Mabel Lake Road adjacent to the subject property and then continues south. A 1.49<br />
ha portion <strong>of</strong> the subject property is not located within the ALR. The properties to the north,<br />
east and south are within the ALR.<br />
The following orthophoto <strong>of</strong> the subject and surrounding properties was taken in 2007.<br />
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June 6, 2013 - Item E.1<br />
Agricultural Land Commission Application<br />
13-0068-F-ALR (Ann Hatfield & Keith Richards) Page 3<br />
The following map shows the ALR boundary in relation to the subject and surrounding<br />
properties.<br />
The owner is proposing to subdivide the subject property into one 8.0 ha parcel and one 8.89 ha<br />
parcel near a natural divide <strong>of</strong> landforms and soils. The proposed northern parcel (proposed Lot<br />
A) would contain the existing driveway and buildings while the proposed south parcel (proposed<br />
Lot B) would be vacant. A new driveway from Enderby Mabel Lake Road would be constructed<br />
for proposed Lot B.<br />
Agricultural Capability <strong>of</strong> the Subject Property<br />
The BC Land Inventory agricultural capability classification system groups land into seven<br />
classes according to the land’s potential and limitations for agricultural use depending on soil<br />
and climate characteristics. As the class numbers increase from Class 1 to 7, the range <strong>of</strong><br />
crops decreases. Associated with each class is a subclass that identifies limitations or special<br />
management practices needed to improve the soil. The classification usually gives land two<br />
ratings: unimproved and improved. Unimproved ratings describe the land in its native condition.<br />
Improved ratings indicate the land’s potential once management practises have been<br />
implemented, such as irrigation, stone removal or drainage.<br />
Class 1 land is capable <strong>of</strong> producing the very widest range <strong>of</strong> crops. Soil and climate conditions<br />
are optimum, resulting in easy management. Class 2 land is capable <strong>of</strong> producing a wide range<br />
<strong>of</strong> crops. Minor restrictions <strong>of</strong> soil or climate may reduce capability but pose no major difficulties<br />
in management. Class 3 land is capable <strong>of</strong> producing a fairly wide range <strong>of</strong> crops under good<br />
management practices. Soil and/or climate limitations are somewhat restrictive. Class 4 land is<br />
capable <strong>of</strong> a restricted range <strong>of</strong> crops. Soil and climate conditions require special management<br />
Page 60 <strong>of</strong> 191
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June 6, 2013 - Item E.1<br />
Agricultural Land Commission Application<br />
13-0068-F-ALR (Ann Hatfield & Keith Richards) Page 4<br />
considerations. Class 5 land is capable <strong>of</strong> producing cultivated perennial forage crops and<br />
specially adapted crops. Soil and/or climate conditions severely limit capability. Class 6 land is<br />
considered to be important in its natural state as grazing land and cannot be cultivated due to<br />
soil and/or climate limitations. Class 7 lands have no capability for arable culture or sustained<br />
natural grazing.<br />
The owners have supplied an agrologist report which rates the southerly (non-ALR) portion <strong>of</strong><br />
the subject property as Class 5 with an improvement rating <strong>of</strong> Class 3. The subclasses<br />
associated with the unimproved and improved rating are identified as soil moisture deficiency<br />
and undesirable soil structure. The southern half <strong>of</strong> the ALR portion <strong>of</strong> the subject property is<br />
rated as Class 7 with an improved rating <strong>of</strong> the same. The subclasses associated with this<br />
rating are identified as topography, stoniness and shallow soil over bedrock and/or bedrock<br />
outcroppings. The northern half <strong>of</strong> the ALR portion <strong>of</strong> the subject property is rated as Class 5<br />
with an improvement rating <strong>of</strong> Class 3. The subclasses associated with the unimproved and<br />
improved ratings are shallow soil over bedrock and/or bedrock outcroppings and excess water.<br />
OFFICIAL COMMUNITY PLAN:<br />
The Electoral Area “F” Official Community Plan designates the land use <strong>of</strong> the ALR portion <strong>of</strong><br />
the subject property as Agricultural and the non-ALR portion as Non Urban. The areas with 30<br />
metres <strong>of</strong> the Shuswap River and its tributaries are designated Development Permit Areas for<br />
protection <strong>of</strong> the natural environment and floodplain. Enderby Mabel Lake Road is classified as<br />
a Major Road. The following Land Use Policies are relevant for this application:<br />
Agricultural Policies<br />
1. All uses and subdivision <strong>of</strong> agricultural land, except those exempted under Part 2 and Part 5<br />
respectively <strong>of</strong> the Agricultural Land Reserve Use, Subdivision and Procedure Regulation,<br />
B.C. Reg. 171/2002 shall be in accordance with the provisions <strong>of</strong> the Agricultural Land<br />
Commission Act, regulations thereto, and the orders <strong>of</strong> the Commission.<br />
2. Parcel sizes are to be consistent with the agricultural capability and productivity bearing in<br />
mind that land with lower capability and productivity requires larger acreage. However, this<br />
condition should not be used to build a case for exclusion <strong>of</strong> existing small parcels which are<br />
in agricultural use and have a capability for agriculture.<br />
3. Lands within the Agricultural Land Reserve shall be protected from conflict with nonagricultural<br />
use by a separation varying with the type and intensity <strong>of</strong> conflicting land use<br />
through adoption <strong>of</strong> appropriate setbacks and buffering within the non-agricultural areas, in<br />
which the recommendations <strong>of</strong> the Ministry <strong>of</strong> Agriculture and Lands shall be considered.<br />
4. Notwithstanding the minimum lot size standards and land use policies cited in this Plan or<br />
the <strong>Regional</strong> <strong>District</strong> Zoning Bylaw in force from time to time or any other policy or bylaw that<br />
has been adopted to guide decision-making, the <strong>Regional</strong> Board may, after due<br />
consideration, not authorize an application to the Commission if the proposed subdivision or<br />
use would have a negative impact on agricultural land or the farming community.<br />
Development Permit Areas<br />
A 30 m wide area on either side <strong>of</strong> the Shuswap River and its tributaries are identified as being<br />
within a Development Permit (DP) Area for the Protection <strong>of</strong> the Natural Environment and<br />
Protection <strong>of</strong> Development from Hazardous Conditions (Floodplain). Issuance <strong>of</strong> a DP would be<br />
required prior to final subdivision approval.<br />
Page 61 <strong>of</strong> 191
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June 6, 2013 - Item E.1<br />
Agricultural Land Commission Application<br />
13-0068-F-ALR (Ann Hatfield & Keith Richards) Page 5<br />
Transportation Policies<br />
Transportation policies relevant to this application state that Major Roads shall have a minimum<br />
width <strong>of</strong> 25 m.<br />
ZONING BYLAW:<br />
The subject property is zoned Non-Urban (N.U) in <strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> Zoning<br />
Bylaw No. 1888, 2003. The minimum lot size standard <strong>of</strong> the N.U zone is 7.2 ha. Uses<br />
permitted in the N.U zone include accessory farm sales, intensive agricultural uses, resource<br />
uses, bed and breakfast uses, boarding house uses, fruit and produce pickers’ cabins and work<br />
force housing units, home occupations uses, packing houses, wineries and cideries, single and<br />
two family dwellings, ancillary dwellings and manufactured homes. The number <strong>of</strong> dwellings<br />
allowed per lot in the N.U zone may not exceed:<br />
1. one single family dwelling or one two family dwelling or one manufactured home; and<br />
2. for lands that are located within the ALR, additional single family dwellings shall not be<br />
permitted unless the owner has first submitted an application to the ALC;<br />
3. one ancillary single family dwelling on land in and out <strong>of</strong> the ALR; and<br />
4. one additional single family dwelling on lots 14.4 ha or larger in size for lands located<br />
outside the Agricultural Land Reserve.<br />
PLANNING ANALYSIS:<br />
The applicants are proposing to subdivide the property by creating one 8.0 ha parcel (proposed<br />
Lot B) and one 8.89 ha parcel (proposed Lot A). The owner has supplied an agrologist report<br />
which indicates that the ALR portion <strong>of</strong> proposed Lot B is comprised <strong>of</strong> Class 7 lands that is not<br />
capable <strong>of</strong> arable culture or natural grazing and suggests this land should not be within the ALR.<br />
The agrologist also notes that the non-ALR portion <strong>of</strong> proposed Lot B is Class 5 with an<br />
improved rating <strong>of</strong> Class 3 and is capable <strong>of</strong> supporting agriculture. Given the above, the<br />
Planning Department recommends the application be supported subject to inclusion <strong>of</strong> the non-<br />
ALR portion <strong>of</strong> the subject property into the Agricultural Land Reserve (ALR).<br />
Although proposed Lot B is not currently used for farm purposes, a portion <strong>of</strong> this property could<br />
potentially be used to support agriculture; however, its location is well removed from the existing<br />
farmable portion <strong>of</strong> the parcel and the proposed subdivision would not adversely affect the<br />
overall use <strong>of</strong> the farm parcel. The owner has indicated that a topographical divide exists<br />
between proposed Lots A and B which prohibits using the parcel as one agricultural unit. The<br />
Planning Department concurs that the topography <strong>of</strong> the property limits the ability to farm the<br />
property as one unit. It is acknowledged that farm vehicle access to the arable land on<br />
proposed lot B is limited due to the steep ridge separating this area from the remainder <strong>of</strong> the<br />
parent property and due to the fact that the only alternative access is from a sloping and curving<br />
portion <strong>of</strong> Enderby Mabel Lake Road.<br />
Given the above, Planning suggests that the application be supported on the condition that the<br />
non-ALR portion <strong>of</strong> proposed Lot B be included into the ALR. With inclusion <strong>of</strong> the arable lands,<br />
the proposal would be generally consistent with the OCP. Planning staff acknowledge that<br />
while the agrologist has indicated the non arable portion <strong>of</strong> the property should be excluded<br />
from the ALR, the owners have applied for a subdivision within the ALR rather than exclusion.<br />
Given the request <strong>of</strong> the owners, staff suggest that the inclusion <strong>of</strong> the non ALR portion would<br />
Page 62 <strong>of</strong> 191
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June 6, 2013 - Item E.1<br />
Agricultural Land Commission Application<br />
13-0068-F-ALR (Ann Hatfield & Keith Richards) Page 6<br />
better serve to meet the policies <strong>of</strong> the OCP as the inclusion <strong>of</strong> these lands would buffer and<br />
protect the arable land on the subject and surrounding properties from conflicts with non<br />
agricultural areas. Staff note that the non ALR portion <strong>of</strong> proposed Lot B has the potential for<br />
subdivision without further consideration <strong>of</strong> the Board or ALC (pursuant to Section 946 <strong>of</strong> the<br />
Local Government Act). Inclusion <strong>of</strong> these lands would limit the potential for future subdivision<br />
<strong>of</strong> proposed Lot B as further support <strong>of</strong> the Board and ALC approval may be required for any<br />
further subdivisions.<br />
Planning staff recognise the proposal may not be consistent with the OCP Policy which states<br />
that land with lower capability and productivity requires larger acreage; however, staff suggest<br />
that with the inclusion <strong>of</strong> the non ALR portion into the ALR, that the subdivision would have<br />
minimum impact on the agricultural use <strong>of</strong> the subject and surrounding properties and any<br />
negative impacts would be <strong>of</strong>fset by the inclusion.<br />
SUMMARY:<br />
This is an Agricultural Land Commission application for a one lot plus remainder subdivision <strong>of</strong><br />
the property located at 1866 Enderby Mabel Lake Road. The owner has supplied information<br />
from a Pr<strong>of</strong>essional Agrologist which indicates the ALR portion <strong>of</strong> the subject property which is<br />
proposed to be subdivided is non arable while the non-ALR portion is arable. Given this, the<br />
Planning Department suggests the application is consistent with the Agricultural Policies <strong>of</strong> the<br />
Electoral Area “F” Official Community Plan and recommends the application be supported<br />
subject to inclusion <strong>of</strong> the arable non-ALR portion <strong>of</strong> the lands into the ALR.<br />
REFERRALS:<br />
The application was referred for comments to the following:<br />
1. Electoral Area “F” Director<br />
2. Electoral Area “F” Advisory Planning Commission<br />
3. Electoral Area Advisory Committee<br />
4. <strong>Regional</strong> Agricultural Advisory Committee<br />
5. Interior Health Authority<br />
Interior Health advises they have no comments on drinking water or onsite sewage disposal<br />
based on private drinking water supplies and a lot size >2ha, per the Interior Health<br />
Subdivision Guideline.<br />
6. Ministry <strong>of</strong> Transportation and Infrastructure<br />
The Ministry advises there is a recorded Archaeological Site within the property boundaries.<br />
During subdivision a referral will be made to the Ministry <strong>of</strong> Forests Lands and Natural<br />
Resource Operations, Heritage Conservation Branch. The Ministry <strong>of</strong> Transportation has no<br />
objections at this time. This <strong>of</strong>fice will provide further comment once we have received<br />
application for subdivision.<br />
7. Ministry <strong>of</strong> Agriculture<br />
The Ministry advises they do not support this application and note that generally,<br />
subdivisions in the ALR do not benefit agriculture and there is limited rationale provided on<br />
how this would do that.<br />
8. Building Inspection Department<br />
The Building Inspector commented that he has no concerns with respect to this application.<br />
Page 63 <strong>of</strong> 191
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June 6, 2013 - Item E.1<br />
Agricultural Land Commission Application<br />
13-0068-F-ALR (Ann Hatfield & Keith Richards)<br />
Page 7<br />
9. Ministry <strong>of</strong> Environment<br />
The Ecosystems Section <strong>of</strong> the Ministry <strong>of</strong> Forests, Lands and Natural Resource Operations<br />
provided the following: Residential activities or ancillary activities on this property would be<br />
subject to the Riparian Areas Regulation (RAR) if they are within 30m <strong>of</strong> a stream. The<br />
assessment defines the required Streamside Protection and Enhancement Area (SPEA)<br />
setback, which must be determined prior to subdivision and/or development.<br />
Submitted by:<br />
Endorsed by:<br />
Approved For Inclusion:<br />
Rob Smailes, MCIP<br />
General Manager, Planning and Building<br />
Page 64 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.1<br />
File:<br />
Applicant:<br />
Location:<br />
ELECTORAL AREA "F"<br />
AGRICULTURAL LAND COMMISSION APPLICATION<br />
SUBJECT PROPERTY MAP<br />
13-0068-F-ALR<br />
Ann Hatfield and Keith Richards<br />
1866 Enderby Mabel Lake Road<br />
Page 65 <strong>of</strong> 191
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EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.1<br />
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EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.1<br />
5~(3w)<br />
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Figure 1. Agricultural capability ratings, soil pit locations and polygon<br />
boundaries at the Richards property.<br />
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Page 67 <strong>of</strong> 191
Legend<br />
Notes<br />
Contours 20M<br />
Parcels<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.1<br />
<strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> Mapping Site<br />
Page 68 <strong>of</strong> 191<br />
1: 11,105<br />
564.2<br />
NAD_1983_UTM_Zone_11N<br />
© <strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong><br />
0 282.08<br />
564.2 Meters<br />
Date and TIme Printed: 5/16/2013 4:00 PM<br />
This map is a user generated static output from an Internet mapping site and<br />
is for reference only. Data layers that appear on this map may or may not be<br />
accurate, current, or otherwise reliable.<br />
THIS MAP IS NOT TO BE USED FOR NAVIGATION
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.1<br />
REGIONAL DISTRICT OF NORTH OKANAGAN<br />
Extract from the Minutes <strong>of</strong> a Meeting <strong>of</strong> the<br />
<strong>Regional</strong> Agricultural Advisory Committee<br />
Held on<br />
Thursday, March 21, 2013<br />
NEW BUSINESS<br />
Agricultural Land Commission Application<br />
HATFIELD, Ann and RICHARDS, Keith [File No. 13-0068-F-ALR]<br />
<br />
Subdivision at 1866 Enderby Mabel Lake Road<br />
Comments:<br />
concerns regarding destroying the potential for agricultural use through<br />
parcelization<br />
piece outside the ALR is not able to be subdivided<br />
rationale for subdivision was not provided by the applicant<br />
property is not being used to its full potential for agricultural purposes, based on<br />
its location adjacent to Shuswap River<br />
Page 69 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.2<br />
REGIONAL DISTRICT<br />
<strong>of</strong><br />
NORTH OKANAGAN<br />
PLANNING DEPARTMENT<br />
INFORMATION REPORT<br />
REZONING APPLICATION<br />
DATE: April 26, 2013<br />
FILE NO.:<br />
APPLICANT:<br />
13-0104-E-RZ<br />
John and Lorna Guild<br />
LEGAL DESCRIPTION: Lot 3, Sec 24, Twp 57, ODYD, Plan 33142<br />
P.I.D.# 003-238-971<br />
CIVIC ADDRESS:<br />
PROPERTY SIZE:<br />
SERVICING:<br />
PRESENT ZONING:<br />
PROPOSED ZONING:<br />
O.C.P. DESIGNATION:<br />
PROPOSAL:<br />
49 Pine Road<br />
7.77 ha (19.2 acres)<br />
On-site wells and septic<br />
Non-Urban (N.U.)<br />
Country Residential (C.R.)<br />
Country Residential<br />
To allow for a one lot plus remainder subdivision<br />
PLANNING DEPARTMENT RECOMMENDATION:<br />
That Rezoning Bylaw No. 2591, 2013 which proposes to rezone the property legally described<br />
as Lot 3, Sec 24, Twp 57, ODYD, Plan 33142 and located at 49 Pine Road, Electoral Area “E”,<br />
from the Non-Urban (N.U) zone to the Country Residential (C.R) zone be given First and<br />
Second Readings and referred to a Public Hearing.<br />
BACKGROUND:<br />
This report relates to an application to rezone the property located at 49 Pine Road. The<br />
applicant is proposing to rezone from the Non-Urban (N.U) zone to the Country Residential<br />
(C.R) zone. If successful, the applicant is proposing to subdivide the 7.77 ha property into 2 lots<br />
<strong>of</strong> 2.2 ha, and 5.57 ha.<br />
Page 70 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.2<br />
Rezoning Application<br />
13-0104-E-RZ (John & Lorna Guild) Page 2<br />
Site Context<br />
The subject property is located on the north side <strong>of</strong> Pine Road to the east <strong>of</strong> the Cherryville<br />
townsite. Crown Land lies to the north and Agricultural Land Reserve on the south. The subject<br />
property is zoned Non-Urban (N.U) and upon adoption <strong>of</strong> the new Electoral Areas “D” and “E”<br />
Official Community Plan, was re-designated to Country Residential. To the east <strong>of</strong> the homesite<br />
is a 0.4 ha Non-Urban zoned lot. Above and to the east <strong>of</strong> that parcel, as well as two <strong>of</strong> the<br />
neighbouring parcels to the west were rezoned and re-designated from Non-Urban to Country<br />
Residential in 2008. A subsequent subdivision approval created a 2.0 ha lot immediately to the<br />
west <strong>of</strong> the subject property.<br />
The property has two driveways from Pine Road for access to the single family dwelling, a shop,<br />
three sheds and a ro<strong>of</strong> structure for RV storage. The property slopes upward behind the<br />
homesite to a mostly treed area. An easement for access to a water source for the benefit <strong>of</strong> the<br />
property to the east is registered on title. The following orthophoto <strong>of</strong> the subject and<br />
surrounding properties was taken in 2007:<br />
The Proposal<br />
Approval <strong>of</strong> the rezoning application would facilitate a proposed subdivision to create 2 lots as<br />
shown on the attached plan to this report. The existing single family dwelling, shop and sheds<br />
would be contained within a 2.2 ha lot with access to the existing eastern driveway from Pine<br />
Road. The second western driveway access would serve the proposed 5.57 ha Remainder lot<br />
which would be vacant <strong>of</strong> buildings with the exception <strong>of</strong> the RV ro<strong>of</strong> structure.<br />
Page 71 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.2<br />
Rezoning Application<br />
13-0104-E-RZ (John & Lorna Guild) Page 3<br />
The minimum lot frontage requirements for the zone has been met for Lot 1 by proposing a<br />
frontage <strong>of</strong> 100 m for Lot 1, however the Remainder lot at 63.8 m is less than the 10% <strong>of</strong> the<br />
perimeter requirement. A lot frontage waiver approval would be required as a condition <strong>of</strong><br />
subdivision approval. The lots are proposed to be serviced with on-site septic fields and well<br />
water sources.<br />
ZONING BYLAW:<br />
The subject property is currently zoned Non-Urban (N.U). The uses permitted in the N.U zone<br />
include accessory buildings and structures, ancillary single family dwellings, bed and breakfast<br />
use, boarding house, community care facilities, home occupations, intensive agricultural use,<br />
manufactured homes, public parks and playgrounds, resource use, single family dwellings, and<br />
two family dwellings. The number <strong>of</strong> dwellings allowed per lot in the N.U. zone may not exceed:<br />
1. one single family dwelling or one two family dwelling or one manufactured home; and<br />
2. one additional single family dwelling on lots 14.4 ha or larger in size for lands located<br />
outside the ALR;<br />
3. one ancillary single family dwelling on lands in and out <strong>of</strong> the ALR.<br />
The proposal is to rezone the subject property to the Country Residential (C.R) zone. Uses<br />
permitted in the C.R zone include ancillary single family dwellings, bed and breakfast use, boarding<br />
house use, community care facilities, home occupations use, intensive agricultural use, limited<br />
resource use, manufactured homes, public parks and playgrounds, single and two family dwellings,<br />
and accessory buildings and structures. The number <strong>of</strong> dwellings allowed per lot in the C.R zone<br />
(relevant to this application) may not exceed:<br />
1. one single family dwelling or one two family dwelling or one manufactured home;<br />
2. one additional single family dwelling on lots 4 ha or larger for lands located outside the ALR;<br />
3. one ancillary single family dwelling on lands in and out <strong>of</strong> the ALR on lots 2 ha or larger.<br />
The minimum parcel size in the N.U and C.R zones is 7.2 ha and 2.0 ha respectively. The lot<br />
frontage in each zone must not be less than 10% <strong>of</strong> the perimeter <strong>of</strong> each lot. All lots created<br />
within the N.U and C.R zones must contain a contiguous area <strong>of</strong> land 2,000 m 2 or larger in size<br />
to serve as a suitable building site. Building sites must be less than 30% natural slope and must<br />
be accessible from a public highway by a private access driveway which commences at the<br />
edge <strong>of</strong> the finished road surface as close to right angles with a maximum slope <strong>of</strong> 2% for a<br />
minimum distance <strong>of</strong> 10 m and a maximum slope <strong>of</strong> 15% thereafter.<br />
OFFICIAL COMMUNITY PLAN:<br />
The Electoral Areas “D” and “E” Official Community Plan designates the land use <strong>of</strong> the subject<br />
property as Country Residential which falls under the OCP ‘Rural Residential Policies’. Rural<br />
Residential lands are intended to provide an alternate to urban living with lots 1.0 hectare or<br />
larger. These lots emphasize an attachment to the lands and utilization for rural and agricultural<br />
uses, but with lesser services and greater distances to community facilities and shopping. Lands<br />
that may be suitable for rezoning to accommodate rural residential land use (subject to policies<br />
<strong>of</strong> this section) are shown on Schedules B, B1 and B2 as Country Residential (C.R.) and Small<br />
Holdings (S.H.). The following policies are applicable to this application:<br />
Page 72 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.2<br />
Rezoning Application<br />
13-0104-E-RZ (John & Lorna Guild) Page 4<br />
• outside the Agricultural Land Reserve;<br />
• not in an area with excessive slopes;<br />
• not in an area that has high capacity for other uses such as gravel extraction, mining, or<br />
forest development;<br />
• not subject to flooding or in an area with a high water table; and<br />
• not subject to excessive expenditures for services such as roads, electric power and school<br />
bussing;<br />
• contains suitable building sites;<br />
• contains sewage disposal areas;<br />
• contains adequate water supplies as specified in the Subdivision Servicing Bylaw;<br />
• does not detrimentally affect neighbouring properties and the community as a whole;<br />
• upon receipt <strong>of</strong> a rezoning application for Rural Residential developments, the <strong>Regional</strong><br />
Board will give consideration to the fire protection issues in the local area;<br />
• subdivision for Rural Residential housing shall be in a manner that will conform to the<br />
physical site characteristics and not produce a continuous expanse <strong>of</strong> housing;<br />
due to the importance <strong>of</strong> an adequate water supply in Rural Residential areas, and the<br />
uncertainty about water supply in some areas, assurances about the water supply as<br />
specified in the Subdivision Servicing Bylaw shall be provided prior to the zoning <strong>of</strong> land for<br />
Rural Residential use.<br />
PLANNING ANALYSIS:<br />
The Planning Department recommends that the proposal be given favourable consideration as it<br />
represents a rural residential land use that is consistent with the Electoral Areas “D” and “E”<br />
OCP land use designation <strong>of</strong> the subject property and complies with the previously noted Rural<br />
Residential Land Policies in that the proposed lots:<br />
• are outside the ALR and are not adjacent to lands within the ALR;<br />
• are not entirely in an area with excessive slopes as the front half <strong>of</strong> the lot has available<br />
building sites;<br />
• are not in an area that has high capability for other uses such as gravel extraction, mining,<br />
or forest development;<br />
• are not in an area subject to flooding or in an area with a high water table;<br />
• would not be subject to excessive expenditures for services such as roads, electric power<br />
and school bussing;<br />
• can be provided with suitable building sites;<br />
• would likely have the potential to be serviced with sewage disposal areas based on a<br />
minimum lot size <strong>of</strong> 2.0 ha;<br />
• would likely have the potential to be produce adequate water supplies as specified in the<br />
Subdivision Servicing Bylaw and is not in area identified as lacking in groundwater supplies;<br />
• would not detrimentally affect neighbouring properties and the community as a whole as the<br />
property is bounded on both sides with Country Residential zoned properties;<br />
• would conform to the physical site characteristics <strong>of</strong> the land and be consistent with the rural<br />
character <strong>of</strong> the neighboring Country Residential zoned lots on the north side <strong>of</strong> Pine Road.<br />
Page 73 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.2<br />
Rezoning Application<br />
13-0104-E-RZ (John & Lorna Guild) Page 5<br />
The proposal has been reviewed against the OCP policy that requires rezoning applications to<br />
be considered in relation to the fire protection issues in the local area. In this regard, the OCP<br />
Fire Protection Policy suggests that residents acknowledge and accept that fire protection<br />
services are not provided in this area and that residents are encouraged to apply Fire Smart<br />
principles for new and existing development.<br />
The proposal has been reviewed against the OCP policy that requires assurances about the<br />
water supply as specified in the Subdivision Servicing Bylaw to be provided prior to the rezoning<br />
<strong>of</strong> land for Rural Residential use. In this regard, the applicant has not demonstrated that the<br />
current or proposed well water sources meet the bylaw, however, it should be noted that the<br />
property is not in an area that has questionable water supplies. To be consistent with the<br />
processing <strong>of</strong> the 2008 OCP/Rezoning application <strong>of</strong> the neighboring properties, pro<strong>of</strong> <strong>of</strong> water<br />
could be deferred to subdivision approval stage. However, should the Board <strong>of</strong> Directors have<br />
concerns regarding lack <strong>of</strong> water supply information, the Planning Department recommends that<br />
pro<strong>of</strong> <strong>of</strong> water supply in accordance with the Subdivision Bylaw be conditional <strong>of</strong> scheduling a<br />
Public Hearing on the proposed bylaw amendment.<br />
SUMMARY:<br />
This report relates to an application to rezone the property located at 49 Pine Road. The<br />
Planning Department recommends that Rezoning Bylaw No. 2591, 2013 be given First and<br />
Second Readings as the proposal is generally consistent with the policies contained within the<br />
Electoral Areas “D” and “E” Official Community Plan.<br />
REFERRAL COMMENTS:<br />
The application was referred for comments to the following:<br />
1. Electoral Area “E” Director<br />
2. Electoral Area “E” Advisory Planning Commission<br />
3. Electoral Area Advisory Committee<br />
4. Ministry <strong>of</strong> Forests<br />
5. Interior Health Authority<br />
6. Building Inspection Department<br />
A Building Permit was issued for finalized SFD and a substantial workshop building.<br />
There are no active records <strong>of</strong> Bylaw Enforcement actions to our knowledge.<br />
7. Ministry <strong>of</strong> Transportation and Infrastructure<br />
No objections or concerns regarding the rezoning <strong>of</strong> the above noted property from Non-<br />
Urban to Country Residential. Please forward final documents for endorsement after<br />
third reading.<br />
Page 74 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.2<br />
Rezoning Application<br />
13-01 04-E-RZ (John & Lorna Guild) Page 6<br />
Submitted by:<br />
Caren Walker, Planning Tethnologist<br />
Approved For Inclusion:<br />
Endorsed by:<br />
Rob Smailes, MCIP<br />
General Manager, Planning and Building<br />
Page 75 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.2<br />
File:<br />
Applicant:<br />
Location:<br />
ELECTORAL AREA "E"<br />
REZONING APPLICATION<br />
SUBJECT PROPERTY MAP<br />
13-0104-E-RZ<br />
John and Lorna Guild<br />
49 Pine Road<br />
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Page 76 <strong>of</strong> 191
CROWN<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.2<br />
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I
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.2<br />
REGIONAL DISTRICT OF NORTH OKANAGAN<br />
BYLAW No. 2591<br />
A bylaw to rezone lands and amend the Zoning Map attached to the <strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong><br />
<strong>Okanagan</strong> Zoning Bylaw No. 1888, 2003 to change a zone designation<br />
WHEREAS pursuant to Section 903 [Zoning bylaws] <strong>of</strong> the Local Government Act, R.S.B.C.,<br />
1996, Chapter 323, as amended, and Regulations passed pursuant thereto, the Board <strong>of</strong> the<br />
<strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> may, by Bylaw, divide the whole or part <strong>of</strong> the <strong>Regional</strong><br />
<strong>District</strong> into zones, name each zone, establish boundaries for the zones and regulate uses<br />
within those zones;<br />
AND WHEREAS the Board has created zones, named each zone, established boundaries for<br />
these zones and regulated uses within those zones by Bylaw No. 1888, being the “<strong>Regional</strong><br />
<strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> Zoning Bylaw No. 1888, 2003” and amendments thereto;<br />
AND WHEREAS, pursuant to Section 895 [Development approval procedures] <strong>of</strong> the Local<br />
Government Act, the Board must, by bylaw, define procedures under which an owner <strong>of</strong> land<br />
may apply for an amendment to a Zoning Bylaw and must consider every application for an<br />
amendment to the bylaw;<br />
AND WHEREAS the Board has enacted the “<strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> Development<br />
Application Procedures and Administrative Fees Bylaw No. 2315, 2008 and amendments<br />
thereto” to establish procedures to amend an Official Community Plan, a Zoning Bylaw, or a<br />
Rural Land Use Bylaw, or to issue a Permit:<br />
AND WHEREAS the Board has received an application to rezone property;<br />
NOW THEREFORE, the Board <strong>of</strong> Directors <strong>of</strong> the <strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong>, in open<br />
meeting assembled, enacts as follows:<br />
A. CITATION<br />
This Bylaw may be cited as the “Rezoning Bylaw No. 2591”.<br />
B. AMENDMENTS<br />
1. That the property legally described as Lot 3, Sec 24, Twp 57, ODYD, Plan 33142 and<br />
located at 49 Pine Road, Electoral Area “E be rezoned from Non-Urban Zone [N.U] to<br />
Country Residential Zone [C.R].<br />
2. That the Zoning Map, being Schedule “A” to Zoning Bylaw No. 1888, 2003 be amended<br />
accordingly.<br />
Read a First and Second Time this day <strong>of</strong> , 2013<br />
Advertised on this day <strong>of</strong> , 2013<br />
this day <strong>of</strong> , 2013<br />
Page 78 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.2<br />
Page 2<br />
Public Hearing held pursuant to the provisions <strong>of</strong><br />
Section 890 <strong>of</strong> the Local Government Act<br />
this day <strong>of</strong> , 2013<br />
Read a Third Time this day <strong>of</strong> , 2013<br />
Approved by Minister <strong>of</strong> Transportation and<br />
Infrastructure<br />
(Transportation Act s. 52(3))<br />
this day <strong>of</strong> , 2013<br />
ADOPTED this day <strong>of</strong> , 2013<br />
Chair<br />
Corporate Officer<br />
Page 79 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.3<br />
REGIONAL DISTRICT<br />
<strong>of</strong><br />
NORTH OKANAGAN<br />
PLANNING DEPARTMENT<br />
INFORMATION REPORT<br />
APPLICATION UNDER SECTION 20(3) OF THE<br />
AGRICULTURAL LAND COMMISSION ACT<br />
DATE: April 29, 2013<br />
FILE NO.:<br />
APPLICANT:<br />
LEGAL DESCRIPTION:<br />
13-0101-F-ALR<br />
Alan and Kim Krause<br />
The Fractional SW 1/4 <strong>of</strong> Sec 29, Twp 19, R8, W6M, KDYD,<br />
Including All Timber Thereon<br />
P.I.D.# 013-812-211<br />
CIVIC ADDRESS:<br />
PROPERTY SIZE:<br />
SERVICING:<br />
SOIL CLASSIFICATION:<br />
ZONING:<br />
O.C.P. DESIGNATION:<br />
PROPOSED USE:<br />
7261 Highway 97A<br />
63.95 ha (158.03 acres)<br />
Well water and on-site septic sewage disposal<br />
Class 2, 3, 4, 5 and Organics<br />
Non-Urban (N.U)<br />
Agricultural<br />
Second residence for a family member / farm help<br />
PLANNING DEPARTMENT RECOMMENDATION:<br />
That the application <strong>of</strong> Alan and Kim Krause under Section 20(3) <strong>of</strong> the Agricultural Land<br />
Commission Act to place a second residence for family farm help on the property legally<br />
described as The Fractional SW 1/4 <strong>of</strong> Sec 29, Twp 19, R8, W6M, KDYD, Including All Timber<br />
Thereon and located at 7261 Highway 97A, Electoral Area “F” be supported and the Building<br />
Inspector be authorized to issue a Building Permit for the proposed residence.<br />
BACKGROUND:<br />
This report relates to an application for a non-farm use (second dwelling) in the Agricultural<br />
Land Reserve (ALR) under Section 20(3) <strong>of</strong> the Agricultural Land Commission (ALC) Act for the<br />
property located at 7261 Highway 97A. The owners <strong>of</strong> the property are proposing to place a<br />
Page 80 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.3<br />
Agricultural Land Commission Application<br />
(Alan & Kim Krause) Page 2<br />
second residence on the property that would be used by their daughter and her family. The<br />
daughter and her husband are employees <strong>of</strong> the farm.<br />
The Zoning Bylaw does not permit secondary single family dwellings on ALR lands that are<br />
zoned Non Urban (N.U) unless the owner has first submitted an application to the ALC. The<br />
Zoning Bylaw gives the Board three options in considering such applications:<br />
1. Refuse to authorize the applicant to apply to the ALC;<br />
2. Authorize the applicant to apply to the ALC for their adjudication; or<br />
3. Authorize the Building Inspector to issue the Building Permit.<br />
Site Context<br />
The subject property is located north <strong>of</strong> Grindrod and east <strong>of</strong> Highway 97A. The property does<br />
not have road frontage but is accessed from Highway 97A via an adjacent parcel owned by the<br />
applicants. A driveway which connects to Highway 97A runs south to the subject property, then<br />
east along the north property boundary to provide access to the dairy barns and existing<br />
residence. Several dairy barns are located in the north east quarter <strong>of</strong> the subject property.<br />
The dairy operation currently has 200 cows. An existing residence is located in the south east<br />
quarter <strong>of</strong> the subject property. The majority <strong>of</strong> the property is used for corn and alfalfa fields<br />
with the exception <strong>of</strong> the steep and treed areas along the eastern property boundary. The<br />
applicants also own the properties located at 7205, 7257 and 7225 Highway 97A which are<br />
vacant and used for additional corn and alfalfa fields. These properties are a total <strong>of</strong> 37.78 ha<br />
(93.33 acres). The owners rent an additional 40.87 ha (104 acres) located at 110 Poirier Road<br />
during the summer months to pasture their dairy cows.<br />
The following orthophoto <strong>of</strong> the subject and surrounding properties was taken in 2007.<br />
Page 81 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.3<br />
Agricultural Land Commission Application<br />
(Alan & Kim Krause) Page 3<br />
The Proposal<br />
The owners <strong>of</strong> the property are proposing to place a second residence on the subject property<br />
that would be used by their daughter and son-in-law who are also employees <strong>of</strong> the farm. The<br />
owners are proposing to construct a dwelling which is two stories (plus basement) and is<br />
approximately 241.5 m 2 . The dwelling would be serviced by a well and septic field and would be<br />
located near the east property boundary which is currently treed and not used for agriculture.<br />
The new residence would utilize the existing driveway.<br />
Agricultural Capability <strong>of</strong> Subject Property and Supporting Properties<br />
The Canada Land Inventory agricultural capability classification system groups land into seven<br />
classes according to the land’s potential and limitations for agricultural use depending on soil<br />
and climate characteristics. Class 1 land is capable <strong>of</strong> producing the very widest range <strong>of</strong> crops<br />
whereas Class 7 land has no capability for soil bound agriculture. As the class numbers<br />
increase from Class 1 to 7, the range <strong>of</strong> crops decreases. Class O refers to organic soils rather<br />
than mineral soils. The organic soil class definitions are equivalent in terms <strong>of</strong> their relative<br />
capabilities and limitations for agricultural use to those defined for mineral soil. Associated with<br />
each class is a subclass that identifies limitations or special management practices needed to<br />
improve the soil. The classification usually gives land two ratings: unimproved and improved.<br />
Unimproved ratings describe the land in its native condition. Improved ratings indicate the<br />
land’s potential once management practices have been implemented, such as irrigation or<br />
drainage.<br />
The Canada Land Inventory rates the northwest corner <strong>of</strong> the subject property as 30% Class 2<br />
and 70% Class 3 with an improved rating <strong>of</strong> the same. The subclasses associated with the<br />
improved and unimproved rating are excess water and cumulative effect <strong>of</strong> multiple soil types.<br />
The south east quarter <strong>of</strong> the subject property is rated as Class 5 with an improved rating <strong>of</strong><br />
70% Class 5 and 40% Class 4. The subclasses associated with the improved and unimproved<br />
rating are topography, stoniness and soil moisture limitations. The remainder <strong>of</strong> the subject<br />
property is rated as 60% Class 4 Organics and 40% Organics (class undetermined) with an<br />
improved rating <strong>of</strong> the same.<br />
The Canada Land Inventory rates the supporting properties located at 7205, 7257 and 7225<br />
Highway 97A as Class 1 with the exception <strong>of</strong> the southern quarter <strong>of</strong> 7257 Highway 97A which<br />
is rated as 30% Class 2 and 70% Class 3 with an improved rating <strong>of</strong> the same. The subclasses<br />
associated with the improved and unimproved rating are excess water and cumulative effect <strong>of</strong><br />
multiple soil types.<br />
AGRICULTURAL LAND COMMISSION ACT AND REGULATIONS:<br />
Section 18(a)(ii) <strong>of</strong> the ALC Act allows one residence per parcel <strong>of</strong> ALR land, and permits more<br />
than one residence where the additional residences are necessary for farm use. Section 3(1)(b)<br />
<strong>of</strong> the ALC Regulations allows one manufactured home, up to 9 m in width (otherwise known as<br />
a ‘double wide’), for use by a member <strong>of</strong> the owner’s immediate family.<br />
Based on the above, the Board can authorize the issuance <strong>of</strong> a Building Permit for a<br />
manufactured home without forwarding the application to the ALC as the home would be used<br />
Page 82 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.3<br />
Agricultural Land Commission Application<br />
(Alan & Kim Krause) Page 4<br />
by a member <strong>of</strong> the owner’s immediate family. The Board could also authorize the issuance <strong>of</strong><br />
a Building Permit for a permanent dwelling provided that in their opinion the dwelling is<br />
necessary for farm help.<br />
OFFICIAL COMMUNITY PLAN:<br />
The Electoral Area “F” Official Community Plan designates the land use <strong>of</strong> the subject property<br />
as Agricultural. The following Agricultural Land Use Policy is relevant for this application:<br />
Notwithstanding the land use policies cited in this Plan or the <strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong><br />
<strong>Okanagan</strong> zoning bylaw in force from time to time or any other policy or bylaw that has been<br />
adopted to guide decision-making, the <strong>Regional</strong> Board may, after due consideration, not<br />
authorize an application to the Commission if the proposed subdivision or use would have<br />
negative impact on agricultural land or the farming community.<br />
All uses and subdivision <strong>of</strong> agricultural land, except those exempted under Part 2 and Part 5<br />
respectively <strong>of</strong> The Agricultural Land Reserve Use, Subdivision and Procedure Regulation,<br />
B.C. Reg. 171/2002, shall be in accordance with the provisions <strong>of</strong> the Agricultural Land<br />
Commission Act, regulations thereto, and the orders <strong>of</strong> the Commission.<br />
Development Permit Area - Protection <strong>of</strong> Development from Hazardous Conditions (Floodplain)<br />
The OCP designates a portion <strong>of</strong> the subject property as a Development Permit Area for the<br />
Protection <strong>of</strong> Development from Hazardous Conditions (Floodplain). As the proposed residence<br />
is not located within the floodplain area, a Development Permit application is not required.<br />
ZONING BYLAW:<br />
The subject property is zoned Non Urban (N.U). Uses permitted in the N.U zone include<br />
accessory farm sales, intensive agricultural uses, resource uses, bed and breakfast uses,<br />
boarding house uses, fruit and produce pickers’ cabins and work force housing units, home<br />
occupations uses, packing houses, wineries and cideries, single and two family dwellings,<br />
ancillary dwellings and manufactured homes. The number <strong>of</strong> dwellings allowed per lot in the<br />
N.U zone may not exceed:<br />
1. one single family dwelling or one two family dwelling or one manufactured home; and<br />
2. for lands that are located within the ALR, additional single family dwellings shall not be<br />
permitted unless the owner has first submitted an application to the ALC; and<br />
3. one ancillary single family dwelling or one manufactured home on land in and out <strong>of</strong> the<br />
ALR, subject to the dwelling or manufactured home not exceeding a gross floor area <strong>of</strong> 75<br />
m 2 (807.3 ft 2 ) exclusive <strong>of</strong> attached open carports and open porches, shall not include a<br />
basement, shall not include habitable space in an attic, and shall not be permitted on lots<br />
smaller than 2 ha (4.942 acres).<br />
PLANNING ANALYSIS:<br />
The owners <strong>of</strong> the subject property are proposing to place a second residence the property<br />
which would be used by their daughter and her family. The daughter and her husband are<br />
employees <strong>of</strong> the farm. The Non-Urban (N.U) zone allows a second residence to be placed on<br />
the subject property without making application to the ALC if the gross floor area <strong>of</strong> the second<br />
Page 83 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.3<br />
Agricultural Land Commission Application<br />
(Alan & Kim Krause) Page 5<br />
residence does not exceed 75 m 2 (807.3 ft 2 ). The applicant would like to have a dwelling that is<br />
larger than 75 m 2 and must therefore submit an application to the ALC. In considering such an<br />
application, the Board can refuse to authorize the applicant to apply to the ALC; authorize the<br />
applicant to apply to the ALC for their adjudication; or authorize the Building Inspector to issue<br />
the Building Permit.<br />
It is recommended that the Board authorize the Building Inspector to issue a Building Permit for<br />
the proposed second residence as the proposal complies with the policies <strong>of</strong> the Electoral Area<br />
“F” OCP. The proposed dwelling would be located on a portion <strong>of</strong> the property that is not<br />
currently used for farming purposes and has a lower agricultural rating than the remainder <strong>of</strong> the<br />
subject and supporting properties.<br />
In this regard, the OCP states that lands designated as Agricultural are intended to be used for<br />
agricultural purposes and associated uses as permitted by the ALC and the <strong>Regional</strong> <strong>District</strong><br />
and that all uses <strong>of</strong> ALR land shall be in accordance with the ALR Act, Regulations, Orders and<br />
Policies. It is suggested that the proposal also complies with Section 18(a)(ii) <strong>of</strong> the ALC Act<br />
which permits more than one residence per parcel where the additional residences are<br />
necessary for farm use and that the level <strong>of</strong> farming activity on the property warrants the need<br />
for farm help.<br />
The proposed location <strong>of</strong> the home is within a treed area which is not currently used as part <strong>of</strong><br />
the farm operation and has a lower soil capability than the remainder <strong>of</strong> the subject property.<br />
The supporting properties are currently in cultivation and have soil capability ratings which are<br />
considered prime agricultural soils. The chosen location would therefore minimize the impact<br />
on agricultural use <strong>of</strong> the subject and surrounding properties.<br />
SUMMARY:<br />
This report relates to an application for a non-farm use (second dwelling for family farm help) in<br />
the Agricultural Land Reserve (ALR) under Section 20(3) <strong>of</strong> the Agricultural Land Commission<br />
(ALC) Act for the property located at 7261 Highway 97A. It is recommended that the Board<br />
authorize the Building Inspector to issue a Building Permit for the proposed second residence<br />
as the proposal complies with the policies <strong>of</strong> the Electoral Area “F” OCP.<br />
REFERRALS<br />
The application was referred for comments to the following:<br />
1. Electoral Area “F” Director<br />
2. Electoral Area “F” Advisory Planning Commission<br />
3. Electoral Area Advisory Committee<br />
4. <strong>Regional</strong> Agricultural Advisory Committee<br />
The Committee passed the following recommendation at their Regular Meeting <strong>of</strong> April<br />
18, 2013: “…Whereas the promotion <strong>of</strong> family farming is a part <strong>of</strong> the <strong>Regional</strong> <strong>District</strong> <strong>of</strong><br />
<strong>North</strong> <strong>Okanagan</strong> policy and this application for a second residence on the property<br />
located at 7261 Highway 97A, Electoral Area “F” preserves viable farmland; the<br />
<strong>Regional</strong> Agricultural Advisory Committee recommends to the Board <strong>of</strong> Directors that the<br />
building permit be issued as requested by the owner.”<br />
Page 84 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.3<br />
Agricultural Land Commission Application<br />
(Alan & Kim Krause)<br />
Page 6<br />
5. Interior Health Authority<br />
6. Ministry <strong>of</strong> Agriculture<br />
7. Ministry <strong>of</strong> Transportation and Infrastructure<br />
The Ministry advises they have no objections to the proposal.<br />
8. Building Inspection Department<br />
The Building Inspector advised he has no comments or concerns with respect to this<br />
application.<br />
Submitted by:<br />
Approved For Inclusion:<br />
Endorsed by:<br />
~k<br />
~ Trafford Ha ,<br />
Rob Smailes, MCIP<br />
General Manager, Planning and Building<br />
Page 85 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.3<br />
File:<br />
Applicant:<br />
Location:<br />
ELECTORAL AREA "F"<br />
AGRICULTURAL LAND COMMISSION APPLICATION<br />
SUBJECT PROPERTY MAP<br />
13-0101-F-ALR<br />
Alan and Kim Krause<br />
7261 Highway 97A<br />
Page 86 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.3<br />
<strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> Mapping Site<br />
Legend<br />
---<br />
kN<br />
--<br />
S CAD liles<br />
""""'"-<br />
---<br />
- .,....,._<br />
- .........<br />
- GVPriaRN<br />
- we<br />
- -.... .._..<br />
--- ft:*WUII<br />
---<br />
- Tallrlt::l<br />
- TY.P_!!Ui~LlM<br />
- ......,<br />
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- .,..... Bert<br />
_,.,..,.,. -<br />
- :CIII::<br />
l 5 ·~·<br />
/117Tt-fff<br />
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Page 87 <strong>of</strong> 191<br />
1: 10.621<br />
.,.,.,...,,....;;. """' ..,.,.'*~~ .. ,_,tNYarr.,-nc:tt. F'-=--------l<br />
~.~or~ ....<br />
lHIS liN' IS NOnO aE usa> , OR W.\I!CO\~<br />
Nota$<br />
I<br />
0
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.3<br />
REGIONAL DISTRICT OF NORTH OKANAGAN<br />
Extract from the Minutes <strong>of</strong> a Meeting <strong>of</strong> the<br />
<strong>Regional</strong> Agricultural Advisory Committee<br />
Held on<br />
Thursday, April 18, 2013<br />
NEW BUSINESS<br />
Agricultural Land Commission Application<br />
KRAUSE, Alan & Kim [File No. 13-0101-F-ALR]<br />
<br />
Application for a second residence at 7261 Highway 97A<br />
Discussion regarding the three options <strong>of</strong> the Board regarding second residence<br />
applications:<br />
Authorize the application to be sent to the Agricultural Land Commission<br />
Not authorize the application to be sent to the Agricultural Land Commission<br />
Authorize building inspector to issue a building permit for the proposed second<br />
residence<br />
Comments:<br />
Proposed house location is a very steep location and not on viable farm land<br />
Supports continuation <strong>of</strong> family business<br />
Concern regarding construction value <strong>of</strong> the proposed house<br />
<br />
Brilliant idea, exactly what we are looking for, not on viable farm land, or taking<br />
away from farm land<br />
Moved and seconded by Mike Randell and Ian Eggen<br />
Whereas the promotion <strong>of</strong> family farming is a part <strong>of</strong> the <strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong><br />
<strong>Okanagan</strong> policy and this application for a second residence on the property located at<br />
7261 Highway 97A, Electoral Area “F” preserves viable farmland; the <strong>Regional</strong><br />
Agricultural Advisory Committee recommends to the Board <strong>of</strong> Directors that the building<br />
permit be issued as requested by the owner.<br />
CARRIED<br />
Page 88 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
REGIONAL DISTRICT<br />
<strong>of</strong><br />
NORTH OKANAGAN<br />
REPORT<br />
File No.: 07-0985-F-OR<br />
TO:<br />
Board <strong>of</strong> Directors<br />
FROM: Planning Department<br />
DATE: April 8, 2013<br />
Electoral Area “F” Official Community Plan Amendment Bylaw No.<br />
SUBJECT:<br />
2332 and Rezoning Bylaw No. 2333 [Rabe]<br />
RECOMMENDATION:<br />
That following consideration <strong>of</strong> comments received at a Public Hearing, Electoral Area “F” Official<br />
Community Plan Amendment Bylaw No. 2332, 2008 which proposes to change the land use<br />
designation <strong>of</strong> the properties legally described as:<br />
Lot 13, Sec 22, Twp 19, R9, W6M, KDYD, Plan KAP53741;<br />
The NE ¼ <strong>of</strong> Sec 22, Twp 19, R9, W6M, KDYD as shown on Plan <strong>of</strong> said Twp dated at Ottawa<br />
the 25 day <strong>of</strong> October, 1913 said to contain 160 acres more or less;<br />
<br />
<br />
The W ½ <strong>of</strong> the SE ¼ <strong>of</strong> Sec 27, Twp 19, R9, W6M, KDYD;<br />
That part <strong>of</strong> the SE ¼ <strong>of</strong> Sec 22 Shown on Plan B4968, Twp 19, R9, W6M, KDYD, Except<br />
Plan KAP53741,<br />
and located at Hadow Road, Electoral Area “F” from Comprehensive Resort Development to Non-<br />
Urban and Country Residential be considered for Third Reading; and further,<br />
That following consideration <strong>of</strong> comments received at a Public Hearing, Rezoning Bylaw No. 2333,<br />
2008 which proposes to rezone the properties legally described as:<br />
Lot 13, Sec 22, Twp 19, R9, W6M, KDYD, Plan KAP53741;<br />
The NE ¼ <strong>of</strong> Sec 22, Twp 19, R9, W6M, KDYD as shown on Plan <strong>of</strong> said Twp dated at Ottawa<br />
the 25 day <strong>of</strong> October, 1913 said to contain 160 acres more or less;<br />
The W ½ <strong>of</strong> the SE ¼ <strong>of</strong> Sec 27, Twp 19, R9, W6M, KDYD;<br />
That part <strong>of</strong> the SE ¼ <strong>of</strong> Sec 22 Shown on Plan B4968, Twp 19, R9, W6M, KDYD, Except<br />
Plan KAP53741,<br />
and located at Hadow Road, Electoral Area “F” from Trails at Enderby Comprehensive Development<br />
Zone (CD.1) to Country Residential Zone (C.R.) and Non-Urban Zone (N.U) be considered for Third<br />
Reading; and further,<br />
That Final Adoption <strong>of</strong> Bylaws No. 2332 and 2333 not be considered until a covenant has been<br />
registered on the title <strong>of</strong> the subject properties stating that they may not be subdivided until a<br />
pr<strong>of</strong>essional hydrologist has verified that all wells proposed to service all new lots are proven to meet<br />
the quantity and quality standards <strong>of</strong> the <strong>Regional</strong> <strong>District</strong> Subdivision Servicing Bylaw and that the<br />
extraction <strong>of</strong> water from the wells will not deplete the water supply <strong>of</strong> neighbouring wells.<br />
Page 89 <strong>of</strong> 191
OCP Amendment Bylaw No. 2332 and Rezoning Bylaw No. 2333 [Rabe]<br />
Report to Board <strong>of</strong> Directors – April 8, 2013 Page 2<br />
BACKGROUND:<br />
At the Regular Meeting <strong>of</strong> February 17, 2010, the Board <strong>of</strong> Directors gave First Reading to Electoral<br />
Area “F” OCP Amendment Bylaw No. 2332, 2008. At the Regular Meeting <strong>of</strong> April 6, 2011 the Board<br />
<strong>of</strong> Directors gave Second Reading to Official Community Plan Amendment Bylaw No. 2332, 2008 and<br />
First and Second Readings to Rezoning Bylaw No. 2333, 2008 and referred the Bylaws to a Public<br />
Hearing. The application proposes to rezone 8.9 ha <strong>of</strong> the subject properties to Country Residential<br />
(C.R) and rezone the remaining 117.6 ha to Non-Urban (N.U) to permit a multi lot subdivision.<br />
A Public Hearing for Official Community Plan Amendment Bylaw No. 2332, 2008 and Rezoning Bylaw<br />
No. 2333, 2008 was held on May 18, 2011. After the Public Hearing, the Board <strong>of</strong> Directors resolved<br />
the bylaws not be considered for Third Reading until the applicant supplies a report from a<br />
pr<strong>of</strong>essional groundwater hydrologist that demonstrates there is adequate groundwater to supply the<br />
eventual build out at the requested density and not have a detrimental impact on the groundwater<br />
supplying neighboring wells in the area.<br />
The applicant submitted a groundwater hydrology report from Western Water Associates Ltd. dated<br />
May 14, 2012 which was considered by the Board on August 15, 2012. Upon considering the new<br />
information the Board resolved to forward the Bylaws to a new Public Hearing and resolved that Final<br />
Adoption <strong>of</strong> Bylaws No. 2332 and 2333 not be considered until a restrictive covenant has been<br />
registered on the title <strong>of</strong> the subject properties. The restrictive covenant is to state that the properties<br />
may not be subdivided until a pr<strong>of</strong>essional hydrologist has verified that all wells proposed to service all<br />
new lots are proven to meet the quantity and quality standards <strong>of</strong> the <strong>Regional</strong> <strong>District</strong> Subdivision<br />
Servicing Bylaw and that the extraction <strong>of</strong> water from the wells will not deplete the water supply <strong>of</strong><br />
neighbouring wells.<br />
The applicant has paid the required fee required for a new Public Hearing and has submitted a<br />
Development Notification Certificate which confirms that on April 3, 2013, a Development Notice was<br />
posted on the subject property in accordance with the <strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong><br />
Development Application Procedures and Administrative Fees Bylaw No. 2315, 2008. The Public<br />
Hearing for the application and associated Bylaw has been advertised in the local newspapers and<br />
the adjacent land owners have been notified by letter <strong>of</strong> the Public Hearing, all in accordance with the<br />
<strong>Regional</strong> <strong>District</strong> Development Application Procedures and Administrative Fees Bylaw and the<br />
provisions <strong>of</strong> the Local Government Act.<br />
Upon receipt <strong>of</strong> Ministerial approval for Rezoning Bylaw No. 2333 and registration <strong>of</strong> the required<br />
covenant, the Bylaws can be considered for Final Adoption.<br />
SUMMARY:<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
As there are no further conditions that are required to be met prior to Third Reading <strong>of</strong> Official<br />
Community Plan Amendment Bylaw No. 2332, 2008 and Rezoning Bylaw No. 2333, 2008, it is<br />
recommended that upon consideration <strong>of</strong> comments received at a Public Hearing, the Bylaws be<br />
considered for Third Reading. Upon receipt <strong>of</strong> Ministerial approval for Rezoning Bylaw 2333 and<br />
registration <strong>of</strong> the required covenant, the Bylaws can be considered for Final Adoption.<br />
Page 90 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
OCP Amendment Bylaw No. 2332 and Rezoning Bylaw No. 2333 [Rabe]<br />
Report to Board <strong>of</strong> Directors- April 8, 2013<br />
Page 3<br />
Submitted by:<br />
Approved For Inclusion:<br />
Endorsed by:<br />
Rob Smailes, MCIP<br />
General Manager, Planning and Building<br />
Page 91 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
File:<br />
Applicant:<br />
Location:<br />
ELECTORAL AREA 'F'<br />
OCP/REZONING APPLICATION<br />
SUBJECT PROPERTY MAP<br />
07-0985-F-OR<br />
Janice & Timothy Helle and Tony Tillart c/o Michael Rabe<br />
Hadow Road<br />
WtJOISr7oH. 1.i<br />
I N•ZlllJ.><br />
TP 19 R 9 W6M<br />
TP. 19 R 9 I<br />
3<br />
223<br />
r 21:11141.<br />
CJ 6'1lt11J1~<br />
\<br />
N< -<br />
C1R7t1t'U<br />
-~<br />
rfl.n<br />
Page 92 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
REGIONAL DISTRICT OF NORTH OKANAGAN<br />
BYLAW NO. 2332<br />
A bylaw to amend Electoral Area "F" Official Community Plan Designation Bylaw<br />
No. 1934, 2004 and amendments thereto<br />
WHEREAS pursuant to Section 876 [Authority to adopt a bylaw] <strong>of</strong> the Local Government Act,<br />
R.S.B.C., 1996, Chapter 323, as amended, and Regulations passed pursuant thereto, the Board<br />
<strong>of</strong> the <strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> may, by Bylaw, adopt one or more <strong>of</strong>ficial community<br />
plans;<br />
AND WHEREAS the Board has enacted the “Electoral Area "F" Official Community Plan<br />
Designation Bylaw No. 1934, 2004” and amendments thereto to provide a statement <strong>of</strong><br />
objectives and policies to guide decisions on planning and land use management, within the<br />
area covered by the plan;<br />
AND WHEREAS, pursuant to Section 895 [Development approval procedures] <strong>of</strong> the Local<br />
Government Act, the Board must, by bylaw, define procedures under which an owner <strong>of</strong> land<br />
may apply for an amendment to an Official Community Plan and must consider every<br />
application for an amendment to the plan;<br />
AND WHEREAS the Board has enacted the “<strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> Development<br />
Application Procedures and Administrative Fees Bylaw No. 2315, 2008 and amendments<br />
thereto” to establish procedures to amend an Official Community Plan, a Zoning Bylaw, or a<br />
Rural Land Use Bylaw, or to issue a Permit:<br />
AND WHEREAS the Board is desirable and expedient to amend “Electoral Area "F" Official<br />
Community Plan Designation Bylaw No. 1934, 2004”.<br />
NOW THEREFORE, the Board <strong>of</strong> the <strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong>, in open meeting<br />
assembled, hereby ENACTS AS FOLLOWS:<br />
GENERAL<br />
1. This Bylaw may be cited as “Electoral Area "F" Official Community Plan Amendment<br />
Bylaw No. 2332, 2008”.<br />
2. The Official Community Plan marked Schedule “B”, attached to and forming part <strong>of</strong> the<br />
“Electoral Area “F” Official Community Plan Designation Bylaw No. 1934, 2003 and<br />
amendments thereto” is amended:<br />
a. By changing the designation <strong>of</strong> those properties legally described as:<br />
<br />
<br />
<br />
<br />
Lot 13, Sec 22, Twp 19, Rge 9, W6M, KDYD, Plan KAP53741;<br />
The NE ¼ <strong>of</strong> Sec 22, Twp 19, Rge 9, W6M, KDYD as shown on Plan <strong>of</strong> said Twp<br />
dated at Ottawa the 25 day <strong>of</strong> October, 1913 said to contain 160 acres more or<br />
less;<br />
The W ½ <strong>of</strong> the SE ¼ <strong>of</strong> Sec 27, Twp 19, Rge 9, W6M, KDYD;<br />
That part <strong>of</strong> the SE ¼ <strong>of</strong> Sec 22 Shown on Plan B4968, Twp 19, Rge 9, W6M,<br />
KDYD, Except Plan KAP53741,<br />
located at Hadow Road, Electoral Area “F” from Comprehensive Resort Development to Non-<br />
Urban and Country Residential, as shown on Schedule ‘A’ attached to and forming part <strong>of</strong> this<br />
Bylaw.<br />
Page 93 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
Bylaw No. 2332, 2008 Page 2<br />
Read a FIRST time this 17th day <strong>of</strong> February , 2010<br />
Bylaw 2332 considered in conjunction with the <strong>Regional</strong> <strong>District</strong> Financial Plan and Waste<br />
Management Plan this 17th day <strong>of</strong> February , 2010.<br />
Read a SECOND time this 6th day <strong>of</strong> April , 2011<br />
Advertised on<br />
the 11th day <strong>of</strong> May , 2011, and<br />
the 13th day <strong>of</strong> May , 2011<br />
Public Hearing held pursuant to the provisions <strong>of</strong> Section 890 <strong>of</strong> the Local Government Act on<br />
the 18th day <strong>of</strong> May , 2011<br />
Advertised on<br />
the 8th day <strong>of</strong> May , 2013, and<br />
the 10th day <strong>of</strong> May , 2013<br />
Second Public Hearing held pursuant to the provisions <strong>of</strong> Section 890 <strong>of</strong> the Local Government<br />
Act on<br />
the 15th day <strong>of</strong> May , 2013<br />
Read a THIRD time this day <strong>of</strong> , 2013<br />
Received the approval <strong>of</strong> the Minister <strong>of</strong> Community and Rural Development pursuant to<br />
Section 882 <strong>of</strong> the Local Government Act this<br />
day <strong>of</strong> , 2013<br />
Approval No.<br />
Minister <strong>of</strong> Community and Rural<br />
Development<br />
Reconsidered, Finally Passed and ADOPTED this day <strong>of</strong> , 2013<br />
CHAIR<br />
CORPORATE OFFICER<br />
Page 94 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
A<br />
PLAN2<br />
PLAN 81561<br />
C.T. 201781-F<br />
W. 1/4<br />
F<br />
3<br />
KAP4519 1<br />
SCHEDULE "A" to accompany the <strong>Regional</strong> <strong>District</strong> <strong>of</strong><strong>North</strong> <strong>Okanagan</strong> "Electoral area "F" Official Community Plan Amendment<br />
Bylaw No. 2332, 2008" ( Rabe)<br />
'\\\.\:l<br />
Area redesignated from Comprehensive Resort Development to Country Residential shown..... ~~~~\,<br />
Area redesignated from Comprehensive Resort Development to Non Urban shown..... ~<br />
Scale 1:250<br />
I hereby certify this to be a true and correct copy <strong>of</strong> SCHEDULE "A" attached to and forming part <strong>of</strong> the <strong>Regional</strong> <strong>District</strong> <strong>of</strong><br />
<strong>North</strong> <strong>Okanagan</strong> "Electoral Area "F" Official Community Plan Amendment Bylaw No. 2332, 2008" ( Rabe)<br />
Dated at Coldstream, BC this day <strong>of</strong> 2011.<br />
Co orate Officer<br />
Page 95 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
REGIONAL DISTRICT OF NORTH OKANAGAN<br />
BYLAW NO. 2333<br />
A bylaw to rezone lands and amend the Zoning Map attached to the <strong>Regional</strong><br />
<strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> Zoning Bylaw No. 1888, 2003 to change a zone<br />
designation (Tillaart c/o Rabe)<br />
WHEREAS pursuant to Section 903 [Zoning bylaws] <strong>of</strong> the Local Government Act, R.S.B.C.,<br />
1996, Chapter 323, as amended, and Regulations passed pursuant thereto, the Board <strong>of</strong> the<br />
<strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> may, by Bylaw, divide the whole or part <strong>of</strong> the <strong>Regional</strong><br />
<strong>District</strong> into zones, name each zone, establish boundaries for the zones and regulate uses<br />
within those zones;<br />
AND WHEREAS the Board has created zones, named each zone, established boundaries for<br />
these zones and regulated uses within those zones by Bylaw No. 1888, being the “<strong>Regional</strong><br />
<strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> Zoning Bylaw No. 1888, 2003” and amendments thereto;<br />
AND WHEREAS, pursuant to Section 895 [Development approval procedures] <strong>of</strong> the Local<br />
Government Act, the Board must, by bylaw, define procedures under which an owner <strong>of</strong> land<br />
may apply for an amendment to a Zoning Bylaw and must consider every application for an<br />
amendment to the bylaw;<br />
AND WHEREAS the Board has enacted the “<strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> Development<br />
Application Procedures and Administrative Fees Bylaw No. 2315, 2008 and amendments<br />
thereto” to establish procedures to amend an Official Community Plan, a Zoning Bylaw, or a<br />
Rural Land Use Bylaw, or to issue a Permit:<br />
AND WHEREAS the Board has received an application to rezone property;<br />
NOW THEREFORE, the Board <strong>of</strong> the <strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong>, in open meeting<br />
assembled, hereby ENACTS AS FOLLOWS:<br />
GENERAL<br />
1. This Bylaw may be cited as “Rezoning Bylaw No. 2333, 2008”.<br />
2. That that properties legally described as:<br />
Lot 13, Sec 22, Twp 19, Rge 9, W6M, KDYD, Plan KAP53741;<br />
The NE ¼ <strong>of</strong> Sec 22, Twp 19, Rge 9, W6M, KDYD as shown on Plan <strong>of</strong> said Twp<br />
dated at Ottawa the 25 day <strong>of</strong> October, 1913 said to contain 160 acres more or less;<br />
The W ½ <strong>of</strong> the SE ¼ <strong>of</strong> Sec 27, Twp 19, Rge 9, W6M, KDYD;<br />
That part <strong>of</strong> the SE ¼ <strong>of</strong> Sec 22 Shown on Plan B4968, Twp 19, Rge 9, W6M,<br />
KDYD, Except Plan KAP53741.<br />
located at Hadow Road, Electoral Area “F” from Trails at Enderby Comprehensive<br />
Development Zone (CD.1) to Country Residential Zone (C.R.) and Non-Urban Zone (N.U),<br />
as shown on Schedule ‘A’ attached to and forming part <strong>of</strong> this Bylaw<br />
Page 96 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
Bylaw No. 2333, 2008 Page 2<br />
3. That the Zoning Map, being Schedule “A” to Zoning Bylaw No. 1888, 2003 be amended<br />
accordingly.<br />
Read a FIRST and SECOND time this 6th day <strong>of</strong> April , 2011<br />
Advertised on<br />
the 11th day <strong>of</strong> May , 2011, and<br />
the 13th day <strong>of</strong> May , 2011<br />
Public Hearing held pursuant to the provisions <strong>of</strong> Section 890 <strong>of</strong> the Local Government Act on<br />
the 18th day <strong>of</strong> May , 2011<br />
Advertised on<br />
the 8th day <strong>of</strong> May , 2013, and<br />
the 10th day <strong>of</strong> May, 2013<br />
Second Public Hearing held pursuant to the provisions <strong>of</strong> Section 890 <strong>of</strong> the Local Government<br />
Act on<br />
the 15th day <strong>of</strong> May , 2013<br />
Read a THIRD time this day <strong>of</strong> , 2013<br />
APPROVED by Ministry <strong>of</strong> Transportation & Infrastructure<br />
this day <strong>of</strong> , 2013<br />
(Transportation Act, Sec. 52(3))<br />
ADOPTED this day <strong>of</strong> , 2013<br />
CHAIR<br />
CORPORATE OFFICER<br />
Page 97 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
A.<br />
PLAN 2<br />
PLAN 61561<br />
C.T. 201781-F<br />
W. 1/4<br />
F<br />
KAP451111<br />
SCHEDULE "A" to accompany the <strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> "Rezoning Bylaw No. 2333, 2008" ( Rabe)<br />
Area rezoned from Comprehensive Development Zone (CD.l) to Country Residential (C.R.) shown.....<br />
Area rezoned from Comprehensive Resort Development (CD.l) to Non Urban (N.U.) shown..... ~<br />
~~~J<br />
I hereby certify this to be a true and correct copy <strong>of</strong> SCHEDULE "A" attached to and forming part <strong>of</strong> the <strong>Regional</strong> <strong>District</strong> <strong>of</strong><br />
<strong>North</strong> <strong>Okanagan</strong> "Rezoning Bylaw No. 2333, 2008" ( Rabe)<br />
Dated at Coldstream, BC this ____ day <strong>of</strong> _________ ___J 2011.<br />
Scale 1:250<br />
Cotporate Officer<br />
Page 98 <strong>of</strong> 191
western water<br />
ASSOCIATES L TD<br />
Consultants in Hydrogeology and Water Resources Management<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
14 May 2012<br />
FILE: 12-025-01<br />
Michael Rabe<br />
>4f GIU"Jfll DIS nliCI 0F<br />
N8R TH OKANAGAN<br />
Dear Mr. Rabe,<br />
Re:<br />
Groundwater Evaluation Report to Support Rezoning - Bylaw No. 2332, 2008 and<br />
Rezoning Bylaw No. 2333, 2008 for the properties lega lly described as: Lot 13, Sec 22,<br />
Twp 19, R9, W6M, KDYD, Plan KAP53741; The NE 1/4 <strong>of</strong> Sec 22, Twp 19, R9, W6M, KDYD as shown on Plan <strong>of</strong><br />
said Township dated at Ottawa the 25 day <strong>of</strong> October, 1913 said to contain 160 acres more or less; The W y, <strong>of</strong><br />
the SE Y. <strong>of</strong> Sec 27, Twp 19, R9, W6M, KDYD; AND That part <strong>of</strong> the SE Y. f Sec 22 Show n on Plan 84968, Twp<br />
19 R9, W6M, KDYD, Except Plan KAP53741 located on Hadow Road, Electoral Area "F"<br />
Western Water Associates Ltd. (WWAL) is pleased to provide this hydrogeological assessment <strong>of</strong> a groundwater<br />
well to support the pending application for rezoning the above mentioned property in Electoral Area "F" <strong>of</strong> the<br />
<strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> (RDNO). The legal description <strong>of</strong> the project site is mentioned above.<br />
For the current study we evaluate the long term sustainable yield and water quality <strong>of</strong> a "Subject Well" called<br />
Well 2, located on the above mentioned property as a means <strong>of</strong> evaluating the capacity <strong>of</strong> the aquifer that<br />
would be used by wells in a potential future subdivision. Herein the above referenced property shall be called<br />
the "Subject Property".<br />
REGULATORY REQUIREMENTS AND ST UDY OBJECTIVE<br />
Mr. Rabe is seeking a change to the RDNO Official Community Plan land use destination from Comprehensive<br />
Resort Development to Non-Urban and Country Residential for the site listed above. We understand the land<br />
was originally zoned as Non-Urban and Country Residential prior to 1998 and this hydrogeological report will aid<br />
in re-instating the original zoning. At this time there is no <strong>of</strong>ficial plan for subdivision <strong>of</strong> the property; however,<br />
our report assumes a future plan to subdivide 15 X 10 acre parcels <strong>of</strong> land. Our aquifer evaluation was designed<br />
around this assumed 15 lot design. However, based on the current understanding <strong>of</strong> the hydrogeology at the<br />
site, if subdivision approval is sought wells will need to be drilled to confirm the availability <strong>of</strong> water on<br />
individual lots.<br />
The tests and analyses are intended to demonstrate that the aquifer, as indicated by the performance <strong>of</strong> the<br />
Subject Well, can provide an adequate amount <strong>of</strong> water to supply 15 lots with water and the water be potable,<br />
in keeping with the requirements <strong>of</strong> RDNO's Subdivision Servicing Bylaw No. 726. For private domestic water<br />
sources, the basic requirements <strong>of</strong> this Bylaw are summarized below from Section 402 <strong>of</strong> the Bylaw:<br />
1 All wells must be capable <strong>of</strong> delivering water at a rate <strong>of</strong> not less than 1 imperial gallon per minute<br />
(6,550 litres/day) year-round; and not cause interference with nearby wells and surface water, while<br />
giving consideration to wells in the area pumping simultaneously;<br />
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June 6, 2013 - Item E.5<br />
14 May 2012<br />
Rabe- Aquifer Assessment for Re-Zoning 2 12-025-01<br />
2 All quantity and quality testing must be carried out under the superv1s1on <strong>of</strong> a pr<strong>of</strong>essional<br />
hydrogeologist who shall prepare a groundwater report satisfying the requirements <strong>of</strong> the Bylaw;<br />
3 The testing <strong>of</strong> dug wells (which does not apply in this case) must be carried out in the dry months <strong>of</strong> the<br />
year (or under frozen ground conditions); and<br />
4 A water quality sample must be collected and evaluated for potability.<br />
PREVIOUS AQUIFER TESTING AND WATER SUPPLY REPORTS<br />
For the current study WWAL reviewed available reports which detail study <strong>of</strong> the Grandview Bench Area and<br />
summarizes the conclusions <strong>of</strong> each reports below. The following reports and resources were reviewed for the<br />
current study:<br />
1. B.C. Ministry <strong>of</strong> Environment Water Resources Atlas and Environment Canada historic climate data;<br />
2. Aquifer Yield Evaluation- 48 Hour Pump Test, Proposed Gold Course on Hadow Road, Owner: Jutta<br />
Hockemeyer by Kala Groundwater Consultants Ltd in 1997.<br />
3. Assessment <strong>of</strong> Groundwater Availability- Proposed Golf Course Hadow Road Enderby, British Columbia,<br />
report number 982-4056 submitted to Mrs. Jutta Kockemeyer by Golder Associates May 6, 1998, herein<br />
referred to as the "Golder report";<br />
4. <strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong>- Grandview Bench Water Supply Study, report prepared for RDNO<br />
by Stantec Consulting Ltd. March 2007, which contains as Appendix A Water Well Baseline Condition<br />
Survey and Groundwater Resource Assessment Grandview Bench Strategic Water Plan Enderby, British<br />
Columbia, report number 8840331 prepared for Stantec Consulting March 20, 2007 by EBA, herein<br />
referred to as the "EBA report"; and<br />
5. Water Supply Well Testing at 430 Edgar Road, Salmon Arm B.C., report number 9423060 prepared for<br />
Mr. John Thielman by Golder Associates June 1994 ("Golder 1994").<br />
The 1997 Kala Groundwater Consulting Ltd . (Kala) report pertains to the 6" observation well monitored in our<br />
current study called Well 1. A summary <strong>of</strong> the pumping test conducted by Kala in 1997 on the 6" observation<br />
well at the study site is as follows:<br />
• Well 1 was test pumped by Moore's Well and Pump Service Ltd., wherein it was pumped at a<br />
rate <strong>of</strong> 80 Imperial gallons per minute (lgpm) to 85 lgpm for 48 hours. The static water level was<br />
flowing artesian prior to the test and a total <strong>of</strong> 52.6 m (172.5 ft) <strong>of</strong> drawdown was measured at<br />
the end <strong>of</strong> the test. The specific capacity <strong>of</strong> the well was estimated at 0.46 lgpm/ft <strong>of</strong> drawdown<br />
and Kala estimated that the "theoretical safe, long-term yield" <strong>of</strong> the well was approximately 83<br />
lgpm.<br />
• Kala concluded that the high flow available from a bedrock well such as Well 1 was due to<br />
faulting or fracturing in the bedrock and that the fault or fracture system was reasonably<br />
extensive. However, based on the results <strong>of</strong> that investigation Kala was not prepared to provide<br />
an opinion on the possible drawdown interference effects on neighbouring wells due to<br />
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June 6, 2013 - Item E.5<br />
14 May 2012<br />
Rabe- Aquifer Assessment for Re-Zoning 3 12-025-01<br />
pumping Weill. No monitoring <strong>of</strong> water levels in nearby private wells was conducted during this<br />
test.<br />
• A sample <strong>of</strong> the water obtained from Well 1 during the 48-hour aquifer test was submitted for<br />
chemical analyses. Based on the analyses, Kala concluded that the quality <strong>of</strong> the water from Well<br />
1 was poor (high total dissolved solids, sulfate and iron} and would not be suitable for potable<br />
water without some treatment. However, the water was considered potentially suitable for<br />
irrigation use.<br />
In 1998, Golder performed test pumping on the current Subject Well (Well 2} in order to assess the short term<br />
and long term sustainable yield <strong>of</strong> the well. The following conclusions were made in the Golder report:<br />
• Long term (6 months per year} pumping rate for Well 2 (or Well 1 and Well 2 combined} is 5.2<br />
L/s (70 lgpm};<br />
• Short term (7 days, two times per summer} recommended peak pumping rate for Well 2 (or Well<br />
1 and Well 2 combined} is 9.4 L/s (125 lgpm}; and<br />
• If wells are used at the recommended short term and long term pumping rates, adverse effects<br />
to neighbouring wells are unlikely.<br />
In 2007 EBA Engineering Consultants Ltd. (EBA} performed a survey <strong>of</strong> well owners in the Grandview Bench Area<br />
to assess the baseline conditions <strong>of</strong> water wells and groundwater resources. The EBA report summarized their<br />
assessment <strong>of</strong> the groundwater resources in the Grandview Bench area as follows:<br />
• Based on information provided by RDNO, 155 properties were identified for this study. Fiftyfour<br />
property owners returned questionnaires to EBA or confirmed the presence <strong>of</strong> wells by<br />
phone. Owners <strong>of</strong> 101 properties have not replied to EBA's enquiries at the time <strong>of</strong> writing.<br />
The reported age <strong>of</strong> the wells in the area ranges from pre-1950 to 2004 and most wells<br />
produce less than five gpm from shallow dug wells;<br />
• EBA identified no underutilized wells in the Subject Property area, although higher-yield<br />
wells which are not divulged by the owners may be present, or wells with higher production<br />
reported in the MOE well database may also be present;<br />
• Based on questionnaire and interview responses, all available water conservation measures<br />
are being utilized by most Grandview Bench residents;<br />
• Most owners who responded to the questionnaire reported poor water quality and<br />
quantity with the main complaints being hard water, low well yields and seasonally dry<br />
wells;<br />
• Nine water wells on six separate lots were selected for inspection based on reported yield<br />
and/or location. Potential sources <strong>of</strong> groundwater contamination near the wells were<br />
observed at several locations. Two <strong>of</strong> the visited sites included spring water sources;<br />
• Springs and seeps were noted in the Larch Hills cross-country ski area north <strong>of</strong> the Subject<br />
Property. Such springs appear to originate from bedrock contacts or faults within the Larch<br />
Hills area;<br />
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• Artesian conditions may be present in the northeast part <strong>of</strong> the Subject Property although<br />
this finding could not be confirmed;<br />
• Several higher-yield wells are reported in the southeast Subject Property in the Shuswap<br />
River Valley bottomland;<br />
• The water source for Violet Creek, located north <strong>of</strong> the Subject Property, is interpreted to<br />
originate from groundwater discharge in the Mara Meadows area;<br />
• Published reports by Golder and Kala indicate two highly productive wells are present<br />
southwest <strong>of</strong> Grandview Bench along Hadow Road although these wells were not available<br />
for inspection as part <strong>of</strong> this study (these reports were referred to above and relate to the<br />
current Subject Well - Well 2 and observation well - Well 1);<br />
• Based on published reports, questionnaire results and MoE driller's logs, a highly<br />
productive water bearing fault/fracture system may exist on the west side <strong>of</strong> the study<br />
boundary;<br />
• Insufficient information is available to quantify the groundwater recharge and discharge<br />
areas and volumes for the Subject Property; and<br />
• Insufficient information is available at present to evaluate the water production potential<br />
related to the eastern fault area, as no highly productive wells are presently known to have<br />
been completed along the fault trace.<br />
NEIGHBOURING WELLS<br />
We understand the Grandview Bench Area, where the Subject Well is completed, is regarded as groundwater<br />
limited area. When evaluating the neighbouring wells within an approximate 2 km radius <strong>of</strong> the Subject Well we<br />
found 78 well records on the B.C. Water Resources Atlas. The driller estimated yields for these wells are<br />
summarized in Table 1 below and details regarding the wells are proved in Table 2 attached. It is evident that<br />
the majority <strong>of</strong> the wells in the vicinity <strong>of</strong> the Subject Property yield below 6.3 L/sec (10 US gpm) The Subject<br />
Well (Well 2) and the observation well, located 14ft from the Subject Well, were both assigned driller estimated<br />
yields <strong>of</strong> over 100 USgpm. This high capacity is not the norm for the Grandview Bench Area and we understand<br />
that a geological fault runs directly through the Subject Property and very close to the Subject Well.<br />
Table I: Summary <strong>of</strong> Driller Estimated Yield <strong>of</strong> Wells<br />
Within Approximately 2 km <strong>of</strong> the Subject Well<br />
Driller Estimated Yield Value<br />
Total<br />
(Gal per Minute)<br />
Count<br />
0 12<br />
0.1 to 4 24<br />
5 to 10 25<br />
11 to 40 12<br />
50 to 225 5<br />
Total 78<br />
From the BCMoE Water Resources Atlas, 2012.<br />
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Development surrounding the site is generally rural to rural residential. A subdivision consisting <strong>of</strong><br />
approximately 12 lots was completed to the south <strong>of</strong> the site during the late 1990's. From evaluation <strong>of</strong> the<br />
Wells database <strong>of</strong> the 78 wells in the area there have only been 7 additional wells registered on the Wells<br />
database since 1998. All homes in the area reportedly obtain water supply from private wells.<br />
In the current study four neighbouring wells were monitored during test pumping to evaluate the potential for<br />
well interference. We chose these wells based on locations where well-interference was observed during the<br />
Golder 1998 study. We infer that all monitored wells are completed in the same bedrock aquifer, B.C. Bedrock<br />
Aquifer No. 110 Ill B. The following Table 3 is a summary <strong>of</strong> the monitored neighboring wells:<br />
Table 3: Summary <strong>of</strong> Neighbouring Well Details<br />
Well Owner Name Address Telephone Well Depth Yield Static Water<br />
Name 1 # m (ft) (IGPM) Level m (ft)<br />
(April 27 /12)<br />
W2 Chris Faltin 159 Hadow Rd. 832-1804 134 (440) 2 2.04 (6.68)<br />
W4 Dennis Hovy 143 Hadow Rd. 832-9630 55 (180) 10 11.7 (38.4)<br />
W5 Dick Atchison 43 Naylor Rd. 832-8043 52(171 5 8.93 (29.3)<br />
WPN 29473 Michel Rabe Subject Property 308-6024 44 (144) 15 9.85 (32.3)<br />
Note 1: See Figure 2 for locations<br />
WPN 29473 was not in the provincial Wells database at the time <strong>of</strong> reporting, but was drilled by Dan<br />
McGiaddery <strong>of</strong> Dan Gare Drilling, based out <strong>of</strong> Armstrong, B.C. who provided a well log to WWAL.<br />
SITE PHYSIOGRAPHY, HYDROGEOLOGICAL SETTING AND WELL DESCRIPTIONS<br />
The site consists <strong>of</strong> a @ acre property located along the north side <strong>of</strong> Hadow Road, approximately 9 km<br />
northwest <strong>of</strong> Enderby, B.C. (Figure 1 and 2). The site is currently undeveloped woodland with rolling to<br />
moderate relief. Elevations <strong>of</strong> the site generally fall between 500 metres above sea level (masl) to 600 masl. The<br />
site is located on the side <strong>of</strong> the uplands which rise up to the east (Sugarloaf Mountain, elevation 787 masl) and<br />
to the north (The Larch Hills, elevation 1067 masl). Considering the artesian conditions reported in the on-site<br />
wells (see following sections), the area is generally recognized as a discharge zone, where recharged water from<br />
the uplands is discharging to the surface.<br />
Climate data from Environment Canada indicate an average annual precipitation from a combination <strong>of</strong> rain and<br />
snowfall <strong>of</strong> approximately 531 mm and average annual temperature <strong>of</strong> 7 degrees Celsius, at the Salmon Arm<br />
Airport (climate ID 1166R45) based on Canadian Climate Normals (1971 to 2000). The Salmon Arm Airport<br />
Climate station is located at 527 masl elevation.<br />
A search <strong>of</strong> B.C. Ministry <strong>of</strong> Natural Resources and Operations (MoE) aquifer and water well database indicates<br />
the entire Subject Property is located above mapped B.C. Bedrock Aquifer No. 110 IIIB (Figure 1 and 2). Bedrock<br />
Aquifer 110 IIIB occupies an upland area <strong>of</strong> the Salmon River Valley watershed. The aquifer is classified by MoE<br />
as having a low demand and low productivity and vulnerability to contamination.<br />
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Our conceptual model <strong>of</strong> groundwater flow is as follows: we expect groundwater in the bedrock aquifer to flow<br />
as a subdued replica <strong>of</strong> topography, which slopes to the southeast across the site before sloping eastward to the<br />
Shuswap River. Saltwell Creek cuts across the Subject Property from generally northwest to southeast. Saltwell<br />
Creek is understood to flow year round.<br />
Bedrock in the area <strong>of</strong> the site is granite or granodiorite according to Geological Survey <strong>of</strong> Canada Map 1059A.<br />
Bedrock to the east is mapped as sedimentary to meta-sedimentary rock including limestone, sericite schist and<br />
graphite schist. The geologic mapping indicates that a fault transects the property from northwest to southeast,<br />
as shown on Figure 1.<br />
Subject Well Description<br />
A 150 mm diameter test well was drilled at the site in 1997, this well (Well 1, WTN 76563) was drilled by<br />
Cascade Drilling Ltd. at the location shown on Figure 2. At the Weill location, 3.7 m (12ft.) <strong>of</strong> overburden was<br />
encountered which was underlain by bedrock. The well was completed in the bedrock at a total depth <strong>of</strong> 109.7<br />
m (360ft.). Water bearing fractures were reported between depths <strong>of</strong> 106.7 and 109.7 m. The static water level<br />
in the well at the time <strong>of</strong> drilling was above the drill casing and flowing at 0.38 L/s (6 USgpm). The well was airlifted<br />
by the driller and rated at 10.2 L/s (162 USgpm).<br />
It is understood that a second test well (Well 2, WTN 76702), was drilled at the direction <strong>of</strong> Mrs. Hockemeyer,<br />
the mother <strong>of</strong> Mr. Rabe, in order to yield additional quantities <strong>of</strong> water from the area <strong>of</strong> Well 1, where high<br />
yields were available. Well 2 was larger in diameter and consisted <strong>of</strong> a 200 mm diameter well drilled<br />
approximately 4.3 m (14ft) southwest <strong>of</strong> Well 1. This well was also drilled by Cascade Drilling Ltd. in 1998 and<br />
encountered similar overburden/bedrock geology as was present at Well 1. Well 2 was also completed in the<br />
bedrock, at a depth <strong>of</strong> 109.7 m (360ft.). The main water bearing fracture in Well 2 was reported at a depth <strong>of</strong><br />
97.Sm (320 ft.). The static water level in the well at the time <strong>of</strong> drilling was above the drill casing, although the<br />
flowing rate was not recorded. The well was air-lifted and hence rated by the driller at 12.5 L/s (198 USgpm).<br />
Considering the high yields available from Weill and Well 2, and given that they are completed in bedrock, it is<br />
considered likely that these wells intersect fracturing associated with the fault in this area (Figure 1).<br />
PUMPING T EST MET HODS<br />
To assess the long term sustainable yield <strong>of</strong> the Subject Well WWAL undertook the test pumping program<br />
described below. Max Schibli <strong>of</strong> Monashee Aquifer Testing (qualified pump installer I.D. # WPI 05102905) <strong>of</strong><br />
Lumby, B.C. was retained to complete the pumping test program.<br />
Test pumping was conducted on Well 2 (WTN 76702) with Well 1(WTN 76563), located 4.3 m (14.1 ft) used as<br />
the observation well. A 72 hour constant rate test was performed between May 1 and May 4, 2012. The well<br />
was equipped with a temporary test pump powered by a diesel fuel generator. The test pump was installed at a<br />
depth <strong>of</strong> 54.86 m (180ft).<br />
Both pumping and observation wells had dedicated sounding tubes installed and water level measurements<br />
were collected with an electric well sounder to the nearest 0.1 ft.<br />
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Flow was controlled with a gate valve on the discharge head and measured using an in-line flow meter.<br />
Discharge water was routed approximately 100 m from each well to a low lying area to the east <strong>of</strong> the Subject<br />
Well and allowed to infiltrate into the forest floor.<br />
During the test, cascading water was noted within an estimate 3.7 m (12ft) <strong>of</strong> the top <strong>of</strong> the well casing. This we<br />
interpreted to be the result <strong>of</strong> there likely being no surface seal installed around the well casing. This seal was<br />
not required when the well was originally drilled, but current groundwater protection regulations require seals.<br />
See Recommendations below for further discussion.<br />
PUMPING TEST RESULTS<br />
To interpret the test pumping results, we processed raw pumping test data into a series <strong>of</strong> graphs and analyzed<br />
the data (see Figures A1 through A4 within Appendix A attached). The analysis included well and aquifer<br />
hydraulics in order to estimate aquifer properties and to assess whether the aquifer's productivity is sufficient<br />
for the intended use. Using provincial guidelines outlined in the document "Evaluating long-term well capacity<br />
for a Certificate <strong>of</strong> Public Convenience and Necessity (CPCN)" developed by the Water Management Branch, B.C.<br />
Ministry <strong>of</strong> Environment, Land and Parks (1999).<br />
The available drawdown in the well is defined here as the difference between the dominate water bearing<br />
fracture at 96 m (320 ft), (from the well log) and the static water level, or approximately 1.01 m (3.3 ft).<br />
Drawdown at the end <strong>of</strong> the test was 27.32 m {89.6 ft) or about 30% <strong>of</strong> the total available drawdown. Based on<br />
the test flow rate <strong>of</strong> 190 L/min (SO USgpm), approximately 273,600 litres <strong>of</strong> water were withdrawn from the well<br />
during the test, ~hich is 2.8 more than the Bylaw minimum <strong>of</strong> 6,550 litres X 15 = 98,250 litres for a 24 hour<br />
period for 15 lots. Further, the well was able is estimated to produce at a sustainable rate <strong>of</strong> 303 L/min (80<br />
USgpm).<br />
Following completion <strong>of</strong> the pumping test, the water level in the well recovered as expected for a bedrock<br />
aquifer, after a week <strong>of</strong> recovery the well was virtually 100% fully recovered. This recovery following pumping is<br />
a favourable as it appear the aquifer recharging at a sufficient rate to allow for recovery at our tested pumping<br />
rate 189 L/min (50 USgpm). Overall, based on these test conditions and results, the well is capable <strong>of</strong> meeting<br />
the Bylaw requirement <strong>of</strong> 6,550 litres per day for at a minimum for 15 single homes.<br />
The current assessment <strong>of</strong> the Bedrock Aquifer llOIIIB transmissivity was assessed using the Cooper-Jacob<br />
straight line Recovery assessment and was estimated at 1.64 X 10' 5 m 2 /s. This result is <strong>of</strong> the same order as the<br />
latter time period estimate <strong>of</strong> transmissivity made by Golder in 1998 <strong>of</strong> 8. X 10' 5 m 2 /s but an order <strong>of</strong> magnitude<br />
lower that the transmissivity estimated from the 1998 recovery data. We feel our 1.6 X 10 - 5 m 2 /s estimate is<br />
representative <strong>of</strong> Bedrock Aquifer 11011B.<br />
Potential for Sessional Effects on Water Levels<br />
The drawdown test was conducted in the spring, when the bedrock aquifer water levels may be beginning to see<br />
recharge from freshet waters. However, monitoring <strong>of</strong> the observation wells listed in Table 3 showed no<br />
significant increase in the thickness <strong>of</strong> the confined or semi-confined bedrock aquifer (the piezometric surface<br />
remained in steady state over the test pumping period). These conditions are considered appropriate for<br />
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estimating well capacity and our assessment accounts for times <strong>of</strong> the year when water levels are still lower<br />
and/or when demands on the aquifer are higher.<br />
Potential for Well Interference<br />
The water level in the neighbouring wells (see Table 3) were measured seven times between April 27 and May 4,<br />
2012. When the pumping <strong>of</strong> these supply wells was taken into condensation the measurements showed no<br />
downward trend, which would be expected if well interference was occurring.<br />
Water Balance as Presented in Golder 1998<br />
Golder conducted a preliminary water balance analysis to assess total withdrawals from the Bedrock Aquifer<br />
llOIIIB relative to total estimated recharge and that estimate is summarized below. The estimated recharge<br />
area for the aquifer in the area <strong>of</strong> the Saltwell Creek watershed (extending north to the Larch Hills) is<br />
approximately 850 ha. Given that annual precipitation in the area <strong>of</strong> the site in the order <strong>of</strong> 500 mm/yr {531<br />
mm/yr at Salmon Arm) and that the recharge rate to the bedrock aquifer (based on literature values) is<br />
estimated at 2% <strong>of</strong> the annual precipitation (or 0.01 m/y), the total recharge volume to the area is estimated at<br />
85,000 m 3 /yr.<br />
To estimate potential withdrawals from Bedrock Aquifer 110111B , it is assumed that 100 residences draw 300<br />
lgpd each for domestic use. The actual number <strong>of</strong> homes in the area may be less than 100, however, this allows<br />
for some ongoing development. Based on these assumptions, the withdrawal from the aquifer for domestic use<br />
is approximately 50,000 m 3 /yr<br />
Considering this water balance analysis, there would be approximately 35,000 m 3 /yr available for other uses<br />
including sustaining water levels in the aquifer and enabling groundwater to continue to discharge to the valley<br />
bottom. Note that this recharge estimate is based on limited information and the above assumptions. It is only<br />
intended to provide a preliminary estimate <strong>of</strong> a water balance and provide an indication that large surpluses <strong>of</strong><br />
water are not present in a bedrock aquifer. Only a more detailed regional hydrogeological assessment can<br />
provide a better estimate <strong>of</strong> recharge and water balance for the aquifer.<br />
Well 2 (WTN76702) Lack <strong>of</strong> Surface Seal<br />
During recovery <strong>of</strong> the well after test pumping we observed cascading water, at approximately 5 USgpm, from<br />
the shallow surficial aquifer associated with Saltwell Creek into Well 2 at the overburden - bedrock interface<br />
where the surface casing was apparently not drilled into competent bedrock and also, a surface seal outside the<br />
well casing was not completed. We have recommended to Mr. Rabe that Well 2 be retr<strong>of</strong>it with an adequate<br />
surface seal to correct the deficiency in the well construction. If the deficiency cannot be corrected we<br />
recommend that the well be closed according to the B.C. Groundwater Protection Regulation. Well 2 did not<br />
show the same deficiency in well construction. Although the 5 US gpm <strong>of</strong> contribution from the cascading water<br />
skewed the pumping test results slightly (because the test was intended to test only the bedrock aquifer, not the<br />
combined deep and shallow aquifers), it is WWAL's opinion that the overall pumping test results are<br />
representative.<br />
I #32- I 0042 Main Street, lake Country, BC, Canada, V4V I P6 I P: 1.250. 766.1030 I www.westernwater.ca I<br />
Page 106 <strong>of</strong> 191
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June 6, 2013 - Item E.5<br />
14 May 2012<br />
Rabe- Aquifer Assessment for Re-Zoning 9 12-025-01<br />
WATER QUALITY ASSESSMENT<br />
Table 4 provides a summary <strong>of</strong> the water quality results compared to water quality guidelines. Complete<br />
laboratory reports are provided as an attachment. For our water quality assessment, we define the term<br />
potability as water which is pure enough and <strong>of</strong> sufficient quality to be consumed or used with low risk <strong>of</strong><br />
immediate or long term harm. With respect to evaluation against the Guidelines for Canadian Drinking Water<br />
Quality (GCDWQ - Health Canada 2009), potable water meets all health-based Maximum Allowable<br />
Concentrations. In samples where parameters are found to exceed only Aesthetic Objectives, the water is<br />
considered to be potable but treatment may be desired to address taste or odour concerns. The bedrock<br />
groundwater sampled at Well 2 indicated the following water quality exceedances compared to the GCDWQ:<br />
• Health Based Maximum Allowable Concentrations (MACs)<br />
Fluoride 1.54 (MAC = 1.5 mg/1), Turbidity 5 NTU (below 1 NTU)<br />
• Aesthetic Objectives<br />
Total Dissolved Solids (TDS}, Sulfate, Total Calcium, Total Iron and Total Manganese<br />
Iron and manganese were measured at concentrations which exceeded their respective aesthetic objectives.<br />
Iron and manganese are very common aesthetic issues in groundwater supplies, and when present at<br />
concentrations above their guideline values, may cause staining <strong>of</strong> laundry and plumbing fixtures and may have<br />
an unpleasant taste to some consumers. Although there is no AO for hardness, the water from the well is<br />
considered very hard and most consumers would likely s<strong>of</strong>ten water prior to using. In addition, the total<br />
dissolved solids (TDS) content exceeded the AO <strong>of</strong> 500 mg/L. TDS indicates the degree <strong>of</strong> mineralization in the<br />
water supply; in this case, the concentration may affect the palatability <strong>of</strong> the water such that some treatment<br />
prior to consumption may be desirable.<br />
Fluoride slightly exceeded the MAC <strong>of</strong> 1.5 mg/L. Commercial home water treatment systems are readilyavailable<br />
to s<strong>of</strong>ten water and reduce all the parameters discussed to below Guideline levels. When properly<br />
maintained and operated the treatment systems can be expected to reduce concentrations to below Guideline<br />
levels. For private wells, selection, operation and maintenance <strong>of</strong> such systems are the homeowner's<br />
responsibility. Additional water quality testing prior to treatment system installation and after installation is<br />
typically required, using the initial sampling results as a guide and starting point to system design.<br />
I #32- I 0042 Main Street, Lake Country, BC, Canada, V4V I P6 I P: 1.250. 766.1030 I www.westernwater.ca I<br />
Page 107 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
14 May 2012<br />
Rabe- Aquifer Assessment for Re-Zoning 10 12-025-01<br />
Table 4:<br />
Groundwater Quality Summary.<br />
Well 2 (3-May-12)<br />
Parameter Units GCDWQ<br />
pH pH units 7.6 AO= 6.5 - 8.5<br />
Conductivity us/em 2150<br />
ORP<br />
mV<br />
UV Transmittance %@254nm 90.1<br />
Turbidity NTU 5.2 Varies<br />
Temperature<br />
celsius<br />
General Parameters and Nutrients<br />
Total Dissolved Solids mg/L 1860 AO
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
14 May 2012<br />
Rabe- Aquifer Assessment for Re-Zoning 11 12-025-01<br />
CONCLUSIONS AND RECOMMENDATIONS<br />
Based on the results <strong>of</strong> our assessment we <strong>of</strong>fer the following conclusions:<br />
C I Our assessment <strong>of</strong> groundwater availability (i.e. quantity) for the proposed rezoning is favourable.<br />
Based on the results <strong>of</strong> a pumping test program we conclude that the bedrock aquifer supplying the<br />
Subject Well can meet the Bylaw requirement <strong>of</strong> 6,550 L/day year-round for an estimated 15 homes<br />
which could be developed on the Subject Property. Our conclusion takes into account the potential for<br />
well interference with nearby wells, as well as seasonal fluctuations in groundwater levels. However,<br />
based on the current understanding <strong>of</strong> the hydrogeology at the site, if subdivision approval is sought<br />
wells will need to be drilled to confirm the availability <strong>of</strong> water at all potential lots, as individual well<br />
yields in bedrock aquifers can be expected to vary.<br />
C2 Evaluation <strong>of</strong> water quality samples collected indicates the water slightly exceeds the GCDWG MAC <strong>of</strong><br />
fluoride and the groundwater is highly mineralized.<br />
Based on the above conclusions, the following recommendations are made:<br />
R I Well 2 be retr<strong>of</strong>it with an adequate surface seal to correct the deficiency in the well construction. If the<br />
deficiency cannot be corrected we recommend that the well be closed according to the B.C.<br />
Groundwater Protection Regulation.<br />
R2 An in-home water treatment specialist should be contacted if treatment to address the health based<br />
and aesthetic parameters is desired. Water quality should be re-asse ssed by the home owner following<br />
installation <strong>of</strong> the water treatment system to ensure effectiveness.<br />
Rl Measure the depth to water regularly through the year including in late spring, mid to late summer, and<br />
twice during the winter. Conserve water and avoid using the well for outside water uses, especially<br />
during the dry months <strong>of</strong> the year.<br />
R4 Chlorinate the well at least once per year, ideally in late spring following snowmelt. Allow the chlorine<br />
to sit overnight and then run household taps until the chlorine smell in the water dissipates.<br />
RS If a bedrock well is drilled in future, locate it along the mapped trace <strong>of</strong> the fault as shown on Figure 2 to<br />
maximize the potential well yield and available drawdown.<br />
WELL OWNER RESPONSIBILITIES<br />
In November 2005 a new regulation was enacted in British Columbia intended to improve the safety and quality<br />
<strong>of</strong> groundwater in the Province. The Groundwater Protection Regulation (BC Reg 299/2004} established<br />
standards to protect groundwater supplies by requiring all water wells in British Columbia be properly<br />
co nstructed, maintained and, at the end <strong>of</strong> their service, properly deactivated. More specifically, wells<br />
constructed after November 1, 2005, must meet minimum construction standards including incorporation <strong>of</strong> a<br />
su rface annular seal, a minimum <strong>of</strong> 30 em casing stickup [above existing or modified ground surface],<br />
appropriate drainage away from the well, and completion with a secure well cap plus well identification plate.<br />
The new regulations do not replace the existing requirement to maintain a well at 30 m setback distance from a<br />
septic field and tank. Once installed, responsibility for the well transfers to the owner to maintain the casing<br />
I #32- 10042 Main Street, Lake Country, BC, Canada, V4V IP6 I P:l.250.766.1030 I www.westernwater.ca I<br />
Page 109 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
14 May 2012<br />
Rabe- Aquifer Assessment for Re-Zoning 12 12-025-01<br />
stickup, surface drainage away from the well, secure cap and well identification plate. This includes maintaining<br />
the surface annular seal, if a pitless adapter is installed.<br />
With regard to water quality and private well water treatment, as noted above, this is the homeowner's<br />
responsibility as the Ministry <strong>of</strong> Health does not regulate private water sources.<br />
Finally, the Groundwater Protection Regulation says that all work on the well must be undertaken by a qualified<br />
well driller (QWD) or qualified pump installer (QPI}. Registered QPI and QWD have identification cards issued by<br />
the BC MNRO and a list <strong>of</strong> such qualified pr<strong>of</strong>essionals in maintained on line by the MNRO at:<br />
http://www .env .gov .bc.ca/wat/gws/a ppl ications/pdfs/<br />
CLOSURE<br />
We trust that the pr<strong>of</strong>essional opinions and advice presented in this document are sufficient for your current<br />
requirements. Please note that there are restrictions and limitations that apply to the scope <strong>of</strong> our services and<br />
conclusions provided herein, as outlined on the attached Standard Report Limitations page. Should you have<br />
any questions, or if we can be <strong>of</strong> further assistance in this matter, please contact the undersigned.<br />
WESTERN WATER ASSOCIATES LTD.<br />
Reviewed by<br />
Bryer Manwell, M.Sc., P.Eng.<br />
Hydrogeologist<br />
Douglas J. Geller, M.Sc., P .Geo.<br />
Senior Hydrogeologist<br />
Attachments:<br />
Table 2, Well Logs, Appendix A: Pump test data and graphs; Laboratory WQ report<br />
I #32- I 0042 Main Street, Lake Country, BC, Canada, V4V I P6 I P: 1.250. 766.1030 I www.westernwater.ca I<br />
Page 110 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
14 May 2012<br />
Rabe- Aquifer Assessment for Re-Zoning 13 12-025-01<br />
REFERENCES<br />
British Columbia Ministry <strong>of</strong> Environment, Land and Parks. 1999. Allen, D., A. Badry, B. lngimundson, G.<br />
Wendling, B. Worobets, and N. Morrison. Evaluating long-term well capacity for a Certificate <strong>of</strong> Public<br />
Convenience and Necessity.<br />
British Columbia Ministry <strong>of</strong> Environment {MoE). 2012. Water Resources Atlas accessed on-line at:<br />
http://www .env.gov. bc.ca/wsd/ data_searches/wrbc/<br />
EBA Engineering Consultants Ltd. {EBA). 2007 D Water Well Baseline Condition Survey and Groundwater<br />
Resource Assessment Grandview Bench Strategic Water Plan Enderby, British Columbia, report number<br />
8840331 prepared for Stantec Consulting March 20, 2007<br />
Golder Associates. 1994. Water Supply Well Testing at 430 Edgar Road, Salmon Arm B.C., report number<br />
9423060 prepared for Mr. John Thielman by Golder Associates June 1994 {"Golder 1994").<br />
Golder Associates. 1998 Assessment <strong>of</strong> Groundwater Availability- Proposed Golf Course Hadow Road Enderby,<br />
British Columbia, report number 982-4056 submitted to Mrs. Jutta Kockemeyer May 6,1998.<br />
Health Canada 2012. Guidelines for Canadian Drinking Water Quality Accessed on-line at: http:/ /www.hcsc.gc.<br />
ca/ ewh-semt/ pu bs/water-ea u/ sum _guide-res_recom/i nd ex-eng. php<br />
Kala Groundwater Consultants. 1997. Aquifer Yield Evaluation- 48 Hour Pump Test, Proposed Gold Course on<br />
Hadow Road, Owner: Jutta Hockemeyer.<br />
Stantec Consultants Ltd. {Stantec). 2007. <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong> - Grandview Bench Water Supply Study,<br />
report prepared for RDNO, March 2007.<br />
I #32- I 0042 Main Street, Lake Country, BC, Canada, V4V I P6 I P: 1.250. 766.1030 I www.westernwate r.ca I<br />
Page 111 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
I '<br />
•<br />
Legend<br />
e BC MoE Registered Wells<br />
(from the Water Resources Atlas)<br />
f_<br />
•<br />
.<br />
• •<br />
••<br />
\<br />
-'<br />
•<br />
'<br />
• •<br />
Rabe Property Boundary<br />
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•<br />
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abe Well2<br />
\pumped)<br />
and Weill,<br />
Should be shown on<br />
the east side <strong>of</strong><br />
Saltwell Creek<br />
·'<br />
•<br />
•<br />
......-...<br />
.<br />
• • •<br />
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Rabe Property showing BC MoE Registered Wells , near Grinrod, B.C.<br />
12-025-01<br />
~ ~<br />
west e r , water<br />
na<br />
Page 112 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
Legend<br />
•<br />
Approximate location <strong>of</strong> wells '' Approximate location <strong>of</strong><br />
monitored during current study ' mapped fault<br />
TITl.E<br />
Site Plan Rabe Property , near Enderby, B.C.<br />
~ ~<br />
western water<br />
Page 113 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
Table 2 Summary <strong>of</strong> BC MoE Wells in the Area<br />
Depth Artesian Aquifer<br />
Water Well Yield Value ConstructionD Flow Lithology Bedrock<br />
Well No. Well Tag Number Depth (ft) Drilled (ft) (Usgpm) ate (Gal.min) Code Diameter Depth (ft)<br />
1 43057 4 126 225 31-Jul-79 UNC 7.0<br />
2 Well 2 -76702 360 165 02-Mar-98 8 12<br />
3 Well1 - 76563 360 135 12-May-97 5 BED 6 12<br />
4 43058 5 132 62 31-Jul-79 UNC 4.5 130<br />
5 43050 5 90 50 31-Jul-79 UNC 0.0 82<br />
6 39285 26 115 40 19-Feb-78 UNC 4.5<br />
7 63209 40 75 35 03-Sep-87 UNC 7.0 0<br />
8 63203 25 96 30 09-0ct-96 UNC 6.0 0<br />
9 63199 72 200 25 10-Apr-95 UNC 6.0 106<br />
10 85586 30 180 20 31-Mar-04 BED 6 53<br />
11 23813 155 20 31-Jul-70 UNC 4.5<br />
12 36198 80 145 20 31-Dec-76 UNC 5.5<br />
13 62511 40 100 20 03-0ct-91 BED 6.0 92<br />
14 62506 30 60 20 16-Aug-93 UNC 6.0<br />
15 11957 276 373 15 15-Jun-97<br />
16 40460 105 155 15 27-Aug-78 UNC 4.5<br />
17 59620 80 265 12 25-Mar-91 UNC 6.0<br />
18 94853 34 360 10 26-Jul-08 BED 78<br />
19 62508 70 340 10 12-Jul-92 BED 6.0 320<br />
20 63200 300 10 24-Apr-95 UNC 6.0 106<br />
21 62509 25 260 10 28-Jun-91 BED 6.0 241<br />
22 62510 260 10 13-Jun-91 BED 0.0 200<br />
23 82615 20 200 10 14-Sep-03 6<br />
24 62507 180 10 28-Apr-92 BED 6.0 170<br />
25 31583 60 10 3 1-0ct-74 UNC 5.5<br />
26 85554 20 57 10 13-Aug-97 UNC 6<br />
27 8289 53 10 31-Dec-49 UNC 4.5<br />
28 43564 44 160 9 30-Sep-79 UNC 4.5 157<br />
29 13858 41 522 8 30-Sep-06 58<br />
30 47869 400 8 04-May-81 BED 6 .0 0<br />
31 50903 38 80 8 0 1-Sep-82 UNC 7.0<br />
32 45071 35 380 6 18-May-80 BED 7.0 15<br />
33 62831 200 6 13-Jun-91 UNC 200<br />
34 62512 126 156 6 15-Sep-91 UNC 0.0<br />
35 69926 54 100 6 25-0ct-93 5<br />
36 85061 172 203 5 17-Sep-92 6<br />
37 53227 31 109 5 31-Dec-83 UNC 5.0<br />
38 24467 40 96 5 31 -Dec-70 UNC 0.0<br />
39 68056 41 79 5 21-0ct-93 6<br />
40 9279 40 60 5 31-Dec-49 UNC 4.5<br />
41 8279 10 45 5 31-Dec-49 UNC 4.5<br />
42 8284 40 5 31-Dec-49 UNC 4.5<br />
43 13862 49.6 521 4 26-Sep-06 10<br />
44 21927 103 4 31-0ct-68 UNC 4.5<br />
45 23359 53 4 10-Mar-70 UNC 4.5<br />
46 37784 27 4 29-Jul-77 UNC 6.0<br />
47 30249 130 175 3.5 30-Apr-74 UNC 4.5 158<br />
48 76562 30 700 3 06-May-97 6 8<br />
49 69930 32 540 3 15-Mar-92 6<br />
50 29670 46 120 3 31-Dec-73 UNC 4.5<br />
51 21926 100 3 31 -0ct-68 UNC 4.5<br />
52 62469 66 100 3 31-May-86 UNC 6<br />
53 82862 148 2.8 12-Feb-90 6.00 25<br />
54 82952 180 2.5 07-Jun-94 6 28<br />
55 53232 100 440 2.2 31-Dec-83 BED 6.0 2<br />
56 38184 390 2 14-Sep-77 BED 7.0 50<br />
57 25327 29 39 2 31-Aug-71 UNC 0.0<br />
58 63201 12 500 1 04-May-95 BED 6.0 17<br />
59 90140 140 402 1 05-Dec-06 11 1<br />
60 37216 360 1 16-May-77 BED 6.0 142<br />
61 76256 36 103 1 08-Jul-98 6.75<br />
62 32906 60 1 06-Jul-75 UNC 0.0<br />
Page 114 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
63 63202 285 500 0.5 26-Apr-95 UNC 6.0 87<br />
64 61352 70 200 0.5 17-0ct-91 BED 6.0 40<br />
65 39154 50 103 0.5 15-Jan-78 UNC 6.0<br />
66 82616 33 200 0.1 08-Aug-01 6<br />
67 82283 700 0 28-Sep-98 6.00 690<br />
68 62513 380 0 25-Nov-87 UNC 6.0<br />
69 37222 320 0 17-May-77 BED 6.0 122<br />
70 29669 250 0 31 -Dec-73 UNC 0.0<br />
71 43054 225 0 3 1-Jul-79 UNC 0.0 220<br />
72 35613 205 0 31-Aug-76 UNC 0.0<br />
73 35814 127 0 30-Sep-76 UNC 0.0<br />
74 43055 120 0 31-Jul-79 UNC 0.0<br />
75 18211 70 0 31 -Aug-63 BED 0.0 14<br />
76 631 98 33 0 04-Aug-95 UNC 6.0 3 1<br />
77 2560 10 0 31-Dec-44 UNC 0.0<br />
78 9280 2 8 0 31 -Dec-49 UNC 0.0<br />
Page 115 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
"db BRITISH<br />
~ (OWMBIA<br />
Report 1 • Detailed Well Record<br />
Well Tag Number: 76563<br />
Owner: HOCKEMEYER<br />
Addr ess: HADOW RD<br />
Area: ENDERBY<br />
WELL LOCATION :<br />
KI\MLOOPS (KDYD) Land Dist ric t<br />
<strong>District</strong> Lot: Plan: Lot:<br />
TO\-tnship: 19 Section : 22 Range: 9<br />
Indian Reserve: Meridian: Block:<br />
Quarter:<br />
Island:<br />
BCGS Number (NI\D 27): 082L065132 Wel l: 13<br />
Class <strong>of</strong> Well:<br />
Subclass <strong>of</strong> Well:<br />
Orienta t i on <strong>of</strong> Well:<br />
Status <strong>of</strong> Well: New<br />
Well Use: Irrigat ion<br />
Observation Well Number:<br />
Observation Well St a t us:<br />
Construct ion Method: Drilled<br />
Diameter : 6 inches<br />
Casing drive shoe :<br />
Well Depth : 360 feet<br />
Elevation : feet {AS L}<br />
F'inaJ Casing Stick Up : inches<br />
Well Cap Type:<br />
Be drock Depth: 12 feet<br />
Lithology Info Flag: Y<br />
Fi le I n f o Flag: N<br />
Si eve Info Flag : N<br />
Screen Info Flag: N<br />
Construction Date: 1997-05-13 00:00 : 00 . 0<br />
~<br />
!:iller : Cascade Drilling<br />
11 Identification P l ate Number:<br />
ate Attached By:<br />
ere Plate Attached:<br />
PRODUCTION DATA AT TIME OF DRILLING :<br />
Well Yield : 135 (Driller's Estimate) Imperial Gal lons per Minute<br />
Development Method:<br />
Pump 'l'est Info f'lag : Y<br />
Artesian Flow : 5 Imperial Gallons per Minute<br />
Artesian Pressure (ft):<br />
Static Level:<br />
IWATER QUAL ITY:<br />
Character :<br />
Colour :<br />
Odour:<br />
Well Disinfected: N<br />
EMS ID:<br />
Wa ter Chemistry Info Flag : N<br />
Field Chemistry lnf o Flag:<br />
Sl te lnfo (SEAM): N<br />
Water Utility: N<br />
Water Supply System Name:<br />
Water Supply System Well Name:<br />
SURF/ICE SEAL:<br />
lag: N<br />
~<br />
jterial:<br />
thod:<br />
pth (ft):<br />
l.Ckness (in):<br />
L CLOSURE INFORMATION :<br />
son Fo r Closure :<br />
Site Info Details : hod <strong>of</strong> Closure :<br />
Other I n f o Flag : sure Sealant Material :<br />
[other I nfo Deta ils: sure Backfi ll Material :<br />
If===========================================================<br />
[screen from<br />
to feet<br />
~ ~<br />
asing from<br />
0<br />
GENERAL REMARKS:<br />
HANOVERIAN ESTATES GOLF<br />
to fee t<br />
13<br />
COURSE. WELL !l.<br />
=a=i=l=s=o~f =C=l=o=s=u=r=e='======================================================<br />
Type<br />
Slot Si ze<br />
Diame ter<br />
6. 63<br />
0<br />
Material<br />
null<br />
Drive Sho<br />
null<br />
ITHOLOGY lNFORMA'J'ION:<br />
Fr om 0 to 12 F't . OVERBURDEN 0 nothing entered 0 nothing ente~ed 0 nothing entered<br />
From 12 to 360 Ft. BEDROCK 0 nothing entered 0 nothing entered 0 nothing entered<br />
From t o Ft. WELL WAS RETESTED BY AIRLIFT FOR A TOTAL 6.5 fiRS; COMPLETED MI\R 4/98 @ 135 GPM.<br />
• Return to Matn<br />
0 nothing ent ered 0 nothing enl<br />
• Return to Search Options<br />
• Return to Search Crllena<br />
Information Disclaimer<br />
The Province disclaims all responsibility for the accuracy <strong>of</strong> information provided.<br />
Information provided should not be used as a basis for making financial or any other<br />
commitments.<br />
Page 116 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
Well Tag Numbe r : 76702<br />
Owner: J UTTA HOCKEMEYER<br />
Address: HADOW RD<br />
v.~ BRITISH<br />
~COLUMBIA<br />
Report 1 - Detailed Well Record<br />
Construction Date: 1998- 03- 03 00:00 : 00 . 0<br />
Drill er: Cascade Drilling<br />
Well I dentificat ion Plate Number:<br />
Plate Attached By:<br />
Where Plate Allached:<br />
. .<br />
. .<br />
Area: ENDERBY<br />
WELL LOCATION:<br />
KAMLOOPS (KDYD) Land <strong>District</strong><br />
<strong>District</strong> Lot : Plan: Lot :<br />
To wnship : 19 Sect ion: 22 Range: 9<br />
Indian Reserve: Meridian: Block:<br />
Quarter:<br />
Island:<br />
BCGS Number (NAD 27) : 082L065l32 Well: 15<br />
Class <strong>of</strong> Well:<br />
Subcl ass <strong>of</strong> Well:<br />
Orientation <strong>of</strong> Well :<br />
St atus <strong>of</strong> Well: New<br />
Well Use : Irrigation<br />
Observation Well Number:<br />
Obser vation Well Status:<br />
Construclion Method: Drilled<br />
Diameter: 8 i nches<br />
Casing drive shoe:<br />
Well Depth: 360 feet<br />
Elevation : feet (ASL)<br />
Final Casing Stick Up : inches<br />
Well Cap Type:<br />
Bedrock Depth : 12 feet<br />
Lithology Info Flag: Y<br />
File Info Flag: N<br />
Sieve I nfo Flag: N<br />
Screen Info Flag: N<br />
Site I nfo Details :<br />
Other Info Flag:<br />
Other Info Details:<br />
Screen from<br />
0<br />
0<br />
Casing from<br />
0<br />
t o feet<br />
0<br />
0<br />
to feet<br />
16<br />
GENERAL REMARKS:<br />
HANOVERI AN ESTATES GOLF COURSE . WELL #2.<br />
PRODUCTION DATA AT TIME OF DRI LLING:<br />
Well Yield: 165 (Driller' s Estimat e) Gallons per Minule (U.S./Imperial)<br />
Development Method:<br />
Pump Test Info Flag: Y<br />
Artesian Flow:<br />
Artesian Pressure ( f t) :<br />
Static Level:<br />
WATER QUALITY:<br />
Char acter:<br />
Colour:<br />
Odour:<br />
Well Disinfected: N<br />
EMS ID :<br />
Water Chemistry Info Flag: N<br />
Field Chemistry Info Flag:<br />
Site Info (SEAM) : N<br />
Water Utility: N<br />
Water Supply System Name:<br />
Water Supply System Well Name :<br />
SURFACE SEAL :<br />
Flag: N<br />
Material:<br />
Method:<br />
Depth (ft) :<br />
Thickness (in) :<br />
WELL CLOSURE INFORMATION :<br />
Re ason For Closure:<br />
Method <strong>of</strong> Closure :<br />
Closure Seal ant Material:<br />
Closure Backfill Material:<br />
Details <strong>of</strong> Closure :<br />
Type<br />
Diameler<br />
8 . 63<br />
Slot Size<br />
0<br />
0<br />
Material<br />
null<br />
Dr ive Shoe<br />
null<br />
LITHOLOGY INFORMATION:<br />
Fr om 0 to 12 Ft . OVERBURDEN 0 nothing entered 0 nothi ng entered 0 nothing entered<br />
From 12 to 360 Ft. BEDROCK 0 nothing entered 0 nothing entered 0 nothing enter ed<br />
From to Ft . MAIN WATER BEARING FRACTURE 320 ' . 0 nothing entered 0 nothing entered 0 nothing entered<br />
• Return to Mam<br />
• Return to Search Options<br />
• Return to Search Criteria<br />
Information Disclaimer<br />
The Province disclaims all responsibility for the accuracy <strong>of</strong> information provided.<br />
Information provided should not be used as a basis for making financial or any other<br />
commitments.<br />
Page 117 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
Appendix A<br />
Pumping Test Data and Graphs<br />
Page 118 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
A<br />
western water<br />
.,.•"' IISSOCitiTES LTD<br />
Consul! on Is 1n Hydrogeology ond Woler Resources Monogemenl<br />
Page 119 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
Trme smce Water level Water level Specific Capacity<br />
Comments Real Time pump measurement measurement Water level Drawdown Drawdown Pumpmg Rate Pump1ng Rate<br />
started t (bloc) (It) (bloc) (m) change s (m) (It) (m) (1/s) (USgpm)<br />
(mrnutcs)<br />
L/s/m USgpm/ft<br />
western water<br />
ASSOCIAIES LTD<br />
Consultants rn Hydrogeology ond Woler Resources Management<br />
Page 120 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
A<br />
western water<br />
y.._'\. ASSOCIAl f S lTD<br />
Consullonts in Hydrogeology ond Woler Resources Monogemenl<br />
Page 121 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
Time Since Water level Water level Specific Capacity<br />
Comments Real Time pump measurement measurement Water level Drawdown Drawdown Pump1ng Rate Pump1ng Rate<br />
started. t (bloc) (ft) (bloc) (m) change s (m) (ft) (m) (1/s) (USgpm)<br />
(m1nutes)<br />
Uslm<br />
USgpm/ft<br />
western water<br />
ASSOCIAI [ S l TD<br />
Consultants 1n Hydrogeology ond Woter llesourr.cs Management<br />
Page 122 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
0.00<br />
static water level = 1.01 m btoc<br />
5.00<br />
I<br />
-<br />
Qj<br />
...<br />
"'<br />
10.00<br />
~<br />
s<br />
.s 15.00<br />
Q.<br />
Qj<br />
0<br />
Note, the observation well is located 14ft<br />
from the Pumping Well.<br />
20.00<br />
25.00<br />
total pumping well depth = 110m<br />
30.00<br />
0 2,000<br />
4,000<br />
6,000 8,000 10,000<br />
12,000 14,000<br />
16,000<br />
Elapsed Time [minutes]<br />
Hadow Road, ·<br />
~ ~Y"s~~t~rn ~a!e~<br />
Cornuttonle •n Hvdrogeology and Wa1er ResourCft Monag&mont<br />
TITLE<br />
DRAWN<br />
CHECKED<br />
REVIEWED<br />
3.15 L/sec (50 USgpm) Constant Rate Test Rabe Well 2 (WTN 76702) May 1 to 4, 2012<br />
BRM<br />
DATE<br />
7 Ma 2012<br />
JOB NO.<br />
12-025-01<br />
RR<br />
SCALE na DWG. NO. na<br />
FILE NO. FIGURE NO. A1<br />
Page 123 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
0.00<br />
100 Days<br />
10.00<br />
20.00<br />
I 30.00<br />
c:<br />
~<br />
0<br />
~<br />
~ 40.00<br />
....<br />
111<br />
0<br />
50.00<br />
60.00<br />
70.00<br />
80.00<br />
CPCN Sustainable Yield Calculation<br />
yield= (0.7)*(available drawdown)*(pumping rate/100 day<br />
drawdown)<br />
yield= (0.7)*(96 m -l.Olm)*(3.15 L/sec/(42 m))<br />
yield = 5 L/sec (80 US gpm)<br />
90.00<br />
1 10<br />
100<br />
1,000 10,000<br />
100,000 1,000,000<br />
Elapsed Time [minutes]<br />
Hadow Road<br />
/::-- ~ ~este , rn, [wa!~~<br />
Consunonts tn HydrooeoJogv and Woter Resources Monooemttnl<br />
TITLEDrawdown Vs Elapsed Time- 72 Hour, 3.15 L/sec (50 USgpm) Constant Rate Test Rabe Well2 -pumping well<br />
(WTN 76702), May 1 to 4,2012<br />
DRAWN<br />
DATE<br />
JOBND.<br />
BRM<br />
7 Ma 2012 11-053-01<br />
CHECKED<br />
SCALE<br />
RR<br />
na OWG. NO. na<br />
REVIEWED FILE NO. FIGURE NO.<br />
A2<br />
Page 124 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
Figure AJ Well 2 Derivative Hydrograph<br />
10 ~--------------------------------------------------------------~<br />
c<br />
3:<br />
0<br />
"C<br />
3:<br />
ca<br />
~<br />
c<br />
Ill-<br />
..<br />
0<br />
C1)<br />
><br />
ca<br />
><br />
'i:<br />
C1)<br />
c<br />
..<br />
rn<br />
~<br />
C)<br />
0<br />
..J<br />
1<br />
0.1<br />
radial flow period identified as the time interval<br />
where the derivative is mostly flat. ----------------------<br />
~- ----- -------<br />
•<br />
• •<br />
l<br />
I<br />
I<br />
I<br />
-J,<br />
•<br />
rising derivative, possi<br />
negative boundary<br />
effect<br />
0.01<br />
1<br />
10<br />
100<br />
1000 10000<br />
Log Time (minutes)<br />
Page 125 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
Figure A4 Courper-Jacob Stright-Line Ayalysis <strong>of</strong> Rcovery Data [t/(t-t<strong>of</strong>f)]<br />
90.00 ,---- ---- ----.-------------,----------r-----------,<br />
T = 2.303*Q/4Pi()*l/dels<br />
= 2.303*SOUSgpm/4*P()*l/(68-32)<br />
80.00 = 0.26 USgpm/ft<br />
50.00 +--------~----1------l---------+-----------l<br />
40.00 +-----------:--~---------lf-----------+----------1<br />
30.00 +--------+-+----------+--------+----------1<br />
20.00 +-----------,,__---+------------1---------+--------~<br />
10.00 +--~~-------1-----------+---------+----------1<br />
1.00 10.00 100.00 1000.00 10000.00<br />
Page 126 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
CERTIFICATE OF ANALYSIS<br />
CARC)<br />
ANALYTICAL SERVICES<br />
CLIENT<br />
Western Water Associates Ltd<br />
#32 - 10042 Main Street<br />
Lake Country BC<br />
V4V 1P6<br />
TEL<br />
FAX<br />
1-250-766-1030<br />
ATTENTION<br />
Bryer Manwell<br />
RECEIVED / TEMP<br />
REPORTED<br />
coc #(s)<br />
May-03-12 15:30 / 10.0 oc<br />
May-07-12<br />
31798<br />
WORK ORDER<br />
PROJECT<br />
PROJECT INFO<br />
2050232<br />
Comprehensive - Bryer Manwell<br />
Rabe: Aquifer Assessment 12-025-01<br />
General Comments:<br />
CARO Analytical Services employs methods which are based on those found in "Standard Methods for the Examination <strong>of</strong> Water<br />
and Wastewater", 21st Edition, 2005, published by the American Public Health Association (APHA); US EPA protocols found in "Test<br />
Methods for Evaluating Solid Waste, Physical/Chemical Methods, SW846", 3rd Edition; protocols published by the British Columbia<br />
Ministry <strong>of</strong> Environment (BCMOE); and/or CCME Canada-wide Standard Reference methods.<br />
Methods not described in these publications are<br />
and/or are done in accordance with recognized<br />
efforts except where otherwise agreed to by the client.<br />
conducted according to procedures accepted<br />
pr<strong>of</strong>essional standards using accepted testing<br />
by appropriate regulatory agencies,<br />
methodologies and quality control<br />
The results in this report apply to the samples analyzed in accordance with the chain <strong>of</strong> custody document. This analytical report<br />
must be reproduced in its entirety. CARO is not responsible for any loss or damage resulting directly or indirectly from error or<br />
omission in the conduct <strong>of</strong> testing. Liability is limited to the cost <strong>of</strong> analysis. Samples will be disposed <strong>of</strong> 30 days after the test<br />
report has been issued unless otherwise agreed to in writing.<br />
• All solids results are reported on a dry weight basis unless otherwise noted<br />
• Units:<br />
mg/kg = milligrams per kilogram, equivalent to parts per million (ppm)<br />
mg/L = milligrams per litre, equivalent to parts per million (ppm)<br />
ug/ L = micrograms per litre, equivalent to parts per billion (ppb)<br />
ug/ g = micrograms per gram, equivalent to parts per million (ppm)<br />
ug/ m3 = micrograms per cubic meter <strong>of</strong> air<br />
11<br />
• RDL"<br />
• 11
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
SAMPLE DATA<br />
CARC)<br />
ANALYTICAL SERVICES<br />
CLIENT<br />
PROJECT<br />
Western Water Associates Ltd<br />
Comprehensive - Bryer Manwell<br />
WORK ORDER#<br />
REPORTED<br />
2050232<br />
May-07-12<br />
Analyte<br />
Result<br />
Canadian OW<br />
Guideline<br />
(Dec 10}<br />
RDL Units<br />
Prepared<br />
Analyzed<br />
Notes<br />
General Parameters<br />
Well 2 (Pumping Well} (2050232-01} Matrix: Water Sampled: May-03-1211:00<br />
~--------------------------------------------<br />
Alkalinity, Total as CaC03<br />
Chloride<br />
Colour, True<br />
Conductivity (EC)<br />
Cyanide, total<br />
Fluoride<br />
Hardness, Total (Total as CaC03)<br />
Ion Balance<br />
Nitrogen, Nitrate as N<br />
Nitrogen, Nitrite as N<br />
pH<br />
Solids, Total Dissolved<br />
Sulfate<br />
Turbidity<br />
UV Transmittance @ 254nm<br />
165<br />
4.21<br />
47<br />
2150<br />
< 0.010<br />
1.54<br />
1270<br />
0.9<br />
0.052<br />
< 0.010<br />
7.60<br />
1860<br />
1240<br />
5.2<br />
90.1<br />
AO ~ 250<br />
AO ~ 15<br />
MAC= 0.2<br />
MAC= 1.5<br />
MAC= 10<br />
MAC= 1<br />
AO = 6.5-8.5<br />
AO ~ 500<br />
Varies, See Guidelines<br />
1 mg/L<br />
0.10 mg/L<br />
5 Color Unit<br />
2 uS/em<br />
0.010 mg/L<br />
0.10 mg/L<br />
5.0 mg/L<br />
mg/L<br />
0.010 mg/L<br />
0.010 mg/L<br />
0.01 pH units<br />
25.0 mg/L<br />
25.0 mg/L<br />
0.1 NTU<br />
0.1 %<br />
May-03-12<br />
May-04-12<br />
May-04-12<br />
May-03-12<br />
May-03-12<br />
May-04-12<br />
N/A<br />
N/A<br />
May-04-12<br />
May-04-12<br />
May-03-12<br />
N/A<br />
May-04-12<br />
May-03-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-07-12<br />
May-04-12<br />
May-03-12<br />
May-04-12<br />
N/A<br />
N/A<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
N/A<br />
May-04-12<br />
May-03-12<br />
May-04-12<br />
Total Recoverable Metals<br />
Well 2 (Pumping Well} (2050232-01} Matrix: Water Sampled: May-03-12 11:00<br />
----------------------------------------------------<br />
Aluminum, total<br />
< 0.05 AO ~ 0.1<br />
0.05 mg/L<br />
May-03-12 May-04-12<br />
Antimony, total<br />
Arsenic, total<br />
Barium, total<br />
Beryllium, total<br />
Boron, total<br />
Cadmium, total<br />
Calcium, total<br />
Chromium, total<br />
Cobalt, total<br />
Copper, total<br />
Iron, total<br />
Lead, total<br />
Magnesium, total<br />
Manganese, total<br />
Mercury, total<br />
Molybdenum, total<br />
Nickel, total<br />
Phosphorus, total<br />
Potassium, total<br />
Selenium, total<br />
Silicon, total<br />
Silver, total<br />
Sodium, total<br />
Uranium, total<br />
Vanadium, total<br />
Zinc, total<br />
< 0.001<br />
< 0.005<br />
< 0.05<br />
< 0.001<br />
< 0.04<br />
< 0.0001<br />
440<br />
< 0.005<br />
< 0.0005<br />
< 0.002<br />
3.8<br />
< 0.001<br />
41.5<br />
0.088<br />
< 0.0002<br />
0.002<br />
< 0.002<br />
< 0.2<br />
2.7<br />
< 0.005<br />
30<br />
< 0.0005<br />
37.7<br />
0.001<br />
< 0.01<br />
< 0.04<br />
MAC= 0.006<br />
MAC= 0.01<br />
MAC= 1<br />
MAC= 5<br />
MAC= 0.005<br />
MAC= 0.05<br />
AO ~ 1<br />
AO ~ 0.3<br />
MAC= 0.01<br />
AO ~ 0.05<br />
MAC= 0.001<br />
MAC= 0.01<br />
AO ~ 200<br />
MAC= 0.02<br />
AO < 5<br />
0.001 mg/L<br />
0.005 mg/L<br />
0.05 mg/L<br />
0.001 mg/L<br />
0.04 mg/L<br />
0.0001 mg/ L<br />
2 mg/L<br />
0.005 mg/L<br />
0.0005 mg/L<br />
0.002 mg/ L<br />
0.1 mg/ L<br />
0.001 mg/L<br />
0.1 mg/L<br />
0.002 mg/L<br />
0.0002 mg/L<br />
0.001 mg/L<br />
0.002 mg/L<br />
0.2 mg/L<br />
0.2 mg/ L<br />
0.005 mg/L<br />
5 mg/L<br />
0.0005 mg/L<br />
0.2 mg/L<br />
0.0002 mg/L<br />
0.01 mg/L<br />
0.04 mg/L<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-03-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
May-04-12<br />
Page 128 <strong>of</strong> 191<br />
CARO Analytical Services<br />
Page 2 <strong>of</strong> 10
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
SAMPLE DATA<br />
CAR()<br />
ANALYTICAL Sl:.RVICES<br />
CLIENT<br />
PROJECT<br />
Western Water Associates Ltd<br />
Comprehensive - Bryer Manwell<br />
WORK ORDER#<br />
REPORTED<br />
2050232<br />
May-07-12<br />
Analyte<br />
Result<br />
Canadian DW<br />
Guideline<br />
(Dec 10)<br />
RDL Units<br />
Prepared<br />
Analyzed<br />
Notes<br />
Microbiological Parameters<br />
Well 2 (Pumping Well) (2050232-01) Matrix: Water Sampled: May-03-1211:00<br />
Coliforms, Total<br />
E. coli<br />
< 1<br />
< 1<br />
MAC< 1<br />
MAC< 1<br />
CFU/lOOmL<br />
1 CFU/100mL<br />
May-03-12<br />
May-03-12<br />
May-04-12<br />
May-04-12<br />
Page 129 <strong>of</strong> 191<br />
CARO Analytical Services<br />
Page 3 <strong>of</strong> 10
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
ANALYSIS / REPORT INFORMATION<br />
CAR()<br />
ANALYTICAL SERVICES<br />
CLIENT<br />
PROJECT<br />
Western Water Associates Ltd<br />
Comprehensive - Bryer Manwell<br />
WORK ORDER# 2050232<br />
REPORTED<br />
May-07-12<br />
Analysis Description Method Reference(s) (* = modified from) LAB<br />
Preparation<br />
Analysis<br />
Transmissivity at 254nm<br />
pH in Water<br />
Cyanide, Total<br />
Chloride by IC<br />
N/A<br />
N/A<br />
APHA 4500-CN C<br />
N/A<br />
APHA 5910 B<br />
APHA 4500-H+ B<br />
APHA 4500-CN E<br />
APHA 4110 B<br />
KEL<br />
KEL<br />
KEL<br />
KEL<br />
Fluoride by IC<br />
Nitrite-N by IC<br />
Nitrate-N by IC<br />
N/A<br />
N/A<br />
N/A<br />
APHA 4110 B<br />
APHA 4110 B<br />
APHA 4110 B<br />
KEL<br />
KEL<br />
KEL<br />
Sulfate by IC<br />
Conductivity in Water<br />
Alkalinity, total<br />
N/A<br />
N/A<br />
N/A<br />
APHA 4110 B<br />
APHA 2510 B<br />
APHA 2320 B<br />
KEL<br />
KEL<br />
KEL<br />
Turbidity<br />
True Colour at 410 nm<br />
N/A<br />
N/A<br />
APHA 2130 B<br />
APHA 2120 B<br />
KEL<br />
KEL<br />
Total Coliforms (by CCA)<br />
E. coli (by CCA)<br />
Total Recoverable Metals<br />
N/A<br />
N/A<br />
APHA 3030E *<br />
APHA 9222*<br />
APHA 9222*<br />
APHA 3125 B<br />
KEL<br />
KEL<br />
RMD<br />
Page 130 <strong>of</strong> 191<br />
CARO Analytical Services<br />
Page 4 <strong>of</strong> 10
QUALITY CONTROL DATA<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
CAR()<br />
ANALYTICAL SERVICES<br />
CLIENT<br />
PROJECT<br />
Western Water Associates Ltd<br />
Comprehensive - Bryer Manwell<br />
WORK ORDER#<br />
REPORTED<br />
2050232<br />
May-07-12<br />
The following section reports quality control (QC) data that is associated with your sample data. Groups <strong>of</strong> samples are prepared in " batches" and<br />
analyzed in conjunction with quality control samples that ensure your data Is <strong>of</strong> the highest quality. Common QC types include:<br />
• Method Blank (Bik): Laboratory reagent water is carried through sample preparation and analysis steps. Method Blanks indicate that results are<br />
free from contamination, i.e. not biased high from sources such as the sample container or the laboratory environment<br />
• Duplicate (Dup): Preparation and analysis <strong>of</strong> a replicate aliquot <strong>of</strong> a sample. Duplicates provide a measure <strong>of</strong> the analytical method's precision,<br />
i.e. how reproducible a result is. Duplicates are only reported if they are associated with your sample data.<br />
• Blank Spike (BS): A known amount <strong>of</strong> standard is carried through sample preparation and analysis steps. Blank Spikes, also known as laboratory<br />
control samples (LCS), are prepared from a different source <strong>of</strong> standard than used for the calibration. They ensure that the calibration is acceptable<br />
(i.e. not biased high or low) and also provide a measure <strong>of</strong> the analytical method's accuracy (i.e. closeness <strong>of</strong> the result to a target value).<br />
• Standard Reference Material (SRM): A material <strong>of</strong> similar matrix to the samples, externally certified for the parameter(s) listed. Standard<br />
Reference Materials ensure that the preparation steps in the method are adequate to achieve acceptable recoveries <strong>of</strong> the parameter(s) tested for.<br />
Each QC type is analyzed at a 5-10% frequency, i.e. one blank/duplicate/spike for every 10 samples. For all types <strong>of</strong> QC, the specified recovery (% Rec)<br />
and relative percent difference (RPD) limits are derived from long-term method performance averages and/or prescribed by the reference method.<br />
Reporting<br />
Analyte Result Limit Units<br />
Spike<br />
Level<br />
Source<br />
Result<br />
%REC<br />
% REC<br />
% RPD<br />
Limits % RPD Limit Notes<br />
General Parameters, Batch B2E0083<br />
Blank (B2E0083-BLK1)<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
Cyanide, total<br />
< 0.010<br />
0.010 mg/L<br />
Blank (B2E0083-BLK2)<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
Cyanide, total<br />
< 0.010<br />
0.010 mg/L<br />
LCS (B2E0083-BS1)<br />
----~---------------<br />
Cyanide, total<br />
LCS(B2E008_3_-B_S_2~) _______________<br />
Cyanide, total<br />
General Parameters, Batch B2E0095<br />
10.2<br />
9.84<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
0.010 mg/L 10.0 102 85-110<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
0.010 mg/L 10.0 98 85-110<br />
Blank (B2E009S-BLK1)<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
Turbidity<br />
< 0.1<br />
0.1 NTU<br />
Blank (B2E0095-BLK2)<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
Turbidity<br />
< 0.1<br />
0.1 NTU<br />
Blank (B2E0095-BLK3)<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
Turbidity<br />
< 0.1<br />
0.1 NTU<br />
LCS (B2E0095-BS1)<br />
Turbidity<br />
LCS (B2E0095-BS2)<br />
Turbidity<br />
LCS (B2E0095-BS3)<br />
Turbidity<br />
General Parameters, Batch B2E0122<br />
40.3<br />
39.8<br />
38.2<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
0.1 NTU 40.0 101 85-115<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
0.1 NTU 40.0 100 85-115<br />
Prepared : May-03-12, Analyzed: May-03-12<br />
0.1 NTU 40.0 96 85-11 5<br />
Blank (B2E0122-BLK2)<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
Alkalinity, Total as CaC03<br />
Conductivity (EC)<br />
< 1<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
QUALITY CONTROL DATA<br />
CARC)<br />
ANALYTICAL SERVICES<br />
CLIENT<br />
PROJECT<br />
Western Water Associates Ltd<br />
Comprehensive - Bryer Manwell<br />
WORK ORDER#<br />
REPORTED<br />
2050232<br />
May-07-12<br />
Analyte<br />
Result<br />
Reporting<br />
Limit Units<br />
Spike<br />
Level<br />
Source<br />
Result<br />
% REC<br />
% REC<br />
Limits<br />
% RPD<br />
% RPD<br />
Limit<br />
Notes<br />
General Parameters, Batch B2E0122, Continued<br />
Blank {B2E0122·BLK4)<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
Alkalinity, Total as CaC03<br />
Conductivity (EC)<br />
< 1<br />
< 2<br />
1 mg/L<br />
2 uS/ em<br />
Blank {B2E0122-BLK5)<br />
Prepared: May-03-12, Analyzed: May-04-12<br />
Alkalinity, Total as cacm<br />
Conductivity (EC)<br />
< 1<br />
< 2<br />
1 mg/ L<br />
2 uS/ em<br />
LCS {B2E0122-BS1)<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
Alkalinity, Total as caC03<br />
102<br />
1 mg/ L<br />
100 102 96-108<br />
LCS {B2E0122-BS2)<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
Alkalinity, Total as caC03<br />
101<br />
1 mg/L<br />
100 101 96·108<br />
LCS {B2E0122-BS3)<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
Alkalinity, Total as cacm<br />
101<br />
1 mg/ L<br />
100 101 96· 108<br />
LCS {B2E0122-BS4)<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
Alkalinity, Total as cacm<br />
101<br />
1 mg/ L<br />
100 101 96· 108<br />
LCS {B2E0122-BS5)<br />
Prepared: May-03-12, Analyzed: May-04-12<br />
Alkalinity, Total as cacm<br />
104<br />
1 mg/L<br />
100 104 96· 108<br />
LCS (B2E0122-BS_6_:__ ) _ _ ___<br />
Prepared: May-03-12, Analyzed: May-03·12<br />
Conductivity ( EC)<br />
1400<br />
2 uS/em<br />
1410 99 93· 104<br />
LCS {B2E0122·BS7)<br />
Prepared : May-03-12, Analyzed: May-03-12<br />
Conductivity (EC)<br />
1400<br />
2 uS/ em<br />
1410 100 93·104<br />
LCS {B2E0122·BS8)<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
Conductivity (EC)<br />
1410<br />
2 uS/em<br />
1410 100 93· 104<br />
LCS (B2E0122- BS9)<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
Conductivity ( EC)<br />
1390<br />
2 uS/em<br />
1410 99 93·104<br />
LCS{B2E0122-BSA}<br />
_____ P_re-'p_a_re_d_: _May-03-12, Analyzed: May-04-12<br />
Conductivity (EC)<br />
1420 2 uS/ em<br />
1410 101 93· 104<br />
Duplicate (B2E0122-DUP5)<br />
Source: 2050232-01<br />
Prepared: May-03-12, Analyzed: May-04-12<br />
Alkalinity, Total as cacm<br />
Conductivity (EC)<br />
pH<br />
166 1 mg/L<br />
2140 2 uS/ em<br />
7.67 0.01 pH units<br />
165<br />
2150<br />
7.60<br />
< 1<br />
< 1<br />
< 1<br />
10<br />
Reference (B2E0122-SRM1)<br />
Prepared: May-03-12, Analyzed: May-03-12<br />
pH<br />
7.00 0.01 pH units<br />
7.00 100 98·102<br />
Reference (B2E0122·SRM2)<br />
Prepared: May-03·12, Analyzed: May-03-12<br />
pH<br />
7.01 0.01 pH units<br />
7.00 100 98·102<br />
Reference {B2E0122·SRM3)<br />
Prepared: May-03-12, Analyzed: May-03_-1_2 ___ _<br />
____ _<br />
pH<br />
Reference {B2E0122-SRM4)<br />
pH<br />
Reference {B2E0122·SRM5)<br />
pH<br />
General Parameters, Batch B2E0141<br />
Blank {B2E0141·BLK1)<br />
7.01 0.01 pH units<br />
7.03 0.01 pH units<br />
7.01 0.01 pH units<br />
7.00 100 98· 102<br />
Prepared: May-03-12, Analyzed: May-04-12<br />
7.00 100 98·102<br />
Prepared: May-03-12, Analyzed: May-04-12<br />
- -<br />
7.00 100 98-102<br />
Prepared: May-04-12, Analyzed: May-04-12 ___ ______ ___ _<br />
UV Transmittance @ 254nm<br />
< 0.1 0.1 %<br />
Page 132 <strong>of</strong> 191<br />
CARO Analytical Services<br />
Page 6 <strong>of</strong> 10
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
QUALITY CONTROL DATA<br />
CARC)<br />
ANALYliCAL SERVICFS<br />
CLIENT<br />
PROJECT<br />
Western Water Associates Ltd<br />
Comprehensive - Bryer Manwell<br />
WORK ORDER#<br />
REPORTED<br />
2050232<br />
May-07-12<br />
Analyte<br />
Result<br />
Reporting<br />
Limit Units<br />
Spike<br />
Level<br />
Source<br />
Result<br />
%REC<br />
% REC<br />
Limits<br />
% RPD<br />
% RPD Limit Notes<br />
General Parameters, Batch B2E0141, Continued<br />
Reference (B2E0141-SRM1)<br />
Prepared: May-04-12, Analyzed: May-04-12<br />
UV Transmittance @ 254nm<br />
74.9<br />
0.1 %<br />
75.5 99 0-200<br />
General Parameters, Batch B2E0157<br />
Blank (B2E0157-BLK1)<br />
Prepared: May-04-12, Analyzed: May-04-12<br />
Chloride<br />
Fluoride<br />
Nitrogen, Nitrate as N<br />
Nitrogen, Nitrite as N<br />
Sulfate<br />
< 0.10<br />
< 0.10<br />
< 0.010<br />
< 0.010<br />
< 1.0<br />
0.10 mg/L<br />
0.10 mg/L<br />
0.010 mg/L<br />
0.010 mg/L<br />
1.0 mg/L<br />
Blank (B2E0157-BLK2) --------- --<br />
Chloride<br />
Fluoride<br />
Nitrogen, Nitrate as N<br />
Nitrogen, Nitrite as N<br />
Sulfate<br />
Blank (B2E0157-BLK3)<br />
< 0.10<br />
< 0. 10<br />
< 0.010<br />
< 0.010<br />
< 1.0<br />
0.10 mg/L<br />
0.10 mg/L<br />
0.010 mg/L<br />
0.010 mg/L<br />
1.0 mg/L<br />
Prepared: May-04-12, Analyzed: May-04-12<br />
Prepared: May-04-12, Analyzed: May-04-12<br />
Chloride<br />
Fluoride<br />
Nitrogen, Nitrate as N<br />
Nitrogen, Nitrite as N<br />
Sulfate<br />
< 0.10<br />
< 0.10<br />
< 0.010<br />
< 0.010<br />
< 1.0<br />
0.10 mg/L<br />
0.10 mg/L<br />
0.010 mg/L<br />
0.010 mg/L<br />
1.0 mg/L<br />
Blank (B2E0157-BLK4)<br />
----~----------<br />
Chloride<br />
Fluoride<br />
Nitrogen, Nitrate as N<br />
Nitrogen, Nitrite as N<br />
Sulfate<br />
< 0.10<br />
< 0.10<br />
< 0.010<br />
< 0.010<br />
< 1.0<br />
0.10 mg/L<br />
0.10 mg/L<br />
0.010 mg/L<br />
0.010 mg/L<br />
1.0 mg/L<br />
Prepared: May-04-12, Analyzed: May-04-12<br />
Blank {B2E0157-BLK5)<br />
Prepared: May-04-12, Analyzed: May-04-12<br />
Chloride<br />
Fluoride<br />
Nitrogen, Nitrate as N<br />
Nitrogen, Nitrite as N<br />
Sulfate<br />
< 0.10<br />
< 0.10<br />
< 0.010<br />
< 0.010<br />
< 1.0<br />
0.10 mg/ L<br />
0.10 mg/L<br />
0.010 mg/L<br />
0.010 mg/L<br />
1.0 mg/L<br />
LCS (B2E0157-BS1)<br />
Prepared: May-04-12, Analyzed: May-04-12<br />
Chloride<br />
Fluoride<br />
Nitrogen, Nitrate as N<br />
Nitrogen, Nitrite as N<br />
Sulfate<br />
3.86<br />
4.04<br />
4.36<br />
3.93<br />
4.3<br />
0.10 mg/L<br />
0.10 mg/L<br />
0.010 mg/L<br />
0.010 mg/L<br />
1.0 mg/L<br />
4.00 96 85·115<br />
4.00 101 85-115<br />
4.00 109 85-115<br />
4.00 98 85-115<br />
4.00 107 85-115<br />
LCS (B2E0157-BS2)<br />
Prepared: May-04- 12, Analyzed: May-04-12<br />
Chloride<br />
Fluoride<br />
Nitrogen, Nitrate as N<br />
Nitrogen, Nitrite as N<br />
Sulfate<br />
< 0.10<br />
< 0.10<br />
< 0.010<br />
< 0.010<br />
< 1.0<br />
0.10 mg/L<br />
0.10 mg/L<br />
0.010 mg/L<br />
0.010 mg/L<br />
1.0 mg/L<br />
4.00 85-115<br />
4.00 85·115<br />
4.00 85-115<br />
4.00 85-115<br />
4.00 85-115<br />
LCS (B2E0157-BS3)<br />
Prepared: May-04-12, Analyzed: May-04-12<br />
Chloride<br />
Fluoride<br />
Nitrogen, Nitrate as N<br />
Nitrogen, Nitrite as N<br />
Sulfate<br />
< 0.10<br />
< 0.10<br />
< 0.010<br />
< 0.010<br />
< 1.0<br />
0.10 mg/L<br />
0.10 mg/L<br />
0.010 mg/L<br />
0.010 mg/L<br />
1.0 mg/L<br />
4.00 85-115<br />
4.00 85-115<br />
4.00 85-115<br />
4.00 85-115<br />
4.00 85-115<br />
LCS (B2E0157-BS4)<br />
Chloride<br />
Fluoride<br />
< 0.10<br />
< 0.10<br />
0.10 mg/L<br />
0.10 mg/L<br />
Page 133 <strong>of</strong> 191<br />
Prepared: May-04-12, Analyzed: May-04-12<br />
-----<br />
4.00 85-115<br />
4.00 85-115<br />
CARO Analytical Services<br />
Page 7 <strong>of</strong> 10
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
QUALITY CONTROL DATA<br />
CAR()<br />
ANALYTICAL SERVICES<br />
CLIENT<br />
PROJECT<br />
Western Water Associates Ltd<br />
Comprehensive - Bryer Manwell<br />
WORK ORDER#<br />
REPORTED<br />
2050232<br />
May-07-12<br />
Analyte<br />
Result<br />
Reporting<br />
Limit Units<br />
Spike<br />
Level<br />
Source<br />
Result<br />
% REC<br />
% REC<br />
Limits<br />
% RPD<br />
% RPD<br />
Limit<br />
Notes<br />
General Parameters, Batch B2E0157, Continued<br />
LCS (B2E0157·BS4), Continued<br />
Prepared : May-04-12, Analyzed: May-04-12<br />
Nitrogen, Nitrate as N<br />
Nitrogen, Nitrite as N<br />
Sulfate<br />
< 0.010<br />
< 0.010<br />
< 1.0<br />
0.010 mg/l<br />
0.010 mg/L<br />
1.0 mg/l<br />
4.00<br />
4.00<br />
4.00<br />
85·115<br />
85·115<br />
85·115<br />
LCS (B2E0157-BS5)<br />
Prepared: May-04-12, Analyzed: May-04-12<br />
Chloride<br />
Fluoride<br />
Nitrogen, Nitrate as N<br />
Nitrogen, Nitrite as N<br />
Sulfate<br />
< 0.10<br />
< 0.10<br />
< 0.010<br />
< 0.010<br />
< 1.0<br />
0.10 mg/l<br />
0.10 mg/L<br />
0.010 mg/l<br />
0.010 mg/l<br />
1.0 mg/l<br />
4.00<br />
4.00<br />
4.00<br />
4.00<br />
4.00<br />
85-115<br />
85-115<br />
85-115<br />
85-115<br />
85-115<br />
General Parameters, Batch B2E0158<br />
Blank (B2E0158-BLK1)<br />
Prepared: May-04-12, Analyzed: May-07-12<br />
Colour, True<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
QUALITY CONTROL DATA<br />
CAR()<br />
ANALYTICAL SEINICES<br />
CLIENT<br />
PROJECT<br />
Western Water Associates Ltd<br />
Comprehensive - Bryer Manwell<br />
W ORK ORDER # 2050232<br />
REPORTED<br />
May-07-12<br />
Reporting<br />
Spike Source % REC %RPD<br />
Level Result % REC Limits %RPD Limit Notes<br />
Analyte<br />
Result<br />
Limit Units<br />
Total Recoverable Metals, Batch B2E0113, Continued<br />
Blank (B2E0113-BLK1), Continued<br />
Prepared: May-03-12, Ana lyzed: May-04-12<br />
Sodium, total<br />
Uranium, total<br />
Vanadium, total<br />
Zinc, total<br />
< 0.2<br />
< 0.0002<br />
< 0.01<br />
< 0.04<br />
0.2 mg/L<br />
0.0002 mg/L<br />
0.01 mg/ L<br />
0.04 mg/L<br />
Blank (B2E0113·BLK2)<br />
Prepared: May-03-12, Analyzed: May-04-12<br />
:::.:l<br />
Aluminum, total<br />
Antimony, total<br />
Arsenic, total<br />
Barium, total<br />
Beryllium, total<br />
Boron, total<br />
Cadmium, total<br />
Calcium, total<br />
Chromium, total<br />
Cobalt, total<br />
Copper, total<br />
Iron, total<br />
Lead, total<br />
Magnesium, total<br />
Manganese, total<br />
Mercury, total<br />
Molybdenum, total<br />
Nickel, total<br />
Phosphorus, total<br />
Potassium, total<br />
Selenium, total<br />
Silicon, total<br />
Silver, total<br />
Sodium, total<br />
Uranium, total<br />
Vanadium, total<br />
Zinc 1<br />
total<br />
< 0.05<br />
< 0.001<br />
< 0.005<br />
< 0.05<br />
< 0.001<br />
< 0.04<br />
< 0.0001<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
QUALITY CONTROL DATA<br />
CAR()<br />
ANALYTICAL SERVICES<br />
CLIENT<br />
PROJECT<br />
Western Water Associates Ltd<br />
Comprehensive - Bryer Manwell<br />
WORK ORDER#<br />
REPORTED<br />
2050232<br />
May-07-12<br />
Analyte<br />
Result<br />
Reporting<br />
Limit Units<br />
Spike<br />
Level<br />
Source<br />
Result<br />
%REC<br />
%REC<br />
Limits<br />
%RPD<br />
% RPD Limit Notes<br />
Total Recoverable Metals, Batch B2E0113, Continued<br />
Prepared: May-03-12, Analyzed: May-04-12<br />
Reference (B2E0113-SRM2), Co_n_t_in_u_e_d~~~~~~~~~- ~~~~~~~~~~~~~~~~~~~~~~~-<br />
Barium, total<br />
Beryllium, total<br />
Boron, total<br />
Cadmium, total<br />
Calcium, total<br />
Chromium, total<br />
Cobalt, total<br />
Copper, total<br />
Iron, total<br />
Lead, total<br />
Magnesium, total<br />
Manganese, total<br />
Mercury, total<br />
Molybdenum, total<br />
Nickel, total<br />
Phosphorus, total<br />
Potassium, total<br />
Selenium, total<br />
Sodium, total<br />
Uranium, total<br />
Vanadium, total<br />
Zinc, total<br />
0.74<br />
0.046<br />
3.39<br />
0.0478<br />
10<br />
0.252<br />
0.0411<br />
0.543<br />
0.5<br />
0.185<br />
3.5<br />
0.110<br />
0.0042<br />
0.191<br />
0.257<br />
0.2<br />
5.8<br />
0.110<br />
7.6<br />
0.02<br />
0.37<br />
2.55<br />
0.05 mg/L<br />
0.001 mg/L<br />
0.04 mg/L<br />
0.0001 mg/L<br />
2 mg/L<br />
0.005 mg/L<br />
0.0005 mg/L<br />
0.002 mg/L<br />
0.1 mg/L<br />
0.001 mg/L<br />
0.1 mg/L<br />
0.002 mg/L<br />
0.0002 mg/L<br />
0.001 mg/L<br />
0.002 mg/L<br />
0.2 mg/L<br />
0.2 mg/L<br />
0.005 mg/L<br />
0.2 mg/L<br />
0.0002 mg/L<br />
0.01 mg/L<br />
0.04 mg/L<br />
0.777<br />
0.0488<br />
3.40<br />
0.0490<br />
10.2<br />
0.242<br />
0.0366<br />
0.487<br />
0.469<br />
0.193<br />
3.31<br />
0.109<br />
0.00456<br />
0.197<br />
0.242<br />
0.233<br />
5.93<br />
0.115<br />
7.64<br />
0.0192<br />
0.376<br />
2.42<br />
95 72-104<br />
94 76-131<br />
100 75-121<br />
98 89-111<br />
96 86-121<br />
104 89-114<br />
112 91-113<br />
111 91-115<br />
112 77-124<br />
96 92-113<br />
106 78-120<br />
101 90-114<br />
93 50-150<br />
97 90-111<br />
106 90-111<br />
104 85-115<br />
97 84-113<br />
95 85-115<br />
100 82-123<br />
90 85-120<br />
99 86-111<br />
105 85-111<br />
Page 136 <strong>of</strong> 191<br />
CARO Analytical Services<br />
Page 10 <strong>of</strong> 10
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
Western Water Associates Ltd.<br />
Standard Report Limitations<br />
I . This Document has been prepared for the particular purpose outlined in the work scope that<br />
has been mutually agreed to with the Client.<br />
2. The scope and the period <strong>of</strong> service provided by Western Water Associates Ltd. are subject to<br />
restrictions and limitations outlined in subsequent numbered limitations.<br />
3. A complete assessment <strong>of</strong> all possible conditions or circumstances that may exist at the Site or<br />
within the Subject Property referenced, has not been undertaken. Therefore, if a service is not<br />
expressly indicated, it has not been provided and if a matter is not addressed, no determination<br />
has been made by Western Water Associates Ltd. in regards to it.<br />
4. Conditions may exist which were undetectable given the limited nature <strong>of</strong> the enquiry that<br />
Western Water Associates Ltd. was retained to undertake with respect to the assignment.<br />
Variations in conditions may occur between investigatory locations, and there may be special<br />
conditions pertaining to the Site, or Subject Property, which have not been revealed by the<br />
investigation and which have not therefore been taken into account in the Document.<br />
Accordingly, additional studies and actions may be required.<br />
5. In addition, it is recognised that the passage <strong>of</strong> time affects the information and assessment<br />
provided in this Document. Western Water Associates Ltd.s opinions are based upon<br />
information that existed at the time <strong>of</strong> the production <strong>of</strong> the Document. It is understood that<br />
the Services provided allowed Western Water Associates Ltd. to form no more than an opinion<br />
<strong>of</strong> the actual conditions <strong>of</strong> the Site, or Subject Property, at the time the site was visited and<br />
cannot be used to assess the effect <strong>of</strong> any subsequent changes in the quality <strong>of</strong> the Site, or<br />
Subject Property, nor the surroundings, or any laws or regulations.<br />
6. Any assessments made in this Document are based on the conditions indicated from published<br />
sources and the investigation described. No warranty is included, either expressed or implied,<br />
that the actual conditions will conform exactly to the assessments contained in this Document.<br />
7. Where data supplied by the Client or other external sources, including previous site<br />
investigation data, have been used, it has been assumed that the information is correct unless<br />
otherwise stated.<br />
8. No responsibility is accepted by Western Water Associates Ltd. for incomplete or inaccurate<br />
data supplied by others.<br />
9. The Client acknowledges that Western Water Associates Ltd. may have retained subconsultants<br />
affiliated to provide Services. Western Water Associates Ltd. will be fully<br />
responsible to the Client for the Services and work done by all <strong>of</strong> its sub-consultants and<br />
subcontractors. The Client agrees that it will only assert claims against and seek to recover<br />
losses, damages or other liabilities from Western W ater Associates Ltd . .<br />
I 0. This Document is provided for sole use by the Client and is confidential to it and its pr<strong>of</strong>essional<br />
advisers. No responsibility whatsoever for the contents <strong>of</strong> this Document will be accepted to<br />
any person other than the Client. Any use which a third party makes <strong>of</strong> this Document, or any<br />
reliance on or decisions to be made based on it, is the responsibility <strong>of</strong> such third parties.<br />
Western Water Associates Ltd. accepts no responsibility for damages, if any, suffered by any<br />
third party as a result <strong>of</strong> decisions made or actions based on this Document.<br />
I #32- I 0042 Main Street, Lake Country, BC, Canada, V4V I P6 I P: 1.250. 766.1030 I www.westernwater.ca I<br />
Page 137 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
I ·I<br />
I I<br />
I #32- I 0042 Main Street, Lake Country, BC, Canada, V4V I P6 I P: 1.250. 766. 1030 I www.westernwater.ca I<br />
Page 138 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item E.5<br />
Jennifer deGroot<br />
From:<br />
Sent:<br />
To:<br />
Subject:<br />
Bryer Manwell [bryer@westernwater.ca]<br />
Monday, June 25, 2012 2:16PM<br />
Jennifer deGroot<br />
Rabe Hydrogeology<br />
Jenifer,<br />
Further to our conversation last week I am providing this e-mail to clarify that from the test pumping performed at the<br />
Rabe property between May 1 and May 4, 2012 the following observations were made:<br />
• Based on the test flow rate <strong>of</strong> 190 L/min (SO USgpm), approximately 273,600 litres <strong>of</strong> water per day were<br />
withdrawn from the well during the test, which is 2.8 times the Bylaw minimum <strong>of</strong> 6,550 litres X 15 = 98,250<br />
litres for 15 lots.<br />
• Further, based on the results <strong>of</strong> the test, we estimated the theoretical sustainable well yield <strong>of</strong> 303 L/min (80<br />
USgpm).<br />
These observations suggest the tested aquifer has sufficient capacity to supply at least 42 lots, which could be built on<br />
the Rabe property provided that individual dril!ed wells are able to intercept the same aquifer as the tested well.<br />
However, based on the current understanding <strong>of</strong> the hydrogeology at the site, if subdivision approval is sought water<br />
wells will need to be drilled and tested to confirm the availability <strong>of</strong> water at all potential lots, as individual well yields in<br />
bedrock aquifers can be expected to vary.<br />
Please let me know if further clarification is required.<br />
Kind regards,<br />
Bryer Manwell, M .Sc., P. Eng.<br />
Hydrogeologist<br />
western water<br />
AS50CIA .. F S lTD<br />
Consultants in Hydrogeology and Wa1er Resources Management<br />
#32- 10042 Main Street, Lake Country, B.C., V4V 1P6<br />
E: bryer@westernwater.ca, P: 01.250.766.1030, M: 01.250.878.2030, W: westernwater.ca<br />
Page 139 1 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item F.1<br />
REGIONAL DISTRICT OF NORTH OKANAGAN<br />
MINUTES <strong>of</strong> a <strong>REGULAR</strong> meeting <strong>of</strong> the ADVISORY PLANNING COMMISSION ELECTORAL<br />
AREA ‘F’ <strong>of</strong> the REGIONAL DISTRICT OF NORTH OKANAGAN held at the Enderby Fire Hall<br />
on May 13, 2013.<br />
Members:<br />
Other:<br />
Guests:<br />
Keith Gray<br />
Bob Honeyman<br />
Dick McKinney<br />
Tilman Ernest Nahm<br />
Robert Whitley<br />
Jackie Pearase, Electoral Area “F” Director<br />
Monica Nahm, Recording Secretary<br />
Alan Krause<br />
CALL MEETING TO ORDER<br />
The Chairperson, Keith Gray called the meeting to order at 7:00 pm.<br />
A. ADOPTION OF MINUTES<br />
Advisory Planning Commission Electoral Area “F” – Regular Meeting <strong>of</strong> April 15, 2013.<br />
Moved by: Robert Whitley<br />
Seconded by: Bob Honeyman<br />
That the minutes <strong>of</strong> April 15, 2013 regular meeting <strong>of</strong> the Advisory Planning Commission <strong>of</strong><br />
Electoral Area “F” be adopted as circulated.<br />
CARRIED<br />
NEW BUSINESS<br />
Agricultural Land Commission Application<br />
KRAUSE, A & K<br />
{File No. 13-0101-F-ALR}<br />
Discussion:<br />
● Robert Whitley noted that the home should follow the proper set backs from the stream on<br />
the property.<br />
Moved by: Bob Honeyman Seconded by: Robert Whitley<br />
That the application <strong>of</strong> Alan and Kim Krause under Section 20(3) <strong>of</strong> the Agricultural Land<br />
Commission Act to place a second residence for family farm help on the property legally<br />
described as The Fractional SW ¼ <strong>of</strong> Sec 29, Twp 19, R8, W6M, KDYD, Including All Timber<br />
Thereon and located at 7261 Highway 97 A, Electoral Area “F” be supported and the Building<br />
Inspector be authorized to issue a Building Permit for the proposed residence.<br />
CARRIED<br />
Agricultural Land Commission Application<br />
Page 140 <strong>of</strong> 191
APC “F” Minutes – Regular - 2 - May 13, 2013<br />
HATFIELD, A & RICHARDS, K<br />
{File No. 13-0068-F-ALR}<br />
Discussion:<br />
● Tilman noted that Mr. Richards desired to put the non ALR portion <strong>of</strong> land into ALR and this<br />
would then only allow 2 homes sites. The original has the potential for 3 home sites.<br />
● Robert cannot support the splitting <strong>of</strong> one property into two properties.<br />
Moved by: Tilman Nahm Seconded by: Dick McKinney<br />
That the application <strong>of</strong> Ann Hatfield and Keith Richards under Section 21(2) <strong>of</strong> the Agricultural<br />
Land Commission Act which proposes to subdivide the property legally described as That Part<br />
NW 1/4, Sec 27, Lying to the West <strong>of</strong> the Right Bank <strong>of</strong> the Shuswap River as shown on Plan<br />
B17102, TWP 18, R7, W6M, KDYD, Except Plan 34054 and located at 1866 Enderby Mabel<br />
Lake Road, Electoral Area “F” be authorized for submission to the Agricultural Land<br />
Commission subject to inclusion <strong>of</strong> the portion <strong>of</strong> the property which is not located within the<br />
Agricultural Land Reserve.<br />
CARRIED<br />
Opposed: Robert Whitley<br />
ADJOURNMENT<br />
There being no further business, the meeting was adjourned at 7:30 p.m.<br />
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item F.1<br />
Certified Correct:<br />
Chair<br />
Recording Secretary<br />
Page 141 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
REGIONAL DISTRICT OF NORTH OKANAGAN<br />
MEMBER MUNICIPALITIES:<br />
ELECTORAL AREAS:<br />
CITY OF ARMSTRONG<br />
DISTRICT OF GOLDSTREAM<br />
CITY OF ENDERBY<br />
VILLAGE OF LUMBY<br />
TOWNSHIP OF SPALLUMCHEEN<br />
CITY OF VERNON<br />
"B" - SWAN LAKE<br />
"C" - B.X. DISTRICT<br />
"D" - LUMBY (RURAL)<br />
"E" - CHERRYVILLE<br />
"F" - ENDERBY (RURAL)<br />
OFFICE OF:<br />
Electoral Area Advisory Committee<br />
FILE No.: 0530<br />
March 21, 2013<br />
Township <strong>of</strong> Spallumcheen<br />
4144 Spallumcheen Way<br />
Spallumcheen, BC<br />
VOE 186<br />
Dear Mayor and Council:<br />
Re: Official Community Plan Amendment Bylaw No. 1795, 2012 - South Sub Area -<br />
Southeast Sector, Spallumcheen, BC<br />
At their regular meeting held March 7, 2013, the Electoral Area Advisory Committee reviewed<br />
the referral package related to the above-noted bylaw. Discussion took place at that time<br />
regarding use <strong>of</strong> roads within Electoral Areas "8" and "C" to access the proposed development,<br />
which is contrary to the Township <strong>of</strong> Spallumcheen Official Community Plan.<br />
Accordingly, we respectfully request that further readings <strong>of</strong> Township <strong>of</strong> Spallumcheen Official<br />
Community Plan Amendment Bylaw No. 1795, 2012 be withheld until the Committee has had an<br />
opportunity to review results <strong>of</strong> a Traffic Impact Study. ·<br />
We are open to having representatives from the Township <strong>of</strong> Spallumcheen and/or Willowhaven<br />
Development present information regarding this matter as a delegation to the Electoral Area<br />
Advisory Committee. Please contact Leah Mellott, General Manager, Electoral Area<br />
Administration should you wish to schedule a delegation.<br />
Yours truly,<br />
!:thair<br />
Electoral Area Advisory Committee<br />
cc:<br />
RDNO Planning Department<br />
<strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong><br />
9848 Aberdeen Road<br />
Goldstream, BC V1 B 2K9<br />
Page 142 <strong>of</strong> 191<br />
Phone: 250-550-3700<br />
Fax: 250-550-3701<br />
Web: www.rdno.ca<br />
E-mail: info@rdno.ca
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
REGIONAL DISTRICT OF NORTH OKANAGAN<br />
MEMBER MUNICIPALITIES·<br />
ELECTORAL AREAS:<br />
CllY OF ARMSTRONG VILLAGE OF LUMBY "B' - SWAN LAKE<br />
DISTRICT OF COLDSTREAM TOWNSHIP OF SPALLUMCHEEN ' C' - B.X DISTRICT<br />
CllY OF ENDERBY CITY OF VERNON "D" - LUMBY (RURAL)<br />
"E" -CHERRYVILlE<br />
' F' - ENDERBY (RURAL)<br />
OFFICE OF:<br />
Planning Department<br />
OUR FILE No.:<br />
11-0082-SPL-OCP<br />
January 28, 2013<br />
[X ] Spallumcheen Municipal Office- via email<br />
[X ] Spallumcheen Public Works Manager- via email<br />
[X ] Spallumcheen Approving Officer- via email<br />
[X] Spallumcheen Building Inspector- via email<br />
[X ] Spallumcheen Chief Financial Officer- via email<br />
[X ] Larkin Water <strong>District</strong><br />
[X ] Greater Vernon Water - via email<br />
[X] Ministry <strong>of</strong> Transportation & Infrastructure<br />
[X] Interior Health Authority<br />
[X ] Parks and Recreation Department<br />
[X ] <strong>Regional</strong> Fire Protection Officer - via emaH<br />
[X ] Fire Chief, ArmstrongiSpallumcheen Fire Department- via emaH<br />
[X] Fire Inspector, ArmstrongiSpallumcheen Fire Department- via email<br />
[X ] BX/Swan Lake Fire Department<br />
[X ] Ministry <strong>of</strong> Environment I Ministry <strong>of</strong> Natural Resource Operations - via email<br />
[X ] Ministry <strong>of</strong> Forest and Range<br />
[X ] Archaeology Branch<br />
[X ] School <strong>District</strong> No. 83<br />
[X ] School <strong>District</strong> No. 22<br />
[X ] Ministry <strong>of</strong> Agriculture and Lands<br />
[X) Ministry <strong>of</strong> Energy, Mines and Petroleum- via email<br />
[X ) <strong>Regional</strong> Growth Strategy Coordinator - via email<br />
[X] First Nations - OKIB and Splatsin<br />
[X ] RDNO -Administrator- via email<br />
[X ] RDNO - Engineering Services Manager - via email<br />
[X ] Electoral Area Advisory Committee- General Mgr, EA Admin. - via email<br />
[X ] Advisory Planning Commission -Area "C" - via email<br />
Dear Sir I Madam:<br />
RE: Official Community Plan Amendment Bylaw No. 1795, 2012 - South Sub Area<br />
Southeast Sector, Spallumcheen, BC<br />
In keeping with Sections 879, 881 and 882 <strong>of</strong> the Local Government Act we enclose a copy <strong>of</strong><br />
the above-noted Bylaw for your review and comment. The Planning Department reports dated<br />
October 18, 2012 and November 13, 2012 are enclosed for information.<br />
In addition, the applicant has submitted the following reports:<br />
<strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong><br />
9848 Aberdeen Road<br />
Cold stream, BC V1 B 2K9<br />
Page 143 <strong>of</strong> 191<br />
Phone: 250-550-3700<br />
Fax: 250-550-3701<br />
Web: www.rdno.ca<br />
E-Mail: info@rdno.ca
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
1. Spallumcheen South-East Sector South Sub-Area Concept Plan - MMM Group Ltd, April<br />
2012<br />
2. Preliminary Review for Potential <strong>of</strong> Sewage Dispersal - Deans Tech Consulting,<br />
December 9, 2009<br />
3. Groundwater Supply and Stormwater Management Feasibility Assessment - Summit<br />
Environmental Consultants Inc., March 12, 2010<br />
4. Traffic Impact Studies - CTQ Consultants Ltd, November 17, 2011, October 30, 2012,<br />
and November 16, 2012<br />
5. Archaeological Overview Assessment- Diana E. French, Ph.D., Heritage Advisor, May<br />
3, 2010<br />
6. South Sub Area Environmental Assessment- Makonis Consulting, October 30, 2010<br />
7. Preliminary Geotechnical Assessment- Calibre Geotechnical, November 24, 2010<br />
8. Wildfire Hazard Assessment- Carruthers Forest Solutions Ltd., April 11 , 2010<br />
9. Visual Impact Analysis - Dave Pusey on behalf <strong>of</strong> the South Sub Area Owners' Group,<br />
undated<br />
10. Road Network Concept Plan - D.C. Ponto and Assoc. Ltd. Consulting Engineers, July<br />
13,2011<br />
If you require any or all <strong>of</strong> the above noted reports please contact the undersigned to obtain a<br />
copy <strong>of</strong> the PDF file. Alternatively, the above noted reports and a detailed report from the<br />
Planning Department may be viewed on-line at www.spallumcheentwp.bc.ca (Mayor & Council<br />
- Agendas - Committee Meetings - 2012 - October 22, 2012 - Complete Agenda). Note: the<br />
Traffic Impact Studies dated October 30, 2012 and November 16, 2012 are not posted on-line<br />
but are available upon request.<br />
We respectfully request that you review this Bylaw at your earliest convenience and advise this<br />
<strong>of</strong>fice <strong>of</strong> any concerns that your agency may have.<br />
Please be advised if we do not receive a response from your <strong>of</strong>fice within 21 days <strong>of</strong> the date <strong>of</strong><br />
this letter, we will assume that you have no objections or comments concerning this Bylaw.<br />
Please direct your comments to the undersigned at lynda.fraser@rdno.ca and any questions<br />
you may have to Marnie Skobalski, Planner, at (250) 550-3737 or marnie.skobalski@rdno.ca.<br />
Thank you,<br />
---Lynda Fraser<br />
Clerk, Planning Department<br />
/If<br />
Enclosures<br />
<strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong><br />
9848 Aberdeen Road<br />
Cold stream, BC V1 B 2K9<br />
Page 144 <strong>of</strong> 191<br />
Phone: 250-550-3700<br />
Fax: 250-550-3701<br />
Web: www.rdno.ca<br />
E-Mail: info@rdno.ca
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
THE TOWNSHIP OF SPALLUMCHEEN<br />
BYLAW No. 1795<br />
A bylaw to amend the "Township <strong>of</strong> Spallumcheen Official Community Plan<br />
Bylaw No. 1794, 2011" and amendments thereto.<br />
The Council <strong>of</strong> the Township <strong>of</strong> Spallumcheen, in open meeting assembled, enacts as<br />
follows:<br />
TITLE<br />
1. This Bylaw may be cited as the "Township <strong>of</strong> Spallumcheen Official Community<br />
Plan Amendment Bylaw No. 1795, 2012".<br />
AMENDMENTS<br />
1. Schedule B <strong>of</strong> the Township <strong>of</strong> Spallumcheen Official Community Plan Bylaw No.<br />
1794, 2011 is hereby amended by changing the future land use designation <strong>of</strong> the<br />
properties described as: ·<br />
i. Lot A, Sec. 36, Twp. 8, O.D.Y.D., Plan 35469<br />
11. Lot B, Sec. 36, Twp. 8, O.D.Y.D., Plan 35469<br />
iii. The NW% <strong>of</strong> Sec. 36, Twp. 8, O.D.Y.D.<br />
iv. TheSE% <strong>of</strong> Sec. 36, Twp. 8, O.D.Y.D.<br />
v. The N Y2 <strong>of</strong> the SW% <strong>of</strong> Sec. 31, Twp. 5, O.D.Y.D. Except That Part There<strong>of</strong><br />
Shown Outlined Red On Plan B1458 and Plan EPP10473<br />
vi. Lot 1, Sec. 31 , Twp. 5, O.D.Y.D., Plan EPP10473<br />
vii. The S Y2 <strong>of</strong> the SW %, Sec. 31, Twp. 5, O.D.Y.D.<br />
viii. <strong>District</strong> Lot 4168, O.D.Y.D.<br />
ix. Lot 1, Sec. 35, Twp. 8, O.D.Y.D., Plan KAP79444<br />
x. Lot A, Sec. 35, Twp. 8, O.D.Y.D., Plan KAP79445<br />
x1. Lot 1, Sec. 35, Twp. 8, O.D.Y.D., Plan 10785<br />
xii. Lot 2, Sec. 35, Twp. 8, O.D.Y.D., Plan 10785 Except Plans H17039 and<br />
KAP67931<br />
xiii. Lot A, Sec. 35, Twp. 8, O.D.Y.D., Plan KAP78698<br />
xiv. Lot 1, Sec. 35, Twp. 8, O.D.Y.D., Plan KAP60972<br />
xv. TheW Y2 <strong>of</strong> <strong>District</strong> Lot 3509, O.D.Y.D.<br />
xvi. The <strong>North</strong>erly%, <strong>District</strong> Lot 3844, O.D.Y.D. , Except the Easterly 45<br />
Chains<br />
xvii. TheN Y2 <strong>of</strong> the NW% <strong>of</strong> Section 31 , Township 5, O.D.Y.D.<br />
xviii. The NE% <strong>of</strong> Sec. 36, Twp. 8, O.D.Y.D.<br />
xix. TheN Y2 <strong>of</strong> the S Y2 <strong>of</strong> the SW% <strong>of</strong> Sec. 36, Twp. 8, O.D.Y.D<br />
xx. TheN Y2 <strong>of</strong> the SW% <strong>of</strong> Sec. 36, Twp. 8, O.D.Y.D.<br />
xxi. That Part <strong>of</strong> the West Y2 <strong>of</strong> Sec. 31 Shown on Plan B1458, Twp. 5, O.D.Y.D.<br />
Township <strong>of</strong> Spallumcheen Page 145 <strong>of</strong> Official 191 Community Plan Amendment Bylaw No. 1795
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
from Large Holding and Commercial to a combination <strong>of</strong> Large. Holding, Small<br />
Holding, Commercial and Open Space, as shown on the attached Map<br />
(Schedule A).<br />
2. The Legend in Schedule B <strong>of</strong> the Township <strong>of</strong> Spallumcheen Official Community<br />
Plan Bylaw No. 1794, 2011 is hereby amended as follows:<br />
Add:<br />
Open Space<br />
3. Section 8.1.4 a) <strong>of</strong> the Township <strong>of</strong> Spallumcheen Official Community Plan Bylaw<br />
No. 1794, 2011 is hereby amended by adding the following sub-sections:<br />
iv.<br />
Establish Development Permit Areas and guidelines to promote reduction <strong>of</strong><br />
greenhouse gas emissions, energy conservation, and water conservation<br />
prior to rezoning <strong>of</strong> land within the Southeast Sector Comprehensive<br />
Planning Areas.<br />
v. Future development proposals within the Comprehensive Planning Area <strong>of</strong><br />
the Southeast Sector which propose a land use density greater than that<br />
which is shown on Schedule B be approved through an Official Community<br />
Plan amendment application which involves the submission <strong>of</strong> the required<br />
studies and plans as outlined in Section 8.3 and addresses the policies<br />
outlined in Section 8.4 <strong>of</strong> the Official Community Plan and includes payment<br />
<strong>of</strong> the $20,000 OCP/Southeast Sector Comprehensive Planning Area OCP<br />
amendment application fee as required under Fees and Charges Bylaw No.<br />
1674, 2007 as amended.<br />
4. Section 8.1.4 e) <strong>of</strong> the Township <strong>of</strong> Spallumcheen Official Community Plan Bylaw<br />
No. 1794, 2011 is hereby amended by adding the following sub-section:<br />
vii.<br />
Within the Southeast Sector Comprehensive Planning Area, lands<br />
determined (through the Sub-Area planning process) to be Very High Value<br />
Environmentally Sensitive Areas (ESA - Level 1 ), creeks, wildlife movement<br />
corridors, and slopes in excess <strong>of</strong> 30% grade are designated Open Space<br />
on Schedule B. Lands designated Open Space may be public or privately<br />
owned and shall remain free <strong>of</strong> development except as authorized through<br />
an approved Development Permit. Without amendment to the Official<br />
Community Plan, the Open Space areas designated on Schedule B may be<br />
modified in accordance with an approved Hillside Development Permit<br />
provided the modification is in accordance with the recommendations <strong>of</strong> a<br />
qualified environmental pr<strong>of</strong>essional.<br />
5. Section 8.1.4 n) <strong>of</strong> the Township <strong>of</strong> Spallumcheen Official Community Plan Bylaw<br />
No. 1794, 2011 is hereby amended by adding the following sub-section:<br />
viii.<br />
Whereas Rural development is considered appropriate within the South<br />
Sub-Area at least for the duration <strong>of</strong> this Official Community Plan, it is<br />
acknowledged that future development in keeping with Smart Growth<br />
principles would be consistent with the longer term vision for the Southeast<br />
Sector Comprehensive Planning Area.<br />
2 Township <strong>of</strong> SpaUumcheen Page 146 <strong>of</strong> Official 191 Community Plan Amendment Bylaw No. 1795
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
6. Section 15.2 <strong>of</strong> the Township <strong>of</strong> Spallumcheen Official Community Plan Bylaw No.<br />
1794, 2011 is hereby amended as follows:<br />
Following policy no. 15.2.1 g), insert:<br />
h) Open Space.<br />
Read a FIRST time this 3rd day <strong>of</strong> December, 2012.<br />
Read a SECOND time this _ _ day <strong>of</strong> ____, 20_.<br />
Advertised on the __ day <strong>of</strong> ___, 20_ and the_ day <strong>of</strong> ___, 20_, and a<br />
Public Hearing held pursuant to the provisions <strong>of</strong> Section 890 <strong>of</strong> the Local Government<br />
Act on the __ day <strong>of</strong> ___, 20_.<br />
Read a THIRD time this __ day <strong>of</strong> _<br />
_ , 20_.<br />
ADOPTED this __ day <strong>of</strong> __ , 20_.<br />
Certified Correct<br />
CORPORATE OFFICER<br />
MAYOR<br />
3 Township <strong>of</strong> Spallumcheen Page 147 <strong>of</strong> 191 Official Community Plan Amendment Bylaw No. 1795
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Schedule 'A'<br />
Attached to and forming part <strong>of</strong> Township <strong>of</strong> Spallumcheen<br />
OCP AMENDMENT BYLAW NO. 1795,2012<br />
Dated this __ day <strong>of</strong> , 20<br />
Administrator<br />
LEGEND<br />
Large Holdings<br />
- Small Holdings<br />
Open Space<br />
- Commercial<br />
Page 148 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
REGIONAL DISTRICT<br />
<strong>of</strong><br />
NORTH OKANAGAN<br />
MEMORANDUM<br />
Please be advised that the Appendices are available upon request for the following report dated<br />
October 18, 2012.<br />
You can contact Marnie Skobalski <strong>of</strong> the Planning Department at (250)550-3737 or at<br />
marnie.skobalski@rdno.ca to obtain a PDF copy. Alternatively, the Report and Appendices may<br />
be viewed on-line at www.spallumcheentwp.bc.ca (Mayor & Council-Agendas-Committee<br />
Meetings-2012-0ctober 22, 2012-Complete Agenda).<br />
Lynda Fraser<br />
Clerk, Planning Department<br />
Page 149 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
TOWNSHIP OF SPALLUMCHEEN<br />
OFFICIAL COMMUNITY PLAN AMENDMENT<br />
File No.: 11-0082-SPL-OCP<br />
October 18, 2012<br />
APPLICANT:<br />
Willowhaven Investments- Dave Pusey<br />
LEGAL DESCRIPTION: • N 112 <strong>of</strong> S 112 <strong>of</strong> SW 114 Section 36, Township 8<br />
• N 112 <strong>of</strong> SW% Section 36, Township 8<br />
• Lot A, Plan 35469, Section 36, Township 8<br />
• Lot B, Plan 35469, Section 36, Township 8<br />
• NW% Section 36, Township 8<br />
• NE % Section 36, Township 8<br />
• SE % Section 36, Township 8<br />
• Plan B 1458, Section 31 , Township 5<br />
• Rem N 112 <strong>of</strong> SW % Section 31, Township 5, Exc Plan<br />
81458<br />
• Lot 1, Plan EPP1 0473, Section 31 , Township 5<br />
• N 112 <strong>of</strong> N 112 <strong>of</strong> W 112 Section 31 , Township 5<br />
• S 112 <strong>of</strong> SW % Section 31, Township 5<br />
• <strong>District</strong> Lot 4168<br />
• W 112 <strong>of</strong> <strong>District</strong> Lot 3509<br />
• N 112 <strong>of</strong> <strong>District</strong> Lot 3844, Exc E 45 Chains<br />
• Lot 1, Plan KAP79444, Section 35, Township 8<br />
• Lot A, Plan KAP79445, Section 35, Township 8<br />
• Lot 1, Plan 10785, Section 35, Township 8<br />
• Lot 2, Plan 10785, Section 35, Township 8<br />
• Lot A, Plan KAP78698, Section 35, Township 8<br />
• Lot 1, Plan KAP60972, Section 35, Township 8<br />
PID#s:<br />
LOCATION:<br />
PROPERTY SIZE:<br />
SERVICING:<br />
013-455-869 I 001-796-895 I 001-615-726 I 001 -615-777 I<br />
008-251-304 I 013-455-885 I 013-456-024 I 011-222-263 I<br />
013-571-541 I 028-640-527 I 011 -222-301 I 005-087-104 1<br />
002-253-658 1007-783-621 I 011-419-351 I 026-468-697 I<br />
026-468-701 I 009-534-997 I 009-535-004 I 026-379-996 1<br />
024-015-318<br />
South Sub Area -Southeast Sector<br />
489 ha (1208 acres)<br />
On site septic disposal, wells, Greater Vernon Water (SW<br />
corner <strong>of</strong> plan area)<br />
Page 150 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11·0082-SPL-OCP (Willowhaven Investments) Page 2<br />
PRESENT ZONING:<br />
PRESENT O.C.P.<br />
DESIGNATION:<br />
PROPOSED O.C.P.<br />
DESIGNATION:<br />
PROPOSED USE:<br />
Large Holding (L.H), Highway and Tourist Commercial (C.2)<br />
Large Holding and Commercial<br />
Large Holding, Small Holding, Commercial<br />
Rural Residential, Commercial<br />
PLANNING DEPARTMENT RECOMMENDATION:<br />
THAT Council grant initial consideration to the proposed Southeast Sector South Sub<br />
Area Concept Plan and authorize preparation <strong>of</strong> an Official Community Plan<br />
Amendment Bylaw which would propose to change the future land use designation <strong>of</strong><br />
the properties described as:<br />
• Lot A, Plan 35469, Section 36, Township 8<br />
• Lot B, Plan 35469, Section 36, Township 8<br />
• NW 1.4 Section 36, Township 8<br />
• SE 1.4 Section 36, Township 8<br />
• Rem N V2 <strong>of</strong> SW 1.4 Section 31 , Township 5, Exc Plan B 1458<br />
• Lot 1, Plan EPP1 0473, Section 31, Township 5<br />
• S V2 <strong>of</strong> SW 1.4 Section 31 , Township 5<br />
• <strong>District</strong> Lot 4168<br />
from Large Holding to Small Holding and:<br />
• Lot 1, Plan KAP79444, Section 35, Township 8<br />
• Lot A, Plan KAP79445, Section 35, Township 8<br />
• Lot 1, Plan 10785, Section 35, Township 8<br />
• Lot 2, Plan 10785, Section 35, Township 8<br />
• Lot A, Plan KAP78698, Section 35, Township 8<br />
• Lot 1, Plan KAP60972, Section 35, Township 8<br />
from Large Holding to Commercial as shown on the attached land use plans: Concept<br />
L-2 and Concept L-3 (see Appendix D);<br />
AND THAT the OCP amendment bylaw be prepared to include OCP policy directives to:<br />
1. require that future development proposals within the Comprehensive Planning Area<br />
<strong>of</strong> the Southeast Sector South Sub-area which propose a land use density greater<br />
than that which is proposed under the subject application be approved through an<br />
OCP Am endment Application which involves the submission <strong>of</strong> the required studies<br />
and plans as outlined in Section 8.3 and addresses the policies outlined in Section<br />
8.4 <strong>of</strong> the OCP and includes the $20,000 OCP/Southeast Sector Comprehensive<br />
Planning Area application fee;<br />
Page 151 <strong>of</strong> 191
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June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments)<br />
Page3<br />
2. require that subdivision applications which propose to subdivide the subject<br />
properties under the Small Holding (S.H) zone include and comply with a conceptual<br />
subdivision plan which demonstrates how the proposed Small Holding designated<br />
lands could be redeveloped to lots that would comply with the residential zones <strong>of</strong><br />
the Township's Zoning Bylaw;<br />
3. require that rezoning applications which propose to subdivide the subject properties<br />
under the Small Holding (S.H) zone comply with the Transportation Policies outlined<br />
in Section 8.4.i <strong>of</strong> the OCP;<br />
4. establish Development Permit Areas and guidelines to promote reduction <strong>of</strong><br />
greenhouse gas emissions, energy conservation, and water conservation prior to<br />
rezoning <strong>of</strong> land within the Southeast Sector Comprehensive Development Area;<br />
AND THAT following First Reading, the OCP amendment bylaw be referred to the<br />
agencies and organizations listed in the Referral Comments section <strong>of</strong> the staff report<br />
dated October 18, 2012 in accordance with Sections 879 and 881 <strong>of</strong> the Local<br />
Government Act;<br />
AND THAT prior to Second Reading <strong>of</strong> the OCP amendment bylaw, the following<br />
information be submitted to the Township <strong>of</strong> Spallumcheen:<br />
1. a revised groundwater supply study which, upon consideration <strong>of</strong> the proposed land<br />
use map, recommends whether or not test well drilling and/or an aquifer testing<br />
program should be done prior to designating Small Holding lands in the Keddleston<br />
Road area;<br />
2. a revised traffic impact study which addresses the requirements outlined in Section<br />
8.3.d <strong>of</strong> the OCP which states that such a study will identify the amount <strong>of</strong> traffic<br />
generated by the development and the appropriate improvements required to<br />
support the anticipated level <strong>of</strong> traffic. The study must identify necessary<br />
improvements to all roads that are proposed to provide access to the proposed<br />
development, including those which have not been constructed;<br />
3. a revised archaeological assessment which, upon consideration <strong>of</strong> the<br />
archaeological assessment submitted with the OCP Amendment Application for the<br />
<strong>North</strong>-Sub Area <strong>of</strong> the Southeast Sector, recommends whether further assessments<br />
are required prior to rezoning or subdivision <strong>of</strong> the subject properties;<br />
4. a revised environmental assessment which advises whether or not developing the<br />
subject properties under the Small Holding designation would negatively impact the<br />
areas identified as ESA 1 (high value);<br />
5. comments from the Armstrong - Spallumcheen Fire Department, Armstrong -<br />
Spallumcheen Parks and Recreation Commission, and School <strong>District</strong> No. 83;<br />
Page 152 <strong>of</strong> 191
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June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11 ·0082-SPL·OCP (Willowhaven Investments) Page 4<br />
6. a conceptual subdivision plan which demonstrates how the proposed Small Holding<br />
designated lands could be redeveloped to lots that would comply with the residential<br />
zones <strong>of</strong> the Township's Zoning Bylaw.<br />
BACKGROUND:<br />
This is an application to amend the Official Community Plan (OCP) designation <strong>of</strong> the<br />
South Sub-Area <strong>of</strong> the Southeast Sector Comprehensive Planning Area from Large<br />
Holdings to a combination <strong>of</strong> Large Holdings, Small Holdings, and Commercial.<br />
In accordance with the OCP, prior to development the land owners in a Sub-Area must<br />
prepare at their own expense, a comprehensive plan that addresses land use, access,<br />
servicing, and other matters for the entire Sub-Area as well as linkages and relation to<br />
other Sub-Areas. This application constitutes the proponent's proposed comprehensive<br />
plan for the South Sub-Area <strong>of</strong> the Southeast Sector.<br />
Site Context<br />
A large part <strong>of</strong> the valley bottom area <strong>of</strong> Spallumcheen is agricultural and within the<br />
Agricultural Land Reserve (ALR). To support the retention <strong>of</strong> agricultural land for<br />
agricultural purposes, the Official Community Plan recognizes that much <strong>of</strong> the<br />
community's new growth must be directed to hillside areas. To plan for growth in an<br />
appropriate manner the OCP designates the Southeast Sector Comprehensive<br />
Planning Area. A series <strong>of</strong> guiding principles are defined in the OCP and development<br />
planned within the Southeast Sector is intended to meet these principles. The<br />
Southeast Sector plan area is entirely outside the ALR, and it encompasses lands which<br />
are, for the most part, east <strong>of</strong> Highway 97 A and which extend from the south boundary<br />
<strong>of</strong> the Township to Head Road. The Comprehensive Planning Area is further divided<br />
into the <strong>North</strong>, Central, and South Sub-Areas.<br />
The South Sub-Area, subject <strong>of</strong> this application, is approximately 489 ha and comprised<br />
<strong>of</strong> 21 parcels which are developed with a few rural residential homes. With the<br />
exception <strong>of</strong> a group <strong>of</strong> six properties at the southwest corner <strong>of</strong> the Plan area,<br />
properties in the South Sub-Area are relatively large, up to 1 14 Section (64.75 ha).<br />
The South Sub-Area has approximately 411 m frontage on Greenhaw Road. The south<br />
boundary <strong>of</strong> the South Sub-Area corresponds to the Spallumcheen I <strong>Regional</strong> <strong>District</strong><br />
(RDNO) boundary. Keddleston Road, Deerwood Road, Mclennan Road, and<br />
Glenhayes Road extend northward within the <strong>Regional</strong> <strong>District</strong> and terminate at the<br />
Spallumcheen I RDNO boundary. Ridgeview Road branches north from Baker Hogg<br />
Road (within RDNO) and extends approximately 200 m into the Township <strong>of</strong><br />
Spallumcheen at the southwest corner <strong>of</strong> the South Sub-Area. In June 2011 a segment<br />
<strong>of</strong> Mclennan Road and a segment <strong>of</strong> Keddleston Road were dedicated as part <strong>of</strong> the<br />
subdivision <strong>of</strong> part <strong>of</strong> theN V2 <strong>of</strong> the SW % <strong>of</strong> Sec. 31, Tp. 5 within the South Sub-Area.<br />
An easement extends north from the end <strong>of</strong> the dedicated portion <strong>of</strong> Keddleston Road<br />
and provides access to the parcel at the NE corner <strong>of</strong> the South Sub-Area.<br />
Page 153 <strong>of</strong> 191
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June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments}<br />
PageS<br />
Another easement provides access from Greenhaw Road over lands west <strong>of</strong> the South<br />
Sub-Area to the benefit <strong>of</strong> lands north <strong>of</strong> the South Sub-Area and to three land-locked<br />
properties within the west half <strong>of</strong> the South Sub-Area. Some parcels within the South<br />
Sub-Area which are undeveloped have neither road frontage nor access via easement.<br />
The South Sub-Area is primarily designated in the OCP and zoned Large Holding with a<br />
small area designated Commercial within the SW corner <strong>of</strong> the plan area where it fronts<br />
on Greenhaw Road. One small lot in this area is also zoned Highway and Tourist<br />
Commercial (C.2). A portion <strong>of</strong> the lands to the west <strong>of</strong> the South Sub-Area are<br />
designated Industrial and are zoned Large Holding ("Pleasant Valley Estates"). Another<br />
parcel to the west (the "Just Rocks" site) is designated Commercial in the OCP and<br />
zoned Highway and Tourist Commercial (C.2) and Service Commercial (C.4). Lands to<br />
the north, within the Central Sub-Area <strong>of</strong> the SE Sector, and to the east are<br />
undeveloped and are designated and zoned Large Holding.<br />
The six relatively small parcels in the SW corner <strong>of</strong> the Concept Plan area are within the<br />
service area <strong>of</strong> the Greater Vernon Water system. The balance <strong>of</strong> the South Sub-Area<br />
is not within a Water <strong>District</strong>.<br />
The South Sub Area is traversed by Greenhaw Creek, a small tributary to Greenhaw<br />
Creek passes through the NE corner <strong>of</strong> the Plan area, a separate un-named tributary to<br />
Greenhaw Creek crosses through the NW corner <strong>of</strong> the Plan area and connects to<br />
Green how Creek west <strong>of</strong> Highway 97 A, and Malysh Brook passes east to west near the<br />
south side <strong>of</strong> the Plan area. The applicant's Environmental Assessment indicates no<br />
fish records were found for these streams. Site topography consists <strong>of</strong> gentle to steeply<br />
sloping tills, benches, and areas <strong>of</strong> exposed rock and gullies. The site slopes upward<br />
from west to east ranging from 450 m above sea level to 1 000 m elevation.<br />
The Subject Properties map is presented on the following page.<br />
Page 154 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments)<br />
Page 6<br />
File:<br />
Applicant:<br />
Location:<br />
TOWNSHIP OF SPALLUMCHEEN<br />
OFFICIAL COMMUNITY PLAN APPLICATION<br />
SUBJECT PROPERTY MAP<br />
11 -0082-SPL-OCP<br />
Willowhaven Investments c/o D. Pusey<br />
South Sub Area- SE Sector<br />
/<br />
I<br />
Subject Property - South Sub Area - SE Sector<br />
~--<br />
/<br />
I<br />
I<br />
Page 155 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP {Willowhaven Investments)<br />
Page7<br />
The following BC Government ortho (aerial) photo <strong>of</strong> the South Sub-Area was taken in<br />
2007:<br />
The Proposal<br />
As described by the applicant, the goal <strong>of</strong> the South Sub-Area Concept Plan is;<br />
. . . to provide for rural and semi-rural residential uses that are more in keeping with<br />
existing land use patterns in the immediately surrounding and adjacent areas.<br />
The applicant has proposed a combination <strong>of</strong> 212 ha to remain designated Large<br />
Holding, 159 ha to be redesignated to Small Holding, and 6.5 ha proposed for<br />
Commercial development at the southwest corner along Greenhaw Road. Under this<br />
concept, the South Sub-Area could transform from 21 parcels to a "theoretical"<br />
maximum <strong>of</strong> 165 parcels. The total number <strong>of</strong> new lots would however be less than 165<br />
parcels as developable area would be reduced by road and park dedication, and for<br />
reasons <strong>of</strong> personal preference and/or topographical constraints many lots would likely<br />
be larger than the minimum lot area permitted by Small Holding zoning (1 ha).<br />
Under the Large Holding zoning, secondary single family dwellings (or manufactured<br />
homes) and secondary suites are permitted while under the Small Holding zone,<br />
secondary suites are permitted. These provisions <strong>of</strong> the Zoning Bylaw expand the range<br />
<strong>of</strong> housing options possible and would potentially result in a total number <strong>of</strong> dwelling<br />
units which is greater than the total number <strong>of</strong> lots. Should the South Sub-Area build out<br />
Page 156 <strong>of</strong> 191
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June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments)<br />
PageS<br />
as proposed, population within the plan area could ultimately be 360 - 420 people 1<br />
(assuming a total <strong>of</strong> approximately 150 - 175 dwelling units 2 ).<br />
The applicant has proposed that a Residential Single Family (R.1) cluster development<br />
could be part <strong>of</strong> a later stage in the evolution <strong>of</strong> the South Sub-Area following the initial<br />
stage <strong>of</strong> development to Small Holdings I Large Holdings. The Concept Plan suggests<br />
that R.1 zoning could be achieved on lots <strong>of</strong> at least 1.0 ha in order to permit<br />
development utilizing a rural level <strong>of</strong> service (i.e. septic systems and wells) while<br />
facilitating future subdivision to higher densities once community sewer and water<br />
infrastructure is available.<br />
The Concept Plan states that the majority <strong>of</strong> the Large Holding designated lands would<br />
be more appropriate for higher density uses at some point in the future when community<br />
water and sewer are available and viable. The Concept Plan notes that this application<br />
for OCP amendment seeks to designate lands for rural residential development in the<br />
short term, while preserving the option to seek higher density development on the Large<br />
Holdings portions in the future.<br />
Primary access to development in the South Sub-Area is proposed to be from<br />
Greenhaw Road through intervening lands to the west; either the "Pleasant Valley<br />
Estates" proposed industrial parcel or the "Just Rocks" parcel or both. Secondary<br />
access is proposed through lands outside the Township's southern boundary, <strong>of</strong>f the<br />
northern ends <strong>of</strong> Ridgeview, Glenhayes, Mclennan, and Keddleston Roads.<br />
It is proposed that the Small Holding I Large Holding development concept proposed for<br />
the South Sub-Area would be serviced by individual private groundwater wells. The<br />
area proposed to be designated Commercial at the southwest corner is within the<br />
Greater Vernon Water service area. The Concept Plan indicates higher density or<br />
cluster development could be considered should adequate infrastructure become<br />
economically viable in the future.<br />
It is proposed that on-site septic systems would service new development within the<br />
South Sub Area. The applicant's Registered Onsite Wastewater Practitioner (ROWP)<br />
has suggested that, based on preliminary information and a site visit, the properties<br />
should be able to accommodate development <strong>of</strong> 1.0 ha (minimum) lots using on-site<br />
systems. If higher density cluster development <strong>of</strong> adequate scale could be developed,<br />
a community sewer system may be viable.<br />
The applicant's hydrogeologist team from Summit Environmental Consultants Inc.<br />
concluded that on-site stormwater management for low density ( 1- 2 ha lots) appears<br />
feasible in most <strong>of</strong> the South Sub-Area and that higher density development also<br />
appears feasible although additional investigation and analysis would be required for<br />
development planning purposes.<br />
1<br />
According to 2006 Census data, within the Norlh <strong>Okanagan</strong> <strong>Regional</strong> <strong>District</strong> there are an average <strong>of</strong> 2.4 persons<br />
rer occupied private dwelling.<br />
Thi s is the interim proposed development build-out indicated in the South Sub-Area Concept Plan.<br />
Page 157 <strong>of</strong> 191
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June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments)<br />
Page9<br />
In accordance with OCP policy, the applicant has submitted several reports which are<br />
listed below and included as Appendices with this report:<br />
a) Spallumcheen South-East Sector South Sub-Area Concept Plan, MMM Group<br />
Limited, April 2012 (Appendix D) including Land Use Concept Maps L-2 and L-3.<br />
Note: Maps L-2 and L-3 differ only with respect to the proposed road route from<br />
the west side <strong>of</strong> the Plan area to Greenhaw Road.<br />
b) Preliminary Review for Potential <strong>of</strong> Sewage Dispersal for the Proposed<br />
Development <strong>of</strong> the South East Sector, Spallumcheen, BC, DeansTech<br />
Consulting Ltd., December 9, 2009 (Appendix E);<br />
c) Groundwater Supply and Stormwater Management Feasibility Assessment<br />
Township <strong>of</strong> Spallumcheen, South Sub-Area in Southeast Sector, Summit<br />
Environmental Consultants Inc., March 12, 2010 (Appendix F);<br />
d) PV Estates, Spallumcheen BC Transportation Review, CTQ Consultants Ltd.,<br />
November 17, 2011 (Appendix G);<br />
e) Archaeological Overview Assessment <strong>of</strong> Spallumcheen South-East Sector Sub<br />
Area, Diana E. French, Ph.D. , Heritage Advisor, May 3, 2010 (Appendix H);<br />
f) Spallumcheen South East Sector Plan- South Sub Area Environmental<br />
Assessment, Makonis Consulting Ltd. , October 30, 2010 (Appendix I);<br />
g) Preliminary Geotechnical Assessment South East Sector, South Sub Area,<br />
Spallumcheen BC, Calibre Geotechnical, November 24, 201 0 (Appendix J);<br />
h) Wildfire Hazard Assessment for the South Sub Area, Carruthers Forest Solutions<br />
Ltd., April 11 , 2010 (Appendix K);<br />
i) Visual Impact Analysis for the South Sub Area <strong>of</strong> the South East Sector,<br />
Spallumcheen BC, David Pusey on behalf <strong>of</strong> the South Sub Area Owners' Group,<br />
undated, (Appendix L)<br />
j) Spallumcheen South Sub Area- Road Network Concept Plan, D.C. Ponto and<br />
Associates Ltd. Consulting Engineers, July 13, 2011 (Appendix M).<br />
ZONING BYLAW:<br />
Whereas this application is for OCP amendment only and does not include rezoning,<br />
Section 8.1.3.1)ii <strong>of</strong> the OCP specifies that each sub-area concept plan is to show the<br />
arrangement <strong>of</strong> land uses and proposed zoning. In the event the proposed South Sub<br />
Area land use concept is adopted into the Official Community Plan, any future zoning .<br />
within this sub-area would need to correspond to the OCP land use map in effect at the<br />
time.<br />
OFFICIAL COMMUNITY PLAN POLICIES:<br />
Attached as Appendix A to this report are policies <strong>of</strong> the OCP which are pertinent to<br />
this application including, in its entirety, Section 8.0 Southeast Sector Comprehensive<br />
Planning Area. Section 8.0 <strong>of</strong> the OCP identifies areas where development could occur<br />
Page 158 <strong>of</strong> 191
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June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments) Page 10<br />
and sets out the principles, process, additional studies, and the policies that must be<br />
followed prior to redesignation <strong>of</strong> the land for specific uses. Potential development is<br />
further guided by identification <strong>of</strong> Core Development areas, Limited Development areas,<br />
Open Space areas, and the Large Holdings area. These designations extend through<br />
all three Sub-Areas: <strong>North</strong>, Central, and South.<br />
An application to redesignate land in the Southeast Sector by amending the OCP<br />
requires completion <strong>of</strong> a Sub-Area Concept Plan including the following supporting<br />
studies and reports (as required in the OCP):<br />
a) Sewer servicing analysis<br />
b) Water servicing analysis<br />
c) Stormwater management analysis<br />
d) Traffic impact study<br />
e) Aquifer I groundwater study<br />
f) Archaeological assessment<br />
g) Sensitive ecosystem inventory<br />
h) Geotechnical analysis<br />
i) Wildfire hazard assessment<br />
j) Visual impact analysis<br />
k) Financial Cost Recovery Analysis<br />
If the proposed OCP amendment bylaw is granted First Reading, the Concept Plan will<br />
be subject to a Financial Cost Recovery Analysis (FCRA) to be initiated by the<br />
Township <strong>of</strong> Spallumcheen. A portion <strong>of</strong> the proponent's application fee is allocated to<br />
cover the cost <strong>of</strong> the FCRA. The intent <strong>of</strong> the FCRA is to evaluate the impact the<br />
proposed development would potentially have on the finances <strong>of</strong> the Township,<br />
particularly with respect to the capital and operational costs <strong>of</strong> infrastructure and other<br />
facilities required to service the development. While the capital cost <strong>of</strong> required<br />
infrastructure is typically paid by the developer, in larger, more complex developments<br />
such as this, there may be capital costs assumed by the Township if the infrastructure<br />
would be <strong>of</strong> benefit to property owners beyond the plan area. In addition, maintenance<br />
· and operational costs would become the Township's responsibility for any infrastructure<br />
and lands which are turned over to the Township after the development is approved,<br />
such as parks, trails and other public lands and facilities, road and drainage system<br />
maintenance, and potentially the operation <strong>of</strong> wastewater collection and treatment<br />
systems and water supply, treatment, and distribution systems. The FCRA will<br />
recommend feasible approaches to cost recovery for municipal services including the<br />
potential to establish Local Service areas, apply Latecomer Fees, the impacts on<br />
general taxation, requirements for additional fees, and other municipal cost recovery<br />
considerations.<br />
Whereas Section 8.0 <strong>of</strong> the OCP includes policies specific to the Southeast Sector<br />
Comprehensive Planning Area, it should be noted that relevant policies within other<br />
sections <strong>of</strong> the OCP will also apply. (See Appendix A) .<br />
Page 159 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments) Page 11<br />
The Official Community Plan includes the following Development Permit designations<br />
which may be applicable to development in the South Sub-Area:<br />
• Commercial - Form and Character;<br />
• Water Body Protection - Protection <strong>of</strong> the Natural Environment, its Ecosytems,<br />
and Biological Diversity;<br />
• Wildfire Hazard- Protection <strong>of</strong> Development from Hazardous Conditions;<br />
• Hillside - Protection <strong>of</strong> the Natural Environment, its Ecosytems, and Biological<br />
Diversity; Protection <strong>of</strong> Development from Hazardous Conditions; Form and<br />
Character <strong>of</strong> Intensive Residential Development; and Form and Character <strong>of</strong><br />
Commercial, Industrial, or Multi-Family Residential.<br />
Section 15.0 Environmental Features <strong>of</strong> the OCP includes a provision which states that<br />
it is Council's policy to create a Development Permit Area to promote energy<br />
conservation, water conservation, and the reduction <strong>of</strong> greenhouse gas emissions in<br />
new industrial, commercial, and major residential developments.<br />
REFERRAL COMMENTS:<br />
The application was referred for comments to the following:<br />
• Spallumcheen Municipal Office, Public Works Manager, Approving Officer, and<br />
Building Inspector<br />
• Spallumcheen Agricultural Advisory Committee<br />
• Larkin Water <strong>District</strong><br />
• Greater Vernon Water<br />
• Ministry <strong>of</strong> Transportation & Infrastructure<br />
• Interior Health Authority<br />
• Armstrong- Spallumcheen Parks and Recreation Commission<br />
• <strong>Regional</strong> Fire Protection Officer<br />
• Armstrong/Spallumcheen Fire Department<br />
• Ministry <strong>of</strong> Environment I Ministry <strong>of</strong> Natural' Resource Operations<br />
• Ministry <strong>of</strong> Forest and Range<br />
• Archaeology Branch<br />
• School <strong>District</strong> No. 83<br />
• Ministry <strong>of</strong> Energy, Mines, and Petroleum Resources<br />
• Ministry <strong>of</strong> Agriculture and Lands<br />
• <strong>Regional</strong> Growth Strategy Coordinator<br />
• First Nations: OKIB and Splatsin<br />
Responses received as a result <strong>of</strong> the referral process are included in Appendix B <br />
Referral Comments, attached to this report. It is recommended that following First<br />
Reading, Council consider referring the OCP amendment bylaw, in accordance with the<br />
Local Government Act, to the above noted agencies for comment.<br />
Page 160 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP {Willowhaven Investments)<br />
Page 12<br />
Section 879, 881 and 882 <strong>of</strong> the Local Government Act<br />
Section 879 <strong>of</strong> the Local Government Act (LGA) states that during the amendment <strong>of</strong> an<br />
OCP, the proposing local government must provide one or more opportunities it<br />
considers appropriate for consultation with persons, organizations and authorities it<br />
considers will be affected. Specifically, local governments must consider whether<br />
consultation is required with the board <strong>of</strong> the regional district in which the area covered<br />
by the plan is located, the board <strong>of</strong> any regional district that is adjacent to the area<br />
covered by the plan, the council <strong>of</strong> any municipality that is adjacent to the area covered<br />
by the plan, first nations, school districts and Provincial and Federal governments and<br />
their agencies.<br />
Section 881 <strong>of</strong> the Local Government Act states that if a local government proposes to<br />
amend an OCP for an area that includes any part <strong>of</strong> a school district, the local<br />
government must consult with the school district board at the time <strong>of</strong> preparing or<br />
amending the OCP.<br />
In keeping with Sections 879 and 881 <strong>of</strong> the LGA, the OCP amendment application was<br />
referred to the above noted agencies and organizations. It is recommended that the<br />
OCP amendment bylaw also be referred to these agencies for comments following First<br />
Reading. These referrals may be considered appropriate consultation for the purpose <strong>of</strong><br />
Sections 879 and 881 <strong>of</strong> the Local Government Act.<br />
Section 882(3) <strong>of</strong> the Local Government Act requires that, after First Reading, the<br />
Township consider an Official Community Plan amendment in conjunction with its<br />
Financial Plan and any applicable waste management plan. This step should be<br />
undertaken after the Financial Cost Recovery Analysis has been completed.<br />
PUBLIC INFORMATION MEETING:<br />
The Township <strong>of</strong> Spallumcheen Community Plan & Zoning Amendment Procedures<br />
Bylaw No. 1158 requires that all applicants for OCP Amendment(s) involving a Sub<br />
Area <strong>of</strong> the Southeast Sector must conduct a Public Information Meeting in accordance<br />
with a Township approved Public Information Meeting Guide prior to First Reading <strong>of</strong> an<br />
OCP Amendment bylaw.<br />
The Township's Policy #3030.007 Independent Public Information Meeting - Official<br />
Community Plan Amendment in the Southeast Sector Sub-Areas, defines the<br />
requirements and procedures for Public Information Meetings (PIM).<br />
The applicant held a Public Information Meeting on July 30, 2012 at 7 PM at the Anchor<br />
Inn in Armstrong. The PIM included a presentation at 7:30 PM. As required by the PIM<br />
policy, the applicant has submitted copies <strong>of</strong> their notification letters and ads,<br />
presentation materials, attendance record and public feedback.<br />
Page 161 <strong>of</strong> 191
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June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP {Willowhaven Investments) Page 13<br />
Twenty three (23) people, not including the applicant, are listed on the PIM sign-in<br />
sheet. The applicant's meeting notes indicate that following the presentation one<br />
attendee asked if the development would include stratas to which the applicant<br />
responded that it was unknown at that time however it would be up to individual<br />
applications whereas the current plan addresses the complete area.<br />
The applicant has submitted nineteen (19) written submissions from residents living<br />
both within and beyond the South Sub Area. All nineteen submissions either supported<br />
or expressed no objection to the proposed Concept Plan. Many writers cited the rural<br />
scale <strong>of</strong> development, the appeal to families, natural setting, views, hiking trails and the<br />
separation from, yet proximity to, Armstrong and Vernon as positive qualities <strong>of</strong> the<br />
proposed development. The potential to further subdivide in the future if water and<br />
sewer services are available was noted as an important consideration by some writers.<br />
Writers generally supported creation <strong>of</strong> small acreages in the area without creating a<br />
"city on the hill" or "ruining the look <strong>of</strong> the hillside".<br />
Materials from the applicant's Public Information Meeting and the written submissions<br />
are attached to this report as Appendix C.<br />
In addition to the above, a letter dated August 7, 2012 was submitted to the Township <strong>of</strong><br />
Spallumcheen <strong>of</strong>fice from Brian Wills representing a group <strong>of</strong> landowners in the<br />
Keddleston Road and Deerwood Road area. Mr. Wills reiterates concerns expressed<br />
by area residents in a letter to Mayor and Council dated December 3, 2007. The<br />
residents are opposed to a connection from Keddleston Road into the South Sub-Area<br />
due to the potential for additional noise and traffic, pedestrian safety concerns, conflicts<br />
with equestrian traffic and wildlife, and concerns about the intersection <strong>of</strong> Keddleston<br />
Road at Silver Star Road. The August 2012 letter was received by Council at the<br />
September 4, 2012 Regular Meeting <strong>of</strong> Council at which time Council resolved that the<br />
matter be more fully discussed when the (South Sub Area OCP amendment) application<br />
is brought forward for consideration at a Committee <strong>of</strong> the Whole (Land Use) meeting.<br />
PLANNING ANALYSIS:<br />
The Planning Analysis outlines the manner in which the proposed South Sub-Area<br />
Concept Plan addresses the minimum requirements for such plans as specified in<br />
Section 8.1 .3 <strong>of</strong> the OCP. In addition, each sub-section below includes a brief<br />
description <strong>of</strong> how the Concept Plan meets the Guiding Principles for the<br />
Comprehensive Planning Area and the broader policies <strong>of</strong> the Official Community Plan.<br />
a) Existing and Proposed Water Services<br />
Existing residences in the South-Sub Area obtain water from individual private wells.<br />
Individual wells are proposed to provide domestic water to proposed Small Holding and<br />
any new Large Holding development within the South-Sub Area. The applicant notes<br />
that if land assembly is achieved, the possibility <strong>of</strong> community infrastructure may be<br />
viable for cluster development.<br />
Page 162 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Wi llowhaven Investments) Page 14<br />
The proposed Commercial area within the southwest corner <strong>of</strong> the Plan area is situated<br />
within the Greater Vernon Water service area.<br />
Summit Environmental Consultants Inc. were engaged by the South Sub Area applicant<br />
group to assess on-site groundwater supply options. According to Summit, for rural<br />
acreages with favourable groundwater potential, private on-site domestic wells are<br />
considered appropriate however in hillside areas there may be challenges to locate a<br />
domestic well and sewage disposal system on a 1 ha lot. Summit suggests that<br />
sufficient pre-layout investigation should be conducted to address the challenges and<br />
may include incorporation <strong>of</strong> larger lots in locations which are difficult to service. The<br />
report notes that there are eight (8) wells reported within the South Sub Area, all <strong>of</strong><br />
which have relatively high driller reported yields with no known dry or low-yielding wells.<br />
Summit reports that it is likely a bedrock aquifer underlies the entire South Sub-Area<br />
and it is known that groundwater supply from bedrock wells in the Keddleston area<br />
range from very good to very poor in terms <strong>of</strong> both quantity and quality. Given the<br />
inherently variable and unpredictable nature <strong>of</strong> bedrock groundwater systems, Summit<br />
suggests further test drilling and pumping tests would be needed to verify groundwater<br />
supply across the South Sub-Area. Summit notes that in general a community water<br />
system is preferred for higher density or cluster development, and may also be needed<br />
in areas with poor groundwater supply potential on 1 to 2 ha lots. In conclusion, Summit<br />
reports that groundwater wells for lots 1 ha or greater in size appears to be feasible and<br />
that supply potential appears to be better at lower elevations.<br />
Consideration <strong>of</strong> OCP Policies<br />
It is an OCP policy that a community water system is required to service the<br />
development. The OCP states that individual wells for individual properties would not be<br />
considered except for parcels larger than one hectare when supported by a<br />
groundwater study.<br />
The application for the South Sub-Area proposes rural residential development (Large<br />
Holding and Small Holding) over most <strong>of</strong> the sub-area. The minimum parcel size under<br />
the Small Holding designation is 1 ha. In this regard, water service utilizing on-site wells<br />
would be in accordance with the OCP subject to confirmation <strong>of</strong> well water yield and<br />
quality prior to subdivision.<br />
It is a policy <strong>of</strong> the OCP that the Sub-Area Concept Plan identify a servicing strategy<br />
that considers and facilitates the provision <strong>of</strong> services to adjacent Sub-Areas. With<br />
respect to water services, the South Sub-Area Concept Plan has not identified a<br />
servicing strategy that may facilitate extension <strong>of</strong> water service to the Central Sub-Area.<br />
Recognizing the wide range <strong>of</strong> production capacity <strong>of</strong> wells in the Keddleston area, it is<br />
recommended that prior to Second Reading <strong>of</strong> the OCP amendment bylaw, a revised<br />
groundwater supply report be provided which, upon consideration <strong>of</strong> the proposed<br />
Concept Plan, recommends whether or not test well drilling and/or an aquifer testing<br />
Page 163 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments) Page 15<br />
program should be done prior to redesignating lands for Small Holding in the<br />
Keddleston Road area.<br />
b) Existing and Proposed Sewer Services<br />
There is no community sanitary sewer system within or near the South Sub-Area. Onsite<br />
septic disposal is proposed to service the Small Holding I Large Holding<br />
development concept.<br />
Should a cluster form <strong>of</strong> residential development be pursued, it is proposed that a STEG<br />
and STEP effluent collection system could be utilized. STEG and STEP refers to<br />
"Septic Tank Effluent Gravity or Pump" where each dwelling unit or group <strong>of</strong> units<br />
disposes <strong>of</strong> sewage to a septic tank which then releases filtered effluent to a piped<br />
system where it flows by gravity or is pumped to a treatment plant. The treatment<br />
facility would consist <strong>of</strong> aerated secondary treatment and filtration "pods" from which<br />
effluent would be collected and pumped to a dispersal field. The system could be<br />
owned and operated either by the Township or by a private utility.<br />
As indicated in the report by Summit Environmental Consultants Inc. the largest threat<br />
to aquifer protection would be on-site wastewater dispersal. In this regard, at the<br />
subdivision stage, further detailed investigation would be required to successfully locate<br />
both water supply wells and individual on-site septic systems on each proposed Small<br />
Holding lot. Any community sewage treatment and effluent disposal facility would also<br />
require additional investigation to confirm suitability <strong>of</strong> soils for effluent dispersal.<br />
Given that the South Sub-Area is not within the capture zones <strong>of</strong> the six wells used by<br />
the Larkin and Eagle Rock Water <strong>District</strong>s, Summit concludes that residential<br />
development in the South Sub-Area is expected to have minimal to no effect on the<br />
Eagle Rock Aquifer sourced by the Larkin and Eagle Rock Water <strong>District</strong>s.<br />
Consideration <strong>of</strong> OCP Policies<br />
OCP policy states that a community sewer system is preferred however on-site disposal<br />
would be considered for lots larger than 1 ha with supporting geotechnical analysis. In<br />
this regard the proposed development is in accordance with OCP policy respecting onsite<br />
disposal subject to more detailed investigations at the subdivision planning stage.<br />
c) Proposed Stormwater Management<br />
Summit's report notes that, from a stormwater management standpoint, the proposed<br />
development <strong>of</strong> lots <strong>of</strong> at least 1 ha appears feasible over much <strong>of</strong> the Concept Plan<br />
area as this type <strong>of</strong> development does not dramatically increase the impervious area.<br />
Access roads and sloping driveways would have the greatest potential to collect<br />
stormwater and roadside ditches would form the basis <strong>of</strong> the minor stormwater system.<br />
The Summit report explains that major stormwater flows will likely require discharge to<br />
Greenhaw Creek and Malysh Brook with the possible addition <strong>of</strong> detention ponds for<br />
Page 164 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments) Page 16<br />
storage. The report hlso mentions that the Greenhaw corridor will likely be influenced by<br />
development in the Central Sub-Area. Summit suggests that additional investigation<br />
and analysis be required for any development, particularly medium to higher density<br />
development. Stormwater planning for the Greenhaw Creek catchment area, including<br />
lands within the Central Sub-Area, should be undertaken and the capacity <strong>of</strong><br />
downstream infrastructure and drainage systems should be evaluated by an Engineer.<br />
Consideration <strong>of</strong> OCP Policies<br />
It is a policy <strong>of</strong> the OCP that stormwater management plans should identify sustainable<br />
approaches that follow best management practices. In Hillside Development Permit<br />
areas such as the South Sub-Area, a site assessment will be required to address<br />
specific Development Permit objectives and guidelines.<br />
Information provided with this OCP amendment application does not address the<br />
potential for the Greenhaw Creek and Malysh Brook corridors to handle storm drainage<br />
at full (urban scale) build-out the South Sub-Area, nor the potential storm drainage<br />
influence from the Central Sub-Area.<br />
d) Existing and Proposed Road Network<br />
At the present time, within the South Sub-Area there are only small segments <strong>of</strong><br />
dedicated public road right <strong>of</strong> way. Primary road access to the South Sub-Area is<br />
proposed to be from Greenhaw Road (within the Township <strong>of</strong> Spallumcheen).<br />
A road network plan prepared by D.C. Ponto and Associates Ltd. Consulting Engineers,<br />
traverses the South Sub-Area and proposes to link to Greenhaw Road as well as the<br />
four roads within Electoral Area "C" which abuts the south boundary. The Engineer<br />
advises that the road network plan was completed in accordance with the Ministry <strong>of</strong><br />
Transportation and Infrastructure design specifications and guidelines for road and<br />
highway design. No grades are indicated on the Road Network Concept Plan included<br />
in Appendix M.<br />
The Engineer has confirmed that the four roads linking RDNO Electoral Area "C" to the<br />
South Sub-Area (Ridgeview, Glenhayes, Mclennan, Keddleston) currently have<br />
dedicated public rights <strong>of</strong> way to the South Sub-Area boundary, are actively used by<br />
residents in the area, and would be able to provide emergency access to the South<br />
Sub-Area.<br />
Concept Plan maps L-2 and L-3 included with this OCP amendment application (in<br />
Appendix D) differ only with respect to the route <strong>of</strong> the proposed road linkage from the<br />
west side <strong>of</strong> the Plan area to Green how Road. The applicant has explained that the two<br />
options are presented because it is unknown at this time whether access to Greenhaw<br />
Road would be achieved through Lot A, Plan 35556 ("Just Rocks") or Lot 1, Plan<br />
KAP54885 ("P.V. Estates").<br />
Page 165 <strong>of</strong> 191
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June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments) Page 17<br />
Four future road connection points to the Central Sub-Area are indicated on Concept<br />
Plans L-2 and L-3 however potential alignment <strong>of</strong> the Collector Road network through<br />
Large Holdings designated areas <strong>of</strong> the South Sub-Area have not been presented.<br />
The road network shown on maps L-2 and L-3 differs in some respects from the<br />
Engineer's plan (Appendix M).<br />
Consideration <strong>of</strong> OCP Policies<br />
The proposed road layout satisfies OCP transportation policies as follows:<br />
• Primary access to the South Sub-Area development is proposed to be from roads<br />
within the Township (Greenhaw Road). However, in the event that lands in the<br />
South Sub-Area are proposed for development in advance <strong>of</strong> securing a public road<br />
connection to Greenhaw Road, it is not clear as to how access would be provided<br />
from roads within the Township.<br />
• Emergency access is proposed to be available via secondary road access points<br />
along the south boundary <strong>of</strong> the Concept Plan area where the Township boundary<br />
abuts the <strong>Regional</strong> <strong>District</strong> boundary.<br />
• Road access into the development area is proposed to originate from Greenhaw<br />
Road near the intersection <strong>of</strong> Highway 97 A and Greenhaw Road.<br />
• The site is proposed to have access to a road (Greenhaw Road) constructed to<br />
support the anticipated traffic generated by the development.<br />
• Pedestrian and bicycle use is proposed to be accommodated within the South Sub<br />
Area road network and through the provision <strong>of</strong> trails proposed to be developed<br />
within the open space network.<br />
• The proposed commercial node at the southwest corner <strong>of</strong> the Plan area could serve<br />
as a potential location for a transit hub.<br />
The OCP requires a Traffic Impact Study (TIS) in conjunction with OCP amendment<br />
applications for a Sub-Area <strong>of</strong> the SE Sector. The TIS is to identify the amount <strong>of</strong> traffic<br />
generated by the development and appropriate improvements required to support the<br />
anticipated level <strong>of</strong> traffic.<br />
The applicant's Transportation Engineer, CTQ Consultants Ltd. explains in their<br />
Transportation Review (Appendix G) that the road proposed to connect from Greenhaw<br />
Road through adjacent parcels to the South Sub-Area would be considered a Collector<br />
roadway. As such, a Collector Road would have capacity for up to 8,000 vehicles per<br />
day for residential areas and up to 12,000 vehicles per day for industrial areas. The<br />
proposed "PV Estates" industrial park is anticipated to generate up to 3,200 vehicle trips<br />
per day, and, at 10 vehicle trips per home site, the road within the South Sub-Area<br />
could therefore support up to 800 homes (8,000 vehicle trips).<br />
The Transportation Review does not address the traffic impact <strong>of</strong> the proposed<br />
development on proposed or existing roads including those which lead into Electoral<br />
Area "C" (Keddleston, Deerwood, Mclennan, Glenhayes, and Ridgeview). Contrary to<br />
Page 166 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments) Page 18<br />
OCP policl, the applicant's Transportation Engineer also did not identify improvements<br />
at the Greenhaw Road/Highway 97 A intersection nor at the intersection <strong>of</strong> Greenhaw<br />
Road and Pleasant Valley Road near Highway 97 A which may be needed to<br />
accommodate the proposed development.<br />
The Engineer suggests that the Ministry <strong>of</strong> Transportation and Infrastructure would<br />
initiate a full review at the appropriate time. Past experience <strong>of</strong> Planning staff with other<br />
development applications along the Highway 97 A corridor suggests that, prior to<br />
commenting on a proposed rezoning application, the Ministry will require that the<br />
applicant undertake a Traffic Impact Study in accordance with Terms <strong>of</strong> Reference<br />
acceptable to the Ministry.<br />
e) Existing Aquifer and Groundwater Conditions<br />
As noted previously, Summit Environmental Consultants Inc. were engaged by the<br />
applicant group to assess groundwater conditions within the South Sub-Area. Summit<br />
reports that a mapped bedrock aquifer is present within the southern half <strong>of</strong> the South<br />
Sub-Area, and it is likely this aquifer extends north to include the entire Plan area. This<br />
aquifer (no. 351 IIC) is described as having a low productivity, low demand and low<br />
vulnerability to contamination. Portions <strong>of</strong> bedrock aquifer no. 271 C and D also lie<br />
beneath the South Sub-Area.<br />
Larkin Waterworks <strong>District</strong> expressed concern that sewage from the proposed<br />
development may impact the watershed that supplies their well #5.<br />
Summit reports that two alluvial aquifers are mapped downslope <strong>of</strong> the South Sub-Area<br />
and are classified as having a low vulnerability to contamination because they are<br />
separated from the surface by low permeability layers. Summit concludes that<br />
residential development (in the South Sub-Area) is unlikely to impact underlying and<br />
down-gradient aquifers.<br />
Summit reports that the South Sub-Area is not within the capture zone <strong>of</strong> any <strong>of</strong> the<br />
supply wells utilized by the Larkin and Eagle Rock Water <strong>District</strong>s and the report<br />
concludes that residential development in the South Sub-Area is expected to have<br />
minimal to no effect on the groundwater source for these systems.<br />
Consideration <strong>of</strong> OCP Policies<br />
It is a policy <strong>of</strong> the OCP to expand the Aquifer Protection - Natural Environment DP<br />
Area to encompass all areas above unconfined aquifers. The Summit report does not<br />
identify any unconfined aquifers underlying the South Sub-Area.<br />
Other policies <strong>of</strong> the OCP speak to exploring long term options for understanding and<br />
protecting both the quality and quantity <strong>of</strong> water in aquifers and to consider the effects<br />
<strong>of</strong> development and groundwater extraction on the aquifers.<br />
3<br />
OCP Bylaw No. 1794, 2011, Schedule A, policy 8.1.4.i)v., p.25<br />
Page 167 <strong>of</strong> 191
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June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments) Page 19<br />
Section 8.0 <strong>of</strong> the OCP (Southeast Sector Comprehensive Planning Area) requires that<br />
an aquifer I groundwater study identify aquifers in the area, the potential impacts <strong>of</strong><br />
development on the aquifers, methods to avoid negative impacts on the aquifers, and<br />
feasibility <strong>of</strong> using groundwater to supply potential development.<br />
The Summit report describes bedrock aquifer no. 351 , which underlies the South Sub<br />
Area, as having a low vulnerability to contamination. Summit notes that if a community<br />
wastewater treatment system is proposed, it would require an Environmental Impact<br />
Study prior to construction to ensure that underlying aquifers and downgradient<br />
receptors are protected. Summit also suggests there would be a low potential for<br />
impacts to the underlying bedrock aquifer from individual on-site wastewater systems,<br />
designed by Qualified Pr<strong>of</strong>essionals (ROWPs) and constructed in accordance with<br />
established regulations.<br />
It is the Planning Department's recommendation that future development proposals<br />
which propose to create lots smaller than 1 ha, be required to submit an OCP<br />
amendment application, including the studies described in Section 8.0 <strong>of</strong> the OCP,<br />
which may, or may not, reveal that an expansion <strong>of</strong> the Aquifer Protection DP area is<br />
necessary (among other matters).<br />
As compared to Rural development, smaller lots would potentially result in more<br />
impervious surfaces, more complex stormwater management systems, and a<br />
community sewage treatment and disposal facility which, collectively, may pose a<br />
greater degree <strong>of</strong> risk <strong>of</strong> contamination to aquifers.<br />
f) Existing and Potential Archaeological Values<br />
The applicant's Archaeological Overview Assessment (AOA) reports that within the<br />
South Sub-Area, the following localities are considered to have the highest potential for<br />
archaeological sites: terrain contiguous to Greenhaw Creek and its tributaries, the high<br />
bluff in the northeast <strong>of</strong> the Plan area, and the flatter benches resulting from glacial lake<br />
recession.<br />
These findings are supplemented by the findings <strong>of</strong> the AOA prepared for the <strong>North</strong><br />
Sub-Area OCP amendment application by Golder Associates which addressed the<br />
whole <strong>of</strong> the Southeast Sector (<strong>North</strong>, Central, and South Sub-Areas). The Golder<br />
report identified two bench areas within the South Sub-Area as having high potential for<br />
archaeological sites. Whereas the Golder report recommends an Archaeological<br />
Impact Assessment be conducted prior to development in areas assessed as having<br />
high archaeological potential, the applicant's AOA concludes that there are no further<br />
archaeological concerns and no sub-surface testing would be required.<br />
Consideration <strong>of</strong> OCP Policies<br />
It is a policy <strong>of</strong> the OCP that archaeological values should be recognized and any<br />
archaeological sites be preserved or excavated in accordance with direction provided in<br />
an archaeological report.<br />
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To address the above noted discrepancies, and archaeological policies <strong>of</strong> the OCP, it is<br />
recommended that, prior to Second Reading <strong>of</strong> the OCP amending bylaw, the<br />
applicant's archaeological consultant provide comment with respect to the differing<br />
recommendations <strong>of</strong> the two archaeological reports.<br />
g) Sensitive Ecosystem Inventory<br />
Makonis Consulting Ltd. prepared an Environmental Assessment for the South Sub<br />
Area and outlines strategies to guide development in a manner that would be<br />
acceptable environmentally. The assessment recognizes that development as<br />
presented in the South Sub-Area Concept Plan will requ ire that roads and services<br />
cross ESA 1 areas and the report recommends that any works or plans within 30 m <strong>of</strong><br />
any ESA 1 feature should be reviewed by a Registered Pr<strong>of</strong>essional Biologist<br />
(R.P.Bio.). This is consistent with the provincial Riparian Areas Regulation (RAR) as it<br />
applies to stream corridors.<br />
The assessment differentiates the Concept Plan<br />
environmental sensitivity:<br />
area into four degrees <strong>of</strong><br />
• ESA 1: containing significant ecosystem and/or wildlife characteristics.<br />
Development, including public parks, should not occur in these areas. If<br />
development should occur, mitigation should promote no net loss to habitat and<br />
typically use a 3:1 replacement ratio. ESA 1 areas should have a 30 m buffer which<br />
may be reduced to 10 m only if it can be demonstrated there would be no impact on<br />
the ecosystem or wildlife value associated with the ESA 1 designation. ESA 1 areas<br />
should be connected if possible.<br />
• ESA 2: moderate significance, contributes towards overall diversity and contiguous<br />
nature <strong>of</strong> natural features. Should be used for habitat connection, mitigation or<br />
compensation. Parks and trails would be allowed but should be kept to minimum<br />
footprint. Development would be allowed in ESA 2 areas.<br />
• ESA 3: lower significance, represents disturbed habitats or fragmented features.<br />
Contributes to diversity <strong>of</strong> the landscape although function is limited. Development<br />
should be focused in ESA 3 areas.<br />
• ESA 4: little to no value to overall diversity, vegetation, soils, terrain, and wildlife<br />
characteristics. ESA 4 areas are <strong>of</strong>ten extensively and intensively disturbed, either<br />
historically or currently. These areas are not suitable for restoration and<br />
enhancement to <strong>of</strong>fset development in other areas. Development would be<br />
encouraged to focus on these areas.<br />
The environmental assessment provides recommendations to address environmentally<br />
sensitive areas, wildlife, and aquatic mitigation. Areas identified as ESA 1 are included<br />
on the Concept Plan's proposed land use map. The Makonis assessment states that<br />
the proposed development concept would not impact ESA 1 areas with the exception <strong>of</strong><br />
several future roads proposed to cross highly sensitive areas.<br />
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The assessment emphasizes that ESA features or ecosystems may retain little or no<br />
functional value if they are fragmented or become pockets <strong>of</strong> isolated habitat refuge.<br />
The focus should be on connecting ESA 1 habitats and/or large areas <strong>of</strong> conservation<br />
value both within and outside the South Sub-Area. The width <strong>of</strong> primary and secondary<br />
corridors linking ESAs may range from 20 m to greater than 50 m depending on the<br />
significance <strong>of</strong> the areas being linked and the type <strong>of</strong> animals being considered. Tertiary<br />
corridors include tree-lined streets and vegetated back yards and can provide some<br />
connectivity at a very localized level.<br />
The Makonis assessment describes that deep gullies and the substantial hill with rock<br />
outcrops and remnant grasslands at the NW edge <strong>of</strong> the Plan area as the most<br />
significant wildlife areas. Recognizing that lands to the east are likely to remain<br />
undeveloped over the long term, the assessment notes that it will be important to retain<br />
connectivity corridors between habitat areas with the South Sub-Area and the lands to<br />
the east.<br />
Consideration <strong>of</strong> OCP Policies<br />
The Planning Department concurs with the assessment's recommendation that a<br />
Qualified Environmental Pr<strong>of</strong>essional (QEP) I R.P.Bio. be retained to assist the<br />
developer and/or contractors at the planning and implementation level and to ensure the<br />
recommendations <strong>of</strong> the Makonis report are adhered to at the Development Permit<br />
stage if site development proceeds in the future. Development within 30 m <strong>of</strong> any<br />
stream will be subject to RAR.<br />
Development within the South Sub-Area would be an ideal opportunity to implement<br />
strategies for reduction <strong>of</strong> greenhouse gas emissions, and the conservation <strong>of</strong> energy<br />
and water through site, building, and neighbourhood design. It is a policy <strong>of</strong> the OCP 4<br />
to create a Development Permit Area for such a purpose. Progressive, innovative<br />
development in the South Sub Area should set a positive example and a high standard<br />
<strong>of</strong> energy and water efficiency that other, future development may seek to emulate and<br />
improve upon.<br />
Hillside Development Permit guidelines in OCP Section 20.7 provide a mechanism to<br />
help implement the recommendations <strong>of</strong> the Makonis report which, in part, aim to<br />
maintain and improve natural habitat and to accentuate natural areas.<br />
It is recommended that ESA 1 areas be designated as Open Space on the OCP future<br />
land use map (OCP Schedule B) and policies and guidelines to facilitate protection <strong>of</strong><br />
ESA 1 areas and wildlife corridors (that may be either privately or publicly owned) be<br />
incorporated into the OCP as part <strong>of</strong> the text amendments associated with this<br />
application.<br />
4<br />
See OCP Section 8. 1.4.f.iii (p. 24) and OCP Section 15.1 (p. 43)<br />
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h) Existing Geotechnical Characteristics and Potential Hazards<br />
Calibre Geotechnical prepared a Preliminary Geotechnical Assessment for the South<br />
Sub-Area Concept Plan. Associated with this report is Terrain Stability Mapping<br />
prepared by Polar Geoscience Ltd. The South Sub-Area is described as a hillslope<br />
area <strong>of</strong> undulating and hummocky bedrock-controlled terrain. Bedrock is covered by<br />
patches <strong>of</strong> till (sand, silt, and gravel) and very thin discontinuous weathered bedrock.<br />
Silt and sand may be found in depressions and as thin veneers in the lower to mid<br />
elevations. Sediments <strong>of</strong> sand, silt, and clay may be found below 500 m which is the<br />
maximum elevation that Glacial Lake Penticton reached near the end <strong>of</strong> most recent<br />
glaciation.<br />
It is the opinion <strong>of</strong> the Geotechnical Engineer that there should be no negative<br />
geotechnical impact on the site from on-site sewage disposal as per the DeansTech<br />
assessment. Further, the Engineer believes the site is well suited for the proposed<br />
residential development presented in the South Sub Area Concept Plan. It is noted that<br />
site conditions are suitable for road building, installation <strong>of</strong> services and building<br />
foundations and that blasting will most likely be required for the various construction<br />
activities. It is the opinion <strong>of</strong> the Engineer that based on the site assessment, no<br />
obvious geotechnical hazards would impact the proposed development with the<br />
exception <strong>of</strong> steep slopes and potential rockfall hazard areas which were identified<br />
along portions <strong>of</strong> the Greenhaw Creek corridor and in the northwest corner <strong>of</strong> the Plan<br />
area. The Engineer advises that such areas may be unsuitable for development or<br />
would require remedial work the details <strong>of</strong> which should be determined on a case by<br />
case basis.<br />
Consideration <strong>of</strong> OCP Policies<br />
The OCP includes a comprehensive series <strong>of</strong> guidelines for hillside development which<br />
would be required to be addre$sed at the Development Permit stage. The technical<br />
reports provided with this OCP amendment application address many <strong>of</strong> the hillside<br />
development requ irements <strong>of</strong> the OCP and acknowledge that further analysis at the<br />
subdivision planning stage (through the DP process) would be appropriate.<br />
i) Wildfire Hazard Information<br />
Carruthers Forest Solutions Ltd. (P.L. Carruthers, MF, RPF) prepared the Wildfire<br />
Hazard Assessment for the South Sub-Area. The risk <strong>of</strong> fire was assessed using the<br />
FireSmart Manual and the assessment process described therein. The report<br />
determined that forested areas <strong>of</strong> the Plan area have an extreme risk <strong>of</strong> wildfire<br />
occurance, the open range and clear cut areas have a moderate risk, and areas <strong>of</strong><br />
cultivated land have a low risk. Recommendations are provided at a macro (Plan area)<br />
scale and at the micro (residential lot) scale and are intended to allow development to<br />
proceed with the wildfire risk reduced to a manageable level.<br />
The assessment suggests that much <strong>of</strong> the mitigation can occur at the subdivision stage<br />
with further mitigative actions applied at the individual lot scale. On private land,<br />
ongoing maintenance <strong>of</strong> wildfire hazard mitigation (i.e. vegetation management and<br />
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debris clean-up) would be the responsibility <strong>of</strong> the homeowner. The assessment report<br />
notes that fire hydrants are not likely to be provided for this rural development and<br />
therefore access to lands in the Plan area will be critical for emergency responders<br />
delivering water to a fire in the area.<br />
Consideration <strong>of</strong> OCP Policies<br />
The Township's Wildfire Hazard Development Permit system is consistent with the<br />
recommendations <strong>of</strong> the Wildfire Hazard Assessment report, albeit the Carruthers report<br />
addresses the subject in greater detail. It is suggested that measures to reduce the risk<br />
<strong>of</strong> wildfire be implemented at the subdivision stage at which time a Wildfire Hazard DP<br />
may be required.<br />
j) Visual Impact Considerations<br />
A Visual Impact Assessment (Appendix L) prepared by the applicant on behalf <strong>of</strong> the<br />
South Sub-Area Owners' Group has been submitted which was prepared using photos<br />
looking towards the site taken from the following <strong>of</strong>f-site vantage points:<br />
• Old Kamloops Road near intersection with Highway 97<br />
• Highway 97 south <strong>of</strong> O'Keefe Ranch (top <strong>of</strong> hill)<br />
• Highway 97 near intersection with Old Kamloops Road<br />
• Highway 97 north <strong>of</strong> Swan Lake (2)<br />
• Highway 97 at Highland Road<br />
• Highway 97 approaching Swan Lake Interchange<br />
• Highway 97A at Swan Lake Interchange (3)<br />
• Highway 97A near north end <strong>of</strong> Greenhaw Road (4)<br />
The photos demonstrate that, as the observer proceeds eastward, and approaches<br />
closer to the site, much <strong>of</strong> the South Sub-Area is obscured by upward sloping land<br />
along the east side <strong>of</strong> Highway 97 A. The South Sub-Area appears to be most readily<br />
visible from the westerly side <strong>of</strong> the valley in the vicinity <strong>of</strong> Highway 97 and Stepping<br />
Stone Estates. From the westerly slopes, the effect <strong>of</strong> distance would help to diminish<br />
the visual impact <strong>of</strong> development in the South Sub-Area, however areas <strong>of</strong> tree I<br />
vegetation removal, as well as road cuts and fills would still have the potential to be<br />
quite visually apparent.<br />
Consideration <strong>of</strong> OCP Policies<br />
The Official Community Plan requires that each Sub-Area Concept Plan include a<br />
Visual Impact Analysis (VIA) to show graphically what the development would look like<br />
from <strong>of</strong>f-site from a wide range <strong>of</strong> perspectives. The VIA imagery is to be in threedimensions<br />
and provide a photo-realistic view <strong>of</strong> how the development would look after<br />
all buildings, roads, and services have been constructed.<br />
While development, especially hillside development, cannot be 100% obscured from<br />
view, visual screening can be enhanced by tree and vegetation retention where<br />
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possible, by breaking up areas <strong>of</strong> development with natural environment corridors and<br />
park space, by employing design and construction strategies to minimize road cuts and<br />
fills, and by using subdued, earth-toned exterior cladding materials for buildings.<br />
Visual Quality is a component <strong>of</strong> the Hillside Development Permit Area designation and<br />
guidelines are provided to protect and preserve the natural character <strong>of</strong> the hillside as<br />
well as to consider opportunities to provide scenic views from hillside sites.<br />
Provided appropriate strategies are implemented at the Development Permit and<br />
subdivision stages to minimize visibility from <strong>of</strong>f-site, it is anticipated that the<br />
appearance <strong>of</strong> development in the South Sub-Area would not be overly obtrusive,<br />
especially once construction is complete and vegetation begins to regenerate.<br />
k} Proposed Land Use Concept, Form and Character <strong>of</strong> the Development<br />
The Proposed Land Use Concept is described previously in this report under the subheading:<br />
The Proposal. In brief, the land use concept proposes a rural, low density<br />
form <strong>of</strong> development consisting <strong>of</strong> a combination <strong>of</strong> Large Holding and Small Holding<br />
designated lands serviced by on-site septic disposal systems and individual water<br />
supply wells. The westernmost six lots abutting Greenhow Road are proposed to be<br />
designated Commercial, are within the Greater Vernon Water service area, and would<br />
utilize on-site sewage systems.<br />
Minimum lot areas are 30.5 ha in the Large Holding OCP designation and zone, and 1 .0<br />
ha in the Small Holding designation and zone. Given the current size <strong>of</strong> the parcels<br />
proposed to be retained as Large Holdings (LH), there appears to be only one LH parcel<br />
which may be able to be subdivided into two lots therefore the only significant<br />
residential development potential would be the proposed Small Holding (SH) parcels. In<br />
this regard, the 159 ha proposed for Small Holding properties could, theoretically, be<br />
developed into 159 one hectare lots. The actual number <strong>of</strong> newly created lots would be<br />
somewhat less however, recognizing that some SH lots may be larger than 1 ha and the<br />
overall developable area would be reduced by road dedication, steep slopes, ESAs and<br />
other natural features, and potential park dedication.<br />
Under the Large Holding zone, secondary single family dwellings (or manufactured<br />
homes) and secondary suites are permitted while under the Small Holding zone,<br />
secondary suites are permitted. The applicant has estimated that, as proposed, the<br />
number <strong>of</strong> new residential units within the South Sub-Area could be approximately 150<br />
-175.<br />
In addition to Small Holding zoned parcels, the applicant has proposed that Residential<br />
Single Family (R.1) zoned parcels also be permitted within the areas <strong>of</strong> the South Sub<br />
Area proposed for the Small Holding OCP designation. The applicant's objective would<br />
be to facilitate rezoning and subdivision (without the need to amend the OCP) to create<br />
fully serviced cluster developments once community sewer and water infrastructure is<br />
available. It is proposed that as long as the R.1 zoned parcels are serviced by on-site<br />
septic disposal and individual wells, the lot area would be at least 1 ha.<br />
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Consideration <strong>of</strong> OCP Policies<br />
As expressed in the OCP, the general vision for development in the Southeast Sector is<br />
a combination <strong>of</strong> mixed-use, compact I clustered development within the Core<br />
Development Areas and lower density, rural residential development, parks and open<br />
space in the Limited Development Area. Core development is intended to be fully<br />
serviced with community water and community sewer while on-site septic disposal and<br />
private wells would be considered for parcels larger than 1 ha.<br />
Whereas it is to be expected that the more detailed environmental study undertaken for<br />
each Sub-Area plan may result in a development concept that does not entirely<br />
correspond to the Core Development, Limited Development, and Open Space<br />
designations shown on Map 1 <strong>of</strong> the OCP, it does not appear that the land use concept<br />
presented for the South Sub-Area is significantly influenced by topography and<br />
environmental analysis. There is considerable difference between the proposed<br />
Concept Plan and OCP Map 1 .<br />
As a rural residential concept utilizing on-site services, the proposed South Sub-Area<br />
plan does not fully reflect the OCP vision for the Southeast Sector. Whereas, it is<br />
proposed that the rural form <strong>of</strong> development could transition over the longer term to<br />
include one or more clusters <strong>of</strong> Residential Single Family (R.1 ) 5 lots serviced with a<br />
community water and sewer system, the Concept Plan does not illustrate how the more<br />
immediate rural development could take place without compromising the potential for<br />
further, fully serviced more compact development to occur later. A plan <strong>of</strong> the longer<br />
term, more intensive cluster residential concept, could guide development in such a way<br />
that the shorter term arrangement <strong>of</strong> rural lots, roads, driveways, building sites, and<br />
servicing corridors anticipates how further, higher density development could take place<br />
later. In addition, a longer term concept contemplating fully serviced development could<br />
assist both the developer/landowners and the Township to consider whether it is even<br />
feasible to provide infrastructure and services to the area for higher density<br />
development.<br />
The Concept Plan addresses the lack <strong>of</strong> a longer term plan by suggesting that the<br />
majority <strong>of</strong> the Large Holding designated lands are more appropriate to higher density<br />
land uses at some point in the future when urban services are available to the Plan<br />
area. In this regard, large parcels would be retained intact and their further<br />
development potential would not be compromised by 'interim' development.<br />
The applicant's proposal to allow R.1 zoning within lands designated in the OCP as<br />
Small Holdings would be problematic in that Section 7.0 Rural Land <strong>of</strong> the OCP does<br />
not currently include R.1 within the scope <strong>of</strong> what is considered a Rural designation.<br />
Amending the Rural Land section <strong>of</strong> the OCP to accommodate the applicant's proposal<br />
would blur the line between rural and 'urban' development by potentially having fully<br />
serviced 560 m 2 lots within a Rural designated area. It is suggested that it would be<br />
5<br />
Where served by a community water system and a community sewer system, a Residential Single FamiJy (R.l) lot<br />
shall have an area not less than 560 square metres.<br />
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more appropriate that lands intended for urban scale development (such as R.1) be redesignated<br />
to the Residential OCP designation.<br />
The conclusions and recommendations <strong>of</strong> the technical analyses undertaken in<br />
conjunction with this application are not necessarily applicable to development which<br />
would be <strong>of</strong> higher density than what is currently proposed.<br />
Although the South Sub-Area concept may not fu lfill the "complete community" vision <strong>of</strong><br />
the Southeast Sector as presented in the OCP, it is to be acknowledged that the Large<br />
Holding I Small Holding rural concept is not without community support as is evident<br />
from the written submissions provided by the applicant and as expressed at public<br />
consultation sessions and through the community survey conducted during the most<br />
recent review <strong>of</strong> the Township's Official Community Plan.<br />
I) Parks, Trails and Open Space<br />
The South Sub-Area Concept Plan maps (figures L-2 and L-3) illustrate areas <strong>of</strong> natural<br />
open space and wildlife corridors consistent with the Environmental Assessment. The<br />
Plan suggests these areas and their buffer zones provide opportunity for trails to be<br />
developed with inter-connections made along the road system. The Concept Plan<br />
indicates that trails could either be dedicated or protected by statutory rights <strong>of</strong> way to<br />
be applied at the time <strong>of</strong> subdivision.<br />
Consideration <strong>of</strong> OCP Policies<br />
The South Sub-Area Concept Plan does not show any areas proposed for public parks<br />
which is contrary to the OCP which states that Council's policies are to "plan for and<br />
identify a park, trail, and open space network ... " and to "ensure that development<br />
supports the Township's policy <strong>of</strong> acquiring land for active and passive parks,<br />
pedestrian and multipurpose trails, and other public amenity space". 6 The applicant has<br />
advised that the ESA 1 areas and wildlife corridors shown on Concept Plan maps L -2<br />
and L-3 are not intended to be designated for park or open space purposes at this time<br />
and as such, these areas would be encompassed within either the Large Holding or<br />
Small Holding designations.<br />
As noted previously, it is recommended that ESA 1 areas be designated as Open<br />
Space on the OCP future land use map (OCP Schedule B). Open Space areas may be<br />
protected portions <strong>of</strong> private land and need not necessarily be public park land.<br />
The OCP upholds a parkland standard <strong>of</strong> 4 ha. per 1000 population as outlined in the<br />
Parks and Recreation Master Plan <strong>of</strong> the Armstrong - Spallumcheen Parks and<br />
Recreation Commission. With the rural development concept proposed to<br />
accommodate a population <strong>of</strong> approximately 420 the South Sub-Area should be<br />
developed with at least 1.7 ha <strong>of</strong> public parkland. Should the South Sub-Area transition<br />
6<br />
See OCP Section 8.1.4 policies e) i and e)ii (p. 23)<br />
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to a more highly populated neighbourhood, the need for park land would increase<br />
accordingly.<br />
The Concept Plan maps (L-2 and L-3) indicate there would be 26 ha <strong>of</strong> 50 m wide<br />
wildlife corridors. These corridors are not proposed to be dedicated as public park land<br />
however they may be protected on private property by Land Title Act Section 219<br />
covenants which may limit development activity and land use within the corridor.<br />
If public trails are intended to share the wildlife corridor routes, the Environmental<br />
Assessment recommends that the wildlife corridors should be wider.<br />
In accordance with Section 941 (1) <strong>of</strong> the Local Government Act an owner <strong>of</strong> land being<br />
subdivided must, at the owner's option, provide without compensation, park land <strong>of</strong> an<br />
amount and in a location acceptable to the local government, or pay to the local<br />
government an amount that equals the market value <strong>of</strong> the land that may be required for<br />
park 7 . The amount <strong>of</strong> land that may be required or used for establishing the amount<br />
that may be paid must not exceed 5% <strong>of</strong> the land being proposed for subdivision. If the<br />
OCP <strong>of</strong> the local government contains policies and designations respecting the location<br />
and type <strong>of</strong> future parks, the local government may determine whether the owner must<br />
provide land or "cash in lieu".<br />
The Spallumcheen OCP does not include such policies and designations regarding<br />
parks and trails in the Southeast Sector therefore it would be the land owner's option as<br />
to whether to provide the land or cash in lieu. In this regard, it is possible that through<br />
the subdivision process, only cash in lieu could be provided, thereby leaving the<br />
neighbourhood without park land.<br />
The potential to establish a community park in the area, that may include both active<br />
and passive recreation areas, should be explored before the opportunity is lost. In this<br />
regard, it is recommended that the OCP amendment bylaw include policy direction<br />
regarding anticipated needs for Parks and Open Space associated with the long term<br />
development <strong>of</strong> the South Sub-Area.<br />
m) Other OCP Policies<br />
Whereas Section 8.0 <strong>of</strong> the OCP (Southeast Sector Comprehensive Planning Area)<br />
contains policy statements specific to this application, policies from other sections <strong>of</strong> the<br />
OCP also apply to development in this area. A summary <strong>of</strong> other relevant OCP policies<br />
is provided below and the policies themselves are cited in Appendix A.<br />
7<br />
Section 94 1(1) does not apply to: a subdivision by which the smallesllol being created is larger than 2 ha.; a<br />
consolidation <strong>of</strong> existing parcels; or a subdivision by which fewer than 3 additional lots would be created unless the<br />
parcel proposed to be subdivided was itself created by subdivision within the past 5 years.<br />
Page 176 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments)<br />
Page 28<br />
7.0 Rural Land<br />
This section <strong>of</strong> the OCP reiterates several <strong>of</strong> the development application criteria<br />
specified in Section 8.0 <strong>of</strong> the OCP. Other aspects <strong>of</strong> the. development such as<br />
mitigation or avoidance <strong>of</strong> visual impacts and geotechnical constraints, and establishing<br />
suitable building sites, driveways, and roadways would be required to be addressed on<br />
a site specific basis through the rezoning, Development Permit, and subdivision<br />
process. Residential Single Family (R.1) is not supported under the Rural Land<br />
designation.<br />
9.0 Residential Land<br />
It is proposed that a fully serviced cluster form <strong>of</strong> single family residential development<br />
could take place in the South Sub-Area once water and sewer infrastructure is<br />
available. Such development would be consistent with the applicable residential<br />
policies in the OCP which state that new residential development is encouraged to be<br />
constructed on serviced parcels in the Southeast Sector Comprehensive Planning Area.<br />
13.0 Community Uses Parks and Trails<br />
The South Sub-Area Concept Plan does not show any areas proposed for public park<br />
which is contrary to Parks and Recreation policies <strong>of</strong> the OCP.<br />
The Concept Plan is, however, largely consistent with the Trails policies <strong>of</strong> the OCP as<br />
it is proposed that wildlife corridors, ESA 1 areas, and their buffer zones provide<br />
opportunity for trails to be developed with inter-connections made along the road<br />
system. The Concept Plan indicates that trails could either be dedicated or protected by<br />
statutory rights <strong>of</strong> way to be applied at the time <strong>of</strong> subdivision.<br />
14.0 Aquifer Protection<br />
The proposed Concept Plan is in accordance with aquifer protection policies <strong>of</strong> the<br />
OCP. The applicant's hydrogeological report raises no concerns however the report<br />
notes that additional site investigations should be undertaken prior to the design <strong>of</strong><br />
wastewater systems (both individual and community).<br />
Aquifer protection is an important issue in the community <strong>of</strong> Spallumcheen. As noted<br />
previously, it is recommended that future development applications which propose to<br />
create lots smaller than 1 ha, be required to submit, as part <strong>of</strong> the OCP amendment<br />
application, the studies described in Section 8.0 <strong>of</strong> the OCP, which may, or may not,<br />
reveal that an expansion <strong>of</strong> the Aquifer Protection DP area would be necessary.<br />
15.0 Environmental Features<br />
The proposed Concept Plan includes an Environmental Assessment by Makonis<br />
Consulting Ltd. which addresses many <strong>of</strong> the environmental priorities identified in this<br />
Page 177 <strong>of</strong> 191
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June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments) Page 29<br />
section <strong>of</strong> the OCP. The Riparian Area Regulation will apply to any streams in the<br />
development area and the Environmental and Hillside DP Area designations will provide<br />
a means to implement protective measures as development proceeds.<br />
It will be important that the developer take the appropriate steps to avoid impacting<br />
highly sensitive areas and, where impacts may be unavoidable, to undertake mitigation<br />
and/or compensation as may be specified by a Qualified Environmental Pr<strong>of</strong>essional to<br />
minimize harm. It is recommended that key features such as ESA 1 areas be identified<br />
as Open Space on OCP map Schedule B to help ensure future development complies<br />
with the intent <strong>of</strong> the OCP and the recommendations <strong>of</strong> the Makonis report may be<br />
implemented.<br />
18.0 Utility Services<br />
As in the Aquifer Protection section, Water policies within the Utility Services section <strong>of</strong><br />
the OCP emphasize the importance <strong>of</strong> understanding the impacts <strong>of</strong> development on<br />
groundwater regimes in order to avoid negative impacts on the aquifers and to protect<br />
the water supply <strong>of</strong> existing users.<br />
It is a policy <strong>of</strong> Council to consider undertaking an update to the Liquid Waste<br />
Management Plan to expand the scope <strong>of</strong> the plan to include the Southeast Sector.<br />
This section <strong>of</strong> the OCP provides direction both for developers and the Township with<br />
respect to the planning and servicing <strong>of</strong> development. Requirements for water, waste<br />
water, and storm water management would be implemented as stages <strong>of</strong> the<br />
development proceed through the process <strong>of</strong> rezoning, Development Permit and<br />
subdivision.<br />
19.0 Hillside Guidelines<br />
The policies <strong>of</strong> this section are largely addressed in Section 8.0 <strong>of</strong> the OCP which<br />
specifically addresses the Southeast Sector Comprehensive Planning Area and<br />
provides additional detail. The applicant has expressed a commitment to undertake<br />
development in a manner appropriate to the hillside environment and as more detailed<br />
development planning proceeds, future applications will be evaluated for compliance<br />
with all applicable OCP policies and guidelines, as well as zoning and servicing<br />
requirements.<br />
20.0 Development Permit Areas<br />
Development Permit designations apply to the proposed South Sub-Area development<br />
and the applicable categories are outlined in Appendix B <strong>of</strong> this report. Development<br />
Permit applications will be required as components <strong>of</strong> the South Sub-Area development<br />
are advanced for Council's approval.<br />
Page 178 <strong>of</strong> 191
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June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments) Page 30<br />
Any commercial development would be subject to the commercial form and character<br />
DP guidelines currently specified in the OCP.<br />
The Hillside DP Area is designated for:<br />
• protection <strong>of</strong> the natural environment, its ecosystems and biological diversity;<br />
• protection <strong>of</strong> development from hazardous conditions;<br />
• establishment <strong>of</strong> objectives for the form and character <strong>of</strong> intensive residential<br />
development; and<br />
• establishment <strong>of</strong> objectives for the form and character <strong>of</strong> commercial, industrial,<br />
or multi-family residential development.<br />
The South Sub-Area is also subject to Wildfire Hazard and Waterbody Protection -<br />
Natural Environment Development Permit designations.<br />
Development Permit areas for promotion <strong>of</strong> energy conservation, promotion <strong>of</strong> water<br />
conservation, and promoting reduction <strong>of</strong> greenhouse gas emissions, are not presently<br />
included in the OCP therefore if it is Council's desire to define such areas 8 , the OCP<br />
would require amendment in order to designate the areas and specify the guidelines.<br />
SUMMARY:<br />
This is an application for Official Community Plan Amendment which was submitted in<br />
March 2011. In a letter to the applicant dated June 17, 2011 the Planning Department<br />
provided comments and questions to the applicant arising from staff's review <strong>of</strong> the<br />
application submission. Over the next several months the applicant attended to the<br />
questions and other matters raised by the Planning Department and in April 2012<br />
updated information was submitted to the Planning Department. A Public Information<br />
Meeting was held on July 30, 2012. Information provided by the applicant indicates that<br />
the requirements <strong>of</strong> the Township's Public Information Meeting policy (Policy<br />
#3030.007) have been met.<br />
The Planning Department recommends this OCP Amendment Bylaw be granted initial<br />
consideration and that the OCP amending bylaw be prepared on the basis that the<br />
proposal is intended to be transitional towards further, future development and that, to<br />
ensure the proposed concept is transitional, provisions would be put in place (as<br />
recommended) to ensure that the contemplated scale <strong>of</strong> development could ultimately<br />
be achieved in accordance with the Southeast Sector policies <strong>of</strong> the OCP.<br />
Should Council wish to limit the development <strong>of</strong> the South Sub-Area to that which has<br />
been proposed in this application, Council could omit that part <strong>of</strong> the recommendation<br />
relating to the need for policy direction in the OCP that would ensure future<br />
development proposals comply with the requirements outlined in the Southeast Sector<br />
Comprehensive Planning section <strong>of</strong> the OCP. In this regard, an OCP policy statement<br />
would be required to confirm that, within the South Sub-Area <strong>of</strong> the Southeast Sector,<br />
8<br />
Local Government Act, Sections 919.l(l)(e), (h), (i), and U)<br />
Page 179 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments) Page 31<br />
the Township does not wish to see further development beyond that which has been<br />
proposed under this application.<br />
Prepared by:<br />
Marnie Skobalski, MCIP<br />
Planner<br />
Page 180 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
TOWNSHIP OF SPALLUMCHEEN<br />
OFFICIAL COMMUNITY PLAN AMENDMENT<br />
File No.: 11-0082-SPL-OCP<br />
November 13,2012<br />
APPLICANT:<br />
LEGAL DESCRIPTION:<br />
PID #s:<br />
(21 properties)<br />
LOCATION:<br />
PROPERTY SIZE:<br />
SERVICING:<br />
Willowhaven Investments - Dave Pusey<br />
i. Lot A, Sec. 36, Twp. 8, O.D.Y.D., Plan 35469<br />
ii. Lot B, Sec. 36, Twp. 8, O.D.Y.D., Plan 35469<br />
iii. The NW % <strong>of</strong> Sec. 36, Twp. 8, O.D.Y.D.<br />
iv. TheSE % <strong>of</strong> Sec. 36, Twp. 8, O.D.Y.D.<br />
v. The N Y2 <strong>of</strong> the SW % <strong>of</strong> Sec. 31 , Twp. 5, O.D.Y.D.<br />
Except That Part There<strong>of</strong> Shown Outlined Red On<br />
Plan 81458 and Plan EPP10473<br />
vi. Lot 1, Sec. 31 , Twp. 5, O.D.Y.D., Plan EPP1 0473<br />
vii. The S 1f2 <strong>of</strong> the SW %, Sec. 31, Twp. 5, O.D.Y.D.<br />
viii. <strong>District</strong> Lot 4168, O.D.Y.D.<br />
ix. Lot 1, Sec. 35, Twp. 8, O.D.Y.D., Plan KAP79444<br />
x. Lot A, Sec. 35, Twp. 8, O.D.Y.D., Plan KAP79445<br />
xi. Lot 1, Sec. 35, Twp. 8, 0. D. Y.D., Plan 10785<br />
xii. Lot 2, Sec. 35, Twp. 8, O.D.Y.D., Plan 10785 Except<br />
Plans H17039 and KAP67931<br />
xiii. Lot A, Sec. 35, Twp. 8, O.D.Y.D., Plan KAP78698<br />
xiv. Lot 1, Sec. 35, Twp. 8, O.D.Y.D., Plan KAP60972<br />
xv. TheW % <strong>of</strong> <strong>District</strong> Lot 3509, O.D.Y.D.<br />
xvi. The <strong>North</strong>erly %, <strong>District</strong> Lot 3844, O.D.Y.D., Except<br />
the Easterly 45 Chains<br />
xvii. The N Y2 <strong>of</strong> the NW % <strong>of</strong> Section 31, Township 5,<br />
O.D.Y.D.<br />
xviii. The NE % <strong>of</strong> Sec. 36, Twp. 8, O.D.Y.D.<br />
xix. The N Y2 <strong>of</strong> the S % <strong>of</strong> the SW 114 <strong>of</strong> Sec. 36, Twp. 8,<br />
O.D.Y.D<br />
xx.<br />
xxi.<br />
The N V2 <strong>of</strong> the SW % <strong>of</strong> Sec. 36, Twp. 8, O.D.Y.D.<br />
That Part <strong>of</strong> the West Y2 <strong>of</strong> Sec. 31 Shown on Plan<br />
81458, Twp. 5, O.D.Y.D.<br />
01 3-455-869 I 001 -796-895 I 001 -61 5-726 I 001-615-777 I<br />
008-251 -304 I 013-455-885 I 013-456-024 I 011-222-263 I<br />
013-571-541 I 028-640-527 I 011 -222-301 I 005-087-1 04 I<br />
002-253-658 I 007-783-621 I 011 -419-351 I 026-468-697 I<br />
026-468-701 I 009-534-997 I 009-535-004 I 026-379-996 I<br />
024-015-318<br />
South Sub Area - Southeast Sector<br />
489 ha (1208 acres)<br />
On site septic disposal, wells, Greater Vernon Water (SW<br />
corner <strong>of</strong> plan area)<br />
Page 181 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
PRESENT ZONING:<br />
PRESENT O.C.P.<br />
DESIGNATION:<br />
PROPOSED O.C.P.<br />
DESIGNATION:<br />
PROPOSED USE:<br />
Large Holding (L.H), Highway and Tourist Commercial (C.2)<br />
Large Holding and Commercial<br />
Large Holding, Small Holding, Commercial, Open Space<br />
Rural Residential, Commercial<br />
PLANNING DEPARTMENT RECOMMENDATION:<br />
THAT Official Community Plan Amendment Bylaw No. 1795, 2012 which proposes to<br />
change the future land use designation <strong>of</strong> the properties within the South Sub-Area <strong>of</strong><br />
the Southeast Sector Comprehensive Planning Area from Large Holding and<br />
Commercial to a combination <strong>of</strong> Large Holding, Small Holding, Commercial and Open<br />
Space as shown on the attached map (Schedule A); and to amend other components <strong>of</strong><br />
Official Community Plan Bylaw No. 1794, 2011 as outlined in the attached OCP<br />
Amendment Bylaw No. 1795, 2012; be considered for First Reading;<br />
AND THAT the referral process outlined in the Planning Department report dated<br />
November 13, 2012 be considered appropriate consultation for the purpose <strong>of</strong> Sections<br />
879 and 881 <strong>of</strong> the Local Government Act,<br />
AND THAT prior to Second Reading <strong>of</strong> OCP Amendment Bylaw No. 1795, 2012, the<br />
following information be submitted to the Township <strong>of</strong> Spallumcheen:<br />
• A report prepared by a Transportation Engineer, at the applicant's expense,<br />
which identifies what if any improvements would be needed to existing roads and<br />
classification <strong>of</strong> proposed roads connecting to the South Sub-Area to support the<br />
anticipated level <strong>of</strong> traffic generated by the proposed development; and<br />
• Financial Cost Recovery Analysis for the South Sub-Area <strong>of</strong> the SE Sector<br />
Comprehensive Planning Area.<br />
BACKGROUND:<br />
This Official Community Plan (OCP) amendment application proposes to change the<br />
future land use designations <strong>of</strong> the South Sub-Area <strong>of</strong> the Southeast Sector<br />
Comprehensive Planning Area from Large Holdings and Commercial to a combination<br />
<strong>of</strong> Large Holdings, Small Holdings, Commercial, and Open Space. As required by OCP<br />
policy, a Concept Plan for the South Sub-Area has been prepared by the applicant<br />
which addresses land use, access, servicing and other matters.<br />
The South Sub-Area is approximately 489 ha and comprised <strong>of</strong> 21 parcels which are<br />
currently developed with a few rural residential homes. The westerly boundary <strong>of</strong> the<br />
South Sub-Area has approximately 411 m frontage on Greenhaw Road. The south<br />
boundary <strong>of</strong> the South Sub-Area corresponds to the Spallumcheen I <strong>Regional</strong> <strong>District</strong><br />
Page 182 <strong>of</strong> 191
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June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments) Page 3<br />
(RDNO) boundary. Keddleston Road, Deerwood Road, Mclennan Road, and<br />
Glenhayes Road extend northward from within the <strong>Regional</strong> <strong>District</strong> and terminate at the<br />
Spallumcheen I RDNO boundary. Ridgeview Road branches north from Baker Hogg<br />
Road (within RDNO) and extends approximately 200 m into the Township <strong>of</strong><br />
Spallumcheen at the southwest corner <strong>of</strong> the South Sub-Area. In June 2011 a segment<br />
<strong>of</strong> Mclennan Road and a segment <strong>of</strong> Keddleston Road were dedicated as part <strong>of</strong> a<br />
subdivision within the South Sub-Area.<br />
The six relatively small parcels in the SW corner <strong>of</strong> the South Sub-Area are within the<br />
service area <strong>of</strong> the Greater Vernon Water system. The balance <strong>of</strong> the South Sub-Area<br />
is not within a Water <strong>District</strong>.<br />
If OCP Amendment Bylaw No. 1795 is granted First Reading, the South Sub-Area<br />
Concept Plan will be subject to a Financial Cost Recovery Analysis (FCRA) to be<br />
initiated by the Township <strong>of</strong> Spallumcheen. A portion <strong>of</strong> the proponent's application fee<br />
is allocated to cover the cost <strong>of</strong> the FCRA. The intent <strong>of</strong> the FCRA is to evaluate the<br />
impact the proposed development would potentially have on the finances <strong>of</strong> the<br />
Township, particularly with respect to the capital and operational costs <strong>of</strong> infrastructure<br />
and other facilities required to service the development.<br />
A comprehensive report regarding this application, including all <strong>of</strong> the applicant's<br />
technical studies, was presented by the Planning Department to the Township <strong>of</strong><br />
Spallumcheen Committee <strong>of</strong> the Whole (CotW) at their meeting <strong>of</strong> October 22, 2012.<br />
Given the volume <strong>of</strong> material addressed in that report, the content is not repeated here<br />
therefore if additional information is desired, the reader is advised to review the<br />
Planning Department report dated October 18, 2012 contained in the October 22nd<br />
CotW agenda package.<br />
At the Regular Meeting <strong>of</strong> November 5, 2012 Council ratified the Minutes <strong>of</strong> the October<br />
22, 2012 meeting <strong>of</strong> the Committee <strong>of</strong> the Whole and passed the following resolution:<br />
THAT Spallumcheen Council grant initial consideration to the proposed Southeast<br />
Sector South Sub-Area Concept Plan and authorize preparation <strong>of</strong> an Official<br />
Community Plan Amendment Bylaw which would propose to change the future land<br />
use designation <strong>of</strong> the properties described as:<br />
• Lot A, Plan 35469, Section 36, Township 8<br />
• Lot B, Plan 35469, Section 36, Township 8<br />
• NW ~ Section 36, Township 8<br />
• SE ~ Section 36, Township 8<br />
• Rem N "'h ot SW ~ Section 31, Township 5, Exc Plan 81458<br />
• Lot 1, Plan EPP10473, Section 31, Township 5<br />
• S 1h <strong>of</strong> SW ~ Section 31 , Township 5<br />
• <strong>District</strong> Lot 4168<br />
from Large Holding to Small Holding and:<br />
• Lot 1, Plan KAP79444, Section 35, Township 8<br />
Page 183 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11 -0082-SPL-OCP (Willowhaven Investments)<br />
Page 4<br />
• Lot A, Plan KAP79445, Section 35, Township 8<br />
• Lot 1, Plan 10785, Section 35, Township 8<br />
• Lot 2, Plan 10785, Section 35, Township 8<br />
• Lot A, Plan KAP78698, Section 35, Township 8<br />
• Lot 1, Plan KAP60972, Section 35, Township 8<br />
from Large Holding to Commercial as shown on the submitted land use plans:<br />
Concept L-2 and Concept L-3 (Appendix D);<br />
AND THAT the Official Community Plan Amendment Bylaw be prepared to include<br />
Official Community Plan policy directives to:<br />
1. require that future development proposals within the Comprehensive Planning<br />
Area <strong>of</strong> the Southeast Sector South Sub-Area which propose a land use<br />
density greater than that which is proposed under the subject application be<br />
approved through an OCP Amendment Application which involves the<br />
submission <strong>of</strong> the required studies and plans as outlined in Section 8.3 and<br />
addresses the policies outlined in Section 8.4 <strong>of</strong> the Official Community Plan<br />
and includes the $20,000 Official Community Plan/Southeast Sector<br />
Comprehensive Planning Area application fee;<br />
2. establish Development Permit Areas and guidelines to promote reduction <strong>of</strong><br />
greenhouse gas emissions, energy conservation, and water conservation prior<br />
to rezoning <strong>of</strong> land within the Southeast Sector Comprehensive Development<br />
Area;<br />
3. identify the South Sub-Area as appropriate for rural and rural-residential<br />
development;<br />
AND THAT following First Reading, the Official Community Plan amendment bylaw<br />
be referred to the agencies and organizations listed in the Referral Comments<br />
section <strong>of</strong> the Planning Department report dated October 1 £ih, 2012 in accordance<br />
with Sections 879 and 881 <strong>of</strong> the Local Government Act;<br />
AND THAT prior to Second Reading <strong>of</strong> the Official Community Plan amendment<br />
bylaw, the following information be submitted to the Township <strong>of</strong> Spallumcheen:<br />
1. a revised traffic impact study which addresses the requirements outlined in<br />
Section 8.3.d <strong>of</strong> the Official Community Plan which states that such a study will<br />
identify the amount <strong>of</strong> traffic generated by the development and the appropriate<br />
improvements required to support the anticipated level <strong>of</strong> traffic. The study<br />
must identify necessary improvements to all roads that are proposed to provide<br />
access to the proposed development, including those which have not been<br />
constructed;<br />
2. a revised environmental assessment which advises whether or not developing<br />
the subject properties under the Small Holding designation would negatively<br />
impact the areas identified as ESA 1 (high value).<br />
In accordance with the resolution <strong>of</strong> Council, and in consideration <strong>of</strong> new information<br />
provided by the applicant following the October 22, 2012 meeting <strong>of</strong> the Committee <strong>of</strong><br />
Page 184 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments) Page 5<br />
the Whole, staff have prepared Official Community Plan Amendment Bylaw No. 1795,<br />
2012 (attached).<br />
OCP Amendment Process<br />
Official Community Plan Amendment Bylaw No. 1795 includes a text amendment to the<br />
OCP which would confirm that any future application to amend the OCP to permit a land<br />
use density greater than that which is proposed in the Concept Plan would require the<br />
applicant to go through the OCP amendment process, including provision <strong>of</strong> the<br />
required studies outlined in Section 8.3, addressing the applicable policies, and<br />
including payment <strong>of</strong> the $20,000 SE Sector OCP amendment application fee.<br />
For example, amending the OCP to go from Large Holdings (30.5 ha min. lot area) to<br />
Country Residential (2.0 ha min. lot area), Small Holdings (1 .0 ha min. lot area), or other<br />
smaller lot Residential designation would constitute an increase in density as the end<br />
result would be more dwelling units on a given area <strong>of</strong> land. The same provision would<br />
apply if a land owner proposed to go from Small Holdings to Residential to permit R.1<br />
-(Residential Single Family) zoning.<br />
The rationale behind this policy is to ensure that the required studies are oriented to the<br />
level <strong>of</strong> development being proposed and that the Township is provided with adequate<br />
payment to undertake the Financial Cost Recovery Analysis (FCRA) oriented to the<br />
level <strong>of</strong> development being proposed. Technical studies and an FCRA prepared for a<br />
Rural scale <strong>of</strong> development would not be transferrable to a higher density form <strong>of</strong><br />
development.<br />
It is to be noted that this policy is proposed to apply to all <strong>of</strong> the SE Sector<br />
Comprehensive Planning Area whether currently under application (i.e. <strong>North</strong> Sub-Area)<br />
or not (i.e. Central Sub-Area).<br />
Traffic Impact Study<br />
The Official Community Plan requires a Traffic Impact Study (TIS) in conjunction with<br />
OCP amendment applications for a Sub-Area <strong>of</strong> the SE Sector. The TIS is to identify<br />
the amount <strong>of</strong> traffic generated by the development and appropriate improvements<br />
required to support the anticipated level <strong>of</strong> traffic.<br />
The applicant submitted a Transportation Review 1 by CTQ Consultants Ltd. which was<br />
included with the Planning Department report to Committee <strong>of</strong> the Whole dated October<br />
18, 2012. As the CTQ report (dated November 17, 2011) did not address the impact <strong>of</strong><br />
traffic generated by the proposed development on proposed or existing roads including<br />
Keddleston, Mclennan, Glenhayes, and Ridgeview which lead into Electoral Area "C",<br />
and the new road proposed to link the South Sub-Area to Greenhow Road, Council<br />
resolved that, prior to Second Reading <strong>of</strong> the OCP Amendment Bylaw, additional<br />
information be provided to meet the requirements <strong>of</strong> the OCP.<br />
1<br />
CTQ Consultants Ltd., PV Estates, Spallumcheen BC, Transportation Review, November 17, 2011<br />
Page 185 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments) Page 6<br />
To address the deficiencies, the applicant submitted a second report by CTQ on<br />
October 31, 2012 2 (attached). Neither <strong>of</strong> the two CTQ reports address the question <strong>of</strong><br />
improvements which may be needed to existing roads connecting to the South Sub<br />
Area, nor the classification (triggered by the proposed South Sub-Area development<br />
alone) <strong>of</strong> the proposed road connection to Greenhow Road. With respect to the latter, it<br />
is important to determine what classification <strong>of</strong> road would be required to service the<br />
proposed Rural development <strong>of</strong> the South Sub-Area, notwithstanding any road<br />
classification triggered by the proposed "PV Estates" industrial development, in order<br />
that road costs could be reasonably differentiated between development <strong>of</strong> the South<br />
Sub-Area and development <strong>of</strong> "PV Estates". In other words, the question is: would the<br />
proposed Rural development <strong>of</strong> the South Sub-Area require construction <strong>of</strong> a Local or<br />
Collector road from the west side <strong>of</strong> the South Sub-Area through intervening lands to<br />
Greenhow Road?<br />
The table below summarizes the build-out and vehicle trip information from the two CTQ<br />
reports:<br />
PROPOSED SOUTH-SUB AREA DEVELOPMENT<br />
VEHICLE<br />
POTENTIAL A.M. PEAK HOUR P.M. PEAK HOUR TRIPS PER<br />
ROAD ROAD CLASS NEW DAY<br />
HOMES<br />
average 10 per<br />
inbound outbound inbound outbound<br />
home<br />
Greenhaw Proposed Collector 140 28 80 91 52 1400<br />
Ridgeview 10 2 6 7 4 100<br />
Glenhayes<br />
Local<br />
60 12 34 39 22 600<br />
Mclennan<br />
(gravel}<br />
70 14 40 46 26 700<br />
Keddleston 25 5 14 16 9 250<br />
The October 2012 CTQ Traffic Review states that the following intersections are<br />
sufficient to allow for the addition <strong>of</strong> the potential new home sites:<br />
• Ridgeview Road I Baker Hogg Road,<br />
• McLennan Road I L & A Road,<br />
• Keddleston Road I Silver Star Road.<br />
The Traffic Review notes that the existing alignment <strong>of</strong> Glenhayes Road could serve up<br />
to ten new home sites but beyond that a new Collector roadway would be required to<br />
connect with either Greenhow Road or Ridgeview Road.<br />
The Traffic Review concludes:<br />
The anticipated level <strong>of</strong> rural residential traffic anticipated with in the South Sub area<br />
is best supported by the utilizing the existing rural road network located both within<br />
2<br />
CTQ Consultants Ltd., South East Sector- South Sub Area- Spallumcheen BC, Traffic Review, October 30, 2012<br />
Page 186 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments) Page 7<br />
the Township <strong>of</strong> Spallumcheen and the adjacent <strong>Regional</strong> <strong>District</strong>. Allowing rural<br />
development to proceed from extensions to existing infrastructure prevents major hill<br />
side roadway construction impacts from occurring over large areas that will service a<br />
minor number <strong>of</strong> home sites.<br />
Whereas this is contrary to OCP policy which states that access to the SE Sector<br />
Comprehensive Planning Area shall not be provided from roads outside the Township,<br />
and in particular shall not be provided solely from roads within Electoral Areas B and C,<br />
the applicant's Transportation Engineer is suggesting that such access would be<br />
appropriate to service the proposed rural development.<br />
Environmentally Sensitive Areas & Wildlife Corridors<br />
Whereas the applicant has provided an Environmental Assessment in accordance with<br />
the requirements <strong>of</strong> the Official Community Plan, and the applicant's Concept Plan for<br />
the South Sub-Area shows the locations <strong>of</strong> 'very high value' Environmentally Sensitive<br />
Areas (ESA 1) and connecting wildlife movement corridors, at the time <strong>of</strong> the October<br />
22, 2012 Committee <strong>of</strong> the Whole meeting, the applicant did not propose to have the<br />
ESA 1 areas and connecting corridors designated as "Open Space" on the Official<br />
Community Plan future land use map (Schedule B). As such, the most significant areas<br />
identified in the Environmental Assessment would not have been incorporated into the<br />
future land use concept for the South Sub-Area and would therefore not be evident to<br />
anyone reviewing the Official Community Plan with regards to this area. Furthermore,<br />
not designating the areas as Open Space would be a departure from the approach<br />
taken in the <strong>North</strong> Sub-Area where such areas are proposed to be designated Open<br />
Space in the OCP.<br />
Recognizing that the conclusions <strong>of</strong> the Environmental Assessment were not proposed<br />
to be reflected in the OCP amending bylaw, at the Regular Meeting <strong>of</strong> November 5,<br />
2012, Council resolved (in part) that prior to Second Reading <strong>of</strong> the Official Community<br />
Plan Amendment Bylaw a revised environmental assessment be submitted which<br />
advises whether or not developing the subject properties under the Small Holding<br />
designation would negativei,Y impact the areas identified as ESA 1 (high value).<br />
Planning staff discussed this matter with the applicant and suggested that to rectify the<br />
'information gap' the applicant could either have their environmental consultant address<br />
the question <strong>of</strong> how ESA 1 areas and connecting corridors could be identified and<br />
protected if not designated in the OCP or the applicant could propose to designate the<br />
areas as Open Space on the OCP future land use map.<br />
The applicant had some concerns about the potential Open Space designation and in<br />
response the Planning Department advised that the following new policy would be<br />
recommended to Council for inclusion in the OCP:<br />
Within the Southeast Sector Comprehensive Planning Area, lands determined<br />
(through the Sub-Area planning process) to be Very High Value Environmentally<br />
Page 187 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments) Page 8<br />
Sensitive Areas (ESA - Level 1 ), creeks, wildlife movement corridors, and slopes<br />
in excess <strong>of</strong> 30% grade are designated Open Space on Schedule B. Lands<br />
designated Open Space may be public or privately owned and shall remain free<br />
<strong>of</strong> development except as authorized through an approved Development Permit.<br />
Without amendment to the Official Community Plan, the Open Space areas<br />
designated on Schedule B may be modified in accordance with an approved<br />
Hillside Development Permit provided the modification is in accordance with the<br />
recommendations <strong>of</strong> a qualified environmental pr<strong>of</strong>essional.<br />
Recognizing that there may be justifiable reasons to revise the configuration <strong>of</strong> Open<br />
Space areas once more detailed site planning is undertaken, the proposed OCP policy<br />
would allow for such areas to be modified, without the need for an OCP amendment,<br />
provided the changes are addressed through the Hillside Development Permit process<br />
and in accordance with the recommendations <strong>of</strong> a qualified environmental pr<strong>of</strong>essional.<br />
This policy approach would be consistent with the existing OCP Hillside Development<br />
Permit area guidelines and provisions <strong>of</strong> Development Approval Information Area No.4.<br />
Having reviewed the proposed policy the applicant has advised the Planning<br />
Department that the policy addresses his concerns and the applicant has proposed to<br />
have the ESA 1 and connecting corridors shown as Open Space on the Official<br />
Community Plan future land use map (OCP Schedule B). Included in the attached<br />
Bylaw No. 1795 is provision to add the Open Space designation to OCP Schedule 8<br />
(future land use map) and to include Open Space designated areas within the list <strong>of</strong><br />
Natural Areas in Section 15.2 (p. 45) <strong>of</strong> the OCP. The Planning Department is satisfied<br />
that this will establish the missing link between the Environmental Assessment report<br />
and the Official Community Plan and that no additional environmental information is<br />
needed at this time.<br />
South Sub-Area Rural Land Use Concept<br />
While not intending to discourage higher density, fully serviced, mixed-use development<br />
in this area as described in the Official Community Plan, Council has generally agreed<br />
that a rural form <strong>of</strong> development (ranging from Large Holdings to Small Holdings) may<br />
be appropriate for the South Sub-Area over the foreseeable future.<br />
In this regard, to formally acknowledge that rural development within the South Sub<br />
Area is in compliance with the vision for this area, it is recommended that the following<br />
policy statement be added to Section 8.1.4 n) <strong>of</strong> the Official Community Plan:<br />
viii.<br />
Whereas Rural development is considered appropriate within the South<br />
Sub-Area at least for the duration <strong>of</strong> this Official Community Plan, it is<br />
acknowledged that future development in keeping with Smart Growth<br />
principles would be consistent with the longer term vision for the<br />
Southeast Sector Comprehensive Planning Area.<br />
Page 188 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP {Willowhaven Investments)<br />
Page 9<br />
REFERRALS:<br />
Section 879 <strong>of</strong> the Local Government Act (LGA) states that during the amendment <strong>of</strong> an<br />
OCP, the proposing local government must provide one or more opportunities it<br />
considers appropriate for consultation with person, organizations and authorities it<br />
considers will be affected. Specifically, local governments must consider whether<br />
consultation is required with the board <strong>of</strong> the regional district in which the area covered<br />
by the plan is located, the board <strong>of</strong> any regional district that is adjacent to the area<br />
covered by the plan, the council <strong>of</strong> any municipality that is adjacent to the area covered<br />
by the plan, first nations, school districts and Provincial and Federal governments and<br />
their agencies.<br />
Section 881 <strong>of</strong> the Local Government Act states that if a local government proposes to<br />
amend an OCP for an area that includes any part <strong>of</strong> a school district, the local<br />
government must consult with the school district board at the time <strong>of</strong> preparing or<br />
amending the OCP.<br />
In keeping with Section 879 and 881 <strong>of</strong> the LGA, this OCP Amendment application was<br />
referred to the following agencies and organizations for comment:<br />
• Spallumcheen Municipal Office, Public Works Manager, Approving Officer, and<br />
Building Inspector<br />
• Spallumcheen Agricultural Advisory Committee<br />
• Larkin Water <strong>District</strong><br />
• Greater Vernon Water<br />
• Ministry <strong>of</strong> Transportation & Infrastructure<br />
• Interior Health Authority<br />
• Armstrong - Spallumcheen Parks and Recreation Commission<br />
• <strong>Regional</strong> Fire Protection Officer<br />
• Armstrong/Spallumcheen Fire Department<br />
• Ministry <strong>of</strong> Environment I Ministry <strong>of</strong> Natural Resource Operations<br />
• Ministry <strong>of</strong> Forest and Range<br />
• Archaeology Branch<br />
• School <strong>District</strong> No. 83<br />
• Ministry <strong>of</strong> Energy, Mines, and Petroleum Resources<br />
• Ministry <strong>of</strong> Agriculture and Lands<br />
• <strong>Regional</strong> Growth Strategy Coordinator<br />
• First Nations: OKIB and Splatsin<br />
Responses received as a result <strong>of</strong> the application referral were included as an Appendix<br />
to the Planning Department report dated October 18, 2012 presented to the Committee<br />
<strong>of</strong> the Whole.<br />
In accordance with the November 5, 2012 resolution <strong>of</strong> Council and requirements <strong>of</strong> the<br />
Local Government Act, following First Reading, Official Community Plan Amendment<br />
Page 189 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11 -0082-SPL-OCP {Willowhaven Investments) Page 10<br />
Bylaw No. 1795, 2012 will be referred to the above noted agencies and organizations<br />
for comments. In addition, given the existing road connections linking the South Sub<br />
Area to lands within the <strong>Regional</strong> <strong>District</strong> <strong>of</strong> <strong>North</strong> <strong>Okanagan</strong>, Bylaw No. 1795 will also<br />
be referred to the RDNO Electoral Area Advisory Committee, the Advisory Planning<br />
Commission for Electoral Area 'C', the BX-Swan Lake Fire Department and School<br />
<strong>District</strong> No. 22 for comments.<br />
The bylaw will also be referred to the Township's Chief Financial Officer and the<br />
<strong>Regional</strong> <strong>District</strong>'s Engineering Services Manager for any comments with respect to the<br />
bylaw's impact on the Township's Financial Plan and the <strong>Regional</strong> Waste Management<br />
Plan.<br />
These referrals may be considered appropriate consultation for the purpose <strong>of</strong> Sections<br />
879 and 881 <strong>of</strong> the Local Government Act.<br />
Section 882(3) <strong>of</strong> the Local Government Act requires that, after First Reading, the<br />
Township consider an Official Community Plan amendment in conjunction with its<br />
Financial Plan and any applicable waste management plan. This step should be<br />
undertaken after the Financial Cost Recovery Analysis (FCRA) has been completed.<br />
When Official Community Plan Amendment Bylaw No. 1795 is prepared for Council's<br />
consideration <strong>of</strong> Second Reading, the results <strong>of</strong> the FCRA and the referral process will<br />
be reported to Council.<br />
PUBLIC INFORMATION MEETING:<br />
The applicant held a Public Information Meeting (PIM) on July 30, 2012 in accordance<br />
with the Township's PIM policy. Materials from the applicant's Public Information<br />
Meeting and written submissions submitted to the applicant were attached to the<br />
Planning Department report dated October 18, 2012. In addition to the above, a letter<br />
dated August 7, 2012 was submitted to the Township <strong>of</strong> Spallumcheen <strong>of</strong>fice from Brian<br />
Wills representing a group <strong>of</strong> landowners in the Keddleston Road and Deerwood Road<br />
area. The letter was received by Council at the September 4, 2012 Regular Meeting <strong>of</strong><br />
Council at which time Council resolved that the matter be more fully discussed when the<br />
(South Sub-Area OCP amendment) application is brought forward to Committee <strong>of</strong> the<br />
Whole.<br />
PLANNING ANAL VSIS:<br />
The Planning Analysis provided in the October 18, 2012 Planning Department report,<br />
outlined the manner in which the proposed South Sub-Area Concept Plan addresses<br />
the minimum requirements for such plans as specified in Section 8.1.3 <strong>of</strong> the OCP. In<br />
addition, the staff report included a description <strong>of</strong> how the Concept Plan addresses the<br />
policies <strong>of</strong> the SE Sector Comprehensive Planning Area and the Official Community<br />
Plan as a whole. The analysis has not been repeated in this report therefore, for more<br />
information, the reader is encouraged to review the October 18 1 h report included in the<br />
agenda package for the October 22nd meeting <strong>of</strong> the Committee <strong>of</strong> the Whole.<br />
Page 190 <strong>of</strong> 191
EAAC - <strong>REGULAR</strong> <strong>AGENDA</strong><br />
June 6, 2013 - Item G.1<br />
Official Community Plan and Zoning Amendment Application<br />
11-0082-SPL-OCP (Willowhaven Investments)<br />
Page 11<br />
SUMMARY:<br />
This is an application for Official Community Plan Amendment submitted in March 2011<br />
for the South Sub-Area <strong>of</strong> the SE Sector Comprehensive Planning Area.<br />
At the Regular Meeting <strong>of</strong> Council held November 5, 2012, Council passed a resolution<br />
providing direction to staff to prepare the OCP Amendment Bylaw. Bylaw No. 1795,<br />
(attached) not only outlines changes to the future land use map (OCP Schedule B) but<br />
also policy additions and refinements to specific sections <strong>of</strong> the OCP.<br />
At their November 5 1 h, 2012 Regular Meeting, Council also directed that, prior to Second<br />
Reading and scheduling <strong>of</strong> a Public Hearing, additional information regarding the traffic<br />
impact study and protection <strong>of</strong> environmentally sensitive areas be submitted by the<br />
applicant.<br />
In partial fulfillment <strong>of</strong> this requirement, it is now proposed that ESA 1 and wildlife<br />
corridors would be designated as Open Space on OCP Schedule B. Associated with<br />
this proposed map designation, staff have included a new OCP policy in Bylaw No.<br />
1795 to describe the intent and provisions <strong>of</strong> the Open Space designation.<br />
Also, as follow-up to Council's direction, the applicant has submitted a second report<br />
from CTQ Consultants (a Traffic Review) which provides an estimate <strong>of</strong> peak hour<br />
vehicle trips however it does not address whether any improvements would be needed<br />
to existing roads connecting to the South Sub-Area, nor the classification <strong>of</strong> the<br />
proposed road connection to Greenhaw Road as determined by the proposed level <strong>of</strong><br />
development within the South Sub-Area. Staff recommend that prior to Second<br />
Reading, the applicant submit information from their Transportation Engineer which<br />
addresses this deficiency.<br />
The Planning Department recommends Official Community Plan Amendment Bylaw No.<br />
1795 be granted First Reading. Following First Reading <strong>of</strong> Bylaw No. 1795, the South<br />
Sub-Area Financial Cost Recovery Analysis is to be initiated by the Township.<br />
A follow-up report will be prepared for Council when the bylaw is brought forward for<br />
Second Reading.<br />
Prepared by:<br />
Marnie Skobalski, MCIP, RPP<br />
Planner<br />
Page 191 <strong>of</strong> 191