Appendix B-7. Shannon Lake West Concept Development Plan

Transcription

1 Bylaw No Appendix B-7 Shannon Lake West Concept Development Plan Westside Official Community Plan 1 APPENDIX B-7

2 SHANNON LAKE WEST CONCEPT DEVELOPMENT PLAN CONTEXT The Shannon Lake West Concept Development Plan, August 2005 and its associated reports will be taken under advisement in reviewing land use and servicing applications. RESIDENTIAL LAND USE Future residential development will be in accordance with the Shannon Lake West Concept Development Plan, Land Use Concept, Figure 11, consisting of approximately 77 hectares (190) acres. Initial analysis of traffic, servicing and land capabilities indicates that approximately 700 residential units will be supported within the plan area. Consideration is given to a variety of housing forms including single and two family, compact cluster housing and pockets of multiple-family residential. Residential forms will be determined based on engineering opportunities and constraints. Hillside development clusters will be incorporated into the hillside condition with less impact upon the natural environment that conventional fee simple lots, yet at densities comparable and compatible with conventional fee simple lots. In order to provide for clarity and ease of use the zones, definitions and regulations contained in the Zoning Bylaw of the Regional District will be utilized wherever possible. When adjacent to the Westside Landfill, zoning applications shall assess compatibility of uses. Development Permit Areas for Protection of the Natural Environment and for the Form and Character and Landscaping of multiple family and intensive residential enclaves will apply. Westside Official Community Plan 2 APPENDIX B-7

3 AGRICULTURAL LAND USE An area of 33.4 ha (82.53 acres) located in the southwestern corner of the plan area is to remain within the Agricultural Land Reserve. Through the development of this plan area, water will be brought to the boundary as a condition of exclusion of the remaining lands within the ALR. The availability of irrigation to the property will allow for improved agricultural potential and at some point the site will need to be reviewed giving consideration to smaller agricultural operations and perhaps intensive agricultural. The landowner together with approval agencies can determine a suitable agricultural operation for the area given the availability of water, size of parcel and proximity to urban development. Where the agricultural land abuts residential or open space lands, provisions will be made for buffering along the non-agricultural interface. Buffering may take the form of landscaping and fencing. Multiple family sites abutting agricultural lands will be provided with covenant or notice on title informing property owners of the impact anticipated with proximity to a wide range of future agricultural operations. RURAL RESOURCE, PARKS AND OPEN SPACE Parkland dedication will provide a north - south recreational corridor throughout the neighbourhood plan area, providing residents of the plan area with opportunities to access Shannon Lake Regional Park in the south, through the neighbourhood plan area, up to the crown lands north of the plan area. A second route along the historic flume line will provide an east west recreational corridor from future upper levels of Smith Creek neighbourhood in the west to Shannon Woods in the east. The linear parks will be complemented with neighbourhood parks situated on or adjacent to the recreational corridors. The enclosed park land dedication configuration dated Sept 20, 2005, is generally supported by the Westside Parks and Recreation Commission. In addition to the park space, designated areas within the study boundary will remain as Open Space. Lands where slopes are in excess of 30% or there are significant wildfire hazards or rock outcroppings are intended to be managed as open space. The future land use plan is based on a configuration of open space areas designed to protect the highest environmental values. Open space in the plan area results in approximately 58.8 ha ( acres). These spaces, together with environmental sensitive area (ESA) buffers and wildlife corridors will be left in their natural state, subject to the provisions of the wildfire hazard assessment, and be used for passive recreation. Westside Official Community Plan 3 APPENDIX B-7

4 The enclosed Figure by Makonis Consulting reflects the ESA ratings. The ESA 1, 2 and 3 ratings are intended to be designated as Sensitive Terrestrial and Aquatic Ecosystem Development Permit Areas and reflect detailed site specific inventory work. Development should not occur in areas identified as ESA 1. Buffer zones should be integrated into the development plans to maintain the feature. If development is pursued within ESA 1 areas, mitigation will promote no net loss to the habitat (typically with a 3:1 replacement). Designated wildlife corridors will be designed to connect ESA 1 areas to upland crown land habitats. Integration of green space networks associated with ESA 2 will serve as wildlife corridors, preserve ecosystem connectivity, and high scenic values associated with neighbourhoods. If development is pursued in these areas, portions of the habitat should be retained and integrated to maintain the contiguous nature of the landscape. Development in ESA 3 areas should be offset by habitat improvements in other natural areas found on the property. Development should further avoid significant ecosystem components in all ESA areas such as den sites, veteran trees, raptor nests (should any be discovered ). Zoning applications in proximity of ESA 1, 2 and 3 areas will be accompanied by a detailed environmental assessment that defines the following: significant natural features; areas to be kept free of development; buffers around ESAs; fencing (of ESA and buffer) requirements; wildlife corridors linking ESA 1 areas; lands used to mitigate or compensate for development within ESA areas. The assessment will make provisions for long term sustainable management of areas designated as open space and parks or for conservation purposes. Management tools may include dedication as park, covenant registered on title, and zoning for environmental management purposes. Protection of such lands will be implemented at the time of zoning and not be deferred to subsequent phases of development. In most cases, residential development has been clustered when adjacent to ESA 1 and 2 areas and sustainable management of environmental values may come through incorporation of the open space lands within a common strata lot. The enclosed Slope Analysis by Protech Consulting reflects detailed site contour details. The slopes that are greater than 20% slope are intended to be designated as Hillside Development Permit Areas Access to Crown Land and to Rural Resource designated lands will be specifically addressed at the time of subdivision through the Land Title Act requirement of Access to Lands Beyond. Westside Official Community Plan 4 APPENDIX B-7

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8 SERVICES All services will be in accordance with the Regional District Subdivision and Development Bylaw. Community Water Water will be supplied by the Lakeview Irrigation District (L.I.D.). Approval has been granted by Lakeview Irrigation District and the Province of B.C. to have both D.L and D.L taken into the Lakeview Irrigation District boundaries. The 400 mm supply main on Shannon Lake Road will be extended to D.L to service the areas lower than the 555 contour. The line will be looped through D.L back down onto Shannon Lake Road and will be tied into Lakeview main on Shannon Lake Road which services the Shannon Lake subdivision. The upper areas of D.L and D.L will be serviced from an expansion of Shannon Woods Reservoir located at the 680 elevation. Joint discussions have taken place between the Lakeview Irrigation District and Westbank Irrigation District to interconnect through the development of D.L and D.L to the Smith Creek area. Sanitary Sewer The plan area will discharge into the Shannon Lake Road Sanitary Sewer, leading to the Westbank Trunk and the Westbank Treatment Plant. A comprehensive review has been completed to determine the capacities of these two trunks. The review compiled the peak flow capacity based on a peaking factor of 4. The analysis did not include infiltration as the total collection area is unknown. Based on the analysis the Shannon lake trunk at upper reaches can service a population of 4100 people, of which no more than 2,400 persons is anticipated within the plan area. Specific design and main capacities will be dealt with at time of subdivision. Groundwater Conditions and Storm Drainage Henderson Environmental Consulting Ltd. carried out a preliminary groundwater investigation in the areas that were identified as watercourses on the Provincial TRIM and RDCO SHIM Mapping. The two ravines in the plan area showed evidence of surface runoff in the areas indicated. Test pits 1, 2 and 3 in the area of the southwestern ravine revealed minor surface seepage; test pit 8 had no seepage. The balance of test pits 4, 5, 6 and 7 had no evidence of seepage. Westside Official Community Plan 8 APPENDIX B-7

9 A comprehensive hydrology study has commenced and will be completed prior to the first phase of subdivision to determine downstream impacts as well as recommending methods for storm water management. Shallow Utilities Service to the area is available through Electrical - B.C. Hydro Telephone - Telus Cable TV - Shaw Cable Gas - Terasen Gas It is proposed that all servicing will be installed underground. All design and installation of the shallow utilities will be carried out to the standards and requirements of each utility company. Fire Protection Fire protection for all areas of the proposed development will be provided for through the proposed water system. Mains will be adequately sized in order to meet the flow requirements of the Lakeview Irrigation District and the Regional District. Positioning of fire hydrants will be determined in consultation with the fire department at the time of subdivision. Fire history and agricultural clearing have left much of the property in the low to moderate range for fire hazard. In areas suitable for development, where in the moderate to high hazard, wildfire hazard will be reduced through improved access, availability of water supply, removal of brush, reduced tree cover and other measures recommended in the Wildland/ Urban Interface Fire Hazard Assessment, August 2004 by Mosaic Forest Management Ltd. In accord with Regional District policy and fire department standards, wildfire hazard reduction measures and provision for forest fire response will be undertaken at time of subdivision. Westside Official Community Plan 9 APPENDIX B-7

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11 Transportation and Roads The major accesses to the site will be from two points on Shannon Lake Road, limited access from the Shannon Woods Development and one access from the west connecting in the future to the Smith Creek area, as shown on the enclosed Proposed Road Network/Classification by Protech Consultants Ltd.. A network road will provide connection through the plan area to the agricultural lands and adjacent neighbourhoods. At time of subdivision, a 20-meter wide right of way will be dedicated with an additional 5-meter wide road reserve established for future widening to collector road standard. The plan recognizes the importance of pedestrian connections to and from the development area. Such areas connect adjacent neighbourhoods, parkland and Crown land. The plan provides pedestrian connectivity through open space trail opportunities and via constructed sidewalks as per the Road Network plan. Currently transit exists along Shannon Lake Road serving the existing area neighborhoods. Roads within the Shannon Lake West plan area will be designed to accommodate transit if and when deemed necessary. Westside Official Community Plan 11 APPENDIX B-7

12 NATURAL HAZARDS AND ENVIRONMENT Geotechnical The property generally consists of coniferous trees and indigenous scrub brush and grasses. The soil conditions consist of a thin layer of organics, over either a layer of colluvium, talus and or glacial outwash sediments, all over bedrock. No evidence of any fill material was found anywhere on the property. Numerous bedrock outcrops were noted on the site. The exposed bedrock is generally weathered and fractured. Slopes on the property range anywhere from 0% to 70% with the dominant slopes along the northern edge of the property sloping down from Carrot Mountain. No obvious signs of landslides, slumps or other instability features were observed during the site review. The only potential geotechnical hazards identified on the study area were the potential for rock fall hazards associated with the bedrock outcroppings and the steep slope areas. Specific recommendations are itemized in the Geotechnical Assessment, November 2004 by Calibre Geotechnical Engineering Ltd. Wildlife Habitat The diversity of ecosystems contained on the subject property and interconnections to surrounding landscapes supports a diverse range of wildlife species. Although only 36 species were identified during the site visits, it is well understood the potential of the habitat found on the property would support a variety of other species throughout the year. Further discussion on wildlife can be reviewed in the Environmental Assessment, August 2005 by Makonis Consulting and I.C. Ramsay & Associates. Archaeological An initial review of the Ministry of Sustainable Resource Management Remote Access to Archaeological Data (RAAD) does not indicate any significant archaeological sites in the Concept Development Plan area. There may however be a chance that the lot may contain previously unrecorded archaeological material that is protected under the Heritage Conservation Act. This would most likely be indicated by the presence of areas of dark stained soils containing conspicuous amounts of firestained or fire-broken rock, artifacts such as arrowheads and other stone tools, or even buried human remains. If such material is encountered during construction, it will be necessary to obtain a Heritage Conservation Act permit prior to further development. Westside Official Community Plan 12 APPENDIX B-7

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