REGIONAL BOARD REPORT

Transcription

1 REGIONAL BOARD REPORT Development Services Department For the Board January 10, 2008 DATE: January 4, 2008 FILE NO.: A /8/9.000 TO: FROM: RE: J. Johnson, Chief Administrative Officer S. Theurer, Planning Services Mgr & A. Reeder, Engineering Services Mgr OCP and Zoning Amendment Application Owner: Willow Beach (GLD) Developments Ltd. Address: 9330 Lakehead Campsite Rd., and [Lot 675] unknown civic address Electoral Area A Legal: Lot 1, DL 2450S, Pl 22229, SDYD; and Lot 675 DL 2450S, Pl 2066, Exc Plans 22229, 43613, H9726, SDYD Owners: Pearl Amanda Quintal, with right to purchase by Willow Beach Homes Ltd. Inc. No. BC Address: 8407 Lakehead Campsite Rd., Electoral Area A Legal: Lot 1, DL 2450S, Pl 25038, SDYD Agent: Timothy Ankenman, Ankenman-Marchand Architects Recommended Motion: WHEREAS the Regional Board has endorsed an amendment to the Sub-Regional Growth Strategy Bylaw 2421, 2007 at second reading to identify Willow Beach as a secondary growth area, NOW THEREFORE, be it resolved that Electoral Area A Osoyoos Rural Official Community Plan (OCP) Amendment Bylaw No , 2008 and Electoral Area A Osoyoos Rural Zoning Amendment Bylaw No , 2008 be read a first time subject to conditions set out in the staff report dated January 4, Background: The proposed development is situated approximately 7 km north of the Town of Osoyoos municipal boundary and was formerly occupied by the Willow Beach mobile home park and campground and the owner s residence on 500 metres of waterfront, and extends to a vacant agricultural parcel north of the campground. The subject properties are comprised of three legal parcels representing a combined land area of 29.7 hectares (ha.). Current land use designations are agricultural, multi-family, and commercial: 5.3 ha. medium density residential, permitting residential units Zoning Residential Multiple-family (RM) OCP designation MR Medium Density Residential 50 units / ha. 1.7 ha. adjacent to Osoyoos Lake permitting a campground Zoning Commercial Tourist (CTs) site specific restricted campground zoning, 22.7 ha. vacant farm land not in ALR Page 1 of 20

2 Zoning Agriculture Two (AG2) OCP Agriculture (AG) The developer is seeking to amend both the Electoral Area A Osoyoos Rural Official Community Plan (OCP) Bylaw No. 2260, 2004 and the Electoral Area A Osoyoos Rural Zoning Bylaw No. 2261, 2004 to allow for a comprehensive development. Proposed land use designations are residential, commercial, industrial, park and conservation area comprised of approximately: 16.7 ha. residential with 1,088 dwelling units / residential mix Zoning Residential Single Family Two (RS2) and Residential Two Family (Duplex) (RD) 58 single family units, 13 accessory dwelling units, 24 duplex units Zoning Residential Multiple Family One (RM1) 54 townhouses, 50 u/ha. Zoning Residential Multiple Family Two (RM2 new zone), 80 u/ha. 871 multi-family units OCP Comprehensive Development (CD) 1.3 ha. Commercial site specific on highway permitting residential above - 68 dwelling units 1.1 ha. Tourist Commercial interior permitted uses ranging from motels, resort, eating and drinking establishments, retail, campgrounds and introducing a site specific hotel use 2.1 ha. Industrial (for sewage plant) Zoning Industrial site specific (Is) restricted to sewage treatment 1.8 ha. Zoning Park (P) and 6.6 ha. Conservation Area (CA), OCP designations same The surrounding pattern of development: north and northeast, the Osoyoos oxbows and predominantly conservation and agriculture; west, Highway 97; southwest of Osoyoos Lake, single family residential; and northeast, Osoyoos Indian Band land. The properties are not within the Agricultural Land Reserve (ALR). The Regional Board is in the process of adopting the Sub-Regional Growth Strategy (RGS) and is considering a request from GLD for Willow Beach to be included as a secondary growth area. In support of this proposal, the developer has provided a list of benefits the development provides the community (see Attachment Willow Beach Amenity Contribution letter, November 21, 2007): fulfillment of the wishes of the community, meeting market demand, construction and maintenance of an on-site domestic water treatment facility, construction and maintenance of an on-site volunteer fire hall, highway upgrades, construction and maintenance of on-site amenities, creation of a waterfront village, a public art contribution, interpretative signage, economic benefits provided by the tax base and jobs in the commercial area, utilization of sustainable design features, incorporation of smart growth principles, capital contribution towards design and capital costs of a regional sanitation system, upgrades and maintenance of an environmental reserve, and dedication, upgrades, and maintenance of a park. Prior to Bylaw Adoption: Senior government agency approvals required prior to bylaw adoption: Ministry of Transportation for Zoning bylaw approval as adjacent to the controlled access highway and Ministry of Community Services OCP bylaw approval due to the size of the property and proposed number of units. Following Bylaw Adoption: Following adoption and prior to development, some of the requirements for the development: a watercourse development permit required by the OCP bylaw for any development within 30 m of a watercourse prior to subdivision, Page 2 of 20

3 an environmentally sensitive development permit required by the OCP for any development within identified environmentally sensitive areas, a form and character development permit application required by the OCP, application to Ministry of Transportation for subdivision, conformance with floodplain regulations in the Zoning bylaw, specifically for elevation and setback from floodplain, confirmation of elevations by legal survey required for building. Recommended conditions prior to second reading: The following conditions have been reviewed in general and agreed to in principal with the developer. Many of the concerns listed in under relevant information will be addressed if the conditions below have been met and the development becomes consistent with the RGS. 1. Complete the environmental impact assessment and design response for the siting of conservation areas and adjustments to other areas as necessary and any necessary bonding. 2. Prepare fully dimensioned site plan at appropriate scale or survey and draft covenant for the conservation areas. 3. Agree to dedicate waterfront park land, prepare a survey of the proposed waterfront park area and prepare a preliminary design and cost estimate for park development and construction. 4. Provide information on phasing in of commercial and residential development. 5. Cover staff and legal costs associated with preparing and administering any Phased Development Servicing Agreement. While there is a subdivision servicing fee, this fee does not cover legal and staff costs to administer and manage a phased and/or bonded development - the subdivision servicing bylaw does not distinguish between types of development and may not cover these costs 6. Agree to dedicate land to the RDOS for a fire hall necessary to provide for fire protection for the development. 7. Agree to dedicate land to the RDOS for a sewage treatment to ensure proper onsite sewage disposal is provided: the design of the sewage plant and the disposal field must meet the requirements of the subdivision servicing bylaw, and all sewage pump stations and the sewage treatment plant must have odour control systems - this land can be returned to the developer should an offsite sewage treatment plant solution become available. The subdivision servicing bylaw requires that a design of 450 litres of effluent per capita per day be used for design purposes. The developers design proposes to use 300 litres per cap per day. This could affect the size of the land required for the treatment plant and available land for development. The subdivision servicing bylaw does not require the use of odour control for sewer. 8. Confirm $10 million contribution, as volunteered by the developer, towards the creation or enhancement of an offsite sewer treatment plant, should such option be available. As there is no development cost charge bylaw in place and the subdivision servicing bylaw does not stipulate contributions to community sewer, determining a contribution at this stage is necessary 9. Draft Phased Development Agreement (PDA) incorporating commitments outlined above. Page 3 of 20

4 Relevant Information: The primary considerations in the assessment of this development proposal are whether the land use designations on the three subject properties at the north end of Osoyoos Lake should be amended to permit a comprehensive residential and commercial strata development within this rural area where: 1. General a considerable residential and commercial amenity will be introduced at the north end of Osoyoos Lake a major development providing construction employment, future business employment and tax benefits is proposed community access to a proposed waterfront public park a potential contribution to a regional offsite sewer treatment plant, should such option be available 2. Growth management considerations a request has been made by the developer to amend the RGS to include the proposed development as a secondary growth area (RGS currently at 1 st and 2 nd readings and includes the Town of Osoyoos as a growth area) the scale and density of this development is appropriate for a serviced urban area, the boundary of which is located 7 km from the subject properties amenities, such as schools, public transportation, hospitals, to support this scale of development are not found in the vicinity. the development is expected to exceed projected growth in tandem with other proposed development in the same electoral area the proposed development is located outside a developed and serviced area and is inconsistent with smart growth design principles. affordable and/or special needs housing secured by a housing agreement (to ensure the housing remains accessible and affordable) 3. Rural character a significant impact on the rural character of this area with an increase in density and an increase in conservation and park land: dwellings to 1,088 dwelling units and 1.7 ha campground to 2.4 ha. commercial and tourist commercial 0 park & conservation area to 1.8 ha. community park & 6.6 ha. conservation area OCP policies encourage higher density residential development to locate away from Osoyoos Lake and to locate in serviced urban communities development of up to 4 storey buildings and 80 units per hectare may be incompatible with adjoining rural land uses a development permit for the multi-family and commercial development determined through new guidelines in the OCP which will ensure that form and character of the development as proposed will be met (Board approval replaces the alternate design approval process the developer proposes that staff become Administrators of a Design Code for individual construction with an Application for Design Review ) commercial strip development on the highway will detract from the aesthetic of the rural area and commercial development north of the Osoyoos town centre may remove business from downtown businesses 4. conservation supports OCP policies which encourage covenants and stewardship agreements for environmentally sensitive land the development lies within the floodplain and may impact adjacent significant provincial and private conservation lands and environmentally sensitive and watercourse development permit designated areas Page 4 of 20

5 the environmental impact assessment should be completed and concerns of the senior government agency addressed (Department of Fisheries, Ministry of Environment) at a broader level with details to be worked out at the development permit stage conservation areas may need to be adjusted in response to the completed environmental impact assessment conservation areas protect riparian and environmentally sensitive areas 5. OCP and Zoning bylaw considerations features of the proposed land use designations for the OCP and Zoning in the amendment bylaws include: despite clauses written into the OCP to identify where the development proposal departs from current policy and a separate section included for this development introduce new zoning - a high density multiple family zone, RM2, for the area closest to the waterfront - current density provides for 50 units/ha. at 10 metre height, proposed is 80 units/ha. at 14 metre height - a small lot zone, RS2, that permits an accessory dwelling unit - hotel as a permitted use in the Commercial Tourist zone for this site designate a site specific industrial designation to provide for the community sewer servicing required for the development (may be redesignated in the future should the development be serviced by a regional sewage treatment plant or become the subject of a Town of Osoyoos boundary extension) a flexible mix of single and two family residential development provides for accessory dwelling units on single family lots and secondary suites as affordable housing as well as small lot zoning provision for increased commercial residential development to 12 metre height and 100% site coverage and a broad range of permitted uses 6. Development density proposed the APC recommended that: the subject development application be approved with the following conditions: that the density of the project be significantly lower and declined to provide an alternate density in response, the developer reduced the density by 13% from 1,244 units to 1,088 units, where current density permits units or 50 units/ha., a 23.4 ha. vacant agricultural property will be converted to residential use, the land is located within the floodplain 7. Infrastructure transportation impacts and costs are identified adjacent to the site (determined by Ministry of Transportation) and transportation and pedestrian circulation within the site the design in relation to servicing issues (attached Appendix 1) is resolved for sanitary sewers, domestic water, fire flows, site grading and site parking prior to a land use bylaw amendment or as part of the subdivision and building design; Page 5 of 20

6 Engineering Services: Engineering Services primary concern is to ensure that the proposed infrastructure can support the level of development desired within the proposed zoning change. Staff believe that these concerns can be easily rectified, but will need to be addressed before any final OCP and zoning amendments. These concerns have been listed in the conditions of the land use bylaws listed below. Appendix 1 details the review of the proposed infrastructure. The RDOS has been awarded an infrastructure grant in order to build a sewer system to service existing lots along Osoyoos lake that are too small to adequately support an onsite sewer system. Currently the approved plan contemplates the connection of 121 existing homes to the the town of Osoyoos sewer system. One alternative to this plan in order to reduce the per home cost, provide sewer service to the entire North West Osoyoos lake area, the Osoyoos Indian Band and possibly to parts of the Town of Osoyoos, is to build a new sewage treatment plant. This option is currently under review. Should this option proceed then the developer has verbally committed to provide $10 million to the development of an offsite sewage treatment plant. This commitment needs to be confirmed in writing. This funding will have a substantial impact in reducing the over all cost of sewer for the surrounding area. Until changes to the North West Osoyoos sewer project have been approved, providing service to Willow Beach is not possible. Land use planning, and land dedication for lands for an onsite sewage system must be provided until an alternative offsite option for a sewage treatment plant is approved. Planning Services: Before the Regional Board considers amending the Rural Osoyoos OCP to accommodate the proposed comprehensive development in this rural area, it will consider the central question related to growth management and whether the proposal is consistent with the policies of the Regional Growth Strategy (RGS). The recommended motion to proceed with first reading on the bylaws follows the Board s discussion on potential growth areas and is predicated on the Board s endorsement of the developer s request to identify this area as a secondary growth area. A special rural sense of place exists at the north of Osoyoos Lake. Planning Services is concerned that the scale of the Willow Beach development will profoundly impact the character and ambience of the surrounding rural area and the adjacent sensitive riparian areas. The proposed development will significantly affect rural Osoyoos by its size and visual impact: consider the effect of 50 to 80 units/ha. medium to high density residential multiple family in addition to commercial development in contrast with the average rural low density found in this area. The proposal is inconsistent with RGS and OCP policy as currently written. The Board will consider the Willow Beach development proposal in the context of appropriate scale and density for this site outside of a serviced urban area and how to best direct growth for the most positive effect on this rural community. Where the Regional Board has endorsed the RGS Steering Committee s recommendation to amend, at second reading, the Regional Growth Strategy to identify Willow Beach as a secondary growth area, the Recommended Motion allows the bylaws to proceed to first reading subject to conditions set out in this report. Where the Board postpones consideration of an amendment to the RGS, Alternate Recommendation 1. is proposed. Where the Board declines to endorse an amendment to the RGS Bylaw Alternate Recommendation 2., which states the application as submitted is not approved, is proposed. Page 6 of 20

7 Next steps Subject to Regional Board decisions at various stages of the application process and should the Board consider first reading of the bylaws: a formal referral to Town of Osoyoos, Osoyoos Indian Band, Provincial agencies, Okanagan Nation Alliance, School Districts and other agencies (see Referral Comments below received in response to an informal referral in October, 2007) adjustments as necessary by developer in response to referrals the developer s submission to satisfy conditions set at first reading bylaws returned to Board to consider second reading and determining consultation with First Nations and setting a public hearing the Board considers comments received at public hearing and considers 3 rd reading Ministry of Transportation approval of the Zoning bylaw Ministry of Community Services approval of the OCP bylaw developer registers covenants and phased servicing agreement and provides securities Board considers adoption of bylaws Referral Comments Planning Environmental Coordinator: The subject property is within the flood plain and is adjacent to significant provincial and private conservation lands as well as waterfront. The land is in both environmentally sensitive and watercourse development permit designated areas. The agent has refined their plan in response to preliminary referrals and continues to work towards identifying the environmental concerns for the property. The environmental impact assessment is not complete: a draft was received on November 27 and an update on December 20, The wildlife inventories have not been completed for the assessment; however the site has been assessed for suitability for many species. The viability and details of some of the built wetlands will likely not be clear until the subdivision and development permit stage of this application. At this stage the greatest challenge in the assessment is the determination of appropriate areas for conservation zones. Based on a cursory review of the draft assessment, some of the areas of concern include flood level planning for construction, displacement of subsurface water and effects on water levels due to fill and the future design of the water features. The applicant has proposed to establish a conservation area that varies in width from 15-30m around the existing oxbow areas. However, the environmental impact assessment identifies that a 30m setback is required from a fisheries perspective. Another restoration option is currently being considered by Fisheries agencies. This is one of the few places in the Okanagan where there is an opportunity to maintain and restore habitat that is connected to and a buffer for core conservation lands. It would be appropriate for the EIA to identify how the proposed conservation area is adequate for the broad ecosystem needs of the oxbows. The applicant proposes a substantial 45m setback on Osoyoos Lake designated as park land thereby recognizing the sensitivity and public desire for access to the waterfront. However, the southeast stretch of the beach is identified as high sensitivity for vegetation and wildlife and therefore would be more suitable for conservation area than park. Wildlife surveys have not been completed at this time and the list of 49 plant and wildlife species assessed for habitat suitability on-site may be further refined. The effects assessment has gaps as the wildlife assessments are incomplete. Some of the effects assessments will depend on the results of detailed planning for items such as proposed water systems, liquid waste management and man made water features and may not be dealt with until the subdivision and Page 7 of 20

8 development permit stage. For water quality, fish, vegetation and wildlife all the factors associated with development are currently rated as at least having a possible effect, pending further analysis, although it is noted that some of these issues can be mitigated. It is proposed that the applicant identify and provide rationale for proposed areas for conservation zoning and, if applicable, areas where conservation or restoration are better addressed through development permits and covenants. This should be based on a completed habitat inventory and sampling program considering existing habitat, adjacent land uses, best management practices etc. At this time there are many unknowns associated with the density proposed for a floodplain or the areas proposed for conservation area. Agency Comments on Informal Referral: Note that agency comments may change upon formal referral (after first reading) in response to discussions / meetings with the developer Ministry of Tourism, Sport and the Arts: (October 24, 2007) Approval recommended subject to these conditions: MTSA supports sustainable resort development that maintains or enhances environmental values and contributes to the social and economic values of communities; and recommends public access to the beach and the oxbow river system. Interior Health: (November 28, 2007) This office has no objection to the proposed rezoning provided that all development of the subject property will be serviced by community sanitary sewer and water systems. Ministry of Agriculture: (October 25, 2007) The Ministry s primary concern is mitigating the impact of the proposed development on the ALR, as the proposed density would create high pressure on the ALR adjacent to the northwest of the development. Mitigation should include: fencing on the northwest boundary of the site to prevent trespass by residents and their pets, along with a substantial buffer of at least 30 metres incorporating vegetation that provides a visual screen and further inhibits trespass. The buffer should not be designed as a public space or include trails that would bring people near the boundary. Agricultural Lands Commission: (October 25, 2007) There is no ALR affected and no nearby cultivated land which might require buffering. Integrated Land Management Bureau: (October 25, 2007) The ILMB has no comments with respect to the informal referral. Ministry of Transportation: (December 6, 2007): The Ministry of Transportation has no objection to this proposed development in principal subject to the Traffic Impact Study being readdressed and all improvements identified are then constructed by the developer at the appropriate time. The traffic consultant is to prepare a proposed Terms of Reference for our review and approval before moving forward with the actual study. Phasing of the development must be clearly outlined and triggering events for road infrastructure improvements are to be clearly defined. The Traffic Impact Study is to investigate alternate access opportunities. Traffic signals will not be considered. Once the Terms of Reference have been approved and the Traffic Impact Study Completed and agreed to, the Ministry will be in a better position to outline all requirements that must be met prior to the Ministry being able to approve any land use change (zoning). Page 8 of 20

9 Ducks Unlimited Canada: (October 23, 2007) Ducks Unlimited Canada is not in favour of the rezoning proposal as it is currently presented and does not recommend the application be approved. Their recommendation is based on: the very high potential for restoration of the land s ecological values; the effect of fill on conservation lands immediately to the north; and disturbance during construction and in the future due to increased uncontrolled human and pet activity on the adjacent conservation lands. Ministry of Environment: (October 23, 2007) The Environmental Stewardship and Water Stewardship Divisions of the Ministry of Environment have reviewed the above mention referral and do not support the rezoning of the subject properties to Comprehensive Development. Their concerns include the cumulative impacts of a development of this scale on habitat quality within adjacent South Okanagan Wildlife Management Area (SOWMA) lands even if the proposed 15 to 30 m setbacks are applied. The subject property contains three wetland/pond areas, one of which has been identified as a breeding site for Great Basin spadefoot, a provincially listed amphibian. Development and flood control measures have reduced riparian and wetland ecosystem habitat in the South Okanagan to less than 4 percent of the land area even though it once covered a significant portion of the valley bottom. Wildlife restoration and protection are high priorities for wildlife management. Infill of a wetland requires a Section 9 Approval under the Provincial Water Act; these applications are not supported. Lastly, the Wildlife Management Area adjacent the site was not designated for public recreation and proposals of this nature are not considered an acceptable use. Fisheries and Oceans Canada: November 6, 2007 General comments: the presence of a number of fish species of concern for DFO; the provincial Riparian Areas Regulation (RAR), including: the current extent of connectivity between the various watercourses within and bounding the property and issues associated with potentially altering the current connectivity of these features; floodplain issues (both lake and river) within the context of the RAR; surveys of all existing watercourses within and adjacent to the property boundaries should be completed to provide baseline data; from the proposed drawings, there appears to be potential issues with the proposed site development with respect to RAR standards for riparian setbacks; the current fish distribution with and adjacent to the property, meaning that if these watercourses are currently fish-bearing, the relevant fish and habitat protection sections of the federal Fisheries Act will apply; potential groundwater extraction rates will require identification and an impact assessment; sewage treatment needs to be better defined; a stormwater management is needed; identification of pesticides and/or herbicides currently used on the site and to be used on the site in the future (along with their impacts);and studies on how the site hydrology may/will be impacted and how the water quality within these water features will potential impact fish and fish habitat is needed. Osoyoos Indian Band: no comment to date Okanagan Nation Alliance:no comment to date Town of Osoyoos: (October 26, 2007) Approval not recommended because such a large lakeshore development is inconsistent with the Rural Osoyoos OCP for Electoral Area A, the draft South Okanagan Regional Growth Strategy (RGS), and general smart growth principles Town of Oliver: (October 26, 2007) Page 9 of 20

10 The Town of Oliver highlights the proposed RGS and Smart Growth on the Ground Concept Plan for Greater Oliver, both of which contain policies referencing the importance and need to develop and enhance town centres throughout the Regional District, and to manage growth in an efficient and effective cost, land use and service delivering manner. The Town encourages the RDOS to view this project through a sustainable lens by promoting: the efficient use of public funds, protection of open and natural areas; placemaking; accessibility; housing and transportation choices; support for local businesses; job creation; infrastructure efficiency; recreational options, and; local heritage, to meet the South Okanagan s diverse community needs. Advisory Planning Commission (APC): October 9, 2007 In response to the initially proposed development application for 1,244 residential units in addition to commercial, the Rural Osoyoos APC recommended to the RDOS Board that the subject development application be approved with the following conditions: that the density of the project be significantly lower, and that the comments of the Engineering Services and the Environmental Coordinator be addressed to the satisfaction of the RDOS staff. The developer subsequently reduced the number of proposed residential units to 1,088 and revised the layout of the site plan, most notably by changing the layout of the introduced watercourses and reducing the height of the condominium buildings from six to four storeys. Alternate Recommendations: 1. WHEREAS the Regional Board has postponed consideration of an amendment of the Sub- Regional RGS Bylaw 2421, 2007 to identify Willow Beach as a secondary growth area, NOW THEREFORE be it resolved that the Regional Board postpones consideration of the amendment application for Electoral Area A Osoyoos Rural Official Community Plan Bylaw No. 2260, 2004 and the Electoral Area A Osoyoos Rural Zoning Bylaw No. 2261, WHEREAS the Regional Board has not endorsed an amendment of the Sub-Regional RGS Bylaw 2421, 2007 to identify Willow Beach as a secondary growth area, NOW THEREFORE be it resolved that the Regional Board not approve the amendment application as submitted for Electoral Area A Osoyoos Rural Official Community Plan (OCP) Bylaw No. 2260, 2004 and the Electoral Area A Osoyoos Rural Zoning Bylaw No. 2261, Respectfully submitted, S. Theurer, Planning Services Manager A. Reeder, Engineering Services Manager Attachments: Willow Beach Site Plan (note this plan is subject to change) Willow Beach Amenity Contribution letter, November 21, 2007 Appendix 1 Technical Comments on Proposed Engineering Electoral Area A Osoyoos Rural Official Community Plan Amendment Bylaw No , 2008 and Electoral Area A Osoyoos Rural Zoning Amendment Bylaw No , 2008 Page 10 of 20

11 Approved for Inclusion: J. Johnson, Chief Administrative Officer G:\DEVELOPMENT SERVICES\PLANNING SERVICES\PLANNING\OCP- REZO\REPORTS\FrstScd\A WillowBeach doc Page 11 of 20

12 Regional District Okanagan-Similkameen 101 Martin St, Penticton, BC V2A 5J9 Tel: (250) Fax (250) Site Plan File Nos. A /8/9.000 N Page 12 of 20

13 Regional District Okanagan-Similkameen 101 Martin St, Penticton, BC V2A 5J9 Tel: (250) Fax (250) File Nos. A /8/9.000 Willow Beach Amenity Contribution Letter, November 21, 2007 Page 13 of 20

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20 Regional District Okanagan-Similkameen 101 Martin St, Penticton, BC V2A 5J9 Tel: (250) Fax (250) File Nos. A /8/9.000 Appendix 1: Technical Comments on Proposed Engineering (Engineering Servicing Brief, Pilling & Associates Ltd.) 1. Sanitary Sewers: Utilizing low-flow fixtures and other water conservation techniques, the average sewage effluent has been reduced from 450 litres per capita per day (l/c/d) to 300 l/c/d thereby reducing the capacity of the treatment system and the area of the septic disposal field. The Subdivision Servicing Bylaw No. 2000, 2002 requires that the average daily sewer effluent be 450 l/c/d. Infrastructure includes a treatment plant, a fenced disposal field, 2 pump stations and the sewer piping with odor control, back-up power and SCADA. The works will be located on statutory rights-of-ways. This could adversely affect the size of the disposal field and the land required to be dedicated. An offsite sewage treatment plant solution may be possible in future, however, no approval for such an option currently exists. 2. Water: 34 litres per second (L/s) is stated as being required for domestic, irrigation and fire flow demands. This has been adjusted to L/s for domestic water, L/s for irrigation water and approximately 200 L/s for fire. This meets RDOS subdivision servicing requirements. 3. Domestic Water: An on-demand system; with no reservoir, 3 wells, treatment to remove hardness, SCADA and back-up power is proposed. The works will be located on statutory rights-of-ways. The wells are anticipated to produce approximately 37.9 L/s. Infiltration protection will be required to ensure that there is no surface water influence. Water treatment and chlorination will be required if the wells are under the influence of surface water. Consideration has been given to provide a storage tank but no details are given. No reference to commercial or public beach water demands have been provided. Well head protection and set backs from adjacent building structures and surface water sources must be identified. These issues can be resolved at subdivision. 4. Irrigation and Fire Flows: Fire and irrigation demands are planned to draw from the proposed lagoon within the development. This dual system will have 2 fire pumps and a separate irrigation pump; both with back-up power. No data has been provided to substantiate that the lagoon can satisfy irrigation or fire demands given seasonal draw-down. This issue can be resolved at subdivision. 5. Storm Water Run-off: Based on 100 year return storm, roads will have curb, gutter and catch basins to collect storm water. Storage/infiltration tanks may be used to limit discharge to the canals and pond. Most of the storm water/road infrastructure will be maintained by the strata development; the remainder by the Ministry of Transportation (MoT). The proposed development can meet our subdivision servicing bylaw requirements. Further detail will be required at the subdivision stage. 6. Roads: An existing dedicated road way within the site may require closure and adjustment. Which roads will be dedicated to the MoT and which will be maintained by the strata development is not indicated. Road access to the site and to the commercial area is proposed to be dedicated to the MoT. All roads will be designed to meet safe turning radii for emergency vehicles and it is anticipated that there will be no on-street parking. Ensuring adequate onsite parking is important. The proposed development can meet our subdivision servicing bylaw requirements. Further detail will be required at the subdivision stage. Page 20 of 20