OFFICIAL COMMUNITY PLAN AMENDMENT / ZONING AMENDMENT APPLICATION

Transcription

1 REGONAL DSTRCT of NORTH OKANAGAN PLANNNG DEPARTMENT NFORMATON REPORT OFFCAL COMMUNTY PLAN AMENDMENT / ZONNG AMENDMENT APPLCATON DATE: June 20, 2017 FLE NO.: OWNER / APPLCANT: LEGAL DESCRPTON: C-OR Chris Down and BC Ltd. c/o Jason R. Shortt Lots 4 AND 5, Sec 20, Twp 5, ODYD, Plan 878, Except Plan H11089 P..D.#: AND CVC ADDRESS: PROPERTY SZE: PRESENT ZONNG: PROPOSED ZONNG: OCP DESGNATON: PROPOSED OCP DESGNATON: PROPOSAL: 8008 AND 7948 Wallace Road 3.4 ha (8.40 acres) AND 7.51 ha (18.55 acres) Non-Urban (N.U) Country Residential (C.R), Small Holding (S.H) and Community Park and Public Use (S.3) Country Residential Country Residential and Small Holding 7 lot subdivision and park dedication PLANNNG DEPARTMENT RECOMMENDATON: That the application to amend the Electoral Areas B and C Official Community Plan land use designation of a portion of the property legally described as Lot 5, Sec 20, Twp 5, ODYD, Plan 878, Except Plan H11089 and located at 7948 Wallace Road, Electoral Area C from Country Residential to Small Holding be supported in principle and staff be directed to prepare an Official Community Plan Amendment Bylaw for First Reading only; and further, That the application to rezone the property legally described as a Lot 4, Sec 20, Twp 5, ODYD, Plan 878, Except Plan H11089 and located at 8008 Wallace Road, Electoral Area C from Non- Urban (N.U) to Country Residential (C.R) and to rezone the property legally described as Lot 5, Sec 20, Twp 5, ODYD, Plan 878, Except Plan H11089 and located at 7948 Wallace Road, Electoral Area C from Non-Urban (N.U) to Country Residential (C.R), Small Holding (S.H) and Community Park and Public Use (S.3) be supported in principle and staff be directed to prepare a Zoning Amendment Bylaw for First Reading only; and further,

2 C-OR (Chris Down and BC Ltd. c/o Jason R. Shortt) Page 2 That Second Reading of the proposed Official Community Plan and Zoning Amendment Bylaws be withheld until the applicant has: 1. held a Public nformation Meeting in accordance with the Public nformation Meeting Guide; 2. submitted a water supply study which takes into consideration the potential to service the proposed lots shown on the subdivision plan attached to the Planning Department Report dated June 20, 2017 and the impact the use of the water supplies could have on the water supply in the area; and further, That Final Adoption of the proposed Official Community Plan and Zoning Amendment Bylaws be withheld until the applicant has registered a covenant against the title of the property legally described as Lot 5, Sec 20, Twp 5, ODYD, Plan 878, Except Plan H11089 and located at 7948 Wallace Road that would prohibit subdivision of the lands until proposed Lot H is dedicated as Park and a Statutory Right of Way for park/trail purposes is registered on proposed Lots A and B as shown on the subdivision plan dated June 2, 2017 and attached to the Planning Department Report dated June 20, BACKGROUND: This report relates to an application to rezone the properties located at 7948 and 8008 Wallace Road from the Non-Urban (N.U) Zone to the Country Residential (C.R) Zone, Small Holding (S.H) Zone and Community Park and Public Use (S.3) Zone. The 2.0 ha portion of the property located at 7948 Wallace Road proposed to be rezoned to Small Holding (S.H) requires an amendment to the Official Community Plan. f successful in rezoning the properties, the applicant is proposing to subdivide the properties along with the property located at 7950 Wallace Road into 5 Country Residential (C.R) zoned lots and 2 Small Holding (S.H) zoned lots. An additional lot is proposed to be dedicated as Park and would be zoned as Community Park and Public Use (S.3) and a Statutory Right of Way for park/trail purposes is proposed to be registered on the 2 lots proposed to be zoned Small Holding (S.H). Site Context The subject property located at 7948 Wallace Road is located on the east side of Wallace Road and the north side of Dixon Dam Road. The subject property located at 8008 Wallace Road is located on the south side of Wallace Road and the north side of 7948 Wallace Road. The property located at 8008 Wallace Road slopes gradually downwards from north to south. BX Creek crosses through the southeast corner of 7948 Wallace Road. The property slopes upwards on both sides of the creek. The west half of the property slopes gradually down from north to south. The subject properties do not contain any dwellings. As shown on the attached Zoning and Official Community Plan maps, the subject properties are zoned Non-Urban (N.U) and are designated as Country Residential in the Electoral Areas B and C Official Community Plan (OCP). With the exception of the properties to the southeast of 7948 Wallace Road which are zoned and designated Small Holding (S.H) and the property to the north of 8008 Wallace Road which is zoned Non-Urban (N.U) and is designated as Country Residential. The subject and surrounding properties are zoned and designated as Country Residential (C.R). The attached orthophoto of the subject and surrounding properties was taken in 2016.

3 C-OR (Chris Down and BC Ltd. c/o Jason R. Shortt) Page 3 Proposal The applicant originally proposed that the subject properties be rezoned to the Country Residential (C.R) Zone to permit a 6 lot subdivision and park land dedication on the north side of BX Creek. Through discussions with the applicant and the Parks Department, the application was amended to 5 lots zoned Country Residential (C.R), 2 lots zoned Small Holding (S.H) with park land dedication zoned Community Park and Public Use (S.3) on the north side of BX Creek and a Statutory Right of Way for park/trail purposes on the south side of the creek. f successful in rezoning the properties, the applicant is proposing to subdivide the properties in phases. The initial subdivision would create proposed Lots A and B, a proposed Park lot (proposed Lot H) and Statutory Right of Way for park/trail purposes and a Remainder Lot shown on the attached subdivision plan dated May 2, Proposed Lot H would be 15 m wide and 0.44 ha in size. Proposed Lot H would be located on the north side of BX Creek, would be dedicated as Park and would be zoned Community Park and Public Use (S.3). The area proposed to be dedicated as park would amount to 3.4% of the area of the lots that are proposed to be subdivided. Once dedicated as Park, the property would tie into the undeveloped adjacent park system to the north as would the proposed park/tail Statutory Right of Way (SROW) on the proposed Small Holding (S.H) lots on the opposite side of BX Creek. The proposed SROW would also be 15 m wide and would be 0.41 ha in size. The area proposed to be registered as SROW would amount to 3.2% of the area of the lots that are proposed to be subdivided. Proposed Lots A and B would be 1.0 ha in size and located on the south side of BX Creek and the north side of Dixon Dam Road. Proposed Lots A and B would be zoned and designated Small Holding (S.H). Access to these lots would be gained from new driveways which connect to Dixon Dam Road. Access to the 5.45 ha Remainder Lot would be gained from Wallace Road. As shown on the attached subdivision plan dated June 2, 2017, the Remainder Lot would then be subdivided along with the properties located at 7950 and 8008 Wallace Road into a total of 5 lots zoned Country Residential (C.R). The property located at 7950 Wallace Road is currently zoned Country Residential (C.R) and is 1.89 ha in size. The property is currently used as a manufactured home park which contains 5 manufactured homes. The applicant has indicated he intends to allow the current tenants to stay until the future development occurs and would give the tenants 1-2 years advance notice of the proposed subdivision. The proposed lots would range from 2.0 to 2.3 ha in size and would be located on the north side of BX Creek and the south side of Wallace Road. Access to proposed lots would be gained via new driveways connected to Wallace Road. The applicant is proposing to service the new lots with drilled wells and/or water licences. No wells currently exist on the subject properties and no information regarding water quality and quantity has been provided. The applicant is also proposing individual on-site sewage disposal systems for each lot. ZONNG BYLAW: The subject properties are proposed to be rezoned from the Non-Urban (N.U) Zone to the Small Holding (S.H), Country Residential (C.R) and Community Park and Public Use (S.3) Zones.

4 C-OR (Chris Down and BC Ltd. c/o Jason R. Shortt) Page 4 Uses permitted in the S.H zone include accessory residential uses, bed and breakfast facilities, boarding lodging or rooming houses, home occupations, restricted agricultural uses and single family dwellings which may include secondary suites. Uses permitted in the C.R zone include, ancillary single family dwellings, bed and breakfast use, boarding house use, community care facilities, home occupation use, intensive agricultural use, limited resource use, manufactured homes, public parks and playgrounds, single family dwellings, two family dwellings, veterinary clinics, wineries and cideries, and secondary suites. Uses permitted within the S.3 zone include assembly, cultural and recreation facilities, parking areas, public parks, public golf courses, public libraries and museums, public playfields and playgrounds, public schools, daycare facilities operated by non-profit societies and pubic campgrounds. The maximum number of buildings permitted on 1.0 ha parcels in the S.H zone is limited to one single family dwelling which may contain a secondary suites, two accessory residential buildings and two restricted agricultural buildings. The maximum number of dwellings permitted on 2.0 ha parcels in the C.R zone is one single family dwelling which may contain a secondary suite or one two family dwelling. One ancillary single family dwelling is also permitted provided it is ancillary to an existing single family dwelling which does not contain a secondary suite. The minimum lot size standard of the Small Holding (S.H), Country Residential (C.R) and Non- Urban (N.U) zones are 1.0 ha, 2.0 ha and 7.2 ha respectively. There is no minimum lot size standard of the S.3 zone for lots created for public playfields and playgrounds. The minimum lot frontage standard of the Small Holding (S.H), Country Residential (C.R) and Non-Urban (N.U) zones is no less than one tenth (10%) of the perimeter of the lot. There is no minimum lot frontage standard of the Community Park and Public Use (S.3) Zone for lots created for public playfields and playgrounds. Building Sites All lots created within the Small Holding (S.H), Country Residential (C.R) and Non-Urban (N.U) zones of the Zoning Bylaw must contain a contiguous area of land 2,000 m 2 or larger in size to serve as a suitable building site. Building sites must be less than 30% natural slope and be accessible from a public highway in accordance with the following private access driveway design standards: Commencing at the edge of the finished road surface, private access driveways must be as close to right angles as practicable to the finished road surface for a minimum distance of 6 m, and have a minimum width of 5.5 m for the distance specified above and 4 m minimum width thereafter, and have a maximum slope of 2% from the ditch line for a minimum distance of 10 m and a maximum slope of 15% thereafter. OFFCAL COMMUNTY PLAN: The Electoral Areas B and C Official Community Plan designates the land use of the subject properties as Country Residential. The following OCP Policies are applicable to the application:

5 C-OR (Chris Down and BC Ltd. c/o Jason R. Shortt) Page 5 Rural Lands Policies 1. Rural Lands within the Plan area are designated either Large Holding, Non-Urban, Country Residential or Small Holding as shown on map Schedule B and where the minimum lot size standard is 30.5 ha, 7.2 ha, 2.0 ha and 1.0 ha respectively. 2. Developers on Rural Lands will be encouraged to consult with the Ministry of Forests Lands and Natural Resource Operations with regard to subdivision design, layout of roads, selection of building sites and the clearing of trees with regard to protection of the proposed development from wildfire hazard. 3. Because of the importance of water supplies for new development and the uncertainty about water supply for some Rural Lands, assurance about water supply should be provided with a rezoning application or an application to amend this Plan and as appropriate, hydrogeological studies should be undertaken to determine impacts, if any, on existing wells in the neighbourhood and the local aquifer. 4. Some lands in this Official Community Plan area are designated as Country Residential; however, this designation does not ensure that the land would be rezoned as Country Residential and the following information and considerations are necessary to guide a review of any rezoning application which may or may not be approved by the Regional District: information maps should be submitted showing how the rezoning area can develop into the Country Residential standard including the location of any new streets, environmental protection measures, lot layouts and any community amenities; the area should not be subject to flooding, high water table or terrain instability; the development of the area should not require excessive expenditures for community services such as roads, utility services and school busing; the terrain should be suitable for development whereby each new lot would have a building site and driveway access in compliance with the Zoning Bylaw ; each new lot shall have an area that is adequate for on-site sewage disposal with a reserve site for on-site sewage; information should be provided to show how development can be supplied with an adequate water supply as outlined in policy of this Plan; Natural Features or other sensitive environmental attributes should not be negatively impacted by a higher density of land use and in this regard, the Regional District may request that an environmental impact analysis be undertaken; other submissions other than those cited herein; and notwithstanding these specific considerations, the Regional District will be guided by community goals and objectives cited in this Plan and other policies in this Plan as may be appropriate in the consideration of any application. 5. Generally, Rural Lands within Electoral Area C and lands within Electoral Area B in the Swan Lake and L & A Road areas are maintained in the Country Residential standard; however, the Regional District will consider any application to amend this Plan for a Small Holding development if the following information is provided by the applicant: a. information maps should be provided to show that a new Small Holding designation in this Official Community Plan will follow a broad neighbourhood area and the Regional District will consider designating this whole area into the Small Holding designation; a public information meeting is held; evidence of broad neighbourhood support is provided; risks of interface fires are identified and addressed; adequate access to the proposed development is identified;

6 C-OR (Chris Down and BC Ltd. c/o Jason R. Shortt) Page 6 the provision of community water and appropriate onsite effluent disposal is confirmed; The following considerations will guide a review of the application which may or may not be approved by the Regional District: access via no-thru rural roads is not supported; the proposed development does not change the rural character of the area; and the subject lands are outside the Agricultural Land Reserve. Trail Policies 1. The Regional District supports the expansion of the BX Trail as outlined in Schedule E (which delineates a trail along BX Creek). 2. The Regional District recognizes the need to develop local trails within Electoral Areas B & C to enhance the connectivity between Sub-Regional trails, any future Sub-Regional parks and local park space. Relevant trails are outlined in the Ribbons of Green Trails Plan (Schedule G) with the exception of a trail linkage which should be considered between the Foothills Neighbourhood and Cools Pond. 3. The Regional District recognizes the need to develop priorities and an implementation strategy for the acquisition and development of new trails in the Electoral Areas; however, it is also recognized that when opportunities arise for the acquisition of a new trail segment as identified in the Ribbons of Green Trail Plan then prompt action is often necessary despite the priorities in the implementation strategy. Riparian and Swan Lake Development Permit Area The subject properties will require a Riparian Development Permit at the time of subdivision. The Regional District considers that all watercourses are within the Riparian and Swan Lake Development Permit Area. The primary objective of the Riparian and Swan Lake Development Permit designation is to regulate development activities in watercourses and their riparian areas in order to preserve natural features, functions and conditions that support natural processes. Environmentally Sensitive Lands Development Permit Area The subject properties will require an Environmentally Sensitive Lands Development Permit at the time of subdivision as portions of the subject properties fall within areas of High and Very High conservation ranking as identified in the Official Community Plan. The primary objective of this designation is to regulate development activities in areas of High and Very High conservation value to protect rare and fragile terrestrial ecosystems and habitat for endangered species or native rare vegetation or wildlife. Wildfire nterface Development Permit Area The subject properties will require an Wildfire nterface Development Permit at the time of subdivision as the subject properties fall within areas of wildfire hazard as identified in the Official Community Plan. The primary objective of the Wildfire nterface Development Permit Area designation is to ensure that particular development and maintenance measures are implemented to protect persons and property from wildfire hazard, and to ensure that property owners are aware of the wildfire hazard. t is also important that ecosystem values are addressed in wildfire mitigation activities and not overlooked during the assessment and implementation of works.

7 C-OR (Chris Down and BC Ltd. c/o Jason R. Shortt) Page 7 REGONAL GROWTH STRATEGY: The subject property is designated Rural Protection Area within the Regional Growth Strategy Bylaw No. 2500, The following definition has been provided for the Rural Protection Area: RURAL PROTECTON AREAS: are areas that will not have access to water and sewer infrastructure, consist of large lot sizes and are associated with rural uses. Rural Protection Areas are intended to provide for a variety of rural land uses, including low density rural residential development, natural resources, and agricultural and existing small scale neighbourhood commercial uses. Rural Protection Areas help protect rural landscapes and agricultural lands, prevent unsuitable urban development and densities, limit water and sewer infrastructure extensions beyond the Rural Protection Boundary and maintain rural lifestyle options. Natural lands, open spaces, agricultural lands and environmentally sensitive lands that are unsuitable for residential development are included within the Rural Protection Areas, including: the Agricultural Land Reserve, watersheds, conservation areas, natural habitats, grasslands, forests, wetlands, major parks and recreation areas. Rural developments around drinking water sources and reservoirs should be restricted to protect water quality and quantity. The Regional Growth Strategy outlines the regional policies that are to be considered by the Board of Directors when reviewing an OCP/Rezoning Amendment application. The following policies apply with respect to this application: UC 2.1: designate Rural Protection Boundaries, consistent with the Regional Growth Strategy, within Official Community Plans for the purpose of protecting lands within the Rural Protection Area. Lands designated as Rural Protection Areas are intended to accommodate low density development on larger (1 hectare and greater) parcels of land that are not serviced with both community water and sewer systems. PLANNNG ANALYSS: This report relates to an application to rezone the properties located at 7948 and 8008 Wallace Road from the Non-Urban (N.U) Zone to the Country Residential (C.R) Zone, Small Holding (S.H) Zone and Community Park and Public Use (S.3) Zone. A 2.0 ha portion of the property located at 7948 Wallace Road is proposed to be rezoned to Small Holding (S.H) and requires an amendment to the Electoral Areas B and C Official Community Plan. f successful in rezoning the properties, the applicant is proposing to subdivide the properties along with the property located at 7950 Wallace Road into 5 lots zoned Country Residential (C.R) and 2 lots zoned Small Holding (S.H). An additional lot on the north side of BX Creek is proposed to be dedicated as Park and zoned as Community Park and Public Use (S.3). A Statutory Right of Way on the south side of BX Creek is proposed to be registered for park/trail purposes on the 2 lots proposed to be zoned Small Holding (S.H). While the proposed Small Holding land use designation of the 2.0 ha portion of the property 7948 Wallace Road is not envisioned in the OCP as proposed, it is suggested the above noted Electoral Areas B and C Rural Land Policies lends support to the proposal. n regards to rezoning of the remainder of 7948 Wallace Road and the property located at 8008 Wallace Road from the Non-Urban (N.U) Zone to the Country Residential (C.R) Zone, the Planning Department suggests that the proposal is also supported by the above noted Rural Lands Policies.

8 C-OR (Chris Down and BC Ltd. c/o Jason R. Shortt) Page 8 Specifically, the overall proposal complies with the following Policies: a) the properties to the southeast of 7948 Wallace Road are currently zoned and designated Small Holding (S.H); b) the subject properties are located outside the Agricultural Land Reserve; c) the proposed rezoning would allow for the creation of two 1 ha lots and five 2 ha lots of which all would have road frontage and access. The applicant has submitted a site plan which shows how the property could be developed under the Small Holding (S.H) and Country Residential (C.R) Zones; d) at the time of subdivision, the applicants will need to ensure the terrain is suitable for development and prove each new lot would have a building site and driveway access in compliance with the Zoning Bylaw. An initial review of the proposal suggests that the proposed lot layout would allow for suitable building sites, private on-site sewage disposal areas and private driveways that would be outside of riparian areas and not be subject to flooding, high water table or terrain instability; e) subdivision of the property should not require excessive expenditures for community services such as roads, utility services and school busing as such services already exist; f) prior to final subdivision approval, a Riparian Development Permit which assesses the impact of development activities adjacent to watercourses and their riparian areas will be required; g) prior to final subdivision approval, the applicants will need to obtain the approval of an Environmentally Sensitive Lands Development Permit which will identify natural features and other sensitive environmental attributes which should not be negatively impacted by the higher density of land use; and, h) prior to final subdivision approval, the applicants will need to obtain the approval of an Wildfire nterface Development Permit to ensure that particular development and maintenance measures are implemented to protect persons and property from wildfire hazards, and to ensure that property owners are aware of the wildfire hazards. The proposal has been reviewed against the OCP policies which state that information should be provided to show how a proposed development could be supplied with an adequate water supply and how the use of the water supply could impact existing wells in the area. n this regard, the applicant has not submitted such information and so it is recommended that a hydrogeological assessment be provided as a condition of approval of the proposed rezoning to demonstrate that a water source is available for the proposed lots based on the Subdivision Servicing Bylaw standards. This information will be important for the area residents to have when they become aware of the proposal. The proposal has also been reviewed against the OCP policy which states that the Regional District supports the expansion of the BX Trail eastward along the BX Creek valley from BX Ranch Park to crown lands in the Silver Star Mountain area. n this regard, the applicant is proposing to dedicate a Park lot (proposed Lot H) for park/trail purposes through the proposed subdivision and along the north side of BX Creek and a Statutory Right of Way (SROW) for park/trail purposes through the proposed subdivision and along the south side of the creek. To ensure the Park lot and SROW are dedicated at subdivision stage as proposed, it is recommended that final approval of the rezoning application be withheld until the applicant has registered a covenant against the title of the property located at 7948 Wallace Road that would prohibit subdivision of the lands until proposed Lot H is dedicated as Park and a Statutory Right of Way for park/trail purposes is registered on proposed Lots A and B as shown on the attached subdivision plan.

9 C-OR (Chris Down and BC Ltd. c/o Jason R. Shortt) Page 9 The proposal has also been reviewed against the OCP policy which states the Regional District will consider any application to amend the OCP for a Small Holding development if a public information meeting is held. n this regard, it recommended that the applicant hold a public information in accordance with the Regional District Public nformation Meeting Guide as a condition of approval of the proposed OCP amendment. Feedback from the meeting will assist the Board in gauging public support for the proposal. As directed by the Board, applications for OCP amendments are to be considered in batches so that the cumulative effect they will have on the area and its character can be better analyzed. To date, the subject application is the only OCP amendment application received in 2016 for Electoral Area C. The application was submitted in 2016 and it originally proposed that the subject properties be rezoned to the Country Residential (C.R) Zone to permit a 6 lot subdivision and park land dedication on the north side of BX Creek. Through discussions with the applicant and the Parks Department, the application was amended to 5 lots zoned Country Residential (C.R), 2 lots zoned Small Holding (S.H) with park land dedication zoned Community Park and Public Use (S.3) on the north side of BX Creek and a Statutory Right of Way for park/trail purposes on the south side of the creek. n 2012, the Board received an application which proposed to change the OCP land use designation of a 1 ha portion of the property located at 7125 Tillicum Road from Country Residential to Small Holdings. n 2014, the Board resolved to not forward the application to a Public Hearing. n 2011, the Board considered an application which proposed to change the OCP land use designation of a 1 ha portion of the property located at 7400 McKoryk Road from Country Residential to Small Holdings. The application was not supported. n 2009, the Board considered an application which proposed to change the OCP land use designation of the property located at 7025 Herbert Road from Country Residential to Small Holdings and Commercial. The application was not supported. Also in 2009, the Board considered an application which proposed to change the OCP land use designation of the property located at 7285 Dixon Dam Road from Country Residential to Small Holdings. The application was supported. n 2017, the Regional District received an application which proposes to change the OCP land use designation of four properties in the McLennan Road area from Country Residential to Small Holding. The area of the land under application totals 55.6 ha. Should the Board wish to include the subject application with the next batch of OCP amendment applications, the application could be deferred accordingly. SUMMARY: This report relates to an application to rezone the properties located at 7948 and 8008 Wallace Road from the Non-Urban (N.U) Zone to the Country Residential (C.R) Zone, Small Holding (S.H) Zone and Community Park and Public Use (S.3) Zone. The portion of the properties proposed to be rezoned to S.H also requires an amendment to the Official Community Plan. f successful in rezoning the properties, the applicant is proposing to subdivide the properties along with the property located at 7950 Wallace Road into a total of 5 lots zoned Country Residential (C.R) and 2 lots zoned Small Holding (S.H). An additional lot is proposed to be dedicated as Park and zoned as Community Park and Public Use (S.3). A Statutory Right of Way for park/trail purposes is proposed to be registered on the 2 lots proposed to be zoned Small Holding (S.H).

10 C-OR (Chris Down and BC Ltd. c/o Jason R. Shortt) Page 10 The Planning Department recommends that the proposal be given favourable consideration as the proposed land use and subdivision is generally consistent with the Electoral Areas B and C Official Community Plan Rural Lands Policies. Staff also recommend that Second Reading of the OCP and Zoning Amendment Bylaws be withheld until the applicant has held a Public nformation Meeting in accordance with the Public nformation Meeting Guide and the applicant has submitted a water supply study which takes into consideration the potential to service the proposed lots and the impact the use of the water supplies could have on the water supply in the area. To ensure parkland is dedicated as proposed, staff recommend that Final Adoption be withheld until the applicant has registered a covenant against the title of the property located at 7948 Wallace Road that would prohibit subdivision of the lands until proposed Lot H is dedicated as Park and a Statutory Right of Way for park/trail purposes is registered on proposed Lots A and B. REFERRAL COMMENTS: The application was referred for comments to the following: 1. RDNO Building nspection Department, Chief Financial Officer, Chief Administrative Officer and Environmental Services Department 2. Okanagan ndian Band 3. Splatsin 4. nterior Health Authority 5. School District BX/Swan Lake Fire Department 7. Ministry of Environment 8. RDNO Parks Manager The Parks Manager provided the following comments: Parks requirements would be DCC fees $3,644 per newly created lot. The applicant has also proposed a park dedication along the north side of BX Creek in fee simple and a statutory right of way on the south side of BX Creek for future trail connectivity. The statutory right of way along the south does not affect density of proposed lot A. 9. Ministry of Forests, Lands, Range and Natural Recourse Operations The Ecosystems Section of the Ministry provided the following comments: Our expectation is that prior to agency approval, an assessment of values occurs and that mitigation is included in the final proposal to ensure minimal impacts to those values. We recommend that the proponent retain a qualified professional (QP) to conduct an environmental assessment of the site prior to development in order to assess the environmental values present, determine the potential for adverse effects to environmental values as a result of development, and develop value-specific mitigation measures to avoid or limit adverse effects. The QP review is to include: Conservation Data Centre (CDC) Species at Risk, Wildlife Species nventory (WS), Conservation Lands, Okanagan Shuswap Land and Resource Management Plan (LRMP) (wildlife/habitat RMZs), streams, fish occurrences, Ungulate Winter Range (UWR), Wildlife Habitat Areas (WHA), Terrestrial Ecosystem Mapping (TEM), Biodiversity Conservation Strategy, etc. nventory methods should follow provincial Resources nformation Standards Committee (RSC) standards. n addition, species at risk occurrences should be reported to the B.C. Conservation Data Centre (CDC) using standard forms. Provincial guidance for considering environmental values, including a bio-inventory terms of reference, are provided in FLNR s document Develop with Care 2014: Environmental Guidelines for Urban & Rural Land Development in British

11 OCP Amendment Zoning Amendment Application C-OR (Chris Down and BC Ltd. c/o Jason R. Shortt) Page 11 Columbia. Section 3 of this document describes the objectives, requirements, and guidelines for good environmental development and management at the site level. Section 4 describes the objectives, legal requirements, and guidelines for land development near environmentally valuable resources, which can include endangered species, sensitive ecosystems or specialized habitats. Section 5. 7 provides regional guidelines for the Thompson Okanagan Region. Additional guidance for mitigating adverse effects to environmental values is provided in British Columbia's Environmental Mitigation Policy. The Riparian Areas Regulation will apply to this property because of its proximity to BX Creek. Environmental values recorded as part of the environmental assessment, as well as appropriate mitigation for the specific environmental values identified, should be reported to the undersigned for consideration as part of this referral. t is the proponent's responsibility to ensure his/her activities are in compliance with all relevant legislation, including the Water Sustainability Act and the Wildlife Act. 10. Ministry of Transportation and nfrastructure The Ministry of Transportation and nfrastructure provided the following comments: The Ministry is unaffected by the proposed bylaw amendment. Approval of the rezoning does not guarantee approval of the proposed subdivision. The applicant will be responsible to apply to the Ministry of Transportation and nfrastructure for the proposed subdivision and will be required to satisfy all conditions of the subdivision. Submitted by: Reviewed by: Endorsed by: ~ Rob Smailes, MCP, RPP General Manager, Planning and Building

12 ELECTORAL AREA "C" OCP/REZONNG APPLCATON SUBJECT PROPERTY MAP File: C-OR Owner / Applicant: BC Ltd. / Chris Down c/o Jason R. Shortt Location: 7948 & 8008 Wallace Road

13 ELECTORAL AREA "C" OCP/REZONNG APPLCATON ZONNG MAP File: C-OR Owner / Applicant: BC Ltd. / Chris Down c/o Jason R. Shortt Location: 7948 & 8008 Wallace Road

14 ELECTORAL AREA "C" OCP/REZONNG APPLCATON OFFCAL COMMUNTY PLAN MAP File: C-OR Owner / Applicant: BC Ltd. / Chris Down c/o Jason R. Shortt Location: 7948 & 8008 Wallace Road

15 ELECTORAL AREA "C" OCP/REZONNG APPLCATON 2016 ORTHO PHOTO File: C-OR Owner / Applicant: BC Ltd. / Chris Down c/o Jason R. Shortt Location: 7948 & 8008 Wallace Road

16 FALCON ROAD WALLACE ROAD LOT 1 PLAN Rem Amended LOT 6 PLAN 878 Rem Amended LOT 4 PLAN 878 LOT 1 PLAN KAP83138 T9t.'.9:_ = Rem Amended LOT 5 PLAN ha LOT 1 PLAN '; OJrren Zoning : NU OCP: CR Proposed Zoning: CR PROPOSED LOT A 1.0ho LOT 5 PLAN KAP83138 NU Pl.AN OF PROPOSED SUBOMSON OF PART OF REAi. OF AMENDED LOT 5, Pl.AN 878, SEC 20, TP 5, OOYO LOT 5 PLAN PLAN LOT 2 KAP81991 '~~ k2 \ R_l DXON DAM ROAD SOO< '' 119' (JU. CtSLWC S N ~ } MolY 2 2tJ11-odded pn:p Ff' /MO( ,,..... porl "' Lot,,.Soa f' B """ - - ol Lot ~ -2Job} NOV ' - (f'uom a.e l'to&) NOV (t'vow ~ SUD pit!ll'f tot ~ 2.Job) Al.JC (12 """ ~... ~,.AJH,~ ,,,.. 1W9!>CS F<N S PflO'All rj TOR THC USC ty: ~ rax: FU:2- F.B.no ~.JAS()N R. SHOlm; &c.l.$ russell shortt lond SUR 'EYORS!2110r-<lbd $110E7; - ac. - --<1511

17 ----= FALCON ROAD WALLACE 74.0 ROAD / LOT 1 PLAN ~ \ E~;;; Current Zoni. OCP: CR CR V\ " PROPOSED ~ 40T E -~ ~ ~ ~ ' 2.0ha PROPOSED t o1- o 2.1 ha i i ~\ E ;; y~ _ l""l / " \.../. '-...! Current Zoning : OCP: CR Proposed Zoning: 'CR PROPOSED LOT F. 2.0ha, q_ PROPOSED LOT G 2.0 ha N, cdi LOT 1 PLAN KAP83138 LOT,1 PLAN ~ PROPOSED LOT C 2.3 ha PERMETER 631 FRONTAG E 63.8m Current Zoning : NU OCP: CR Proposed Zoning: CR '2.~~- ~ A ~\ E:; ii.l~, ; ;; E: ;; (J E; (~. \._..) , _,_ 1-':~. 4-,--- ~d ' 1JfY!i 1 //../ t ~~ () 4'\0 "a.// _././ PROPOSED LOT A 1.0ha LOT 5 PLAN KAP83138 / LOT 5 Pr AN PLAN LOT --~ 1 2.' KAP ha 68.2 DXON- DAM- ROAD NU 68.2 \ - _\ ,.... J PLAN SHOWNG PROPOSED REZONNG AND SUBDV/SON OF THE REM. OF AMENDED LOTS 4, 5, &: 6, PLAN 878, SEC 20, TP 5, ODYD SCALE 1: 1250 ( ALL DSTANCES N METRES ) JJJNE 2, 2017 "'4Y 10, 2017 MARCH 17, 2017 THS Pl.AN S PREPARED FOR THE USE OF: DOWN FAX: FLE: 27889prop F.8. na JASON R. SHORTT, B.C.L.S. 201Z russell shortt land SURVEYORS nd STREET, VERNON, B.C. Phone