REGIONAL DISTRICT OF CENTRAL OKANAGAN PUBLIC HEARING AGENDA Monday, February 27, 2017 7:00 p.m. Woodhaven Board Room 1450 K.L.O. Road, Kelowna, BC Pages 1. CALL TO ORDER This Special Meeting is being held for the purpose of considering the discharge of Land Use Contract No. 150, an amendment to the Ellison Official Community Plan Bylaw No. 1124 and an amendment to the RDCO Zoning Bylaw No. 871. The Public Hearing was advertised pursuant to the Local Government Act as follows: The Capital News on Friday, February 17, 2017 and Wednesday, February 22, 2017. A Consultation Notice in accordance with the Local Government Act was advertised in the Capital News on Wednesday, January 25, 2017. In accordance with Development Applications Procedure Bylaw No. 944, a Notice of Application sign was also posted on the subject property. The role of the Regional Board is to hear representation from those persons who wish to provide comments regarding the proposed bylaws. Everyone who wishes to speak shall be given the opportunity to be heard. No one will be, or should feel, discouraged or prevented from making his or her views known. However, it is important that all who speak at this meeting restrict their remarks to matters contained in the bylaws and it is my responsibility as Chairperson of this meeting to ensure that all remarks are so restricted. Members of the Regional Board may, if they so wish ask questions of you following your presentation. However, the main function of the Regional Board members this evening is to listen to the views of the public. It is not the function of the Regional Board at this public hearing to debate the merits of the proposed bylaws with individual citizens. No decision will be made at the Hearing, but the entire proceedings will be considered by the Regional Board at a subsequent meeting. Submissions regarding the proposed bylaws may be received prior to or at this Hearing. No further information or representations can be considered by the Regional Board after the Public Hearing is terminated. Please clearly state your name and address when you are at the microphone before you begin your comments.
2. OWNER: 532451 B.C. Ltd. Inc. No. 532451 1-37 APPLICANT: Regional District of Central Okanagan a) Land Use Contract No. 150 Received First Reading January 12, 2017 (Central Okanagan East Electoral Area) b) Ellison Official Community Plan Amendment Bylaw No. 1124-05 Received First Reading January 12, 2017(Central Okanagan East Electoral Area) c) Zoning Amendment Bylaw No. 871-234 (Our file: Z16/01) Received First Reading January 12, 2017 (Central Okanagan East Electoral Area) To discharge Land Use Contract No. 150 from the subject property, to exempt the development from the Ellison Official Community Plan No. 1124 Multiple Unit and Intensive Residential Development Permit Area, and to amend the RDCO Zoning Bylaw No. 871 to (RMP) Manufactured Home Park (amended) on Lot C, Plan 23162, Section 12, Township 23, ODYD located adjacent to Old Vernon Road. 3. TERMINATE & ADJOURN
Regional Board Report For the Public Hearing February 27, 2017 TO: FROM: Regional Board Ron Fralick Manager of Development Services DATE: February 17, 2017 SUBJECT: Land Use Contract Amendment Bylaw No. 150-1 Official Community Plan Amendment Bylaw No. 1124-05 Zoning Amendment Bylaw No. 871-234 Application Z16/01 (Regional District of Central Okanagan) Lot C, Plan 23162, Sec. 12, Twp. 23, ODYD - 3591 Old Vernon Road Purpose: To discharge Land Use Contract No. 150, exempt the existing development from the Official Community Plan s Multiple Unit and Intensive Residential Development Permit Area designation, and zone the subject property as RMP Manufactured Home Park (as amended). Executive Summary: In recognition that majority of the development provided for in Land Use Contract No. 150 has occurred, and as per requirements of the Local Government Act to discharge all Land Use Contracts, Regional District staff is moving forward with the bylaw amendments as a housekeeping matter. The property owner has been informed and consulted with and is in support of the proposed bylaw amendments. To date, no opposition has been received from affected agencies or neighbouring property owners regarding the application. Respectfully Submitted: Approved for Board s Consideration R. Fralick, MCIP, RPP Brian Reardon, CAO Manager of Development Services Prepared by: Janelle Taylor, Planner 1 1
Public Hearing Report (Z16/01) Page 2 Implications of Recommendation: Strategic Plan: Policy: Legal/Statutory Authority: Approval of the discharge and amendments meets the 2015-2018 Strategic Priorities Plan, Strategic Priority #3: Nurture Responsible Growth and Development. Approval of the discharge and amendments complies with Ellison Official Community Plan Bylaw No. 1124. Approval of the discharge and amendments complies with Local Government Act, Part 14, Division 16. Background: Current: The subject property is regulated under Land Use Contract No. 150 (attached), which was adopted in 1976. Under the LUC, the parcel is permitted up to 80 mobiles homes plus 1 owner s residential plot; the property currently has 76 mobile homes and 1 clubhouse. In accordance with the Ellison Official Community Plan Bylaw No. 1124, there are no natural environment or hazard Development Permit provisions that affect the parcel. The landowner has been informed and consulted with and is in support of the following proposed changes: Proposed Changes: The intent of the application is to remove the Land Use Contract and provide land use to the parcel that mirrors what has historically been permitted. 1. Land Use Contract Discharge Land Use Contracts (LUC) are land-use regulatory tools, like site-specific zoning bylaws, enacted under legislation established in the 1970 s. Properties located within LUCs are not governed by the Regional District s Zoning Bylaw No. 871. The Province of British Columbia has amended the Local Government Act so that LUCs in the Province will automatically be terminated on June 30, 2024. The Regional District proposes to discharge the LUCs and provide appropriate land use designations/zones well in advance of the termination deadline. Should this Community Services Department initiated application be successful, LUC No. 150 will be removed in its entirety from the subject property. 2. Official Community Plan Amendment Under Land Use Contracts, properties are not affected by form and character development permits; however, once the LUC is discharged the subject parcel will be affected by the form and character development permit provisions of the Ellison Official Community Plan Bylaw No. 1124. Bylaw No. 1124 identifies parcels with the RMP Manufactured Home Park zone subject to completion of a Multiple Unit and Intensive Residential Development Permit prior to construction of, addition to or alteration of a building or structure. The purpose of the Multiple Unit and Intensive Residential Development Permit Area is to establish objectives for the form and character of intensive residential and multi-family residential development. 2
Public Hearing Report (Z16/01) Page 3 While the subject parcel has been predominately developed, given the age of the existing mobile homes located on the site, older mobile homes are gradually being removed and replaced with new models. Due to the status of the development, and that building permits are required for the removal and replacement of the homes, Planning staff is recommending that the parcel be exempt from a future Multiple Unit and Intensive Residential Development Permit. 3. Zoning Bylaw Amendment Ellison Official Community Plan Bylaw No. 1124, Policy No. 16.2.2 Encourage any changes to land use proposed in areas covered by a Land Use Contract to be reviewed as a rezoning bylaw under Zoning Bylaw No. 871 rather than a Land Use Contract amendment. This is especially important where the existing Land Use Contract is difficult to interpret, or, the proposed change is more than a very minor amendment, or, where it is important to ensure that current standards and requirements apply to the proposal. Zoning Bylaw No. 871 has a current zone, RMP Manufactured Home Park, which is intended to accommodate manufactured home park developments with some associated uses. As there is no other parcel with the RMP zone within the RDCO, staff is proposing to amend the existing RMP zone to create a site-specific zone for the subject parcel with the intent that the zone regulations be equivalent to the density and uses permitted by the existing Land Use Contract. It is proposed that the subject property be zoned to RMP, as amended (see attached). It is noted that the subject property is located adjacent to a parcel within the ALR and zoned A1 Agricultural. Once zoned, Zoning Bylaw s Section 3.11 Setback and Buffering from ALR (attached) will apply at time of development as the RMP zone is considered a R zone. For example, Level 1 Buffer Requirements would become mandatory at time of a building permit (ie. replacing a modular home). Additional Information: Applicant: Regional District of Central Okanagan Owner: 532451 BC Ltd. Address: 3591 Old Vernon Road Legal: Lot C, Plan 23162, Sec. 12, Twp. 23, ODYD Lot Size: +/- 4.86 ha (12 acres) Zoning: n/a (Land Use Contract No. 150) OCP Designation: Residential Existing Use: Mobile Home Park Sewage Disposal: Private Community Sewage System Water Supply: Black Mountain Irrigation District ALR: Outside of the ALR Fire Protection: Within the Ellison Fire Protection Area Surrounding Uses: North: Agricultural / Rural Residential South: Residential East: Residential West: Agricultural / Rural Residential 3
Public Hearing Report (Z16/01) Page 4 AGENCY REFERRALS (Presented at First Reading): RDCO Environmental Services & Parks Services staff notes that their interests are unaffected by the bylaw amendments. Agricultural Advisory Commission supports the application. Ministry of Agriculture advises that the proposed bylaw amendments should not impact the current use on adjacent agriculture parcels, and supports the Regional District requiring at time of building permit the mandatory buffering as outlined under Zoning Bylaw No. 871 s Section 3.11 Setback and Buffering from ALR. City of Kelowna staff indicates that there are no concerns, provided that the proposed zoning does not grant additional density over and above what the Land Use Contract provided. Fortis BC indicates that there are primary distribution facilities (electric) along Old Vernon Road. The applicant is responsible for costs associated with any change to the subject property's existing service, if any, as well as the provision of appropriate land rights where required. Otherwise, there are no concerns with this circulation. Ministry of Transportation & Infrastructure advises that there are no objections to the proposed bylaws. In addition, the subject property lies outside of 800m from a Controlled Access Highway and Ministry sign off is not required. Interior Health Authority has no concern or objection to the discharge of the LUC, OCP exemption or zoning to RMP of the subject property. IHA supports the intent of the application to provide zoning to the parcel that will reflect what has historically been permitted under the LUC without imposing new regulatory requirements on the owner. External Implications: In accordance with Development Applications Procedures Bylaw No. 944, a Notice of Application sign has been posted on the subject property. Subsequent to the Public Hearing notification process, up to and including the date of this report, no letters or correspondence has been received from neighbouring property owners or residents. Conclusion: Should the Regional Board close the Public Hearing, the application will come forward with a separate staff report for Board consideration of further readings to the bylaw amendments. Considerations not applicable to this report: Financial Considerations Organizational Issues Attachment(s): Land Use Contract Amendment Bylaw No. 150-1 Official Community Plan Amendment Bylaw No. 1124-05 Zoning Amendment Bylaw No. 871-234 Orthophoto & ALR Maps Zoning Bylaw No. 871, Section 3.11 Setback and Buffering from ALR Land Use Contract No. 150 4
REGIONAL DISTRICT OF CENTRAL OKANAGAN LUC 150-01 A Bylaw to amend Land Use Contract No. 150 Being a Bylaw of the Regional District to authorize the Regional District of Central Okanagan to enter into an Agreement amending an existing Land Use Contract. WHEREAS the Regional District of Central Okanagan pursuant to the Local Government Act may discharge a land use contract that is entered into and registered in a land title office subject to the terms and conditions therein set out; NOW THEREFORE the Regional Board of the Regional District of Central Okanagan, in an open meeting enacts as follows: 1. This bylaw shall be cited as Regional District of Central Okanagan Land Use Contract Amendment Bylaw No. 150-01. 2. That Land Use Contract No. 150 is hereby discharged in its entirety from Lot C, Plan 23162, Section 12, Township 23, ODYD as shown on Schedule A attached to and forming part of this bylaw. 3. That the Regional District of Central Okanagan Zoning Bylaw map being Schedule B of the bylaw be AMENDED to depict the LUC Discharge. 4. That Regional District of Central Okanagan Land Use Contract Amendment Bylaw No. 150-01 comes into force on, pursuant to the Local Government Act, Part 14, Section 548. This bylaw may be cited as Land Use Contract Amendment Bylaw No. 150-01. READ A FIRST TIME this 12th January 2017 PUBLIC HEARING HELD PURSUANT TO THE LOCAL GOVERNMENT ACT this READ A SECOND TIME this READ A THIRD TIME this ADOPTED this Chairperson Director of Corporate Services LUC 150-01 Page 1 of 2 5
I hereby certify the foregoing to be a true and correct copy of Bylaw No. 150-01 as read a third time by the Regional District of Central Okanagan the Dated at Kelowna, this Director of Corporate Services I hereby certify the foregoing to be a true and correct copy of Bylaw No. 150-01 which was Adopted by the Regional District of Central Okanagan on the Dated at Kelowna, this Director of Corporate Services H:\Planning\3360-Zoning\20-Applications\2016\Z16-01\Bylaw LUC 150-01.docx LUC 150-01 Page 2 of 2 6
SCHEDULE 'A' A pl 42485 pl 42485. 1 19835 835 1 pl 16551 A pl 38194 Bulman Rd Subject Property Old Vernon Rd 1 2 RC1 COM 46 PROP 45 44 1 pl 4660 A1s pl 42485 A1 RMP 3 4 5 6 7 8 9 10 11 12 13 141516 17 18 19 20 COMMON PROPERTY 41 40 39 47 COMMON 48 49 42 K726 50 43 38 37 36 35 3433 A1 PROPERTY 1 2 pl 5979 pl 5979 A pl 23162 B pl 23162 C pl 23162 32 3130 25 29 28 27 26 2 pl 4660 21 22 23 24 A 12 11 10 8 pl 33240 4 3 2 9 R1 1 21 20 19 18 pl 30525 14 13 12 11 10 14 15 13 7 6 5 Weston Rd 41 42 0 30 60 120 Meters 1:4,000 pl 35211 28 A pl 30525 pl 25075 R1 R1 47 pl 30525 pl 25075 25 29 30 31 32 33 34 35 36 37 B 17 18 19 31 32 33 34 35 36 37 38 39 40 38 41 39 26 40 53 52 pl 33240 48 85 84 83 82 81 77 76 51 50 49 pl 30525 pl 3324 30 29 28 54 55 p 46 4 27 39 38 37 Daryl Rd 75 74 73 2 pl 33 41 40 86 72 43 44 45 46 47 6 Seratoga Rd Esquire Rd 5 Parkdale Cres 4 87 88 89 R 9 I hereby certify this to be a true and correct copy of Schedule 'A' as described in Bylaw No. LUC 150-01 and read a third time by the Regional District of Central Okanagan on the 7 Director of Corporate Services
REGIONAL DISTRICT OF CENTRAL OKANAGAN BYLAW NO. 1124-05 A Bylaw to Amend Regional District of Central Okanagan Ellison Official Community Plan Bylaw 1124, 2006 WHEREAS the Regional Board of the Regional District of Central Okanagan is desirous of amending Ellison Official Community Plan Bylaw No. 1124 under the provisions of the Local Government Act. NOW THEREFORE the Regional Board of the Regional District of Central Okanagan, in an open meeting enacts as follows: 1. This bylaw shall be cited as Regional District of Central Okanagan Ellison Official Community Plan Amendment Bylaw No. 1124-05. 2. That the Regional District of Central Okanagan Ellison Official Community Plan Bylaw No. 1124, 2006 is hereby AMENDED by ADDING a new subsection 18.3.3.3 The construction of, addition to, or alteration of a building or structure takes place on Lot C, Section 12, Township 23, ODYD, Plan 23162. READ A FIRST TIME this 12th January 2017 PUBLIC HEARING HELD PURSUANT TO THE LOCAL GOVERNMENT ACT this READ A SECOND TIME this READ A THIRD TIME this ADOPTED this Chairperson Director of Corporate Services Bylaw No.1124-05 Page 1 of 2 8
I hereby certify the foregoing to be a true and correct copy of Ellison Official Community Plan Bylaw No. 1124-05 as read a third time by the Regional District of Central Okanagan the Dated at Kelowna, this Director of Corporate Services I hereby certify the foregoing to be a true and correct copy of Ellison Official Community Plan Bylaw No. 1124-05 which was Adopted by the Regional District of Central Okanagan on the Dated at Kelowna, this Director of Corporate Services H:\Planning\3360-Zoning\20-Applications\2016\Z16-01\Bylaws & Maps\Bylaw - OCP 1124-05.doc Bylaw No.1124-05 Page 2 of 2 9
REGIONAL DISTRICT OF CENTRAL OKANAGAN BYLAW NO. 871-234 A Bylaw to Amend Regional District of Central Okanagan Zoning Bylaw 871, 2000 WHEREAS the Regional Board of the Regional District of Central Okanagan is desirous of amending Zoning Bylaw No. 871, 2000 under the provisions of the Local Government Act. NOW THEREFORE the Regional Board of the Regional District of Central Okanagan, in an open meeting enacts as follows: 1. This bylaw may be cited as Regional District of Central Okanagan Zoning Amendment Bylaw No. 871-234. 2. That the Regional District of Central Okanagan Zoning Bylaw No. 871, 2000 is hereby AMENDED by deleting Part 8.1 Manufactured Home Park (RMP) in its entirety and replaced as shown on Schedule C. 3. That the Regional District of Central Okanagan Zoning Bylaw No. 871, 2000 is hereby AMENDED by changing the zoning on Lot C, Plan 23162, Section 12, Township 23, ODYD as shown on Schedule A attached to and forming part of this bylaw to Manufactured Home Park (RMP). 4. That the Regional District of Central Okanagan Zoning Bylaw map being Schedule B of the bylaw be AMENDED to depict the change. 5. That Regional District of Central Okanagan Zoning Amendment Bylaw No. 871-235 comes into force on, pursuant to the Local Government Act, Part 14, Section 548. READ A FIRST TIME this 12th day January 2017 PUBLIC HEARING HELD PURSUANT TO THE LOCAL GOVERNMENT ACT this READ A SECOND TIME this READ A THIRD TIME this 10 Bylaw No. 871-234 Page 1 of 2
ADOPTED this Chairperson Director of Corporate Services I hereby certify the foregoing to be a true and correct copy of Zoning Bylaw No. 871-234 as read a third time by the Regional District of Central Okanagan the day of Dated at Kelowna, this Director of Corporate Services I hereby certify the foregoing to be a true and correct copy of Zoning Bylaw No. 871-234 which was Adopted by the Regional District of Central Okanagan on the Dated at Kelowna, this Director of Corporate Services H:\Planning\3360-Zoning\20-Applications\2016\Z16-01\Bylaws & Maps\Bylaw zoning 871-234.doc 11 Bylaw No. 871-234 Page 2 of 2
SCHEDULE 'A' A pl 42485 pl 42485. 1 l 19835 835 1 pl 16551 A pl 38194 Bulman Rd Proposed Manufactured Home Park (RMP) Old Vernon Rd 1 2 RC1 COM 46 PROP 45 44 1 pl 4660 A1s pl 42485 A1 RMP 3 4 5 6 7 8 9 10 11 12 13 141516 1718 19 20 COMMON PROPERTY 41 40 39 47 COMMON 48 49 42 K726 50 43 38 37 3635 3433 A1 PROPERTY 1 2 pl 5979 pl 5979 A pl 23162 B pl 23162 C pl 23162 32 31 30 29 28 27 26 2 pl 4660 21 22 23 24 25 A 12 11 10 8 pl 33240 4 3 2 9 R1 1 21 20 19 18 pl 30525 14 13 12 11 10 14 15 13 7 6 5 Weston Rd 41 42 0 30 60 120 Meters 1:4,000 pl 35211 28 A pl 30525 pl 25075 R1 R1 47 pl 30525pl 25075 25 29 30 31 32 33 34 35 36 37 B 17 18 19 31 32 33 34 35 36 37 38 39 40 41 26 53 52 pl 33240 48 85 84 83 82 81 77 76 51 50 49 27 39 38 37 pl 30525 pl 3324 30 29 28 Daryl Rd 38 39 40 75 74 54 55 73 2 p 46 4 pl 33 41 40 86 72 43 44 45 46 47 6 Seratoga Rd Esquire Rd 5 Parkdale Cres 4 87 88 89 R 9 I hereby certify this to be a true and correct copy of Schedule 'A' as described in Bylaw No. 871-234 and read a third time by the Regional District of Central Okanagan on the 12 Director of Corporate Services
SCHEDULE C REGIONAL DISTRICT OF CENTRAL OKANAGAN ZONING BYLAW #871 8.1 MANUFACTURED HOME PARK Purpose: To accommodate manufactured home park developments with some associated uses. RMP PERMITTED USES TABLE FOR RMP ZONE 8.1.1 Permitted uses, buildings and structures:.1 Manufactured home park. 8.1.2 Additional permitted uses, buildings and structures: The following uses, buildings and structures are only permitted where a use listed in section 8.1.1 exists on the parcel..1 Accessory buildings and structures; (see Section 3.17).2 Community and assembly halls;.3 Home based business, minor; (see Section 3.20).4 Neighbourhood recreation and storage. REGULATIONS TABLE FOR RMP ZONE 8.1.2 Minimum parcel area Column 1 Column 2 8.1.3 Maximum density 4.86 ha (12.0 acres) 80 dwelling units and 1 Community and assembly halls 8.1.4 Minimum frontage of manufactured home park 40.0 m (131.2 ft.) 8.1.5 Minimum distance between Manufactured 3.05 m (10.0 ft.) Homes 8.1.6 Minimum front setback 4.5 m (14.8 ft.) 8.1.7 Minimum side setback 7.62 m (25.0 ft.) 8.1.8 Minimum rear setback 7.62 m (25.0 ft.) 8.1.8 Minimum setbacks from A1 Zone 15.0 m (49.2 ft.)[see section 3.11] 8.1.9 Maximum parcel coverage 50% of the parcel area 8.1.10 Maximum building height:.1 Principal buildings and / or Community and assembly 5.0 m (16.4 ft.) halls.2 Accessory buildings and structures (see Section 3.17) 4.0 m (13.1 ft.) PART 8 Manufactured Home Housing 8-1 13
ORTHOPHOTO. Old Vernon Rd Subject Property 0 15 30 60 Meters 1:2,000 File: Z16/01 Drawn by: Jm Date: Jan. 04, 2016 Lot C, Plan 23162, Sec. 12. Twp. 23, ODYD 14
ALR MAP A pl 42485 pl 42485. 1 19835 835 1 pl 16551 A pl 38194 Bulman Rd Subject Property Old Vernon Rd 1 2 RC1 COM 46 PROP 45 44 1 pl 4660 A1s pl 42485 A1 RMP 3 4 5 6 7 8 9 10 11 12 13 141516 17 18 19 20 COMMON PROPERTY 41 40 39 47 COMMON 48 49 42 K726 50 43 38 37 36 35 3433 A1 PROPERTY 1 2 pl 5979 pl 5979 A pl 23162 B pl 23162 C pl 23162 32 3130 25 29 28 27 26 2 pl 4660 21 22 23 24 A 12 11 10 8 pl 33240 4 3 2 9 R1 1 21 20 19 18 pl 30525 14 13 12 11 10 14 15 13 7 6 5 Weston Rd 41 42 0 30 60 120 Meters 1:4,000 pl 35211 28 A pl 30525 pl 25075 R1 R1 47 pl 30525 pl 25075 25 29 30 31 32 33 34 35 36 37 B 17 18 19 31 32 33 34 35 36 37 38 39 40 38 41 39 26 40 53 52 pl 33240 48 85 84 83 82 81 77 76 51 50 49 pl 30525 pl 3324 30 29 28 54 55 p 46 4 27 39 38 37 Daryl Rd 75 74 73 2 pl 33 41 40 86 72 43 44 45 46 47 6 Seratoga Rd Esquire Rd 5 Parkdale Cres 4 87 88 89 R 9 File: Z16/01 Date: Jan. 04, 2016 15 Drawn by: Jm Lot C, Plan 23162, Sec. 12. Twp. 23, ODYD
3.11 Setback and Buffering from ALR Standard Setback Bylaw 871-204 1. The required minimum setback of the principal building from land in the A1 zone or Agricultural Land Reserve is 15.0 m (49.2 ft.) as set out in the regulations table for each zone, except where provisions of Section 23 (1) of the Agricultural Land Commission Act apply, the applicable setback for the zone applies. Reduced Setback in RU and R zones 2. In an RU and R zone, the required setback of the principal building from the A1 zone or ALR is reduced to 9.0 m (29.5 ft.) if a level 1 buffer is provided and maintained. Level 1 Buffer Requirements 3. When required, a level 1 buffer shall be provided and maintained in an R zone in the following location: a) along the parcel line adjacent to the A1 zone or ALR boundary, and b) along a parcel line located across a lane from the A1 zone or ALR boundary. 4. When required, a level 1 buffer shall be provided and maintained in an RU zone in the following location: a) Along the parcel line adjacent to the A1 zone or ALR boundary, where the parcel line is located within 16.0 m (52.5 ft.) of any part of the principal building, as shown in Figure 3.1, and b) Along the parcel line located across a lane from the A1 zone or ALR boundary, where the parcel line is located within 16.0 m (52.5 ft.) of any part of the principal building. 16
Figure 3.1 Buffer in RU zone LAND IN THE AGRICULTURAL LAND RESERVE OR A1 ZONE 16.0 m BUFFER REQUIRED 16.0 m 9.0 m HIGHWAY 5. A level 1 buffer shall be 3.0 m (9.8 ft.) wide and consist of a) a solid screen at least 2.0 m (6.6 ft.) high located along the parcel line adjacent to land in the A1 zone or ALR, and b) a continuous screening evergreen hedge with plants at less than 1.0 m (3.3 ft.) on centre, and c) trees at least 2.0 m (6.6 ft.) high, with a trunk diameter of at least 5.0 cm (2.0 in.) measured 15.0 cm (6.0 in.) above the ground, planted at less than 5.0 m (16.4 ft.) on centre, as illustrated in Figure 3.2 below 17
Figure 3.2 Level 1 Buffer 18
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