Bylaw No.

1050-10

Appendix B-7

Shannon Lake West

Concept Development Plan

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 SHANNON LAKE WEST
CONCEPT DEVELOPMENT PLAN

CONTEXT

The Shannon Lake West Concept Development Plan, August 2005 and its associated reports will be
taken under advisement in reviewing land use and servicing applications.

RESIDENTIAL LAND USE

Future residential development will be in accordance with the Shannon Lake West Concept
Development Plan, Land Use Concept, Figure 11, consisting of approximately 77 hectares (190)
acres.

Initial analysis of traffic, servicing and land capabilities indicates that approximately 700
residential units will be supported within the plan area.

Consideration is given to a variety of housing forms including single and two family, compact
cluster housing and pockets of multiple-family residential. Residential forms will be determined
based on engineering opportunities and constraints. Hillside development clusters will be
incorporated into the hillside condition with less impact upon the natural environment that
conventional fee simple lots, yet at densities comparable and compatible with conventional fee
simple lots.

In order to provide for clarity and ease of use the zones, definitions and regulations contained in
the Zoning Bylaw of the Regional District will be utilized wherever possible. When adjacent to
the Westside Landfill, zoning applications shall assess compatibility of uses. Development
Permit Areas for Protection of the Natural Environment and for the Form and Character and
Landscaping of multiple family and intensive residential enclaves will apply.

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 AGRICULTURAL LAND USE

An area of 33.4 ha (82.53 acres) located in the southwestern corner of the plan area is to remain
within the Agricultural Land Reserve. Through the development of this plan area, water will be
brought to the boundary as a condition of exclusion of the remaining lands within the ALR.

The availability of irrigation to the property will allow for improved agricultural potential and at
some point the site will need to be reviewed giving consideration to smaller agricultural
operations and perhaps intensive agricultural. The landowner together with approval agencies
can determine a suitable agricultural operation for the area given the availability of water, size of
parcel and proximity to urban development.

Where the agricultural land abuts residential or open space lands, provisions will be made for
buffering along the non-agricultural interface. Buffering may take the form of landscaping and
fencing.

Multiple family sites abutting agricultural lands will be provided with covenant or notice on title
informing property owners of the impact anticipated with proximity to a wide range of future
agricultural operations.

RURAL RESOURCE, PARKS AND OPEN SPACE

Parkland dedication will provide a north - south recreational corridor throughout the
neighbourhood plan area, providing residents of the plan area with opportunities to access
Shannon Lake Regional Park in the south, through the neighbourhood plan area, up to the crown
lands north of the plan area. A second route along the historic flume line will provide an east –
west recreational corridor from future upper levels of Smith Creek neighbourhood in the west to
Shannon Woods in the east. The linear parks will be complemented with neighbourhood parks
situated on or adjacent to the recreational corridors. The enclosed park land dedication
configuration dated Sept 20, 2005, is generally supported by the Westside Parks and Recreation
Commission.

In addition to the park space, designated areas within the study boundary will remain as Open
Space. Lands where slopes are in excess of 30% or there are significant wildfire hazards or rock
outcroppings are intended to be managed as open space.

The future land use plan is based on a configuration of open space areas designed to protect the
highest environmental values. Open space in the plan area results in approximately 58.8 ha
(145.29 acres). These spaces, together with environmental sensitive area (ESA) buffers and
wildlife corridors will be left in their natural state, subject to the provisions of the wildfire hazard
assessment, and be used for passive recreation.

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The enclosed Figure by Makonis Consulting reflects the ESA ratings. The ESA 1, 2 and 3
ratings are intended to be designated as Sensitive Terrestrial and Aquatic Ecosystem
Development Permit Areas and reflect detailed site specific inventory work.

Development should not occur in areas identified as ESA 1. Buffer zones should be integrated
into the development plans to maintain the feature. If development is pursued within ESA 1
areas, mitigation will promote no net loss to the habitat (typically with a 3:1 replacement).
Designated wildlife corridors will be designed to connect ESA 1 areas to upland crown land
habitats.

Integration of “green space networks” associated with ESA 2 will serve as wildlife corridors,
preserve ecosystem connectivity, and high scenic values associated with neighbourhoods. If
development is pursued in these areas, portions of the habitat should be retained and integrated to
maintain the contiguous nature of the landscape.

Development in ESA 3 areas should be offset by habitat improvements in other natural areas
found on the property.

Development should further avoid significant ecosystem components in all ESA areas such as
den sites, veteran trees, raptor nests (should any be discovered ).

Zoning applications in proximity of ESA 1, 2 and 3 areas will be accompanied by a detailed

environmental assessment that defines the following:
• significant natural features;
• areas to be kept free of development;
• buffers around ESAs;
• fencing (of ESA and buffer) requirements;
• wildlife corridors linking ESA 1 areas;
• lands used to mitigate or compensate for development within ESA areas.

The assessment will make provisions for long term sustainable management of areas designated
as open space and parks or for conservation purposes. Management tools may include dedication
as park, covenant registered on title, and zoning for environmental management purposes.
Protection of such lands will be implemented at the time of zoning and not be deferred to
subsequent phases of development. In most cases, residential development has been clustered
when adjacent to ESA 1 and 2 areas and sustainable management of environmental values may
come through incorporation of the open space lands within a common strata lot.

The enclosed Slope Analysis by Protech Consulting reflects detailed site contour details. The
slopes that are greater than 20% slope are intended to be designated as Hillside Development
Permit Areas

Access to Crown Land and to Rural Resource designated lands will be specifically addressed at
the time of subdivision through the Land Title Act requirement of Access to Lands Beyond.

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 SERVICES

All services will be in accordance with the Regional District Subdivision and Development
Bylaw.

Community Water

Water will be supplied by the Lakeview Irrigation District (L.I.D.). Approval has been granted
by Lakeview Irrigation District and the Province of B.C. to have both D.L. 2600 and D.L. 3793
taken into the Lakeview Irrigation District boundaries. The 400 mm supply main on Shannon
Lake Road will be extended to D.L. 2600 to service the areas lower than the 555 contour. The
line will be looped through D.L. 2600 back down onto Shannon Lake Road and will be tied into
Lakeview main on Shannon Lake Road which services the Shannon Lake subdivision.

The upper areas of D.L. 2600 and D.L. 3793 will be serviced from an expansion of Shannon
Woods Reservoir located at the 680 elevation. Joint discussions have taken place between the
Lakeview Irrigation District and Westbank Irrigation District to interconnect through the
development of D.L. 2600 and D.L. 3793 to the Smith Creek area.

Sanitary Sewer

The plan area will discharge into the Shannon Lake Road Sanitary Sewer, leading to the
Westbank Trunk and the Westbank Treatment Plant.

A comprehensive review has been completed to determine the capacities of these two trunks.
The review compiled the peak flow capacity based on a peaking factor of 4. The analysis did not
include infiltration as the total collection area is unknown. Based on the analysis the Shannon
lake trunk at upper reaches can service a population of 4100 people, of which no more than
2,400 persons is anticipated within the plan area.

Specific design and main capacities will be dealt with at time of subdivision.

Groundwater Conditions and Storm Drainage

Henderson Environmental Consulting Ltd. carried out a preliminary groundwater investigation in

the areas that were identified as watercourses on the Provincial TRIM and RDCO SHIM
Mapping. The two ravines in the plan area showed evidence of surface runoff in the areas
indicated. Test pits 1, 2 and 3 in the area of the southwestern ravine revealed minor surface
seepage; test pit 8 had no seepage. The balance of test pits 4, 5, 6 and 7 had no evidence of
seepage.

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A comprehensive hydrology study has commenced and will be completed prior to the first phase
of subdivision to determine downstream impacts as well as recommending methods for storm
water management.

Shallow Utilities

Service to the area is available through

Electrical - B.C. Hydro
Telephone - Telus
Cable TV - Shaw Cable
Gas - Terasen Gas

It is proposed that all servicing will be installed underground.

All design and installation of the shallow utilities will be carried out to the standards and
requirements of each utility company.

Fire Protection

Fire protection for all areas of the proposed development will be provided for through the
proposed water system. Mains will be adequately sized in order to meet the flow requirements of
the Lakeview Irrigation District and the Regional District. Positioning of fire hydrants will be
determined in consultation with the fire department at the time of subdivision.

Fire history and agricultural clearing have left much of the property in the low to moderate range
for fire hazard. In areas suitable for development, where in the moderate to high hazard, wildfire
hazard will be reduced through improved access, availability of water supply, removal of brush,
reduced tree cover and other measures recommended in the Wildland/ Urban Interface Fire
Hazard Assessment, August 2004 by Mosaic Forest Management Ltd. In accord with Regional
District policy and fire department standards, wildfire hazard reduction measures and provision
for forest fire response will be undertaken at time of subdivision.

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Transportation and Roads

The major accesses to the site will be from two points on Shannon Lake Road, limited access
from the Shannon Woods Development and one access from the west connecting in the future to
the Smith Creek area, as shown on the enclosed Proposed Road Network/Classification by
Protech Consultants Ltd..

A network road will provide connection through the plan area to the agricultural lands and
adjacent neighbourhoods. At time of subdivision, a 20-meter wide right of way will be dedicated
with an additional 5-meter wide road reserve established for future widening to collector road
standard.

The plan recognizes the importance of pedestrian connections to and from the development area.
Such areas connect adjacent neighbourhoods, parkland and Crown land. The plan provides
pedestrian connectivity through open space trail opportunities and via constructed sidewalks as
per the Road Network plan.

Currently transit exists along Shannon Lake Road serving the existing area neighborhoods.
Roads within the Shannon Lake West plan area will be designed to accommodate transit if and
when deemed necessary.

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 NATURAL HAZARDS AND ENVIRONMENT

Geotechnical

The property generally consists of coniferous trees and indigenous scrub brush and grasses. The
soil conditions consist of a thin layer of organics, over either a layer of colluvium, talus and or
glacial outwash sediments, all over bedrock. No evidence of any fill material was found
anywhere on the property.

Numerous bedrock outcrops were noted on the site. The exposed bedrock is generally weathered
and fractured. Slopes on the property range anywhere from 0% to 70% with the dominant slopes
along the northern edge of the property sloping down from Carrot Mountain.

No obvious signs of landslides, slumps or other instability features were observed during the site
review. The only potential geotechnical hazards identified on the study area were the potential
for rock fall hazards associated with the bedrock outcroppings and the steep slope areas.

Specific recommendations are itemized in the Geotechnical Assessment, November 2004 by

Calibre Geotechnical Engineering Ltd.

Wildlife Habitat

The diversity of ecosystems contained on the subject property and interconnections to

surrounding landscapes supports a diverse range of wildlife species. Although only 36 species
were identified during the site visits, it is well understood the potential of the habitat found on
the property would support a variety of other species throughout the year.

Further discussion on wildlife can be reviewed in the Environmental Assessment, August 2005
by Makonis Consulting and I.C. Ramsay & Associates.

Archaeological

An initial review of the Ministry of Sustainable Resource Management Remote Access to

Archaeological Data (RAAD) does not indicate any significant archaeological sites in the
Concept Development Plan area.

There may however be a chance that the lot may contain previously unrecorded archaeological
material that is protected under the Heritage Conservation Act. This would most likely be
indicated by the presence of areas of dark stained soils containing conspicuous amounts of fire-
stained or fire-broken rock, artifacts such as arrowheads and other stone tools, or even buried
human remains. If such material is encountered during construction, it will be necessary to
obtain a Heritage Conservation Act permit prior to further development.

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