report fcsrd' · recommendation: file no: date: gerald christie, manager development services...

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TO:

FROM:

SUBJECT:

RECOMMENDATION:

File No:

Date:

Gerald Christie,Manager Development Services

Christine LeFlochDevelopment Services Assistant

Development Permit No. 725-92

THAT:Development Permit No. 725-92 be issued.

DP 725-92CV: PL20160000197

January 23,2017

SUMMARY:The subject parcel is located in the Eagle Bay area of Electoral Area C adjacent to Shuswap Lake.The owner is proposing to construct an addition to a single family dwelling on the property within 30 mof Shuswap Lake; a Riparian Areas Regulation (RAR) Development Permit is therefore required. Anew Type 2 sewerage disposal system is proposed to be installed within 100m of Shuswap Lake; aLakes 100 m Development Permit is therefore required.

BACKGROUND:

PROPERTY OWNERS:

APPLICANT:

ELECTORAL AREA:

LEGAL DESCRIPTION:

John and Corrine Tilstra

Shuswap Country Builders c/o Stephen McLean

'C' (Eagle Bay)

Lot 8, Section 4, Township 23, Range 9, West of the 6th Meridian,Kamloops Division Yale District, Plan 10875PID: 009-540-148

ADDRESS:

SIZE OF PROPERTY:

SURROUNDING LANDUSE PATTERN:

4895 Parker Road

0.132 ha (0.

NORTHSOUTHWESTEAST

.33 ac.)

Shuswap Lake, ResidentialParker Road, ResidentialParker Road, ALRShuswap Lake

CURRENT USE:

PROPOSED USE:

OCP DESIGNATION:

ZONING:

single family dwelling, rock retaining wall, septic system

reconstruction/renovation of a single family dwelling, new Type 2 septicsystem, rock retaining wall

RR - Rural Residential

RR1 - Rural Residential 1FR1 - Foreshore Residential 1

Report DP 725-92 January 23,2017

PROPOSAL:

The owner has made application for a Development Permit to allow reconstruction/renovation of asingle family dwelling and installation of a new Type 2 septic system on the subject property. There isan existing 4 bedroom cabin on the property, a portion of which will be reconstructed to include 2additional bedrooms, two additional bathrooms, a living area and a wet bar. The portion of the housebeing reconstructed will be located further back from the lake than it is currently sited at approximately17 m from the natural boundary of Shuswap Lake. The new septic system will be located outside ofthe 30 m riparian area but within the Lakes 100 m DPA. As such, a Riparian Areas RegulationDevelopment Permit and a Lakes 100m Development Permit are required to be issued prior tocommencement of the proposed development.

POLICY:

Electoral Area 'C' Official Community Plan Bylaw No. 725The subject property is designated Rural Residential (RR) in the Electoral Area 'C' Official CommunityPlan Bylaw No. 725. Rural Residential development is intended to be detached or semi-detached witha density of 1 unit per hectare. The proposed development is located within an historic subdivision withlots that are under 1 ha.

Section 12.3 of the Electoral Area 'C' OCP designates all areas within 100 m of Shuswap Lake, WhiteLake, and Little White Lake as the Lakes 100 m Development Permit Area. The purpose of thisdesignation is to protect the natural environment, its ecosystems and biological diversity. ADevelopment Permit may be issued following submission of a report from a professional qualified inHydrogeology. The report must include the following:

• Site map showing area of investigation, including existing and proposed: buildings, structures,septic tank & field locations, drinking water sources and natural features;

• Existing vegetation and any proposed vegetation removal;• Assessment of hydrogeology, including soil types, drainage characteristics, seepage zones,

springs and seasonally saturated areas, groundwater depth, flow direction & pathways, andshallow bedrock;

• The suitability for site soils to accept stormwater infiltration and post-development landscapeirrigation;

• Potential impacts to other watercourses or water bodies, e.g. Shuswap Lake; and• Recommendations and mitigative measures.

Section 12.4 of the Electoral Area 'C' OCP designates all areas within 30 m of a watercourse asRiparian Areas Regulation Development Permit Areas. The purpose of this designation is to protectthe natural environment, its ecosystems and biological diversity. A Development Permit may be issuedwhen the following guidelines have been met:

• Assessment by a Qualified Environmental Professional (QEP) in accordance with the RiparianAreas Regulation established by the Provincial and Federal Governments; and

• Provincial notification that a QEP has submitted a report certifying that he or she is qualified tocarry out the assessment, that the assessment methods have been followed, and provides intheir professional opinion that a lesser setback will not negatively affect the functioning of awatercourse or riparian area and that the criteria listed in the Riparian Areas Regulation hasbeen fulfilled.

South Shuswap Zoning Bylaw No. 701The subject property is zoned RR1 - Rural Residential in accordance with South Shuswap ZoningBylaw No. 701. The RR1 zone permits one single family dwelling per parcel and one cottage on

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properties greater than 4000 m2. This zone also permits bed and breakfast, home business andaccessory uses. The site plan provided by the applicant indicates that the proposed addition willcomply with setback requirements for the RR1 Zone and will also be sited in compliance with thefloodplain specifications.

The original drawings provided by the applicant of the proposed renovation/addition indicated that therewould be an additional kitchen in the new area of the house. Upon initial review the Planning Assistantcontacted the applicant and advised that a second dwelling unit is not permitted and that they wouldneed to amend their plans or apply to rezone. A second set of drawings was submitted removing thekitchen and indicating a wet bar and dining area. Without building inspection to confirm the finalconstruction staff must rely on this drawing as evidence that the proposed development will complywith zoning. The staff recommendation indicates that the permit should include a condition stating thatthe proposed addition shall not include a second kitchen.

Lakes Zoning Bylaw No. 900The foreshore adjacent to the subject property is zoned FR1 - Foreshore Residential 1 in accordancewith Lakes Zoning Bylaw No. 900. This zone permits one floating dock and two mooring buoys for thisproperty as it has more than 30 m of frontage on Shuswap Lake. There are currently one floating dockand one mooring buoy located in Shuswap Lake adjacent to the property.

KEY ISSUES/CONCEPTS:

Sewage DisposalA new Type 2 septic system designed by Franklin Engineering is proposed to be located on thisproperty. The design drawings submitted by the applicant indicate that the system is designed for a 6bedroom residence.

Water SupplyThe hydrogeology report by Daniel Watterson states that the water source for the proposeddevelopment is Shuswap Lake. It also indicates that the owners do not currently have a water licensefor this use, and that the intake is located at least 50 m offshore and at least 10 m below the lake HWM.As part of permit issuance the cover letter will include an advisory that the owners should apply for awater license from Front Counter BC.

AccessThis property is served by an access driveway off of Parker Road.

ArchaeologyThis property is identified as having high potential for archaeological sites according to provincialarchaeology potential mapping. The owners were provided a standard notification letter by the PlanningAssistant advising them to contact the Archaeology Branch for further information in the initial stages ofapplication processing.

Riparian Areas Regulations Development Permit AreaA RAR report has been completed by Jeremy Ayotte R.P.Bio. and submitted to the Ministry ofEnvironment. The report notes that the SPEA for this property ranges between 15 -17 m and that theproposed renovation will be constructed entirely outside of the SPEA. There is an existing rock wall thatis also located within the 15 m SPEA and partially on the foreshore. No changes are proposed to thisstructure. All components of the new septic system are proposed to be located outside of the SPEA.

The QEP has communicated requirements for protection of the SPEA and environmental monitoringto the owner. The QEP has noted that he will be submitting a post development report through the

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RAR notification system. The report concludes that if the SPEA is protected from the proposeddevelopment as outlined in the report a HADD will not occur.

Lakes 100m Development Permit AreaA hydrogeology report has been completed by Daniel Watterson, P.Geo. ofWatterson Geoscience Inc.The report states that a new Type 2 treatment system will be installed to service the property. The designdrawings prepared by Franklin Engineering indicate that the new septic tank and pump chamber systemis to be located behind the residence at approximately 31 m from the HWM and the disposal field is tobe located about 40 m north of the Shuswap Lake HWM.

The report states that the tanks for the treatment plant will be constructed without seams, significantlyminimizing the potential for leakage. Further, it contends that the soils and distance from Shuswap Lakewould mitigate any potential negative effects on lake water quality; that runoff from the addition andexisting building roofs will be directed to ground via roof drains leading to splash pads or a rock pit; andconstruction of the buildings and gravel driveway will not significantly increase the volume of stormwaterrunoff or have any effect on Shuswap Lake water quality. The report concludes that the new addition andonsite treatment system will not negatively affect Shuswap Lake water quality.

LIST OF REPORTS / DOCUMENTS:1. Development Permit No. 725-922. Location, OCP designation map, Zoning Map,

orthophoto, oblique photo, archaeology map,site plan

3. RAR Report by Jeremy Ayotte, R.P. Bio. datedDecember 7, 2016

4. Hydrogeology Report by Daniel Watterson P.Geo. dated December 1, 2016

5. Application

Attached

Attached

D

Available from

Staff: D

Available from

Staff:

RECOMMENDATION

The owner has applied for a Riparian Areas Regulation and Lakes 100 m Development Permit to allowconstruction of an addition/renovation to a single family dwelling and installation of a new Type 2 septicsystem on the property located at 4895 Parker Road.

This development proposal meets the requirements of Sections 12.3 and 12.4 of the Electoral Area 'C'Official Community Plan Bylaw No. 725 and it is recommended that DP 725-92 be issued subject to theproperty being developed in accordance with the recommendations contained within the attachedreports by Jeremy Ayotte, R.P. Bio and Daniel Watterson, P. Geo.

Drawings of the proposed development indicate that the newly renovated area would contain a wetbarand eating area in addition to four bedrooms and two bathrooms. Staff recommend that the developmentpermit include a condition stating that the proposed addition shall not contain a second kitchen.

Respectfully submitted,

Christine LeFlochDevelopment Services Assistant

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REVIEWED BY: Date Signed Off(MO/DD/YR)

Approval Signature of Reviewing Manager orTeam Leader

Team Leader, DevelopmentServices

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Manager, DevelopmentServices €^/^/7

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Location

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Electoral Area 'C'

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Report

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Original House Plans Indicating Kitchen

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Amended House Plans indicating Wet Bar and Dining Area

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report fcsrd' · recommendation: file no: date: gerald christie, manager development services...

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