Report to Development Permit Committee

DISTRICT OF LAKE COUNTRY REPORT TO DEVELOPMENT PERMIT COMMITTEE

MEETING TYPE AND DATE: DEVELOPMENT PERMIT COMMITTEE MEETING – AUGUST 13 2012 FROM: CARIE LIEFKE SUBJECT: NATURAL ENVIRONMENT, HILLSIDE & GHG/RESOURCE CONSERVATION DEVELOPMENT PERMIT FILE #: DP2012‐018 (ELDRED)

ISSUE(S)/PURPOSE:  To advise the Development Permit Committee of the development permit guidelines contained within the Official Community Plan which apply to this application.  To determine if the applicant has met the requirements of the Natural Environment, Hillside, and Greenhouse Gas Reduction / Resource Conservation Development Permit area guidelines and to provide recommendations for consideration.

RECOMMENDATION(S): THAT Development Permit DP2012‐018 for Strata Lot 9 Section 4 Township 20 ODYD Strata Plan KAS3478 together with an Interest in the Common Property in Proportion to the Unit Entitlement of the Strata Lot as shown on Form V, be approved allowing the construction of a single family dwelling with attached garage, in‐ground swimming pool, patios and decks, and landscaping (as shown in Attachment “C” to the Report from Planning and Development dated August 7, 2012). AND THAT prior to DP2012‐018 being issued, a Security Deposit of $33,000.00 be submitted to the District of Lake Country to ensure all environmental landscaping is completed and to ensure that damage to the natural environment does not result from a contravention of a condition of this permit.

EXECUTIVE SUMMARY:  This property is subject to natural environment, hillside and GHG/resource conservation development permit guidelines.  An environmental report and building elevations were submitted; these documents along with GHG/resource conservation matters have been considered for this application.  The proposed development includes a single family house, attached garage, pool and landscaping.  The lot has already been disturbed during the development of Granite Road; but there are fragmented portions of the site that have moderate to low environmental considerations.  The proposed development does not impede on the hillside aesthetics.  The DP guidelines have been substantially met, and it is recommended that this application be approved.

S:\Council meetings\2012 ‐ DP Committee\August 13\DP2012‐018 Report.docx 2 Application Type Development Permit File Number: DP2012‐018 Folio: 33102177.019 Proponent: JR Wilson & Company Ltd Owner(s): ELDRED, REVETT A. ELDRED, SHAUNE M.

Legal Description: Strata Lot 9 Section 4 Township 20 ODYD Strata Plan KAS3478 together with an Interest in the Common Property in Proportion to the Unit Entitlement of the Strata Lot as shown on Form V. PID 027‐549‐828 Civic Address: 1651 GRANITE RD OCP Designation: Resort Zoning Designation: RU1 – Single Family Housing ALR: N/a Parcel Size: 0.34 hectares (0.84 acres) DP Area(s): Natural Environment; Hillside; GHG/Resource Conservation Water Supply: Municipal Water Sewer: Municipal Sewer Site Summary: Zoning: Use: North: DC3 – Direct Control 3 (20/20 Developments) Residential East: RU1 – Single Family Housing Vacant South: RU1 – Single Family Housing Vacant West: RU1 – Single Family Housing Vacant

PROJECT DESCRIPTION  The applicant is seeking a Development Permit to allow the construction of a single family dwelling.  The property is within the hillside, natural environment, and GHG/resource conservation DP areas.

BACKGROUND/HISTORY:  The subject property is in the first phase of the Lakestone development.  Portions of the site have been highly modified due to the construction of Granite Road and the installation of utilities.  It is proposed to build a single family dwelling with attached garage, in‐ground swimming pool, patios and decks, and landscaping.

DISCUSSION/ANALYSIS: Site Description:  The site is irregular in shape and is 0.34 hectares.  Slopes from the north east down towards Okanagan Lake  The subject property is currently undeveloped, but previous land alteration on site has occurred during the construction of Granite Road for phase 1 of Lakestone. Current Development Potential:  The site is currently vacant and therefore has full development potential; once the development proposed in this application is constructed, the property will be built to its full potential. Off‐Site Considerations:  There are no foreseeable offsite considerations for this proposal.

Local Government Act  Section 919.1 permits development permit areas to be designated throughout the community. These designations must be made within an Official Community Plan. Guidelines for the specified development permits must be detailed in either an Official Community Plan or a Zoning Bylaw.

S:\Council meetings\2012 ‐ DP Committee\August 13\DP2012‐018 Report.docx 3  Section 920 further explains how development permit areas shall be applied and what restrictions, requirements and conditions may be included in development permit areas. Official Community Plan:  Section 22 states the justification and requirements for the various development permit areas within the District of Lake Country.  Section 22.11 and Map 18 detail the Hillside Development Permit Area guidelines. o The purpose of this DP Area is to enhance the visual impact of development on steep slopes.  Section 22.8 and Map 17 detail the Natural Environment Development Permit Area guidelines. o The purpose of this DP Area is to mitigate the effect that development has on the natural environment.  Section 22.12 and Map 21 depict the Greenhouse Gas Reduction and Resource conservation Development Permit Area guidelines. o The purpose of this DP Area is to aid in the reduction of greenhouse gases and conserve water and energy resources for individual developments and ultimately in the community as a whole. Zoning Bylaw:  The property is zoned RU1 – Single Family Housing.  The purpose of this zone is to provide for single detached housing, and compatible secondary uses on medium sized serviced urban lots.

DEVELOPMENT PERMIT GUIDELINE CHECKLISTS: Environmental Protection  An Environmental Assessment Report prepared by Ecoscape Environmental Consultants dated July 2012 has been submitted for this application. The environmental report contains the following key information:  The site is undeveloped, but there is some evidence of disturbance – trails, cut face that is part of the Granite Road right of way, invasive weed species.  An environmental sensitivity analysis has resulted in the site being classified as having moderate to low value.  The location of the proposed house on the southern half of the property is a more suitable location than the northern half of the site because the southern half is more fragmented.  The following recommendations/mitigation measures are recommended to protect the natural integrity of terrestrial communities within or adjacent to the proposed works; o If excess coarse woody debris is removed, care should be taken to minimize disturbance to understory vegetation to limit the spread of invasive plants; o Limit the removal of mature or maturing ponderosa pine trees to maintain habitat for local birds (hawks, etc); o Native species (grasses, etc.) have been incorporated into the landscape plan, as such limit disturbance of the natural grassland area (machines, excavations, etc) where possible. Cluster planting of native shrubs rather than trees is encouraged to protect the grassland; o Install temporary snow fencing to help limit disturbance, and prevent equipment access and stockpiling in the north half of the site; o Consider salvaging native grasses in cleared areas for replanting as part of site landscaping; and o Environmental monitoring of construction is not recommended due to the scope of the proposed works and the current condition of the site.  Environmental monitoring is not recommended by the Registered Professional Biologist.  An estimate for landscaping was submitted for the development, as such it is recommended that a security deposit in the amount of $33,000 be provided to ensure all environmental landscaping is completed and to ensure that damage to the natural environment does not result from a contravention of a condition of this permit.  Consideration has been given to the following issues as identified in Section 22.8 of the Official Community Plan relating to Natural Environment Development Permit Areas:

S:\Council meetings\2012 ‐ DP Committee\August 13\DP2012‐018 Report.docx 4 Does the proposal protect sensitive areas by minimizing development Yes  No  N/A  around identified features? Will sensitive features be temporarily fenced or protected during the Yes  No  N/A  development process? Does the size and footprint of the project minimize impacts to the Yes  No  N/A  site? Does the proposal include measures to provide compensation for any Yes  No  N/A  lost habitat? ‐ not necessary for this site Has existing terrain been incorporated into the project to minimize Yes  No  N/A  site alteration? Does the buffer strip remain undeveloped? Yes  No  N/A  ‐ no buffer strip required; but naturalized area remains. Has indigenous vegetation within buffer strips been retained? Yes  No  N/A  ‐ no buffer strip required; but naturalized area remains. Does the landscaping plan include drought resistant and indigenous Yes  No  N/A  vegetation? Have existing trees been retained? Yes  No  N/A 

Hillside  Consideration has been given to the following issues as identified in Section 22.11 of the Official Community Plan relating to Hillside Development Permit Areas: Does the proposal avoid developing on ridgelines? Yes  No  N/A  Is the structure design to not impede neighbouring views? Yes  No  N/A  Does the natural character of the hillside remain? Yes  No  N/A  Does the final grading resemble the original landscape? Yes  No  N/A  Has existing terrain been incorporated into the project to minimize Yes  No  N/A  site alteration? Are retaining walls terraced? Yes  No  N/A  ‐ No retaining walls are being proposed. Are building materials natural to blend in with the terrain? Yes  No  N/A  ‐ Clear stain wood, cedar paint, metro brown, charcoal grey and stone grey colouring, natural ledgstone. Has the mass of roofline been reduced? Yes  No  N/A  Have existing trees been retained? Yes  No  N/A   In addition to the DP guidelines, this development also meets section 7.13 Hillside Development Sight Lines of Zoning Bylaw 561. The height of the building is at 386m; the maximum height, in accordance with section 7.13 would be 390m.

Greenhouse Gas Reduction and Resource Conservation  This development will incorporate geothermal heating and cooling, tankless water heaters, recirculated water for the pool, water feature and hot water supply.  Consideration has been given to the following issues as identified in Section 22.12 of the Official Community Plan relating to the Greenhouse Gas Reduction and Resource Conservation Development Permit Areas: Are lots and buildings oriented for maximum solar gain? Yes  No  N/A  ‐ Building is oriented to the south and west; the building will receive maximum solar gain. Is the subdivision layout optimized for maximum efficiency? Yes  No  N/A 

S:\Council meetings\2012 ‐ DP Committee\August 13\DP2012‐018 Report.docx 5 ‐ This is not a subdivision application, therefore lot layout is not applicable. Does the layout facilitate alternative transportation options? Yes  No  N/A  ‐ This is not a subdivision application, therefore layout to maximize alternative transportation is not applicable. Will the building receive adequate sunlight? Yes  No  N/A  Are any alternative energy sources incorporated into the Yes  No  N/A  development? Are building roofs oriented for future solar opportunities? Yes  No  N/A  Does the project use durable or local material? Yes  No  N/A  Does vegetation provide shading along buildings? Yes  No  N/A  ‐ Adequate site vegetation, but minimal building shading Will the landscaping take advantage of rainwater recycling Yes  No  N/A  opportunities? Will any water features use recirculated water? Yes  No  N/A  Are impermeable surfaces minimized in the landscaping? Yes  No  N/A  ‐ Landscaping uses minimal impermeable surfaces; but driveway and decking is impermeable.

COMMUNITY IMPLICATIONS:  There are no identifiable community implications as a result of this application.

ENVIRONMENTAL IMPLICATIONS:  Development resulting from this application will protect fragmented pockets of moderately sensitive land. The site is impacted by weed invasion; through the development of the site, invasive weeds will be removed and this may slow the spread of weeds in the surrounding area.

ADHERENCE TO STRATEGIC OBJECTIVES:  This application does not affect the District’s Strategic Objectives.

COST, BUDGET CONSIDERATIONS AND FINANCIAL IMPLICATIONS:  There are no foreseeable District financial implications as a result of this application.

IMPACT ON STAFF CAPACITY AND WORKLOAD:  Regular staff time will be used to process application(s) related to this development.

OPTIONAL RECOMMENDATIONS/ALTERNATIVES: THAT Development Permit DP2012‐018 for Strata Lot 9 Section 4 Township 20 ODYD Strata Plan KAS3478 together with an Interest in the Common Property in Proportion to the Unit Entitlement of the Strata Lot as shown on Form V, be approved allowing the construction of a single family dwelling with attached garage, in‐ ground swimming pool, patios and decks, and landscaping (as shown in Attachment “C” to the Report from Planning and Development dated August 7, 2012). AND THAT the requirement to provide a Security Deposit (to ensure environmental landscaping work is completed) be waived and Attachment “C” be updated accordingly.

S:\Council meetings\2012 ‐ DP Committee\August 13\DP2012‐018 Report.docx 6 SUMMARY/CONCLUSION:  The applicant has applied for a development permit (hillside, natural environment, and greenhouse gas/resource conservation) to allow the construction of a house, garage, pool and the associated landscaping.  An environmental biologist has assessed the property and has stated that environmental monitoring is not necessary doe to the scope of the proposed works and the properties previous history. However, various mitigation measures (reduce weed spread, protect soils, reuse of native vegetation) have detailed for the protection of the natural integrity of terrestrial communities.  The proposed development will not hinder the hillside aesthetics or impede neighbouring views (in accordance with Zoning Bylaw 561).  Greenhouse gas reduction and resource conservation measures have been assessed; it has been determined that these guidelines have largely been met.  It is recommended that this development permit be approved.

Respectfully Submitted,

Carie Liefke Planner Planning and Development

This report has been prepared in consultation with the following listed departments:

CONCURRENCES Department Name Director of Planning and Development Mark Koch

ATTACHMENTS: Attachment A – General Location Map Attachment B – Aerial Photo Attachment C – DRAFT Development Permit

S:\Council meetings\2012 ‐ DP Committee\August 13\DP2012‐018 Report.docx 7 Attachment A – General Location Map

Okanagan Lake

Attachment B – Aerial Photo

S:\Council meetings\2012 ‐ DP Committee\August 13\DP2012‐018 Report.docx Development Permit

District of Lake Country 10150 Bottom Wood Lake Road Lake Country, BC V4V 2M1 t: 250-766-6674 f: 250-766-0200 lakecountry.bc.ca

APPROVED ISSUANCE OF  DEVELOPMENT PERMIT (pursuant to Sec. 920 of the Local Government Act)

PERMIT # DP2012 – 018 FOLIO # # 33102177.019 ZONING DESIGNATION: RU1 – Single Family Residential DEVELOPMENT PERMIT AREA: Natural Environment, Hillside, & Greenhouse Gas / Resource Conservation ISSUED TO: Eldred, Revett A. & Eldred, Shaune M. SITE ADDRESS: 1651 Granite Road Strata Lot 9 Section 4 Township 20 ODYD Strata Plan KAS3478 together with an LEGAL DESCRIPTION: Interest in the Common Property in Proportion to the Unit Entitlement of the Strata Lot as shown on Form V PARCEL IDENTIFIER: 027-549-828

SCOPE OF APPROVAL

This Permit applies to and only to those lands within the Municipality as described above, and any and all buildings, structures and other development thereon.

This Permit is issued subject to compliance with all of the Bylaws of the Municipality applicable thereto, except as specifically varied or supplemented by this Permit, noted in the Terms and Conditions below.

Applicants for Development Permits should be aware that the issuance of a Permit limits the applicant to be in strict compliance with all District bylaws unless specific Variances have been authorized by the Permit. No implied Variances from bylaw provisions shall be granted by virtue of drawing notations which are inconsistent with bylaw provisions and which have not been identified as required Variances by the applicant or Municipal staff.

If any term or condition of this permit is for any reason held to be invalid by a decision of a Court of competent jurisdiction, such decision will not affect the validity of the remaining portions of this permit.

1. TERMS AND CONDITIONS Development Permit DP2012-018 on Strata Lot 9 Section 4 Township 20 ODYD Strata Plan KAS3478 is approved, allowing the development of single family dwelling with attached garage, in-ground swimming pool, patios and decks, and landscaping, subject to the following conditions: a) Development and use of the subject property be in compliance with the provisions of the Municipality’s various bylaws, except as explicitly varied or supplemented by the terms of this permit, subsequent permits, amendment(s) and/or development variance permits; b) Development permit is only valid for the development that is described herein. If a change to development is considered, a new development permit or an amendment to this permit is required before starting any work; c) Development of the subject property shall be conducted in accordance with the following documents: (i) Schedule A: Landscape Plan prepared by Outland Design Landscape Architecture dated July 16, 2012 (ii) Schedule B: Environmental Assessment Report prepared by Ecoscape Environmental Consultants dated July 2012

S:\Council meetings\2012 - DP Committee\August 13\DP2012-018 DRAFT Permit.docx DP 2012-018 2 (iii) Schedule C: Building Design & Elevations prepared by Hewitt Designs dated Received July 13, 2012 d) The District Treasurer has received a security deposit in the amount of $33,000.00 (125% of landscaping estimate) to ensure that all works are completed and any necessary plantings are established and maintained.

2. PERFORMANCE SECURITY As a condition of the issuance of this Permit, Council is holding the security set out below to ensure that development is carried out in accordance with the terms and conditions of this Permit. There is filed accordingly: a) Cash in the amount of $ b) A Certified Cheque in the amount of $ c) An irrevocable Letter of Credit in the amount of $

The condition of the posting of the security is that should the Permit Holder fail to carry out the conditions of this Permit, the Municipality may use the security to carry out the work by its servants, agents or contractors, and any surplus shall be paid over to the Permit Holder, or should the Permit Holder carry out the development permitted by this Permit, the security shall be returned to the Permit Holder in the manner described below. Should any interest be earned upon the security, it shall accrue to the Permit Holder and be paid to the Permit Holder if the security is returned.

Upon completion of the works, the Permit Holder must provide a statement certified by a qualified professional indicating that the works were completed in compliance with the conditions specified in the Development Permit. Upon acceptance of the works by Municipal staff, 85% of the security shall be returned. The Municipality shall retain the remaining 15% for a period of 24 months from the date of acceptance of the works, during which time the Municipality may use the remaining security to replace the required works, if necessary. The remaining security funds shall be refunded at the expiration of the 24-month warranty period, subject to a final inspection by Municipal staff to confirm the survival of the required works.

The PERMIT HOLDER is the current land owner. The Security shall be returned to the PERMIT HOLDER.

3. DEVELOPMENT The development described herein shall be undertaken strictly in accordance with the terms, conditions and provisions of this Permit and any plans and specifications attached to shall form a part hereof.

The development shall commence within TWO YEARS of the date that this permit is issued. If the Permit Holder does not commence the development permitted by this Permit within TWO years of the date of issuance of this permit, this permit shall lapse.

The terms of the permit or any amendment to it are binding on all persons who acquire an interest in the land affected by the permit.

THIS IS NOT A BUILDING PERMIT

4. APPROVALS Authorizing resolutions passed by the Development Permit Committee on the day of , . Issued by the Corporate Officer of the District of Lake Country this ______day of , .

______Corporate Officer

S:\Council meetings\2012 - DP Committee\August 13\DP2012-018 DRAFT Permit.docx 0 5 10 15 20 M

206 - 1889 Spall Road Kelowna, BC V1Y 4R2 T (250) 868-9270 www.outlanddesign.ca

AMELANCHIER LAEVIS 'JFS-ARB' SPRING FLURRY SERVICEBERRY GLEDITSIA TRICANTHOS 'HARVE' NORTHERN ACCLAIM THORNLESS HONEY LOCUST POPULUS TREMULOIDES TREMBLING ASPEN COLUMANR DECIDUOUS TREE (TYP.) BERBERIS THUNBERGI GENTRY ROYAL BURGUNDY BARBERRY NATIVE, UNDISTURBED BUDDLEIA X 'BLUE CHIP' LO & BEHOLD BUTTERFLYBUSH VEGETATION (TYP.) BUXUS 'GREEN VELVET' GREEN VELVET BOXWOOD CONIFEROUS TREE (TYP.) ECHINACEA PURPUREA 'MAGNUS' MAGNUS CONEFLOWER HEMEOCALLIS 'HAPPY RETURNS' HAPPY RETURNS DAYLILY EXISTING CONIFEROUS TREE STAND; LAVANDULA ANGUSITFOLIA 'HIDCOTE' HIDCOTE LAVENDER TO BE RETAINED & PROTECTED IN MONARDA DIDYMA 'PANORAMA MIX' PANORAMA BEEBALM PLACE WHERE POSSIBLE (TYP.) PROPERTY ROSA 'JACCLAM' AMERICA CLIMBING ROSE ROSA X 'MELMODAC' ROYAL BONICA ROSE SYRINGA PATULA 'MISS KIM' MISS KIM LILAC VERONICA SPICATA 'ROYAL CANDLES' ROYAL CANDLES SPEEDWELL

LINE UTILITY RIGHT OF WAY (TYP.) ACHILLEA 'MOONSHINE' MOONSHINE YARROW ALLIUM GIGANTEUM GIANT ORNAMENTAL ONION AQUILEGIA CAERULEA ROCKY MOUNTAIN COLUMBINE CHASMANTHIUM LATIFOLIUM NORTHERN SEA OATS ERYNGIUM PLANUM 'BLUE DIAMOND' BLUE DIAMOND SEA HOLLY FESTUCA IDAHOENSIS 'SISKIYOU BLUE' IDAHO BLUE FESCUE LARGE DECIDUOUS SHADE PANICUM VIRGATUM 'ROTSTRAHLBUSCH' RED SWITCH GRASS TREE (TYP.) PENNISETUM 'FAIRY TAILS' FAIRY TAILS FOUNTAIN GRASS PERMEABLE PAVER PARKING RUDBECKIA HIRTA BLACKEYED SUSAN AREA RETAINING WALL (TYP.) NATIVE SHRUB PLANTING; ORNAMENTAL SHRUB DRYLAND SEED AREA SHRUBS TO BE PLANTED IN PLANTING (TYP.) AREAS OF DISTURBANCE AROUND TREE GROUPINGS INSTALL DRYLAND SEED TO EDGE OF DISTURBANCE (TYP.) COBBLE MAINTENANCE STRIP GRAVEL DOG RUN BUILDING SET BACK FLOWERING ORNAMENTAL TREE (TYP.) N DECK ABOVE ACER GLABRUM VAR. DOUGLASII DOUGLAS MAPLE LOWER PATIO W/ PINUS PONDEROSA PONDEROSA PINE STAMPED CONCRETE FINISH CORNUS STOLONIFERA RED OSIER DOGWOOD MAHONIA AQUIFOLIUM TALL OREGON GRAPE PROJECT TITLE RESIDENCE PHILADELPHUS LEWSII MOCKORANGE RHUS GLABRA SMOOTH SUMAC POOL ENCLOSURE GATE ROSA WOODSII WOODS ROSE ELDRED RESIDENCE (TYP. OF 3) SYMPHORICARPOS ALBA SNOWBERRY *ALL NATIVE TREES & SHRUBS PLANTED IN EXISTING NATIVE VEGETATION TO Kelowna, BC BE POCKET PLANTED BY HAND. PLANT SHRUBS AT MIN. 1.5m O.C. SPACING.

CONCRETE STAIRS DRAWING TITLE COBBLE MAINTENANCE STRIP SCORE JOINTED CONCRETE LANDSCAPE PLAN POOL DECK W/ STAMPED CONCRETE FINISH DRIVEWAY FREE-STANDING PLANTER (TYP.) GLASS RAILED POOL ENCLOSURE 1. PLANT MATERIAL AND CONSTRUCTION METHODS SHALL MEET OR EXCEED B.C.L.N.A. ISSUED FOR / REVISION STANDARDS. 1 12.07.16 Development Permit COVERED DINING PATIO 2. ALL SOFT LANDSCAPE AREAS SHALL BE WATERED BY A FULLY AUTOMATIC TIMED 2 RAISED PLANTER UNDERGROUND IRRIGATION SYSTEM - EXCEPT WHERE NOTED. 3 SUN BATHING AREA 4 FLAGSTONE PATIO 3. TREE AND SHRUB BEDS TO BE DRESSED IN A MINIMUM 100mm OGO-GROW MULCH. DO NOT 5 ORNAMENTAL GRASSES & BREAKFAST AREA PLACE WEED MAT UNDERNEATH TREE AND SHRUB BEDS. WILDFLOWERS (TYP.) PROPERTY 4. TREE AND SHRUB BEDS TO RECEIVE A MINIMUM 300mm DEPTH GROWING MEDIUM PLACEMENT. LINE DRYLAND SEED AREA PROJECT NO 12-032 5. TURF AREAS FROM SOD SHALL BE NO. 1 GRADE GROWN FROM CERTIFIED SEED OF IMPROVED CULTIVARS REGISTERED FOR SALE IN B.C. AND SHALL BE TOLERANT OF DROUGHT DESIGN BY FB CONDITIONS. A MINIMUM OF 150mm DEPTH OF GROWING MEDIUM IS REQUIRED BENEATH TURF DRAWN BY SS AREAS. TURF AREAS SHALL MEET EXISTING GRADES AND HARD SURFACES FLUSH. CHECKED BY FB

DRYLAND SEED DATE JULY 16, 2012 AREA 6. HYDROSEEDING MIXTURE IS TO BE APPLIED TO THE DRYLAND SEED & ORNAMENTAL GRASS AREAS SHOWN ON THE DRAWINGS. DRYLAND SEED AREAS TO RECEIVE A MINIMUM SCALE 1:200 OF 100mm DEPTH GROWING MEDIUM PLACEMENT. SEED MIX TO BE CERTIFIED #1 GRADE BY AGRICULTURE CANADA.

DRYLAND SEED MIXTURE BY WEIGHT BY SPECIES SEAL BLUE BUNCH WHEAT GRASS 40% 16% ROUGH FESCUE 25% 21% IDAHO FESCUE 15% 19% ANNUAL RYEGRASS 10% 6% GRANITE SANDBERG BLUEGRASS 5% 13% ROAD JUNEGRASS 4% 19% CANADA BLUEGRASS 1% 6%

TURF BOULEVARD (TYP.) DRAWING NUMBER

ASPHALT GOLF CART PATH FIRE HYDRANT UPLIT ENTRY MONUMENT; COAT OF ARMS NATIVE SHRUB PLANTING BOULDER W/ LOW RETAINING WALL LIGHT BOLLARD (TYP.) CONCRETE SIDEWALK (TYP.) L1 1

ISSUED FOR REVIEW ONLY Copyright Reserved. This drawing is the property of Outland Design Landscape Architecture Limited and shall not be reproduced, resold, or tendered without permission.

1651 GRANITE ROAD

Lot 9, Plan KAS3478, Lake Country, B.C.

Environmental Assessment Report

Prepared For:

WILSON AND COMPANY LTD. 814 Hubbard Road Kelowna, B.C. V1W 1N4

Prepared By:

ECOSCAPE ENVIRONMENTAL CONSULTANTS LTD. #102 - 450 Neave Court Kelowna, BC V1V 2M2

July, 2012

File No. 12-958

#102 - 450 Neave Court, Kelowna, BC V1V 2M2 P: 250.491.7337 F: 250.491.7772 www.ecoscapeltd.com 12-958 i July, 2012

TABLE OF CONTENTS

1.0 INTRODUCTION ...... 1

2.0 SITE DESCRIPTION AND PROJECT UNDERSTANDING ...... 1

3.0 ENVIRONMENTAL ASSESSMENT ...... 1

3.1 Vegetation Communities and Environmental Sensitivity ...... 1 4.0 RECOMMENDED MITIGATION MEASURES ...... 3

5.0 CONCLUSION ...... 4

6.0 CLOSURE ...... 5

PHOTOGRAPHS

FIGURES

FIGURE 1 ...... Site Location FIGURE 2 ...... Environmental Features

#102 - 450 Neave Court, Kelowna, BC V1V 2M2 P: 250.491.7337 F: 250.491.7772 www.ecoscapeltd.com 12-958 1 July, 2012

1.0 INTRODUCTION

Ecoscape Environmental Consultants Ltd. (Ecoscape) was retained by Wilson and Company Ltd., to complete an environmental assessment for proposed construction of a single family residence at 1651 Granite Road, Lake Country, BC, hereafter referred to as the subject property (Figure 1). The subject property is legally described as Lot 9, Plan KAS3478 (Figure 1). The scope of this letter report is commensurate with the proposed development plan and the present natural conditions and ecological integrity of the subject property. The assessment addresses the District of Lake Country’s requirements for Development Permits for proposed works within a Natural Environment Development Permit area under the Official Community Plan (OCP) (2010-2030).

2.0 SITE DESCRIPTION AND PROJECT UNDERSTANDING

It is our understanding the proposed work involves the construction of a single family residence (Site plan attached in Appendix A).

The 0.34 hectare subject property is situated on the upslope (north) side of Granite Road. The site is undeveloped although there is some evidence of previous disturbance in the form of trails and the south end of the lot contains a cut face that is part of the Granite Road right-of-way. The scarified soils have allowed some infill of invasive species and the south end of the lot in particular contains a variety of weed species such as toadflax, cheatgrass, tumbleweed, Canada thistle, white sweet clover, salsify and alfalfa. The upper half of the lot contains some weed species but is more intact than other areas.

3.0 ENVIRONMENTAL ASSESSMENT

An environmental assessment of the subject property was conducted on July 12, 2012 by Senior Natural Resource Biologist, Angela Cormano, R.P.F., R.P.Bio., of Ecoscape. This report assesses vegetation communities and relative habitat values and environmental sensitivity. The following section describes the natural conditions of the subject property.

3.1 Vegetation Communities and Environmental Sensitivity

As part of this assessment, Terrestrial Ecosystem Mapping (TEM) and resultant Sensitive Ecosystem Inventory (SEI) polygons that were identified on and adjacent to the subject property were reviewed. Based on this information the polygons were refined to be more spatially accurate at a small scale (1:1000) and the relevant TEM information was extracted to provide more discrete community mapping for the subject property.

#102 - 450 Neave Court, Kelowna, BC V1V 2M2 P: 250.491.7337 F: 250.491.7772 www.ecoscapeltd.com 12-958 2 July, 2012

The Environmental Sensitivity Analysis (ESA) rating was also determined for the subject property. Criteria such as stand, landscape, regional rarity, successional stage, structural complexity, and levels of disturbance were all considered in the determination of environmental sensitivity. Further, wildlife habitats as they relate to species at risk, connectivity, adjacency, and edge effects were also considered. Based upon these criteria, professional judgment was used to determine the environmental sensitivity of the subject property.

The northern half of the property is more typical of a grassland while the southern half (aside from the exposed soils present along the road cut) is more typical of an open forest-grassland type. The trees present on site are primarily immature ponderosa pine with the exception of a few older individuals. Dead ponderosa pine snags are present locally and a few dead trees were observed within the property boundary.

Table 1 summarizes the refined community polygons and their respective ESA rating. The proposed work occurs primarily within Polygon 2, which is somewhat intact coniferous woodland that is also influenced by the rural (RW) character of the local area. The site is fragmented by subdivision development; Granite Road is located immediately to the south, there is a residential show home to the north, and there is another section of Granite Road to the east, which is slightly offset/buffered from the property. This polygon has been given an Environmentally Sensitive Area (ESA) rating of 3 or moderate. However; site conditions suggest that a rating of moderate- low might be more appropriate given the level of weed invasion present at the site and the fragmented nature of the property. The more intact grassland on the north half of the property shows fewer signs of disturbance. Invasive species are present but their numbers are lower than that of the southern half of the site and the level of disturbance from old trails and site grading is not evident as it is on the southern half of the property. The northern half of the site contains species typical of a healthy Ponderosa Pine-bluebunch wheatgrass-balsamroot grassland dry site type. For this reason, Polygon 3 was assigned an ESA rating of 3 or moderate (Figure 2). Polygon 1 represents the road cut along granite road and is not considered to be sensitive.

Table 1. Community Polygons Identified on the Subject Property (Figure 2). Polygon Area (m2) Modified Ecosystem Code ESA Rating Percent of Property 1 869 10ES 4 26% 2 1643 8PCc5C;2WBwk 3 48% 3 892 10WBwk 3 26% Ecosystem key: ES=Exposed Soil (anthropogenic); PC=Ponderosa Pine – Cheatgrass; WBwk=Disturbed grassland (Bluebunch wheatgrass – Arrow-leaved balsamroot)

Review of the SEI mapping indicated the subject property was designated as moderate to low sensitivity. Subsequent Conservation Analysis (using SEI) for Lake Country recommended that areas to the west of the property, including the western

#102 - 450 Neave Court, Kelowna, BC V1V 2M2 P: 250.491.7337 F: 250.491.7772 www.ecoscapeltd.com 12-958 3 July, 2012

half of the site itself, be designated as a core area. The eastern half of the site was then recommended to be included as a buffer to the core area. Given that this area has already been approved for subdivision development and that these “areas” are fragmented by subdivision infrastructure including roads and utilities, designating parts of the property as core conservation areas is not regarded as feasible.

In regards to wildlife habitat, no nests were observed in any of the trees present on site. A few relatively young ponderosa pine snags were observed near the southeast edge of the site. One larger old pine in particular showed signs of cavity nesting activity. There is some exposed rock in the form of boulders present on the northern half of the site but this area is not typical of “talus” slopes that often function as snake habitat. No other potential wildlife features, other than the snags, were observed on site.

4.0 RECOMMENDED MITIGATION MEASURES

Ecoscape notes that the location of the proposed house is on the southern half of the property. This is regarded as a more suitable location than the northern half of the site because it is more fragmented and impacted. Overall, the site is heavily influenced by fragmentation from subdivision development but there are opportunities to protect and enhance some portions of the site if the proposed development plan allows.

Ecoscape provides the following recommendations/mitigation measures to protect the natural integrity of terrestrial communities within or adjacent to the proposed works:

 Western pine beetle infestations have had a significant impact on the ponderosa pine that occur within the local area. If actions are taken to remove excess coarse woody debris, care should be taken to minimize disturbance to understory vegetation (i.e., bunchgrasses and native shrubs) to limit the degree of invasive plant spread. In addition, some of the dead trees present on site are immature and may not pose a windthrow risk. If danger trees are removed, consider topping trees (i.e. leaving high stumps) to provide cavity nesting opportunities for local wildlife;

 Given the proximity of the site to Okanagan Lake, mature trees provide important roosting, perching and occasionally nesting opportunities for local birds, particularly hawks. If possible, limit the removal of mature or maturing ponderosa pine to maintain this function locally;

 Ecoscape notes that some native species, including native grasses, have been incorporated into the landscape plan for the site. Wherever possible, limit disturbance of natural grassland areas, particularly those present on the north

#102 - 450 Neave Court, Kelowna, BC V1V 2M2 P: 250.491.7337 F: 250.491.7772 www.ecoscapeltd.com 12-958 4 July, 2012

half of the site. Cluster planting of native shrubs rather than trees is encouraged in this area to protect the grassland. Wherever possible limit machine access as the soils in this area are highly erodible and scarification will encourage the establishment of invasive species;

 To help to limit disturbance to the north half of the site, install temporary snow fencing to prevent equipment access and stockpiling in this area during construction activities.

 Consider salvaging native grasses in cleared areas for replanting as part of site landscaping; and

 To further mitigate against the spread of noxious weeds, cut slopes and exposed soils should be promptly landscaped as per the attached plan or seeded with a Canada Grade A seed mix consisting of non-invasive grasses.

5.0 CONCLUSION

Based on our understanding of the proposed works in conjunction with the condition of the subject property where it is intended, environmental monitoring of construction is not recommended. The subject property has been designated as moderately sensitive but is fragmented by local subdivision development and has been partially impacted by weed invasion.

#102 - 450 Neave Court, Kelowna, BC V1V 2M2 P: 250.491.7337 F: 250.491.7772 www.ecoscapeltd.com 12-958 5 July, 2012

6.0 CLOSURE

This letter report has been prepared for the exclusive use of Wilson and Company Ltd. Ecoscape has prepared this letter report with the understanding that all available information on the present and proposed use of the subject property has been disclosed. Wilson and Company Ltd. has acknowledged that in order for Ecoscape to properly provide the professional service, Ecoscape is relying upon full disclosure and accuracy of this information.

If you have any questions or comments, please contact the undersigned at your convenience.

Respectfully Submitted ECOSCAPE ENVIRONMENTAL CONSULTANTS LTD.

Prepared By: Reviewed By:

Angela Cormano, RPF, RPBio Kyle Hawes; B.Sc., RPBio Natural Resource Biologist Senior Natural Resource Biologist Direct Line: (250) 491-7337 ext. 214 Direct Line: (250) 491-7337 ext. 203

Attached: Photographs Figures Appendix A - Proposed Housing Development and Landscape Plan

#102 - 450 Neave Court, Kelowna, BC V1V 2M2 P: 250.491.7337 F: 250.491.7772 www.ecoscapeltd.com 12-958 Photos July, 2012

Photo 1: View Looking northwest at the front of Lot 9 where the footprint of the home will be located. Note the disturbed soils located along the road cut and the partially disturbed open forest present at the site.

Photo 2: View of the east edge of the site and the neighbouring property. The retaining wall, located outside of the property boundary, is located along the edge of Granite Road and shows the proximity of the site to existing disturbance.

#102 - 450 Neave Court, Kelowna, BC V1V 2M2 P: 250.491.7337 F: 250.491.7772 www.ecoscapeltd.com 12-958 Photos July, 2012

Photo 3: View of some of the invasive species mixed with native grasses and shrubs on the lower half of the property. Exposed areas surrounding the home should be promptly re-vegetated as per the landscape plan or using a Canada Grade A seed mix that contains non-invasive species.

Photo 4: View of the relatively intact grassland ecosystem present on the northern half of the property. Consider limiting disturbance within this area and protecting it with temporary fencing during construction. Landscaping in this area should be completed by hand to avoid machine scarification and exposed soils.

#102 - 450 Neave Court, Kelowna, BC V1V 2M2 P: 250.491.7337 F: 250.491.7772 www.ecoscapeltd.com 12-958 Photos July, 2012

Photo 5: Existing wildlife tree/dead snag present on the very east edge of the property. Consider topping this tree (i.e. leaving a high stump) if possible to encourage use by local wildlife.

Photo 6: View to the south showing proximity of the site to the lake. Note the relatively intact nature of the grasses present on the northern half of the site.

#102 - 450 Neave Court, Kelowna, BC V1V 2M2 P: 250.491.7337 F: 250.491.7772 www.ecoscapeltd.com 12-958 Figures July, 2012

FIGURES

#102 - 450 Neave Court, Kelowna, BC V1V 2M2 P: 250.491.7337 F: 250.491.7772 www.ecoscapeltd.com Thompson-Nicola M North North 1:2,000 1:500,000 Okanagan B Vernon Okanagan C Vernon 6 Coldstream Okanagan Landing North 97 Okanagan D Oyama

k Lake Country a Winfield Central

Okanagan G L Subject Subject Property Property 1651 Granite Road, n Lake Country, BC a Central Okanagan I g Kelowna 97c a Kelowna 33

97c n West Central k a ROAD A O R H C N I F Kelowna Okanagan H O Peachland

G R A N Kootenay I Okanagan-Similkameen E Boundary E T

R Summerland D Summerland Naramata Imagery and base data by ESRI Canada.

FIGURE 1 Site Location

Project: Environmental Assessment Location: District of Lake Country Project No.: 12-958 Prepared for: Wilson and Company Ltd. Prepared by: Ecoscape Environmental Consultants Ltd. Drawn by: Robert Wagner Checked by: Kyle Hawes Okanagan Projection: NAD83-UTM Zone 11 Date: July 12, 2012 · Lake LEGEND

City Municipal Boundary Subject Property Boundary

District of Lake Country Streams and Rivers DISCLAIMER Regional Location of Subject Property The data displayed in this figure is for conceptual purposes Cadastre Lake only and should not be interpreted as a legal survey or for Major Highway legal purposes. If discrepancies are found between the data portrayed in this report and that of a legal survey, the legal survey will supersede any data presented herein. 325190 325200 325210 325220 325230 325240 325250 325260 325270 325280 325290 325300 325310 325320 325330 325340 325350 325360 325370

30835543010 5543010

5543000 3 5543000 10WBwk ESA 3 (Moderate) 5542990 5542990 5542980 5542980 5542970 5542970 2 8PCc5C 2WBwk ESA 3 (Moderate) 5542960 5542960 5542950 5542950

G R A N I T E R D FIGURE 2 5542940 5542940 Sensitive Ecosystem Inventory (SEI) and Environmental Sensitivity Analysis 1 Project: Environmental Assessment Location: District of Lake Country

5542930 10ES Project No.: 12-958 5542930 ESA 4 (Low) Prepared for: Wilson and Company Ltd. Prepared by: Ecoscape Environmental Consultants Ltd. Drawn by: Robert Wagner Checked by: Kyle Hawes Projection: NAD83-UTM Zone 11 5542920 Date: July 12, 2012 5542920 LEGEND · Cadastre Ecosystem Polygon Key Subject Property Boundary Polygon Number 5542910 5542910 Ecosystem Polygons 2402 Decile (60%) 6PFks6C Stand Modifier Structural Stage Ecosystem Unit 2PFks3 2PTkv6C

ESA Site Modifiers 5542900 Rating ESA 2 (High) 5542900 DISCLAIMER The data displayed in this figure is for conceptual purposes 10 5 0 10 20 30 40 Meters only and should not be interpreted as a legal survey or for legal purposes. If discrepancies are found between the data portrayed in this report and that of a legal survey, the legal

5542890 survey will supersede any data presented herein. 1:500 5542890

325190 325200 325210 325220 325230 325240 325250 325260 325270 325280 325290 325300 325310 325320 325330 325340 325350 325360 325370 12-958 Appendix July, 2012

APPENDIX A

#102 - 450 Neave Court, Kelowna, BC V1V 2M2 P: 250.491.7337 F: 250.491.7772 www.ecoscapeltd.com Eldred House - Lot 9 LakeStone

ewitt684 Drummond Court, DesignsKelowna BC, V1W 4N8 H 250.764.5138 www.hewittdesigns.ca C Copyright

1. ROOF Reviewing the way the butterﬂy roof ends drained I was not happy with the geometry of the roof as I had when we last talked. There N were one too many changes of direction where the water ﬂowed of the main roof into the scupper on the one side (near the front door area).

MID SUMMER E Extending the main (living room) roof enabled one of the roof planes to be eliminated - this simpliﬁed things totally and now the base of the roof planes drain directly into the custom scupper (except the butterﬂy roof obviously) but the low slope portion W drains directly to the scupper. I reviewed this and other items with James on Monday.

This did have some ramiﬁcations elsewhere in that the roof over S the garage is raised about 8 inches - I was pleased about this as we were getting a little low there on one side in the storage area and the entry also beneﬁtted with a bit more height. The master bedroom ceiling got higher (13ft+ at the highest) - but little I can do about that without a major roof change. You will note the east window to allow early morning light to the master bedroom. storage 2. WINDOWS Balance of windows shown. Some are obvious (master bedroom) but the others have been arranged as best I see them serving both practical views from interior and balancing costs by not oversizing where not needed. BC, V1W 4N8 Court, Kelowna Drummond 684 250.764.5138 www.hewittdesigns.ca The three windows between master bed and the dining space are arranged largely by view lines from the observer inside. On entry the viewer will see the lake and background over the wide window garage driveway above the BBQ / patio door area. The adjacent window on the

angled wall allows additional views from the kitchen island area - Designs ewitt yet as it is not ﬂoor level this will allow a low sideboard to be placed under. Look at the people in the 3d to get an indication of where the window is placed in relation to eye height.

wic The round window allows a glimpse of the lake from the small H wc area at the top of the stairs before you go into the master bedroom - though will provide a view when exiting the bedroom covered landscaping rather than going into. I believe the geometry of the round shape family coats entry compliments the design.

shwr 44" x 60" mud p-rm 3. KITCHEN Because of the kitchen being lower than the grade outside the kitchen this window appears low from the outside. With sensitive e-s 63" pantry landscaping I think this will be ﬁne. dog bath 35" guestcoats 110" entry kitchen master bed Have shown a dropped ceiling in kitchen area with lighting ledge

TV up 60" for upward accent lights. This drops the working ceiling to 9ft up art dog couch which I think is better than high ceiling in this work area.

mezz landing up 4. ROOF DRAIN AND MECHANICAL VENTING shelving m-bed deck The rainwater scupper (entry side) is now very simple and drains dine into a large round pipe. I have simpliﬁed the surrounding stone up (from last meeting) and included a narrow dark vertical element Man C1 which will serve as the location for mechanical vent. Pantry has been squared of. gate bbq 5. INTERIOR DOORS TV living These are now shown as well as most ﬁxtures (baths etc). All interior doors are 34inches wide except bathroom doors are narrower to save space and you do not need to get furniture in and out of these rooms. All will be 8ft high (except door to deep end covered patio garage). 6. STAIRS gate Some idea for interior railings / guards shown. I see these as a mix of glass and simple capped-drywall. Small cutaway view pool shows the basics. sun space 7. POOL PATIO This has been reshaped a bit to get the edges to conform to the optimum spans for glass railings (54” plus 9” at the corners). planter Some minor tweaking still to be efected but you will see the spacing for the lower deck is all the same.

ITEMS TO DEAL WITH...

8. POOL MECHANICAL ACCESS The intention was to place access under the stairs BUT this introduces some waterprooﬁng issues (outside stairs). Need time

pool enclosure to work on this. Plans Main - Floor New HouseRevett - & Shaune Eldred Scale : Scale 1/8" = 1'-0" Date : Date Tuesday, 19, 2012 June 12031 204a 0 5 10 15 20 M

206 - 1889 Spall Road Kelowna, BC V1Y 4R2 T (250) 868-9270 www.outlanddesign.ca

GLEDITSIA TRICANTHOS 'HARVE' NORTHERN ACCLAIM THORNLESS HONEY LOCUST PLATANUS ACERIFOLIA 'BLOODGOOD' BLOODGOOD LONDON PLANE STYRAX JAPONICUS 'PINK CHIMES' PINK CHIMES JAPANESE SNOWBELL COLUMANR DECIDUOUS TREE (TYP.) BERBERIS THUNBERGI GENTRY ROYAL BURGUNDY BARBERRY NATIVE SHRUB PLANTING AREA BUDDLEIA X 'BLUE CHIP' LO & BEHOLD BUTTERFLYBUSH CONIFEROUS TREE (TYP.) BUXUS 'GREEN VELVET' GREEN VELVET BOXWOOD CORNUS STOLONIFERA 'FARROW' ARCTIC FIRE DOGWOOD ECHINACEA PURPUREA 'MAGNUS' MAGNUS CONEFLOWER HEMEOCALLIS 'HAPPY RETURNS' HAPPY RETURNS DAYLILY LAVANDULA ANGUSITFOLIA 'HIDCOTE' HIDCOTE LAVENDER

PROPERTY MONARDA DIDYMA 'PANORAMA MIX' PANORAMA BEEBALM RHODODENDRON AZALEA 'LEMON LIGHTS' LEMON LIGHTS AZALEA ROSA 'JACCLAM' AMERICA CLIMBING ROSE ROSA X 'MELMODAC' ROYAL BONICA ROSE

LINE SYRINGA PATULA 'MISS KIM' MISS KIM LILAC TAXUS CUSPIDATA 'NANA AURESCENS' DWARF GOLDEN JAPANESE YEW VERONICA SPICATA 'ROYAL CANDLES' ROYAL CANDLES SPEEDWELL

ACHILLEA 'MOONSHINE' MOONSHINE YARROW AGROPYRON SPICATUM BLUEBUNCH WHEATGRASS ALLIUM GIGANTEUM GIANT ORNAMENTAL ONION AQUILEGIA CAERULEA ROCKY MOUNTAIN COLUMBINE CHASMANTHIUM LATIFOLIUM NORTHERN SEA OATS PERMEABLE PAVER PARKING ERYNGIUM PLANUM 'BLUE DIAMOND' BLUE DIAMOND SEA HOLLY AREA FESTUCA CAMPESTRIS ROUGH FESCUE RETAINING WALL (TYP.) FESTUCA IDAHOENSIS 'SISKIYOU BLUE' IDAHO BLUE FESCUE KOELERIA CRISTATA JUNEGRASS ORNAMENTAL SHRUB PANICUM VIRGATUM 'ROTSTRAHLBUSCH' RED SWITCH GRASS PLANTING (TYP.) PENNISETUM 'FAIRY TAILS' FAIRY TAILS FOUNTAIN GRASS UTILITY RIGHT OF WAY (TYP.) RUDBECKIA HIRTA BLACKEYED SUSAN

COBBLE MAINTENANCE STRIP GRAVEL DOG RUN BUILDING SET BACK LARGE DECIDUOUS SHADE TREE (TYP.) N

PROJECT TITLE RESIDENCE PINUS PONDEROSA PONDEROSA PINE POPULUS CANESCENS 'TOWER' TOWER POPLAR ELDRED RESIDENCE

CORNUS STOLONIFERA RED OSIER DOGWOOD MAHONIA AQUIFOLIUM TALL OREGON GRAPE Kelowna, BC PHILADELPHUS LEWSII MOCKORANGE PRUNUS VIRGINIANA CHOKE CHERRY CONCRETE STAIRS RHUS GLABRA SMOOTH SUMAC DRAWING TITLE ROSA WOODSII WOODS ROSE COBBLE MAINTENANCE STRIP ORNAMENTAL GRASSES (TYP.) SYMPHORICARPOS ALBA SNOWBERRY SCORE JOINTED CONCRETE LANDSCAPE PLAN STAMPED CONCRETE POOL DECK DRIVEWAY GLASS RAILED POOL ENCLOSURE

ISSUED FOR / REVISION

1 12.10.13 Enviromental Development Permit COVERED PATIO W/ TRAVERTINE PAVING STONE 2 RAISED PLANTER 1. PLANT MATERIAL AND CONSTRUCTION METHODS SHALL MEET OR EXCEED B.C.L.N.A. 3 SUN BATHING AREA STANDARDS. 4 FLAGSTONE PATIO 5 BREAKFAST AREA 2. ALL SOFT LANDSCAPE AREAS SHALL BE WATERED BY A FULLY AUTOMATIC TIMED PROPERTY FLOWERING ORNAMENTAL UNDERGROUND IRRIGATION SYSTEM. TREE (TYP.) LINE 3. TREE AND SHRUB BEDS TO BE DRESSED IN A MINIMUM 100mm WOOD MULCH. DO NOT PLACE WEED MAT UNDERNEATH TREE AND SHRUB BEDS. PROJECT NO 12-032 DESIGN BY FB 4. TREE AND SHRUB BEDS TO RECEIVE A MINIMUM 300mm DEPTH TOPSOIL PLACEMENT. DRAWN BY SS

CHECKED BY FB

DATE JULY 13, 2012

SCALE 1:200

SEAL

GRANITE ROAD

LARGE DECIDUOUS BOULEVARD TREE (TYP.) DRAWING NUMBER

ASPHALT GOLF CART PATH CONCRETE SIDEWALK UPLIT ENTRY MONUMENT; FIRE HYDRANT COAT OF ARMS BOULDER W/ LOW RETAINING WALL LIGHT STANDARD (TYP.) L1 1

ISSUED FOR REVIEW ONLY Copyright Reserved. This drawing is the property of Outland Design Landscape Architecture Limited and shall not be reproduced, resold, or tendered without permission.