Juniper Cove Development Road Safety Assessment

DISTRICT OF LAKE COUNTRY REPORT TO COUNCIL

MEETING TYPE AND DATE: REGULAR MEETING – DECEMBER 1, 2015 FROM: PAUL WOLANSKI, PLANNER SUBJECT: ZONING BYLAW AMENDMENT – JUNIPER COVE FILE #: Z2015‐005

ISSUE(S)/PURPOSE: To consider a rezoning amendment application to re‐zone a property along Juniper Cove Road to allow for rural residential development.

RECOMMENDATION(S): THAT Zoning Amendment (0801776 B.C. Ltd.) Bylaw 938, 2015 be read a first time; AND THAT, prior to second reading, the following be provided:  An updated road safety assessment;  A water system upgrade report; and  A natural environment assessment, mapping areas to be retained in a natural state.

EXECUTIVE SUMMARY:  The purpose of a zoning amendment application is to establish an appropriate land use designation for a particular property.  This application proposes toe amend th zoning of the 38.15 ha subject property as follows: from RLP – Rural Large Parcel to DC11 – Direct Control 11 (Juniper Cove).  This property has been the subject of 5 previous rezoning applications.  A virtually identical application (Z2012‐004) was considered by Council at the September 4, 2014 meeting. At that time Council elected not to read the bylaw a second time.  The Official Community Plan split‐designates the property as Rural Residential and Rural.  The proposed bylaw amendment would limit the development of the property under a direct control zone. Limitations could include the minimum area of lots, the maximum number of lots, areas where lands cannot be disturbed, etc.  If the bylaw proceeds staff is recommending construction and land alterations are to be limited to the area designated Rural Residential in the Official Community Plan. Areas of high environmental value could also be protected if necessary.  A conceptual layout of subdivision has been provided by the applicant for illustrative purposes only. Staff is providing commentary on the 31 lot proposal to assist Council in determining if the zoning amendment is the best use for the property at this time.  Any subdivision of the lands under the proposed direct control zone would require significant utility upgrades, variances to roadway length/grades and offsite roadway improvements to Carr’s Landing Road and Juniper Cove Road.

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Application Type Rezoning File Number: Z2015‐005 Folio: 33102025.000 Proponent: MMM Group Limited Owner(s): Juniper Cove Developments Kelowna, B.C. Calgary, Alberta Legal Description: Fraction S.E. ¼ Sec. 20, Twp. 14, O.D.Y.D., Except Plans 21137, 24099, 21840 and KAP77706 PID 013‐559‐117 Civic Address: Unaddressed OCP Designation: Rural Residential / Rural Zoning Designation: RLP – Rural Large Parcel ALR: Not in ALR Parcel Size: 38.15 ha (96.4 acres) DP Area(s): Hillside, Stability; Erosion, Wildfire, Natural Environment; GHG/Resource Conservation Water Supply: Municipal (Proposed) Sewer: Septic (Proposed) Site Summary: Zoning: Use: North: RLP – Rural Large Parcel Residential East: RLP – Rural Large Parcel Vacant South: RR1 – Rural Residential 1 Rural Residential West: RR3 – Rural Residential 3 Residential

BACKGROUND/HISTORY:  The subject property has been considered several times in the past (files: Z1995‐009, Z1999‐005, Z2006‐016, Z2009‐001 and Z2012‐004).  Previous applications have ranged from a proposal for a 168 unit development to an identical proposal (from MMM Group Ltd.) for 31 units.  MMM Group Ltd. is requesting site specific zoning, a Direct Control zone, for the portion of the site designated Rural Residential in the Official Community Plan document. If successful the proponent intends to approximately 30 additional lots.  This application is virtually identical to Z2012‐004 which Council refused to read a second time at the September 4, 2012 meeting. It was moved and seconded 12.09.222 That Zoning Amendment (MMM) Bylaw 831, 2012 not be read a second time. Carried. OPPOSED: Councillor Dickie  At the June 5, 2012 regular meeting Council adopted the following resolution related to the bylaw for Z2012‐ 004: It was moved and seconded 12.06.151 That Zoning Amendment (MMM) Bylaw 831, 2012 be read a first time; And that a staff report regarding requirements for water, water capacity and upgrades to roads accessing the site be brought forward prior to second reading and a Public Hearing.

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Carried. OPPOSED: Councillors Gambell and Leamont  As proposed sewage would be handled by conventional septic systems for each lot. To comply with District and provincial regulations each lot would need to be a minimum of 1.0 ha in size.  The 2012 application identified extended servicing requirements such as road improvements and a significant water system upgrade.  The lot has topographical challenges and, as indicated in the conceptual layout, an access road roughly 1.8 km long is proposed off of Juniper Cover Rd. to service the 31 lots.  If the application proceeds staff is proposing the direct control zone shall apply only on the portions of land designated Rural Residential in the Official Community Plan. The portions of the land designated Rural shall remain undeveloped/undisturbed under a covenant; unless the proponent applies to change the designation boundaries under an OCP amendment. DISCUSSION/ANALYSIS:

Site Description:  The subject property is a 38.15 ha (96.4 acres) undeveloped parcel situated on south and west facing slopes.  There are several ravines and steep slopes present on the subject property.  Recent constraints mapping done by the District show the property as having the following constraints: o Slope stability o Erosive soils o Steep slopes o Sensitive ecosystems, and o Wildfire potential  Some constraints such as wildfire potential and sensitive ecosystems extend over the entire property while others such as erosive slopes and slope stability are limited in area.

Current Development Potential:  The subject property is zoned RLP – Rural Large Parcel.  Under the current zoning, one single family dwelling with approved onsite septic could be constructed.

Off‐Site Considerations:  Significant water upgrades and road upgrades would be required to facilitate development of the site as proposed  Terraforming the site to create buildable lots will be significant. Land alterations would be most visible from the lake and from across the lake.

APPLICABLE POLICIES AND LEGISLATION:

Zoning Bylaw:  The proposed Direct Control Zone would be similar to the RR2 – Rural Residential 2 zone, which allows rural residential development and accessory development.  The minimum size of all lots is a minimum of 1.0 ha (2.47 ac), which is the minimum lot size the District permits without a connection to a community sewer system.  The bylaw would allow development only along the roadway, while development in the higher areas would be prohibited.

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 Zoning restrictions will be supplemented by no‐build/no‐disturb covenants which staff recommends be registered on the portion of the property designated as rural.

Official Community Plan:  The Official Community Plan split designates the property. The north part of the property is intended for Rural use, which entails minimal development, while the remainder of the property is intended for future Rural Residential use.  Lands in the Rural designation typically contain natural amenities and sensitive areas that should be preserved, along with several hazardous conditions that should be avoided.  The Rural Residential designation indicates that large parcel sizes shall be maintained and that cluster style residential development shall be considered to protect large tracts of land.  The Direct Control Zone for the property would comply with the intent of the Official Community Plan by directing development away from the rural (grey) areas and into the rural residential (brown) areas.  Rural Areas are intended to achieve large parcel sizes and protect areas from development with “no‐build/no‐ disturb” covenants.  The Rural Residential designation allows forg zonin which would allow for 1.0 ha (2.47 ac) lots.  The OCP envisions the District developing in a compact fashion, according to Core & Nodal principles however this proposal does not achieve that OCP objective, however it does comply with the rural residential direction set..

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Subdivision and Development Servicing Bylaw:  As a new zone is being created, Table C.2.2 within the Subdivision and Development Servicing Bylaw must be updated to ensure that the new zone has appropriate servicing standards.  The development will be required to connect to a community water system and have individual on‐site septic systems.  The bylaw indicates that the maximum length of cul‐de‐sac shall not exceed 150 metres.

Water Service:  The applicant proposes to use the District’s Coral Beach Water System to provide water.  A Water Supply Analysis of the District’s Coral Beach Water System was conducted by Protech Consultants Ltd. (report dated June 21, 2012). Their report describes the proposed water system upgrades and indicates that the water upgrade project is feasible at a cost of $1.5 million.  The required works would essentially replace the District’s Coral Beach Water System, upgrading most of the existing components (except local distribution lines); this would provide a benefit to the existing users as the infrastructure would be newer; however firefighting capabilities for the existing users would not be improved due to the size limitations of the local distribution lines.

Road Improvements:  A previous Road Safety Assessment Report was conducted in 2010. This assessment indicated: o That 4 curves on Carrs Landing road have substandard visibility which may be improved either through road upgrade works or by posting speed advisory signs. o That Juniper Cove Road should be widened along the frontage of the property and that when practical Juniper Cove Road between Terrace View Road and the site should also be upgraded to the same standard.  The District, through Council resolution, could require the developer to upgrade Juniper Cove Road between Terrace View Road and the development site as Excess and Extended Services. A Late Comer Agreement would then apply to benefiting properties that may subsequently develop. INTERDEPARTMENTAL IMPLICATIONS: Engineering & Environmental Services:  Please see attachment B.

Protective Services:  Please see attachment B.

ENVIRONMENTAL IMPLICATIONS:  Development of the site will lead to a loss of some environmental features.  The proposal places 31 lots in a portion of the municipality with the least services.  Development will be kept along a proposed internal roadway and the remainder of the property will be protected through no‐build covenants and zoning restrictions.  An Environmental Development Permit will also be required as part of the subdivision process, ensuring that a qualified environmental practitioner reviews all aspects of the development.

ADHERENCE TO STRATEGIC OBJECTIVES:  The District’s primary aim for the Carr’s Landing area is to maintain the rural character of the area.

COST, BUDGET CONSIDERATIONS AND FINANCIAL IMPLICATIONS:  Generally speaking, the proposed form of development is among the most costly for the District to maintain, and there are minimal lots relative to the length of road.

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 The development would generate more tax revenue than the current vacant parcel.  If the project proceeded, the District will also receive DCCs, building permit fees and engineering fees.

IMPACT ON STAFF CAPACITY AND WORKLOAD:  The development proposed does not fit with either of the District’s current rural or urban servicing standards due to the nature of the area being developed; staff time would be required to assess and review servicing proposals (i.e. road type, sidewalk, lighting options, etc.)  If the bylaw proceeds to 3rd reading, a Subdivision and Development Servicing Bylaw amendment would be required.  It is anticipated that variances to servicing standards (such as length of cul‐de‐sac, road grades, etc.) will be required.

ALTERNATE RECOMMENDATIONS: THAT Zoning Amendment Bylaw 938, 2015 (0801776 B.C. Ltd.) not be read a first time and the bylaw amendment be considered defeated.

SUMMARY/CONCLUSION:  This application proposes to rezone the subject property from RLP – Rural Large Parcel to a Direct Control Zone.  The Official Community Plan indicates that the subject property is partially intended for development and partly intended to remain undeveloped.  Council considered a previous application and refused to read the bylaw a second time.  Staff proposes that the bylaw be read a first time and that reports related to water service, roadway improvements and natural environment either be provided or updated before second reading.

Respectfully Submitted,

Paul Wolanski, Planner Community Services Department

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

CONCURRENCES Department Name CAO Alberto De Feo Director of Community Services Mark Koch Director of Engineering & Environmental Services Michael Mercer Director of Infrastructure Services Greg Buchholz

ATTACHMENTS: Attachment A – Draft Bylaw 938 Attachment B – Referral Responses Attachment C – Aerial Photo Attachment D – Contour Map Attachment E – Applicant Correspondence (inc. Conceptual Layout) Attachment F – August 2011 Road Safety Assessment Attachment G – June 2012 Water Capacity Brief

S:\Council meetings\2015 ‐ Council\December 1\Z2015‐005 Report to Council 2015‐11‐24.docx Attachment A – Draft Bylaw 938 DISTRICT OF LAKE COUNTRY BYLAW 938

A BYLAW TO AMEND ZONING BYLAW 561, 2007

The Council of the District of Lake Country, in open meeting assembled, enacts as follows:

1) Zoning Bylaw 561, 2007 is hereby amended by adding a new zone under Section 19, entitled DC13 – Direct Control 13 (Juniper Cove), a description of which is attached hereto as Schedule A.

2) Schedule “A” to Zoning Bylaw 561, 2007 is hereby amended by changing the zoning classification of:

• The Fractional South East ¼ of Section 20 Township 14 ODYD Except Plans 21137, 21840, 24099 and KAP77706

FROM: RLP – Rural Large Parcel 1

TO: DC11 – Direct Control 13 (Juniper Cove)

2) This bylaw may be cited as “Zoning Amendment (0801776 B.C. Ltd.) Bylaw 938, 2015”.

READ A FIRST TIME this ____ day of ______, 2015. READ A SECOND TIME this ____ day of ______, 2016.

ADVERTISED on the ____ day of ______, 2016 and a Public Hearing held pursuant to the provisions of Section 890 of the Local Government Act on the ____ day of ______, 2016.

READ A THIRD TIME this ____ day of ______, 2016.

ADOPTED this __ day of ______, 2016.

Mayor Corporate Officer

I hereby certify the foregoing to be a true and correct copy of the Bylaw cited as “Zoning Amendment (0801776 B.C. Ltd.) Bylaw 938, 2015” as adopted by the Municipal Council on the __ day of ______, 2016.

Dated at Lake Country, BC Corporate Officer Bylaw 938, 2015 Page 2

Schedule “A”

19.13 DC13 – Direct Control 13 (Juniper Cove)

19.13.1 Purpose The purpose of this zone is to provide for limited residential development while preserving the rural character of the Juniper Cove area on the Fractional South East ¼ of Section 20 Township 14 ODYD Except Plans 21137, 21840, 24099 and KAP77706 or lots created by the subdivision of that parcel.

19.13.2 Principal Uses

a. group home, minor b. single dwelling housing

19.13.3 Secondary Uses

a. bed and breakfast homes b. care centre, minor c. country residential home occupations d. secondary suite or accessory suite e. utility services, minor impact

19.13.4 Building and Structures Permitted

a. one single detached house (which may contain a secondary suite); b. accessory buildings or structures (which may contain an accessory suite).

19.13.5 Subdivision Regulations

a. AREA The minimum lot area is 1.0 ha b. WIDTH The minimum lot width is 40.0 m. c. DEPTH The minimum lot depth is 30.0 m. d. DEVELOPABLE AREAS No construction or land disturbance may be undertaken on areas highlighted on the DC13 – Direct Control 13 (Juniper Cove) Buildable Area Boundary Map.

19.13.6 Development Regulations a. COVERAGE The maximum site coverage is 10%. b. Density of Development A maximum of 31 dwelling units are permitted within the zone..

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c. HEIGHT The maximum height is the lesser of 9.5 m or 2½ storeys, except it is 6.0 m for accessory buildings and 13.0 m for accessory structures. d. FRONT YARD The minimum front yard is 6.0 m. e. SIDE YARD The minimum side yard is 3.0 m, except it is 4.0 m from a flanking street. f. REAR YARD The minimum rear yard is 10.0 m, except it is 3.0 m for accessory buildings.

19.13.7 Other Regulations a. ADDITIONAL REGULATIONS In addition to the regulations listed above, other regulations may apply. These include the general development regulations of Section 7 (accessory development, yards, projections into yards, lighting, agricultural setbacks, etc.), the landscaping and fencing provisions of Section 8, the parking and loading regulations of Section 9, the specific use regulations of Section 10, and the sign regulations of Section 11. b. LANDSCAPING AND SCREENING i) Landscaping and screening requirements shall be as specified in Section 8. ii) Minimum Landscape Buffer for the Front Yard, Rear Yard, and Side Yards shall be a Level 1. c. SECONDARY SUITES iii) A secondary suite, in accordance with Section 10.7, may only be located within a single detached dwelling. iv) Only one secondary suite or one accessory suite is permitted per parcel. d. ACCESSORY SUITE i) An accessory suite, in accordance with Section 10.8, may only be located within an accessory building to a single detached dwelling which is no closer than 5.0 m to the principal building. ii) Only one secondary suite or one accessory suite is permitted per parcel.

DC13 – Direct Control 13 (Juniper Cove) Buildable Area Boundary Map

Fraction S.E. ¼ Sec. 20, Twp. 14,

O.D.Y.D., Except Plans 21137, 24099, 21840 and KAP77706 445.0 m

85.0 m

No Build/No Disturb Area All construction/land alteration in the zone must be undertaken in the unshaded areas. No construction or land alteration, other than construction required for utility or access purposes, is permitted in the shaded areas. Attachment B – Referral Responses

Attachment C – Aerial Photo Attachment D – Contour Map Attachment E – Applicant Correspondence (inc. Conceptual Layout)

MMMGROUP

MMM Group Limited 540 Leon Avenue Kelowna, BC Canada VIY 6J6 t; 250.869.1334 | f; 250.862.4849 www.mmmgroupiimited.com

August 7, 2015

Mark Koch, MClP, RPP District of Lake Country 10150 Bottom Wood Lake Road Lake Country, BC V4V 2M1

Dear Mark,

Re: Zoning Amendment Application: SE Va SEC. 20. TP. 14. Plans 21137, 24099 & KAP 77706

Juniper Cove Developments Limited is a local land development firm v/ith strong ties to the Okanagan Valley. Juniper Cove Developments Ltd. previously retained a 96.40 acre parcel within Lake Country, BC and is requesting the parcel be rezoned from Rural Large Parcel (RLP) to a Comprehensive Development Zone. On behalf of Juniper Cove Developments Ltd., please accept the following zoning amendment application.

The 38.15 hectare (96.40 acres) site ("Plan Area") is located on the east side of Okanagan Lake (Figure 1.1) In the Carr's Landing area of Lake Country, BC.

Figure 1.1: Plan Area MMMGROUP

The subject parcel is located within the Carr's Landing area of Lake Country, BO. Both the District of Lake Country Official Community Plan (OCR) and Carr's Landing Sector Plan have existing policy documents that regulate the subject area of interest. The present land use within both policy documents is generally rural in nature and the overall neighbourhood is rural. As per the District of Lake Country OCR, Zoning Bylaw, and Carr's Landing Sector Plan, Table 1.1 outlines the Plan Area land uses. It should be noted that while the Present Land Use of the Plan Area is Rural, the Future Land Use within the Plan Area is a spilt designation - Rural and Rural Residential. Juniper Cove Developments is only requesting redesignation of lands designated Rural Residential.

Table 1.1: Poiicv Document Land Uses

Policy Document Zoning Map Present Land Use Future Land Use 1 N/A Rural Rural / Rural Residential

RLP N/A N/A

N/A RU1 - Rural Rural Resource /

Residential - Rural

As part of any zoning amendment application. District of Lake Country Staff generally request a lot preliminary layout concept be submitted concurrently with the application illustrating how the Plan Area may be subdivided in the future. Figure 1.2 illustrates a 31 lot concept. We have further ensured that each parcel as an adequate building envelope. However, lots 6-12 partially or fully encroach within the Rural / Rural Residential OCR Future Land Use designation boundary (Figure 1.2). As the OCR's Future Land Use map is general in nature, we are hopeful DLC Development Services staff might exercise discretion in their review and support the inclusion of Lot 6-12 building envelopes. To further support our request, we believe the topographic site data (Figure 1.3) may warrant a minorshift in the Rural / Rural Residential OCR Future Land Use designation boundary.

To address the challenge of parcels encroaching on the Rural Future Land Use area, while maintaining the 1.0 hectare parcel minimum, we proposed to implement 'no-build' restrictions for applicable parcels. As such, pursuing a comprehensive development or site specific zone, versus a RR2 zone, may be a more effective approach. In other words, a zone will be created which would allow Rural Residential development in the Rural Residential zoned areas, while maintaining the rural nature of the neighbourhood, where only lot lines would encroach within the Rural area. Based upon our meeting July 7, 2015, it is our understanding that District of Lake Country Staff will support the submission of a zoning amendment application pursuing a Comprehensive Development Zone.

COMMUMITIES rRANSPOfiTATiON

BUIIDINCS

INFRASTRUCTURE MMMGROUP

O n U'TJ— O ®

E3ii!SS

Figure 1.2: Proposed Preliminary Concept COMMUMlIltS TftAHSPORTAIlON

BUILDINGS

INFRASTRUCTURE MMMGROUP

Figure 1.3: Preliminary Concept (with topo)

COMMUNirifS

TRAMSPOBTATION

BUILDINGS

INFRASTRUCTURE /AKV MMMGROUP

While a zoning amendment is only requested at this time, we can appreciate the District's request for a preliminary concept outlining how the parcel may be developed in the future and if Itcomplies with the OCP and the Carr's Landing Sector Plan.

The preliminary concept is in keeping with Section 13, Rural Residential, of the OCP which requires "subdivisions in unsewered Rural Residential areas to have a minimum iot size of 1.0 hectare." The preliminary concept also complies with the two goals within Section 13 of the OCP;

"Maintain the Rural Residential character of Lake Country'] and "Limit the expansion of more intensive Rural Residential land uses into neighbouring Agricultural, Rural or environmentally significant areas."

In addition to the OCP, the Carr's Landing Sector Plan Rural-Residential section (Sector Area 6. Juniper Cove) specifically states that Juniper Cove "...current land use is residential. The District's OCP identifies Juniper Cove as a growth area for the development of forty homes, withprovision of appropriate services. Greater densities are not to occur untildevelopment serves community and neighbourhood interests, and appropriate services andseptic treatment, are in place." The preliminary concept within Figure 1.2 is directly in keeping with the foregoing statement in that only 31 parcels are proposed. The foregoing is consistent with the surrounding rural neighbourhood and the concept would further maintain the rural character of the area and Rural land use by implementing 'no-build' parcel restrictions.

In closing, we are aware the District will likely have questions regarding the preliminary concept (Figure 1.2) such as secondary road access and the reservoir road. We are fully prepared to deal with those items as they pertain to the Plan Area at the subdivision stage. However, without knowing whether Council supports the zoning amendment application, placing efforts into addressing additional questions may be ineffective at this time.

Should you have any questions or require clarification on any aspect of this application, feel free to contact me at 250.869.1334 or by email at: [email protected]. Yours truly,

MMM Group Limited

Davin A. Shillong, MClP Project Manager

COMMUMITIES

TRAMSPOBTATiON

BUILDINGS

INFRASTRUCTURE Attachment F – August 2011 Road Safety Assessment

JUNIPER COVE DEVELOPMENT LTD.

JUNIPER COVE DEVELOPMENT ROAD SAFETY ASSESSMENT

REPORT

AUGUST 2011 ISSUED FOR REVIEW EBA FILE: V31201606

This “Issued for Review” report is provided solely for the purpose of client review and presents our findings and recommendations to date. Our findings and recommendations are provided only through an “Issued for Use” report, which will be issued subsequent to this review. You should not rely on the interim recommendations made herein. Once our report is issued for use, the “Issued for Review” document should be either returned to EBA or destroyed. CONFIDENTIALITY STATEMENT This document contains confidential commercial and technical information and must not be released in whole, or in part, to any third party without the express written consent of EBA, A Tetra Tech Company.

LIMITATIONS OF REPORT This report and its contents are intended for the sole use of Juniper Cove Development Ltd. and their agents. EBA, A Tetra Tech Company does not accept any responsibility for the accuracy of any of the data, the analysis or the recommendations contained or referenced in the report when the report is used or relied upon by any Party other than Juniper Cove Development Ltd., or for any Project other than the proposed development at the subject site. Any such unauthorized use of this report is at the sole risk of the user. Use of this report is subject to the terms and conditions stated in EBA’s Services Agreement. EBA’s General Conditions are provided in Appendix A of this report.

EBA, A Tetra Tech Company Oceanic Plaza, 9th Floor, 1066 West Hastings Street Vancouver, BC V6E 3X2 CANADA p. 604.685.0275 f. 604.684.6241 JUNIPER COVE DEVELOPMENT ROAD SAFETY ASSESSMENT EBA FILE: V31201606 | AUGUST 2011 | ISSUED FOR REVIEW

TABLE OF CONTENTS

1.0 INTRODUCTION ...... 1 1.1 Study Methodologies ...... 1

2.0 EXISTING CONDITIONS...... 2 2.1 Road Network ...... 2 2.2 Traffic Volumes...... 2 2.3 Road Grades...... 3 2.4 Pavement Width...... 4 2.4.1 Existing Pavement Widths...... 4 2.4.2 District’s Rural Community Connector Standard...... 5 2.4.3 TAC’s Guidelines on Road Widths ...... 5 2.5 Land Use...... 6 2.6 Travel Speed...... 6 2.7 Visibility...... 6 2.8 Existing Traffic Capacity Analysis...... 7

3.0 PROPOSED DEVELOPMENT ...... 8

4.0 SITE TRAFFIC ASSESSMENT...... 9 4.1 Trip Generation...... 9 4.2 Traffic Distribution...... 9 4.3 Capacity Analysis ...... 10 4.4 Impact on Existing Geometry...... 10 4.5 Development Access ...... 11

5.0 CONCLUSIONS...... 11

6.0 CLOSURE...... 12

APPENDICES Appendix A EBA’s General Conditions Appendix B Traffic Profiles on carr’s landing road Northbound - June 22, 2011 (Wednesday) to June 28, 2011 (Tuesday) Appendix C Traffic Profiles on carr’s landing road Southbound - June 22, 2011 (Wednesday) to June 28, 2011 (Tuesday) Appendix D Traffic Profiles on carr’s landing road Northbound - June 29, 2011 (wednesday) to July 5, 2011 (Tuesday) Appendix E Traffic Profiles on carr’s landing road Southbound - June 29, 2011 (wednesday) to July 5, 2011 (Tuesday)

Juniper Cove Traffic Assessment.doc JUNIPER COVE DEVELOPMENT ROAD SAFETY ASSESSMENT EBA FILE: V31201606 | AUGUST 2011 | ISSUED FOR REVIEW

1.0 INTRODUCTION

Juniper Cove Development Ltd. is proposing to construct 168 residential dwelling units to the east of Juniper Cove Road in the north-west corner of the District of Lake Country. The subject site is located approximately 8.5 kilometres north of the intersection at Carr’s Landing Road and Okanagan Centre Road. The access to this proposed development will be via Juniper Cove Road. The location of the proposed development is shown in Figure 1.1 and an aerial photograph of the study area is provided in Figure 1.2. In February 2002, a traffic/safety assessment for the Whiskey Cove Development was completed by Ward Consulting Group, now the Traffic Engineering and Planning Group of EBA, A Tetra Tech Company. The Whiskey Cove Development is located approximately 3 kilometres south of the proposed Juniper Cove Development. The 2002 study was undertaken to address concerns over the ability of Carr’s Landing Road to safely accommodate traffic from the proposed development. In the report, deficiencies with the current operations of Carr’s Landing Road were identified and improvements were recommended to address these deficiencies. The intention of this study is to update the 2002 report and expand the scope to cover the road section between Whiskey Cove Development and the proposed Juniper Cove Development. It is understood that the District has not requested a traffic/safety assessment report for this proposed development. This report is therefore not intended for the submission to the District at this time. The focus of this traffic assessment is to determine if any additional road improvements are required as a result of the proposed new residential units.

1.1 Study Methodologies

The methodologies undertaken for this traffic/safety assessment are:

. Undertake site visit to record the existing geometry of Carr’s Landing Road and Juniper Cove Road;

. Review and determine appropriate design guidelines for this assessment;

. Obtain and review available traffic volumes on Carr’s Landing Road and other adjacent intersections;

. Assess the design deficiencies of both Carr’s Landing Road and Juniper Cove Road, if any;

. Estimate the trips generated from the proposed development;

. Analyze the site traffic impacts to both Carr’s Landing Road and Juniper Cove Road due to the additional site traffic; and

. Propose potential improvements to address the deficiencies with and without the proposed development in place. This report summarizes the work undertaken, the findings, the impact analysis and the recommendations.

Juniper Cove Traffic Assessment.doc N

SITE

LEGEND NOTES CLIENT JUNIPER COVE RESIDENTIAL Base data: NTS DEVELOPMENT - LAKE COUNTRY, BC Juniper Cove Development Ltd. Site Location

PROJECT NO. DWN CKD APVD REV ransportation\V312\Projects\V31201600 - V31201699\V31201600 V31201625\V31201606 Juniper Cove\Figures V31201606 RS DL DL 0 Figure 1.1 STATUS OFFICE DATE ancouver\T ISSUED FOR REVIEW EBA-Vancouver July 2011 Q:\V N

SITE Kalamalka Commonage Road Lake

Juniper Cove Road

Maki Road

Whiskey Road

Okanagan Okanagan Highway

Lake Commonage Road

Carrs Landing Road

Barkley Road

Wood Moberly Road Lake

Pixton Road

Okanagan Centre Road East

LEGEND NOTES CLIENT JUNIPER COVE RESIDENTIAL Base data: NTS DEVELOPMENT - LAKE COUNTRY, BC Juniper Cove Development Ltd. Study Area Aerial Photograph

PROJECT NO. DWN CKD APVD REV ransportation\V312\Projects\V31201600 - V31201699\V31201600 V31201625\V31201606 Juniper Cove\Figures V31201606 RS DL DL 0 Figure 1.2 STATUS OFFICE DATE ancouver\T ISSUED FOR REVIEW EBA-Vancouver July 2011 Q:\V JUNIPER COVE DEVELOPMENT ROAD SAFETY ASSESSMENT EBA FILE: V31201606 | AUGUST 2011 | ISSUED FOR REVIEW

2.0 EXISTING CONDITIONS

2.1 Road Network

A brief discussion of the key roads in the study is provided below. (a) Carr’s Landing Road: Carr’s Landing Road is located at the north-west side of the District of Lake Country. It is a two lane road that runs in a north-south direction approximately parallel to the shore of the Okanagan Lake. It commences at Okanagan Centre Road in the south, and runs north for approximately 8.3 kilometres, up to its second intersection with Commonage Road. It is designated as a “major rural network collector” in the District’s Official Community Plan. This road has a rural cross-section with a pavement width of approximately 6.0 metres and very narrow shoulders. More specific details on the cross-section are given in Section 2.4 of this report. It passes through very rolling area and therefore has multiple vertical and horizontal curves along its length. There are a number of short roads connecting with this road, and typically these are cul- de-sacs. The only exception to this is Commonage Road and Moberly Road. The posted speed on the road is 50 km/h throughout. (b) Okanagan Centre Road: Okanagan Centre Road is a two-lane road. To the east (referred to as Okanagan Centre Road East), this road connects Carr’s Landing Road to Highway 97, at the north end of the District of Lake Country. To the west of Carr’s Landing Road, Okanagan Centre Road runs south along the shore of the lake (referred to as Okanagan Centre Road West) and eventually intersects Glenmore Road. (c) Commonage Road: This two lane road begins at Carr’s Landing Road, approximately 5.0 kilometres north of the intersection at Carr’s Landing Road and Okanagan Centre Road. It intersects Carr’s Landing Road again at approximately 2.6 kilometres north of its starting point and continues north to the City of Vernon. The northern half of this road between the two intersections with Carr’s Landing Road is paved, while the southern half is gravel. Its southern intersection with Carr’s Landing Road is at an angle and the approach has a grade of approximately 6 – 7%. Carr’s Landing Road traffic has priority over traffic exiting from Commonage Road. (d) Terrace View Road: Terrace View Road is a two-lane rural roadway connecting Carr’s Landing Road in the south and Coral Beach Road in the north. It is less than one kilometre in length and there is a stop sign installed on Terrace View Road at Carr’s Landing Road intersection. (e) Juniper Cove Road: Juniper Cove Road starts from Terrace View Road in the south and extends north to the northern boundary of the District of Lake Country. This is a two-lane rural road with no curb, gutter or paved sidewalks on either side.

2.2 Traffic Volumes

New traffic counts were undertaken for the traffic review. The counts included:

. Continuous count for two weeks (June 22 to July 5) on Carr’s Landing Road – 350 metres north of Okanagan Centre Road East;

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. Intersection turning movement counts on June 23 (Thursday) and June 30 (Thursday) at:  Carr’s Landing Road/Terrace View Road;  Carr’s Landing Road/Commonage Road; and  Commonage Road/Barley Road. The days for the traffic counts were purposely selected to assess the changes in traffic pattern and characteristic on a regular weekday as well as the traffic conditions during the summer Statutory Holiday, i.e. July 1. Traffic volumes on the key road links are presented in Figure 2.1 and the intersection turning movements are provided in Figure 2.2. On a regular weekday (June 22, 2011), Carr’s Landing Road on the south end close to Okanagan Centre Road East carries 167 vehicles two-way in the a.m. peak hour, with 36% heading northbound, and 210 vehicles in the p.m. peak hour with 58% northbound. In the previous traffic report, the 2002 recorded traffic volumes on Carr’s Landing Road were 140 and 173 vehicles in the a.m. and p.m. peak hours respectively. The increase in traffic volumes in the past nine years was approximately 35 vehicles per hour in both peak hours. This represents a traffic growth rate of approximately 2% per year. The traffic volume profiles on Carr’s Landing Road in the last two weeks in June 2011 are provided in the Appendix. On the north end of Carr’s Landing Road immediately west of Terrace View Road, the road carries 52 vehicles on a regular weekday a.m. peak hour and 72 vehicles in the p.m. peak hour. The volume differences on Carr’s Landing Road between the north segment close to Terrace View Road and the south segment near Pixton Road are approximately 115 and 135 vehicles in the a.m. and p.m. peak hours. Terrace View Road is a low volume local road with only 20 vehicles in the a.m. peak hour and 40 vehicles in the p.m. peak hour. Barkley Road and the section of Commonage Road south of Carr’s Landing Road carry approximately 10 vehicles in both a.m. and p.m. peak hours. The daily traffic volume during regular weekdays is on average 2,350 vehicles. It increases to 2,750 vehicles on the eve of Canada Day (i.e. June 30). The total peak hour traffic volumes on Carr’s Landing Road during the holidays are similar to regular weekday volumes with 169 vehicles in the a.m. peak hour and 249 vehicles in the p.m. peak hour. The northbound traffic volumes in the a.m. peak hour however increased from 36% in a regular weekday to 41% on June 30 but remained the same at 58% in the p.m. peak hour.

2.3 Road Grades

Carr’s Landing Road passes through very undulating terrain. Adjacent to the intersection of Terrace View Road, which is just 1.5 km south of the subject site, the grade on Carr’s Landing Road is approximately 6% downhill towards the southwest direction, but from Maki Road to Gable Road, the grade increases to 10% and then the grade flattens beyond Gable Road. From Whiskey Cove Road to the Kopje Regional Park in the south, the grade is on average 8%. From Kopje Regional Park towards Commonage Road, the grade is approximately 5%, and it is flat at the intersection with Commonage Road. The grades south of Commonage Road to Okanagan Centre Road vary and in general are less than 6%.

Juniper Cove Traffic Assessment.doc June 23, 2011 (Thursday) N

June 30, 2011

20(22) (Thursday) 17(29) SITE Kalamalka Commonage Road Lake

Terrace View Road Juniper Cove Road

Maki Road 23(31) 18(34)

See Figure 2.2 for Intersection Volumes

Whiskey Road 44(43) Okanagan Highway Okanagan 14(43)

Lake Road Commonage

37(23) June 30, 2011 (Thursday) 15(49)

Carrs Landing Road

Barkley Road June 23, 2011 (Thursday)

June 23, 2011 June 30, 2011 (Thursday) (Thursday)

Wood Moberly Road Lake 107(88) 100(103) 60(122) 69(146)

Pixton Road

Okanagan Centre Road East

LEGEND NOTES CLIENT JUNIPER COVE RESIDENTIAL Base data: NTS DEVELOPMENT - LAKE COUNTRY, BC XXX AM Peak Hour Traffic Volumes Juniper Cove (XXX) PM Peak Hour Traffic Volumes Development Ltd. 2011 Existing Two-Way Traffic Volumes

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SITE

Commonage Road

June 23, 2011 June 23, 2011 (Thursday) (Thursday)

Juniper Cove Road

15(26)

16(8) 0(5) 3(6) 0(2) 21(15) 19(21) 5(3) June 23, 2011

1(22) T (Thursday) 14(27) errace V 1(3) 1(3)

iew Road 19(21) Okanagan 1(1)

Lake 1(3)

16(26) 5(3) Maki Road 0(3)

16(14) 3(5) 2(1) 28(29)

5(17) 9(26) 16(30) 22(28)

1(2) 1(3) June 30, 2011 23(25) 4(4)

(Thursday) 1(2)

17(32) 5(1) Whiskey Road 0(2) 0(2) 1(4)

June 30, 2011 June 30, 2011 (Thursday) (Thursday)

Commonage Road

Barkley Road

Image NASA Road Landing Carrs

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The grade on Terrace View Road is flat at its intersection with Carr’s Landing Road, but it increases to approximate 9% to the west towards Juniper Cove Road. Overall Juniper Cove Road has an average grade of 2% between Terrace View Road and the subject site. As was noted above, Carr’s Landing Road is classified as a rural collector road. Based on the Transportation Association of Canada (TAC) Geometric Design Guides for Canadian Roads manual, rural collector roads are permitted to have up to 6% grade in a rolling terrain and 11% in mountainous terrain for a 60 km/h design speed. These permitted grades could be 2% higher on low volume rural roads. This means that the grades on this road are considered to be within the allowable limits and are therefore acceptable, with the exception of a short section between Maki Road and Gable Road with a grade up to 10%. It is always recommended to have flatter grades in the vicinity of intersections.

2.4 Pavement Width

2.4.1 Existing Pavement Widths

The pavement width on Carr’s Landing Road was measured at a number of points – approximately every 250 metres. These measurements are given in Table 2.1. In the vicinity of the Maki Road intersection, the width is approximately 6.7 metres, whilst at Whiskey Cove Road and Commonage Road it is 6.1 metres. From Commonage Road all the way south to Okanagan Centre Road, it varies from a minimum of 5.9 metres to a maximum of 6.7 metres. The pavements on some segments appear to have been upgraded in the last few years, and these segments have typically 6.4 metres wide. However, there is no consistency in widths – some of the unchanged segments are wider than the upgraded ones and some of the upgraded segments are only 6.0 metres in width. At many of the locations measured, the shoulder widths are between 0 metre and 1.0 metres.

Table 2.1: Existing Pavement Width – Carr’s Landing Road Distance from Distance from Pavement Width Location Okanagan Centre Road E Terrace View Road 0.0km 7.9km OkanaganCentreRd 0.2km 7.7km 6.0m #12539 0.6km 7.3km 6.4m #12737 1.2km 6.7km 6.1m #13086 1.8 km 6.1 km 5.9 m Between McCreight and Morley 2.6km 5.3km 6.4m 3.0km 4.9km 6.3m #14120 3.2km 4.7km 6.2m #14226 3.5km 4.4km 6.7m #14390 3.7km 4.2km 5.9m #14572 4.2km 3.7km 6.4m 4.4km 3.5km 6.5m #14885 4.7km 3.2km 5.9m 4.9km 3.0km 6.1m #15155 5.0km 2.9km 6.1m CommonageRoad

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Table 2.1: Existing Pavement Width – Carr’s Landing Road Distance from Distance from Pavement Width Location Okanagan Centre Road E Terrace View Road 5.4km 2.5km 6.0m Cottage/ParkAccess 5.7km 2.2km 6.1m WhiskeyCoveRoad 6.9km 1.0km 6.5m #16041 7.3km 0.6km 6.5m GableRoad 7.6km 0.3km 6.7m MakiRoad 7.9 km 0.0 km Terrace View Road

The pavement widths on both Terrace View Road and Juniper Cove Road are between 5.9 m and 6.1 m. The shoulder widths are not consistent, and it varies from almost none to over 1.5 m. Based on the recently adopted Transportation Plan, the suggested pavement width for a rural community connector is 9.6 m with a 0.75 m shoulder on each side. This implies widening of the entire Carr’s Landing Road by approximately three metres, which is not considered practical in a short to a medium term plan. Based on TAC, the minimum pavement width recommended for Carr’s Landing Road is 6.6 metres, just slightly wider than the width of upgraded segments. Ideally this road also needs a 1.5 metres gravel shoulder on each side.

2.4.2 District’s Rural Community Connector Standard

In 2007, the District of Lake Country adopted a Transportation Plan for the District. In the report, two road standards were developed, including neighbourhood connectors and rural community connectors. According to the classification in the Transportation Plan, the roads in the study area are classified as rural community connectors. Based on the Plan, a rural community connector is planned to have a rural cross section with 9.6 metres wide pavement and 0.75 metres wide gravel shoulders. The total road width including the pavement width and the shoulders is 11.1 metres. Power, telephone and communications facilities should be overhead and attached to poles. Drainage for a rural cross section is provided by roadside ditches and culvert systems. The 9.6 metres wide pavement width is intended for two 4.8 metres wide vehicle/bike shared lanes.

2.4.3 TAC’s Guidelines on Road Widths

Based on the TAC manual, the lane width for a collector road in a rural area with a design speed of 50 km/h and a design hour volume of less than 250 vehicles is 3.3 - 3.7 metres. For roads with a design hour volume between 250 and 450 vehicles, or where the design speed is increased to 60 km/h, there is no change in the recommended widths. The manual indicates that a collector road with less than 250 vehicles in the design hour, should have a shoulder width of 1.5 metres. The lane widths for two-lane rural roadway based on TAC are provided in Table 2.2 and the shoulder widths in Table 2.3.

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Table 2.2: Lane Widths for Two-Lane Rural Roadways Collector Design Hour Volumes DesignSpeed <250 250–450 50km/h 3.3–3.7 3.3–3.7 60km/h 3.3–3.7 3.3–3.7 70km/h 3.5–3.7 3.5–3.7 Source: Table 2.2.2.1 in the Geometric Design Guide for Canadian Roads of TAC

Table 2.3: Shoulder Widths for Undivided Rural Roads (m) Collector Design Hour Volumes DesignSpeed <250 250–450 60km/h 1.5 2.0 70km/h 1.5 2.0 Source: Table 2.2.4.1 in the Geometric Design Guide for Canadian Roads of TAC

2.5 Land Use

Land use along the entire Carr’s Landing Road is a mixture of orchards, tree plantations, homes, and camp sites. Along Pixton Road there are 45 homes, together with some cottages. Between Pixton Road and Mobley Road there are another 25 homes, and between Mobley Road and Commonage Road there are up to 45 homes and two campgrounds. Between the two legs of Commonage Road, there are 85 homes, and with up to 15 homes along Gable Road and Mackay Road, and another 15 along Commonage Road. These counts were based on one day field visit and are all considered approximate.

2.6 Travel Speed

Sample spot speeds of vehicles on Carr’s Landing Road were undertaken during the site visit in June 2011. The posted speed on Carr’s Landing Road is 50 km/h. The recorded travel speed for vehicles travelling northbound ranged from 51 km/h to 70 km/h, and the average speed was 60 km/h. The average southbound travel speed was slightly higher at 66 km/h, the recorded speed ranges between 54 km/h and 73 km/h.

2.7 Visibility

There are a number of visibility issues around the curves, especially in the northbound direction since the terrain is hilly on the east side. There are visibility issues at the existing horizontal curves on Carr’s Landing Road located approximately at 1.4, 2.2, 6.4 and 7.3 kilometres from Okanagan Centre Road. None of these curves have any warning signs. On the approach to Commonage Road south intersection, there is a warning sign suggesting the speed be reduced to 40 km/h and also a warning sign of the hidden intersection at Commonage Road.

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According to the TAC’s guideline, the stopping sight distance for a travel speed of 50 km/h is between 60 and 65m, and increases to 75 – 85m for a speed of 60 km/h. Stopping sight distance is the sum of the distance travelled during the perception and reaction time and the braking distance. Braking distance is the distance travelled up to a stop after the brakes have been applied. Stopping sight distance is the minimum sight distance recommended on a roadway. When it is practical, sight distance should be increased to the recommended decision sight distance. The stopping sight distances and the decision sight distances from TAC’s guideline are summarized in Tables 2.4 and 2.5.

Table 2.4: Stopping Sight Distance Design Speed Stopping Sight Distance 40 45 m 50 60 – 65 m 60 75 – 85 m Source: Table 1.2.5.3 in the Geometric Design Guide for Canadian Roads of TAC;

Table 2.5: Decision Sight Distance Decision Sight Distance for Avoidance Manoeuvre (m) Design Speed A C 50km/h 75 145 60km/h 95 175 Note: Source: Table 1.2.5.6 in the Geometric Design Guide for Canadian Roads of TAC; Avoidance Manoeuvre A: stop on rural roadway; Avoidance Manoeuvre C: speed/path/direction change on rural roadway

2.8 Existing Traffic Capacity Analysis

With reference to the TAC’s manual Geometric Design Guide for Canadian Roads, a rural collector road is anticipated to carry up to 5,000 vehicles per day and a rural local road up to 1,000 vehicles. A rural collector road, such as Carr’s Landing Road, could accommodate in the order of 500 vehicles two-way in a peak hour, or 400 in a peak direction. The recorded peak hour traffic on Carr’s Landing Road close to the south end was approximately 200 vehicles per hour in the critical p.m. peak hour in a summer month. The highest daily traffic volume recorded on Carr’s Landing Road was 2,750 vehicles on June 30 (a day before Canada Day). The recorded peak hour traffic volume on this road is less than 60% of its capacity even in the peak summer holiday, when the recreational trips to the cottages are expected to be the peak of the year.

3.0 FUTURE BACKGROUND TRAFFIC CONDITIONS

3.1 Future Background Traffic Volumes

Based on a review of the traffic volumes obtained in 2002 and 2011, the traffic growth rate in the study area is projected to be approximately 2% per year. The future background traffic volumes on Carr’s

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Landing Road close to Okanagan Centre Road were obtained by applying a growth rate of 2% per year to the background traffic volumes. The future 2022 background traffic volumes on Carr’s Landing Road is predicted to be 208 vehicles two-way in the a.m. peak hour and 261 vehicles in the p.m. peak hour. The 2022 peak hour volume in the peak direction will be 150 vehicles. Evidently, Carr’s Landing Road will have sufficient capacity to accommodate the projected future traffic volumes up to 2022 horizon year.

3.2 Traffic Operation at Carr’s Landing Road (Level of Service)

Carr’s Landing Road is a two-lane highway that serves as a scenic or recreational route. Traffic is not expected to travel at high speeds on this road. Based on Highway Capacity Manual, it is classified as Class II highway. The level of service (LoS) for Class II highway is defined in terms of percent time-spent-following. The LoS Criteria for two-lane highways in Class II is shown in Table 3.1.

Table 3.1: LOS Criteria for Two-lane Highways in Class II LoS Percentage Time-Spent-Following A ≤40 B >40 – 55 C >55 – 70 D >70 – 85 E >85

Based on the projected traffic volumes on Carr’s Landing Road close to Okanagan Centre Road, in the 2022 a.m. peak hour under the background traffic conditions the predicted level of service is B and the time-spent-following is 53%. In the 2022 p.m. peak hour, the projected LoS is C with time-spent-following at 56%.

4.0 PROPOSED DEVELOPMENT

Juniper Cove Development is proposing to construct a total of 168 dwelling units consisting of 97 single family homes, 42 duplex homes, 3 triplex homes, 12 living community townhomes and 14 multi-family units. A breakdown of the housing types is provided in Table 4.1. A site concept plan is shown in Figure 4.1.

Table 4.1: Proposed Developments Units Single Family Homes 97 Duplexhomes(2unites) 42 Triplex Homes (3 units) 3 LivingCommunityTownhomes 12 Multi-family Units 14 Total 168

Juniper Cove Traffic Assessment.doc Q:\Vancouver\Transportation\V312\Projects\V31201600 - V31201699\V31201600 - V31201625\V31201606 - Juniper Cove\Figures LEGEND ISSUED FOR REVIEW ST Base data:NTS NOTES A TUS CLIENT Development Ltd. Juniper Cove OFFICE V31201606 PROJECT NO. EBA-V DEVELOPMENT -LAKE COUNTR ancouver JUNIPER COVERESIDENTIAL Proposed SiteConcept Plan DA DWN July 201 RS TE CKD DL 1 APVD DL REV 0 Figure 4.1 Y , BC

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Various parcels of the development are connected by internal driveways. The main driveway, referred as Road A in the site plan, intersects with Juniper Cove Road at approximately 1.0 kilometre north of Terrace View Road/Juniper Cove Road intersection. The development is proposed to be constructed in phases, starting from the parcels located closer to Juniper Cove Road.

5.0 SITE TRAFFIC ASSESSMENT

5.1 Trip Generation

The amount of traffic expected to be generated from the proposed development is estimated using the standard rates provided in the Institute of Transportation Engineer’s Trip Generation Manual (8th Ed). A single family home located in an urbanized area, typically generates 0.75 trips per unit in the morning peak hour and 1.01 trips per unit in the p.m. peak hour, while a townhouse typically generates 0.44 trips per unit in the morning peak hour and 0.54 trips in the afternoon peak hour. Using these rates, this development will generate 104 vehicle trips in the morning peak hour and 135 trips in the afternoon peak hour. The peak direction site traffic volume is projected to be 86 vehicles in the afternoon peak hour. A Summary of the site generated traffic from the proposed development is provided in Table 5.1.

Table 5.1: Site Generated Traffic Units Peak Hour Rate* Total In Out SingleFamily 97 a.m. 0.75 73 18 55 97 p.m. 1.01 98 62 36 Multi-family** 71 a.m. 0.44 31 5 26 71 p.m. 0.52 37 25 12 Total 168 a.m. 104 23 80 168 p.m. 135 86 48 Note: * - ITE trip rates per dwelling units for single family home and townhouse; ** - includes duplex, triplex, townhouse and multi-family homes Since the subject site is located in a rural area and close to a lake, a portion of these houses could be second homes to some potential home owners. The trip generation rates for recreational homes are 0.16 and 0.26 respectively. If 30% of the residential units are assumed as recreational homes, the development will generate 81 vehicle trips in the morning peak hour and 107 trips in the afternoon peak hour.

5.2 Traffic Distribution

The distribution of site traffic was based on review of the recent turning movement counts undertaken at the three intersections along Carr’s Landing Road on a regular weekday. In the a.m. peak hour, all of the outbound traffic is oriented to Carr’s Landing Road south, but 50% of the inbound traffic is from the south. In the p.m. peak hour, up to two-third of the outbound traffic and 80% of the inbound traffic are oriented to the south. The distribution of the site generated traffic is shown in Table 5.2. It is predicted that up to three vehicles from the site could use Commonage Road south.

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Table 5.2: Distribution Of Site Traffic A.M. Peak Hour P.M. Peak Hour In Out In Out In Out In Out CommonageRd(N) 46%* 0% 10 0 18% 35% 16 17 Commonage Rd (S) 4%* 0% 1 0 3% 3% 2 1 Carr’s Landing Rd (S) 50%* 100% 12 80 79% 62% 68 30 Total 100% 100% 23 80 100% 100% 86 48 Note: percentage based on intersection turning movements; * adjustments made

5.3 Capacity Analysis

As indicated earlier, the capacity of Carr’s Landing Road is approximately 400 vehicles per hour in the peak direction. When the site generated traffic is superimposed onto the future 2022 traffic volume, the volume on this road will still be well within its capacity. As a result, there is no need to upgrade this road to a four lane facility.

5.4 Traffic Operation at Carr’s Landing Road – Combined Traffic Conditions

With the site traffic in place, in the 2022 a.m. peak hour the level of service on Carr’s Landing Road adjacent to Okanagan Centre Road will change from B under the background traffic condition to C and the increase in time-spent-following is from 53% to 60%. In the 2022 p.m. peak hour, the LoS will remain the same as C, but the time-spent-following will increase from 56% under the background condition to 63% under the combined traffic condition. The predicted level of service under the combined traffic conditions is considered acceptable. A summary of traffic operation at Carr’s Landing Road for both the background and the combined traffic conditions is presented in Table 5.3.

Table 5.3: Traffic Operation at Carr’s Landing Road 2022Background 2022Combined LoS TSF* LoS TSF* a.m.peakhour B 53% C 60% p.m.peakhour C 56% C 63% Note: * TSF – time-spent-following

5.5 Impact on Existing Geometry

As indicated in Section 2.4, the recommended minimum width for Carr’s Landing Road and other roads in the study area based on the TAC guideline for a collector road with a design hour volume up to 450 vehicles is 6.6 metres. This implies that the entire length of Carr’s Landing Road should be upgraded to 6.6 metres wide, regardless of whether the proposed development proceeds or not. In order to eliminate the sections on Carr’s Landing Road with substandard visibility, improving horizontal and vertical curves, and/or widening on the hillside would be required. To achieve the improvements at these substandard visibility curves could be more expensive than simply repaving and widening of the road. It is not expected that these improvements would be done in short or medium terms. As a result, it is recommended that warning signs be erected advising drivers to slow down around these curves.

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The visibility issues are existing problems. As a result, regardless of the proposed development, the warning signs are recommended to be installed on the substandard visibility sections on Carr’s Landing Road to improve the existing traffic safety issues. For the proposed development as a minimum, it is recommended that Juniper Cove Road be upgraded to a pavement width of 6.6 metres with a 1.0 metre shoulder on each side for its full length along the site’s frontage. When it is practical, the cross section of the remaining portion of Juniper Cove Road between the proposed development and Terrace View Road should also be upgraded to the same standard. There is a tight curve on the southbound approach of Juniper Cove Road at the intersection of Terrace View Road/Juniper Cove Road. The available sight distance for the southbound approach to the intersection is approximately 40 metres only. It is recommended to install a “Stop Ahead” (WB1) sign on the southbound approach of Juniper Cove Road at approximately 30 metres ahead of the stop bar. Along the east side of Terrace View Road south of Juniper Cove Road, there is existing tall and dense vegetation close to the road edge. The Juniper Cove Road intersection is hidden behind the vegetation. Due to the limited sight distance to Juniper Cove Road and the downhill grade on Terrace View Road northbound, it is recommended to install a “Concealed Road” (WA-13R) sign on Terrace View Road northbound approach 50 metres south of Juniper Cove Road intersection.

5.6 Development Access

All of the development site traffic is oriented to the south via Juniper Cove Road, Terrace View Road, and Carr’s Landing Road. As a result, one access point at Juniper Cove Road with one inbound and one outbound lane is considered sufficient. At the access location, the grade on Juniper Cove Road and the driveway should be as flat as possible with good visibility to both north and south approaches. Based on TAC, the grade on the approach legs should desirably be kept between 0.5% and 3% at least up to a distance of 20 metres. From the visibility point of view, the proposed access point on the site concept plan is considered acceptable.

6.0 CONCLUSIONS

Based on this review, it is concluded that at full build-out the proposed development will generate approximately 104 vehicles in the morning peak hour and 135 in the afternoon peak hour. When this volume is superimposed on the future volume on Juniper Cove Road or Carr’s Landing Road, it will still be well within the capacity of these roads, and as a result no upgrading to four lanes is required through 2022. There are a number of locations along Carr’s Landing Road between Okanagan Centre Road and Terrace View Road, where visibility around curves is sub-standard. This is particularly noticeable in the northbound direction. If it is not possible to improve the visibility by excavating on the east side of the road, then advisory speed signs should be erected just before these curves. The recently adopted Transportation Plan for the District of Lake Country suggests a 9.6 metres wide pavement with a 0.75 metres shoulder on each side for a rural community connector. Widening the entire eight kilometres long Carr’s Landing Road as well as the other rural local roads in this area by approximately three metres is not considered feasible at least in a short to medium term plans. As per TAC guideline, the minimum width on a rural collector road is 6.6 metres plus 1.5 metres shoulder on each side.

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It is recommended that the developer should at least widen Juniper Cove Road along the frontage of the subject site to a 6.6 metres pavement width plus 1.0 metre shoulder on each side. When it is practical, it is recommended that Juniper Cove Road between Terrace View Road and the site should also be upgraded to the same standard. Due to the existing visibility issues at the intersection of Terrace View Road/Juniper Cove Road, it is recommended a “Stop Ahead” sign be installed on the southbound approach on Juniper Cove Road and a “Concealed Road” sign be installed on the northbound approach on Terrace View Road.

7.0 CLOSURE

We trust this report meets your present requirements. Should you have any questions or comments, please contact the undersigned at your convenience.

Sincerely, EBA, A Tetra Tech Company

ISSUED FOR REVIEW ISSUED FOR REVIEW

Duncan Lo, M.Eng., P.Eng., PTOE Daniel B. Ghile, M.Sc., P.Eng. Senior Traffic/Transportation Engineer Traffic/Transportation Engineer Direct Line: 604.685.0017 Ext. 343 Direct Line: 604.685.0017 Ext. 351 Email: [email protected] Email: [email protected]

Juniper Cove Traffic Assessment.doc JUNIPER COVE DEVELOPMENT ROAD SAFETY ASSESSMENT EBA FILE: V31201606 | AUGUST 2011 | ISSUED FOR REVIEW

APPENDIX A APPENDIX A EBA’S GENERAL CONDITIONS

GENERAL CONDITIONS

TRAFFIC/TRANSPORTATION REPORT This Traffic/Transportation Report incorporates and is subject to these “General Conditions”.

1.0 USE OF REPORT AND OWNERSHIP 3.0 INFORMATION PROVIDED TO EBA BY This Traffic/Transportation Report pertains to a specific site, a OTHERS specific development, and a specific scope of work. The During the performance of the work and the preparation of the Traffic/Transportation Report may include plans, drawings, profiles report, EBA may rely on information provided by persons other than and other support documents that collectively constitute the the Client. While EBA endeavours to verify the accuracy of such Traffic/Transportation Report. The Report and all supporting information when instructed to do so by the Client, EBA accepts no documents are intended for the sole use of EBA’s Client. EBA does responsibility for the accuracy or the reliability of such information not accept any responsibility for the accuracy of any of the data, which may affect the report. analyses or other contents of the Traffic/Transportation Report

when it is used or relied upon by any party other than EBA’s Client, unless authorized in writing by EBA. Any unauthorized use of the Traffic/Transportation Report is at the sole risk of the user. All reports, plans, and data generated by EBA during the performance of the work and other documents prepared by EBA are considered its professional work product and shall remain the copyright property of EBA. 2.0 ALTERNATIVE REPORT FORMAT Where EBA submits both electronic file and hard copy versions of reports, drawings and other project-related documents and deliverables (collectively termed EBA’s instruments of professional service), only the signed and/or sealed versions shall be considered final and legally binding. The original signed and/or sealed version archived by EBA shall be deemed to be the original for the Project. Both electronic file and hard copy versions of EBA’s instruments of professional service shall not, under any circumstances, no matter who owns or uses them, be altered by any party except EBA. EBA’s instruments of professional service will be used only and exactly as submitted by EBA. Electronic files submitted by EBA have been prepared and submitted using specific software and hardware systems. EBA makes no representation about the compatibility of these files with the Client’s current or future software and hardware systems.

General Conditions - Tetra Tech.doc JUNIPER COVE DEVELOPMENT ROAD SAFETY ASSESSMENT EBA FILE: V31201606 | AUGUST 2011 | ISSUED FOR REVIEW

APPENDIX B APPENDIX B TRAFFIC PROFILES ON CARR’S LANDING ROAD NORTHBOUND - JUNE 22, 2011 (WEDNESDAY) TO JUNE 28, 2011 (TUESDAY) JUNIPER COVE DEVELOPMENT ROAD SAFETY ASSESSMENT EBA FILE: V31201606 | AUGUST 2011 | ISSUED FOR REVIEW

APPENDIX C APPENDIX C TRAFFIC PROFILES ON CARR’S LANDING ROAD SOUTHBOUND - JUNE 22, 2011 (WEDNESDAY) TO JUNE 28, 2011 (TUESDAY) JUNIPER COVE DEVELOPMENT ROAD SAFETY ASSESSMENT EBA FILE: V31201606 | AUGUST 2011 | ISSUED FOR REVIEW

APPENDIX D APPENDIX D TRAFFIC PROFILES ON CARR’S LANDING ROAD NORTHBOUND - JUNE 29, 2011 (WEDNESDAY) TO JULY 5, 2011 (TUESDAY) JUNIPER COVE DEVELOPMENT ROAD SAFETY ASSESSMENT EBA FILE: V31201606 | AUGUST 2011 | ISSUED FOR REVIEW

APPENDIX E APPENDIX E TRAFFIC PROFILES ON CARR’S LANDING ROAD SOUTHBOUND - JUNE 29, 2011 (WEDNESDAY) TO JULY 5, 2011 (TUESDAY) Attachment G – June 2012 Water Capacity Brief