REPORT TO CHIEF ADMINISTRATIVE OFFICER

SUBJECT:

PURPOSE

District of Lantzville

REPORT TO CHIEF ADMINISTRATIVE OFFICER

Meeting Date: September 14, 2020

OCP & Zoning Bylaw Amendment Application for 7555 Fernmar Road, 7645 Harby Road West and 7655 Harby Road West (Winchelsea View Golf Course Redevelopment)

To consider an Official Community Plan (OCP) and Zoning Bylaw amendment application for three properties to facilitate a residential development.

RECOMMENDATION

THAT the Official Community Plan and Zoning Bylaw amendment application for 7555 Fernmar Road, 7645 Harby Road West, and 765~ Harby Road West be refused.

The implication of the staff recommendation is that subdivision and development of the subject properties would be limited to the current zoning. Given that 7555 Fernmar Road is already zoned Residential 1, the owner could submit a Preliminary Subdivision Review application to the Approving Officer for consideration of a subdivision with proposed parcels averaging at least 0.2 ha (0.5 ac) for that property.

The owner would also have the option of re-applying, presumably with an amended application, following a 6-month period after a decision by Council to refuse the application. The 6-month period could be varied for a specific re-application by an affirmative vote of at least 2/3 of the Council members eligible to vote the matter.

COMMITTEE RECOMMENDATION

N/A

ALTERNATIVES AND IMPLICATIONS

1. THAT Official Community Plan and Zoning Bylaw amendment bylaws, in accordance with the owner's proposal, be brought for to Council for consideration.

Staff would draft the necessary bylaws and present those bylaws at a future Council meeting.

2. As directed by Council.

BACKGROUND/RELEVANT HISTORY

The subject property includes three separate parcels of land totaling 40.7 ha (100.6 ac) in area, as shown on the location map in ATTACHMENTS 1 & 2. P83

District of Lantzville September 14, 2020, Council Agenda Item - OCP & Zoning Bylaw Amendment Application for 7555 Fernmar Road, 7645 & 7655 Harby Road West Page2of4

7555 Fernmar Road - 7.4 ha (18.3 ac) in area, designated Residential in the Official Community Plan {ATTACHMENT 3), and zoned Residential 1 in the Zoning Bylaw (ATTACHMENT 4). A large portion of the property was logged in recent years. There are no ecologically sensitive areas or natural hazard areas identified on the property in the Municipality's mapping.

7645 Harby Road West-12.8 ha (31.63 ac) in area, designated Resource-Open Space in the Official Community Plan (ATTACHMENT 3), and zoned Golf Course in the Zoning Bylaw (ATTACHMENT 4). The property contains the Winchelsea View Golf Course While there are no ecologically sensitive areas or natural hazard area identified on the property in the Municipality's mapping, there are two ponds. The property borders the Agricultural Land Reserve to the north and west {ATTACHMENT 5).

7655 Harby Road West - 20.5 ha (50.7 ac) in area, designated Resource - Open Space and ResourceAgriculture in the Official Community Plan (ATTACHMENT 3), and split-zoned Golf Course and Agriculture in the Zoning Bylaw (ATTACHMENT 4). The property contains the remainder of the Winchelsea View Golf Course, including the clubhouse and parking lot. Knarston Creek and its riparian area, which have significant ecological value, flow through the western portion of the property. The property is partially within the Agricultural Land Reserve (ATTACHMENT 5).

Proposal

The owner is proposing amendments to the OCP and the Zoning Bylaw to redesignate and rezone, respectively, portions of the subject property to facilitate a residential development.

7555 Fernmar Road - rezone from Residential 1 to Residential 3. The purpose of this change is to reduce the minimum parcel area from 0.2 ha (0.5 ac) to 0.1 ha (0.25 ac) to facilitate a 57-parcel subdivision.

7645 Harby Road West - redesignate from Resource- Open Space to Residential and rezone from Golf Course to Residential 1. The purpose of this change is to change the land use designation to residential and to apply a residential zone with a minimum parcel area of 0.1 ha (0.25 ac) to facilitate a 77-parcel subdivision.

7655 Harby Road West - redesignate the southern portion of the property from Resource - Open Space to Residential and rezone from Golf Course to Residential 3 and a Comprehensive Development Zone. The purpose of this change is to apply a residential zone with a minimum parcel area of 0.1 ha {0.25 ac) to facilitate a 46-parcel subdivision and to apply a comprehensive development zone to permit multi-unit housing up to 60 dwelling units.

The overall concept plan is included in ATTACHMENT 6. This concept is a revised submission -the original S':Jbmission is shown in ATTACHMENT 7. Staffs application review letter and referral responses from Island Health, the Ministry of Agriculture and Ministry of Transportation and Infrastructure are included as ATTACHMENTS 8 and 9, respectively. The complete application submission package is included in ATTACHMENT 10.

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District of Lantzvllle 5eptember 14, 2020, Council Agenda Item -OCP & Zoning Bylaw Amendment Application for 7555 Fernmar Road, 7645 & 7655 Harby Road West Page3of4

ATTACHMENTS

1. Location Map 2. Air Photo 3. OCP Land Use Designation Map 4. Zoning Map 5. ALR Map 6. Concept Plan (Re-Submission} 7. Concept Plan (Original Submission} 8. Application Review Letter 9. Referral Responses 10. Complete Application Submission Package

ANALYSIS/RATIONALE

Staff are recommending that Council refuse the OCP and Zoning Bylaw amendment application on the basis of inconsistency with the principles and goals established in the OCP.

The owner's application begins by stating that "while the OCP supports cluster development, the proposed development is proposed in a more traditional layout and provides significant open space while creating a financially viable development". The planning principles of the OCP seek to encourage innovative site planning and design, including cluster subdivisions, highly varied parcel areas, and housing diversity, while avoiding cookie-cutter, homogenous subdivisions in new development areas. This is discussed and illustrated in Section 8.5 of the OCP. While it is not expected that each smaller development property throughout the community would, individually, be able to meet all of the policies of the OCP, it is expected that these policies will be met at the landscape level within unique infill development areas. With a property as large as the subject property - 40. 7 ha (100.6 ac} - a unique and innovative site development plan consistent with the policies of the OCP is expected.

In contrast to the OCP policies, the proposed concept is for a relatively conventional and uniform development pattern with very little variation in parcel areas 0.1 ha (0.25 ac) to 0.13 ha (0.3 ac), primarily conventional freehold tenure, with an area in the southwest corner of the site identified as "multi family" between 40-60 dwelling units. While the application indicates that 13.8 ha (34.1 ac) {34% of the site) is proposed to be transferred to the Municipality, the vast majority of these lands are either within the ALR, are ecologically sensitive, are within areas that will primarily serve a stormwater management function, or are acting as buffers to the ALR. The ALR is governed by the Agricultural Land Commission Act and associated Regulations and is very limited with respect to permitted uses. Passive recreation and community gardens would be permitted community uses. While not a direct consideration in whether to support the application, aside from the proposed land transfer, no other community amenity contributions are proposed.

It is worth noting that the application states that if the property is developed as a strata, the 5% statutory park dedication would apply, not the 34% being offered by the developer. However, there is no legitimate reason why parks and open space in excess of the statutory 5% would need to be privately owned. As a community amenity, public lands can be dedicated and provided separate from private strata development sites.

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September 14, 2020, Council Agenda ltem-OCP & Zoning Bylaw Amendment Application for 7555 Fernmar Road, 7645 & 7655 Harby Road West Page4 of 4

1. Strategic Plan Objectives

N/A

2. Policy

3.

4.

N/A

Resource Implications

N/A

Financial/Budget Implications

If Council chooses to refuse the application, the $1,000 public hearing portion of the application fee would be returned to the applicant.

5. Sustainability Implications

Growth management is a fundamental part of sustainability. In accordance with Section 8.2 of

the OCP, Council may wish to prioritize infill areas for new development, prior to consideration of greenfield sites.

6. Legal Implications

N/A

Prepared By: Approved for Submission to Council:

4, ~

Date: August 17, 2020 Date:

REVIEWED WITH:

D Corporate Administration D Fire Rescue D Public Works/Engineering □ RCMP

D Financial Services D Planning D Solicitor D Committee:

D Other:

COUNCIL AGENDA INFORMATION:

Meeting Type Date Agenda Item # Regular September 14, 2020 'le.) Closed {In-Camera}

Committee of the Whole

File: 3360-20-19-2 l ocation: T:\DISTRICT OF LANTZVILLE\Reports to Council\2020\2020 09 14 Winchelsea Golf Course OCP and Zoning Bylaw Amendment Application,docx

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ATTACHMENT #7

August 30, 2019

Timberlake-Jones Engineering Weldon Professional Centre #201- 177 Weld Street PO Box 89 Parksville, BC V9P 2G3

Attn: Michell Jones, P.Eng.

District of Lantzvil1e PO Box 100, 7192 Lantzville Road Lantzville, BC V0R 2H0

Tel 250.390.4006 district@lantzvi lle.ca Fax 250.390.5188 lantzvil le.ca

File No. 3360-20-19-2

RE: Winchelsea OCP and Zoning Bylaw Amendment Application Review

The District has completed a preliminary review of your OCP and Zoning Bylaw Amendment Application. Revisions are required in order to ensure consistency with the OCP and to address other issues identified by staff.

Once you have completed the necessary revisions, please re-submit the application as one complete package.

Please contact the undersigned if you have any questions.

Sincerely,

k/r Kyle Young, MSEM, RPP Director of Planning District of Lantzville T: 250.933-8083 E: kyoung@lantzville .ca

c: Ronald Campbell, Chief Administrative Officer Fred Spears, Director of Public Works

T:\DISTRICT OF LANTZVILLE\Planning\Applications\ZB\19-2 Winchelsea Redevelopment\Correspondence\Letters P93

Michelle Jones Winchelsea OCP and Zoning Bylaw Amendment Application Review August 30, 2019

Conceptual Development Plan

2

The proposed concept plan needs to be further developed to provide greater certainty regarding the supported form of development and to ensure consistency with the OCP.

Official Community Plan

Housing Choice : The OCP encourages a range of housing forms and tenures. The proposal must incorporate a greater variety of parcel sizes and housing forms. Please refer to Section 7 of the OCP (Goal 4 Provide Housing Choice).

Cluster Development: The OCP supports cluster development principles, rather than cookiecutter style subdivisions. The proposed concept design must be amended to cluster development, leaving wider greenways and other greenspace. Please refer to Section 8.5 of the OCP (Density Bonus, Averaging and Clustering).

Innovation : It is expected that all new subdivision and development in Lantzville will incorporate innovative site and building design practices. Please provide additional detail on how the proposal is innovative. Please refer to Section 8 of the OCP (Goal 5: Manage Steady and Sustainable Development of Infill Neighbourhoods).

Greenspace and Open Space : The District is prepared to accept the Knarston Creek corridor and ALR lands as public open space. However, given that community uses will generally not be permitted in these areas, additional lands that the District may use for community uses are required, including public parkland and greenways.

Sustainability: It is expected that all new land use, subdivision and development proposals will demonstrate how they are sustainable from an economic, ecological and social perspective. In particular, the proposal must clearly demonstrate how the tax reve.nues generated from the development will fully cover the costs of maintaining, operating and replacing all public infrastructure and greenspace resulting from the development.

Farmland Protection

The property is adjacent to lands within the Agricultural Land Reserve that are currently being used for agriculture. The lands may also be used for intensive agricultural operations in the future. Buffering and separation from the ALR are required in order to minimize the impact of the proposed residential development on the farmland. A minimum 15 m wide landscaped / planted buffer, including a fence and signage, must be established along the ALR boundary, in accordance with the Ministry of Agriculture's Guide to Edge Planning. This buffer is required to be designed and planted at the subdivision stage. Please include a cross section diagram illustrating the required buffer.

T:\DlSTRICT OF LANTZVI LLE\Planning\Applications\ZB\19-2 Winchelsea Redevelopment\Correspondence\letters P94


Roads and Transportation

3

There are no further requirements at this time related to the Traffic Impact Assessment. An initial discussion has taken place with RDN Transit Services. Once the concept plan is finalized, a further review will be completed to identify possible future transit stop requirements.

The District is currently reviewing its road standards. As part of this application, updated road standards will be applied. All right-of-way widths will be 20 m. The local road standard will include vehicle lanes, a parking lane on one side of the road with appropriate signage, street trees on both sides of the road, and 1.5 m wide separated concrete sidewalks on both sides of the road. The collector road standard will include the same elements but the concrete sidewalk on one side of the road will be replaced with a 2.5 m wide separated asphalt multi-use pathway.

Third Party Utilities

All third party utilities, including existing overhead utilities along Fernmar Road are required to be located (or relocated) underground.

Water Servicing

The District is not prepared to accept a new source well and supply line in this location. The development will need to be connected to the District water system and acquire new water service connections under the Lantzville / Nanaimo Water Agreement as connections become available and as approved by Council.

Sewer Servicing

All proposed parcels will need to be connected to the District sanitary sewer system via a gravity connection. Lift stations are not supported.

Stormwater Management

A preliminary stormwater management plan that includes a technical report and a plan view overview of the proposed stormwater management system, including a topographic plan, is required. The report must confirm that achieving a no-net-increase in stormwater runoff. All stormwater for stratas and multi-family sites will need to be managed entirely onsite to ensure post-development flows equal pre-development flows.

T:\DISTRICT OF LANTZVILLE\Planning\Applicatlons\ZB\19-2 Winchelsea Redevelopment\Correspondence\Letters P95


Ecological Protection

4

The existing forested area must be retained in order to protect Knarston Creek and its riparian areas. This area will need to be transferred to the District with the ALR lands prior to development in this portion of the site.

Community Amenity Contributions

In accordance with the OCP, community amenity contributions are required. Please identify the proposed community amenity contributions in the updated submission. Please refer to Section 8.6 of the OCP.

T:\DISTRICT OF LANTZVILLE\Plannlng\Applications\ZB\19-2 Winchelsea Redevelopment\Correspondence\letters P96

Excellent care, for everyone,

everywhere, every t ime.

July 3, 2019

Kyle Young Director of Planning District of Lantzville PO Box 100, 7192 Lantzville Road Lantzville, BC V0R 2H0

ATTACHMENT #8

island health

Your File No: 3360-20-19-2

RE: Review of Proposed 206-unit residential development - Winchelsea Golf Course

Thank you for the opportunity to comment on the Official Community Plan and Zoning Bylaw amendments to re-designate and rezone the subject property to facilitate a 206-unit residential development.

The past few years have seen significant advances in linking urban planning with a variety of health outcomes. These include outcomes such as: the encouragement of physical activity, healthier eating, greater safety, cleaner air and healthier living environments, access to health services, food security, age friendly communities, and improved social interaction amongst other potential health criteria.

Island Health (VIHA) appreciates the opportunity to provide evidence based recommendations and comments for this referral. Regulatory requirements as well as Healthy Built Environment recommendations are itemized below:

Regulatory Considerations

Drinking Water

• Generally- Under the Drinking Water Protection Act and Regulation, any construction,

installation, alteration, or extension of (a) a water supply system, or (b) works, facilities, or

equipment that are intended to be a water supply system or part of a water supply system,

must be issued a construction permit from our Public Health Engineer. Consultation with our

Drinking Water Officer will also be needed (for more information:

https://www.islandhealth.ca/learn-about-health/drinking-water).

M edical Health Officer Located at: 3

rd Floor 6475 Metral Drive I Nanaimo, BC V9T 2L9 Tel: 250.739.6304 I Fax: 250.755.3372 viha.ca P97

District of Lantzville File No. 3360-20-19-2

Page 2 of 5

• Site specific desktop review - Based on a preliminary appraisal of the proposed source water,

Well #2, Island Health has concerns of the suitability of this well for servicing a subdivision of

this size. The well report completed by GW Solutions indicates, on Page 21 & 22 under

Conclusions and Recommendations - Point 4, that the reliability of the well and behavior of the

aquifer would need to be further explored before it could be proven that the well was

adequate for the full development. Furthermore, the report, on Page 4 Geo-Camera

inspection, indicates that the bedrock in the aquifer was observed with major

fractures. Fractured bedrock aquifers are highly vulnerable and are considered to be

Groundwater at Risk of Containing Pathogens, requiring treatment and disinfection on the

water to make it potable for users. While the most recent chemical test illustrates an absence

of microbiological exceedances, previous analysis (in September 2018) detected Total

Coliforms (140 CFU/l00mL) and E.coli (60 CFU/l00mL) respectively. In addition, Boron (at

5.68 or 6.68 mg/L) exceeds the Maximum Acceptable Concentration (MAC). These parameters

would require treatment. What's more, pH (9.27) and sodium (159 mg/L) may also require

treatment for both maintenance and health purposes. More information would be required to

determine whether this source water is a safe and sustainable option for this development.

Sewerage Disposal

• While the development would fall under the Ministry of Environments Municipal Wastewater

Regulation (for systems over >22, 700 L/flow/day). Island Health suggests that the District of

Lantzville's proposed Phase 3 sewer project at Fenmar Road and Harwood Drive precedes

Phases 2 and 3 of the Winchelsea View Golf Course redevelopment to ensure the area is fully

serviced by an approved wastewater management system.

Recommendations under Island Health's Healthy Built Environment Initiative

Healthy Neighborhood Design

• On page 22, in the referral, proponents endeavor to illustrate alignment with the Official

Community Plan (OCP) under Goal 5 - Manage Steady and Sustainable Development of Infill

Neighborhoods; however, this proposal is clear that it does not promote traditional infill.

Under Goal 4- Provide Housing Choices (page 22), the first phases of this development will be

single detached housing units "with future phases allow[ing] for consideration of multi-family

developments ... " We bring up these elements of the proposal for the following reasons:

o By definition, this development fosters sprawl. It is characterized by low-density

devefopment with new growth appearing primarily on previously undeveloped, while

modified and not natural, land. Sprawl not only restricts opportunities for physical

activity and access to healthy food, it also undermines social well-being. Alternatively,

fostering the compact form, can limit outward urban expansion, which can be

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Page 3 of 5

combined with more efficient use of land resources and more effective protection of

natural resources1•

o By clustering development, creating more compact and complete community style

development, is more likely to support active transportation. Healthy neighborhood

design is reflected in diverse neighborhoods where all people can live, work, play,

connect and access amenities. Thereby, allocating mixed use, or multi-unit compact

design in this development can have a great impact on health and well-being1•

• We want to inquire about meaningful parkland dedication and play spaces for children. These

community contributions are lacking or absent from the proposal. Park playgrounds are found

to be important for supporting healthy weights. One study found that of 13 public park

characteristics examined, children with a park playground located within one kilometer of their

home were almost 5 times more likely to be classified as being of a healthy weight than those

without a nearby playground2•

Healthy Food Systems

• On page 25 of the proposal package, under (2.2.) Parks and Open Space, proposed park

dedication includes land in the Agricultural Land Reserve (ALR). We like to highlight the

importance of agricultural protection. From a health perspective, "farmland preservation helps

to maintain a level of food production that contributes to food self-sufficiency, and food self

sufficiency supports healthy eating"1• Therefore, while parkland dedication and greenspace

allocation has many other health related benefits, the protection of agricultural land should be

a key consideration.

Healthy Natural Environments

• Tree retention: In the Habitat Assessment report, page 6 (point 2), it is suggested trees to be

retained. Island Health would like to support this point in the retention of as much of the

existing natural environment as possible. Health evidence shows a strong link between

exposure and engagement to natural areas and the reduction of stress, chronic disease,

depression and anxiety as well as improvements in cognitive functions.

Storm water management: We encourage moving away from open swale/ditch edging to proper storm water management. It appears the roads are only planning open swale/ditch. We fail to see how swales and ditches will promote ground water recharge when the proposed subdivision is repurposing 60 acres of currently vegetated land. An integrated stormwater management system may be a more appropriate approach to protect property, habitat, and water quality4

'5

•

Healthy Transportation

• In reference to the Traffic Impact Assessment and application package there are notable

concerns for the proposed Transportation Network:

o As proposed, the residential roads will lack sidewalks, and the collector road at

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Page4of5

Fernmar Road is only being recommended as a "multiuse" pathway connection.

o Overall, the proposal mentions connectivity and trail links but provides no level of

detail. Due to the site's location, it would be appropriate to ensure connectivity to

Copley Park (and Copley Ridge Recreation Trail).

• The health rationale to support the above comments are in line with prioritizing active and

safe transportation options. When this is achieved, mobility for all residents is encouraged

which leads to improved health outcomes. The safety of cycling paths, and sidewalks, the

distance and time it takes to walk to common destinations all play a role in our daily choices

about how to get where we need to go1•

• For instance, sidewalks can provide 50-88% reduction in vehicle-pedestrian crashes compared

to locations without sidewalks. Studies have also shown that cycling injury risk can be reduced

by 30-90%, compared to on-street riding with no cycling infrastructure3•

Healthy Housing

• Affordability: In reviewing the proposal there is only one reference to affordability and that is

on page 22, where it states ... "future phases allow for consideration of multi-family

developments, seniors housing an~ smaller units for those people wishing to downsize. This

may allow for more affordable housing choices for different age and income levels". As

mentioned in the Healthy Neighborhood Design section above, design, quality and

affordability ·of housing options have a critical influence on health and well-being. Diverse

housing options helps people stay in their communities longer and improves their ability to

afford other basic needs such as health care and nutritious food, while decreasing stress1•

• To minimize potential nuisance related impacts on residential development adjacent to the

ALR, Island Health is supportive of the District's OCP (2019) policy (page 56) that states "a

buffer in the form of a landscaped area, green belt ... " be required. This has the potential to

alleviate issues, such as, "noise exposure [that] can result in sleep disturbance, fatigue, and

other mental and physical health problems"1, and odor or air pollution related impacts

associated with agricultural operations.

If you have any questions or comments, please do not hesitate to contact us.

Sincerely,

Dr. Paul Hasselback Medical Health Officer

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cc: Stacey Sowa, Environmental Health Officer, Island Health Jade Yehia, Regional Built Environment Consultant, Island Health

JY/td

Page 5 of 5

1 BC Centre for Disease Control (2018). Healthy Built Environment Linkages Toolkit: making the links between design, planning and health, Version 2.0. Vancouver, B.C. Provincial Health Services Authority. Retrieved at: http://www.bccdc.ca/pop-public-health/Documents/HBE llnkages toolkit 2018.pdf

2 Potwarka, L. R., Kaczynski, A. T., & Flack, A. L. (2008). Places to play : Association of park space and facilities with healthy weight status among

children. Journal of Community Health, 33(5), 344-350. doi:10.1007 /s10900-008-9104-x

3Government of BC (2015). BC Community Road Safety Toolkit and Vision Zero. Retrieved from: https://www2.gov.bc.ca/gov/content/transportation/driving-and-cycling/road-safety-rules-and-consequences/publications- legislationand-data/bc-communlty-road-safety-toolkit

4 Ministry of Environment (2014) . Develop with Care: Environmental Guidelines for Urban and Rural Land Development in British Columbia.

Retrieved from : https://www2. gov. be.ca/gov/ content/ environment/natural-resource-stewardship/ laws- policies-standardsgu idance/best-m a nagem en t-p ra ct ices/develop-with-ca re

5Ministry of Water, Land, and Air Protection (2002). A Guidebook for British Columbia: Stormwater Planning. Retrieved at: https://www2.gov.bc.ca/assets/gov/environment/waste-management/sewage/stormwater planning guidebook for bc.pdf

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June 21, 2019

Kyle Young Director of Planning District of Lantzville 7192 Lantzville Road, PO Box 100 Lantzville, BC VOH 2HO

Sent by email

Dear Kyle Young:

BRITISH COLUMBIA

Re: Referral for proposed 206-unit residential development - Winchelsea Golf Course

Thank you for providing the opportunity for the Ministry of Agriculture to provide comments on the residential development proposed for the properties that make up the Winchelsea Golf Course. There are 3 lots that make up the application. Two, Lot A- DL 85 and Lot 1 -DL 85 are out of the Agricultural Land Reserve (the 'ALR') and one, DL 93 is a split lot with the northern portion in the ALR and the southern portion out of the ALR. From an agricultural perspective, the Ministry of Agriculture offers the following comments:

Between 1988-1991, golf courses were permitted in the ALR. The concept at the time was that golf courses could be converted into agricultural production at a future date. By 1992 the ALR Regulations were amended to no longer permit golf courses in the ALR, however there are still many of these golf courses on the ALR in existence. With demand for golf waning and an increased demand for residential development these applications for redevelopment are becoming more common.

Lot 1 DL 85, the proposed first phase of the project, is located outside of the ALR, does not border the ALR boundary and therefore, there are no concerns related to this portion of the residential development outside of drainage and potentially increased traffic which will be discussed below.

The Ministry of Agriculture has published the "Guide to Edge Planning" (the 'Guide') which is a comprehensive document that promotes compatibility along the agricultural-urban edge (a link to the Guide is provided below). For your reference and in the context of this development, we have included the following excerpt from the Guide:

"Measures to promote compatibility along B. C. agriculture-urban interfaces have been limited. As a result, a variety of complaints can arise from both farmers and their neighbours.

Farmers often experience trespass, property and equipment vandalism, crop damage and theft, livestock harassment, and litter. Flooding of farm land by rainwater runoff from upland urban development is another impact many farmers have experienced. All of these problems result in significant financial losses for farmers.

On the urban side of the 'fence', complaints can be related to odour, pesticide spraying, dust, aesthetics, and noise from different farm activities. Urban neighbours might complain about unfamiliar (to them) but normal and accepted farm practices, even if they are carried out in compliance with established regulations and standards."

In order to protect the agricultural integrity of the ALR parcels in the vicinity of the development and considering the scale of this development, there are a few protections that need to be addressed in this proposal. Specifically, the Guide recommends that the minimum setback for residential buildings is 30 metres on the urban side of the ALR boundary. Within that 30 metre setback, the 15 metres immediately

P102

adjacent to the ALR boundary should be dedicated to a vegetative buffer ideally consisting of fast growing tree and shrub species with foliage from base to crown. The aforementioned setback suggestions should be applied to all proposed residential properties that border the ALR which includes the northern and western portions of Lot A - DL 85 and those properties lying to the east of Knarston Creek along the ALR boundary ofDL 93.

- The ALR parcel diredly north of Lot A- DL 85 is an operating full service equestrian facility. Currently, there appears to be an established vegetated buffer along the ALR boundary between Lot A - DL 85 and the ALR-equestrian property, although it is difficult to determine on which side of the ALR boundary the buffer exists. For the benefit of both the owner of the equestrian facility and the prospedive landowners constructing homes on the properties immediately south of the equestrian facility, serious consideration should be taken to retain this existing vegetative buffer. If this buffer is located on the ALR-equestrian property, a 15 metre vegetative buffer on the non-ALR properties (urban side of the ALR boundary) is highly recommended.

- Within the context of the ever evolving nature of the agricultural sector, the importance of robust buffers between properties in the ALR and adjacent residential properties cannot be overstated. For instance, while the ALR parcel directly north of Lot A - DL 85 is currently an equestrian facility and the ALR portion of DL 93 is currently part of the golf course, depending on a multitude of factors, the land use of these properties may change over time to forms of agriculture that are more commonly associated with nuisance complaints from residents living in farming area such as an Intensive livestock or tree fruit operations. Robust buffers between properties in the ALR and adjacent residential properties are extremely effedive at preventing potential nuisance complaints from residents living in farming area.

... The northern half of DL 93 is the portion of the golf course that is in the ALR. Almost 28% of the required park dedication of this development will be located on land in the ALR. As per the recommendation for urban sites abutting the farming edge as described in the Guide, at least 5% of the park area should be provided adjacent to the boundary of the ALR to create space for a vegetated buffer. While permitted Non-Farm Uses in the ALR include open land parks for biodiversity conservation and passive recreation, it is noteworthy that the portion of DL 93 in the ALR has an agricultural capability class of 4 with limitations of aridity and excess moisture. As such, if the aforementioned limitations are addressed, this land can support a wide range of agricultural activities. The Ministry suggests that a detailed soils analysis be conduded and a concurrent discussion is undertaken with the community on the opportunities for utilizing the ALR portion of this parcel for agricultural use. As there is existing infrastructure on the site, we are also interested to know if any discussions have taken place on the future use of the golf course club house and parking area.

- The proposal for a north-south collector road between the development and agricultural properties is of concern. Colledor roads which move more traffic adjacent to properties in the ALR are not conducive to supporting farming. The Land Title Act states an approving officer may refuse a subdivision if "the extent or location of highways and highway allowances shown on the plan is such that it would unreasonably or unnecessarily increase access to land in an agricultural land reserve". Traffic movement associated with the proposed development should consider avoiding farming areas to prevent future conflid between residents and farmers.

- As per subdivision design recommendations within the Guide, with the exception of two lots located east of Knarston Creek along the ALR boundary of DL 93, the proposed development appears to avoid larger residential lots along the ALR boundary. While it may seem counter Intuitive, this is important to reducing agricultural-urban conflict as Ministry of Agriculture studies on ALR edge development show that affluent residents living on larger suburban lots adjacent to farms have higher expectations of peace and quiet and are more likely to complain about farm practices and operations.

- Urban developments can affed nearby farmland by changing storm water flows and ground water levels. This is a significant concern with this development as the golf course's more natural soft landscape is being replaced by hard impervious surfaces. It is important to also consider that farm drainage systems cannot accommodate the potential increase in surface water flows resulting from the development. Increased moisture in the winter and dryness in the summer creates considerable hardship for farmers and the longterm viability of the farmland in question. Effort should be put into understanding the hydrology of the entire area before development proceeds.

P103

A link to the Guide to Edge Planning is found below.https://www2.gov.bc.ca/assets/gov/farming-naturalresources-and-industry/agriculture-and-seafood/agricultural-land-and-environment/strengtheningfarming/planning-for-agriculture/823100-3 edge guide 2015.pdfn

Please contact Ministiy staff if you have any questions regarding the above comments.

Thank you for the opportunity to provide comments from an agricultural perspective with respect to this proposal.

Sincerely,

~ ·9✓ / I . r •~,,Y / I

i ' • I

Jill Hatfield, P.Ag., Regional Agrologist B.C. Ministiy of Agriculture - Courtenay Office: (250) 897-7518 E-mail: [email protected]

Reed Bailey, Land Use Planner B.C. Ministiy of Agriculture Phone: (778) 698-3455 Email: [email protected]

P104

~ BRITISH I MinistryofTransporration llii.illlill COLUMBIA and Infrastructure

Kyle Young; c/o District of Lantzville

7192 Lantzville Road PO Box 100 Lantzville, British Columbia V0R 2H0 Canada

Attention:

DEVELOPMENT SERVICES GENERAL COMMUNICATION

eDAS File#: 2019-03696 Date: Jun/28/2019

Re: Proposed Zoning Bylaw Approval Application for: Map: 1138314,471460 7555 Femmar Road 7655 Harby Road West

Upon review of the provided documents, and clarification provided at the Ministry Engineers request, the Ministry is supportive of the rezoning at Winchelsea Golf Course to facilitate a 206 unit residential development.

If you have any questions please feel free to call Jamie Hopkins at (250) 751-7090.

Yours truly,

Jamie Hopkins Development Approvals Technician

H1160-eDAS (2009/02)

[~~1~Z1r~~~ii~~~ Vancouver Island District

Third Fir 2100 Labieux Road

Nanalmo, BC V9T 6E9 Canada

Phone: (250) 751-3246 Fax: (250) 751-3289 Page 1 of 1

P105

ATTACHMENT #9

DISTRICT OF LANTZVILLE

P106

August 11, 2020

District of Lantzville 7192 Lantzville Road PO Box 100 Lantzville, BC VOR 2HO

Attention: Kyle Young, Planner

Redevelopment Concept Plan for Winchelseo View Golf Course, Lantzville, BC

Dear Mr. Young,

This Redevelopment Concept Plan has been prepared in response to several meetings and communication with District of Lantzville staff and response to the August 2019 letter from yourself. We have reviewed the newly adopted Official Community Plan (OCP} and Land Use Bylaw, reviewed the water and sewer phased plans, and completion of several background studies (environmental and riparian area, socio economic review of the proposed development, and well testing).

This Redevelopment Concept will provide the support material required for the OCP amendment and the re-zoning application.

The Winchelsea Golf Course has operated for many years but is no longer a financially viable operation. Surrounded by agricultural and residential land, this site is well suited to a phased redevelopment to residential uses. The proposed development will complement the adjacent uses, and provide appropri·ate setbacks from existing agriculture and environmentally significant areas. The proposed development will provide additional paths, trails and roads to improve the pedestrian and vehicular access for existing residents.

We will arrange a meeting to review this document with you in the near future.

Sincerely, DILLON CONSULTING LIMITED

Patricia Malaney, FCIP, RPP Planner

PAM:clm Our file: 18-6878

''"''-?' DILLON CONSULTING

PO Box 37069

Cuuntr~• Club Centre

1'nnaimo,

British Columbiu

Canada

\ ?T 6~4

Telephone

403.819.81%

Fa:.,.:

03.215-.8889

P107

Ta e of Contents 1.0 Introduction 1

2.0 Overview of the Proposed Development 2

3.0 Planning Context 4

3.1. Regional Growth Strategy 4

3.2. District of Lantzville Strategic Priorities 4

3.3. Official Community Plan 5

Goal 1: Protect the Natural Environment 5

Goal 2: Preserve Community Character 6

Goal 3: Strengthen the Village Priority Commercial Core 7

Goal 4: Provide Housing Choices 7

Goal S: Manage Steady and Sustainable Development of Infill Neighbourhoods 7

Goal 6: Develop Community Infrastructure 8

Goal 7: Improve Road, Pedestrian and Bicycle Mobility 8

3.4. Water Master Plan 9

3.5. Land Use Bylaw 10

4.0 Proposed Development Strategy 12

4.1. Residential Concept 12

Phase 1 13

Phase 2 17

Phase 3 18

4.2. Parks and Open Space 19

5.0 Transportation 21

5.1. Site Access 21

5.2. Traffic Impact Assessment 21

6.0 Archaeology 23

7.0 Servicing 24

7.1. Water Servicing 24

7.2. Sanitary Servicing 26

7.3. Rainwater Management 27

8.0 Financial and Social Impacts 28

9.0 Engagement Plan 29

9.1. Meetings with District Staff 29

9.2. July 28, 2018 Open House Summary 29

9.3. September 26, 2018 Fernmar Road Landowners Meeting 30

9.4. Future Engagement 30

10.0 Approvals Process 32

Figures

Figure 1: Winchelsea Redevelopment Planning Area 3

Figure 2: Map 2, Excerpt from District of Lantzville 5

Figure 3: Map 2, Excerpt from District of Lantzville 6

Figure 4: Map 10, Excerpt from District of Lantzville Official Community Plan Bylaw No. 150, 2019 6



Figure 7: Excerpt from the Land Use Bylaw No. 180, 2020 11

Figure 8: Proposed Development Phasing 14

Figure 9: Excerpt from the Land Use Bylaw No. 180, 2020 15

Figure 10: Proposed Land Use 16

Figure 11: ALC Setback Cross Section 18

Figure 12: Excerpt of Appropriate Uses in the ALR 20

Figure 13: 2022 Post-Development Conditions with Full Buildout 22

Figure 14: Map 6 Excerpt from the Land Use Bylaw No. 180, 2020 24

Figure 15: Location of On-Site Wells 25

Figure 16: Map 7 Excerpt from the Official Community Plan 26

Tables

Table 1: Winchelsea Anticipated Sewer Flows

Table 2: Proposed Approvals Timeline

Appendices

A Concept Plans

B Habitat and Riparian Area Assessment Report

C Traffic Impact Assessment

D Archeological Assessment

E Well Reports

F Drainage Report

G Financial and Social Impact Assessment

H Response from the District of Lantzville

I Open House Summary

J Fernmar Road Landowners Meeting Summary

K Land Titles

27 32

1.0 ntroduction The ownership group of the Winchelsea Golf Course and adjacent lands have engaged Timberlake-Jones

Engineering Ltd. {Timberlake-Jones} and Dillon Consulting Limited (Dillon) to prepare this

Redevelopment Concept Plan.

The subject lands include:

• The existing 18 hole golf course at 7655 Harby Road West in Lantzville; aind

• 7555 Fernmar Road.

The legal descriptions include:

• District Lot 93, Na noose District Except Those Parts in Plans 63966, 6397 and 8592;

• Lot A, District Lot 85, Nanoose District, Plan 43774; and

• Lot 1, District Lot 85, Nanoose District Plan 2248, Except Part in Plans 43774, 43776 and 45180.

This project was initiated in February 2018 with meetings with the District of L.antzville representatives.

Since that time, District staffing changes have occurred along with the adoption of a new Official

Community Plan (OCP; Bylaw No. 150, :2019) and a new Land Use Bylaw (Bylaw No. 180, 2020).

Communication with Mr. Kyle Young, based on the letter dated August 30, 2019, has provided direction

on the background information required for this Concept Plan. We have completed additional

background studies and now incorporate the newly adopted OCP and Land Use Bylaw. The socio

economic assessment has demonstrated that freehold subdivision is financially viable for the District,

that strata development is less desirable for market demand and that the free,hold option provides more

public open space for community benefit.

2.0Overview of the Proposed Develo,pment

The owners have determined that the golf course use is not an economically viable opportunity. In

addition, the land on the north side of Fernmar Road is appropriate for residential development.

The purpose of this Concept Plan is to initiate the strategic redevelopment of Winchelsea View Golf

Course for residential use, while protecting the rural character and Agricultural Land Reserve, and

prepare the application for an OCP amendment, Land Use Bylaw amendment, and subdivision.

The Concept Plan provides an overview of the proposed development phasing strategy, internal road

network and external connections, density, municipal infrastructure (water and sanitary sewer),

storm/drainage plan, protected environmental areas, community open space, paths and pedestrian

connections, relationship to existing and planned adjacent land uses, and opportunity for future

intensification of neighbouring acreages.

The Vision for the Winchelsea area is:

Winchelsea is a residential neighbourhood that embraces the rural lifestyle while providing housing

options, encourages a healthy lifestyle with pedestrian, cycling and equestrian trails and supports

green infrastructure and climate adaptation.

Figure 1 illustrates the planning area for the Winchelsea Redevelopment Plan.

While the OCP supports cluster development, the proposed development is proposed in a more

traditional layout and provides significant open space while creating a financially viable development.

2

lf' Timberlake-Jones t .. :!,>2 :.'C'01 J'u, ~$-:s!3 ....... m-t ........ URL.. ~~

Figure 1: Winchelsea Redevelopment Planning Area

CLIENT:

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STUDY AREA

LEGEND

Weteroour~e

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ELSEA VIEW GOLF COURSE LTD.

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3.0Pla • I Context

There are several applicable long range planning documents that apply to the Winchelsea

Redevelopment Concept. This section provides a broad analysis of this development proposal as it

relates to each of these strategic documents.

3.1. Regional Growth Strategy The District of Nanaimo Regional Growth Strategy, adopted in 2011, outlines several goals for the region

applicable to Lantzville, which have been incorporated into its OCP. It establishes a Regional Growth

Containment Boundary (GCB} and promotes appropriate densification and infill development, to

encourage housing options for both existing and new residents. The strategy acknowledges the need for

more housing within the GCB to broaden both housing supply and choice, and improve affordability. The

efficient use of existing infrastructure is promoted in the strategy by encouraging intensification/ greater

density for residential uses and redeveloping appropriate land uses not currently used for agriculture,

employment, or environmentally sensitive areas.

This proposal reflects the intention of the Nanaimo Region as expressed in the Regional Growth Strategy

in several ways, including:

• Protecting and enhancing existing natural areas along Knarston Creek;

• Providing additional housing choice through greater supply and options geared toward families

and seniors;

• Developing new and utilizing existing community infrastructure connections;

• Improving road, pedestrian and bicycle mobility;

• Intensifying development within the Regional GCB;

• Creating construction employment opportunities; and

• Redeveloping an underutilized parcel of land adjacent to residential uses.

3.2. District of Lantzville Strategic Priorities The District of Lantzville Strategic Plan 2019 - 2023, identifies the following mission statement:

Provide efficient, effective and environmentally and economically sustainable services and good

governance for the public while managing growth of the community and respecting Lantzville's

diverse character and charm.

The District updated their Strategic Priorities in January 2020. This update recognized that the OCP and

the Land Use Bylaw had been updated. There are several priorities that impact the Winchelsea

Redevelopment Concept. In addition to major priorities as providing equitable water to all residents, the

priorities include developing subsidized seniors housing, encouraging housing diversity, achieving a

proper taxation balance, and ensuring that new development cons iders innovation, green technology,

unique architecture, trend setting, and the BC Energy Step Code. The improvement of parks, trails,

pathways and bicycle routes is a strong priority to maintain an active healthy community with less

dependence on personal vehicles.

The Winchelsea Redevelopment Concept has the potential to provide diversity of housing, including

supportive seniors housing; however, the overall density limits set by the District do not allow for much

innovative or green technology or affordability. The concept includes paths and trails and connectivity to

regionally proposed parks and paths, and protects the environmentally sensitive areas, as well as the.

Agricultural Land Reserve parcel.

3.3. Official Community Plan The District of Lantzville adopted a new OCP (Bylaw 150} in 2019. The key takeaway from the vision

statement is:

Lantzville will continue to be primarily a suburban residential community1 to the urban centres of the

region, with limited commercial and industrial development.

Phase 1 of the proposed redevelopment is

identified within the OCP for Residential use.

The remainder of the redevelopment would

require an OCP amendment to change from

Resource - Open Space land use to Residential.

The OCP outlines seven key goals. The following

outlines how the Winchelsea Redevelopment

project complies with and supports the goals of

the OCP.

Goal 1: Protect the Natural

Environment Knarston Creek runs along the western side of

the property, and a detailed environmental

study of the creek and related riparian areas

will be provided.to determine appropriate

development setbacks. The residential

development would demonstrate both

Environmentally Sensitive Areas

.- :7 · I

Figure 2: Map 2, Excerpt from District of Lantzville Official Community Plan Bylaw No. 150, 2019

protection and enhancement of the existing

creek. Existing forested areas along the creek

would be preserved, with development

concentrated where the existing golf course is

located and to the south side of Fernmar Road.

The creek is noted in both Map 2 and Map 9 of

the OCP. The proposed development will provide

a 30 metre setback from the top of bank for all

of the creek that is located on the Winchelsea

property. No vegetation will be removed from

this area. Paths and trails will be considered, but

not at the risk of removing any significant

vegetation or impacting the significant riparian

areas.

In addition, the Winchelsea area is outside of any

areas identified for Hazard Lands in the OCP.

Natural Environment Development Permit Areas . - ' ' ' , ......._, "· \ ~

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Goal 2: Preserve Community Characte·r The lot sizes, coverage, density and heights

would be in line with adjacent residential

development to the east of the subject site. The

intention of the proposed concept is to align with

the existing community character and road

network as much as possible, and maintain

opportunity for future redevelopment of the

existing acreages along Fernmar Road to match

with the character of the present

neighbourhood, as provided in the Concept Plan.

Map 3 of the OCP identifies Land Use

Designations. Phase 1 of the Winchelsea lands

are identified for Residential. The majority of the

golf course is designated Resource - Open Space

and a large portion of the golf course, which is

within the Agricultural Land Reserve, is

designated Resource -Agriculture. The property

is bordered by residential development on the

east side, residential development along Fernmar


separates Phase 1 from the balance of the land, and agricultural lands are located on the north and west

sides of the property.

Future development of Residential uses Phases 2 and beyond, will not conflict with existing uses.

Goal 3: Strengthen the Village Priority Commercial Core The proposed residential development will

support the proposed growth of commercial

development in the Village priority area.

While the provision of commercial uses is a

goal, without a population to sustain the

business, they will fail. Local commercial

services, locally owned businesses and

services for the local residents need a

threshold population to thrive. It is unlikely

that these commercial uses will attract

much business from beyond the boundaries

of Lantzville, and with stiff competition from

the City of Nanaimo and the significant

commercial development in north Nanaimo,

the Village Priority Commercial uses must

depend on the local population.

Goal 4: Provide Housing

Choices Additional housing supply and choice is

important ta Lantzville as evident in the

Land Use Designations

3

-------- ---... ...... _ . ...._,_ --,_~ ~-!'


OCP, and specifically for seniors. This proposal presents a substantial opportunity for the District of

Lantzville to increase housing supply and choice within the community, adjacent to existi'ng residential

areas. The Winchelsea development in Phases 2 and beyond are interested in providing a variety of

housing types, including purpose built rental and seniors housing.

Goal 5: Manage Steady and Sustainable Development of Infill

Neighbourhoods Although this proposal does not present a traditional infill development, it is adjacent to existing

residential development. This requires careful consideration of setbacks, screening, access and design

guidelines to ensure that the development is compatible with the adjacent residential development.

Goal 6: Develop Community Infrastructure The efficient use of existing infrastructure is a key priority of the OCP. Any new infrastructure necessary

for the proposed development will be at the cost of the developer. The subject site is strategically

located close to existing residential development and will provide opportunity for residential

intensification in the future for the acreages nearby. Phase 1 of the Winchelsea development is located

within Phase B of the Sanitary Sewer System and Phase 1 of the Water Service Area. The development

will pay for the installation of the distribution lines, which will allow for the residents along Fern mar

Road to connect to piped municipal services.

Goal 7: Improve Road, Pedestrian and Bicycle Mobility Appropriate road and sidewalk

standards will be used to service the

development. Bicycle and pedestrian

mobility will be an important

consideration in the design of the

subdivision, in .addition to

consideration of equestrian trails.

Fernmar Road will be connected to the

development to improve connectivity

within the area. Map 5 of the OCP

illustrates the proposed municipal

roads, facilities and trails. While these

may not be the final and exact

locations for the parks and trails, the

Winchelsea Redevelopment Concept

proposes trails and paths and a park

location in Phase 3. In addition, the

Agricultural Land Reserve (ALR) lands

may be provided for a variety of open

space and public uses.

Municipal Roads, Facilities and Trails

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Figure 6: Map 5, Excerpt from District of Lantzville Official Community

Plan Bylaw No. 150, 2019

There is a large section of ALR land on the property that is currently used for golf course, club house and

parking. With the modification to appropriate ALR uses by the Agricultural Land Commission (ALC),

future uses on this parcel are restricted to directly Agricultural and resource-based uses, but allow open

space and recreational uses that would benefit the Lantzville comm.unity at large. In addition, the

District could lease this land for community gardens or small agricultural operations. The golf course

club house could also be repurposed for a community use.

The Agricultural Land Reserve Use Regulation (BC Reg 30/2019) identifies the appropriate uses for ALR

lands. There is a long list of agricultural uses including all forms of farming, livestock and greenhouses. In

addition, there is a list of farm related uses including wineries and cideries, production of compost, farm

sales, and timber harvest. In addition, there is a short list of permitted non-farm uses that include: home

based businesses, temporary sawmill, pet kennels, production/storage/application of compost, small

aggregate extraction, education and research, public infrastructure, and conservation and passive

recreation and open land parks.

3.4. Water aster Plan The Water Master Plan sets direction for managing and enhancing the community's water infrastructure

and use. A water supply and distribution study was completed in 2015 and the Water Master Plan was

recently completed in 2017.

Phase 1 of the development is located within the FW: Fernmar Road Area water supply area. The District

Water Master Plan acknowledges that the proximity to the existing infrastructure will help to limit

potential extension costs. The Winchelsea Redevelopment Plan proposes that Phase 1 of the

development be serviced by the District Water. The developer will be required to construct the water

line along Fernmar Road. This will provide the opportunity for the, existing acreage lots on Fernmar Road

to tie into piped water.

The current zoning for Phase 1 is R-1 Residential which allows for houses, with carriage houses as a

secondary use and a minimum lot size of 2,000 m2 (or half acre). The piped water (along with piped

sanitary sewer service) will allow for the intensification of development. In addition, it is envisioned that

the existing large lots on the north side of Fernmar Road will have the opportunity to subdivide and

increase the density of the area with the ability to tie into piped services. The OCP continues to

recognize this as future residential development area. The Water Master Plan states "short term

consider for water service extension, subject to neighbourhood approval may be warranted." This would

reduce the dependence on individual wells, reduce the individual cost per parcel for the water line and

allows for intensification. The potential for carriage houses also creates the opportunity for a different

housing form.

The existing lot owners on the north side of Fernmar Road would pay a tie-in charge or latecomer

charge, and the physical tie-in would have to consider capacity for any future re-subdivision. The

engagement for the preparation of the Winchelsea Redevelopment Plan indicated that the Fern mar

residents would be in support of this waterline and extension and the opportunity to tie-in. Some of the

residents expressed the interest in future subdivision. This would make economical use of the

infrastructure, demonstrating fiscal responsibility on the part of the District of Lantzville.

Phases 2 and 3 of the Winchelsea Redevelopment area are not located within the area designated for

residential uses in the OCP or the Water Service Area. As such, they were envisioned at the time to

remain for golf course; therefore, would require an amendment to the OCP to designate the lands for

Residential. In addition, the Water Master Plan would require modification to include the Winchelsea

lands in total, along with a re·zoning application.

It is also understood that the District is limited to the number of residential units they may connect to

the piped water system annually due to the agreement with the City of Nanaimo f~r the provision of

treated potable water.

Golf courses are significant water users and, as such, there are several water wells on the property,

along with holding ponds. In 2018, the owners commissioned a Water Well Study, which was prepared

by GW Solutions (attached as Appendix E). This study demonstrated that there is sufficient quantity of

water to accommodate residential development in Phases 2 and 3. In addition, the water quality meets

the provincial drinking water criteria. It is proposed that Phases 2 and 3 of the Winchelsea

Redevelopment Plan could be served by the well water on the site. The GW Solutions report found

during the well testing that while the drawdown was not ideal, using an incomplete recovery, the well

water can conservatively provide a safe yield of 54 USgpm (3,4001/d). This yield will provide a safe and

sustainable water source for 85 residential units. This yield could be increased once more reliable data

on the volume pumped over one summer and the resulting drop in water level is collected. In addition, if

the recommendations of the Water Master Plan are adopted and the water requirement is reduced to

2,800 to 3,0001/d, the well could safely provide for between 98 and 105 residential units. Therefore, this

well will provide sufficient water for Phase 2 of the Winchelsea Redevelopment Plan.

3.5. Land Use Bylaw The District of Lantzville adopted a new Land Use Bylaw (Bylaw 180) in 2020. The Winchelsea lands are

zoned a combination of Residential 1, Golf Course and Agriculture. Prior to the adoption of the new Land

Use Bylaw, Rl allowed one (1) acre lots. The amended Land Use Bylaw now allows 2,000 m2 (1/2 a.ere)

lots.

The agricultural zone on the golf course reflects the fact that the ALC in the past, allowed golf courses in

the ALR. This is no longer a permitted use and, as such, the golf course continues with a "legal non

conforming" status that will remain in effect until such time as the golf course stops operation. The ALR

land in the north portion of the Winchelsea lands is designated Agriculture, even though it too was used

for golf course including the Club House and parking lot.

The redevelopment concept for Phases 2 and 3

would require Land Use Bylaw amendment in

addition to the OCP amendment to change the

lands from golf course to residential uses.

The agricultural parcel is proposed for open

space and dedication for Municipal Reserve and

is not proposed for rezoning; therefore, it does

not require an OCP amendment or a Land Use

Bylaw amendment. The opportunity exists for

the District to lease this land for uses that would

be appropriate in the ALR that could benefit the

community. These uses are listed in Section 4.2.

Figure 7: Excerpt from the Land Use Bylaw No. 180, 2020

4.0 Proposed Developme t Strategy The proposed redevelopment concept is divided into three phases: the existing residential land on the

south side of Fernmar Road, the agricultural lands, and the two golf course parcels. This section provides

more detail on the development strategy. The proposed phasing of the development is illustrated on

Figure 8. The Concept Plans are included in Appendix A.

The development strategy includes a phasing strategy that divides the land into three phases, each a

separately titled lot:

• Phase 1- Lot 1, District Lot 85, Nanoose District, Plan 2248, Except Part in Plans 43774, 43776

and 45180 located on the south side of Fernmar Road, a total of 7.31 ha (18.0 acres);

• Phase 2 - Lot A, District Lot 85, Nanoose District, Plan 43774, located in the northeastern lot

adjacent to the existing development on Clark and Andrea Crescents, a total of 12.71 ha (31

acres); and

• Phase 3 - District Lot 93, Nanoose District, Except Those Parts in Plans 6396, 6397 and 8592, and

includes the western most lot and includes the ALR lands and riparian/wetland environmental

protection areas, a total of 10.86 ha (27 acres) south of the ALR and a total of 9.12 ha (23 acres)

for a total of 19.98 ha of ALR land.

The phasing has been developed to achieve the following:

• Desire to maintain the golf course operation as long as possible, allowing the golf course to fully

operate as Phase 1 develops, and operate nine holes as Phase 2 develops;

• Allowing for realistic lot absorption and not flooding the market, and develop a viable financial

strategy;

• Ensuring appropriate time for infrastructure construction and connection; and

• Permitting suitable time for coordinating the OCP amendment, rezoning application and

subdivision application for Phases 2 and 3.

4. 1. Residential Concept The overall concept is to provide primarily single detached homes. This appears to be the primary

demand for housing type and fits with the vision of Lantzville as outlined in the Official Community Plan.

The proposed lot layout features 180 residential lots with a minimum lot size of¼ acre (1,000 m2). Lot

sizes are proposed to be larger on the east side of the development to match the size of the lots on Clark

and Andrea Crescents (1/3 acre or 1,300 m2) creating continuity between the proposed and existing lots.

This layout has been developed for the following reasons:

• There is market demand for 1,000 m2 lots based on regional demographics, local real estate

trends, and the community desire for smaller service lots in the OCP review process;

• There is less demand for strata development and the consumer payment of strata fees;

• Compatibility with adjacent land uses, specifically the residential development on Clark and

Andrea Crescents by incorporating larger lots or green space;

• Water and sewer servicing is optimized with higher density and smaller lots, demonstrating

fiscal responsibility;

• Increased lot yield makes the project financially viable;

• Ability to offer a lot size catered toward a broad spectrum of potential buyers including families

and seniors (less maintenance, potentially lower cost due to less land};

• Opportunity to offer greater amenities and open space provision throughout the site to the entire

community;

• Future redevelopment potential for the adjacent acreages along the north side of Fernmar Road;

• Phased developme,nt allows the golf course to remain in operation as long as possible;

• Allowing for adequate real estate absorption and development financing; and

• Ensuring appropriate time for infrastructure construction and connection.

The long range concept includes a multi lot parcel for higher density development in the southwest

corner of the property in Phase 3. There was general support for this type of development specifically if

it is geared to seniors' living. The parcel provides views, access to Knarston Creek, significant

environmental setback, and a number of paths and trails.

This development is proposed as a freehold subdivision, with the only strata development being the

multifamily parcel proposed in Phase 3. The socio-economic assessment has indicated that at the

density proposed, the District will not be placed in any financial hardship to maintain the infrastructure,

and the community at large will not "pay" for this development. In addition, as a freehold development,

the community at large will benefit from the extensive open space and pathway system proposed

(which would have been privately owned and not available for public use if developed as a strata}. This

open space totals 31.77 ha or 34.4% of the total property for public open space.

Phase 1 Phase 1 (Rem. Lot 1, Plan 213R} of the development is a 7.31 ha (18.06 acre) parcel fronting onto

Fernmar Road. The proposal is to accommodate a total of 57 single detached lots of 1,000 m2 (1/4 acre).

The five lots that back onto Clark Crescent will have additional separation from these lots by a green

space that provides a walking trail. While the single detached development conforms to the OCP, the

current zoning of Rl requires a minimum lot size of 2,000 m2• The applicant has applied for rezoning to

R3 to accommodate the 1,000 m2 lot size.

w,, l'LMaa'

... , . IJl'UIAI.,.,

Figure 8: Proposed Development Phasing

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The development proposes walkway connections and a linear green space backing onto existing parcels

on Clark Crescent. The gross parcel size is 7.31 ha (18.06 acre). The internal road will utilize .956 ha of

land. A total of .374 ha of land is proposed as open space for trails and parkland. The required

dedication is 5%. This concept proposed 5.11% of open space, conforming to the Local Government Act

requirements.

The Land Use Bylaw allows carriage houses and secondary suites in the R3 zone. New development is

encouraged to apply for and accommodate the additional units to provide a variety of housing

opportunities. Figure 9 illustrates the current Rl zoning regulations and the proposed R3 zoning

regulations.

This phase will be accessed from the existing Fern mar Road. Water and sanitary sewer will be

constructed to service this area and provide the potential for the existing residents on the north side of

Fern mar Road to tie into the piped water and sewer.

I U RESIDENTW. 1 ZCNE

ParmnadUlit5

Tt,,:~1r1D11d i:,1nur~, ;,i.:lu:m"C1Jr1 .w,;;nc-.a.:fttis...,.

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kturcbr1:1Ao-~

(Rl)

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51~

n,l!murrma.r,uttlltk.lt- Qnd ll...,_._,,e•;,~lill l,._-;

Parall ~

Tl!• ITIUfllf"IJMP'mf •lZ•ff••~ :l'ft;

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Figure 9: Excerpt from the Land Use Bylaw No. 180, 2020

I u RESIDENTW.] ZONE

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tbcnYoamurr.numu,cto-:u,-,..,ll" .. 1111•· .iur,trl,, 11.1ao1nirn,11.,,oo&,0r,·•l1J,...,.MU1 rf!frC'f u-r 111:aoll;i!\, ~lc· IP'<rr l.l'"'II" ~o.a:-

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Figure 10: Proposed Land Use

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ttl,!·!!l'l'hUl,L'I~-!,! ........ ----- - .. - ..

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-----ua,. "r;;:ltl.UllA Vll.WGD'.l.l &Dllllfil -D:Jll'& .m:NM:IMN~

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Phase 2 Phase 2 of the development could accommodate up to 77 lots of 1,000 m2 (1/4 acre) lots, on a 12.75 ha

(31.51 acre) parcel of land. This parcel is currently zoned Golf Course and accommodates two large

ponds for water storage for golf course irrigation. The lot layout proposes single detached lots accessing

off the future Hurd Road extension. The ponds will be incorporated into the open space plan to provide

paths and trails, but will also provide surface drainage ponds for the stormwater management of the

site. This creates an amenity and feature in the development that will connect to the overall path and

trail system.

At the Open House, the residents did not support the construction of Harwood Drive through this

property. They were concerned about the increased through traffic. The development proposed

Harwood Drive be constructed as an emergency and pedestrian access only. The Traffic Impact

Assessment did not indicate that this road was required for traffic circulation (because 77 lots do not

required secondary accesses).

This property is adjacent to the Agricultural Land Reserve to the equestrian operation to the north. The

development is proposing a 15 metre green space separating the rear of the new residential lots and the

agricultural parcel. This green space will include landscaping in compliance with the ALC require~ents

along with a walking trail. Figure 11 illustrates the cross section for this green space. The gross area for

this parcel is 12. 75 ha with 2.437 ha of local internal roads. The development proposes to dedicate a

total of 1.876 ha of open space, or 14.7% of the gross area for parks and open space.

This parcel is currently zoned Golf Course and the OCP designates the site as Resource-Open Space. lhe

development of this land requires an OCP amendment to recognize this land for residential use. This

parcel requires rezoning to R3 to accommodate the minimum lot size of 1,000 m 2• In addition, the lots

that back onto the existing residential development on Andrea Crescent will be enlarged to 1,300 m2 to

reflect the character of the existing lots in the Harwood neighbourhood.

This property will be accessed by the construction of Hurd Road and will bring the servicing through

Harwood Road into the development.

p ALR-t--------------------------+

15.00m PL

3.50m 9.00m 2.50m

300ITVn.APPROVFfiffi,9TI31r:§ii:~~ GRCM~,MG f..'IEDI :-u

300mm co GRAVEL

460mm AP CLEAN UNDISTURBED SOIL ~J-:Gf..'.EDruM DRAIN ROCK

OR APPROVED Fili

NOfES;

1. 200mrr.0 PE RF ORA TED UNOERORAIN SLOPE AT 0.5%

2. FL uER FABRIC 600mm EACH SIDE OF DRAIN

3. 500:run OEP'fH TO OVERFLOW

4. MAX 3:1 SLOPES INTO SWALE

100mm CONCRETE Wr,J.;W{AY

150nvn8ASE COURSE

ALR BUFFER WI TRAIL & RAIN GARDEN SECTION 1':200

Figure 11: ALC Setback Cross Section

Phase 3 Phase 3 of the Winchelsea development includes the 10.86 ha of land that is tucked into the southwest

corner of the property along, with an additional 9.12 ha of ALR land. It is proposed that the 10.86 ha

parcel could accommodate· up to 46 single detached lots of 1,000 m2 (1/4 acre}, and a multi-family

parcel that could accommodate between 40 and 60 residential units in duplex and row housing form.

Our early community consultation indicate that the southwest corner of the parcel would be suited to

multi-family development in the future. This could provide alternative forms of housing, including

market seniors housing.

The development of this land requires an amendment to the OCP to recognize the residential uses. A

zoning amendment to R3 will also be required for the proposed single detached lots. It is proposed that

the multi-family lot development be accommodated through a comprehensive development zone,

developed specifically for the site and for the actual development proposed. This will allow the

developer and the District to clearly define the density, the uses, the housing types and the servicing at

the time.

The open space dedication for this parcel includes paths and trails and a small parkette, Knarston Creek

setback and ALR dedication, for a total of 11.517 ha of open space.

Located along Knarston Creek, this parcel proposes to dedicate a 30 metre setback from the top of bank,

within the Environmentally Sensitive and Natural Environment Development Permit Areas. This setback

will protect the natural vegetation and the riparian area, while providing the opportunity for public

access and walking trails.

Slightly over nine hectares (9.12 ha) of this parcel is located in the ALR. While some of this land includes

the Knarston Creek setback, the majority of this land is currently golf course, club house and parking lot.

There is not intent to apply to remove this land from the ALR. It is proposed that this parcel be

separated from the southern parcel and retail its agriculture and ALR status. This area is proposed to be

dedicated as the Community Amenity Contribution (in addition to the over dedication of land in

Phase 2). As outlined below in Section 4.2, because the ALR land is an over dedication of reserve land to

the District, it is available for a number of uses including conservation and preservation, recreation and

open land parks.

4.2. Parks and Open Space Section 510 of the local Government Act {RSBC, 2015) requires that a minimum of 5% of the land, or

cash in lieu in an amount that equals the market value of the land that may be required for park land

purposes, of the land under application.

In addition to the legislated park dedication, the, District of

Lantzville requires additional Community Amenity

Contribution (CAC) dedication to ensure a desirable, healthy

community. While the CAC policy has not been finalized, it is

proposing that each agreement for contribution will be

negotiated individually with the developer. The OCP

includes a list of potential contributions.

The plan proposes to dedicate a total of 13.767 ha

(34.11 acres) of parks and trails, as shown on in Appendix A.

This totals 34.44% of the total land area dedicated for parks,

trails and open spaces. This park dedication includes the

setback from Knarston Creek, the ALR lands and park space

in Phases 1, 2 and 3 of the project. In addition, proposed is a

significant landscaped setback strip with trail along the

north end of the equestrian property (Figure 11) and other

linkages and pathway connections throughout the project to

afford the community greatly improved pedestrian, bicycle,

and equestrian movements.

OCP 8.6;1 Community Amenity Contributions

1. Consider development a CAC Policy

th{:: identifies the types of projects that

are to be funded. These may include, but c:re r"iut limited to:

oe,;elopment of parks and trails

Gevelopment of recreational

amen tties {sports fields,

playgrounds)

• Investments in community infrastructure in excess of that required by a development

• Recreation of cultural sites/ buildings (eg: improve or replace

Costin Hall)

Fire: protection or other safety measures {eg: new fire vehicles or hallj

Community beautification, entrance

signage, streetscape

• Waterfront improvements

To provide further assessment of the Environmentally Sensitive Area of Knarston Creek, the owner

commissioned Dillon to complete a Habitat and Riparian Area Assessment. The conclusions of the report

(Appendix B) states:

... the development will be established at a distance of greater than 10 metres from the crest of the

ravine. This is outside of the calculated RAA for the site and, as such, a provincial RAR submission will not

be required. RAR submissions will also not be required for the ponds onside, given they ore not known to

connect to fish habitat.

The report also indicates that other environmental regulations may be required. No known eagle or

heron nests are located on the property.

The open space concept includes the retention of the three existing ponds on the golf course. They will

be surrounded by greenspace and connected to paths and trails. These ponds were originally

constructed to provide storage for irrigation water for the operation of the golf course. The ponds will

provide a dual function - amenity in the parks and stormwater retention (as part of the overall

rainwater management plan for the property). Site connectivity will be preserved through the

dedication and construction of trails/access easements.

This provides a total park/ trail dedication of 34.44% of the total site area with 10.2% of the open space

being outside the ALR parcel. Dedication of the ALR parcel poses many opportunities for the District. The

District could lease the land for agricultural operations, or allow the site to be used for one of the

permitted farm and non-farm compatible uses which include the following. This also allows the District

to contribute to food security and local businesses.

Berries and fruit trees Vegetables (field and greenhouse} Ornamentals Greenhouses

Equestrian facilities

Figure 12: Excerpt o f Appropriate Uses in the ALR1

Temporary or Seasonal Agri-Tourism Activities Home based businesses Pet Kennels and Breeding Facilities Conservation and preservation recreation and open land parks Forced Mains, trunks sewers, gas and water pipelines within an existing right of way

1 https://www.alc.gov.bc.ca/alc/content/alr-maps/living-in-the-alr/permitted-uses-in-the-alr

5.0Transportation

5.1. Site Access The existing access to the Winchelsea Golf Course is via an access road within the Hurd Drive right-of

way off Harby Road. Hurd Road is not developed currently to municipal standards. Phased access will

occur as follows:

• Phase 1 of the development will access off the existing Fernmar Road, and a portion of Hurd

Road will be constructed;

• Phase 2 will access off Hurd Road and require construction and upgrade to the access point. It is

proposed that Harwood Road access in the northeast corner of the Phase, and will be developed

as an emergency and pedestrian access only to minimize the through traffic in the Harwood

neighbourhood. The development of 77 single detached lots does not demand a second

permanent access; and

• Phase 3 will require the fill construction of Hurd Road south to connect with Phase 1

construction.

The ultimate construction of Fernmar Road through to Hurd Road will improve the direct emergency

access route for the Harwood and Fern mar residents.

5.2. Traffic Impact Assessment The owner commissioned a Traffic Impact Assessment to be completed by Watt Consulting Group

(March 14, 2019). The report (Appendix C) concluded:

The proposed 206 single family residential development will replace the existing 18 hole golf course

ond undeveloped site area. The development will not have a significant impact on the traffic

operations at the intersection of the surrounding road network. Conservative traffic growth rates were

used for the future conditions analysis.

At the two signalized intersections (Superior Road and Ware Road) on Highway 19, the highway

through movements will operate at acceptable levels of service {LOS or better) with full bui/dout in the

long term, there are no capacity mitigation requirements triggered by the development. At the all

stop-controlled study intersections, no left turn lane is required based on the warrant review of 2032

post development PM volumes.

The recommendations of the report include:

• Construct the proposed on-site roads as per the District standards;

• Upgrading Fernmar Road cross-section fronting the property to a collector road with pedestrian

facilities front the development side; and

• Providing the right-of-way dedication south of Fern mar Road to allow for multi-use pathway

connection to the south.

Figure 13 illustrates the fill build out conditions of the road network.

rn

Sitlr f'hMa2

Sllllr;FIIMc1 C811t:Cra

Figure 13: 2022 Post-Development Conditions with Full Buildout

6.0 Archaeology An archaeological data request was submitted to the Province of British Columbia Archaeology Branch

for the three lots forming the Winchelsea Redevelopment Plan area. The Branch responded on August 9,

2018 stating that "According to Provincial records there are no known archaeological sites recorded on

any of the subject properties". A record of this response is provided in Appendix D.

7.0Servicing The following outlines the proposed servicing strategy for potable water, sanitary sewer system and

rainwater drainage.

7 .1. Water Servicing The District of Lantzville does not

currently have water available for a

development of this size and scope,

and with the limitation on the

water connections under the

Na naimo Water Agreement, it is

anticipated that any development

of this property would be

responsible for providing additional

water to the District in accordance

with the Water Plan and District

standards. However, Phase 1 of the

development is locat ed on the

south side of Fernmar Road and is

located within the Water Service

Area.

There is an existing well located

w ithin the plan area which has

been in use for irrigation purposes

since 1996 for the golf course.

Water Service Area

DJL. 53

Figure 14: Map 6 Excerpt from the Land Use Byfaw No. 180, 2020

Figure 15 illustrates the, well locations. Testing for this well was completed in the fall of 2018 by GW

Solutions (report is included in Appendix E). The preliminary results of the testing indicated:

The yield of the well was evaluated by completing a 72 hour pumping test at a rate of 90 USgpm

which indicated a drawdown of 15. 64 m of the available 36.2 m of safe available drawdown.

Extrapolating this data to 100 days as required by BC regulations would result in a drawdown of 27

m for an "'idean aquifer. The estimated maximum yield for the well is 120. 7 USgpm.

Historical records were provided by the golf course from irrigation periods from 2008 - 2016 which

provided pumping rates and drawdown on a weekly basis. Based upon this information and an assumed

pumping rate of somewhere between 60 and 80 USgpm, the safe yield was estimated to be between 54

and 72 USgpm.

The conclusions and recommendations from the GW Solutions report (March 2019) are that the well

conservatively be rated at 54 USgpm, but that further testing be completed to confirm pumping rates,

volumes and drawdowns through the 2019 irrigation season (May to September). With these results,

the safe yield would be recalculated based upon 201'9 information. The well would also need to be

upgraded to municipal standards by boring a larger diameter and completing to current Groundwater

Protection Standards.

The report recommends the phased development approach to "monitor the operation of the well and

the behaviour of the aquifer over long periods" and concludes that as the District of Lantzville requires

3400 L/day per lot; Well #2 could potentially sustain the demand for 85 residential lots. The report

stated that as an alternative, "locations for additional water supply wells could be explored at the

southeast and southwest corners of the property or the Red W could be drilled deeper". Both reports

are included in Appendix E.

Figure 15: Location of On-Site Wells

o Surfilce water l~nses - Streams a Punphcuse

Feutt.s r- Extension Fault -Fault ,---, No.rmal F&u t = Stn1c.e-Slip fault

Thrust Failt

0 Uritnown • Bedrcd 0 Unconsolidated

- Rod( Fracture 6nes

7.2. Sanitary Servicing As noted earlier, Phase 1 is located

within the Phase C - Winchelsea

Catchment Area. Phases 2 and 3,

and included in Phase B - Lower

Lantzville Catchment Area, as

illustrated on Figure 16.

The Winchelsea Redevelopment

Area would service the proposed

lots with sanitary sewer to be

connected to the Districts' proposed

sanitary sewer system at two

locations (fernmar Road and

Harwood Drive) as shown on the

Prelim inary Servicing Plan

(Appendix A).

If existing Fernmar Road acreages

are further developed and connect

to the sanitary sewer, it is

anticipated that they would be split

between the two connections due to

the topography. These acreages

total 7.2 ha and if fully developed at

the same density would yield

approximately 50 lots. Our

calculations have allowed for these

Proposed Sanitary Sewe·r System Phasing Prcpo,,ecl $.ltvu.')• Sewer~

D Pr\o1!9e A. - O.c:lunsonRoao I~ 8Hdl Cn:lwntnt A.<ea

D Phne B - LCM'tl Llln:rt.lle c.at~ Are,

D Ph.ue C. Wcnc:hel~ Ca:chmffl NU

.I

l •

Figure 16: Map 7 Excerpt from the Official Community Plan

lots to be split evenly between the two connections.

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• H

The following table (Table 1) provides the sewer calculations for the contributory area to each of the

connections. In speaking with the Director of Public Works, it is anticipated that these additional

demands would be a marginal increase in the overall sewage flows for the Phase 3 sewer project

currently planned and would not require any increase in pipe sizes.

Table 1: Winchelsea Anticipated Sewer Flows

Average Average Peak Area Inflow/ Design Flow Flow Peaking Flow Infiltration Flow

I

Location Units Population {I/day) (fps) Factor (lps) (ha) (lps) (lpsl

!Fe,nmarRNd Winchelsea SF 93 233 62,910 0.728 4.09 2.98 16.9 2.20 5.18 WinchelseaMF 60 150 40,500 0.469 4.1>9 l..92 1.6.9 2.20 4.11 ExistlllQ Acreaaes 25 63 17,010 0.197 4.29 0.84 7.2 0.94 1.78 Total 178 445 120,150 1391 4.0S 5.63 41 533 10.96 1Haewaod 0m,e

Winchetsea 87 218 58,860 0.681 4.09 2.79 16.9 2.20 4.98 &Jstinq Aaeaqes 25 63 17,010 0.197 4.29 o..84 7.2 0.94 1.78 Total 112 280 75,600 0.875 4.05 354 24.1 3.13 6.68

7 .3. Rainwater Management A Draina.ge Report was prepared for the subject lands by Timberlake-Jones in October 2019

(Appendix F). This report considered the pre-development flows and compared them to the full build

out with the 10 year storm event. The conclusions of the report states:

The pre-development maximum flow for the existing 525mm culvert under Fernmar Road from SUB-A

is 10.8 lps for the 10-year storm. After development, with the storage volumes noted, this flow will be

reduced to 10.4 fps. Post- development flows for all other st.Jb-basins wi/1 also be reduced for the 10-

year storm.

All lats shall install Exfiltratian Drain Pits that will infiltrate roof runoff from future structures for the 5-

year storm event. The Exfiltration Drain Pits should be sized in accordance with details provided in

Appendix D and installed at the time of Building P'ermit.

Low Impact Development Techniques will be utilized within this property to maintain predevelopment

runoff rates to the existing 10 year rainfa ll event, maximize permeable surfaces, reduce erosion and

sediment, and minimize impacts to downstream drainage, system. This will be accomplished in the

following manners:

• Proposed lots will be required to have a stormwater infiltration system which will capture and

infiltrate the 10 year storm form impervious surfaces (roof and paving) at the time of house

construction. This can be achieved with either a rock pit or a combination of cistern and

infiltration chamber;

• All opportunities will be utilized to maintain permeable surfaces, incorporate raingardens and

installing roof top harvest for on-site watering;

• Proposed roads include drainage swales to encourage groundwater recharge; and

• The existing ponds will be retained to capture and store runoff from major storm events.

8. • anc1a Socia mpacts The District of Lantzville staff originally requested that all new development be bareland strata

development to support sustainable development, and to minimize the expense,s to the District and

making the development more fiscally beneficial to the District. As a result, the District requested a

Financial and Social Impact Assessment. This assessment was completed by Dillon in February 2020

(attached as Appendix G). The assessment considered the development of 206 single detached

residential lots, in both strata and non-strata ownership models.

The report found that the proposed Winchelsea development will not be a negative impact on the

District of Lantzville. While it does add students to the school system, support of local schools is needed

to keep the schools functional. The Winchelsea's proposed housing supply aligns with the community

goals and can be interpreted as a positive impact. The additional municipal revenue from taxes adds to

the revenue surplus of the community. It is expected that this development will improve the local

economy and support local business, particularly meeting the goals of growth in the Village core. It is

also important to note that the future road connection and upgrade of Fernmar Road to Harby Road will

provide a more direct route to Highway 19 that will improve emergency services access. This is a

significant benefit to the residents of Harwood.

The issue of strata vs. non-strata ownership model was assessed and while as a non-strata development,

the District would ultimately become responsible for the roads and services that the developer

constructs, they would not have public access to the open spaces and parks included in the strata

development. As property of the strata corporation, public use implies significant liability that the strata

corporation will not incur. The minimum 5% open space would be dedicated, rather than the 34.44%

currently proposed. In addition, current practice demonstrates that if the open space is owned by the

strata, there are often issues of weeds and invasive species.

In addition, the assessment concluded that if the development were to be more financially viable for the

District, density would need to be increased. This would increase the tax base, make more efficient use

of the infrastructure and support the local commercial businesses.

9.0 Engagement a We understand that this proposal represents a residential development of significant interest for the

District of Lantzville and requires meaningful engagement and consultation with District staff, Council,

and residents. This process began with several formal meetings and discussions with City staff and

elected officials. In addition, a public open house was held on Saturday, July 28, 2018 at the Lantzville

Legion. Further to the open house, planning and engineering representatives of the owner met with

Fernmar Road residents on their properties to view points of interest and concern. An electronic mailing

list has been prepared to keep the adjacent residents informed of the progress of this project and to

provide any advance notice of future public meetings.

9. 1. Meetings with District Staff During the preparation of this Redevelopment Plan, the owners' consultants from Timberlake-Jones and

Dillon have met with District staff on four occasions. This has provided feedback on the proposed

development. In addition, the draft of this plan was forwarded to the District and this re·sponds to

comments from Mr. Kyle Young in a letter dated August 30, 2019 (Appendix H).

9.2. July 28, 2018 Open House Summary Adjacent residents of the eight acreage properties along Fern mar Road were personally invited via hand

delivered letters to attend an open house from 10:00am-12:00pm with representatives of the

Winchelsea View Golf Course. Representatives from Timberlake-Jones and Dillon were in attendance.

Four of the eight invited residents attended. They reviewed the proposed development and asked

questions related to the proposal. Particular action items noted were:

• Adjacent residents would like to remain informed and updated throughout the planning and

development process;

• Maintaining northern ocean views for residents by establishing an appropriate maximum height

(with consideration of the significant slope) for new dwellings is a major priority;

• Future road alignment should ensure viable opportunity for potential connection to their

acreage properties for future water and sanitary sewer tie-in and future subdivision; and

• Generally, acreage residents were supportive of the development and the opportunity it will

provide for water and sewer connection and potential acreage redevelopment.

Following this, residents from the adjacent subdivision to the east of the golf course along Harwood

Drive and Andrea Crescent were personally invited via hand delivered letters to attend an open house

from 1:00pm - 3:00pm with representatives of the Wihchelsea View Golf Course, Timberlake-Jones, and

Dillon planners. Approximately 20 residents attended to discuss and ask questions related to the - .

proposal. Elected officials were present at both open houses:· Particular action items noted were:

• Residents would like to remain informed and updated throughout the planning and

development process;

• Residents on the west side of Andrea and Clark Crescents want to ensure that houses won't be

built too close to their rear property lines, or be so tall as to overlook their lots;

• Residents would like to see the golf course continue operations as long as possible, and are

therefore supportive of the proposed phasing approach;

• Residents would prefer to keep Harwood Drive for emergency access/ utility right-of-way and

pedestrian access only, and generally do not s.upport thru-traffic for vehicles on their street; and

• They would like to see pedestrian access/trails provided through the site.

The valuable input received from the open house has been taken into consideration in the development

concept, and it is our intention to keep neighbours informed of the planning process and provide further

opportunity for engagement with the rezoning and OCP amendment applications. The complete open

house summary is provided in Appendix I.

9.3. September 26, 20 8 Fernmar Road Landowners Meeting

On September 26, 2018, a meeting was held on-site with the Fernmar landowners (summary of meeting

included as Appendix J). It was noted that most of the landowners supported the option of tie-in to

piped water and sewer, and some of the landowners were interested in a future option of subdividing

their land.

9.4. Future Engagement We anticipate the following engagement to occur in the near future:

1. Formal Circulation -This submission responds to the comments from the internal review. It is

anticipated that this document will be formally circulated to other agencies, and comments will

be reviewed and discussed with District Staff.

2. Meeting with Mayor and Council -We propose to hold a working meeting for meaningful

discussion with the District of Lantzville Mayor and Council regarding the benefits of this

development to the community and to address any outstanding concerns.

3. Community Open House -A second community open house will be set up to present the final

Concept Plan, rezoning and OCP amendment applications. This will be an opportunity to

demonstrate how the feedback received during the first open house has been incorporated into

the plan.

4. Community Information Meeting-While the community information meeting is hosted by the

District, the Applicant will provide exhibit information and materials, make a presentation, and

be present to answer any questions of Council or the public.

5. Bylaw Introduction - It is anticipated that staff will introduce the OCP and Zoning Amendment

Bylaws concurrently and that they can be processed together. If the servicing is available for

Phase 1 earlier than anticipated, the owner may elect to apply ahead of the balance of the

Redevelopment Plan and the OCP amendment. The owners and their representatives will work

with the District staff to determine the most effective manner to move this application forward.

10.0 Approva s P ocess Below is an approximate timeline of the planning approvals process anticipated for this comprehensive

development. The owner and their representatives are open to exploring alternative timing or phasing

as it suits the District of Lantzville planning staff. Subsequent approvals {building, engineering, etc.) are

not provided in this section.

Table 2: Proposed Approvals Timeline

Step Task Proposed Timeline I Spring 2019

l! Ai;'>~lkation for OCP and Land Use Bylaw Amendments Fiile No. 3360-20-19-2

2 Subdivision Application for Phase 1 November 2020

3 Subdivision Application for Phase 2 JanuariY 2022

4 OCP and Zoning Amendment Application for Phase 3 TBD 5 Suedivision A!l>?licat ion for Phase 3 liBD

Appendix A

Concept Plans

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Appendix

Habitat and Ripar,ian Area Assessment Report

P147

October 17, 2018

Timberlake Jones Engineering Weldon Professional Centre #201-177 Weld Street P.O. Box 89 Parksville, BC V9P 2G3

Attention : Ms. Michelle Jones, P.Eng.

Proposed Development at Winchelsea View Golf Course Preliminary Riparian Areas Regulation Setbacks

Dear Ms. Jones,

Dillon Consulting Limited (Dillon) is pleased to provide Timberlake Jones Engineering (TJE} with this report outlining our preliminary findings for a Riparian Areas Regulation (RAR) Assessment conducted along Knarston Creek at Winchelsea View Golf Course in Lantzville, BC. The intention of the assessment is to provide TJE with an understanding of the limits of construction associated with the Streamside Protection and Enhancement Area (SPEA or setback) as established under the RAR. It is also intended to provide TJE with an understand ing of whether or not an RAR submission is required

based on the final location of development in relation to the creek.

1.0 Project Background

The proposed development of the golf course is required to be compliant with the RAR, which establishes SPEAs from creeks in much of southern British Columbia, including Vancouver Island. Under the RAR, an assessment is required when development is proposed within 30 metres of the high water mark (HWM) of a creek or top-of-bank of a ravine, assuming the ravine is less than 60 metres (m) in width minus the width of the channel. An assessment is requ ired if development is proposed within 10 m of a ravine greater than 60 metres wide minus the width of the channel.

Dillon opted to apply the Detailed Assessment protocol which tends to produce a more refined SPEA determination based on site-specific channel characteristics.

It is our understanding that a determination of the specific location of development in relation to Knarston Creek, which is located within a ravine, has not yet been determined. In addition, Dillon has not been provided with a survey or LIDAR data indicating the ravine width. Based on the field assessment, Dillon anticipates that the ravine minus the channel width is greater than 60 metres and, as such, an RAR

3820Ccssna Drive

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Telephone

604.278. 7847

Fax

604.278. 7894

Dillon Consulting Limited

P148

Winchelsea View Golf Course Development Poge2 October 19, 2018

submission will only be required if development is proposed at less than 10 metres from the top of the ravine. This should be confirmed with survey data.

2.0 Project Methodology

Dillon conducted the assessment of the site on June 25, 2018. A two-person crew walked Knarston Creek through that portion of the site adjacent to the proposed development. The creek adjacent to that portion of the property within the Agricultural Land Reserve was not walked given that development is not proposed for that parcel. GPS enabled phones were utilized to orient the crew in proximity to the proposed development.

As referenced, Dillon applied the Detailed Assessment protocol. This consisted of the following:

The channel was divided into "reaches" which are distinct sections of channel based on morphology, dimensions and gradient. A total of 3 reaches were identified adjacent to the subject parcel. Two reaches at the upstream and downstream extents of the assessed area were located within mature forest canopies. A third reach was located between the upstream and downstream sections. This middle reach was distinct based on it being within an open area largely lacking in forest cover.

It should be noted that the subsequent survey provided to Dillon indicated the most upstream reach was immediately outside of the proposed development area. It had been measured due to the inherent inaccuracy associated with GPS in forested areas.

The width of the channel within a 100-metre section was measured at the approximate mid-point of each reach. A total of eleven (11) measurements were taken, one (1) in the middle and five (5) upstream and downstream at 10-metre intervals. Flagging pins were placed at each cross-section for later survey. Measurements of the channel were established from the HWM where a distinct difference in bank texture and rooted vegetation was observed. A tape measure was used to establish channel width. The final channel width was then determined by discarding the highest and lowest measurements and averaging the remaining nine (9) measurements.

The slope was determined measuring upstream and downstream using a Sunnto clinometer. These measurements were taken as far apart as the vegetation allowed for line of sight. The measurements were averaged to establish final channel gradient.

Channel type was determined by comparing average width to average slope as outlined in Figure 3.4 of the Riparian Areas Regulation Assessment Methods guidebook1

•

Site potential vegetation type (SPVT) was determined to be "Tree" given that the large majority of the creek is located within a forested canopy.

1 Available as a downloadable PDF at https://w-..vw2.gov.bc.ca/assets/gov/environment/plants-animals-andecosystems/fish-fish-habitat/riparian-areas-regulations/rar_assessment_methods.pdf

P149

Winchelsea View Golf Course Development Page3 October 19, 2018

The measured parameters were used to establish "Zones of Sensitivity" for: Large Woody Debris, and Bank and Channel Stability; Litter Fall and Insect Drop; and Shade. The largest of these zones establishes the SPEA (see Section 3).

Dillon subsequently met the project surveyor onsite on July 6, 2018 to discuss survey requirements. We indicated that the two reaches should be surveyed along with the south bank of the channel between the reaches and the top-of-bank of the ravine.

3.0 Results

The resu lts of the assessment area indicated in Table 1 below.

TABLE 1: CHANN EL CHARACTERISTIC

Parameter Upstream Reach Downstream Reach

Description Open area largely lacking in Located within well-established

trees forest canopy

Channel Width (m) 2.51 3.35

Channel Slope(%) 1.9 2.5

Channel Type Riffle-Pool Riffle-Pool

Site Potential Vegetation Type Tree Tree

The Zones of Sensitivity are established as. follows:

3.1 Large Woody Debris, Bank and Channel Stability

For a riffle pool with an SPVT of tree, the Zone of Sensitivity is 3 times the channel width with a minimum of 10 metres. This establishes the Zone for each reach as follows:

• Upstream Reach-10 m • Downstream Reach - 10.05 m

3.2 Litter Fall and Insect Drop

A channel with an SPVT of Tree has a Zone of Sensitivity for litter fall and insect drop established at 3 times the channel width with a minimum of 10 metres and a maximum of 15 metres. This establishes the Zone for each reach as follows:

• Upstream Reach-10 m • Downstream Reach -10.05 m

3.3 Shade

A channel with an SPVT of Tree has a Zone of Sensitivity for shade established at 3 times the channel width with a maximum of 30 metres. This establishes the Zone for each reach as follows:

• Upstream Reach- 7.53 m • Downstream Reach - 10.05 m

P150

Winchelsea View Golf Course Development Page4 October 19, 2018

Please note that for Shade the Zone is established due south of the channel. As such the values listed here may be considered maximums and would be reduced for sections of channel that have a more north-south orientation.

3-.4 Streamside Protection and Enhancement Area

Based on the greatest of the three (3) Zones of Sensitivity, the SPEA may be established for each reach as follows:

• Upstream Reach -10 m • Downstream Reach - 10.05 m

The setback is established from the HWM as determined by survey.

4.0 Further Actions

Dillon proposes to provide TJE with a figure indicating the SPEA in relation to the creek and the top-of-bank of the ravine. Ideally, a survey would be provided that indicates the HWM of the creek between the two reaches. The survey should also indicate the top of the ravine. If the survey is provided to Dillon in CAD format, we can then indicate the SPEA.

Dillon can provide a figure with the information we currently have. This would require we make some assumptions about the alignment of the channel between the two reach sections. It would also not indicate the SPEA in relation to the top of ravine.

As indicated previously, a submission to the province would only be required if the development is proposed at less than 10 m from the top of the ravine. Note that this assumes the ravine less the width of the channel is greater than 60 metres. If the ravine minus the width of the channel is less than 60 m, then a submission will be required if development is proposed within 30 m of the ravine.

Please note that any submission to the province would require that the "Measures" as outlined in the Detailed Assessment protocol would be addressed. The Measures consist of the following:

• Hazard Trees - an arborist would be required if the proponent is proposing to remove any trees from the SPEA that may fall into the development. This is the only development related work allowed in the SPEA.

• Windthrow- Removal of trees outside of the SPEA can expose trees in the SPEA that have previously been sheltered from wind. This can cause them to topple given they are typically less wind resistant than exposed trees. An arborist will be required to make a windfirm assessment if tree removal is proposed.

• Slope Stability- a geotechnical engineer will be required to conduct an assessment to determine if development outside of the SPEA can cause instability within the SPEA. In effect, this may increase the width of area that cannot be developed.

• Tree Protection During Construction - a management plan will be required to protect trees from construction related impacts. Typically this consists of fencing around the root protection zones and other barriers as required.

P151

Winchelsea View Golf Course Development Page 5

October 19, 2018

• Encroachment in the SPEA - a management plan will be required to discourage residents from accessing the SPEA after construction is completed. Typically this consists of fencing and sign age.

• Erosion and Sediment Control - a plan will be required to address erosion and sediment during construction. Typically this consists of surface treatment to minimize the potential for erosion and controls to drop any sedimentation that does occur from suspension prior to discharging to local watercourses.

• Stormwater Management - a stormwater engineer will be required to develop a drainage management plan that does not affect the SPEA.

• Floodplain Concerns -A determination should be made regarding the mobility of the channel within the ravine. It shou ld be noted that significant signs of erosion or channel instability associated with a mobile channel were not noted during the site assessment.

5.0 Summary and Conclusion

The SPEA as established by the application of the Detailed Assessment protocol was determined to be a maximum of 10.05 m from the HWM of Knarston Creek. Dillon can indicate this setback on a figure which idea lly would indicate the HWM for the entirety of the length of the creek adjacent to the development pa reel as well as the top of the ravine bank. A figure making some assumptions regarding the location of the HWM can be produced indicating the SPEA based on the survey data currently in our possession. It would not indicate the top of ravine bank however.

Assuming that the ravine minus the channel width is greater than 60 metres, a submission to the province will only be required if development is proposed within 10 m of the top of the ravine. If this is the case, the application of the Measures described in Section 4 will be required.

Please contact Nathan Gregory at 604-278-7847, Ext. 4211 shou ld you have any questions about this report.

Sincerely,

DILLON CONSULTING LIMITED

Nathan Gregory1 R.P.Bio. Project Manager, Associate

NRG:cv

P152

Appendix C

Traffic Impact Assessment

P153

Consulting Group

WINCHELSEA RESIDENTIAL SUBDIVISIO

Prepared for:

Prepared by:

Our File:

Date:

Traffic Impact Assessment

Timberlake-Jones Engineering f.A.,r,·e..:

Watt Consulting Group ~L~~ ~ . ~

2539.801

March 6, 2019

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P154

TABLE OF CONTENTS

1.0 IN'TRODUCTIOI~ ................................................................................................... 1

1.1 Study Area ................................... .......................................................................... 1

2.0 EXISTING CONDITIONS ...................................................................................... 2 2.1 Land Use ............................................................................................................... 2 2.2 Road Network .................................................................................................. ...... 2

2.3 Traffic Count .......................................................................................................... 2

2.4 Traffic Modelling - Background Information .......................................................... 3

2.5 Existing Traffic - Results .. .. ... ................ ......... .. ....... .............................................. 3

2.6 Future Traffic Growth ............................... ....... ... ...... .... ... ....................................... 4

3.0 POST DEVELOPMENT CONDITIONS ................................................................. 4 3.1 Proposed Land Use ............................................................................................... 4

3.2 Site Access ............................................................................................................ 4

3.3 Trip Generation ..................................................................................................... 5

3.4 Trip Assignm1ent ................................................ ... ................................................. 6 3.5 2022 Background Traffic ....................................................................................... 8 3.6 Traffic Analysis Results - Short Term ................................................................... 9

3.6.1 Analysis Results with Phase 1 ................................................................... 9

3.6.2 · Analysis Results with Full Buildout.. .......................................................... 9

4.0 LONG TERM CONDITIONS ............................................................................... 12 4.1 Traffic Analysis Results ....................................................................................... 12

5.0 SAFETY AND GEOl\~E'TRICS ......................................... , .................................. 14 5.1 Left Turn Lane Review ................. ..... .... .... ....................... ..................................... 14 5.2 Cross Sections ..................................................................................................... 14

6.0 OT.HER MODES .. ....................................................................................................... ,. ............... 11 ....... 11 .... 14 6.1 Pedestrians and Cyclists ............................................... ..... ...... ........................... 14 6.2 Transit ................................................................................................................. 15

7.0 CONCLUSIONS .. ................................................................................................ 15

8.0 RECOMMENDATl,QNS ....................................................................................... 16

Appendix A: Synchro Background

Winchelsea Residential Subdivision Traffic Impact Assessment

APPENDICES

P155

LIST OF FIGURES

Figure 1 : Study Area and Site Location ...................................................... ............ ...................... 1 Figure 2: Existing PM Peak Hour Volumes and Levels of Service ............................................... 3 Figure 3: Site Plan and Access Roads ..... .............. .. .................................................................... 5 Figure 4: Site Trip Assignment - Phase 1 .............................................. ... ..... ....... ........................ 7 Figure 5: Site Trip Assignment - Full Buildout.. ............................................................................. 7

Figure 6: 2022 Background PM Peak Hour Volumes and Levels of Service ................................ 8 Figure 7: 2022 Post Development with Phase 1 ........................................................................... 9 Figure 8: 2022 Post Development Conditions with Full Buildout .. ... .. ......................... ................ 11 Figure 9: 2032 Post Development Conditions with Full Buildout ... ... ... ....................................... 14 Fig.·ure 10: Transit Route 11 - Lantzville Loop ......................................................................... .... 15

LIST OF TABLES

Table 1 - PM Peak Hour Trip Generation .................... ................................................................. 6 Table 2- 2022 PM Peak Conditions: Signalized Intersections .................................................. 10 Table 3- 2022 PM Peak Conditions: Intersections Stop-Controlled .......................................... 11 Table 4- 2032 PM Peak Conditions: Signalized Intersections .................................................. 12

Table 5- 2032 PM Peak Conditions: Superior Rd/ Vandenhoek Rd ........................................ 13


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1.0 INTRODUCTION

Watt Consulting Group was retained by Timberlake-Jones Engine.ering to conduct a traffic impact

assessment for the proposed Winchelsea residential subdivision development in Lantzville, BC

adjace.nt to Harby Road W. This report reviews existing traffic conditions and post development

traffic conditions for both the short and long term horizon. The report also reviews the site

accesses and other modes of transportation for the site.

1.1 STUDY AREA

The site is accessed primarily from Harby· Road via Superior Road. However, the southeast

portion (Phase 1 ) of the development would be accessed from Fernmar Road via Ware Road.

Figure 1 shows the study area and site location. A new road connection to Harewood Drive will be· provided with the development (Phase 3). The study area for this project incorporates the

intersections of:

• Highway 19 / Superior Road;

• Highway 19 / Ware Road;

• Superior Road / Vandenhoek Road;

• Harwood Drive/ Fernmar Road; and

• Harby Road W / Golf Course Road.

Figure 1; Study Area and Site location

Winchel.sea Re.sidential Subdivision Traffic Impact Assessment

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2.0 EXISTING CONDITIOf S

2.1 LAND USE

The existing land use of the site (Phase 2 & 3) is an 18-hole golf course (Winchelsea View) which

is zoned to resource (open space). The Phase 1 portion (undeveloped) south of Fernmar Road is currently zoned as residential. The surrounding land use is resource (agriculture) and single

family residential.

2.2 ROAD NETWOR•<

Highway 19 (Island Highway) is under the jurisdiction of the Ministry of Transportation and

Infrastructure (MoTI). Highway 19 provides a connection through Vancouver Island from the Duke

Point Ferry Terminal (south end) to the Port Hardy Ferry Terminal (north end). Highway 19 is classified as a four-lane divided arterial road.

The remaining study intersections are within the District of Lantzville's jurisdiction. According to

the District's OCP, Superior Road is classified as a two-lane rural major ( coHector) road with gravel shoulders.

Vandenhoek Road is a short connector between Superior Road and Harby Road W. Vandenhoek

Road, Harby Road Wand Fernmar Road are classified as two-lane local roads.

The intersection of Highway 19 / Superior Road has four approaches and is signalized wi1h

protected I permitted left turn phasing. There are dedicated left and right tum lanes on Highway

19. All four approaches have channelized islands for right turns. The intersection of Highway 1,9 I Ware Road is located 2km east of the Superior Road intersection and also signalized.

The intersection of Superior Road / Vandenhoek Road is stop controlled. From Vandenhoek

Road, the south approach (northbound) has a channelized island for right turns (yield control).

The posted speed limit is 90 km/h on Highway 19 within the study area and 50 km/h everywhere else in the study area.

2.3 TRAFFIC COUNT

Traffic counts were undertaken at the study intersections in the PM peak hour on October 17, 2018. Traffic counts at the Golf Course Road/Harby Road W collected to determine the existing site trips. Existing site trips were measured at seven vehicles in the PM peak hour. For Highway

19 / Ware Road, a previous count was used with volumes balanced with 2018 counts. See Figure 2 for the existing PM peak hour traffic volumes.


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2.4 TRAFFIC MODELLING - BACKGROUND INFORMATrOl

Analysis of the traffic conditions at the intersections within the s1udy area were undertaken using

Synchro software (Version 9 / 10).

Synchro I SimTraffic is a two-part traffic modelling software that provides analysis of traffic

conditions based on traffic control, geometry, volumes and traffic operations. Measures of

effectiveness such as level of service (LOS), delay and 95th percentile queue length are

calculated by the software based on the Highway Capacity Manual methodologies.

The LOS are broken down into six letter grades with LOS A being excellent operations and LOS

F being unstable/failure, operations. LOS C is generally considered to be an acceptable LOS by

most municipalities. LOS D is generally considered to be on the threshold between acceptable

and unacceptable operations. A description of level of service and Synchro is provided in

Appendix A.

2,5 EXISTING TRAFFIC - RESULTS

2018 existing traffic conditions were analyzed at the five study intersections. At Highway 19 /

Superior Road, the highway through movements are operating at a LOS B and all other

movements are operating at a LOS Dor better. The intersection of Highway 19 / Ware Road is

operating at a LOS C or better for all movements. At all other study intersections, an movements

are a LOS A. See Figure 2 for existing PM peak hour volumes and levels of service.

rn Harby Rd

SITE

SrTE

Figure 2: Existing PM Peak Hour Volumes and Levels of Service


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2.6 FUTURE TRAFFIC GROWTH

It is assumed that the opening day will occur in 2022 for the short term analysis. The long term analysis is based on 10-year horizon (2032) after full build-out of the site. Background traffic

conditions are expanded from 2018 existing traffic conditions to future horizon years for the PM peak hour traffic conditions.

Growth rates for future background volumes were calculated. Based on MoTl,s traffic data between 2012 and 2015 AADT on Highway 19, 100m north of Lantzville Road (Short Count Site:

Lantzville 14-060NS). A 0.5 percent average annual growth rate was calculated. However, for the long term background traffic projections a linear growth rate of 1.0 percent per year was used for Highway through volumes to reflect a conservative traffic growth. Compared two counts on Superior Road between 2014 and 2108, an average annual growth rate was estimated at 1.2%

in the last four years. A 2.0% annual growth rate is considered appropriate for the lantzville roads.

3.0 POST DEVELOPMENT CONDITIONS

3.1 PROPOSED LAND USE

The proposed land use is the redevetopment of the Winchelsea View Golf Course for residential housing. The development will consist. of 206 single-family dwelling units and may occur in three

phases. Phase 1 off Fernmar Road includes 58 singfe-family lots with the 18-hole golf course in

operation. Phase 2 on the· west side of the golf course mcludes 60 single-family lots with a 9-hole golf course in operation. Phase 3 wil comprete the conversion of the golf course to additional 80 residential lots. A significant portion of the property will be given to the District as park land .and open space for various land uses .

3.2 SITE ACCESS

The existing access to the Gotf Course is via Golf Course Road off Harby Road. For Phase 1, the development site will be accessed from Fernmar Road via Harwood Drive.

During Phase 2 - 3, the Goff Course Road will be extended from Harby Road to Femmar Road and upgraded to meet the municipal road standards. A new road connection will be provided through the Phase 3 area from the Golf Course Road to Harwood Drive.

See Figure 3 for the site plan and access roads.


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t

/

' . ·h . .:i.?. I:~!~~·;_-_·_

., \ ~\ \"\ ., ... .:,,., '

\, ~,\ ' 'l \ ·'i:.. \ \~

I

I \ t,•1 I I

"-~lj&JOI I I

·--- I /

Extension of Golf Course Road

TT -

I I I

C)

& 0 0 C cil ~

s' ~

Future Road Connection to Harewood Drive

-_-_- - --I ,

Figure 3: Site Plan and Access Roads

3.3 TRIP GENERATION

I-

I • J J -~ ··L.,,.,L:t nJ:1; -,

I I

The development trips were estimated using the ITE Trip Generation Manual 10th EdiUon. Table 1 summarizes site trip generations with three phase.s. The development (206 single-family lots) will generate 196 new trips with full buildout in the PM peak hour after existing trip deductions are applied.


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TABLE 1 - PM PEAK HOUR TRIP GENERATION

Single-family Housing 36 21

(Phase 1) Single-family Housing

68 units 0.99 trips/

67 42 25 210 (Phase 2) unit

Single-family Housing 79 50 29

(Phase 3)

203 128 75

18-Hole Golf Course Observed (-7) (-5.) (-2)

(Existing Trip Deduction)

Net Site Trips 196 123 73

3.4 TRIP ASSIGNMENT

The site trip assignment is based on the existing trip distributions at the two highway study intersections. The following summarizes directional split percentages of the site trips at the access roads within the study area.

Directional Split Percentages of Site Trips

Trips-In

• 64.5% of entering site trips are from East (Highway 19)

• 19.9% of entering site trips are from North (Superior or Ware Road)

• 15.6% of entering site trips are from West {Highway 19)

Trips-Out

• 59.6% of exiting site trips are to East {Highway 19)

• 20.2% of exiting site trips are to North (Superior or Ware Road)

• 20.2% of exiting site trips are to West (Highway 19)

The site trip assignment is executed with two stages: Phase 1 and Full Buildout. It is assumed that all Phase 1 traffic use· the Highway 19/Ware Road intersection to Fernmar Road. At full buildout trips are split between Ware Road (to Fernmar Road) and Superior Road (to Golf Course Road). Although not assigned a portion of the traffic may utilize the new Harewood Drive connection to the site (via Ware Road). Harewood Drive has significant capacity to accommodate any development traffic or any potential local residents (west of the site) to access Ware Road. Figure 4 shows the site trips assigned for Phase 1 and Figure 5 for full buildout.


6

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Hart,yRd

Slle: Phale 1 n..,.,x ""'1: Tri>O.HhPlf

rn

Figure 4: Site Trip Assignment~ Phase 1

rn

Sile: Phls11t 3

Sita:Phale2

Slle: Phase 1

Figure 5: Site Trip Assignment - Full Buildout


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3.5 2022 BACKGROUND TRAFFIC

2022 background traffic conditions provide the basis for the short term analysis. 2022 background

traffic conditions are expanded from 2018 existing traffic conditions to the opening year for the PM peak hour traffic conditions. See Figure 6 for 2022 background PM peak hour volumes and

levels of service.

In 2022 PM peak hour without the development, at the intersection of Highway 19 / Superior

Road, all movements will be operating at a LOS Dor better (Highway 19 through movements:

LOS B). The intersection of Highway 19 / Ware Road will be operating at a LOS C or better for all movements (Hig_hway 19: through movements: LOS B). At all other study intersections, all

movements will be operating a LOS A/8.

rn

SITE

SITE

SITE

Figure 6: 2022 Background PM Peak Hour Volumes and Levels of Service


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3.6 TRAFFIC ANALYSIS RESULTS - SHORT TERM

The weekday PM peak hour post development traffic volumes were entered into Synchro to

determine the post development traffic conditions at the study intersections.

3.6.1 ANALYSIS RESULTS WITH PHASE 1

With the build-out of Phase 1 the intersection of Highway 19 / Ware Road will be operating at a LOS C or better for all movements except the westbound. left movement (LOS D) which is still an acceptable level of service. No queuing issues were found at any o·f the turn lanes of the intersection. The intersection of Harwood Drive/Fernmar Road will continue to be operating at a

LOS A for all movements with Phase 1. Figure 7 for 2022 post development conditions with Phase 1.

Superior Rd

VandenhoekRVL---r----~~~~~~=------.

Slta:~1

rn

Figure 7: 2022 Post Development with Phase 1

3.6.2 ANALYSIS RESULTS WITH FULL BUILDOUT

2022 post development conditions were also analyzed with full buildout conditions and the split of traffic between Superior Road and Ware Road to access the site. The development will have little impact on the two signalized intersections with full buildout in the short term. At the

intersection of Highway 19 / Superior Road all movements, will continue to be operating at the same LOS as 2022 background (existing) except the eastbound through movement which will drop to a LOS C from a LOS B. The intersection of Highway 19 / Ware Road will continue to be· operating at a LOS C or better for all movements except the westbound left movement which will be at a LOS D (additional delay: 6.3 seconds).


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At all other study intersections, all movements will be operating a LOS A/B. The estimated 95th

queue lengths at all turn lanes do not exceed the ,existing storage lengths at the two signalized

intersections.

At the three stop-controlled study inters,ections, all movements will continue to be operating at the

same levels of service (LOS A/B) as 2022 background. On Supe,rior Road at Harby Road, the

southbound left turn volumes will be significantly increased with full buildout, but a left turn lane

is not warranted based on the 2022 post development PM peak hour volumes. Therefore, the

development (full buildout) does not trigger any mitigation measures at all study intersections in

the short term.

Table 2 and Table 3 summarize 2022 Opening Day peak hour traffic conditions with / without the

development. See Figure 8 for 2022 post development volumes and LOS with full buildout.

TABLE 2- 2022 PM PEAK CONDITIONS: SIGNALIZED INTERSECTIONS

D 39.8 EBT B 13.3 EBR A 0.0 11.1,

Hwy 19 / WBL D 51 .6 2'7.5

Superior Rd WBT B 10.1 89.S WBR · A 0.0 15.0 NBLT D 37.8 19.1 NBR A 0.1 5.4 SBLT D 40.1 20.4 SBR A 0.0 0.0 EBL C 26.1 9.0 EBT A 9.7 49.1 EBR A 0.0 0

C 32.3 26.1 Hwy 19/ A §.6 59.9

Ware Rd A 0.1 3.8 C 23.4 C 23.0

N A 0.1 s C 24.3 s C 23.1 SBR A 0.0 0.0

*Note: EB & WB = Hwy 19; 95th Queues based on SimTraffic results


A D B A 0.0

4_2. A 0.1

42. 0.0

26.2 10.6

A 0.0 D 38.7 A A 0.1 C C A

A 0.0

5.6

'•

0.0

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TABLE 3 - 2022 PM PEAK CONDITIONS: INTERSECTIONS STOP~CONTROLLED

NBT OJ) A 0.0 NBR 0.0 A 0.0

Superior Rd / Vandenhoek

Rd (NWL=Stop;

NWR=Yield)

SBL 7.4 A 33.1 (3.0*)

Harwood Dr/ FemmarRd (EBLR=S.top)

Harby Rd/ Site Access

(NBLR=Stop)

$BT 0.0 A .0 0.(), NWL 10 B 13.8 8.2 NWR 8.7 A 9.1 6.5 EBL 8.8 A 9.2 12.3 EBR 0.0 A 0.0 0.0 NBL 7.3 A 7.4 3.6 NBT 0.0 A 0.0 SBT 0.0 A 0.0 SB~ 0.0 A 0.0 EBT 0.0 A o~o 0.0 EBR 0.0 A 0.0 0 0 WBL 0.0 A 0.0 Q.O WBT Q.O A 0.0 0.0 NBL 8.7 A 9.6 13.4

. NBR A 0.0 0.0 A 0.0 0.0 *Note: 95th Queues based on SimTraffic results; (3.0*) from Synchro result (HCM 95th %tile queue}

rn

Slla:PNM3

Sita:Pt.N2

Slle: Phae 1 ClartcCrs

Figure 8: 2022 Post Development Conditions with Full Buildout


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4.0 LONG TERM CONDITIONS

The long term (10-year horizon after Opening Day) conditions were analyzed assuming the

existing roadway network. 2032 background traffic volumes were projected with a 2.0% annual

growth rate for Lantzville roads and a 1.0% for Highway 19 which are both considered greater

than actual growth rates in recent years.

4.1 TRAFFIC ANALYSIS RESULTS

2032 PM peak hour conditions with/without the development for the signalized study intersections

are summarized in Table 4. The signal timing a,t ,each intersection was optimized. See Figure 9 for 20.32 post development volumes and LOS with full buildout.

In 2032 with full buildout, Highway, 19 through movements will operate at a LOS C or better. At

Highway 191 / Superior Road, the westbound left movement will operate at a LOS E with / without

the development. No queuing issues were found on any of the, approaches of highway

intersections.

TABLE 4 - 2032 PM PEAK CONDITIONS: SIGNALIZED INTERSECTIONS

22.3 112.4 28. 17.8 A 0.1

Hwy1,9/ 32.2 6 81.3 B . 8.2 A 0.1 17.4

Superior Rd

20.3 D 50. 29.6 4.2 A 0.1 10.8 24.0 D · 50. 29 . .5 0.0 A 0.0 9.7 C 32

EBT 56.2 B 1 59.1 EBR_ 0.0 A WBL 32.4 WBT 78.6

Hwy 19 / WBR 0.0 Ware Rd NBL ~~~=~ 162

NBT -=--=~= 17 .2 0.0 18.1 18.0 C 29.1 20.1

SB 0.0 A 0.0 0.0 •Note: EB & WB = Hwy 19; 95th Queues based on SimTraffic results; (l#f.) = Existing Storage Length


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The remaining three stop-controlled study intersections will continue to operate a LOS A/B. No

queuing issues were found at all stop-controlled study intersections. See Table 5 for the 2032

conditions at the unsignalized intersection. The development trips do not trigger any mitigation

measures at the study intersections in the long term.

TABLE 5 - 2032 PM PEAK CONDITIONS: SUPERIOR RD/ VANDENHOEK RD

Superior Rd / NBT

Vandenhoek NBR Rd SBL

(NWl=Stop; SJH NW~

NWR=Yietd) NWR EBL

Harwood Dr I EBR FemmarRd NBl

{EBLR=Stop) NBT $BT S8R EBT

Harby Rd/ EBR

Site Access WBL

{NBLR=Stop) WBT NBL NBR


0.0 0.0 11.0

0.0 0.0 10.4 7.4 8.8 8.1 8.9 11.9 0.0 0.0 7~3 ' .6 3.6 0.0 0.0 0.0

0.0 0.0 . 00 O.Q 0.0

0.0 0.0 0.0 0.01

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 8.7 6.9 9.7 13.9 0.0 O~O 0.0 0.0

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rn

Siw:Phae3

&ie: Ptl8N2'

SkPhaae1 C18111Cta

Figure 9: 2032 Post Development Conditions with Full Buildout

5.0 SAFETY AND GEOMETRICS

5.1 LEFT TURN LANE REVIEW

At Superior Road/ Vandenhoek Road, a southbound left tum lane. is not warranted based on

2032 post development PM peak hour volumes. At all stop-controlled study intersections, no

separate left tum lanes are required based on the left tum lane warrant review.

5.2 CROSS SECTIONS

The proposed site roads should conform to the District's Engineering Specifications road cross

sections.

6.0 OTHER MODES

6.1 PEDESTRIANS AND CYCLISTS

There are no existing pedestrian or bicycling 'facilities in the vicinity of the development. However,

the upgraded Golf Course Road and Fernmar Road (development frontage) will require sidewalk

(one side) for the collector road or gravel path ·for the proposed local road. Within the proposed

land dedication south of the Fern mar Road site (Phase 1 }, a multi-use pathway connection could

be provided rather than constructed to a road standard. The sidewalks that will be added will

provide a trail connection through the site to the Crown Lands to the south.


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6.2 TRANSIT

Transit services are provided by BC Transit. The Route 11 Lantzville Loop (8 times service a

weekday) connects the Superior Road (through Harby Road) to Woodgrove Shopping Centre in

Nanaimo via Lantzville Road, Dickinson Road, Uplands Drive and Aulds Road. The close bus

stops are near Superior Road / Vandenhoek Road and Phillips Road. Distances from the development site (each Phase) to the bus stops are 600m to 1 km which is considered beyond a comfortable walking1 distance. See Figure 10 for the Transit route map.

The development may increase the potential demand for transit in the area.

Figure 10: Transit Route 11 - Lantzville Loop

7.0 CONCLUSIONS

The proposed 206 single-family residential development will replace the existing 18-hole golf course and undeveloped site area. The development will not have a significant impact on the traffic operations at the intersections of the surrounding road network. Conservative traffic growth

rates were used for the future conditions analysis.

At the two signalized intersections (Superior Road and Ware Road) on Highway 19, the highway through movements will operate at acceptable levels of service (LOS C or better) with full buildout in the long term. In the short ,and long term, there are no capacity mitigation requirements triggered by the development. At the all stop-controlled study intersections, no left tum lane is required based on the warrant review of 2032 post development PM volumes.

The proposed roads should conform to the District's roadway standards with pedestrian facilities. A multi-use pathway connection could be provide within the road dedication south of the Fernmar


15

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Road to access the Crown Lands to the south. The sidewalks provided within the development will act as a connection to the trail and lands to the south.

8.0 RECOMMENDATIONS

The following are the recommendations for the developer to provide regarding the Winchelsea View development:

• Construct the proposed on-site roads as per District's road standards.

• Upgrade Fernmar Road cross-section fronting property to collector road with pedestrian facilities fronting the development side.

• Provide right-of-way dedication south of the Fern mar Road to allow for multi-use pathway connection to the south.


16

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APPENDIX A:


SYNCHRO BACKGROUND

L L:IWATT

("~ Consulting Group 5c= l•J-g 3

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SYNCHRO MODELLING SOFTWARE DESCRIPTION

The traffic analysis was completed using Synchra, and SimTraffic traffic modeling software.

Results were measured in delay, level of service (LOS) and 95th percentile queue length.

Synchro is based on the Highway Capacity Manual (HCM) methodology. SimTraffic integrates

established driver behaviours and characteristics to simulate actual conditions by randomly

"seeding" or positioning vehicles travelling throughout the network. The simulation is run five

times (five different random seedings of ve,hicle types, behaviours and arrivals) to obtain

statistical significance of the results.

Le·vels of Service

Traffic operations are typically described in terms of levels of service, which rates the amount of

delay per vehicle for each movement and the entire intersection. Levels of service range from

LOS A (representing best operations) to LOS E/F' (LOSE being poor operations and LOS F

being unpredictable/disruptive operations). LOS EJF are generally unacceptable levels of

service under normal everyday conditions.

The hierarchy of criteria for grading an intersection or movement not only includes delay times,

but also takes into account traffic control type (stop signs or traffic signal). For e.xample, if a vehicle is delayed for 19 seconds at an unsignalized intersection, it is considered to have an

average operation, and would therefore be graded as'an LOS C. However, at a signalized

intersection, a 19 second delay would be considered a good operation and therefore it would be

given a111 LOS B. The table below indicates the range of delay for LOS for signalized and

unsignalized intersections.

Table A 1: LOS Criteri.a, by Intersection Traffic Control

Level of Service

A B

C D E

F


Unsignalized Intersection

Average Vehicie Delay

(sec/veh)

Less than 10

10 to 15

15 to25

25 to 35

35 to 50

More than 50

Signalized Intersection Average Vehicle Delay

(sec/veh)

Less than 10

11 to 20

20 to 35

35to 55 55to 80

More than 80

18

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Appendix

Archeological Assessment

P175

From: To: Subject: Dat:11!: Attachments:

Hello Michelle,

Cooner J>ana Fl NB'EX .. mk:beUe@tieoo ca .. RE: Data Request: Michel'-l Jones • Timberlake Jones Engineelmg August 9, 2018 9:07:36 AM ~

Thank you for your archaeological data request regarding three properties:

DL 93 NANOOSE DISTRICT EXC PT IN PLS 6396 6397 & 8592, PIO 009421033;

LA DL 85 NANOOSE DISTRICT PL 43774, PIO 004353897 and

L 1 DL 85 NANOOSE DISTRICT PL 2248 SHWN 0/L IN RED ON PL 2139R EXC PT IN PLS 43774 43776 & 45180, PIO 002689669.

According to Provincial records there are no known archaeological sites recorded on any of the subject properties.

There is always a possibility for unknown archaeological sites to exist on any of the properties. Archaeological sites (both recorded and unrecorded)

are protected under the Heritage Conservation Act and must not be altered or damaged without a permit from the Archaeology Branch. If any land

altering development is planned for the properties, owners and operators should be notified that if an archaeological site is encountered during

development, activities must be halted and the Archaeology Branch contacted at 250-953-3334 for direction.

Please review the screenshot of the properties below (outlined in yellow). If this does not represent the properties listed in the data request please

contact me.

Do not hesitate to contact me if you have any further questions.

Kind regards,

Diana

P176

Diana Cooper I Archaeologist/Archaeolog1cal Site Inventory Information and Data Administr-ator

Archaeology Branch I Ministry of Forests, Lands, Natural Resource Operations and Rural Development

Unit 3 - 1250 Quadra Street, Victoria, BC V8W2K7I PO Bo~ 9816 Sin Prov Govt, Victor ia BC V8W9W3

Phone: 250-953-3343 I Fax : 250-953-3340 I Website: http·//www for gpy hr cataccbaeology/

From: [email protected] [ mailto:ArchDataRequest@gov. be.ca] Sent: Tuesday, July 24, 2018 3:14 PM To: Arch Data Request FLNR:EX Subject: Data Request: Michelle Jones - Timberlake Jones Engineeimg

Terms and Conditions Accepted

Name

Affiliation

Address

City

Province

Postal Code

Phone Number

Email

I am a Why Site Information is Required

Third Party Access

Information Requested

Format Required

Who Prompted

File Attachment#1

File Attachment#2

File Attachment#3

File Attachment#4

File Attachment#5

GIS Data

Yes

Michelle Jones

Timberlake Jones Engineeirng

#201 -177 Weld St, PO Box 89

Parksville

BC

V9P2G3

250-248-2001

[email protected]

Contractor for Private Property (e.g., engineer, architect)

I request information and advice about archaeological sites on the parcel(s) described below:

7655 Harby Road West and 7555 Fernmar Road Lantzville PID 004-353-897-Lot A, DL 85, Nanoose District Plan 43774, PID 002-689-669 -lot 1 DL 85, Nanoose District Plan 2248 shown outlined in red on plan 2139R except part in plans 43774, 43776 and 45180 PID 009421033-DL 93 except part in plans 6396, 6397 and 8592

Other (describe in detail below):

I am working for the owner of the property to review the development potential for the property

The following person(s) may have access to this information.

Owner and District of Lantzville

PDF

I am a regular business user of this data request service (i.e. , I am a realtor, archaeologist, local government representative, etc.)

335-areamap.pdf

P177

Appendix E

We I Reports

P178

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GW SOLUTION S ASSESSMENT & PRO TECTION OF GROUN OWATER

FROM: GW Solutions Inc.

TO: Winchelsea View Golf Course Ltd., c/o Timberlake -Jones Engineering

DATE: March 7, 2019

SUBJECT: 72-h pumping test - Well #2 at Winchelsea View Golf Course - Revised

-1 6ACKGROUND

~-:-- - LIJl~

1 : - ; ::

Well #2 is the current production well for Winchelsea View Golf Course. The well is used from May to September for irrigation purpose, completed in a bedrock (basalt) aquifer (Aquifer 213), and drilled to a depth of 201 m. According to the well log (Appendix 1 ), the basalt formation Is overlaid by 22.3 m of unconsolidated sediments composed of mostly sand and gravel. The location of Well #2 is shown on Figure 1.

Our recommendation (memo dated October 1st, 2018) was to perfonn a 72-h pumping test on Well #2. in order to obtain the following Information:

► Well #2. long-tenn behavior and yield;

► Long-term influence on other wells (Well #1, Well #3 and RedW);

► Comprehensive water quality analysis (Health Authority package) including dissolved and particulate concentration for metals;

► Potential hydraulic connection with surface water.

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2 q EGUL~TOP ' BAC~GROUNC Performing a controlled constant rate pumping test is the minimum regulatory requirement for proving up a community groundwater supply in BC under the Water Sustainability Act and local government bylaws. For a fractured bedrock well, a minimum of 72-h test has to be conducted under the supervision of a professional hydrogeologist. To rate a well (safe yield), various factors have to be considered:

- The drawdown behavior in the well over 100 days of continuous pumping;

- Well interference with other wells and surface water bodies;

- Aquifer mining (long-term water level decrease);

- Water level recovery;

- Water quality (e.g. sea water intrusion).

In the subdivision approval process, the well capacity has to be confirmed. When capacity cannot be proven with a high degree of confidence because of one of the above described factors, the recommended capacity should be the minimum capacity that can be proven up with confidence.

3 : OMPLF ''"E'.:; \VORK GW Solutions has completed the following tasks related to Well #2:

- Supervised a geo-camera inspection;

- Supervised a 72-h pumping test at a constant rate of 90 USgpm (using a temporary pump);

- Continuously monitored physico-chemical parameters and collected a groundwater sample; and

- Interpreted the data and provided recommendations in this report.

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igur

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r, t

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ire

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t th

e fo

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ce.

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d W

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de

r re

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est

sta

rte

d.

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is

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nd

itio

n i

s d

ue

to t

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mp

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ell

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r ir

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r 3

days

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he f

ull

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of w

ate

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rre

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aft

er

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mp

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st s

top

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ich

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de

rate

ly s

low

.

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ure

6 s

ho

ws

the

his

tori

cal w

ate

r le

vels

in W

ell

#2

sin

ce 2

00

8 (

yea

rs 2

01

0,

20

13

an

d 2

01

7 a

re m

issi

ng

).

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ese

wa

ter

leve

ls w

ere

me

asu

red

we

ekl

y by

the

pe

rso

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ch

arg

e o

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e ir

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atio

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yste

m a

t th

e G

olf

Co

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e.

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m t

his

da

ta a

nd

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igur

e 6

we

can

ma

ke t

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follo

win

g o

bse

rva

tion

s:

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he

irri

ga

tion

pe

rio

d l

ast

s b

etw

ee

n 1

05

an

d 1

89

da

ys d

ep

en

din

g o

n th

e y

ea

r, a

vera

gin

g 1

44 d

ays

;

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he

dra

wd

ow

n is

a.b

out 6

0 m

eve

ry y

ea

r (e

very

su

mm

er

irri

ga

tion

cyc

le);

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he

wa

ter

tab

le n

eve

r fu

lly r

eco

vers

du

rin

g w

inte

r fo

llow

ing

a p

um

pin

g c

ycle

in t

he

su

mm

er

(i.e.

, th

e w

ate

r le

vel

is s

till

incr

ea

sin

g w

he

n a

ne

w ir

rig

atio

n c

ycle

sta

rts)

;

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he

hig

he

st w

ate

r le

vel

me

asu

red

fo

llow

ing

pa

rtia

l re

cove

ry is

ap

pro

xim

ate

ly 1

7 m

be

low

gro

un

d;

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he

re is

a s

ligh

t de

cre

asi

ng

tre

nd

in t

he

wa

ter

leve

l in

the

last

10

ye

ars

;

-T

he

72-

h p

um

pin

g t

est

did

no

t sta

rt fr

om

a "

na

tura

l sta

tic"

wa

ter

leve

l;

Th

is h

isto

rica

l da

ta p

rovi

de

s ve

ry im

po

rta

nt

info

rma

tion

ab

ou

t th

e lo

ng

•te

rm b

eh

avi

or

of t

he

aq

uife

r.

Alth

ou

gh

in

sta

nta

ne

ou

s flo

w r

ate

wa

s re

cord

ed w

ee

kly

as

we

ll a

s to

tal f

low

at t

he

en

d o

f th

e ir

rigaU

on p

erio

d, w

e n

otic

ed

th

at

the

flo

wm

ete

r w

as

no

t pro

vid

ing

acc

ura

te d

ata

, u

nfo

rtu

na

tely

. T

he

re

po

rte

d r

ate

s a

re v

ari

ab

le,

with

hig

he

r p

um

pin

g

rate

s re

cord

ed

in

late

sp

rin

g a

nd

ea

rly

sum

me

r (a

t th

e b

eg

inn

ing

of p

um

pin

g).

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nfo

rtu

na

tely

, th

e f

low

me

ter

ap

pe

ars

to

have

drtf

ted

over

tim

e, p

rovi

ding

non

-rel

iabl

e da

ta.

We

estim

ate

the

pum

ping

rat

es h

ave

pro

ba

bly

rang

ed b

etw

ee

n 6

0 to

80

US

gp

m b

ase

d o

n th

e t

otal

vo

lum

es

re.c

orde

d d

uri

ng

th

e p

um

pin

g p

eri

od

aft

er t

he

me

ter w

as

inst

alle

d,

an

d a

ssu

min

g

tha

t its

ca

libra

tion

wa

s m

ore

acc

ura

te s

ho

rtly

aft

er

be

ing

in

sta

lled

. F

igu

re 6

als

o s

ho

ws

the

re

po

rte

d c

um

ula

tive

pu

mp

ed

vo

lum

es

at t

he

end

of t

he

irlii

gatio

n p

eri

od

.

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E+

O/

10 .

20

30

40

so

60 ~

70

-

80

-

90

-+

-D

epth

to

wa

ter

W~

2 H

isto

rica

l

irri

gati

on

pe'ld (

2015

)

End

of i

rrig

ati

on

/ pe

riod

(20

15)

20

16

Sta

rt o

f 72

H t

est ~ \

End

of

\

~ D

epth

to

wa

ter W

¢¢2

Fa!!

2018

-

--Cu

mu

lativ

e f

!ow

1.6E

+07

1.4E

+07

1.2

E+

07

~

..Q ~

0 V,

1.0E

+07

2.

QJ E

:::, ~

8.0E

+06

~

-~

~ E

6.0E

+06

:::;

u

'. 4.

0E-~

06

2.0E

+0E

O.O

E+O

O

Fig

ure

E.

De

pth

to

wa

t~r

a!1d

cu

rriu

lati

\/e

pu

mp

ed

vo

luri

ies s

mce

20

0~

in

'N

ell

~2

anc!

201

8 ::

,um

pin

g ·

-=st

-:la

t=-

GW

SO

LU

TIO

NS

"'O

.....

c.o

.....

5.5

Wel

l Yie

ld R

atin

g In

BC

, th

e y

ield

of t

he

wel

l is

estim

ated

by

first

ext

rapo

lati_

ng t

he

ob

serv

ed

dra

wdo

wn

durin

g th

e 7

2-h

ou

r pu

mpi

ng t

est

to

10

0 da

ys.

Fig

ure

7 sh

ow

s th

e ex

trap

olat

ed d

raw

do

wn

usi

ng t

his

met

hod,

con

side

ring

an

"idea

l1"

aqui

fer a

nd a

"no

n-id

eal"

aq

uife

r. I

t sho

uld

be

not

ed t

ha

t be

dro

ck w

ells

ofte

n h

ave

no

n-i

de

al b

ehav

iour

, sh

owin

g la

rge

r rat

es o

f wa

ter l

eve

l de

cre

ase

de

pend

ing

on t

he

str

uctu

ral c

ondi

tions

en

cou

nte

red

dur

ing

pu

mp

ing

. F

igur

e 7

sho

ws

the

line

ar e

xtra

pola

tion

of t

he

dr

awdo

wn

(27

m),

con

side

ring

th

e w

ell

is p

umpi

ng c

ontin

uous

ly fo

r 1

00

da

ys a

t the

rat

e o

f 90

US

gpm

, an

d th

e a

qu

ifer i

s "id

eal".

Th

e a

vaila

ble

dra

wd

ow

n in

a b

ed

rock

wel

l is

def

ined

as

the

diff

ere

nce

bet

wee

n th

e lo

we

st s

tatic

wa

ter l

eve

l (us

ually

end

of

sum

me

r) a

nd th

e u

pper

mos

t ma

jor p

rodu

cing

fra

ctur

e.

Ba

sed

on

the

ge

o-c

am

era

insp

ectio

n an

d th

e a

vaila

ble

cons

truc

tion

log

of t

he

wel

l, th

e u

pp

erm

ost

ma

jor

prod

ucin

g fr

act

ure

was

iden

tifie

d a

t a

de

pth

of 9

6 m

. W

ate

r le

vel p

rio

r to

th

e te

st w

as m

easu

red

at 4

4.29

m b

elo

w g

rou

nd

. T

his

wa

ter

leve

l is

cons

ider

ed t

he

low

est

wa

ter l

evel

, al

thou

gh t

he

wa

ter

leve

l wa

s st

ill r

ecov

erin

g be

fore

pum

ping

. T

he r

esul

ting

safe

ava

ilabl

e dr

awdo

wn

(con

side

ring

30

% s

afe

ty fa

cto

r) is

36

.2

m.

Ta

ble

2 p

rese

nts

the

cal

cula

ted

safe

yie

ld a

ccor

ding

to

the

BC

Gu

ide

line

and

con

side

ring

an

"ide

al"

aq

uife

r beh

avio

ur.

Th

e e

stim

ated

max

imum

yie

ld is

12

0.7

US

gpm

. H

owev

er,

the

ma

xim

um

rec

omm

ende

d pu

mpi

ng y

ield

fo

r We

ll #

2 c

ould

n

ot e

xcee

d 90

US

gpm

, as

a w

ell

can

no

t be

rate

d a

t a h

igh

er r

ate

tha

n it

wa

s pu

mpe

d. N

o s

ea

son

al i

mp

act

ha

s be

en

cons

ider

ed a

s w

ate

r lev

el is

alr

ea

dy

be

low

the

nat

ural

low

wa

ter l

evel

. T

he

re w

as

no

obs

erve

d in

terf

ere

nce

fro

m o

ther

ne

arby

wel

ls.

On

Fig

ure

7,

wa

ter l

evel

info

rmat

ion

from

th

e p

umpi

ng p

erio

d in

20

15

wa

s ad

ded

to th

e g

rap

h f

or

com

pari

son

purp

ose.

T

his

ye

ar w

as

chos

en b

ecau

se it

pre

sent

s th

e b

est c

urve

, w

ith l

ess

pum

ping

inte

rrup

tions

. T

he w

ate

r le

vels

we

re

conv

erte

d to

dra

wdo

wn

sinc

e th

e d

ay

the

pum

ping

cyc

le s

tart

ed o

n A

pril

29,

2015

. W

e c

an

se

e o

n th

e g

raph

th

at

aft

er 1

00

da

ys th

e d

raw

dow

n is

abo

ut 5

8 m

. Th

is s

ug

ge

sts

tha

t we

are

in a

non

-ide

al a

qu

ifer s

ituat

ion.

In

201

5, t

he

wa

ter

leve

l sh

ows

a ra

pid

de

clin

e s

ugge

stin

g a

"non

-ide

al"

be

ha

vio

ur o

f the

aqu

ifer.

T

he

pos

ition

of t

he

20

15

pu

mp

ing

cur

ve is

ab

ove

th

e 7

2h p

umpi

ng c

urve

at i

ts b

egin

ning

(be

twee

n 1

00

00

and

20

00

0 m

inut

es);

the

refo

re,

the

flo

w ra

te in

20

15

wa

s ve

ry

1 "I

deal

' wou

ld t

ypic

ally

be

infin

ite, o

f co

nst

an

t thi

ckne

ss,

hom

ogen

eous

, an

d fo

r whi

ch fl

ow

to a

wel

l wou

ld b

e ra

dial

.

"1J

-.

co

I\.)

I ,-

-I

....

..,.

likel

y le

ss th

an 9

0 U

Sgp

m.

Com

pare

d w

ith t

he d

raw

dow

ns o

bser

ved

durin

g th

e s

tep

test

, W

ell #

2 w

as l

ikel

y pu

mpe

d be

twee

n 60

and

80

US

gpm

in 2

015.

"S

tatic

" w

ate

r le

vel p

rio

r th

e p

umpi

ng c

ycle

in 2

01

5 is

abo

ut 2

1 m

be

low

gro

und.

C

onsi

derin

g a

30%

saf

ety

fact

or

(whi

ch in

clud

es th

e un

know

n se

ason

al im

pact

), t

he r

esul

ting

safe

ava

ilabl

e dr

awdo

wn

is

52.9

m.

Tab

le 2

sum

mar

izes

est

imat

ed s

afe

yiel

ds o

,f th

e w

ell u

sing

the

72h

pum

ping

te

st a

s w

ell

as h

isto

rical

dat

a fo

r re

spec

tivel

y a

flow

rat

e o

f 60

and

80 U

Sgp

m.

Sa

fe y

ield

s o

f res

pect

ivel

y 90

, 54

and

72

US

gpm

are

obt

aine

d.

Bas

ed o

n th

e ob

serv

ed s

low

rec

over

y o

f the

fra

ctur

ed b

ed

rock

and

a s

light

dec

reas

ing

tren

d in

the

wa

ter

leve

l in

the

last

10

yea

rs (

Fig

ure

6),

we

have

to ta

ke a

con

serv

ativ

e ap

proa

ch a

nd m

inim

ize

the

ris

k o

f str

essi

ng t

he a

quife

r (s

ee S

ectio

n 2)

. T

here

fore

, w

e re

com

men

d th

e w

ell t

o b

e r

ated

at a

max

imum

yie

ld o

f 54

US

gpm

.

The

Dis

tric

t of l

an

tzvi

lle re

.qui

res

a m

inim

um o

f 340

0 U

da

y o

f· wa

ter

pe

r lo

t (0.

63 U

Sgp

m).

The

refo

re,

Wel

l #2

cou

ld

sust

ain

the

dem

and

for

85 r

esid

entia

l lo

ts.

GW

SO

LU

TIO

NS

-u

......

c.o

c..u

1 10

10

0

Ela

psed

tim

e t

(min

) 10

00

100

days

10

000

1000

00

-----

------

•· 0

' ~ \

I 2

I 4

I_ 6

I

8 ,_

10

12

14

16

18

20

22

2

4

26

. 28

e

30 ~

32

3:

34 .g

36

:r:

38 ~

40

C

42

I· 4..

a. I-

46

I 4

8

I so

I

52

I 5

4

._,-

56

,. 5

8

,-60

I

62

I 6

4

,. 66

c;g

ur~

7.

EY

trap

ota

ted

100

day

s d

raw

do

wr.

fo

r a

pu

mo

ing

rat

e o

f 9

0 U

Sg

pm

1n

We

ll :fi

2 a

nd

h:~

tori

c;;!

ln

for~

atl

o

fr~

m 2

01

.:

GW

SO

LU

TIO

NS

Tabl

12 2

. R

ated

yie

ld f

o,.

y,112

-111

:

Un

it

Key

W

ell#

2.

Wef

l#Z

Wel

l#2

Par

amet

er

(ide

al a

quif

er)

His

toric

al d

ata

H

istor

ical

dat

a

Pum

ping

rat

e U

Sgp

m

90

60

8

0

Dra

wdo

wn

(100

day

s)

m

27

5

8

58

Pro

ject

ed s

peci

fic

cap

acit

y (

100

days

) U

Sgp

m/m

3.

3 1.

0 1.

4

Spe

cifi

c ca

paci

ty

l/s/

m

a 0.

21

0.07

0.

09

Dep

th t

o f

irst

maj

or

wat

er b

eari

ng f

ract

ure

m

bg

b 96

.0

96.0

96

.0

Sou

nder

Pip

e (S

P)

m

C

0.53

0.

53

0.53

"Sta

tic"

wat

er l

evel

m

bTSP

d

44.8

2 21

21

Sea

sona

l im

pac

t m

e

0 0

0

Inte

rfer

ence

from

oth

er w

ells

m

f

0 0

Q

Saf

ety

fact

or (

70%

) g

0.7

0.7

0.7

Ava

ilab

ledr

awdo

wn

m

h =

b+c

-d-e

-f

51.7

1 75

.53

75.5

3

Saf

e av

aila

ble

dra

wdo

wn

m

g=

hx

g

36

,20

52

.87

52

.87

Est

imat

ed s

ust

ain

able

yie

ld

1./s

i=ax

g

7.6

3.5

4.6

Es ti

mat

ed s

ust

a i n

a bl

e y

ield

U

Sgpm

12

0.7

54.7

72

.9

--

--

I

Max

i mum

iq

~ y

teld

-

--

--

USg

pm

---

90

54

72

E

GR

OU

ND

Vv·

AT

=R '

.JUA

LITY

6.1

Con

tinuo

us I

n-si

tu M

onito

ring

of P

hysi

co-c

hem

ical

Par

amet

ers

Ph

ysic

o-c

he

mic

al p

ara

me

ters

incl

ud

ing

te

mp

era

ture

(T

), p

H,

oxi

de

-re

du

ctio

n p

ote

ntia

l (O

RP

), d

isso

lve

d o

xyg

en

(D

O),

sp

eci

fic c

on

du

ctiv

ity a

nd

tot

al d

isso

lve

d s

olid

s (T

DS

) w

ere

mo

nito

red

in-s

itu d

uri

ng

th

e p

um

pin

g t

est.

In

-situ

mo

nito

rin

g

he

lps

ide

ntif

y w

he

the

r p

um

pin

g h

as r

ea

che

d a

bo

un

da

ry (

river

, cr

eek,

lak

e, n

o fl

ow),

or

salt-

wa

ter

intr

usi

on

is o

ccu

rrin

g,

wh

ich

is a

ris

k fo

r w

ells

in c

oa

sta

l a

rea

s a

s w

ell a

s d

ee

p w

ells

. F

igur

e 8

sho

ws

tha

t p

ara

me

ters

re

ma

ine

d s

tab

le d

uri

ng

th

e

test

. C

ha

ng

e in

wa

ter

qu

alit

y w

as

no

t re

cord

ed

.

GW

SO

LU

'TIO

NS

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.....L

c.o

01

co

16

t:: .E

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t-

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cifi

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uct

ivit

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:,

--

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--

14

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12

=

._

M

Te

mp

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!.

, 0

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pH

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. ! 4

,

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Tem

pera

ture

("q

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isso

lve

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xyg

en

(m

g/L

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pH (

units

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Spec

ific:

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duc:

tanc

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uS/c

:m)

TOS

(mg/

L)

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V)

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00

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Fig

ure

8.

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nti

nu

ou

s m

on

ito

rin

g o

f p

hysic

o-c

tie

mic

al

oa

r-a

~e

ters

du

rin

g t

he

72

-h t

est

in

'N

ell

t:2

GW

SO

LU

TIO

NS

-u

~

co

0)

6.2

Che

mic

al A

naly

sis

A w

ate

r sa

mp

le w

as

colle

cte

d a

t th

e e

nd

of t

he p

um

pin

g t

est

an

d s

en

t to

th

e a

ccre

dite

d l

ab

ora

tory

Ma

xxa

m A

na

lyti

cs f

or

Isla

nd

He

alth

Au

tho

rity

po

tab

ility

an

aly

sis.

T

he

ori

gin

al

lab

ora

tory

re

po

rt is

fo

un

d i

n A

pp

en

dix

2.

Ta

ble

3 s

ho

ws

a .s

umm

ary

of k

ey

pa

ram

ete

rs a

nd

ho

w th

e-ir

co

nce

ntr

ati

on

s co

mp

are

to

th

e C

an

ad

ian

Dri

nki

ng

Wa

ter

Qua

lity

Gui

derin

e (C

DW

QG

). lh

e fo

llow

ing

ob

serv

ati

on

s a

re m

ade:

►

To

tal

Bo

ron

co

nce

ntr

atio

n i

s 5.

68 m

g/L

, w

hic

h e

xcee

ds

the

MA

C b

y 14

%.

Th

e e

xce

ed

an

ce w

as

less

th

an

aft

er

the

ste

p t

est

(e

xce

ed

an

ce b

y 3

3%

). D

isso

lve

d b

oro

n c

on

cen

tra

tion

is

4.7

5 m

g/L,

wh

ich

re

pre

sen

ts 8

4%

of t

he

tota

l b

om

n c

on

cen

tra

tion

; th

eref

ore,

the

ma

jori

ty o

f th

e b

oro

n c

on

cen

tra

tio

n i

s un

der

dis

solv

ed

fonn

, th

is is

the

form

th

at

ne

ed

s to

be

re

mo

ved

usi

ng

ad

eq

ua

te t

rea

tme

nt.

·

►

Co

lifo

rm b

acte

ria

and

E.C

oli

are

no

t p

rese

nt

in W

ell

#2.

Pre

vio

us

an

aly

sis

(Se

pte

mb

er

20

18

) ha

d re

po

rte

d t

ota

l co

lifo

rms

an

d E

.Co

li a

bo

ve t

he

Ma

xim

um

Allo

wa

ble

Co

nce

ntr

atio

n (

MA

C).

T

he

ir a

bse

nce

at t

he

pre

sen

t d

ay

pro

ba

bly

re

sults

fro

m t

he

te

mp

ora

ry r

ais

ed

ca

$in

g a

bo

ve g

rou

nd

, th

e w

ell

wa

ter f

lush

ing

du

rin

g t

he

te

st a

nd

/or

the

u

se o

f .a c

lea

n d

isch

arg

e p

ipe

.

►

The

gro

un

dw

ate

r is

Na

-Cl t

ype

wh

ich

is

typ

ica

l o

f de

ep

an

cie

nt

gro

un

dw

ate

r.

►

Wa

ter

is s

oft

(co

nce

ntr

atio

n o

f 40

mg

/L o

f C

aC

o3

) w

hic

h i

s ty

pic

al

of g

rou

nd

wa

ter f

low

ing

th

rou

gh

ig

ne

ou

s ro

cks.

Ta

hie

3.

Su

mm

ary

of

wa

te ..

qu

ality

ari

afy

sis

at

Wel

1 -:;.

;_

Wel

l ID

Sa

mpl

ing

Dat

e P

aram

eter

R

epor

ted

Con

cent

ratio

n U

nit

Lim

it co

ncen

trat

ion

Exce

edan

ce c

ateg

ory

To

tal

Bor

:on

(Br)

5

.68

m

g/L

5

Exc

eed

s M

~C

No

n-C

olif

orm

bac

teri

a 62

C

FU

/l0

0m

l 20

0 In

dic

ato

r to

ol

Dis

solv

ed B

oro

n (

Br)

4.

75

mg

/L

5 -

Wel

l#2

N

ov

19

, 20

18

Tot

al (

Dis

solv

ed)

So

diu

m

15

5 (

118)

m

g/L

2

00

(A

O)

-D

isso

lved

Chl

orid

e 15

0 m

g/L

2

50

(A

O)

-T

otal

Dis

solv

ed S

olid

s 44

2 m

g/l

5

00

(A

O)

-

GW

SO

LU

flO

NS

-0

--L

c.o

--.J

6.3

GA

RP

Ass

essm

ent

We

ll #

2 is

pre

sen

tly r

ate

d "

At R

isk

of C

onta

inin

g P

atho

gens

" b

ase

d o

n th

e G

uid

an

ce D

ocu

me

nt f

or

Gro

un

dw

ate

r A

t R

isk

of

Co

nta

inin

g P

ath

og

en

s (V

ers

ion

3 -

Se

pte

mb

er

20

17

).

Th

is is

ma

inly

du

e to

th

e f

act

tha

t th

e w

ell

he

ad

is n

ot

bu

ilt in

co

mp

lian

ce w

ith t

he

cu

rre

nt

Gro

un

dw

ate

r P

rote

ctio

n R

eg

ula

tion

. In

pa

rtic

ula

r, t

he

we

ll is

in a

pit

with

po

nd

ing

wa

ter,

th

ere

is

lik

ely

no

su

rfa

ce s

eal,

an

d w

ate

r is

lea

kin

g a

t th

e b

ase

of t

he

ca

sin

g.

Th

is s

ho

uld

be

so

lve

d w

he

n t

he

pro

du

ctio

n w

ell

is

dri

lled

in a

cco

rda

nce

with

th

e G

rou

nd

wa

ter

Pro

tect

ion

Re

gu

latio

n.

Th

e G

AR

P a

sse

ssm

en

t ta

ble

fo

r W

ell

#2

is s

ho

wn

in

Ap

pe

nd

ix 3

.

Th

e le

vel o

f hyd

rau

lic c

on

ne

ctio

n b

etw

ee

n s

urf

ace

wa

ter

an

d g

rou

nd

wa

ter

ha

s to

be

est

ima

ted

in o

rde

r to

ass

ess

:

-T

he

ris

k o

f co

nta

min

atio

n o

f gro

un

dw

ate

r b

y p1 a

tho

ge

ns

sho

uld

it b

e in

clo

se c

on

ne

ctio

n w

ith s

urf

ace

wa

ter

(in

clu

de

d in

th

e G

AR

P a

na

lysi

s p

rese

nte

d a

bo

ve);

-T

he

ris

k o

f ne

ga

tive

ly im

pa

ctin

g w

ate

r le

vels

in s

tre

am

s, l

ake

s, w

etl

an

ds

or

spri

ng

s w

hile

pu

mp

ing

th

e w

ell

{Wa

ter

Su

sta

ina

bili

ty A

ct).

In

ou

r ca

se,

Kn

ars

ton

Cre

ek

wo

uld

be

a s

tre

am

po

ten

tia

lly a

t ri

sk o

f be

ing

im

pa

cte

d.

Th

e h

ydra

ulic

co

nn

ect

ion

be

twe

en

gro

un

dw

ate

r n

ea

r th

e w

ell

an

d s

urf

ace

wa

ter

is e

stim

ate

d a

s u

nlik

ely

ba

sed

on

cu

rre

nt

ava

ilab

le in

form

atio

n, fo

r th

e fo

llow

ing

reas

ons:

-T

he

pu

mp

ing

te

st d

id n

ot

reve

al

the

pre

sen

ce o

f a r

ech

arg

e b

ou

nd

ary

clo

se t

o t

he

wel

l;

-ln

-sffu

ph

ysic

o-c

he

mic

al p

ara

me

ters

did

no

t sh

ow

sig

ns

of a

dif

fere

nt

typ

e o

f wa

ter

(su

rfa

ce w

ate

r) e

nte

rin

g t

he

w

ell

(no

ch

an

ge

in w

ate

r q

ua

lity)

.

-T

he

wa

ter

leve

l in

the

dis

cha

rge

po

nd

ne

ar t

he

pu

mp

ho

use

did

not

de

cre

ase

as

a re

sult

of t

he

72

h p

um

pin

g t

est

(F

igu

re 9

) as

sho

wn

by

the

1.5

m w

ate

r le

vel ris

e.

-T

he

re is

a g

ran

ula

r la

yer

sep

ara

ting

th

e b

ed

rock

from

Kn

ars

ton

Cre

ek.

Th

is g

ran

ula

r la

yer

ge

ts t

hin

ne

r a

s w

e

mo

ve to

wa

rds

the

low

lan

ds,

bu

t a

lso

co

nta

ins

mo

re c

lay,

acc

ord

ing

to

we

ll lo

gs.

In

de

ed

, th

e th

ickn

ess

of t

he

o

verl

yin

g o

verb

urd

en

is

22

m a

t W

ell

#2

, a

bo

ut

1 O m

ne

ar

Re

dW

an

d 3

m n

ea

r W

ell

#1.

GW

SO

LU

TIO

NS

-a

--1

,.

(0

co

1.8

~ 1.

6 t1

0 .Q

<11

1.

4 >

0 ..0

It!

1.

2 -

t'.!

2:! (!J

1 .§

. ~

0.8

0 a.

.!: 0

.6

aj l

o.4

... QJ ~

0.2

~

0 0 0 0 0 >

0 z J;,

.....

Sta

rt o

f

0 0

9.

0 ~

..:.i

0 .....

>

>

0

0 z

z JJ

JJ

.....

....

__ .._ _

_ -

···•

•4•

--,.,

_

0 0

0 0

0 0

0 9.

'?

. 0

0 0

co 0

IO

..:.i

co 0

.-4

0

0 ....

-t

0 >

>

>

>

>

>

0

0 0

0 0

0 z

z z

z z

z J,

r!.

r!.

r!.

r!.

~

.....

.... ....

.....

.....

-0 0 \I

) 0 >

0 z co ....

Rea

ch o

f ov

erflo

w

0 0

0 0

<;!

0 ..:.

i co

0

.... ....

0 >

>

>

0

0 0

z z

z 00

co

en ....

.... r-

t

End

of

pu

mp

ing

Va

lve

-~-

... --~

.. ... ,

.. -.,--

---;

0 0

0 0

0 0

9.

9.

9.

0 0

9.

\0

:: co

g

\I)

"' 0

.-4

0

.... >

>

>

>

>

>

0

0 0

0 0

0 :z

z

z z

z 2

:

~ ~

di

6 6

6 .....

N

N

N

0 0

0 '?

. co

0 .....

0

>

>

0 0

z :;;;

:_

~ rl

N

Fig

urie

9.

Evo

luti

or.

of

~.-~

ter

lev~

I in

th

s d

i~ch

a:g

e o

on

ci d

uri

ng

ti"

e 7

2-h

pu

mp

1n

g t

est

GW

SO

LU

TIO

NS

,U

UU

WU

f I,

PII

JCC

IIII

I 41

0

Clt

!UT

U1

U

"'O

....

I,

co

co

.S C

ON

CL

US

ION

S f

a.N

D P

~EC

C1 M

~,11E

ND

.~T

!ON

S

Bas

ed o

n th

e re

view

ed i

nfor

mat

ion

and

wo

rk c

ompl

eted

, G

W S

olut

ions

dra

ws

the

follo

win

g co

nclu

sion

s:

1.

A 7

2-h

test

has

bee

n co

mpl

eted

to

me

et t

he

reg

ulat

ory

requ

irem

ents

fo

r te

stin

g an

d ra

ting

of a

bed

rock

wel

l. T

his

72-h

test

, al

ong

with

his

tori

cal w

ate

r le

vel d

ata

col

lect

ed o

ver

the

last

10

year

s, i

ndic

ates

th

at t

he a

quife

r be

havi

or is

"n

on-id

eal"

, in

oth

er w

ords

, th

e ra

te a

t whi

ch t

he

wa

ter

leve

l dro

ps

incr

ease

s bo

th w

ith t

ime

and

with

inc

reas

ed

draw

dow

n.

2.

Con

side

ring

the

inco

mpl

ete

reco

very

of t

he

wa

ter

leve

l an

d th

e g

radu

al d

ecr

ea

se o

f wa

ter

leve

l ove

r th

e la

st 1

0 ye

ars,

we

con

serv

ativ

ely

est

ima

te th

e sa

fe y

ield

at 5

4 U

Sgp

m.

Th

is y

ield

cou

ld b

e in

crea

sed

once

mor

e re

.liab

le

data

on

the

volu

me

pum

ped

ove

r o

ne

su

mm

er

and

the.

resu

lting

dro

p in

wa

ter

leve

l is

colle

cted

.

3.

Dra

wdo

wn

is e

xpec

ted

to s

prea

d o

ver

mo

re th

an 5

00 m

aro

und

Wel

l #2.

4.

Wa

ter

qual

ity r

esul

ts in

dica

te t

hat t

otal

bor

on c

once

ntra

tion

slig

htly

exc

eeds

th

e C

anad

ian

Drin

king

Wa

ter

Qua

lity

Gui

delin

e. A

wa

ter

trea

tmen

t sys

tem

will

ha

ve to

be

built

to t

rea

t bor

on.

5.

Wel

l #2

is p

rese

ntly

rat

ed "

At R

isk

of C

onta

inin

g P

atho

gens

" m

ostly

du

e to

the

fa

ct th

at t

he

wel

l he

ad i

s n

ot b

uilt

in

com

plia

nce

with

the

cur

rent

Gro

un

dw

ate

r P

rote

ctio

n R

egul

atio

n.

Thi

s co

uld

be

sol

ved

by

impr

ovin

g th

e w

ellh

ead

in

acco

rdan

ce w

ith t

he G

rou

nd

wa

ter

Pro

tect

ion

Reg

ulat

ion

(e.g

. re

mov

e th

e p

it, r

aise

the

wel

lhea

d an

d se

cure

cap

).

6.

Hyd

raul

ic c

onne

ctio

n w

ith s

urf

ace

wa

ter

(i.e.

Kna

rsto

n C

reek

) ha

s n

ot b

een

obse

rved

bas

ed o

n cu

rren

tly a

vaila

ble

info

rmat

ion.

We

rec

omm

end

to:

1.

Inst

all a

flo

wm

ete

r in

Wel

l #2

so t

ha

t bot

h in

stan

tane

ous

as w

ell

as c

umul

ativ

e flo

ws

can

be

rec

orde

d a

ver t

he

nex

t pu

mpi

ng s

easo

n (2

019)

. M

anua

l me

asu

rem

en

t of t

he f

low

rat

e sh

ould

be

carr

ied

ou

t fo

r ca

libra

tion

purp

oses

.

2.

Mon

itor

both

wa

ter

leve

l and

flo

w d

urin

g th

e n

ext i

rrig

atio

n pe

riod

(20

19).

T

he

mo

re r

elia

ble

data

def

inin

g th

e fl

ow

ra

te a

nd c

umul

ated

dis

char

ge c

ould

the

n be

use

d to

rec

alcu

late

th

e p

ropo

sed

safe

yie

ld (

usin

g th

e ca

lcul

atio

n pr

esen

ted

in T

able

2).

Rel

ying

on

acc

ura

te p

umpe

d vo

lum

es a

nd d

raw

dow

ns,

this

sa

fe y

ield

wou

ld b

e d

efe

nd

ab

le

to r

ate

this

wa

ter

sour

ce.

Thi

s in

form

atio

n co

uld

be

pro

vide

d to

reg

ulat

ors

wh

en

an

appl

icat

ion

for

a g

rou

nd

wa

ter

licen

ce is

sub

mitt

ed.

GW

SO

LU

TIO

NS

"1J

I\)

0 0

3.

Bor

ing

the

wel

l to

incr

ease

its

dia

me

ter

(to

an 8

-inc

h o

r 10

-inc

h pr

oduc

tion

we

ll} a

nd

com

plet

ing

the

we

ll ac

cord

ing

to th

e s

tand

ards

of t

he G

rou

nd

wa

ter

Pro

tect

ion

Reg

ulat

ion.

4.

Co

nsi

de

r a la

nd d

eve

lop

me

nt i

n ph

ases

. T

his

wou

ld a

llow

to m

on

itor t

he

ope

ratio

n o

f th

e w

ell a

nd t

he

be

ha

vio

r of

the

aq

uife

r ove

r lon

g pe

riod

s o

f tim

e a

nd p

reve

nt c

omm

ittin

g to

a w

ate

r su

pp

ly th

at w

ould

jeo

pa

rdiz

e th

e r

elia

bilit

y o

f th

e a

quife

r. T

he

Dis

tric

t of L

antz

ville

req

uire

s a

min

imu

m o

f 34

00

Ud

ay

of w

ate

r p

er l

ot (

0.63

US

gp

m}.

The

refo

re,

We

ll #

2 c

ould

sus

tain

th

e d

eman

d fo

r 85

res

iden

tial l

ots.

Loc

atio

ns fo

r ad

ditio

nal w

ate

r su

pp

ly w

ells

that

cou

ld b

e

expl

ored

are

the

so

uth

ea

st a

nd s

ou

thw

est

com

ers

of t

he

pro

pert

y, o

r th

e o

the

r op

tion

wou

ld b

e to

dri

ll R

ed

W

deep

er.

7J

I\)

0 ....

I.

ST

UD

Y L

IMIT

AT

IDN

S

Thi

s d

ocu

me

nt w

as

prep

ared

fo

r th

e e

xclu

sive

use

of W

inch

els

ea

Vie

w G

olf

Co

urs

e L

td.

an

d it

s a

ge

nts

. T

he

infe

ren

ces

conc

erni

ng t

he

dat

a, s

ite a

nd r

ece

ivin

g e

nvi

ron

me

nt

con

diti

on

s co

nta

ine

d in

th

is d

ocu

me

nt a

re b

ased

on

info

rma

tion

ob

tain

ed d

urin

g in

vest

iga

tion

s co

nd

uct

ed

at

the

site

by

GW

So

lutio

ns

and

oth

ers

an

d a

re b

ase

d s

ole

ly o

n t

he

co

nd

itio

n o

f th

e si

te a

t the

tim

e o

f the

site

stu

die

s.

Soi

l, su

rfa

ce w

ate

r a

nd

gro

un

dw

ate

r co

nd

itio

ns

ma

y va

ry w

ith l

oca

tion

, d

ep

th,

time,

sa

mp

ling

me

tho

do

log

y, a

na

lytic

al t

ech

niq

ue

s an

d o

the

r fa

cto

rs.

In e

valu

atin

g t

he

su

bje

ct s

tud

y a

rea

an

d w

ate

r q

ua

lity

data

, G

W S

olu

tion

s h

as

relie

d in

go

od

faith

on

info

rma

tion

pro

vid

ed

. T

he

fac

tual

dat

a, i

nte

rpre

tatio

ns

an

d r

eco

mm

en

da

tion

s p

ert

ain

to

a sp

ect

tic p

roje

ct a

s d

esc

rib

ed

in t

his

do

cum

en

t, b

ase

d

on t

he

info

rma

tion

obt

aine

d d

uri

ng

th

e a

sse

ssm

en

t by

GW

So

lutio

ns

on t

he

da

tes

cite

d in

th

e d

ocu

me

nt,

an

d a

re n

ot

ap

plic

ab

le t

o a

ny

oth

er

pro

ject

or

site

lo

catio

n.

GW

So

lutio

ns

a.cc

epts

no

re

spo

nsi

bili

ty f

or

an

y d

efic

ien

cy o

r in

acc

ura

cy

con

tain

ed

in t

his

do

cum

en

t as

a re

sult

of r

elia

nce

on

the

afo

rem

en

tion

ed

in

form

atio

n.

Th

e fi

nd

ing

s a

nd

co

ncl

usi

on

s d

ocu

me

nte

d in

th

is d

ocu

me

nt h

ave

bee

n p

rep

are

d f

or

the

sp

eci

fic a

pp

lica

tion

to

th

is p

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&,~ Groundwater Wells and Aquifers

Well Summary Well Tag Number! 96752

Well ldentlflcallon Plate Number:

Owner Name; WINCHELSEA VIEW GOLF COURSE

Lice need Status: UN LICENSED

Location Information

Well Status: ALTERATION

Well Cla5s: Water Supply

Well Subclass: Non Domestic

Intended Water Use; lrrlgaUon

Observation Well Number:

Observation Well Status:

Environmental Monitoring system (EMS) ID:

Aquifer Number:

Alternative specs submitted (If required): No

Street Address:

Town/City: / Legal Description:

lot

Plan

District Lot

Block

Section

TownshJp

Range

Land District

93

33NANOOSE

Property ldentlficallon Description (PIO) 9421033

Description of Well Locallon: WEU. 12

DCGS Mapsheet Number:092F030144

Well Activity

Construction Date CYYYY·MM-DD)

1994-07-()4

Well Completion Data

Alteration Date (YYYY-MM-0D)

1995-12-20

~ I Powered by £1d I, Government of British Columble, Dat ...

Geographic Coordinates• North American Datum of \903 (NAO 83)

Latitude: 49.241686

UTM Northtng: 5454907

Zone: 10

Decommission Date (YYYY·MM-0D)

Longltude:-1M.10130S

UTM Eastlng:419839

location Accuracy Code; A

Dllllln1J Company

Kallcum Drllllng

Total Depth DrHled: 670feel

670feel

16lnches

Static Water Level (BTOC): 42foet WellCap: WELDED LID

No

AIILROTARY

vertical

Rnlshed Well Depth:

Final Casing Stick Up:

Depth to Bedrock:

Ground Elevation:

Elevation Determined Oy;

Estimated Well Yield:

Artesian Flow;

Aneslan Pressure:

6S USGPM Well Dlsinfeaed:

Dfillin9 Method:

Orleniatlon of Well:

LDOln

l

P205

Lithology

; fRlffl (feel) : To (feet) i Uthot~y ~·oe~ ·i Oe.sa2ptlon l Material Description. Relatfy~ H~ess'!eoio~,-=-w.~arl~ ; Obser11tlons : • i Estimated Flow ·

.o

:1a )460

'460 ..... !4a5

0

498 648

: 'IOPSOU. ffl. ·· ··· : coarse ;GRAVEL

. i SANDWITH . ... ... : coarse. . .. ·, :GRAVEL

'BASAlTwmt : QUARl'Z LENSES

wab!r: ·· ··· · ;s·and ibearlng

•. ·••ri'"=1wa11

648 .. ··:ss···· ·:MEDIUMFAULT

655 650 .basalt

660 ; 670 ; LARGE FAULT

Casing Details . From (feet)

0

79

. . '.i-oifieo ··•···:19'

; DlameterClnchasJ . ••\•

6

; Casing Malelfal

!Steel

Surface Seal and Backfill Detalls SUrfDa: Sell .Matedot Bnckftll MaterCal Above Surface Seal: Suff.ce Seal Installation Mettlod: SUrface Seatl'bldmess: SUmm Seal Length:

Liner DetaUs No l?ner Information ava11ablt.

Screen Details

lntllke Method:

~ Materlal: Openfng:

Bottom:

Well Development Developed~ Alrl!J"tfng

WeHYleld Est(matfon Melhod:

Well Decommissioning Reason fer Deccmmlnlon: Method cf Decommission: Decommission OetaU1:

Comments

Backfill Deplht

No screen assembly klformatlon aw!Jable.

Duelcpment Total Duration:

Estrmatlan Rate:

Sealant Mater111!: BndfillMatedel;

. ~ . ! . .. # • • • .. •

grey

: H20 AT22f18GPM,315' 57 GPM

.. . . . ... . . . ........... . : SMAil.FAULT, SOMEINOlEASEIN FlOWNOJtCED,

.............. :

I

; ... : LARGE INCREASE IN FLOWNOllCED. MULTCONTINUJNG'IODAWIN& UNABLET0PENETRATEFUR1HER.

: Wall lhk:knass (inches)

:0,188

I .... •. • ·••• • ..

1Drtve5hoe

'Yes

No

Estimation Duration:

MEASUREMENTS FROM 10P OF CASING.SAUNn'Y .11.CONDUCflYllY 362.Pm.ess UNITWELDED, NEW. SHOE WELDED. RECOMMENDED PUMP TYPE SUB. Rl!COMMENOEO PUMPING RATE 65 USGPM. WELL ORIGINALLY DRILLED 19P4-07-D4.

Dlsclaimer The lnformntlon provided shaufd not be used as a basls for making flftandal or anyotherccmmltm11:n11. lheGowmmentofBrltisheolumbla accepts no llabmtyfor the il(Q.lracy, avallabDlty, suttablll1', rellabtilt~ usabtl~ comptetEnes.s ordrne11ne55aftlte data or graphtcaldeplctfons rendered ftom the data.

P206

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. W

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RE

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S

Attention: SANDRA RICHARD GW SOLUTIONS UNIT 201- 5180 DUBLIN WAY NANAIMO, BC CANADA V9T OH2

MAXXAM JOB #: B8A1474 Received: 2018fll/19, 15:28

Sample Matrix: Water II Samples Received: 1

Analyses

Alkalinity - Water

Non-coliform (Background) count in Water (1)

Chloride by Automated Colourimetry

True Colour (Single Wavelength) (1)

Conductance - water

Fluoride

Iron Bacteria (1)

Sulphide (as H2S) Ca.lculatlon - total

Hardness Tota.I (calculated as CaC03) (3)

Hardness (calculated as CaC03)

Mercury (Dissolved) by CVAF

Mercury (Total) by CVAF

Heterntropic Plate Count Water Mem. Flit (1)

Na, K, Ca, Mg, S by CRC ICPMS (dlss.)

Elements by CRC ICPMS (dissolved)

Na, K, Ca, Mg, S by CRC ICPMS (total)

Elements by CRC ICPMS (tota I)

Nitrogen (Total)

Ammonla-N (Preserved)

Nitrate+ Nitrite. (N)

Nitrite. (N) by CF A

Nitrogen - Nitrate (as N}

Nltrog.en (Tot. Organic) Calculatlon

Filter and HN03 Preserve for Metals

pH Water {4)

Sat. pH and Langelier Index(@ 4.4C)

Sat. pH and Langeller Index(@ 60()

Sulphate by Automated Colourlmetry

Sulphate Reducing Bacteria (1)

Sulphide -total

Your Project U: 18-35/WINCHELSEA VIEW GOLF Site#: 2 Your C.O.C. II: 570703-01-01

CERTIFICATE OF ANALYSIS

Date Date Quantity Extracted Analyzed Laboratory Method

1 N/A 2018/11/21 BBV6SOP-00026

1 N/A 2018/11/20 VIC SOP-00122

1 N/A 2018/11/23 BBYGSOP-00011

1 N/A 2018/11/22 VIC SOP-00010

1 N/A 2018/11/21 BBY6SOP-00026

1 N/A 2018/11/24 BBYGSOP-00048

1 N/A 2018/11/20 VIC SOP-00114

1 N/A 2018/11/26 BBY Wl-00033

1 N/A 2018/11/23 BBV Wl-00033

1 N/A 2018/11/23 BBY Wl-00033

1 N/A 2018/11/23 BBY7SOP-00015

1 2018/11/22 2018/11/22 BBY7SOP-00015

1 N/A 2018/11/20 BBV4 SOP-00003

1 N/A 2018/11/23 BBY Wl-00033

1 N/A 2018/11/22 BBV7SOP-00002

1 N/A 2018/11/23 BBV Wl-00033

1 N/A 2018/11/22 BBY7SOP-00003,

1 N/A 2018/11/23 BBY6SOP-00016

1 N/A 2018/11/22 BBY6SOP-00009

1 N/A 2018/11/22 BB V6S0 P-00010

1 N/A 2018/11/22 BBY6SOP-00010

1 N/A 2018/11/22 BBV Wl-00033

1 N/A 2018/11/26 BBY Wl-00033

1 N/A 2018/11/20 BBY7 Wl-00004

1 N/A 2018/11/21 8BY6SOP-00026

1 N/A 2018/11/23 BBY Wl-00033

1 N/A 2018/11/23 BBY Wl-00033

1 N/A 2018/11/23 BBVGSOP-'00017

1 N/A 2018/11/20 VIC SOP-00114

1 N/A 2018/11/23 BBYGSOP-00006

Page 1 of 18

Report Date: 2018/12/04 Report#: R2659732

Version: 1 - Final

Analytical Method

SM 22 2320 B m

Based on SM-9222

SM 22 4500-CI- E m

SM23 2120Cm

SM 22 2510 B m

SM 22 4500-F C m

SM23 9240B m

Auto Cale

Auto Cale

Auto Cale

BCMOE BCLM Oct2013 m

BCMOE BCLM Oct2013 m

SM239215 m

Auto Cale

EPA 6020b R2 m

Auto Cale

EPA 6020b R2 m

SM 22 4500-N C m

EPA350.1 m

SM 23 4SOO-N03- I m

SM 22 4500-N03- I m

Auto Cale

Auto Cale

BCMOE Reqs 08/14

SM 22 4500-H+ B m

Auto Cale

Auto Cale

SM 22 4SOO-S042- Em

SM23 9240C m

SM 23 4SOO-S2- D m

M-m AnalyUn lnt .. rnatlonal Carpofatlcm a/a Ma11X1m Anal'(ll,s Burnaby: 460& C..n~da WWi VSG 11CS Telepliona(604) 734-7276 Fax1604) 731-2386

P208

~· i. A Bureau Veritas Group Company . .,,,

Your Project ti: 18-35/WINCHELSEA VIEW GOLF Sltetl: 2

Attentipnj SANDRA RICHARD GW SOLUTIONS UNIT 201-5180 DUBLIN WAY NANAIMO, BC CANADA V9T OH2

MAXXAM JOB tti B8A1474 Received: 2018/11/19, 15:28

Sample Matrix: Water # Samples Received: 1

Analyses

Total Dissolved Solids (Fllt. Residue) (1)

Total Coliform & E.Coli by MF-Chromocult (1)

Carbon (Total Organic) (2, 5)

Total Suspended Solids ('l}

Turbidity

Remarksi

Your C.O.C. ti: 570703-01-01

CERTIFICATE OF ANALYSIS

Date Date Quantity Extracted Analyzed Laboratory Method

1 N/A 2018/11/20 VIC SOP-00008

1 N/A 2018/11/20 VIC SOP 00112

1 N/A 2.018/1.1/23 CAL SOP-00077

1 N/A 2018/11/22 VIC SOP-00009

l N/A 2018/11/21 BBYGSOP-00027

Repon Date: 2018/12/04 Report II: R2659732

Version: 1 • Final

Analytical Method

SM23 2540Cm

SM23 9222J

MMCW 119 1996 m

SM23 2540 D E m

SM 22 2130 B m

Maxxam Analytics' laboratories are accredited to 1S0/IEC 17025:2005 for s,pecific parameters on scopes- of accreditation. Unless otherwise noted, procedures used by Maxxam are based upon recognized Provincial, Federal or US method compendia such as CCME, MDDELCC, EPA, APHA.

All work recorded herein has been done In accordance with procedures and practices ordinarily exercised by professionals In MaxJ<am's profession using accepted testing methodologies, quality assurance and quality control procedures (except where otherwise agreed by the client and Maxxam in writing}. All data is in statistical control and has met quality control and method performance criteria unless otherwise noted. All method blanks are reported; unless indicated otherwise, associated sample data are not blank corrected. Where applicable, unless otherwise note.d, Measurement Uncertainty has not been

acwunted for when stating conformity to the referenced standard.

Maxxam Analytics' liability Is limited to the actual cost of the requested analyses, unless otherwise agreed In writing. There is no other warranty expressed or Implied. Maxxam has been retained to provide analysis of samples provided by· t~e Client using the testing methodology referenced in this report. Interpretation and use of test results are the sole responsibility of the Client and are not w.ithin the scope. of services provided by Maxxam, unless otherwise agreed In writing. Maxxam is not responsible for the accuracy or any data impacts, that result from the Information provided by the customer or their agent.

Solid sample results, except biota, are based on dry weight unless otherwise Indicated. Organic analyses are not recovery corrected except for isotope dilution methods. Results relate to samples tested. When sampling is not conducted by Maxxam, results relate to the supplled samples tested. This Certificate shall not be reproduced except in full, without the written approval of the laboratory.

Reference Method suffiK "m- indicates test methods Incorporate validated modifications from specific reference methods to Improve performance.

• RP Ds calculated using raw data. The rounding of flnal results may result in the apparent difference.

(1) This test was performed by Maxxam Victoria (2) This test was performed by Ma,ocam Calgary Environmental (3) "Total Hardness" was calculated from Total Ca and Mg concentrations and may be biased high (Hardness, or Dissolved Hardness, calculated from Dissolved ca and Mg, should be used for compliance If available). {4) The BC-MOE and APHA Standard Method require pH to be analysed within 15 minutes of sampling and therefore field analysis is required for compliance. All Laboratory pH analyses in this report are reported past the BC-MOE/ APHA Standard Method holding time. (5) TOC present in the sample should be considered as non-purgeable TOC.

Page 2of 18

Mauom Anat~lc1 lnternallon ■ I Corporllllon 0/n Maaam An1lvtlcs Burnaby: 4606 Cenada Wtkt VSG 11(5 Telephone{604 I 734-7276 Fa.{604) 731·2386

P209

l\/la x1a rn A Bureau Vcril.is Group Company . .,

Attention; SANDRA RJCHARD GW SOLUTIONS UNIT 201- 5180 DUBLIN WAY NANAIMO,BC CANADA V9T OH2

Your Project II: 18-35/WINCHEL'iEA VIEW GOLF

Sltett: 2

Your C.O.C. II: 570703-01-01

Report Date: 2Dl8/12/04 Report#: R2659732

Version: 1-Final

CERTIFICATE OF ANALYSIS MAXXAM JOB #i B8At474 Ree11lved: 2018/11/19, 15:28

Encryption Key

Haxxam

04 Dec 2'018 12, :J:2 tOS

Please direct all questions regarding this Certificate of Analysis to your Project Manager. Debbie Nordbruget, Project Manager Email: [email protected] Phoneil (250)385-6112

This report has been generated and distributed using a secure automated pr= Max~am has procedures In place to guard against Improper use of the elettronlc signature and have the required "signatories", as per section 5.10.2 of ISO/lEC 17O2S:200S(E}, signing the reports. For Service Group specific validation please refer to the Va6datlon Signature Page.

Total Cover Pages : 3 Page 3of 18

M-.Mm Anali,tlc, fnte:rnatlonal Corpc,•ltan o/tJ Ma,cc.a,n AnaJrt,la 8ufnaby:4GD&Canada Wf!lf VSG llCS Tnlephonelrbl) 734-127(, hx(G04)731-'23B~

P210

i'ia A Bureau Verllas Group Company 0,,.,

Ma><xam Job #l: B8A1474 Report Date: 2018/12/04

GW SOLUTIONS

Client Project It: 18-35/WINCHELSEA VIEW GOLF

Sampler Initials: SR

RESULTS OF CHEMICAL ANALYSES OF WATER

Maxxam ID UU5428

Sampling Date 2018/11/19

09:30

COC Number 570703-01-01

UNITS MAC AO OG WELL #2 RDL QC Batch

ANIONS

Nitrite (N) mg/l 1 - - <0.0050 0.0050 9238724

Calculated Parameters

Filter and HN03 Preservation N/A - - - FIELD ONSITE

Dlssolved Hardness (CaC03) mg/L - - - 34.9 0.50 9233369

!Total Hardness (CaC03) mg/L - - - 39.9 0.50 9233365

Nitrate (N) mg/L 10 - - 0.094 0.020 9233384

!Total Organic Nitrogen (N) mg/L - - - <0,020 0.020 9234797

Misc. lnorganlcs

Fluoride (F) mg/L 1.5 - - 0.370 0.020 9240974,

Alkallnlty (Total as CaC03) mg/l - - - 111 1.0 9238709

!Total Organic Carbon (C) mg/l - - - <0.50 0.50 9238280

Alkallnity (PP as CaC03) mg/L - - - 32.6 1.0 9238709

Bicarbonate (HC03) mg/l - - - 55.4 1.0 9238709

Carbonate (C03) mg/L - - 39.1 1.0 9238709

Hydroxide (OH) mg/L - - - <1.0 1.0 9238709

Total Suspended Solids mg/L - - - <2 2 9238164

Antons

Dissolved Sulphate (S04) mg/L - 500 - 32.8 1.0 9242265

Dissolved Chloride (Cl) mg/L - 250 - 150 1.0 9242257

MISCELLANEOUS

'True Colour Col. Unit - 1S - <S 5 9238720

Nutrients

!Total Ammonia (N) mg/L - - - 0.15 0.020 9238732

Nitrate plus Nitrite (N) mg/L - - - 0.094 0.020 9238723

Total Nitrogen (N) mg/l - - - 0.260 0.020 9239623

Physical Properties

Conductivity us/cm - - - 786 2.0 9238707

pH pH - - 7.0:10.5 9.32 9238705

Physical Properties

iTotal Dissolved Solids mg/L - 500 - 442 20 9233638

Turbidity NTU see remark see remark see remark 0.19 0.10 9237278

I I No Exceedance ..... Exceeds 1 criteria policy /level

Exceeds both criteria/levels

= Reportable Detection limit

Page 4 of 18

Muam ArYlytic.1 lntern1llon1I Ccrpcullon o/a Maxxam Analytics 9urntby; 4606 can&dm Way VSG 1KS Telephorn:(604) 734-7276 Fax/604)731-23!6

P211

lVI a,/i.a m A Bureau Vcritas Group Company . ,,

Maxxam Job II: B8A1474 Report Date: 2018/12/04

Maxxam ID

sampllng Date

COCNumber

Elements

GW SOLUTIONS Cllent Project II: 18-35/WINCHELSEA VIEW GOLF Sampler Initials: SR

MERCURY BV COLD VAPOR (WATER)

UU5428

2018/11/19 09:30

570703-01-01

UNITS MAC WELL #2 RDL QC Batch

Dissolved Mercury (Hg) ug/L 1 <0.0020 0.0020 9239322

Total Mercury (Hg) ug/L 1

No Exceedance

Exceeds 1 criteria policy/level


Pages of 18

0.0040 0.0020 9237914

MM.1'alm Anal\l'llN lhterNllot1al Corporttbn 0/1 M110U1mAnalytlcs Bumllby:4i06 Cenad11 Way VSG U:.S T11lt1phcne(604) 7344 7276 fP(604)731~1l86

P212

/ia A Bureau Verilas Group Company .,

Maxxam Job II: B8A1474 Report Date: 2018/12/04

GW SOLUTIONS Client Project #I: 18-35/WlNCHELSEA VIEW GOLF Sampler Initials: SR

ELEMENTS BV ATOMIC SPECTROSCOPY (WATER)

Maxxam ID UUS428


09:30

COCNumber 570703-01,-01

UNITS MAC AO OG WELl#2 RDL QC Batch

Dissolved Metals by ICPMS

Dissolved Aluminum {Al) ug/l - - 100 4.5 3.0 9237662

Dissolved Antimony (Sb) ug/L 6 - - <0.50 0.50 9237662

Dissolved Arsenic (As) ug/l 10 - - 1.71 0.10 9237662

Dissolved Barium (Ba) ug/l 1000 - - <1.0 1.0 9237662

Dlssolved Beryllium (Be) ug/l - - - <0.10 0.10 9237662

Dissolved Bismuth (Bl) ug/l - - - <1.0 1.0 9237662

Dissolved Boron (B) ug/l 5000 - - 4750 50 9237662

Dissolved Cadmium (Cd) ug/L 5 - - <0.010 0.010 9237662

Dissolved Chromium (Cr) ug/l 50 - - <1.0 1.0 9237662

Dissolved Cobalt (Co) ug/L - - - <0.20 0.20 9237662

Dissolved Copper (Cu) ug/L - 1000 - <0.20 0.20 9237662

Dissolved Iron (Fe) ug/L - 300 - <5.0 5.0 9237662

Dissolved Lead (Pb) ug/L 1:0 - - <0.20 0.20 9237662

Dissolved lithium (LI) ug/l - - - 36.3 2.0 9237662

Dlssolved Manganese {Mn) ug/L - 50 - 1.4 1.0 9237662

Dlssolved Molybdenum (Mo) ug/L - - - 1.8 1.0 9237662

Dlssolved Nickel (NI) ug/l - - - <1.0 1.0 9237662

Dissolved Selenium (Se) ug/l 50 - - <0.10 0.10 9237662 Dissolved SIiicon (SI) ug/L - - - 22400 100 9237662

Dissolved Sliver (Ag) ug/L - - - <0.020 0.020 9237662

Dissolved Strontium (Sr) ug/l - - - 108 1.0 9237662

Dissolved Thallium (Tl) ug/l - - - <0.010 0.010 9237662

Dissolved Tin (Sn) ug/L - - - <5.0 5.0 9237662

Dissolved Titanium (Ti) ug/l - - - <5.0 5.0 9237662

Dissolved Uranium (U) ug/L 20 - - <0.10 0.10 9237662

Dissolved Vanadium (V) ug/L - - - <5.0 5.0 9237662

Dissolved Zinc (Zn) ug/L - 5000 - <5.0 5.0 9237662

Dissolved Zirconium (Zr) ug/L - - - <0.10 0.10 9.237662

Dissolved Calcium (Ca} mg/l - - - 8.45 0.050 9233710

Dissolved Magnesium (Mg) mg/L - - - 3.35 0.050 9233710

Dissolved Potassium (K) mg/L - - - 0.193 0.050 9233710

Dissolved Sodium (Na) mg/l - 200 - 118 0.050 92.33710

No Fill I No Exceedance

- Exceeds 1 criteria policy/level


ROL = Reportable Detection limit

Page 6 of 18

Maxxam An~IV,lts lnterna\lo,iel Corp01atlon o/a Ma,cum An1lytlc1 Burnaby; 4606 Canida Wwv VSG 3KS Telephone(604) 734-7276 Fu(6D4) 731·2386

P213

r ~· XL A Bureau Verllas Group Company . ,,,

Maxxam Job U: 88A1474 Report Date: 2018/12/04

GW SOLUTIONS

Client Project U: 18-35/WINCHELSEA VIEW GOLF Sampler Initials: SR

ELEMENTS BV ATOMIC SPECTROSCOPY (WATER)

MuxamlD

Sampling Date

COCNumber

UU5428

2018/11/19 09:30

570703-01-01

UNITS MAC AO OG WELL #2 RDL QC Batch

Dissolved Sulphur (S} mg/l -Total Metals by ICPMS

I I

al A 6 T alA 10

l J -

- tal Bismuth (Bl)

tal Boron (B) 1g 5000 -

ug/l -T ug/L

Total Copper (Cu) /L 1000 -

Total Iron (Fe) L 300

Total Lead (Pb)

Total Manganese (Mn) ug/l 0

Total Molybdenum (Mo) ug/L IT I ug/L

Se) ug/L I I i ug/L

IT tal Silver (Ag) ug/L

tal Strontium (Sr) ug/l -t I I

Total Tin (Sn) ug/L -Total Tlta n lum (Ti) ug/L -

Total Vanadiu

Total Zinc (Zn)

Total m (Zr) ug/L

IT (Ca) mg/L

al Potassium (K) mg/L Total Sodium (Na) mg/l 200


~ Exceeds 1 criteria policy/level

- Exceeds both criterfa/levels

!FD = le Detection Limit

Page 7 of18

10.1 3.0 9233710

n 15 9237

2.5 9237

<5.0 5.0 9237931

<0.50 0.50 9237931

<5.0 5.0 9237931

.050 9237931

<S.0 5.0 9237931

<1.0 1.0 9237931

< . 1.0 9237931

<1.0 1.0 92379

<5.0 5.0 92379

<0.50 0.50 9237

20800 500 92379

<0. 0.10 92379

99. 9237931

I 9237931

<25

<25 2

9237931

9237931

92379

233513

233513

<0.25 0.25 9233513

155 0.25 92335,13

M•~~am Anelyti:s lnlern11lon1l Corporellon o/• M•xx•m Analytics llurnaby: 4606 C.n,d• w.., \/Si. 11:5 T•l•phone{604 l 734°7276 Fn(604) 731-2316

P214

Maxxam Job fl: B8A1474 Report Date: 2018/12/04

GW SOLUTIONS Client Project #I: 18-35/WINCHELSEA VIEW GOLF Sampler lnitlals: SR

ELEMENTS B'V ATOMIC SPECTROSCOPY (WATER)

Maxxam ID

Sampling Date

COCNumber

UNITS MAC AO OG

No Exceedance

Exceeds 1 criteria policy/level


RDL = Reportable Detection Limit

Page 8 of 18

UU5428

2018/11/19 09:30

570703-01-01

WELL#2 RDL QCBatch

Maxum Analy'llcs lntemaUonal Corporation o/a Ma10u1mAnaly'llts Bum1by: 4606 Canada Wrtt V5G lKS T11lephon11(604 I 734•7276 Fu(604} 731-23!6

P215

·a /i. A Bureau Veril.is Group Company

111/

Maxxam Job#: B8A1474 Report Date: 2018/12/04

GW SOLUTIONS Client Project II: 18-35/WINCHELSEA VIEW GOLF Sampler Initials: SR

MICROBIOLOGY (WATER)

Maxxam ID UUS428


09:30

COCNumber 570703-01-01

UNITS MAC WELL#2 RDL QC Batch

Mlcroblologlcal Param.

Heterotrophlc Plate Count CFU/ml - 6 1 9242118

Iron Bacteria CFU/ml - 9000 25 9251901

Non-Coliform (Background) CFU/lOOml 0 62 1 9241989

Sulphate reducing bacteria CFU/ml - <75 75 9252007

Total Coliforms CFU/100ml 0 0 N/A 9236698 E.coli CFU/l00ml 0 0 N/A 9236698


- E><ceeds 1 criteria policy/level


R0L = Reportable Detection limit

N/A = Not Applicable

Page9 of 18

Mnxam Anulvtiu lnt■rn1ll0ntl Carpor1tlon o/a Me101•1T1 Antlvtia Burn,by; 4606 C.nadt w.., V5G 31CS Telepl,one{604) 734-7276 fe.{604} 731-2316

P216

~· X A Bureau Veritas Group Company 0,,,,.

Maxxam Job #1: B8A1474 Report Date: 2018/12/04

GW SOLUTIONS Client Project #I: 18-35/WINCHELSEA VIEW GOLF Sampler Initials: SR

CALCULATED PARAMETERS (WATER)

Maxxam ID UUS428

Sampllng Date 2018/11/19

09:30


UNITS WELL#2 QC Batch

Calculated Parameters

Langelier Index(@ 4.4C) N/A 0.327 9234823

Langelier Index (@ 60C) N/A 1.37 9234827

Saturation pH(@ 4.4C) N/A 8.99 9234823

Saturation pH (@ 60C) N/A 7.95 9234827

Page 10 of 18

Maxxam Antlytlcs lnt ■rn■llan■I Corpar■ llon a/■ M■xx■m An1lyllu Burn ■by; 4606 C■ nttd■ Wrt \ISG 11CS Telephon,(604) 734-7276 F■~(604) 731-2116

P217

rvta✓-ian1 A Bureau Verllas Group Company . ,,,

Maxxam Job#: B8A14 7 4 Report Date: 2018/U/04

GW SOLUTIONS

Client Project#: 18-3S/WINCHEL5EA VIEW GOLF Sampler lnltlals: SR

MISCELLANEOUS (WATER)

Mal(J(amlD

Sampling Date

UU5428

2018/11/19 09:30


UNITS AO

Calculated Parameters Total Sulphide (as H2S) mg/L 0.05

MISCELlANEOUS

mg/L 0.05

No Exceedance

Exceeds 1 criteria policy /level


Page 11 of 18

WELL#Z

0.0090

0.0080

RDL QCBatch

0,0053 9232657

0.0050 9239573

Minim AmlyUa tnttrnatl1~~,.tcorpor1tlon o/• MaJ0U1mAnalytks 81'fl)lby:A1606C.nlda w., V.5G 1t$ T.ale~on,{604) 7JA.•7276 f.,(604)'31·23&6

P218

-a. A Bureau Vcritas Group Company . /

Maxxam Job ff: B8A1474 Report Date: 2018/12/04

GW SOLUTIONS

Client Project II: 18-35/WINCHELSEA VIEW GOLF Sampler Initials: SR

GENERAL COMMENTS

MAC,A0,OG: The guldellnes that have been Included in this report have been taken from the. Canadian Drinking Water Quality Summary Table, February 2017.

Criteria A = Maximum Acceptable Concentration (MAC)/ Criteria B "'Aesthetic Objectives (AO) / Criteria C = Operational Guidance Values (OG} It is recommended to consult these guidelines when interpreting your data since there are non-numerical guidelines that are not Included on this

report.

Turbidity Guidelines: 1. Chemically assisted filtration: less than or equal to 0.3 NTU in 95% of the measurements or 95% of the time each month. Shall not exceed 1.0 NTU at any time.

2. Slow sand/ diatomaceous earth filtration: less than or equal to 1.0 NTU In 95% of the measurements or95% of the time each month. Shall not

exceed 3.0 NTU at any time. 3. Membrane filtration: less than or equal to 0.1 NlU in 99% of the measurements made or at least 99% of the time each calendar month. Shall not

exceed 0.3 NTU at any time. 4. To ensure effectiveness of disinfection and for good operation of the distribution system, it is recommended that water entering the distribution

system have turbidity levels of 1.0 NTU or less. Measurement of Uncertainty has not been accounted for when stating conformity· to the selected criteria~ where applicable.

ELEMENTS BY ATOMIC SPECTROSCOPY (WATER) Comments Sample UU5428 !WELL #2} Elements by CRC ICPMS (total): ROL raised due to sample matrix interference.

Results relate only to the items tested.

Page 12of 18

Mwcem Analytics lnlernallonal Corporation o/e Mel0!1m Anetytk.1 Bum1by: 4606 Clmeda W"i VSG lKS Telephone(604) 734•7276 fH(604) 731•23116

P219

C ,O

.~ A. B

ureau

Veritas G

roup Co

mp

any

. .,

Ma

xxam

Job

#: B

8A1474

Re

po

rt Date: 2

01

8/1

2/0

4

QC

Batch

P

ara

me

ter

9233638 T

ota

l Dissolved S

olids

92

37

27

8

Tu

rbid

ity

92

37

66

2

Dissolved A

lum

inu

m (A

l)

92

37

66

2

Dissolved A

ntim

on

y (Sb)

92

37

66

2

Dissolved A

rsenic (As)

92

37

66

2

Dissolved B

arium (B

a)

92

37

66

2

Dissolved B

erylliu

m (B

e)

92

37

66

2

Dissolved B

ismuth (B

i)

92

37

66

2

Dissolved B

oron {B)

92

37

66

2

Dissolved C

admium

(Cd)

92

37

66

2

Dissolved C

hro

miu

m (C

r)

92

37

66

2

Dissolved C

ob

alt (C

o)

92

37

66

2

Dissolved C

opper (Cu)

92

37

66

2

Dissolved Iro

n (F

e)

92

37

66

2

Dissolved Lead (P

b)

92

37

66

2

Dissolved L

ithiu

m (Li)

92

37

66

2

Dissolved M

anganese (Mn

)

9237662 D

issolved Mo

lybd

en

um

(Mo

)

92

37

66

2

Dissolved N

ickel (Ni)

92

37

66

2

Dissolved S

elenium (S

e)

92

37

66

2

Dissolved S

ilicon (Si)

92

37

66

2

Dissolved S

ilver (Ag)

92

37

66

2

Dissolved S

tron

tium

(Sr)

92

37

66

2

Dissolved T

ha

llium

(Tl)

92

37

66

2

Dissolved T

in (Sn)

92

37

66

2

Dissolved T

itan

ium

(Ti}

92

37

66

2

Dissolved U

ran

ium

(U)

92

37

66

2

Dissolved V

an

ad

ium

(V)

92

37

66

2

Dissolved Z

inc (Zn)

92

37

66

2

Dissolved Z

irconium {Z

r)

9237914 T

otal M

ercu

ry (Hg)

QU

ALITY

ASSU

RA

NC

E REPO

RT

Matrix Spike

Da

te

%R

ecovery

QC

Um

its

20

18

/11

/20

2018/11/21

20

18

/11

/22

91

80

-12

0

2018/11/22 94

80

-12

0

20

18

/11

/22

9

9

80

-12

0

20

18

/11

/22

94,

80

-12

0

2018/11/22 83

80

-12

0

20

18

/11

/22

9

3

80

-12

0

20

18

/11

/22

8

2

80

-12

0

20

18

/11

/22

9

3

80

-12

0

20

1B

/11

/22

8

6

80

-12

0

20

18

/11

/22

8

6

80

-UO

20

1B

/11

/22

83

80

-12

0

20

18

/11

/22

NC

80

-12

0

20

18

/11

/22

92

80

-12

0

20

18

/11

/22

86

80

-U0

2018/11/22 8

7

80

-12

0

20

18

/11

/22

NC

80

-12

0

20

18

/11

/22

85

80

-12

0

20

18

/11

/22

93

80

-12

0

20

18

/ll./22

N

C

80

-12

0

20

18

/11

/22

9

2

80

-12

0

2018/11/22 108

80

-12

0

20

18

/11

/22

9

3

80

-12

0

20

18

/11

/22

94

80

-12

0

20

18

/11

/22

91

80

-12

0

20

18

/11

/22

9

3

80

-12

0

20'12,/11/22 9

0

80

-12

0

20

18

/11

/22

9

1

80

-12

0

20

12

/11

/22

106

80

-12

0

20

18

/11

/22

1

01

8

0-1

20

Page 1

3 o

f 18

GW

SO

LUTIO

NS

C

lien

t Pro

ject#

: 18-35/WIN

CH

ELS

EA

VIE

W G

OLF

Sa

mp

ler Initials: SR

Spiked Blank

Method B

lank R

PO

%R

ec

ov

ery

Q

C L

imits

Valu

e U

NITS

Va

lue

(%)

105 8

0-1

20

<

10 m

g/L

4.7

102 8

0-1

20

<

0.1

0

NTU

2.0

96 8

0-1

20

<

3.0 u

g/L

96

8

0-1

20

<

0.5

0

ug

/l

100 8

0-1

20

<

0.W

ug

/l 1.9

100 8

0-1

20

<

l.O

ug

/L

86 8

0-

12

0

<0.10

ug

/L

99

8

0-U

O

<1.0

ug

/L

86 8

0-U

0

<50

ug

/L

96

8

0-U

0

<0.010

ug

/L

94 8

0-U

O

<1

.0

ug

/L

NC

94

8

0-1

20

<

0.2

0

ug

/L

93

8

0-1

20

<

0.2

0

ug

/L

3.7

103 8

0-1

20

<

5.0 u

g/L

97 8

0-U

O

<0

.20

u

g/L

91

8

0-U

0

<2.0

ug

/L

101 8

0-U

O

<1.0

ug

/L

98 8

0-1

20

<

1.0 u

g/L

95 8

0-U

O

<1

.0

ug

/L

95 8

0-1

20

<

0.1

0

ug

/L

113 8

0-1

20

<

100 u

g/L

97 8

0-1

20

<

0.020 u

g/L

1'12 8

0-1

20

<

1.0 u

g/L

98 8

0-U

0

<0.010

ug

/L

95 8

0-1

20

<

5.0

u

g/L

99 8

0-U

O

<5.0

ug

/L

97

8

0-1

20

<

0.1

0

ug

/L

96

8

0-1

20

<

5.0 u

g/L

97 8

0-U

O

<5.0

ug

/L

105 8

0-1

20

<

0.1

0

ug/L

101 8

0-1

20

<

0.0020 u

g/L

NC

Maxllllm

An

alytb

International Coqian1tion o

/a Mu

xom

An

1lytlcs 8

um

ab~

46

06

Canada W

C>f VSG

111'.5 Telephone{604) 734-727&

FP

(60

4) 731-231&

QC

Limits

20

20

20

20

20

20

0 C\J C\J a..

~Be

A B

ureau Vtritas G

roup Com

pany _.,

Maxxam

Job

#: B

8A1474

Report D

ate: 2018/12/04

QC

Batch

P

ara

me

ter

9237931 T

ota

l Alu

min

um

(Al)

9237931 T

ota

l An

timo

ny (S

b}

9237931 T

ota 1 Arsen le {A

s)

9237931 T

ota

1 Barium

(Ba)

9237931 T

ota

l Be

ryllium

{Be)

9237931 T

ota

l Bism

uth (Bi)

9237931 T

ota

l Boron (B

)

9237931 T

ota

l Cadm

ium (C

d)

9237931 T

ota

l Ch

rom

ium

(Cr)

9237931 T

ota

l Cobalt (C

o)

9237931 T

ota

l Copper (C

u)

9237931 T

ota

l Iron (Fe)

9237931 T

ota

l Lead (Pb)

9237931 T

ota

l Manganese (M

n)

9237931 T

ota

l Mo

lybd

en

um

(Mo

)

9237931 T

ota

l Nickel (N

i)

9237931 T

ota

l Selenium

(Se)

9237931 T

ota

l SIiicon (S

i)

9237931 T

ota

l Silver (A

g)

9237931 T

ota

l Stro

ntiu

m (S

r)

9237931 T

ota

l Th

alliu

m (T

l)

9237931 T

otal'Tin (S

n)

9237931 T

ota

l Tita

niu

m (T

I)

9237931 T

ota

l Ura

niu

m (U

)

9237931 T

ota

l Vanadium

(V)

9237931 T

otal Zinc (Z

n)

9237931 T

ota

l Zirco

niu

m (Z

r}

9238164 T

ota

l Suspended S

olids

9238280 'T

ota

l Organic C

arbon (C)

9238705 pH

9238707 C

on

du

ctivity

QUALITY A

SSUR

AN

CE R

EPOR

T(CO

NT'D

) G

W S

OLU

TION

S

Client P

roje

ct#: 18-35/W

INC

HE

LSE

A V

IEW

GO

LF S

ampler Initials: SR

Ma

trix S

pike Spiked B

lank M

ethod Blank

RP

D

Date

%R

ec

ov

ery

Q

CU

miu

o/o R

ecovery

Q.C Um

its V

alue

UN

ITS V

alue(%)

2018/11/22 108

80

-12

0

113 8

0-1

20

<3.0

ug

/L

NC

2018/11/22 101

80

-12

0

103 8

0-1

20

<0.50

ug

/L

NC

2018/11/22 103

80

-12

0

103 8

0-1

20

<

0.10 u

g/L

2.6

20lB/11/22

NC 8

0-

120 104

80

-12

0

<1.0 u

g/L

0.029

2018/11/22 102

80

-12

0

105 8

0-1

20

<

0.10 u

g/L

2018/11/22 97

80

-12

0

102 8

0-1

20

<

1.0 u

g/L

2018/11/22 100

80

-12

0

103 8

0-1

20

<50

ug/L N

C

20lB/11/22

99 8

0-1

20

103

80

-12

0

<0.010 ug/L

NC

2018/11/22 98

80

-12

0

101 8

0-1

20

<1.0

ug

/L

NC

20l8/11/22 93

80

-120

99 8

0-1

20

<

0.20 u

g/L

0.15

2018/11/22 89

80

-12

0

97 8

0-1

20

<

0.20 ug/L

0.023

2018/11/22 N

C

80

-12

0

107 8

0-1

20

<5.0

ug

/L

1.4

2018/11/22 99

80

-12

0

103 8

0-1

20

<

0.20 u

g/L

N

C

2018/11/22 N

C

80

-12

0

101 8

0-1

20

<1.0

ug

/L

1.4

2018/11/22 105

80

-12

0

104 8

0-1

20

<1.0

ug

/L

2.6

2018/11/22 91

80

-12

0

98 8

0-1

20

<

1.0 u

g/L

0.92

2018/11/22 99

80

-12

0

99 8

0-1

20

<

0.10 ug/L

NC

2018/11/22 98

80

-12

0

108 80-1.20

<100

ug

/L

0.26

2018/11/22 98

80

-12

0

101 8

0-1

20

<0.020

ug

/L

NC

2018/11/22 NC

80

-12

0

106 8

0-1

20

<

1.0 u

g/L

2018/11/22 104

80

-12

0

99 8

0-1

20

<0.010

ug

/L

2018/11/22 99

80

-12

0

106 8

0-1

20

<S.0

ug

/L

20lB/11/22

102 8

0-1

20

100

80

-12

0

<5.0 u

g/L

2018/11/22 103

80

-12

0

105 8

0-1

20

<0.10

ug

/L

0.32

2018/11/22 98

80

-12

0

102 8

0-1

20

<5.0

ug

/L

NC

20lB/11/22

94 8

0-

120 lU

8

0-1

20

<5.0

ug

/L

0.54

2018/11/22 104

80

-12

0

105 8

0-1

20

<0.10

ug

/L

2018/11/22 96

80

-12

0

<1 m

g/L

2.4

2018/11/23 105

80

-12

0

99 8

0-1

20

<0.50

mg

/L

NC

2018/11/21 5.75

pH

2018/11/21 101

80

-12

0

<2.0

uS/cm

Page 14 of1

8

M-m

Analytics lnterr>11t10nal C

orp

ora

tion

o/• Mu

xe

m A

na

lytic; Bu

ma

by:4

60

6 C

anad• Wr, V

5G lJC

5 Td

ep

ho

ne

{60

4} 7

34

-n7

6 F

u(6

04

) 731-2.316

QC

Limits

20

20

20

20

20

20

20

20

20

20

20

20

20

20

20

20

20

20

20

20

20

20

T"""

C\J C\J 0....

GW

SO

LUTIO

NS

M

axxam Job n: B

8A

l47

4

Report D

ate: 20

18

/12

/04

Q

UA

LllY

AS

SU

RA

NC

E R

EP

OR

T(CO

NT

1D)

Client P

roject#: 18-35/WIN

CH

ELS

EA

VIE

W G

OLF

Sam

pler Initials: SR

Matrix Spike

Spiked Blank

Meth

od

Blank

RPO

QC

Batch

Param

eter D

ate

%

Reco

very Q

C Lim

its %

Reco

very Q

C L

imits

Valu

e U

NITS

Valu

e(%)

9238709 A

lkalin

ity (PP as CaC

03) 2

01

8/1

1/2

1

<1.0

mg

/L

NC 9238709

Alka

linity (T

otal as CaC

03) 2

01

8/1

1/2

1

NC 8

0-1

20

101

80

-UO

<

1.0 m

g/L

0.87

9238709 B

icarbonate (HC

03) 2

01

8/1

1/2

1

<1.0 m

g/l

0.87

9238709 C

arbonate (C03)

20

18

/11

/21

<

1.0 m

g/L

NC

9238709 H

ydroxide (OH

) 2

01

8/1

1/2

1

<1.0

mg

/l N

C

92

38

72

0

Tru

e C

olour 2

01

8/1

1/2

2

98 8

0 -1

20

<

5 C

ol. Un

it N

C

92

38

n3

N

itrate

plus Nitrite

(N)

20

18

/11

/22

103

80

-12

0

108 8

0-1

20

<

0.020 m

g/L

0.11

9238724 N

itrite {N

) 2

01

8/1

1/2

2

97

8

0-1

20

103

80

-12

0

<0.0050

mg

/L

NC

9238732 T

ota

l Am

mo

nia

{N)

20

18

/11

/23

NC

80

-12

0

100 8

0-1

20

<

0.020 m

g/L

4.3

9239322 D

issolved Me

rcury (H

g) 2

01

8/1

1/2

3

95 8

0-1

20

95

80

-12

0

·<0.0020 ug/L

NC

9239573 T

ota

l Sulphide

20

18

/11

/23

106

80

-12

0

100 8

0-1

20

<

0.0050 m

g/L

NC

9239623 T

ota

l Nitro

ge

n (N

) 2

01

8/1

1/2

3

NC

8

0-1

20

92

80

-12

0

<0.020

mg

/L

8.4

9240974 F

luoride (F) 2

01

8/1

1/2

4

108 8

0-1

20

96

80 -12

0

<0.020

mg

/L

3.1

9241989 N

on-Coliform

(Background)

20

18

/11

/20

6.7

9242257 D

issolved Chloride {C

l) 2

01

8/1

1/2

3

96

8

0-1

20

99

80

-12

0

<1.0

mg

/L

2.5

9242265 D

issolved Sulphate (S

04) 2

01

8/1

1/2

3

92 8

0-1

20

96

80

-12

0

<1.0

mg

/l N

C

N/A

= N

ot A

pplicable

Duplicate:

Paired analysis o

f a separate po

rtion

of th

e sam

e sample. U

sed to evaluate th

e variance in th

e m

easurement.

Ma

trix Spike:

A sam

ple to w

hich a known a

mo

un

t of th

e analyte o

f inte

rest has been added. U

sed to evaluate sam

ple ma

trix inte

rfere

nce

.

Spiked B

lank: A blank m

atrix sam

ple to w

hich

a known a

mo

un

t of th

e analyte, usually fro

m a second source, has been added. U

sed to evaluate m

eth

od

accuracy.

Me

tho

d B

lank: A blank m

atrix containing all reagents used in th

e analytical procedure. U

sed to id

en

tify lab

ora

tory co

nta

min

atio

n.

QC

Limits

20

20

20

20

20

10

25

20

20

20

20

20

20

N/A 20

20

NC

(Ma

trix Spike): T

he recovery in the

ma

trix spike was n

ot calculated. T

he rela

tive d

iffere

nce

be

twe

en

the

.con

cen

tratio

n in th

e p

are

nt sam

ple and the

spike am

ou

nt w

as too

small to

pe

rmit a reliable

reco

very calculation (m

atrix spike co

nce

ntra

tion

was less than th

e n

ative

sample co

nce

ntra

tion

)

NC

(Duplicate R

PO

): The duplicate R

PD w

as no

t calculated. The co

nce

ntra

tion

in the

sample a

nd

/or d

up

licate

was to

o lo

w to

pe

rmit a reliable R

PD calculation (absolute d

iffere

nce

<=

2x R

DL).

Page 15 o

f 18

M-m

Analytic, lnternatJ.cnal C

o1p0n1tlan o/• Maxx.em

An

llytla B

urnaby: 4606 Canada W

fl<f VSG

113 Tc:lc:phonc:(60<I) 734-7276 F

u{604} 731-Dao

C\J C\J C\J Cl..

~· . . i a /1 Bureau Verilas Group Company ~,,,

Maxxam Job fl: B8A1474

Report Date: 2018/12/04 GW SOLUTIONS

Client Project#: 18-35/WINCHELSEA VIEW GOLF

Sampler Initials: SR

VALIDATION SIGNATURE PAGE

The analytical data and all QC contained In this report were reviewed and validated by the following lndividual(s).

Andy Lu, Ph.D., P .Chem., Scientific Specialist

Rob Reinert, B.Sc., Scientific Specialist

Ma)()(am has procedures In place to guard against Improper use of the electronic signature and have the required "signatories 0, as per section 5.10.2 of ISO/IEC 17025:200S(E), signing the reports. For Service Group specific validaUon please refer to the Validation Signature Page.

Page 16 of .18

Muum Analytlc:1 tnlun•llonal Corpota\lon 0/1 M1xnm Analytic, Burnaby: 4606 Cen1d1 Wey VSG llCS Telephone{604) 734-7276 Fax[604) 731·2386

P223

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Polley S.l AppendJx B: Mlnlm.~m UntreaJed Source Water Q11all1y Parameters lo Be AnalJ•ied, Groun4 WIiier

MINIMUM BOJ IBCE WATER QUALJl'Y PARAMETERS IQ Dt1 ANALYZED

$HAI ,J,QW WELkCJ, Pf-ff P WELJ4 Wld SPRINGS

MJCBQDJQI.QGJCAL1

Toud Coliform ( 5ou ~'-.4~ +tr-n ~ ) Non-colifonn bacteria SulphlD' Bacteria (deep wells) Heterotrophio Plato Counts

mDJCAJ/CfffiM~t\J,

Esd,er/J:hia colf ( 3c l"' )

Iron and

l~111-t ) .

AlkaHnity Anunonia, ~nig Chloride' 0>1our' Conductiviy c.orrosivcncs,1

'fluoride" Herdnew Metals SCllh "+1)~'1ed Nitritrr'

Selenium Sulphate Sulphide (as hydro'gen sulphide,,) 4

Tolal Dissolved SoHd! -+ TSfS Total Ospnic Carbon ' 6

Turbidity,' Nitrate' Organic Nltroge,( pl-v ~·

I. Analysis of additional parameters may be required bued on tile results of initial analysis and on potential impact by nearby sources of ~nation or polluting soun:es. IfindustriaL agricullW'BI or t>=tlicide pollution is suspected, identify what chemicals may have been used and analyse fnt most likely indicatorparametets. If petroleum polh.diQn is suspected (undcr,ground fuel stGJ'8&':I) analyse for alkyl bw'Ame compoumk. If parasitic pollution suspected, Glardia lamb/la and/or cryplosporldirun analysis may be required.

2. Analyses must be sufficiently accurareso lbat ·the minimum delectable concentnition is fess than 10% of Guidelines for Canadian Drinking Watl!ir Quality. the Driliking Waa.r Proteotlon .Mt or the Drinking JYan'er Pralecllon Regulllllon where applicable. Other an.alysis must provide suffici~tinfOJ'J'Wlfion to reasonably assess the water suitability for drlnkIDg purposes and to deimnine what, If any, treatment might be needed. AnaJyses must be eonducted in accordance with methods prescribed in eiStandard Melho<h1 for the Examinatiijn of Watenmd WasleWatcr' (latest edition) er other acceptable lffl.Jcedure.

Bacterial analysis must be conducted at an approved labo,atory (bgp;/Omiabs.phso.ca/Dpcuments/PHO-amm,ved-labgratories.pdO

2 ConductanceJSpecific Conductanco 3 Calcium Carboru¢e saturation/Langeliefs index 4 Por deep wells: On site or preserve sampl~ or use altcmarivc method of eonfianing that water

has satisfactory odolD'. 5 For deep wells: On site or preserve sample, or use altemadve method of confinning that water ha., satisfactory odour. 6 IfTmbidi~ less than 1.0 mg/L Dissolved Organic Carbon m:ay be used as an alternative 10 To~t Organic Carbon.

7 At least: alumin~ bmiLmJ, boron, cadmium, calcium, chromium, coppart iron, lead, magnesium. manganese, molybdenum, nickel, ~horous, potas$lum, silver, sodiutn, zinc (e,cpand if minendl= to inolude mercury).

Where UV is being considered as part of the water treatment process •

• .-.,1 Revised February 2016 B8A1474_COC

Page 18 of 18

P225

"U

I\)

I\)

0)

X

.

GA

RP

AS

SE

SS

ME

NT

TA

BL

E

GW

SO

LU

TIO

NS

•

":.\1

\\1.

Utl

if

I-H

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tll

lUI

If u

,nu

u,u

:.

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-....J

1 STAG

E 1.

-HAZ

ARD

S~RE

ENIN

G A

ND A

.5SES

SMEN

T -

--

--

·--·

Haz

ard

HAZA

RDS

---

--

-' t

SC

REEN

ING

AS

SESS

MEN

T No

W

ater

Suo

otv

Svst

em W

ell

: -

---

A

Wat

er Q

ualit

y R

esul

ts

Al:

Exh

ibits

rec

urrin

g pr

esen

ce o

f tot

al c

olifo

rm b

acte

ria, f

ecal

col

iform

P

rese

nce

of t

otal

A

ris

k 1

bact

eria

, or E

sche

richi

a co

li (E

. col

i).

colif

orm

bac

teria

A

2: H

as r

epor

ted

inte

rmitt

ent t

urbi

dity

or

has

a hi

stor

y o

f con

sist

ent t

urbi

dity

-

2 1g

reat

er th

an 1

NTU

. N

ot p

rese

nt

At

low

risk

-

-..

-B.

Wel

l Loc

atio

n -

Bl:

Situ

ated

insi

de s

etba

ck d

ista

nces

from

pos

sibl

e so

urce

s o

f con

tam

inat

ion

as

-3

I pe

r sec

tion

8 o

f the

HH

R.

Not

pre

sent

A

t lo

w ri

sk

4 82

; Has

an

inta

ke d

epth

<15

m b

elow

gro

und

surfa

ce t

ha

t is

loca

ted

with

in a

N

ot p

rese

nt

At l

ow r

isk

natu

ral b

ound

ary

of s

urfa

ce w

ater

or a

floo

d pr

one

area

. 83

: H

as a

n in

take

dep

th b

etw

een

the

high

-wat

er m

ark

and

surfa

ce w

ater

5

botto

m (

or<

15

.m b

elow

the

norm

al w

ater

leve

l), a

nd lo

cate

d w

ithin

, o

r le

ss

Not

pre

sent

A

t lo

w ri

sk

than

150

m fr

om t

he n

atur

al b

ound

ary

of a

nv s

urfa

ce w

ater

.

84: L

ocat

ed w

ithin

300

m o

f a s

ourc

e o

f pro

babl

e en

teric

vira

l con

tam

inat

ion

I•

6 w

itho

ut a

bar

rier t

o v

iral t

rans

port

. N

ot p

rese

nt

At l

ow

risk

.

C.

Wel

l Con

stru

ctio

n ·1

~

-

7 C

l: D

oes

no

t mee

t GW

PR f

or s

urfa

ce s

ealin

g.

Do

es n

ot m

eet

IAt

risk

G

WPR

8 C

2: D

oes

not m

eet G

WPR

fo

r w

ell c

aps

and

cove

rs.

Mee

t the

GW

PR

A r

isk

9 C

3: D

oes

not m

eet G

WPR

fo

r flo

od p

roof

ing.

D

oes

not m

eet

At

risk

G

WP

R

10

C4:

Doe

s no

t mee

t GW

PR f

or w

ellh

ead

prot

ectio

n.

Me

et t

he G

WPR

IA

t ri

sk

,, D

. A

quife

r Typ

e an

d S

ettin

g -

-··-

-'

11

D1:

Has

an

inta

ke d

epth

<15

m b

elow

gro

und

surfa

ce.

No

t pre

sent

A

t lo

w r

isk

12

D2:

Is s

ituat

ed in

a h

ighl

y vu

lner

able

, un

conf

ined

, unc

onso

lidat

ed o

r fr

actu

red

Pre

sent

.A

t ris

k be

droc

k aa

uife

r. 13

D

3: I

s co

mpl

eted

in a

kar

st b

edro

ck a

quife

r, r

egar

dles

s o

f dep

th.

No

t pre

sent

A

t7,o

w r

isk ~

STAG

E 2 .

.. G

ARP

DETE

RM'IN

ATIO

N ~

-· A

t Rl

SK (G

AR

P}

·--

--

--

WEL

L#2

C

NOTE

S -

.

Sam

ple

aft

er s

tep

test

sho

ws

tota

l col

iform

s an

d e.

coli.

N

ot p

rese

nt a

fte

r 72h

pum

ping

test

.

Pro

babl

y 2

or

3 se

ptic

sys

tem

s fr

om n

earb

y ho

uses

with

in

300

m b

ut w

ater

leve

l and

pro

duci

ng fr

actu

res

are

deep

an

d be

droc

k se

para

ted

by 2

0 m

+ o

verb

urde

n .

No

surfa

ce s

eal m

entio

nned

in w

ell l

og.

Wel

l in

pit.

Wat

er p

ondi

ng in

pit,

cov

er le

ts w

ater

ent

erin

g ea

sily

. Hol

es in

the

cap,

wat

er e

nter

ing

via

the

cap

that

is

sitte

d at

the

bott

om o

f the

oit.

See

abov

e

Wel

lhea

d un

der g

roun

d le

vel

--

Wel

l is

com

plet

ed in

bed

rock

aqu

ifer

bu

t con

side

red

low

vu

lner

abili

ty to

sub

surfa

ce c

onta

min

atio

n.

J

-u

I\)

I\)

co

GW

SO

LU

TIO

NS

IN

C.

GE

NE

RA

L C

ON

DIT

ION

S A

ND

LIM

ITA

TIO

NS

-.,

GW

SO

LU

TIO

NS

,U

'UU

.\111

11

I tl

lH(H

U

.. ,

c1o

i,u

1u

,11

1

-u

I\)

I\)

c.o

----

--···

··---··-

····

-·-----------

--------------------

-

Th

is r

epor

t in

corp

ora

tes

and

is s

ub

ject

to t

he

se "

Ge

ne

ral

Co

nd

itio

ns

and

Lim

itatio

ns".

1.0

US

E O

F R

EP

OR

T

Th

is r

ep

ort

per

tain

s to

a s

pe

cific

are

a, a

sp

eci

fic s

ite,

a sp

eci

fic

de

velo

pm

en

t, a

nd

a s

pe

cific

sco

pe

of w

ork

. It

is n

ot a

pp

lica

ble

to a

ny

oth

er

site

s, n

or

sho

uld

it b

e r

elie

d u

po

n f

or

typ

es

of d

eve

lop

me

nt o

the

r th

an

th

ose

to

wh

ich

it r

efer

s. A

ny

vari

atio

n f

rom

th

e s

ite o

r pr

opos

ed

de

velo

pm

en

t wo

uld

ne

cess

itate

a s

up

ple

me

nta

ry in

vest

iga

tion

an

d

ass

ess

me

nt.

T

his

repo

rt a

nd t

he

ass

ess

me

nts

an

d r

eco

mm

en

da

tion

s co

nta

ine

d in

it a

re in

tend

ed f

or

the

sole

use

of G

W S

OL

UT

ION

S's

clie

nt.

GW

SO

LU

TIO

NS

do

es

no

t acc

ep

t an

y re

spo

nsi

bili

ty f

or

the

acc

ura

cy o

f a

ny

of t

he

dat

a, t

he

an

aly

sis

or

the

reco

mm

en

da

tion

s co

nta

ine

d o

r re

fere

nce

d in

th

e r

ep

ort

wh

en

th

e r

ep

ort

Is u

sed

or

relie

d u

po

n b

y a

ny

pa

rty

oth

er

tha

n G

W S

OL

UT

ION

S's

clie

nt

un

less

oth

erw

ise

au

tho

rize

d in

w

ritin

g b

y G

W S

OL

UT

ION

S.

Any

un

au

tho

rize

d u

se o

f th

e r

ep

ort

is a

t th

e

sole

ris

k o

f th

e u

ser.

T

his

re

po

rt is

su

bje

ct to

co

pyr

igh

t an

d s

ha

ll n

ot b

e re

prod

uced

eith

er w

ho

lly o

r in

pa

rt w

itho

ut t

he

prio

r, w

ritt

en

pe

rmis

sio

n o

f G

W S

OL

UT

ION

S.

Ad

diti

on

al

copi

es o

f the

rep

o.rt,

if r

eq

uir

ed

, m

ay

be

ob

tain

ed

up

on

req

uest

.

2.0

LIM

ITA

TIO

NS

OF

RE

PO

RT

Th

is r

ep

ort

is b

ase

d s

ole

ly o

n th

e c

on

diti

on

s w

hic

h e

xist

ed

with

in t

he

st

ud

y a

rea

or

on

site

at t

he

tim

e o

f GW

SO

LU

TIO

NS

's in

vest

iga

tion

. T

he

cl

ient

, an

d a

ny

oth

er

part

ies

usin

g th

is r

ep

ort

with

th

e e

xpre

ss w

ritt

en

co

nse

nt o

f th

e c

lien

t and

GW

SO

LU

TIO

NS

, a

ckn

ow

led

ge

th

at c

on

diti

on

s af

fect

ing

the

en

viro

nm

en

tal a

sse

ssm

en

t of t

he

site

ca

n v

ary

with

tim

e a

nd

th

at t

he

co

ncl

usi

on

s a

nd

re

com

me

nd

atio

ns

set o

ut i

n th

is r

ep

ort

are

tim

e se

nsiti

ve.

Th

e c

lient

, a

nd

an

y o

the

r p

art

y u

sin

g th

is r

ep

ort

with

the

e

xpre

ss w

ritt

en c

on

sen

t of t

he

clie

nt a

nd G

W S

OL

UT

ION

S,

als

o

ack

no

wle

dg

e th

at t

he

co

ncl

usi

on

s a

nd

re

com

me

nd

atio

ns

set o

ut i

n th

is

rep

ort

are

ba

sed

on

lim

ited

ob

serv

atio

ns

an

d t

est

ing

on

th

e a

rea

or

sub

ject

site

and

th

at c

on

diti

on

s m

ay

vary

acr

oss

th

e s

ite w

hic

h,

in t

urn,

co

uld

aff

ect

the

co

ncl

usi

on

s a

nd

re

com

me

nd

atio

ns

ma

de

. T

he

clie

nt

ack

no

wle

dg

es

tha

t GW

SO

LU

TIO

NS

is n

eith

er

qu

alif

ied

to,

no

r is

it

mak

ing,

an

y re

com

me

nd

atio

ns

with

re

spe

ct t

o th

e p

urc

ha

se,

sale

, in

vest

me

nt o

r d

eve

lop

me

nt o

f th

e p

rope

rty,

th

e d

eci

sio

ns

on

wh

ich

are

th

e so

le r

espo

nsib

ility

of t

he

clie

nt.

2.1

INF

OR

MA

TIO

N P

RO

VID

ED

ro G

W S

OL

UT

ION

S B

Y O

TH

ER

S

Du

rin

g t

he

pe

rfo

rma

nce

of t

he

wo

rk a

nd

th

e p

repa

ratio

n o

f th

is r

epor

t,

GW

SO

LU

TIO

NS

ma

y h

ave

rel

ied

on

in

form

atio

n p

rovi

de

d b

y p

ers

on

s o

the

r th

an

th

e c

lient

. W

hile

GW

SO

LU

TIO

NS

en

de

avo

urs

to

ve

rify

the

acc

ura

cy o

f su

ch in

form

atio

n w

he

n in

stru

cte

d t

o d

o s

o b

y th

e c

lient

, G

W

SO

LU

TIO

NS

acc

ep

ts n

o r

esp

on

sib

ility

for

the

acc

ura

cy o

r th

e re

liabi

lity

of

such

info

rma

tion

wh

ich

ma

y a

ffe

ct th

e r

epor

t.

3.0

LIM

ITA

TIO

N O

F L

IAB

ILIT

Y

Th

e c

lien

t re

cog

niz

es

tha

t p

rop

ert

y co

ntai

ning

co

nta

min

an

ts a

nd

h

aza

rdo

us

wa

ste

s cr

ea

tes

a h

igh

ris

k o

f cla

ims

bro

ug

ht

by

thir

d p

art

ies

ari

sin

g o

ut o

f the

pre

sen

ce o

f th

ose

mat

eria

ls.

In c

on

sid

era

tion

of t

he

se

risk

s, a

nd

in c

on

sid

era

tion

of G

W S

OL

UT

ION

S p

rovi

din

g t

he

se

rvic

es

req

ue

ste

d,

the

clie

nt a

gre

es

tha

t GW

SO

LU

TIO

NS

's li

ab

ility

to t

he

clie

nt,

wit

h r

esp

ect

to

an

y is

sue

s re

latin

g to

co

nta

min

an

ts o

r o

the

r h

aza

rdo

us

wa

ste

s lo

cate

d o

n t

he

su

bje

ct s

ite s

ha

ll b

e li

mite

d as

fo

llow

s:

{1)

With

re

spe

ct to

an

y cl

aim

s b

rou

gh

t ag

ain

st G

W S

OL

UT

ION

S b

y th

e cl

ien

t a

risi

ng

ou

t o

f th

e p

rovi

sio

n o

r fa

ilure

to

pro

vid

e s

erv

ice

s h

ere

un

de

r sh

all

be

lim

ited

to t

he

am

ou

nt o

f fe

es

pa

id b

y th

e cl

ien

t to

GW

S

OL

UT

ION

S u

nd

er t

his

Ag

ree

me

nt,

wh

eth

er

the

act

ion

is·b

ase

d o

n

bre

ach

of c

on

tra

ct o

r to

rt;

(2)

With

re

spe

ct t

o c

laim

s b

rou

gh

t by

thir

d p

art

ies

ari

sin

g o

ut o

f th

e

pre

sen

ce o

f co

nta

min

an

ts o

r h

aza

rdo

us

wa

ste

s o

n t

he

su

bje

ct s

ite,

the

cl

ien

t a

gre

es

to in

de

mn

ify,

de

fen

d a

nd

hol

d h

arm

less

GW

SO

LU

TIO

NS

fr

om

an

d a

ga

inst

an

y an

d al

l cl

aim

or

clai

ms,

act

ion

or

act

ion

s, d

em

an

ds,

da

mag

es1

pena

lties

, fin

es,

loss

es,

cost

s a

nd

exp

en

ses

of e

very

na

ture

a

nd

kin

d w

ha

tso

eve

r, i

ncl

ud

ing

so

licito

r-cl

ien

t cos

ts,

ari

sin

g o

r a

lleg

ed

to

a

rise

eit

he

r In

wh

ole

or

pa

rt o

ut o

f se

rvic

es

prov

ided

by

GW

SO

LU

TIO

NS

, w

he

the

r th

e c

laim

be

bro

ug

ht a

ga

inst

GW

SO

LU

TIO

NS

for

bre

ach

of

con

tra

ct o

r to

rt.

4.0

JO

B S

ITE

SA

FE

TY

GW

SO

LU

TIO

NS

is o

nly

re

spo

nsi

ble

fo

r th

e a

ctiv

itie

s o

f its

em

plo

yee

s o

n

the

job

sit

e a

nd

is n

ot r

esp

on

sib

le fo

r th

e su

pe

rvis

ion

of

an

y o

the

r p

ers

on

s w

ha

tso

eve

r. T

he

pre

sen

ce o

f GW

SO

LU

TIO

NS

p

ers

on

ne

l on

site

sha

ll n

ot

be

co

nst

rue

d in

an

y w

ay

to r

elie

ve t

he

clie

nt o

r a

ny

oth

er

pe

rso

ns

on

sit

e fr

om

th

eir

resp

on

sib

ility

for

job

sit

e s

afe

ty.

GW

SO

LU

TIO

NS

-u

I\)

uJ

0

·--------------------------------

-·

5.0

DIS

CL

OS

UR

E O

F I

NF

OR

MA

TIO

N B

Y C

LIE

NT

The

clie

nt a

gree

s to

fully

coo

pera

te w

ith G

W S

OL

UT

ION

S w

ith r

espe

ct t

o

the

pro

visi

on o

f all

avai

labl

e in

form

atio

n o

n t

he

pas

t, p

rese

nt,

and

prop

osed

con

ditio

ns o

n t

he s

ite,

incl

udin

g hi

stor

ical

info

rmat

ion

resp

ectin

g th

e us

e o

f the

site

. T

he

clie

nt a

ckn

ow

led

ge

s th

at

in o

rde

r fo

r G

W S

OL

UT

ION

S to

pro

pe

rly

prov

ide

the

se

rvic

e,

GW

SO

LU

TIO

NS

is

rely

ing

up

on

the

full

disc

losu

re a

nd a

ccu

racy

of a

ny

such

info

rmat

ion.

6.0

ST

AN

DA

RD

OF

CA

RE

Ser

vice

s pe

rfor

med

by

GW

SO

LU

TIO

NS

for

this

re

po

rt h

ave

been

co

nduc

ted

in a

man

ner

cons

iste

nt w

ith t

he

leve

l of s

kill

ord

ina

rily

ex

erci

sed

by

me

mb

ers

of t

he p

rofe

ssio

n cu

rren

tly p

ract

icin

g u

nd

er s

imila

r co

nditi

ons

in t

he ju

risd

ictio

n in

wh

ich

th

e s

erv

ice

s a

re p

rovi

ded.

E

ngin

eeri

ng ju

dg

em

en

t has

be

en

app

lied

in d

eve

lop

ing

th

e c

oncl

usio

ns

an

d/o

r re

com

men

datio

ns p

rovi

ded

in t

his

rep

ort.

No

wa

rra

nty

or

guar

ante

e, e

xpre

ss o

r im

plie

d, is

ma

de

con

cern

ing

the

tes

t res

ults

, co

mm

ents

, re

com

men

datio

ns,

or

an

y o

the

r po

rtio

n o

f thi

s re

port

.

7.0

EM

ER

GE

NC

Y P

RO

CE

DU

RE

S

Th

e d

ien

t und

erta

kes

to in

form

GW

SO

LU

TIO

NS

of a

ll ha

zard

ous

cond

ition

s, o

r po

ssib

le h

azar

dous

co

nd

itio

ns

wh

ich

are

kn

ow

n t

o it.

Th

e

clie

nt

reco

gniz

es th

at

the

act

iviti

es o

f GW

SO

LU

TIO

NS

ma

y u

nco

ver

pre

vio

usl

y u

nkn

ow

n h

azar

dous

mat

eria

ls o

r co

nditi

ons

and

tha

t suc

h d

isco

very

ma

y re

sult

in t

he n

ece

ssity

to u

nd

ert

ake

em

erg

en

cy

proc

edur

es to

pro

tect

GW

SO

LU

TIO

NS

em

plo

yee

s, o

the

r pe

rson

s an

d th

e e

nvir

onm

ent.

Th

ese

proc

edur

es m

ay in

volv

e ad

ditio

nal c

osts

ou

tsid

e o

f an

y b

ud

ge

ts

prev

ious

ly a

gree

d up

on.

The

clie

nt a

gre

es

to p

ay

GW

SO

LU

TIO

NS

fo

r an

y ex

pens

es in

curr

ed a

s a

resu

lt o

f su

ch d

isco

veri

es

and

to c

om

pe

nsa

te

GW

SO

LU

TIO

NS

thro

ug

h p

aym

ent o

f ad

diti

on

al f

ee

s an

d e

xpe

nse

s fo

r tim

e sp

en

t by

GW

SO

LUT

ION

S t

o d

ea

l with

th

e c

on

seq

ue

nce

s o

f su

ch

disc

over

ies.

8.0

NO

TIF

ICA

TIO

N O

F A

UT

HO

RIT

IES

Th

e c

lient

ack

now

ledg

es th

at I

n ce

rtai

n in

sta

nce

s th

e d

isco

very

of

ha

zard

ou

s su

bsta

nces

or

cond

ition

s an

d m

ater

ials

ma

y re

quir

e th

at

regu

lato

ry a

ge

nci

es

and

oth

er

pe

rso

ns

be i

nfo

rme

d a

nd t

he

clie

nt a

gre

es

tha

t no

tific

atio

n to

su

ch b

odie

s o

r pe

rson

s as

req

uire

d m

ay

be d

on

e b

y G

W S

OL

UT

ION

S in

its

reas

onab

ly e

xerc

ised

dis

cret

ion.

9.0

OW

NE

RS

HIP

OF

INS

TR

UM

EN

TS

OF

SE

RV

ICE

Th

e c

lien

t ack

no

wle

dg

es

tha

t all

repo

rts,

pla

ns,

and

da

ta g

en

era

ted

by

GW

SO

LL

JflO

NS

du

rin

g th

e p

erf

orm

an

ce o

f the

wo

rk a

nd o

the

r d

ocu

me

nts

pre

pare

d b

y G

W S

OL

UT

ION

S a

re c

on

sid

ere

d it

s pr

ofes

sion

al

wo

rk p

rod

uct

an

d s

ha

ll re

mai

n th

e c

op

yrig

ht

pro

pe

rty

of G

W

SO

LU

TIO

NS

.

10.0

AL

TE

RN

AT

E R

EP

OR

T F

OR

MA

T

Wh

ere

GW

SO

LU

TIO

NS

sub

mits

bot

h e

lect

ron

ic fi

le a

nd h

ard

co

py

vers

ion

s o

f rep

orts

, d

raw

ing

s an

d o

the

r pr

ojec

t-re

late

d d

ocu

me

nts

and

d

eliv

era

ble

s (c

olle

ctiv

ely

term

ed G

W S

OL

UT

ION

S's

inst

rum

en

ts o

f pr

ofes

sion

al s

ervi

ce),

th

e C

lien

t ag

ree

s th

at

on

ly th

e s

ign

ed

and

sea

led

ha

rd c

op

y ve

rsio

ns

shal

l be

con

side

red

final

and

le

ga

lly b

indi

ng.

Th

e h

ard

cop

y ve

rsio

ns s

ub

mitt

ed

by

GW

SO

LU

TIO

NS

sh

all

be

the

ori

gina

l d

ocu

me

nts

for

reco

rd a

nd w

ork

ing

pur

pose

s, a

nd,

in t

he e

ven

t of a

d

isp

ute

or

dis

cre

pa

nci

es,

the

hard

cop

y ve

rsio

ns

shal

l go

vern

ove

r th

e e

lect

ron

ic v

ersi

ons.

Fur

ther

mo

re,

the

Clie

nt a

gre

es

and

wa

ive

s al

l fut

ure

rig

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ake

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Appendix F

Drainage Report

P231

Report to:


DRAINAGE REPORT

OCP & Zoning Amendment Application for

Lot 1, DL 85, Plan 2248 except part in Plan 43774, 43776, and 45180 and

Lot A, Plan 43774 and Rem. DL 93 all in Nanoose District

October 2019

Winchelsea View Golf Course

Winchelsea View Golf Course

Timberlake -Jones engineering

File: 335 Lantzville File: 3360-20-19-2

P232

1. INTRODUCTION

This report presents the current storm drainage situation on the subject properties. It discusses the potential impacts of development and proposes measures to mitigate its impact and maintain drainage patterns. The proposal is to amend the OCP and rezone to allow for a multi-phase development of the existing property into a yet to be determined number of residential units.

2. GENERAL DESCRIPTION OF SITE

2.1. Existing Conditions

The area to be developed is approximately 30.7 hectares and includes a golf course and a vacant residential lot. The site is moderately sloped northwards with slopes averaging 8 to 13%. Along the western boundary is Knarston Creek which flows north. Existing drainage patterns and catchment areas are shown on TJE Dwg. No. 335-STM-01.

As can be seen on this plan, runoff from the site is split into 3 primary directions. Lot 1 (SUB-A) drains to an existing ditch along Fernmar Road that directs all flow through a 525mm concrete culvert (C-1) north into a neighbouring property (OUT-1) where it continues into an existing pond which overflows to a ditch in an SRW on the east side of Lot A. Lot A (SUB-B) and part of the Rem. DL 93 (SUB-C) discharge to the adjacent properties to the north in non-channelized overland flow (OUT-2) and laneway ditches (OUT-3). This flow eventually reaches Harby Road ditch and is directed to Knarston Creek. The western portion of DL 93 {SUB-O) flows overland to Knarston Creek {OUT-4). The northern portion of DL 93 {SUB-E) is in the ALR and is not proposed for development at this time; it drains by overland flow to the Harby Road ditch {OUT-5).

Constructed irrigation ponds are located on the golf course. The pond levels are currently maintained utilizing the existing well. Water from the ponds is used for irrigation of the golf course.

The following photos, as located on TJE Dwg. No. 335-STM-01, depict the existing conditions of the site.

Photo 1: SUB-A (left) along Fernmar Road, facing west from the culvert C-1

-------------"\e--------------Winchelsea View Golf Course O Page 1

P233

Photo 2: OUT-1, facing north from C-1

Photo 3: SUB-8, facing east from clubhouse

Winchelsea View Golf Course Page 2

P234