TOWN OF VIEW ROYAL PLANNING, DEVELOPMENT AND ENGAGEMENT REPORT: DP2023-01 – 2820 SHORELINE DRIVE

TOWN OF VIEW ROYAL PLANNING, DEVELOPMENT AND ENGAGEMENT REPORT

TO: Committee of the Whole FROM: Jeff Chow, RPP, MCIP, Senior Planner DATE: June 7, 2023 MEETING DATE: June 13, 2023

ENVIRONMENTAL DEVELOPMENT PERMIT WITH VARIANCES – DP2023-01 – 2820 SHORELINE DRIVE

RECOMMENDATION:

THAT the report dated June 7, 2023, from the Senior Planner titled “Environmental Development Permit With Variances – DP2023-01 – 2820 Shoreline Drive” be received for information.

PURPOSE:

The purpose of this report is to present a new application for an Environmental Development Permit with variances requested to permit a patio, retaining walls, stairs, and a wooden walkway to be rebuilt at 2820 Shoreline Drive.

BACKGROUND:

The 1570m² parcel is zoned R-1: Detached Residential (Large Lot) and is located at the end of Shoreline Drive on the Portage Inlet waterfront. On the subject parcel there is a circa 1967 detached dwelling and a small dock on the north side. Most of the site is within the Natural Watercourse and Shoreline Development Permit Area as shown in Figure 1. Development Permit 2021/07 was approved to permit a building addition as shown in Figure 2. A building permit has been issued and construction is in progress.

PROPOSAL:

The applicant proposes to replace retaining walls, stairs and wood walkways/platforms that are at or past the lifespan, and replace a patio at the north end of the house with a smaller patio. Mortared rock retaining walls would be replaced with gabion walls. Measures to address development permit guideline targets include extensive removal of invasive plant species on the property and native planting including trees in a restoration area as shown in Figure 3.

Specific proposed works are detailed in Attachments 3 and 4, and summarized as follows:

1. remove asphalt driveway and replace with permeable grass-turf pavement;
2. replace the wooden deck and steps along the shoreline to the dock (Figure 4)
3. replace concrete patio north of the house with a smaller patio (see Figure 5)
4. replacement of mortared rock walls with rock filled gabions (see Figure 6),
5. replace a failing mortared rock wall along the shared property line with 2818 Shoreline drive (neighbours’ authorization provided) with a segmented stone wall (Figures 7&8)
6. install ornamental flower garden planting beds above retaining wall on southwest shoreline
7. removal of invasive species, in particular English ivy (Hedra helix) along the shoreline (see Figure 7); and
8. modify plantings within the Development Permit Area, as follows: a. all plantings along the shoreline (3-5m) are native species and are replacing existing invasive species (e.g. English ivy); and b. remaining plantings are a mix of native and ornamental species (replacing lawn, English ivy, and existing ornamental plantings).

Requested Variances

The following variances are requested:

1. Variance to the prohibition of retaining walls constructed within the setback from the natural boundary to the sea.
2. Variance to the setback for a replacement wooden deck and stairs from 15m to 0m. The deck is part of a walkway leading to an existing dock).

DISCUSSION:

The application addresses the Natural Watercourse and Shoreline Areas Development Permit Area Guidelines as follows:

• Development is contained upland of the present natural boundary.
• Invasive non-native plant species would be removed and replaced with primarily native plants.
• The development would not adversely impact or affect existing habitat for marine vegetation or organisms, or terrestrial species, including birds.
• The proposal would replace mortared rock walls primarily with gabions, a high-mid tier feature on the scale of shore stabilization methods identified in the OCP to stabilize the slope and protect the property.
• A report from a Registered Professional Biologist (Attachment 3) provides recommendations that will be incorporated as conditions of the development permit. The biologist has signed off on the proposed work and agrees that the proposed works would not adversely impact the natural environment.

The variances for structures within 15m of the natural boundary can be supported because they would permit existing mortared rock retaining walls to be rebuilt in a more sustainable manner using vegetated gabions and would permit wooden walkways, a wooden deck platform leading to an existing dock and stairs to be rebuilt to provide safe access to the natural boundary. The only mortared rock wall to be replaced with a block wall is along the shared property line and would not affect the marine environment. No retaining walls would exceed 1.2m height.

The application was referred to the BC Ministry of Water, Land and Resource Stewardship (formerly Crown Lands) (the waters in Portage Inlet are provincial jurisdiction) and to the CRD Gorge Waterway Initiative. Comments received from external agencies will be shared with Council. The “Reduced Risk Fisheries Window” for works along marine shorelines is July 1 and October 1st.

SUSTAINABILITY/CLIMATE CHANGE IMPACTS:

The proposal meets the environmental design guidelines for the Natural Watercourse and Shoreline Areas Development Permit Area in the Official Community Plan.

FINANCIAL IMPLICATIONS:

There are no financial implications associated with this application.

CONCLUSION:

The application and associated variances can be supported because they support the reconstruction of existing structures in a manner that minimizes environmental impacts and facilitates the restoration of a natural area. Pending comments from the Committee of the Whole meeting and external agencies, notification of a Council meeting to consider the development permit and associated variances can be conducted.

CONCURRENCE:

REVIEWED BY:

Attachments:

1. Location plan
2. Applicant Letter, January 5, 2023
3. Biologists Report, Swell Consulting, January 4, 2023 (16 pages)
4. Landscape Plan – Andrew van Egmond (10 pages)
5. Shoreline wall design