ENVIRONMENTAL DEVELOPMENT PERMIT 2021/07 - 2820 SHORELINE DRIVE
Staff report recommending approval of an Environmental Development Permit with a variance to allow a house addition within the 15m shoreline setback.
TOWN OF VIEW ROYAL
COMMITTEE OF THE WHOLE REPORT
TO: Committee DATE: May 4, 2021 FROM: J. Davison, MCIP RPP, Community Planner MEETING DATE: May 11, 2021 FILE NO.: 3060-20-2021-07
ENVIRONMENTAL DEVELOPMENT PERMIT 2021/07 - SHORELINE AND NATURAL WATERCOURSE DEVELOPMENT PERMIT AREA - 2820 SHORELINE DRIVE
RECOMMENDATION
THAT the report dated May 4, 2021 from the Community Planner titled "Environmental Development Permit No. 2021/07 - Shoreline and Natural Watercourse Development Permit Area - 2820 Shoreline Drive" be received for information.
CHIEF ADMINISTRATIVE OFFICER’S COMMENTS
I concur with the recommendation.
DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS
I concur with the recommendation.
PURPOSE OF REPORT
The report introduces the application for a Shoreline and Natural Watercourse Environmental Development Permit with variance to permit an addition to the dwelling at 2820 Shoreline Dr.
BACKGROUND
The existing mid-century dwelling on the property is in a lawfully non-conforming siting within an R-1: Detached Residential (Large Lot) zone, constructed well before the Town was incorporated (est. 1960). As the property is itself a small rocky bluff forming a peninsula, most of it is within the 15m setback from the natural boundary and the associated Environmental Development Permit Area. The property has a small dock on the north side, used for launching canoes. It is a large lot at 1,570m².
Any new development on the property must either conform to the current zoning regulations or receive a variance to those regulations.
PROJECT INFORMATION
The applicant proposes an addition to the existing house. In the figure below the green line delineates the buildable area on the property; the portion of the property outside the Development Permit Area. Illustrated in orange are the areas of addition to the house which are within the 15m setback. Most of the projection on the north side of the house is roof overhang and is less than 1m. The area on the southwest side of the house is existing footprint which is being built up into, approximately 3m into the setback. This is the requested variance: setback from the natural boundary from 15m to 12m.
The addition to the property is otherwise within the requirements of the R-1 zone. The table below details the proposal.
| Zoning Regulation | Permitted | Proposed |
|---|---|---|
| Building Floor Area | 372m² + 45m² garage | 240.35m² + 45m² garage |
| Floor Space Ratio (FSR) | 0.42 | 0.15 |
| Lot Coverage | 40% | 22% |
| Building Height | 7.5m | 5.45m |
Requested Variances
- Variance to the special setback to the natural boundary of the sea within Section 3.8.2.a of Zoning Bylaw No. 900, 2014 from 15m to 12m.
Environment
The applicant has provided an Environmental Review for the site. The 15m DP area is mostly grass or covered in invasive species, including English ivy, spurge laurel and St. John’s wort.
The report proposes that the invasive species are to be removed and a 5m wide strip be planted with native species along 25m of the shoreline. The applicant has also indicated a restoration area adjacent to the house and area of roof overhang. The Environmental Assessment report indicates that the proposed restoration will improve the ecological condition of the DP area.
The details of the proposed works are within the Environmental Review and will form the conditions of the Development Permit. The Town will take a deposit to ensure the landscaping works are completed in accordance with the Development Permit conditions.
The building floorplate is high enough due to the siting of the house on a rocky outcropping that there are no sea level rise concerns on the property.
The construction staging area is indicated on the plans, outside of the DP area and on the existing driveway; an ideal location.
DISCUSSION
Due to the very minimal incursion into the 15m DP area, the degree of constraint placed on the property with the 15m setback to the natural boundary, and the proposed restoration of the shoreline area staff is of the opinion that the proposal provides a net benefit to the property.
There are no visual impact concerns for neighbouring properties. There is significantly more benefit than drawback to both the living and ecological conditions on the property. Staff is supportive of the application.
NEXT STEPS
After noticing properties within 100m of the site, the application is expected to come forward to the regular meeting of Council on June 1st 2021 for consideration.
RECOMMENDATION
THAT the report dated May 4, 2021 from the Community Planner titled "Environmental Development Permit No. 2021/07 - Shoreline and Natural Watercourse Development Permit Area - 2820 Shoreline Drive" be received for information.
SUBMITTED BY: J. Davison, MCIP RPP, Planner
REVIEWED BY: L. Chase, MCIP RPP, Director of Development Services
ATTACHMENTS:
- Subject Property Map
- Letter to Mayor and Council – Applicant – March 19, 2021
- Plans and Elevations – Applicant – March 19, 2021
- Swell Environmental Review – March 16, 2021
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