Development Permit 2021/07 - 2820 Shoreline Dr Presentation
A slide deck summarizing the staff report for the development permit at 2820 Shoreline Drive.
DEVELOPMENT PERMIT 2021/07
2820 Shoreline Dr
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.
Zoning Regulations
| 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 15m DP area is mostly grass or covered in invasive species, including English ivy, spurge laurel and St. John’s wort, 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.
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 Dr" be received for information.
Document Images
(1)