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Committee of the Whole/Documents/Presentation: DEVELOPMENT PERMIT 2021/16 - 1 Midwood Road
Presentation

Presentation: DEVELOPMENT PERMIT 2021/16 - 1 Midwood Road

November 9, 2021Pages 127–1383 sections

A slide presentation summarizing the planning, environmental, and geotechnical aspects of the development permit application for 1 Midwood Road.

2. APPROVAL OF AGENDA (motion to approve)
November 9, 2021Two-lot subdivision4.04m Flood Construction Level

DEVELOPMENT PERMIT 2021/16

1 Midwood Road

Environmental Development Permit application to facilitate a two-lot subdivision

Location map showing 1 Midwood Road as the subject property near Craigflower Creek, View Royal Elementary School, and Portage Inlet
Location map showing 1 Midwood Road as the subject property near Craigflower Creek, View Royal Elementary School, and Portage Inlet
Aerial view of the subject property at 1 Midwood Road, showing its proximity to Portage Inlet and the Midwood pump station
Aerial view of the subject property at 1 Midwood Road, showing its proximity to Portage Inlet and the Midwood pump station

Shoreline Characteristics

Photo 11 showing ornamental vegetation and a deteriorating concrete shoreline walkway along the property edge
Photo 11 showing ornamental vegetation and a deteriorating concrete shoreline walkway along the property edge
Photo 11. Ornamental vegetation along the property edge, and shoreline walkway, off the property. Existing mortared rock wall to remain. The walkway is deteriorating and could potentially be a Green Shores for Salmon Demonstration Project with the Stewardship Centre for BC, Capital Regional District, and Town of View Royal.
Photo 16 showing the Portage Inlet mudflat, riprap shoreline, and shoreline walkway
Photo 16 showing the Portage Inlet mudflat, riprap shoreline, and shoreline walkway
Photo 16. Portage Inlet mudflat, riprap shoreline, and shoreline walkway, all off the property. Mortared rock wall above path to be retained.

Subdivision Plan

Proposed Subdivision Plan of Lot A, Section 29, Esquimalt District, Plan 41166 (P.I.D. 000-530-000) dated September 4, 2020, showing the creation of Lot 1 (674 m²) and Lot 2 (722 m²)
Proposed Subdivision Plan of Lot A, Section 29, Esquimalt District, Plan 41166 (P.I.D. 000-530-000) dated September 4, 2020, showing the creation of Lot 1 (674 m²) and Lot 2 (722 m²)
Page 127–138

Discussion

  1. Development Permit Area Guidelines
  2. Zoning
  3. Next Steps

1. Development Permit Area Guidelines

  • Natural Watercourse and Shoreline Areas DPA covers the area within 15m of the natural boundary of the sea
  • Materials to address guidelines:
    • Report from Registered Professional Biologist
    • Landscape plan
    • Report from Geotechnical Engineer.

Biologist’s report:

  • Salt marsh shore
  • No rare or uncommon wildlife or plant species were observed
  • No current bird nesting
  • The riprap along the shore and a mortared rock retaining wall are proposed to remain, but this site and the surrounding area are good candidates for Green Shores for Salmon shoreline restoration projects

Landscape Plan

Landscape plan for Proposed Lot 1 and Lot 2, detailing native plantings, lawn areas, and retained shoreline access
Landscape plan for Proposed Lot 1 and Lot 2, detailing native plantings, lawn areas, and retained shoreline access

Landscape Details:

  • LOT 1:
    • DPA ≈ 250m2
    • 155m2 native plantings
    • 95m2 lawn
    • Retain existing shoreline access
  • LOT 2:
    • DPA ≈ 300m2
    • 205m2 native plantings
    • 95m2 lawn
    • Retain existing driveway and access stairs

Geotechnical Report

Tsunami

  • Notes this site is in a low energy environment for wave action
  • Sheltered location not likely to have significant wave run-up from a tsunami event.

Sea Level Rise

Conservative approach:

  • “Combined Method” of the Provincial Flood Hazard Land Use Management Guidelines
  • a 1:500-year storm event to set a Flood Construction Level (alternative is 1:200 year storm event)

Additional information:

  • Impact on DPA from techniques to protect property (e.g. site grading)
  • Are plantings in sea level rise

Flood Construction Level Analysis

Annotated subdivision plan showing the 4.04m Flood Construction Level and projected sea level rise for the year 2100
Annotated subdivision plan showing the 4.04m Flood Construction Level and projected sea level rise for the year 2100

4.04m Flood Construction Level Includes:

  • 2.11m HHWLT plus:
    • 1.30m 1:500 storm surge
    • 0.33m wave effect
    • 0.30m freeboard

Projected Year 2100:

  • 2.11m Higher High Water Large Tide
  • Includes + 0.79m Sea Level Rise
    • 0.17 Uplift

2. Zoning

  • Proposed lot sizes and dimensions comply with requirements of the R-1B Detached Residential (Large Lot) zone
  • No variances are requested

3. Next Steps

Additional information:

  • Impact on DPA from techniques to protect property from sea level rise (e.g. site grading)
  • Are plantings in sea level rise
Page 127–138

RECOMMENDATION:

THAT the November 5, 2021 report from the Senior Planner titled “Environmental Development Permit 2021/16 - 1 Midwood Road” be received for information.

Page 127–138

Document Images

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Extracted from: 2021 11 09 Committee of the Whole Agenda - Agenda - Pdf