Presentation: ENVIRONMENTAL DEVELOPMENT PERMIT 2021/09 - 335 Stewart Ave

ENVIRONMENTAL DEVELOPMENT PERMIT 2021/09

Foreshore and Uplands – 335 Stewart Ave

The purpose of this report is to introduce a new application for an Environmental Development Permit with variance to permit the construction of a new boathouse structure atop an existing foreshore platform.

Aerial photograph of 335 Stewart Ave and surrounding properties on Esquimalt Harbour, with a red arrow indicating the proposed boathouse location

The property is 2923m² and zoned R-1: Detached Residential (Large Lot). The existing house is 211m² in floor area.

The property is immediately adjacent to Esquimalt Harbour, and as such a significant portion of the lot contains a Natural Watercourse and Shoreline Environmental Development Permit Area, which covers 15m above and 15m below the natural boundary to the sea.

An application for a larger boathouse structure and an uplands structure came forward in December of 2020 and was not supported by Council.

BOATHOUSE LOCATION

B.C. Land Surveyor's Site Plan for Lot 17, Block 6, Section 8, Esquimalt District, Plan 1688, showing the proposed building location relative to the 15m setback line and high water mark

The application requires the following variance:

A variance to the setback from the natural boundary to the sea from 15m to 0m for the wharf accessory building (boathouse).

The wharf accessory building (boathouse) is proposed at 142 sq. ft. (13m²).

Technical drawing showing the proposed 142 sq. ft. storage area footprint and its relation to the existing deck and wharf perimeter

There are two issues for Council to consider:

The impact of the proposal on the environment.
The impact of the variance on the use and enjoyment of adjacent properties.

Environment

The Environmental Assessment from Swell Environmental concludes that it is not expected to cause negative impacts to the Development Permit Area:

In summary, the footprint of the proposed work on the ground in the SDPA is small (37m2) and is within an existing constructed area: an existing dock, concrete pad, previously cleared bedrock, and stacked rock wall. Therefore the proposed work is not expected to cause negative impacts to the SDPA. If no sedimentation or spills occur, and invasive species removal is conducted, there are no adverse effects expected on the existing ecological condition of the SDPA. Invasive species on the property should continue to be controlled in conjunction with the landscaping maintenance. Planting native species within the SDPA is also encouraged.

Impact on Use and Enjoyment of Neighbouring Properties

Given the size and location of this boathouse, staff is of the opinion that the visual impacts on neighbouring properties will be low.

Staff is supportive of the application.

RECOMMENDATION

THAT the report from the Community Planner titled “Environmental Development Permit No. 2021/09 - Natural Watercourse and Shoreline – 335 Stewart Avenue” be received for information.