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Committee of the Whole/Documents/DEVELOPMENT PERMIT 2022/04 - 53 Knollwood Road (Presentation)
Presentation

DEVELOPMENT PERMIT 2022/04 - 53 Knollwood Road (Presentation)

May 10, 2022Pages 144–1508 sections

Presentation slides summarizing the slope stabilization project and requested variance.

2 APPROVAL OF AGENDA
Variance for wall height (up to 2.0m)Native planting area: 425-485 m2

DEVELOPMENT PERMIT 2022/04

53 Knollwood Road

Page 144–150

PURPOSE

  • Development permit application to install retaining walls and landscaping to stabilize a slope within the Natural Watercourse and Shoreline Development Permit Area
  • A variance to the height of retaining walls is requested.
Aerial map showing property boundaries and topography for 53 Knollwood Road
Aerial map showing property boundaries and topography for 53 Knollwood Road
Page 144–150

Background

  • Land slip 1995
  • A variance to the height of retaining walls is requested.
Photograph of the sloped backyard leading down to the shoreline
Photograph of the sloped backyard leading down to the shoreline
Technical site plan showing 15 m setback line, proposed seawall, gabion walls, and existing structures
Technical site plan showing 15 m setback line, proposed seawall, gabion walls, and existing structures
Page 144–150

VARIANCE

  • Height of retaining walls from 1.2m to up to 2.0m tall.
  • The variance can be supported, given that:
    1. Geotechnically engineered for slope and provides some flexibility against a moving slope that a rigid wall cannot
    2. Plants to soften and strengthen wall
    3. Sea wall is in a mudflat environment with low wave energy erosion impacts even with sea level rise
Cross-section diagram of the proposed retaining wall system showing elevations and planting details
Cross-section diagram of the proposed retaining wall system showing elevations and planting details
Page 144–150

BIOLOGIST’S REPORT

The Biologist’s report provides recommendations to be incorporated into the development permit, including:

  1. Work to be conducted during the summer Reduced Risk Fisheries Window for marine shorelines (July 1 to October 1)
  2. The work will be conducted is such a way to minimize the impact to the shoreline and no permanent structures or land alteration are proposed below/past the Present Natural Boundary.
  3. The patch of Lyngbye’s sedge on the west end of the shoreline will be protected during construction.
Page 144–150

CONCLUSION

The proposal can be supported for the following reasons:

  1. Total area of native plantings will increase. Approximately 425-485 m2 of native planting is proposed. This is roughly 85% of the DPA, exceeding the guideline target of 50%
  2. The works will include invasive species removal
  3. No large-scale negative impacts are expected to the marine environment
  4. Gabion walls are low on the list of preferred soft-to-hard measures for stabilizing shorelines but are recommended by the project biologist and geotechnical engineer as the least invasive approach given the site context
Page 144–150

NEXT STEPS

Notification of a Council meeting to consider the application can be conducted once the following has been provided:

  • Legible copies of the landscape plans
  • Landscape cost estimate for hard and soft landscaping
Page 144–150

RECOMMENDATION

THAT the May 4, 2022 report from the Senior Planner titled “Environmental Development Permit No. 2022/04 – 53 Knollwood Road” be received for information

Page 144–150

Document Images

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Extracted from: 2022 05 10 Committee of the Whole Agenda - Agenda - Pdf