TOWN OF VIEW ROYAL COUNCIL REPORT - ENVIRONMENTAL DEVELOPMENT PERMIT - 325 BESSBOROUGH CLOSE (DOCK)
Staff recommendation to approve a development permit for a new dock including a setback variance.
TO: Council FROM: J. Davison, MCIP Planner DATE: April 23, 2013 MEETING DATE: May 7, 2013 FILE NO.: 3060-20-2013/12
ENVIRONMENTAL DEVELOPMENT PERMIT – 325 BESSBOROUGH CLOSE (DOCK)
RECOMMENDATION:
THAT Council approve Development Permit 2013/12 to permit a dock within the Environmental Development Permit area at 325 Bessborough Close;
AND THAT the Development Permit include a variance to the setback from the natural boundary to the sea from 15m to 0m.
CHIEF ADMINISTRATIVE OFFICER’S COMMENTS:
I concur with the recommendation.
DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS:
I concur with the recommendation.
PURPOSE OF REPORT:
The purpose of this report is to present the application for an Environmental Development Permit with variance for 325 Bessborough to allow the construction of a dock (float, ramp and railings). The variance is for the reduction of the setback to the natural boundary to the sea from 15m to 0m.
BACKGROUND:
The applicant is intending to build a new dock extending from an existing concrete pier and associated stairway, and railings around the pier. The pier and stairway was regularized in a Development Permit approved on September 13, 2011, but the dock application itself was tabled until the Town’s Private Dock Development Guidelines were in place.
The proposed dock has passed the initial federal Department of National Defense (DND) screening and has approval from the federal Department of Fisheries and Oceans (DFO) and Transport Canada.
PROJECT INFORMATION:
Proposal
The subject property is subject to a requirement to obtain a Development Permit according to the Natural Watercourse and Shoreline Development Permit Area (DPA). This DPA focuses on the protection of environmentally sensitive areas. The application is also to be considered in the context of the Private Dock Development Guidelines as per agreement with CFB Esquimalt.
The applicant has submitted the following information in support of their application:
- Applicant’s Statement
- Plan of Subdivision
- Plan and Elevation – West Coast Flotation Systems - April 2013
- Archaeological Assessment – Millennia Research Limited – March 2010
- Environmental Impact Assessment – Cascadia Biological Services – March 2010
- Transport Canada Minor Works Exemption Confirmation
- Current Title
The proposed Development Permit addresses the following aspects:
- Construction of a dock (float, ramp and railings) within the Development Permit Area.
- A variance to the setback from the natural boundary to the sea from 15m to 0m.
The dock itself consists of a 40ft (12m) ramp and a 12ft x 24ft (3.7m x 7.3m) float. The total length of the ramp and float to be attached to the existing pier is 19.5m, and the existing pier extends approximately 5m from the existing high water mark.
Issues and Analysis
The issue for Council to consider is whether the dock meets the Private Dock Development Guidelines, and whether the development will have an undue environmental impact within the Development Permit Area.
Environmental DP Area
Staff believes the impact within the DP area for the construction of this dock should be minimal if the work is performed as per the attached Environmental Impact Assessment from Cascadia Biological Services. The new works are attached to the existing concrete pier and the dock is affixed to the seafloor by anchor lines in a manner which satisfies DND and DFO. The works meet the Transport Canada Minor Works Exemption (see attached).
Private Dock Development Guidelines
The dock extends 25m from the surveyed natural boundary to the sea (the guidelines recommend 25m), and has a float that is 7.3m (the guidelines recommend 12m or less). It meets all of the Private Dock Development Guidelines and matches the adjacent dock at 327 Bessborough Close for scale and construction method. Both the adjacent properties have existing docks. Given the open nature of the existing pier and supports, it does not further impede traversal of the foreshore, which is difficult in this location regardless due to steep, rocky topography.
| Dock Guidelines | Proposed | |
|---|---|---|
| Ramp width | 1.6m | 1.2m |
| Float length | 12m | 7.3m |
| Total length | 25m | 25m |
Variance for the structure
Railings around the pier structure are being installed and extend over the natural boundary. The pier is and would remain extremely unsafe to use if railings were not installed. A variance is required from 15m to 0m for the works.
RECOMMENDATION:
THAT Council approve Development Permit 2013/07 to permit a dock within the Environmental Development Permit area at 283 Kerwood St;
AND THAT the Development Permit include a variance to the setback from the natural boundary to the sea from 15m to 0m.
SUBMITTED BY: J. Davison, MCIP, Planning Technician
REVIEWED BY: E. Chase, MCIP, Director of Development Services
ATTACHMENTS:
- Subject Property Map
- Context Orthophoto
- Applicant’s Statement -
- Site Plan and Elevation – West Coast Flotation Systems – April 2013
- Archaeological Assessment – Millennia Research Limited – March 2010
- Environmental Impact Assessment – Cascadia Biological Services – March 2010
- Transport Canada Minor Works Exemption Confirmation – March 2010
- Staff Photos – September 2011
Document Images
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