TOWN OF VIEW ROYAL COMMITTEE OF THE WHOLE REPORT: DEVELOPMENT PERMIT WITH VARIANCES APPLICATION NO. 2025-06 - 2818 SHORELINE DRIVE

TOWN OF VIEW ROYAL COMMITTEE OF THE WHOLE REPORT

TO: Committee of the Whole FROM: J. Chow, RPP, MCIP, Senior Planner DATE: October 24, 2025 MEETING DATE: November 12, 2025

DEVELOPMENT PERMIT WITH VARIANCES APPLICATION NO. 2025-06 - 2818 SHORELINE DRIVE

RECOMMENDATION:

THAT the Committee recommend that Council, after giving notice, consider the following motion:

THAT Council authorize the issuance of Development Permit with Variances Application No. 2025-06 for 2818 Shoreline Drive in accordance with plans submitted to the Development Services Department on July 14, 2025, subject to the development meeting the regulations of Zoning Bylaw No. 900, 2014, except for the following variances:

1. Increase to the maximum height of a detached residential building from 7.5m to 8.0m.
2. Reduce the minimum front lot line setback for a principal building from 7.5m to 6.4m.
3. Reduce the minimum setback for an accessory structure from the rear lot line from 1.2m to 0.0m to permit an elevated wooden walkway.
4. Reduce the minimum setback for an accessory structure from the natural boundary of the sea from 15.0m to 0.0m to permit an elevated wooden walkway.

AND THAT Development Permit with Variances Application No.2025-06 for 2818 Shoreline Drive include the following as conditions of the development permit:

1. Works are to be conducted in accordance with the recommendations of the following reports: a. “Natural Watercourse and Shoreline Development Permit Area Review for 2818 Shoreline Drive, Victoria, BC, Town of View Royal” prepared by Swell Environmental Consulting and dated July 10, 2025. b. “Tree Assessment and Development Report” prepared by Scotty Tree & Arborist and dated July 10, 2025. c. “Flood Construction Level Assessment” prepared by Ryzuk Geotechnical and dated September 22, 2023.
2. A landscape security deposit of $43,000.00 for landscaping and protection of the natural environment shall be provided prior to the issuance of a building permit.

ALTERNATIVE OPTIONS:

THAT Development Permit Application with Variances Application No.2025-06 for 2818 Shoreline Drive be declined.

Should Council support this alternative option, the best practice is for Council to provide detailed reasons why it was considered that the application does not comply with the Natural Watercourse and Shorelines Development Permit Area guidelines and/or why a variance is not supported.

PURPOSE:

The purpose of this report is to introduce Development Permit with Variances Application No. 2025-06 for 2818 Shoreline Drive to alter land in the Natural Shoreline and Watercourse Development Permit Area (DPA), vary height and siting requirements for a proposed detached dwelling, and vary siting requirements for a walkway.

DEVELOPMENT APPLICATION PROCESS:

Figure 1 below outlines the Development Permit with Variance application process. The red star identifies where the application falls within the process.

Figure 1: Development Permit with Variances (DPV) application process

BACKGROUND:

The 1087m² subject property is a waterfront parcel situated on Portage Inlet as shown in Figure 2. The shore is a shallow mudflat. A 1950s-era dwelling has been decommissioned for relocation off site.

Figure 2. Property location air photo, 2023

As shown in Figure 3, the rear yard is primarily lawn with ornamental plants. There are four trees in the rear yard: two Douglas firs, one Deodar Cedar and a Garry oak with a pronounced lean (see Figure 4).

Figure 3. View of rear yard development permit area, 2025

Figure 4. View along Portage Inlet shoreline

DESCRIPTION OF PROPOSAL

The applicant proposes to alter land within the Natural Watercourse and Shoreline DPA and construct a new dwelling (Attachments 2 and 5).

Proposed works within the DPA are shown in Figure 5 and are as follows:

1. Remove ornamental plantings and lawn in rear yard.
2. Replant 93.3% of land within the development permit area with native plants and salt tolerant plants (near the natural boundary).
3. Construct a 0.6m wide elevated wooden walkway (< 0.4m high) and gravel path on 6.7% of the land within the DPA for shore and yard access, respectively.
4. Remove one non-native Deodar cedar and replace with one Garry oak and one Shore pine along the north property line. The replacement trees are native species suited to the location.
5. Install a storm water infiltration trench & overflow lawn basin, or alternatively a drain rock-lined dry riverbed.
6. Repair a 0.6m high rubble retaining wall (see Figure 4) along the natural boundary with hand-placed rocks to create planting pockets.
7. Construct a retaining wall up to 1m tall along the south boundary where the adjacent property is lower.

Figure 5. Proposed site work

Variances to Zoning Bylaw requirements are also requested as follows:

1. Increase the maximum building height from 7.5m to 8.0m for the principal dwelling.
2. Reduce the front lot line setback from 7.5m to 6.4m for a principal dwelling.
3. Permit a structure (0.6m wide wooden walkway) within 0m of the natural boundary and the rear lot line.

The Zoning Bylaw requires a security deposit for landscaping and screening installation to ensure that all such works are completed in accordance with the approved development permit. If the development permit is approved, a works and services agreement and a tree permit will be required prior to building permit issuance.

ANALYSIS:

Development Permit Area Guidelines

The Natural Watercourse and Shoreline DPA applies to the area within 15m of the natural boundary of the sea. On this property it covers much of the rear yard. A summary of how the proposal addresses the DPA guidelines can be found in Attachment 6. The proposal can be supported because it would substantially comply with guidelines by:

• Restoring 93% of land within the DPA with native species and ecologically appropriate vegetation. This would be almost double the DPA target of 50% of the shore length.
• Siting the elevated wooden walkway and gravel path to minimize impact on trees and sensitive areas.
• Managing storm water by using an infiltration trench and overflow lawn basin or alternatively a drain rock lined dry riverbed to sensitively manage storm water by focusing on infiltration and release of storm water in ways and quantities that mimics natural patterns, avoids scouring and erosion, and results in fewer pollutants entering the sea.
• Repairing loose areas in the approximately 0.6m high retaining wall with hand placed rocks. The work would be minor and would have little environmental impact.
• Retaining the leaning Garry oak that overhangs the waters edge would be preserved as strongly encouraged in the DPA guidelines to provide shade, protection and feeding habitat for fish and wildlife.

Variances

1. Variance to increase the permitted height of a building from 7.5m to 8.0m

The height variance is requested to address coastal flood hazards. The submitted Flood Level Risk Assessment prepared by Ryzuk Geotechnical (Attachment 4) recommends a 3.46m (CGVD28) flood construction level, which is the minimum elevation for the underside of a building’s floor system for habitable space. Most of the lot has a grade less than 3.46m.