Correspondence from Jaylem Manhas re: Development Application – 2818 Shoreline Drive

Re: Development Application – 2818 Shoreline Drive

My wife and I have lived in View Royal at 2818 Shoreline Drive since 2021, however I grew up in View Royal living on Garrington Place from 1994 until 2007, when I moved to Vancouver to pursue a University degree. My professional career has taken me around the world since leaving in 2007, however home is still in View Royal, which is why my wife and I have decided to raise our family on Shoreline. The enclosed Development Application and supporting documents detail our proposal to replace the existing Single Family Dwelling (SFD), with another SFD requesting a variance to roof height (8.0m requested, 0.5m variance) and streetside setback (6.5m requested, 1.0m variance) while complying with energy efficiency guidelines, enhancing the health of the shoreline and aesthetics of the property with native plantings, removal of invasive species and introduction of a green roof on the section of the building.

The attached application proposes replacing the existing SFD, with another SFD therefore an increase in density, and subsequent increased demand on services or traffic is not expected. The designs enclosed have been prepared with a growing family in mind, but intends to improve the condition of the neighborhood by enhancing the view of the shoreline for residents on the opposite side of the inlet, the public using the E&N Trail as well as street side with the planting of trees and shrubs. As I was privileged to have grown up in View Royal, not far from Shoreline, it is our intent to raise our growing family over the next 20+ years in the proposed SFD.

Two variances are requested in doing so. A variance to roof height is requested, where based off our roof design, the height (H) is measured from the natural grade to the tallest point on the roof. Bylaw states a maximum of 7.5m, however our design is at 8.0m on the south corner, coming from consideration of Flood Construction Level (FCL) requirements. By building at a finished grade which complies with an updated FCL, and ultimately giving a more resilient design in light of sea level rise, our roof height requires a variance. In addition to taking into account updated FCL requirements, the new design builds off the recently built home to the north and is in keeping with the size, massing and orientation of the older home to the south. The house is also designed with few windows in the side walls, respecting the privacy of the neighbors. The proposed design also takes into account energy efficiency, meeting the Step 4 Energy Code requirements, which ultimately give it a lower GHG intensity.

The second variance is to the front setback on the north end of the property. While bylaw states 7.5m should be the minimum, our design contemplates 6.5m. This gives the design flexibility to have living space on the backside of the house, while maintaining the 15m foreshore zone minimally impacted. Understanding that the proposed SFD will be built next to the shoreline, the design endeavors to enhance the health of the shoreline as well as the aesthetic for those enjoying it from the E&N trail or opposite shoreline. This is planned through new plantings, restoring shoreline vegetation through the reintroduction of native flora and removal of invasive species. The use of a green roof on part of the building, permeable paving and less lawn will further enrich the shoreline for the enjoyment of our family and community alike.

The Town of View Royal provided the ideal backdrop for my childhood and adolescence, something my wife and I want to give to our growing family. The enclosed proposal intends to not only improve the property for our own use, but it to provide enjoyment for the rest of the community as well.

Kind regards,

Jaylem Manhas