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Council Meeting/Documents/Presentation: Development Permit 2025-06 - 2818 Shoreline Drive
Presentation

Presentation: Development Permit 2025-06 - 2818 Shoreline Drive

December 2, 2025Pages 196–2139 sections

Slide deck summarizing the development permit and variance application for a new detached dwelling, including site plans and landscape requirements.

Increase height from 7.5m to 8.0mReduce front setback from 7.5m to 6.4m$43,000.00 landscape security depositSwell Environmental Consulting report dated July 10, 2025

Development Permit 2025-06: 2818 Shoreline Drive

Page 196–213

Development Application Process

Development Permit with Variances (DPV) Application Flow Chart showing stages from review through public notification to Council decision
Development Permit with Variances (DPV) Application Flow Chart showing stages from review through public notification to Council decision
Page 196–213

Aerial Photo

Aerial photo from 2023 showing the subject property at 2818 Shoreline Drive, Portage Inlet, Shoreline Drive, Craigowan Rd, and Christie Point Apartments
Aerial photo from 2023 showing the subject property at 2818 Shoreline Drive, Portage Inlet, Shoreline Drive, Craigowan Rd, and Christie Point Apartments
Page 196–213

Subject Property

Ground-level street view of the cleared subject property on November 10, 2025
Ground-level street view of the cleared subject property on November 10, 2025
Street view of the subject property on October 2, 2025, showing the existing house relocated onto a trailer
Street view of the subject property on October 2, 2025, showing the existing house relocated onto a trailer
Ground-level street view of the subject property on November 10, 2025, showing the property after the house was moved
Ground-level street view of the subject property on November 10, 2025, showing the property after the house was moved
Page 196–213

Neighbouring Properties

Inset aerial photo showing the subject property in relation to surrounding addresses
Inset aerial photo showing the subject property in relation to surrounding addresses
Photo of the neighbouring property at 2816 Shoreline Drive
Photo of the neighbouring property at 2816 Shoreline Drive
Photo of the property at 2815 Shoreline Drive across the street
Photo of the property at 2815 Shoreline Drive across the street
Page 196–213

Rear Yard - Development Permit Area

View of the rear yard identifying Douglas firs and Garry oak trees to be retained and a Deodar Cedar to be removed and replaced with Garry oak and Shore Pine
View of the rear yard identifying Douglas firs and Garry oak trees to be retained and a Deodar Cedar to be removed and replaced with Garry oak and Shore Pine
View toward Portage Inlet and Shoreline Middle School showing a leaning Garry oak tree and a 0.6m loose rubble retaining wall
View toward Portage Inlet and Shoreline Middle School showing a leaning Garry oak tree and a 0.6m loose rubble retaining wall
Page 196–213

Site Plan

Detailed site plan for the proposed dwelling at 2818 Shoreline Drive showing replacement trees, retaining walls, a wooden walkway, gravel path, and the development permit area
Detailed site plan for the proposed dwelling at 2818 Shoreline Drive showing replacement trees, retaining walls, a wooden walkway, gravel path, and the development permit area
Page 196–213

Requested 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.

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

East Elevation drawing illustrating the building height measured from existing grade (3.07m) and the proposed finished grade (3.75m) with a 0.68m grade difference
East Elevation drawing illustrating the building height measured from existing grade (3.07m) and the proposed finished grade (3.75m) with a 0.68m grade difference

Requested Variances - Subject Property Section

Section drawing showing the proposed building profile on the subject property relative to neighbouring properties at 2816 Shoreline and 2820 Shoreline
Section drawing showing the proposed building profile on the subject property relative to neighbouring properties at 2816 Shoreline and 2820 Shoreline

2. Variance to reduce front lot line setback for a principal building from 7.5m to 6.4m

Site plan detail highlighting the requested front lot line setback variance, showing 7.5m required vs. 6.45m proposed
Site plan detail highlighting the requested front lot line setback variance, showing 7.5m required vs. 6.45m proposed

Requested Variances - Site Plan Highlight

Site plan with a yellow highlight on the rear yard development area and walkway
Site plan with a yellow highlight on the rear yard development area and walkway

Aerial Photo

Aerial photo showing the subject property's proximity to the water
Aerial photo showing the subject property's proximity to the water

Requested Variances - Accessory Structure Setbacks

  1. 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.
  2. 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.
Full site plan showing the location of the proposed wooden walkway and planting zones
Full site plan showing the location of the proposed wooden walkway and planting zones

Section: Sea to Street

1.0m Relative Sea Level Rise, app. Y2100

Page 196–213

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.
Bylaw No. 900
Page 196–213

Document Images

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Document image

Related Documents

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Zoning Bylaw No. 900, 2014

Bylaw No. 900 · Referenced in 1 section

Extracted from: 2025 12 02 Council Agenda - Agenda - Pdf