TOWN OF VIEW ROYAL COUNCIL REPORT - ENVIRONMENTAL DEVELOPMENT PERMIT – 315 STEWART AVE
Planner's report recommending approval of an Environmental Development Permit to replace a dock's uplands ramp at 315 Stewart Avenue.
TOWN OF VIEW ROYAL COUNCIL REPORT
TO: Council DATE: March 11, 2015 FROM: J. Davison, MCIP RPP, Planner MEETING DATE: March 17, 2015 FILE NO.: 3060-20-2015-01
ENVIRONMENTAL DEVELOPMENT PERMIT – 315 STEWART AVE
RECOMMENDATION
THAT Council approve Development Permit 2015/01 as per the report from the Planner dated March 11, 2015
AND THAT Development Permit 2015/01 include the following conditions:
- a shoreline restoration plan be submitted, consistent with both the Environmental Report attached to this report and to the Natural Watercourse and Shoreline Areas Development Permit Area Guidelines within the Official Community Plan, to the satisfaction of the Director of Development Services;
- a deposit for 125% of the reclamation cost estimate be provided to the Town as security against damage to the natural environment or landscaping deficiencies.
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 an application for an Environmental Development Permit to permit the replacement of a dock’s uplands ramp.
BACKGROUND
The property is zoned R-1: Detached Residential (Large Lot) and is adjacent to Lime Kiln Cove. The property has an existing dock which has fallen into disrepair and is unsafe to use. The dock and ramp itself has approval for replacement from CFB Esquimalt and the Town of View Royal for the portion of the works which do not impact the uplands, as per the Private Dock Development Guidelines. The replacement dock will be smaller in footprint than the existing dock. The applicant is applying for a Development Permit to address the environmental impact of refurbishing the access to the dock.
PROJECT INFORMATION
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 applicant has submitted the following information in support of their application:
- Applicant’s Statement – January 2015
- Environmental Report – Swell Consulting January 2015
- Dock Plans – January 2015
- Town of View Royal Project Sustainability Checklist – Applicant
- Best Management Practices for Pile Driving and Related Operations – BC Marine and Pile Driving Contractors Association – 2003
- DFO Standards and Best Practices for Instream Works: Wharf, Pier, Dock, Boathouse and Mooring.
Staff notes that there is no requirement for a variance for this project as the works to support the dock at the natural boundary already exist and the float and ramp are within the uplands and the foreshore.
ISSUES AND ANALYSIS
The focus of this application is the protection of the environment as it relates to the dock replacement. The applicant has provided a comprehensive report from Swell Environmental outlining the existing conditions, the potential impacts of the dock replacement, measures to follow during construction, and suggestions for reclamation activities within the DP area.
The report outlines recommendations and best practices for the construction activities and the reclamation activities:
- Detailed Erosion & Sediment Control and Spill Prevention and Response measures are provided.
- DFO work windows of July 1-August 1 and December 1-February 15
- Recommendations for dock and pier construction in the marine environment
- Instruction for the treatment of the single Douglas Fir at most risk of being impacted
- Schedule for a Qualified Environmental Professional to be on-site at critical stages of the project
- Shoreline ecosystem restoration recommendations
The report goes on to say that, if these measures are followed:
“...we do not expect the proposed construction activities to have any negative impacts to the current ecosystem of the 15m Development Permit Area setback. If implemented, the suggested restoration activities would provide significant improvement over the current conditions for wildlife, aquatic life and both the backshore and foreshore ecosystems.”
Staff agrees with the assessment and believes that this project will both improve the shoreline environmental condition and remove a hazard to the marine environment that is the existing dock.
Staff will be seeking a shoreline reclamation plan as a condition of the Development Permit, along with a performance deposit for 125% of the cost estimate for the works involved.
RECOMMENDATION
THAT Council approve Development Permit 2015/01 as per the report from the Planner dated March 11, 2015
AND THAT Development Permit 2015/01 include the following conditions:
- a shoreline restoration plan be submitted, consistent with both the Environmental Report attached to this report and to the Natural Watercourse and Shoreline Areas Development Permit Area Guidelines within the Official Community Plan, to the satisfaction of the Director of Development Services;
- a deposit for 125% of the reclamation cost estimate be provided to the Town as security against damage to the natural environment or landscaping deficiencies.
SUBMITTED BY: J. Davison, MCIP RPP, Planner
REVIEWED BY: L. Chase, MCIP RPP, Director of Development Services
ATTACHMENTS:
- Subject Property Map
- Subject Property Orthophoto
- Applicant’s Statement – November 2014
- Dock Plans – Michael Claxton Land Surveying Inc and Cutter Marine – 2008 and 2015
- Environmental Report – Swell Environmental – January 2015
Document Images
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