ENVIRONMENTAL DEVELOPMENT PERMIT WITH VARIANCE 37 STONERIDGE DR
Staff report recommending approval for a development permit to build a deck near a wetland boundary.
TOWN OF VIEW ROYAL COUNCIL REPORT
TO: Council DATE: April 10, 2019 FROM: J. Davison, MCIP RPP, Community Planner MEETING DATE: April 16, 2018 FILE NO.: 3060-20-2019-05
ENVIRONMENTAL DEVELOPMENT PERMIT WITH VARIANCE 37 STONERIDGE DR
RECOMMENDATION
THAT Council approve Environmental Development Permit No. 2019/05 as per the report dated April 10, 2019 from the Community Planner.
AND THAT Environmental Development Permit No. 2019/05 contain the following variance:
Variance from the 30m setback to 8m from the natural boundary of any lake, pond, marsh or stream, subject to the Provincial Riparian Area Regulations.
AND THAT Environmental Development Permit No. 2019/05 have the following conditions:
- Planting of native plants only
- Removal of non-native plants (blackberry) in the area
- Implementation of erosion and sediment control measures during construction
- Environmental monitoring coordinated with the QEP (biologist)
as per Sections 4 and 5 of the attached Riparian Areas Assessment Report dated August 24, 2018.
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 with variance to permit a deck within the Riparian Areas Regulation setback of the Stoneridge Wetland.
BACKGROUND
The applicant is proposing to build a deck on previously disturbed ground (patio, lawn and some invasive species) 8m from the natural boundary of the Stoneridge Wetland. This requires a Riparian Areas Assessment and variance from the SPEA setback as set by a Registered Professional Biologist.
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:
- Site Plan – applicant
- Construction Plans - applicant
- Environmental Assessment – Swell Environmental – August 24, 2018
- Project Sustainability Checklist – applicant
The application requires a variance:
- Variance from the 30m setback to 8m from the natural boundary of any lake, pond, marsh or stream, subject to the Provincial Riparian Area Regulations.
Note that the variance is to the indicated natural boundary in the RAR report and not to the property line (indicated as 7.32m – minimum in the R-1B zone is 6m).
The Swell RAR Assessment Report outlines measures to protect and maintain the SPEA:
- Planting of native plants only
- Removal of non-native plants (blackberry) in the area
- Erosion and sediment control measures during construction
- Environmental monitoring coordinated with the QEP (biologist).
ISSUES AND ANALYSIS
There is one issue for Committee (and then Council) to consider:
- The impact of the deck on the environment.
Impact on Environment
The Swell Environmental report has the following conclusion:
If the development is implemented as proposed by the development proposal there will be no harmful alteration, disruption, or destruction of natural features, functions and conditions that support fish life processes in the riparian assessment area in which the development is proposed.
CONCLUSION
The concern of the Development Permit area designation is environmental impact. The Riparian Areas Regulation Assessment Report has indicated that there is no negative impact from the proposed deck.
Staff has no concerns with the proposal.
RECOMMENDATION
THAT Council approve Environmental Development Permit No. 2019/05 as per the report dated April 10, 2019 from the Community Planner.
AND THAT Environmental Development Permit No. 2019/05 contain the following variance:
Variance from the 30m setback to 8m from the natural boundary of any lake, pond, marsh or stream, subject to the Provincial Riparian Area Regulations.
AND THAT Environmental Development Permit No. 2019/05 have the following conditions:
- Planting of native plants only
- Removal of non-native plants (blackberry) in the area
- Implementation of erosion and sediment control measures during construction
- Environmental monitoring coordinated with the QEP (biologist).
as per Sections 4 and 5 of the attached Riparian Areas Assessment Report dated August 24, 2018.
SUBMITTED BY: J. Davison, MCIP RPP, Planner
REVIEWED BY: L. Chase, MCIP RPP, Director of Development Services
ATTACHMENTS:
- Subject Property Map – staff
- Subject Property Orthophoto - staff
- Site Plan – applicant
- Construction Plans - applicant
- Riparian Areas Regulation Assessment Report – Swell Environmental – August 24, 2018
- Project Sustainability Checklist – applicant
Document Images
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