ENVIRONMENTAL DEVELOPMENT PERMIT 2021/15 - Dock Pilings – 335 Stewart Ave
A staff presentation summarizing the application for an Environmental Development Permit to replace and add dock pilings at 335 Stewart Ave.
The purpose of this report is to introduce a new application for an Environmental Development Permit with variance to permit the construction of one new dock piling and one replacement piling for an existing dock.
Requested Variances
The application requires the following variance:
- A variance to the setback from the natural boundary to the sea from 15m to 0m for the placement of a dock piling.
The owners have been concerned that one piling is not enough to withstand the stresses of tides and storms. The plan is to replace the one deteriorating creosote piling with a 12” stainless steel piling and add one additional 12” galvanized piling.
Environment
The Environmental Assessment from Swell Environmental concludes that it is not expected to cause negative impacts to the Development Permit Area provided that the DFO Best Management Practices are followed.
OCP Policy – Natural Watercourse and Shoreline DP Area
Policy direction around pilings within the OCP indicate that pilings are a preferred dock construction method, and creosote pilings are strongly discouraged. Galvanized pilings, as the applicant is proposing, is what the OCP policy asks for in dock construction.
- vii. Piers and pilings and floating docks are preferred over solid-core piers.
- viii. Docks should be constructed of stable materials that will not degrade over time. The use of unenclosed plastic foam or the use of creosote treated pilings is strongly discouraged.
DISCUSSION
There are two issues for Council to consider:
- The impact of the proposal on the environment.
- The impact of the variance on the use and enjoyment of adjacent properties.
Impact on Environment
Given the responses from DFO, CFB Esquimalt and Swell Environmental Consulting, there is little risk to the environment from the proposal.
Impact on Use and Enjoyment of Neighbouring Properties
Given the location of the dock, staff is of the opinion that the visual impacts of an additional piling on neighbouring properties will be minimal.
Staff is supportive of the application.
RECOMMENDATION
THAT Council approve Development Permit 2021/15;
AND THAT Development Permit 2021/15 include the following variance:
- A variance to the setback from the natural boundary to the sea from 15m to 0m.
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