ENVIRONMENTAL DEVELOPMENT PERMIT 2021/14 - Dock Pilings – 333A Stewart Ave

ENVIRONMENTAL DEVELOPMENT PERMIT 2021/14

Dock Pilings – 333A 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 two new dock pilings 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 two dock pilings.

The owners have been concerned that pilings are needed to withstand the stresses of tides and storms. The plan is to add two galvanized 12" pilings to the dock.

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 two additional pilings on neighbouring properties will be minimal.

Staff is supportive of the application.

RECOMMENDATION

THAT Council approve Development Permit 2021/14;

AND THAT Development Permit 2021/14 include the following variance:

• A variance to the setback from the natural boundary to the sea from 15m to 0m.