4358 Ross Crescent
UPDATE: JULY 2019
The development plans have been updated as per the plans included with the staff report and draft Development Variance Permit that will be considered by Council on July 15, 2019.
A public hearing will be held on July 15, 2019, at 5 p.m. in the Municipal Hall Council Chamber.
Prior to the public hearing, the applicant will host a public information meeting on July 3, 2019, at 6:30 p.m. at the St. Francis-in-the-Wood Hall, located at 4773 South Piccadilly Road, West Vancouver.
An application was submitted on March 15, 2018, to redevelop 4358 Ross Crescent with a new single family house.
The initial application was reviewed by staff and further information was requested based on coastal flood hazard assessment and protection requirements outlined by the province. This request was based on the provincial guidelines (Sections 3.5 & 3.6 of the Flood Hazard Area Land Use Management Guidelines) that deal with climate change and sea level rise projections through by the year 2100. Staff requested information certified by a qualified professional to consider flood construction levels, describing how the land would be constructed safely for the intended use.
On April 4, 2019, the applicant updated their application to include the required engineering report including the proposed flood construction level and corresponding plans proposing construction of a new single-family house and garage.
The proposed house is 2,878 sq. ft. along with basement, garage and storage space.
The rezoning application is proposed to allow rezoning of a portion of the site (1,148 sq. ft.) along the water’s edge from M-1 to RS-4 to amalgamate this portion into the larger site and regularize the zoning across the whole site.
The Development Variance Permit is proposing variances to the combined side yard restriction, the maximum retaining wall height, front yard permeability restriction and for calculation of height relative to the flood construction level determined by an engineering report. The retaining walls and the height calculation based on flood construction level are proposed to accommodate protection of the site against future risk of flooding.
FLOOD CONSTRUCTION LEVEL
With the increased risk of flooding due to climate change and sea level rise, staff are conducting analysis to develop policy and/or regulations to mitigate the risk of flood impacts. Section 524 of the Local Government Act, “the Act”, authorizes the District to designate, as a floodplain, land Council considers may be subject to flooding.
Once the District designates land as a floodplain under section 524 of the Act, the District may also specify what is commonly known as a flood construction level for that land. In addition, or alternatively, the District can regulate development in areas prone to flooding by establishing one or more development permit areas under section 488 of the Local Government Act.
In the absence of a bylaw under section 524 of the Act, or a development permit area designation under section 488, there is no legislated “flood construction level” for any particular property in West Vancouver. However, this does not mean the District is obliged to approve permits for construction on land that might be subject to flooding. In the case of building permits, section 56 of the Community Charter specifically authorizes building inspectors to require “safe use” certifications. In the case of development variance permits, it’s open to Council to require an applicant to provide some evidence, for example in the form of a professional certification, that the proposed construction is safe for the intended use.
The District requires that homes are constructed that are not knowingly predisposed to flooding events and are safe for habitation. Staff requested that the applicant provide materials from a qualified professional using the most up to date guidelines and data (i.e. the amended provincial regulations) to satisfy this requirement.
Applicant hosting information meeting
The applicant will host a public information meeting:
Wednesday, July 3, 2019, at 6:30 p.m.
St. Francis-in-the-Wood, Hall
773 South Piccadilly Road, West Vancouver
A public hearing will be held:
Monday, July 15, 2019, at 5 p.m.
Municipal Hall, Council Chamber
750 17th Street