2870 Bellevue Avenue
First reading of the proposed rezoning was approved at the October 18, 2021 Council meeting.
On November 23, 2021, Council approved the Development Variance Permit and adopted the Zoning Bylaw Amendment, following a public hearing. A summary of the meeting can be found here.
In advance of the public hearing, the applicant hosted a virtual public information meeting on November 16, 2021.
October 2021 update
Council will consider first reading of the proposed rezoning, and consider the proposed development variance permit for a first time at their meeting on October 18, 2021, at 6 p.m.
Should the proposal move forward, there will be opportunities for public input through an applicant-hosted public information meeting, neighbour notification, and public hearing at Council. More information will be posted here once dates are set.
The District has received an application to redevelop 2870 Bellevue Avenue, a waterfront property, with a new single-family house.
The rezoning application is proposed to allow rezoning of a portion of the site (35.4 m2) along the water’s edge from M1 to RS4 to amalgamate this portion into the larger site and regularize the zoning across the whole site.
The development variance permit would allow the height, highest building face, basement floor area exemptions, and retaining walls of the home to be measured relative to the flood construction level (FCL). The FCL for the site, as determined by a coastal engineer, is 6.4 metres above sea level, compared to the existing average grade of 4.8 metres. Construction of the main level of the proposed single-family house above the FCL is required in order to protect the site from flooding due to sea level rise and storm events.
Design considerations have been made by the applicant to minimize the difference in building height compared to neighbouring properties. Landscaping, a considerable replanting plan, and stepped retaining walls will provide additional greenery and privacy along the transitions to neighbouring properties.
Conditions of the proposed development variance permit ensure that a stormwater management plan will be provided in advance of building permit approval, demonstrating surface runoff is retained on the property and managed in accordance with the District’s criteria.
In May 2021, the applicant conducted preliminary consultation with nearby neighbours. Opportunities for further public consultation will be provided in accordance with the Development Procedures Bylaw as the process continues.
Please contact Kaelin Koufogiannakis, assistant planner (contact information at right), should you have any questions on the proposal.
FLOOD CONSTRUCTION LEVEL BACKGROUND
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 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 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.