REQUEST FOR DECISION
MEETING DATE: June 16, 2026 Report No. APC-26-014
TO: Advisory Planning Commission
FROM: Kirsten Dafoe, Planner II and Bill Brown, Director of Development Services
SUBJECT: Development Variance Permit Application - 721 Aldebury Street
RECOMMENDATION:
Recommendation
That the Commission recommend that Council approve, approve with conditions, or deny the Development Variance Permit application to reduce the number of required parking spaces for the proposed scientific laboratory business at 721 Aldebury Street, with the variances outlined in the “Purpose of Application” section of staff report no. APC-26-014, including reasons for the recommendation.
Body
EXECUTIVE SUMMARY:
The applicant proposes to relocate their scientific laboratory to the property located at 721 Aldebury Street. The property is developed with a 2-storey building and has previously contained light industrial uses. A laboratory is a permitted use in the Light Industrial [I-1] zoning of the property
To allow the establishment of a laboratory use, variances to the Parking Bylaw, 2025, No. 3089 are required, as outlined in the “Purpose of Application” section of this staff report. The variances requested are to reduce the minimum required vehicle parking supply and to reduce the minimum required loading space requirements specifically for a laboratory use.
Consideration of this application should focus on the impacts of the requested parking reduction and suitability of the parking provision for the proposed use.
BACKGROUND:
Relevant Policy:
Official Community Plan Bylaw, 2018, No. 2922
Zoning Bylaw, 1992, No. 2050
Parking Bylaw, 2025, No. 3089
Development Application Procedures and Fees Bylaw, 2012, No. 2791
Advisory Planning Commission Bylaw, 2012, No. 2792
Local Government Act
Purpose of Application:
The applicant proposes to relocate their scientific laboratory to the existing industrial building located at 721 Aldebury Street. The development of the property restricts the area available for parking, with the site plan indicating a possible 11 parking spaces. This proposed parking layout would involve the elimination of an existing required loading space. To reduce the minimum required parking space and loading space supply, the following variances to the Parking Bylaw, 2025, No. 3089 are required:
• Section 10(2) - Vehicle Parking Supply: to reduce the minimum required vehicle parking supply for a laboratory with a gross floor area of 850 square meters, located in the Esquimalt Frequent Transit Designated Area, from 19 spaces to 11 spaces.
• Section 19(2) - Loading Space Supply: to reduce the minimum required vehicle parking supply for a laboratory with a gross floor area of 850 square meters from 1 space to 0 spaces.
If the development variance permit no. DVP00188 is approved for these variances, Development Services staff could then support the business licence and building permit applications for the proposed scientific laboratory use of the property at 721 Aldebury Street. If development variance permit no. DVP00188 is not approved, the proposed use would not be able to acquire a business licence for the location.
Application Timeline:
May 26, 2026 - Application submitted
Context:
Applicant: Tara Macdonald - Biologica Environmental Services Ltd.
Owner: 721 Aldebury Holdings
Lot Area: 1,184m2
Existing Land Use Designation: Business
Proposed Land Use Designation: Business
Surrounding Land Uses:
North: Light Industrial
South: Light Industrial, Two-Family Residential
East: Light Industrial, Single-Family Residential
West: Single-Family Residential, Two-Family Residential
Zone Designation: Light Industrial [I-1]
Referral Comments:
The development variance permit application was circulated to Building Inspection, Engineering Services, and Fire. At the time of writing, no comments have been received.
ANALYSIS:
OCP Analysis:
The proposed scientific laboratory use is consistent with the Official Community Plan’s Business Land Use Designation.
Section 7.2 Esquimalt Business Park states an objective to encourage the maintenance and viability of the business sector within Esquimalt to provide for local employment and a diversified workforce. Policies in this section of relevance to the requested variance include:
• Industrial and business uses associated with clean technology are strongly encouraged to locate in the industrial park in order to take advantage of the proximity to the region’s high tech sector.
• Reductions in off-street parking requirements may be considered in new industrial and business developments where the following are provided:
1. An appropriate number of secure bicycle storage spaces;
2. Shower and change rooms;
3. Visitor bicycle parking spaces; and
4. Building location within short walking distance of a regional bus route.
Zoning Analysis:
A laboratory is a permitted use within the Zoning Bylaw’s Light Industrial [I-1] zone.
Though the existing building on the property does not conform to all requirements of the Zoning Bylaw’s I-1 zone, the change in use is not proposing any additions to the building and it would not involve any further contravention of the bylaw than the existing nonconforming siting. Specifically, while the I-1 zone sets out a minimum 7.5m front setback, the existing building is set back only 2.08m from the front property line. This nonconforming siting is protected by Section 529 of the Local Government Act and is not considered further in this report.
Parking Analysis:
Per section 5(1) of the Parking Bylaw, a change of use to a use requiring a greater number of off-street parking spaces may not occur until certain required parking supply standards are met. The Parking Bylaw does not reference a parking requirement for a laboratory use. Section 3(2) states that is such case the parking requirements are to be based on the most similar use that is specifically listed. The most similar use is Business and Professional Office, which requires a minimum parking supply rate of 1 space per 45 sq. m of gross floor area for properties located within the Esquimalt Designated Frequent Transit Area. This requirement is greater than from the most recent Storage use (with accessory office spaces), which required 1 space per 250 sq. m of gross floor area. Additionally, one parking space for Persons with Disabilities and one loading space are required for the proposed use.
Compliance with the change of use provision of the Bylaw for a gross floor area of 850 sq. m would require 19 parking spaces, with one space for Persons with Disabilities. The applicant has provided a parking site plan that shows 11 spaces may be located on the property, including one space for Persons with Disabilities. These spaces and maneuvering areas satisfy the Bylaw’s required dimensions.
The previous and proposed uses require the same loading space supply (1 space). The property currently provides 1 loading space, which is located approximately in the location of spaces 1 and 2 on the proposed parking site plan. The proposal for 11 parking spaces involves the removal of this existing required loading space. This would result in zero (0) loading spaces for the use.
OPTIONS:
1. That the Commission recommend that Council approve the Development Variance Permit application to reduce the number of required parking spaces and loading spaces for the proposed scientific laboratory business at 721 Aldebury Street, with the variances outlined in the “Purpose of Application” section of staff report no. APC-26-014, including reasons for the recommendation.
2. That the Commission recommend that Council approve with conditions the Development Variance Permit application to reduce the number of required parking spaces and loading spaces for the proposed scientific laboratory business at 721 Aldebury Street, with the variances outlined in the “Purpose of Application” section of staff report no. APC-26-014, including reasons for the recommendation.
3. That the Commission recommend that Council deny the Development Variance Permit application to reduce the number of required parking spaces and loading spaces for the proposed scientific laboratory business at 721 Aldebury Street, with the variances outlined in the “Purpose of Application” section of staff report no. APC-26-014, including reasons for the recommendation.
COUNCIL PRIORITY:
Diversified & Thriving Economy
REPORT REVIEWED BY:
1. James Davison, Manager of Planning, Reviewed
2. Bill Brown, Director of Development Services, Reviewed
3. Victoria McKean, Committee Coordinator, Concurrence
LIST OF ATTACHMENTS:
1. Appendix A - Aerial Map
2. Appendix B - Applicant’s Rationale Report
3. Appendix C - Proposed Parking Site Plan
4. Appendix D - Supplemental Parking Plan (Maneuvering)
5. Appendix E - Applicant’s Presentation