TOWNSHIP OF ESQUIMALT STAFF REPORT
MEETING DATE: July 13, 2026 Report No. DEV-26-028
TO: Council
FROM: Kirsten Dafoe, Planner II and Bill Brown, Director of Development Services
SUBJECT: Development Variance Permit Application - 721 Aldebury Street
RECOMMENDATION:
Recommendation
That Council approves the Development Variance Permit application DVP00188 to reduce the minimum required parking space and loading space supply for a scientific laboratory business at 721 Aldebury Street for the variances outlined in Staff Report No. DEV-26-028.
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 and loading supply reductions and suitability of the parking/loading provision for the proposed scientific laboratory 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
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
June 16, 2026 - Advisory Planning Commission
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, Fire, and Economic Development.
Engineering Services
Engineering Services has expressed concerns that the parking variance may increase demand for on-street parking. However, this will be mitigated through the implementation of the Transportation Demand Measures recommended in the Watt Report (Appendix “E”) and agreed to by the applicant.
Economic Development
Economic Development supports approval of the Development Variance Permit application to reduce the required vehicle parking supply from 19 spaces to 11 spaces and the required loading space supply from 1 space to 0 spaces for the proposed scientific laboratory use at 721 Aldebury Street.
From an economic development perspective, this application supports the Township’s objective of maintaining a diversified and thriving economy. The proposed laboratory use is permitted within the Light Industrial [I-1] zone, is consistent with the Official Community Plan’s Business land use designation and is compatible with OCP direction encouraging industrial and business uses associated with clean technology and innovation-oriented sectors to locate in the Esquimalt Business Park. Supporting this relocation would help retain knowledge-based employment, strengthen Esquimalt’s industrial lands, and reinforce the business park as a location for science, environmental services, and innovation-oriented firms.
The applicant’s materials identify a strong business retention and expansion rationale. Biologica currently occupies three separate strata units, creating operational inefficiencies and limiting future investment. The proposed relocation would allow the company to consolidate operations into one facility with laboratory space, sample processing areas, storage, administrative offices, and meeting space. The applicant notes that suitable facilities of this nature are uncommon in Greater Victoria, and that 721 Aldebury is the first property identified after a multi-year search that meets the company’s long-term operational needs while allowing it to remain in the region.
Approval would support the retention of 34 permanent scientific and technical positions in Greater Victoria, including highly skilled employment for biologists, taxonomists, environmental scientists, and technical staff. It would also support the training and mentorship of future aquatic scientists and taxonomic specialists at a time when specialized expertise in this field is increasingly important to maintain within Canada.
Biologica’s relocation complements Esquimalt’s broader marine, maritime, and environmental stewardship economy by adding specialized aquatic science, biodiversity monitoring, and laboratory capacity within the community.
Economic Development also recognizes that parking and loading impacts must be managed carefully, particularly given the surrounding mix of industrial and residential uses. The OCP contemplates reduced parking requirements where supportive measures such as secure bicycle storage, shower/change facilities, visitor bicycle parking, and proximity to transit are provided. These measures are consistent with an economic development approach that supports business growth while managing site constraints and neighbourhood impacts.
For these reasons, Economic Development supports approval of the Development Variance Permit application. The requested variances would enable the productive reuse of an existing industrial building, support the retention of a specialized environmental science business in the region, and advance Council’s priority of a diversified and thriving economy.
Fire
Nothing of note from a fire perspective as long as access and egress are maintained.
Building Inspection
No concerns.
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 in 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.
Parking Study
The supplied Parking Study (Appendix E) concludes that the provision of eleven parking spaces is acceptable if the applicant implements the Traffic Demand Management (TDM) measures of:
1. $2,000 per 100m2 of gross floor area with a total contribution of $16,980 to the BC Transit ECOPass program and monitoring for five years - a 20% space reduction can be supported
2. The provision of 13 long-term bicycle parking spaces (116% of the bylaw requirement) as well as end-of-trip facilities will reduce total parking demand by 15%.
Together the recommended TDM measures for the site mean that the total vehicle parking demand for the site would be reduced to 11, which is the proposed vehicle parking number.
Applicant commitment to Traffic Demand Management
The applicant has committed to (within their statement in Appendix C):
1. Hybrid and remote work arrangements to reduce transportation and parking demand.
2. Flexible scheduling to reduce peak parking demand.
3. Provision of long-term bike parking spaces (14 compared to the recommended 13 within the Watt parking report).
4. Construction of end-of-trip facilities, including a shower, heated and secure storage for cycling gear and rainwear, and covered short-term parking spaces (three).
5. Exceeding the recommended BC Transit ProPASS ($3,396 per year) to provide $4,335 per year for employees.
6. Provide carpooling incentives.
OPTIONS:
1. That Council approve Development Variance Permit DVP00188.
2. That Council postpone DVP00188 to another Council meeting, pending receipt of additional information.
3. That Council deny Development Variance Permit DVP00188, with reasons.
COUNCIL PRIORITY:
Diversified & Thriving Economy
FINANCIAL IMPACT:
There are no financial implications associated with the proposal.
COMMUNICATIONS/ENGAGEMENT:
As this is a Development Variance Permit application, notices were mailed to owners and tenants of properties within 50 meters of the subject property on June 29, 2026.
TIMELINES & NEXT STEPS:
Should Council approve Development Variance Permit DVP00188, Development Services staff could then support the business licence and building permit applications for the proposed scientific laboratory use. If the permit is not approved, the proposed use would not be able to acquire a business licence for the location.
REPORT REVIEWED BY:
1. Bill Brown, Director of Development Services, Reviewed
2. Ian Irvine, Director of Finance, Reviewed
3. Deb Hopkins, Director of Corporate Services, Reviewed
4. Dan Horan, Chief Administrative Officer, Concurrence
LIST OF ATTACHMENTS:
1. Appendix A - DVP00188
2. Appendix B - Aerial Map
3. Appendix C - Applicant’s Rationale Report
4. Appendix D - Parking Site Plan
5. Appendix E - Parking Study Report
6. Appendix F - Staff Presentation
7. Appendix G - Applicant’s Presentation