REQUEST FOR DECISION
MEETING DATE: May 20, 2025 Report No. APC-25-008
TO: Advisory Planning Commission
FROM: Kirsten Dafoe, Planner II and Bill Brown, Director of Development Services
SUBJECT: Rezoning Application - 922 Forshaw Road
RECOMMENDATION:
Recommendation
That the Esquimalt Advisory Planning Commission recommends to Council that the rezoning application to authorize the proposed bed and breakfast use, to be located at 922 Forshaw Road be forwarded to Council with a recommendation to either approve, approve with conditions, or deny the application including reasons for the chosen recommendation.
Body
EXECUTIVE SUMMARY:
The purpose of the application is to rezone the property from RS-6 [Single Family DADU Residential] to RS-4 [Single Family Bed and Breakfast Residential].
Please consider parking and the effects of a Bed and Breakfast use on the character of the residential neighbourhood in your recommendation to Council.
BACKGROUND:
Relevant Policy:
Official Community Plan Bylaw, 2018, No. 2922
Zoning Bylaw, 1992, No. 2050
Local Government Act
Short-Term Rental Accommodations Act (BC, 2023)
Parking Bylaw, 1992, No. 2011
Development Application Procedures and Fees Bylaw, 2012, No. 2791
Advisory Planning Commission Bylaw, 2012, No. 2792
Application Timeline:
Public Consultation Meeting: Scheduled for May 15, 2025
Context:
Applicant: Gillian Manson (Property Owner)
Total Property Size: 585.2 m2
OCP Present Land Use Designation: Low Density Residential
OCP Proposed Land Use Designation: Low Density Residential
Existing Zone: Single Family DADU Residential [RS-6]
Proposed Zone: Single Family Bed and Breakfast Residential [RS-4]
Surrounding Land Uses: Single Family/Two Family Residential. Esquimalt Gorge Park approximately 100m to the east and the Gorge Vale Golf Club approximately 200m to the south.
Referral Comments:
The referral process included consultation with the following departments:
• Building: No concerns.
• Engineering: No comments received at time of writing.
• Parks: No comments received at time of writing.
• Fire: No comments received at time of writing.
• Economic Development: No comments received at time of writing.
ANALYSIS:
OCP Analysis:
The proposed development is consistent with the Official Community Plan.
OCP Section 5.1 states an objective to “support expansion of housing types within Esquimalt while addressing concerns such as tree protection, parking, traffic, noise, effects on neighbouring properties, and neighbourhood character.” It includes policies to:
• “Support the inclusion of secondary suites within present and proposed low density residential land use designated areas.”
• “Recognize short-term accommodation use as appropriate within designated residential land use areas only where appropriate zoning has been sought and secured.”
• “Support the development of a variety of housing types and designs to meet the anticipated housing needs of residents.”
Section 5.2 Low Density Residential Redevelopment states a policy “Proposed redevelopment or infill within present low density residential designated areas should be built to high quality design and landscaping standards and respond sensitively to existing neighbourhood amenities.
Section 5.5 Age-friendly Housing states a policy to “Support and facilitate the development of multi-generational housing, including in medium and high-density residential developments.”
Section 11.7 Public Parking states a policy “New developments should meet the needs of the land use designation and bylaws to achieve onsite parking or have variances supported by a parking study.”
Section 15.2.3 Neighbourhood Design states a policy to “reinforce landscaping as a character defining element. Retain and augment mature landscaping and trees where possible.”
Section 16.1 Economic Development states a policy to “Recognize the value of locally owned and small businesses.”
Section 16.4 Tourism states a policy to: “Consider short-term vacation rentals within legal dwelling units, where the dwelling unit is an owner or tenant’s principal residence, for up to 60 days per year.”
Zoning Analysis:
Floor Area Ratio, Lot Coverage, Height, and Setbacks: The current RS-6 zone and the proposed RS-4 zone both contain the same provisions with respect to floor area ratio, lot coverage, height, and setbacks. The application for rezoning is to allow a Bed and Breakfast use and does not propose renovations or additions to the existing dwelling unit.
Bed and Breakfast Provisions: The applicant is proposing to provide 2 rooms for Bed and Breakfast guests. The RS-4 zone allows a maximum of 3 rooms to be provided for guests. The operation of the proposed Bed and Breakfast will be required to meet other provisions of the RS-4 zone, including that no more than 6 transient guests shall be accommodated (not including children who share a room with an adult), and that no room shall be rented to the members of one Family for a continuous period of more than 2 weeks.
Parking Analysis:
Number of Spaces: The applicant is proposing to provide 3 off-street parking spaces to service the single family dwelling and Bed and Breakfast uses. Of these spaces, 2 are proposed to be of standard size and the other 1 is proposed to be a small car space. Parking Bylaw, 1992, No. 2050 requires 3 parking spaces per dwelling for a Single Family Bed and Breakfast use and allows up to 50% of spaces to be designed for small cars. It is noted that a new Parking Bylaw is currently being considered by Council. The new Parking Bylaw will require 1 parking space for the Single-Family Dwelling use and 1 space per rentable room used for sleeping for the Bed and Breakfast use.
Configuration of Spaces: The applicant is proposing to provide all 3 parking spaces in a tandem/stacked configuration within the existing driveway. 2 parking spaces (1 standard sized and 1 small car) will be positioned in front of the front face of the principal building. Neither Parking Bylaw, 1992, No. 2050, nor the new Parking Bylaw would allow this configuration, as they do not permit either stacked parking or parking spaces to be positioned in front of the front face of the principal building. An amending bylaw to support this proposal would need to include a clause for site specific parking requirements allowing stacked spaces in front of the front face of the dwelling.
OPTIONS:
1. That the Advisory Planning Commission recommends to Council that the rezoning application be approved including reasons for this recommendation.
2. That the Advisory Planning Commission recommends to Council that the rezoning application be approved subject to conditions, including reasons for this recommendation.
3. That the Advisory Planning Commission recommends to Council that the rezoning application be denied including reasons for this recommendation.
COUNCIL PRIORITY:
Diversified & Thriving Economy
Housing
REPORT REVIEWED BY:
1. James Davison, Reviewed
2. Bill Brown, Reviewed
LIST OF ATTACHMENTS:
1. Appendix A Aerial Map
2. Appendix B Applicant’s Letter
3. Appendix C Site Survey