REQUEST FOR DECISION
MEETING DATE: August 19, 2025 Report No. APC-25-017
TO: Advisory Planning Commission
FROM: Kirsten Dafoe, Planner II and Bill Brown, Director of Development Services
SUBJECT: Development Variance Permit Applications - 527 Lampson Street
RECOMMENDATION:
Recommendation
That the Advisory Planning Commission recommends to Council to approve, approve with conditions, or deny the Development Variance Permit applications to authorize the proposed building siting and parking dimensions at 527 Lampson Street, with the variances outlined in the “Purpose of Application” section of staff report no. APC-25-017, including reasons for the recommendation.
Body
EXECUTIVE SUMMARY:
The applicant proposes to construct a Small-Scale Multi-Family Housing development of six dwellings, consisting of three dwelling units on each of the two fee simple parcels that comprise the civic address of 527 Lampson Street (Lot 16 and Lot 17). A shared driveway located between the two buildings is proposed to provide access to parking in the rear yard. Development permit applications have been submitted for the development, which are currently under review by staff and will be subject to delegated approval.
To allow the siting and parking layout for the proposed Small-Scale Multi-Family Housing, variances are required to the Zoning Bylaw, 1992, No. 2050 and to the Parking Bylaw, 2025, No. 3089, as outlined in the “Purpose of Application” section of this staff report.
Separate development variance permits are required for each of the two fee simple parcels, with each of these permits encompassing all variances requested on the respective parcels. If the development variance permits are approved, staff could then proceed with the delegated approval process for the associated development permits.
The variances requested are to reduce the minimum required front setback and side setback where rear yard parking is accessed from the front yard as well as to reduce the required width of parking space drive aisles. Note that appropriate off-street driveway and drive aisle width will be accommodated on the property by way of a shared driveway, and a reciprocal access easement for this will be a condition of development variance permit issuance.
Consideration of these applications should focus on the proposed setback reductions related to the shared driveway: the appropriateness of the access width, the use of shared driveway to support the proposed development, and general layout of the driveway and parking areas. Any consideration of form and character matters should be restricted to driveways and parking areas.
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 construct a Small-Scale Multi-Family Housing development consisting of three dwelling units within one building (triplex) on each of the two fee simple parcels that comprise the civic address of 527 Lampson Street (Lot 16 and Lot 17). A shared driveway located between the two buildings is proposed to provide access to parking in the rear yard.
To allow the proposed building siting and parking dimensions for 527 Lampson Street (Lot 16), the applicant is requesting the following variances:
• To Zoning Bylaw, 1992, No. 2050 Section 40.2(7)(a)(i) - Principal Building Front Setback: to reduce the minimum required Front Setback at 527 Lampson Street (Lot 16 PID 001-322-818) from 2.0m to 1.85m. This is a variance of 0.15m.
• To Zoning Bylaw, 1992, No. 2050 Section 40.2(7)(a)(ii) - Principal Building Side Setback: to reduce the minimum required Side Setback where Rear Yard parking is accessed from the Front Yard at 527 Lampson Street (Lot 16 PID 001-322-818) from 3.0m to 1.96m. This is a variance of 1.04m.
• To Parking Bylaw, 2025, No. 3089 Section 11(1) - Minimum Aisle Dimension: to reduce the minimum two-way aisle width serving only one bank of parking at 527 Lampson Street (Lot 16 PID 001-322-818) from 6.75m to 3.64m. This is a variance of 3.11m.
To allow the proposed building siting and parking dimensions for 527 Lampson Street (Lot 17), the applicant is requesting the following variances:
• To Zoning Bylaw, 1992, No. 2050 Section 40.2(7)(a)(i) - Principal Building Front Setback: to reduce the minimum required Front Setback at 527 Lampson Street (Lot 17 PID 001-322-842) from 2.0m to 1.85m. This is a variance of 0.15m.
• To Zoning Bylaw, 1992, No. 2050 Section 40.2(7)(a)(ii) - Principal Building Side Setback: to reduce the minimum required Side Setback where Rear Yard parking is accessed from the Front Yard at 527 Lampson Street (Lot 17 PID 001-322-842) from 3.0m to 1.69m. This is a variance of 1.31m.
• To Parking Bylaw, 2025, No. 3089 Section 11(1) - Minimum Aisle Dimension: to reduce the minimum two-way aisle width serving only one bank of parking at 527 Lampson Street (Lot 17 PID 001-322-842) from 6.75m to 3.37m. This is a variance of 3.38m.
Separate development variance permits are required for each of the two fee simple parcels. If the development variance permits are approved, staff could then proceed with the delegated approval process for the associated development permits.
Application Timeline:
June 20, 2025 - Development Permit Applications Submitted
August 1, 2025 - Development Variance Permit Applications Submitted
Context:
Applicant: Devon Skinner, 527 Lampson Developments Ltd.
Owner: 527 Lampson Developments Ltd. (BC1538025)
Lot Area:
Lot 16: 278.5m2
Lot 17: 278.5m2
OCP Present Land Use Designation: Low Density Residential
OCP Proposed Land Use Designation: Low Density Residential
Existing Land Use: Single Family Residential
Surrounding Land Uses:
North: Single Family Residential
South: Single Family Residential, Two Family Residential
East: Single Family Residential
West: Single Family Residential
Zone Designation: Single Family DADU Residential [RS-6] and Small-Scale Multi-Family Housing Zone (Small Lot) [RSM-1]
Small-Scale Multi-Family Housing (SSMFH):
Section 30.10 of Zoning Bylaw, 1992, No. 2050 states that “Lots shown as ‘SSMFH Lots’ on Schedule A.2 Small-Scale Multi-Family Housing (SSMFH) Zoning Overlay Map” that are “280 square metres or smaller used or intended to be used as SSMFH Dwellings are subject to the [RSM-1] regulations.” The RSM-1 zone allows up to three (3) SSMFH Dwellings per parcel, which is the number that the applicant proposes for each of the two fee simple parcels.
Schedule C - Delegation of Development Permit Powers of Development Application Procedures and Fees Bylaw, 2012, No. 2791 identifies that Council delegates to the Director of Development Services the authority to issue development permits for “all residential development, in any building form, up to and including six (6) units on a fee simple parcel.”
Referral Comments
The proposed development was previously circulated as part of the associated Development Permit applications to Building Inspection, Engineering Services, Fire, and Parks.
No specific concerns were identified by Building Inspection, Fire, or Parks.
Engineering Services:
• Engineering staff noted that a 3.0m wide easement on Lot 17 for storm drain service to the property to the north (529 Lampson Street) would be needed, and that no building would be allowed in the easement. For clarity, the alignment identified by Engineering Services would have been in direct conflict with the proposed building on that parcel. Potential alternate drain layout options were outlined.
• The applicant’s civil design has been revised to move the storm management for the two 527 Lampson lots to different locations, clearing the shared driveway to provide the full clearance requested for the relocation of the storm line from the property to the north.
• At the time of writing, subsequent comments from Engineering Services to address these revisions have not been received.
ANALYSIS:
OCP Analysis:
The proposed development is generally consistent with the Official Community Plan’s Proposed Land Use Designation of Low Density Residential. The proposed development consists of three dwelling units within one building (triplex) on each of the two fee simple parcels. The applicant proposes a shared driveway located between the two buildings to provide access to parking in the rear yard.
Section 5.2 Low Density Residential Redevelopment states an objective to strive for redevelopment and infill development that improves and enhances the appearance and livability of neighbourhoods and the community as a whole. Supporting policies in this section applicable to the proposed development include:
• Proposed redevelopment or infill within present low density residential land use designated areas should be built to high quality design and landscaping standards and respond sensitively to existing neighbourhood amenities.
Part 17 Development Permit Areas provides guidelines that will be considered by staff for the development permit applications associated with the proposed SSMFH development. Development permits for SSMFH development are subject to delegated approval by staff. Guidelines related to driveways, parking, and shared access which are relevant to the development variance permits identified in this staff report include:
• Parking areas, garages and driveways should appear as a minor component of the site when viewed from the street. The building of curving access roads and driveways helps to avoid views from the street of large expanses of paving. The use of shared driveways is encouraged.
• For new or converted two-unit dwellings, garages and parking areas are encouraged to be located in the rear yard. Shared driveways are preferred to access the rear yard.
• Locate civil servicing lines along driveways and other paved areas, to lessen the disturbance of natural soils and loss of their natural absorption qualities.
• Locate off-street surface parking behind or underneath buildings. Off-street surface parking located between the front of the building and the public sidewalk or adjacent to other public open spaces is strongly discouraged and should be avoided. When parking is accessed from the fronting public street, recess parking garages and entrances from the front face of buildings.
Zoning Analysis:
Lot Coverage, Height, and Setbacks: except with respect to the variances requested for setbacks as outlined in this report, the proposed development is consistent with the Zoning Bylaw’s RSM-2 zone provisions. The RSM-2 zone does not set out a maximum floor area ratio (FAR).
If the proposal did not involve rear yard parking accessed from the front yard, the minimum required side setback would be 1.2m. The requirement for a 3.0m Side Yard setback where rear yard parking is accessed from the front yard supports that the minimum width for vehicle access to parking is 3.0m, which in this case is provided by a 3.7m shared driveway proposed as part of a cohesive design for both lots. This combined 3.7m width is sufficient to provide for one drive lane. A reciprocal access easement between the two lots will be a condition of development variance permit issuance to ensure that the shared driveway function is retained.
Parking Analysis:
The applicant proposes three parking spaces on each of the two fee simple parcels. This exceeds the minimum of 2 parking spaces required by the Parking Bylaw. The applicant proposes three long-term bicycle parking spaces for each lot, meeting the number required by the Parking Bylaw. Except with respect to the minimum aisle-width variances outlined in this report, the parking dimensions meet the requirements set out in the Parking Bylaw.
The Parking Bylaw anticipates that all parking and maneuvering areas serving uses on a lot are provided on the same lot, with limited exceptions for off-site parking spaces. Per Table 2 of the Parking Bylaw, a drive aisle width of 6.75m is required where a two-way drive aisle serves one bank of parking spaces. Where the two-way drive aisle serves two banks of parking spaces, the minimum width increases to 7.0m. While the proposed development does not provide for 6.75m width individually on each of the two parcels, it does provide a compliant total width of 7.0m across the two lots’ shared driveway. A reciprocal access easement between the two lots will be a condition of development variance permit issuance to ensure that the shared driveway function is retained.
OPTIONS:
1. That the Advisory Planning Commission recommends to Council to approve the Development Variance Permit applications to authorize the building siting and parking dimensions at 527 Lampson Street, with the variances outlined in the “Purpose of Application” section of staff report no. APC-25-017, including reasons for the recommendation.
2. That the Advisory Planning Commission recommends to Council to approve with conditions the Development Variance Permit applications to authorize the proposed building siting and parking dimensions at 527 Lampson Street, with the variances outlined in the “Purpose of Application” section of staff report no. APC-25-017, including reasons for the recommendation.
3. That the Advisory Planning Commission recommends to Council to deny the Development Variance Permit applications at 527 Lampson Street, including reasons for the recommendation.
4. That the Advisory Planning Commission recommends to Council to approve or approve with conditions one of the two Development Variance Permit applications at 527 Lampson Street as outlined in the “Purpose of Application” section of staff report no. APC-25-017, but to deny the other Development Variance Permit application, including reasons for the recommendation.
COUNCIL PRIORITY:
Housing
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:
Appendix A: Aerial Map
Appendix B: Applicant’s Variance Rationale Letter
Appendix C: Proposed BCLS Site Plan
Appendix D: Proposed Site Plan and Building Elevations
Appendix E: Applicant’s Presentation