TOWNSHIP OF ESQUIMALT STAFF REPORT
MEETING DATE: September 8, 2025 Report No. DEV-25-039
TO: Council
FROM: Kirsten Dafoe, Planner II and Bill Brown, Director of Development Services
SUBJECT: Development Variance Permit Application – 1050 Dunsmuir Street
RECOMMENDATION:
Recommendation
That Council approves the Development Variance Permit application DVP00169 to authorize the proposed building siting and parking dimensions at 1050 Dunsmuir Street with the variances outlined in staff report no. DEV-25-039.
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 currently comprise the civic address of 527 Lampson Street (Lot 16 and Lot 17). Separate development variance permits are required for each of the two fee simple parcels. This staff report relates to the proposed development of Lot 17, which has been assigned the address 1050 Dunsmuir Street. 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. If the development variance permit DVP00169 is approved, staff could then proceed with the delegated approval process for the associated development permit.
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 properties by way of a shared driveway, and a reciprocal access easement between each lot to support this will be a condition of development variance permit issuance.
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 currently comprise the civic address of 527 Lampson Street (Lot 16 and Lot 17). This staff report relates to the proposed development of Lot 17, which has been assigned the address 1050 Dunsmuir Street. 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 1050 Dunsmuir Street, 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 1050 Dunsmuir Street (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 1050 Dunsmuir Street (PID 001-322-842) from 3.0m to 1.7m. This is a variance of 1.3m.
• 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 1050 Dunsmuir Street (PID 001-322-842) from 6.75m to 3.37m. This is a variance of 3.38m.
Application Timeline:
June 20, 2025 – Development Permit Applications Submitted
August 1, 2025 – Development Variance Permit Applications Submitted
August 19, 2025 – Advisory Planning Commission
Context:
Applicant: Devon Skinner, 527 Lampson Developments Ltd.
Owner: 527 Lampson Developments Ltd. (BC1538025)
Lot Area: 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.”
Advisory Body Recommendations:
Advisory Planning Commission
The Commission’s comments included the following:
• The proposal is for well-designed housing density that is needed in the neighbourhood.
• The proposed single driveway is the right approach for the lot, and the proposed layout is beneficial to the community.
• Appreciation that a parking space is provided for all residential units and that the design is intended to alleviate stress on on-street parking.
The Advisory Planning Commission recommends to Council to approve 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, because it provides much needed housing and densification along Lampson Street.
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 regarding the lot at 1050 Dunsmuir Street were identified by Building Inspection, Fire, or Parks. An issue identified by Engineering related to a drainage pipe from the lot to the north will be dealt with as a condition of issuing a building permit.
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-1 zone provisions. The RSM-1 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 1050 Dunsmuir Street and 527 Lampson Street. 1050 Dunsmuir Street provides 1.70m of this combined width. 3.7m is sufficient width 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, which 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 variance 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 within the property, it does provide a compliant total width of 7.0m across the shared driveway between 1050 Dunsmuir Street and 527 Lampson Street. 1050 Dunsmuir Street provides 3.37m of this combined width. 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 Council approve Development Variance Permit No. DVP00169 to authorize the proposed building siting and parking dimensions at 1050 Dunsmuir Street with the variances outlined in staff report no. DEV-25-039.
2. That Council postpone consideration of Development Variance Permit No. DVP00169 pending receipt of additional information.
3. That Council deny Development Variance Permit No. DVP00169.
COUNCIL PRIORITY:
Housing
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 August 22, 2025.
TIMELINES & NEXT STEPS:
Should Council approve Development Variance Permit DVP00169, staff could then proceed with the delegated approval process for the associated development permit.
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:
Appendix A: DVP00169
Appendix B: Aerial Map
Appendix C: Applicant’s Variance Rationale Letter
Appendix D: Proposed BCLS Site Plan
Appendix E: Proposed Site Plan and Building Elevations
Appendix F: Staff’s Presentation
Appendix G: Applicant’s Presentation