REQUEST FOR DECISION
MEETING DATE: September 9, 2026 Report No. DRC-26-007
TO: Design Review Committee
FROM: Kirsten Dafoe, Planner II and Bill Brown, Director of Development Services
SUBJECT: Development Permit Application - 846 Viewfield Road
RECOMMENDATION:
Recommendation
That the Design Review Committee recommend that Council either approve, approve with conditions, or deny the Development Permit application for the installation of a prefabricated recycling station at 846 Viewfield Road, including reasons for the chosen recommendation.
Body
EXECUTIVE SUMMARY:
The applicant proposes to install a prefabricated bottle & can recycling station at 846 Viewfield Road. This station would be located within an existing paved parking lot on the southeast side of the existing building and would result in the loss of 3 parking spaces. A development permit is required for this proposal.
Consideration of this application should focus on the suitability of the proposed use and design for the industrial character of the surrounding neighbourhood, as well as on sustainability and natural environment matters.
If development permit application no. DP000277 is approved by Council, the applicant could proceed with building permit application.
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 install a prefabricated bottle & can recycling station at 846 Viewfield Road [Appendix A]. The applicant has provided a letter outlining the proposal, including comments on operations, security, and maintenance [Appendix B]. This station would be located within an existing paved parking lot on the east side of the existing building and would result in the loss of 3 parking spaces. This proposal requires a development permit subject to the following Development Permit Areas:
• Development Permit Area No. 1 - Natural Environment
• Development Permit Area No. 5 - Business
• Development Permit Area No. 7 - Energy Conservation and Greenhouse Gas Reduction
• Development Permit Area No. 8 - Water Conservation
If development permit application no. DP000277 is approved by Council, the applicant could proceed with building permit application.
Application Timeline:
August 10, 2026 - Application submitted
Context:
Applicant: Ruth M’Rav Jankelowitz - Janks Design Group Inc.
Owner: Loblaws Inc.
Lot Area: 12,952m2
Existing Land Use Designation: Business
Proposed Land Use Designation: Business
Surrounding Land Uses:
North: E&N Trail, Light Industrial
South: Light Industrial
East: Light Industrial
West: Light Industrial
Zone Designation: Light Industrial [I-1]
Referral Comments:
The development permit application was circulated to Building Inspection, Engineering Services, and Fire. Circulation was also sent to the Victoria Police Department for CPTED-related commentary. Building Inspection had no concerns. The Victoria Police Department provided the following comments:
- Lighting:
• Facial Recognition: Maintain enough light to identify a face from about 10 metres away. White light is best for clear color representation and facial details.
• Eliminate Shadows: This should be a well-lit and very visible unit in the parking lot.
• Direction and Control: Point lights downward to reduce light pollution and avoid blinding glare that disrupts security cameras.
• Vandal Resistance: Mount fixtures high up or use protective cages and smash-resistant covers to stop tampering.
- An outdoor security light with a high Color Rendering Index (CRI of 90 or higher) is preferred. The higher the score, the more realistically colors appear under that light.
- A very positive point is the 24/7 monitored security cameras and alarm system.
- The unit appears to be difficult to tamper with. There's limited visibility from the street; however, it appears that it will be situated in a very open area of the parking lot.
No other comments have been received at the time of writing.
ANALYSIS:
OCP Analysis:
This site is located within Development Permit Area No. 1- Natural Environment, Development Permit Area No. 5- Business, Development Permit Area No. 7- Energy Conservation and Greenhouse Gas Reduction, and Development Permit Area No. 8- Water Conservation. The guidelines of these Development Permit Areas are contained within the Esquimalt Official Community Plan Bylaw, 2018, No. 2922. Because the proposed recycling station is being operated as a separate principal use on the subject site, the station itself is not considered to be an Accessory Building for the purpose of development permit exemptions.
Development Permit Area No. 1 is designated for the purpose of establishing objectives for the protection of the natural environment, its ecosystems and biological diversity. The proposed recycling station will be located within an existing paved parking lot. No existing landscaping will be removed, and no new areas of landscaping are proposed.
Development Permit Area No. 5 is designated for the purpose of establishing objectives for the form and character of industrial development. There are no residential properties adjacent to the subject site, the recycling station will be located within an existing paved parking lot, and there is existing landscape screening of the property from the street.
Development Permit Area No. 7 is designated for the purposes of energy conservation and greenhouse gas reduction. The recycling-oriented proposed use is consistent with the intent of the Development Permit Area while the durable nature of the prefabricated structure will limit maintenance requirements. The recycling station will be located within an existing paved parking lot. Only one small exterior light is proposed, which will be located under the awning at the front of the station.
Development Permit Area No. 8 is designated for the purpose of water conservation. The proposed recycling station will be located within an existing paved parking lot and is not expected to interfere with existing site drainage. The structure will not contain plumbing, will not use water, and will not generate additional landscape irrigation demand.
Zoning Analysis:
The proposed recycling station use is considered a Storage use, which is permitted in the Light Industrial [I-1] zone.
Because the proposed recycling station is being operated as a separate principal use on the subject site, the station itself is not considered to be an Accessory Building. The recycling station complies with requirements for principal buildings respecting building height and siting.
Parking Analysis:
Though the proposed recycling station will not contain any occupancy, it is not excluded from the calculation of floor area for the purposes of determining parking requirements.
There are 168 parking spaces located on site, which exceeds the total of 74 parking spaces required for the existing and proposed uses.
Warehousing and storage 1 space per 250m2 of gross floor area / 14.9 m2 = 1 space
Wholesale 1 space per 75m2 of gross floor area / 5,425 m2 = 73 spaces
OPTIONS:
1. That the Design Review Committee recommend that Council approve the Development Permit application for the installation of a prefabricated recycling station at 846 Viewfield Road, including reasons for the recommendation.
2. That the Design Review Committee recommend that Council approve with conditions the Development Permit application for the installation of a prefabricated recycling station at 846 Viewfield Road, including reasons for the recommendation.
3. That the Design Review Committee recommend that Council deny the Development Permit application for the installation of a prefabricated recycling station at 846 Viewfield Road, 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 Image
2. Appendix B - Applicant’s Rationale Letter
3. Appendix C - Site Plan and Design Drawings
4. Appendix D - Applicant’s Presentation