TOWNSHIP OF ESQUIMALT STAFF REPORT
MEETING DATE: February 23, 2026 Report No. DEV-26-005
TO: Council
FROM: James Davison, Manager of Development Services
SUBJECT: Development Variance Permit Application - 884 Lampson St - Report No. DEV26-005
RECOMMENDATION:
Recommendation
That Council approve the Development Variance Permit No. DP00176 to vary the parking ratio for required residential vehicle parking per unit, at 884 Lampson St within the CD No. 155 Zone, from 0.92 to 0.73, as outlined in Staff Report No. DEV-26-005.
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EXECUTIVE SUMMARY:
The applicant wishes to obtain a variance to the vehicle parking requirement of 0.93 spaces per residential unit within the CD No. 155 zone to 0.73, a ratio which matches the parking requirements within Parking Bylaw, 2025, No. 3089. The applicant is also proposing an increase in long-term bicycle parking provision, from 129 stalls to 146 stalls, with 20% of the long-term stalls sized for cargo bikes. There is a 10% total TDM reduction in vehicle parking due to the cargo bike provision and a car-share provision.
BACKGROUND:
The vehicle parking requirement for the property is written into the CD No. 155 zone directly rather than simply referencing the current Parking Bylaw. The intent of writing the parking requirement into the zone was to reduce the vehicle parking requirement from 155 parking spaces (at 1.2 stalls per unit plus 0.1 for visitor) to 110 spaces. The commissioned Parking Study at the time suggested 100 parking spaces was the total site parking demand (a 0.84 ratio).
A S.219 Covenant is in place on the site, which requires the provision of the following parking-related TDM measures:
• 50% of bicycle parking having access to Level 1 outlets (120V)
• Provision of seven e-bikes in bikeshare program
• 12 visitor parking spaces to be provided outside of the security gate
• One Modo carshare outside of the security gate with membership provided for 67 of the units in perpetuity
The new Parking Bylaw (adopted 2025) would require 95 total vehicle spaces as a base, and the provision of a car share and 20% of supplied bicycle parking as oversized parking reduces the required vehicle parking spaces by 10% through traffic demand measures allowances in the Parking Bylaw. This brings the Parking Bylaw’s requirement to 86 vehicle spaces. The applicant is proposing to provide 88 total vehicle spaces.
Chronology:
Development Permit approved - April 22, 2024
Rezoning Public Hearing - November 20, 2023
Advisory Planning Commission Recommendation:
That the Advisory Planning Commission recommends that Council approve the Development Variance Permit application to vary the parking ratio for required residential vehicle parking per unit, at 884 Lampson St within the CD No. 155 Zone, from 0.92 to 0.73, as outlined in Staff Report No. APC-26-003, as it is in compliance with the updated parking bylaw; and
That the applicant provides an updated engineering report to Council.
ANALYSIS:
Staff is supportive of the variance application as the parking variance proposed matches the requirement of the current Parking Bylaw.
The APC recommendation around providing an updated report to Staff will be responded to by the applicant by having the Traffic Engineer available for questions at the Council meeting. Staff does not request traffic studies if the parking request meets the Parking Bylaw. Staff does not believe that the Parking Study commissioned at the time of rezoning, which stated that 100 total vehicle spaces was the site parking demand at the time, warrants updating considering that the applicant is merely wishing to meet the existing Parking Bylaw requirements. The applicant, it should be noted, is providing significantly more bicycle parking than proposed at time of rezoning (from 129 stalls to 146 long-term bicycle stalls). The Parking Bylaw would require 148 total long-term bicycle stalls. As the applicant had submitted a Building Permit application in advance of the current Parking Bylaw being adopted, the applicant has no responsibility to adhere to the current Parking Bylaw in any fashion.
OPTIONS:
1. That Council approve Development Variance Permit No. DVP00176.
2. That Council postpone consideration of Development Variance Permit No. DVP00176 pending receipt of additional information.
3. That Council deny Development Variance Permit No. DVP00176.
COUNCIL PRIORITY:
Housing
FINANCIAL IMPACT:
There is no financial impact associated with this application.
COMMUNICATIONS/ENGAGEMENT:
Notices of the variances was sent to owners and occupants of properties within 50m of the subject property.
TIMELINES & NEXT STEPS:
The next step for this project is Demolition Permit and Building Permit processes.
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 DVP00176
Appendix B Aerial Map
Appendix C Applicant Letter
Appendix D Project Data and Parkade Drawings
Appendix E Servicing Drawings
Appendix F Applicant Presentation