TOWNSHIP OF ESQUIMALT STAFF REPORT
MEETING DATE: September 23, 2024 Report No. DEV-24-049
TO: Council
FROM: Mikaila Montgomery, Planner and Bill Brown, Director of Development
SUBJECT: Development Variance Permit - 612 Head Street
RECOMMENDATION:
Recommendation
That Council approve Development Variance Permit No. DVP00149, and direct staff to register the notice on title and issue the permit.
Body
EXECUTIVE SUMMARY:
The applicant has applied for a building permit to turn the existing commercial space into a childcare business. A review of the plans revealed that a parking variance would be necessary, as some of the existing spaces will be used to accommodate the outdoor play space that is required for the childcare centre. The childcare centre will share parking with the existing restaurant on the same lot.
BACKGROUND:
Parking Bylaw 1999, No. 2011 requires 18 spaces for the restaurant and 11 spaces for the childcare centre for a total of 29 spaces. The Development Variance Permit (Appendix A) would allow a total of 14 spaces, a variance of 15 spaces. One of the proposed spaces is a designated accessible space.
Chronology:
August 20, 2024 - Advisory Planning Commission meeting
Advisory Body Recommendations:
That the Advisory Planning Commission recommends that Council approve Development Variance Permit - 612 Head Street - APC-24-007. Motion carried.
Referral Comments:
Community Safety Services (Building Inspection):
No concerns. Subject to review for Building Code and Bylaw compliance at time of Building Permit application.
Engineering Services:
Engineering has reviewed the plans submitted with the application for a Development Variance Permit at 612 Head Street. “The proposed variance to the parking requirements will not have an impact on the Engineering aspects of this property, however, Engineering has concerns with the reduction in commercial parking demand, as insufficient parking allocation on private property lends itself to downstream parking issues within the roadway.
ANALYSIS:
Active Transportation Corridor
The property is located adjacent to Esquimalt Road which is a major transportation corridor served by the number 15 bus. Nearby are the protected bike lanes on Lampson Street, and the future protected bike lanes along Esquimalt Road and connector along Head Street. The applicant has proposed 6 new bike parking spaces in a location that was designed in consultation with staff. The bike staples are spaced widely enough to accommodate cargo bikes which may be used by patrons and staff of both the restaurant and the childcare centre.
Business Hours and Parking Demand
Development Services has investigated the possible parking demand for the existing restaurant and the proposed childcare business. Staff looked at the hours of an existing Esquimalt childcare business for comparison: Island Kids Daycare located at 542 and 538 Fraser Street. It has a capacity of 96 children according to their website. A recent observation indicated that the six (6) existing on-site parking stalls along with several parking stalls on the adjacent Aragon property are sufficient to accommodate pick-up. Observations do indicate that there are times during the drop-off period when cars will wait on Fraser Street for an open parking stall in front of the daycare. The proposed day care that is the subject of this application has a maximum capacity of 36 children, therefore, there would be an expected corresponding decrease in parking demand. It is also noted that the peak hours of operation and therefore parking demand are different between a day care and a restaurant. The Island Kids Daycare operates from 8:00 a.m. to 5:00 p.m. The subject daycare will have similar operating hours from 7:30 a.m. - 4:30 p.m. The Sushi Story restaurant that is adjacent to the proposed daycare does not open until 11:30, therefore there should be very limited competition for parking stalls in the morning. As for the afternoon, the following chart shows the most popular times for the Sushi Story restaurant:
It is evident that the busy time for the daycare afternoon pick-up does not correspond with the busy time for the restaurant, therefore, competition for parking spaces should be minimized.
Parking Bylaw
The applicant plans to remove 9 spaces to accommodate the outdoor play space for the childcare centre. It should be noted that although the current Parking Bylaw requires 29 spaces for the two uses, there are currently only 23 spaces available on site.
Council may also wish to consider that Esquimalt will soon be adopting a new Parking Bylaw, which will require a lower parking ratio and have more requirements to support active transportation and encourage a mode shift away from the private vehicle. The proposed Parking Bylaw would require 1 space per 5 children (8 spaces) and the restaurant would require 10 spaces for a total of 18.
Summary
Planning staff is confident that the variance to the Parking Bylaw is appropriate given the types of uses and their hours of operation, the location of the property, the addition of the bike parking, and the number of parking spaces that are retained.
OPTIONS:
1. That Council approve Development Variance Permit Application No. DVP00149.
2. That Council approve Development Variance Permit Application No. DVP00149 with conditions.
3. That Council deny Development Variance Permit Application No. DVP00149.
COUNCIL PRIORITY:
Diversified and Thriving Economy
Engaged and Healthy Community
Climate Resilience and Environmental Stewardship
FINANCIAL IMPACT:
None.
COMMUNICATIONS/ENGAGEMENT:
In accordance with section 499 of the Local Government Act, notices were mailed to owners and tenants of properties within 50 metres (164 ft) of the subject property on September 11, 2024 [Appendix D].
TIMELINES & NEXT STEPS:
This applicant will be notified of Council’s decision.
REPORT REVIEWED BY:
1. Bill Brown, Director of Development
2. Deb Hopkins, Director of Corporate Services, Reviewed
3. Ian Irvine, Director of Finance, Reviewed
4. Dan Horan, Chief Administrative Officer, Concurrence
LIST OF ATTACHMENTS:
1. Appendix A: DVP00149
2. Appendix B: Aerial Map
2. Appendix C: Site Plan
3. Appendix D: Mail Notice