REQUEST FOR DECISION
MEETING DATE: October 6, 2025 Report No. DEV-25-047
TO: Council
FROM: James Davison, Manager of Development Services
SUBJECT: Temporary Use Permit - 533 Admirals Road - Report No. DEV-25-047
RECOMMENDATION:
Recommendation
That Council approve the Temporary Use Permit for 533 Admirals Road to allow the temporary use of Commercial Parking as outlined in Staff Report DEV-25-047
Body
EXECUTIVE SUMMARY:
There is a significant excess of parking spaces serving the liquor store at 533 Admirals Road. The owner and their staff have been subjected to occasional abusive behaviour from the public surrounding the perceived right of public parking in the excess parking on site. As a result, the applicant wishes to convert 22 of the property’s surface parking spaces to a paid public parking permitted use (run by Robbins Parking) under the Temporary Use Permit duration of three years.
BACKGROUND:
Owner: DIRTY DIGGER HOLDINGS LTD., INC.NO. BC1324940
PO BOX 52032 BEACON AVENUE
SIDNEY, BC
V8L 5V9
Property Size: 4,253m2
OCP Land Use Designation
Current: Commercial/Commercial Mixed Use
Proposed: Commercial/Commercial Mixed Use
Zone: C-6 Licensed Liquor Establishment
Existing Land Use: Liquor Store
Proposed Land Use: Liquor Store and Commercial Parking
Surrounding Land Uses:
North: Gas Station
South: Low Density Residential
East: Medium Density Residential
West: Commercial
As illustrated in Appendix B (note that the parking lot has recently been reconfigured to accommodate the addition of a storage facility on-site, however, the location of the proposed commercial parking stalls is generally consistent with the air photo), the proposed parking, serving the liquor store on-site, is highlighted in white outline and contains 28 vehicle spaces. As the liquor store has approximately 400m2 of floor space, there is a requirement for 10 vehicle spaces serving that use.
The area subject to the Temporary Use Permit is in a yellow outline and contains 22 spaces. This is the area for which the Commercial Parking use is proposed.
Chronology:
August 29, 2025: Application received
September 16, 2025: Advisory Planning Commission
Advisory Planning Commission Recommendation:
That the Advisory Planning Commission recommends to Council to approve the Temporary Use Permit for 533 Admirals Road, because it addresses the temporary needs of the commercial tenant.
ANALYSIS:
Staff believe that the proposal helps to temporarily solve a public parking problem, and a liquor store staff harassment problem, until three years has passed (or six, if the Permit is renewed) or until the property is redeveloped.
Staff is supportive of the application.
OCP ANALYSIS:
4.3 Temporary Use Permits
OBJECTIVE: To allow for the temporary use of a parcel of land for a use that is not permitted on the parcel under current zoning.
Policy
The entire Township is designated as an area where temporary uses may be allowed.
Policy
Temporary Use Permits may be approved and issued for residential, commercial, industrial, recreational, public utility, agricultural, and institutional uses, including any combination of the foregoing uses, that do not conform to the permitted uses for a parcel as prescribed in the Zoning Bylaw.
Policy
Temporary Use Permits may be issued for a period in accordance with the Local Government Act, presently of up to three-years and may be renewed for up to an additional three-year period.
Policy
In considering an application for a Temporary Use Permit, Council may consider the following:
1. Suitability of the site for the proposed use;
2. Compatibility with adjacent land uses;
3. Potential environmental impacts, and
4. Potential economic impacts.
Policy
Temporary Use Permits may be issued with conditions, including with respect to the following:
1. Requirement for security deposits in order to ensure removal of the use and related
buildings and structures on termination or expiry of the permit, rectification of unsafe
conditions and/or damage to the environment as a result of the temporary use and/or
compliance with any conditions associated with the approval and issuance of a Temporary Use Permit;
2. Restrictions on duration and timing of use;
3. Restrictions on the intensity of use;
4. Provision of adequate parking;
5. Provision of landscaping and buffering;
6. Provisions related to the structures and buildings associated with the temporary use;
7. Provisions for traffic management;
8. Provisions for control of nuisances including but not limited to: noise, dust, fumes, odour, glare, vibration, and light; and
9. To allow for the better integration of the temporary use with the surrounding neighbourhood and the community of Esquimalt as a whole.
OPTIONS:
1. That Council approve Temporary Use Permit TUP00016.
2. That Council deny Temporary Use Permit TUP00016.
COUNCIL PRIORITY:
Diversified and thriving economy.
FINANCIAL IMPACT:
There are no financial implications associated with this application.
COMMUNICATIONS/ENGAGEMENT:
Notices were mailed to owners and occupiers of parcels within 100 metres [328 feet] of the subject property on September 23, 2025, indicating that Council would be considering the requested Temporary Use Permit. Notices were also posted on the Township’s website and distributed through its email subscription service and posted on the Township’s physical notice boards.
TIMELINES & NEXT STEPS
Should Council approve TUP00016, staff will issue the permit.
REPORT REVIEWED BY:
1. Bill Brown, Director of Development Services, Reviewed
2. Kristi Bilodeau, Acting Director of Finance, Reviewed
3. Deb Hopkins, Director of Corporate Services, Reviewed
4. Dan Horan, Chief Administrative Officer, Concurrence
LIST OF ATTACHMENTS:
Appendix A TUP00016
Appendix B Aerial Map
Appendix C Applicant Letter
Appendix D Site Plan
Appendix E Applicant Presentation