TOWNSHIP OF ESQUIMALT STAFF REPORT
MEETING DATE: January 26, 2026 Report No. DEV-25-054
TO: Council
FROM: Kirsten Dafoe, Planner II and Bill Brown, Director of Development Services
SUBJECT: Development Variance Permit Application - 950 Lampson Place
RECOMMENDATION:
Recommendation
That Council approve the Development Variance Permit application DVP00175 to authorize the proposed building siting at 950 Lampson Place with the variances outlined in Staff Report No. DEV-25-054.
Body
EXECUTIVE SUMMARY:
The applicant proposes to construct a Small-Scale Multi-Family Housing (SSMFH) development of 4 dwelling units within 2 principal building under the RSM-2 zone for the property located at 950 Lampson Place. Of these, one dwelling unit is proposed to be located in an existing accessory building converted to contain the use.
To allow the building siting for the proposed Small-Scale Multi-Family Housing development, a variance to the Zoning Bylaw, 1992, No. 2050 is required, as outlined in the “Purpose of Application” section of this staff report. The variance requested is to reduce the required rear setback and would authorize the conversion of the existing accessory building to a principal building containing one dwelling unit.
If the development variance permit DVP00175 is approved, staff could then proceed with the delegated approval process for the associated development permit (DP000262).
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
Local Government Act
Purpose of Application:
The applicant proposes to construct a SSMFH development of 4 dwelling units within 2 principal buildings under the RSM-2 zone. Three of these dwelling units are proposed within the existing principal building and are not discussed further in this report. The fourth unit is proposed to be located in an existing accessory building converted to contain the use. To allow the building siting for the proposed building conversion at 950 Lampson Place, the applicant is requesting the following variance:
• Section 40.2(7)(a)(iv) - Principal Building Rear Setback: to reduce the minimum required Rear Setback from 4.5m to 1.39m. This is a variance of 3.11m.
Once converted, the building would contain a one-bedroom dwelling unit and a common storage room for use of all residents of the property. If the development variance permit DVP00175 is approved, staff could then proceed with the delegated approval process for the associated development permit.
Application Timeline:
October 10, 2025 - Application submitted
October 21, 2025 - Advisory Planning Commission
Context:
Applicant: Dr. Omar Ahmad (Macahmad Holdings Ltd.)
Owner: Macahmad Holdings Ltd., Inc. No. BC0785525
Lot Area: 1,456m2
OCP Present Land Use Designation: Low Density Residential
OCP Proposed Land Use Designation: Low Density Residential
Existing Land Use: Two-Family Residential
Surrounding Land Uses:
North: Single Family Residential
South: Single Family Residential, Multiple Family Residential
East: Single Family Residential, Multiple Family Residential
West: Single Family Residential
Zone Designation: Two Family Residential [RD-1] and Small-Scale Multi-Family Housing Zone (Medium Lot) [RSM-2]
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 “between 280 square metres and 4,050 square metres used or intended to be used as SSMFH Dwellings are subject to the [RSM-2] regulations.” The RSM-2 zone allows up to four (4) SSMFH Dwellings per parcel, which is the number that the applicant proposes.
Schedule C of Development Application Procedures and Fees Bylaw, 2012, No. 2791 (Delegation of Development Permit Powers) 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:
• More information, such as final unit count, would assist in providing a recommendation.
• Specifically, additional information is necessary to assess the need for the variance and impact upon the community and surrounding properties.
• If the variance was not granted, the accessory building could not contain a dwelling unit, and alternate options would be uncertain.
That the Advisory Planning Commission recommends to Council to approve the Development Variance Permit application to authorize a proposed reduced rear setback at 950-952 Lampson Place, with the variance outlined in the “Purpose of Application” section of staff report no. APC-25-025, with the condition that further details be provided to staff regarding the comments made by the Commission.
Applicant Response
Following the comments provided by the Advisory Planning Commission, the applicant provided updated architectural drawings and floor plans to staff showing the proposed conversion of the accessory building into a principal building containing one dwelling unit of approximately 66.4 square meters and storage spaces for all four dwelling units on the property [Appendix E]. Additionally, the applicant confirmed that a total of four dwelling units were proposed for the SSMFH development, with three units in the existing principal building and one unit located in the converted accessory building that is the subject of this report.
Referral Comments:
The proposed development was referred to Building Inspection, Engineering Services, Fire, and Parks. No concerns with the requested variance were identified.
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 four dwelling units within two buildings.
Section 5.2 Low Density Residential Redevelopment and Small-Scale Multi-Unit Housing 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 and Small-Scale Multi-Unit residential land use designated areas should be built to high quality design and landscaping standards and respond sensitively to existing neighbourhood amenities.
• Small-Scale Multi-Unit Housing developments should demonstrate that neighbourhood impacts will be mitigated.
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.
Zoning Analysis:
Lot Coverage, Height, and Setbacks: except with respect to the variance requested for rear setback as outlined in this report, the proposed development is consistent with the Zoning Bylaw’s RSM-2 zone provisions. The RSM-2 zone does not set out a maximum floor area ratio (FAR).
The location of the parcel at the end of a cul-de-sac results in an unusual configuration of five lot lines. Staff have determined that the southeast lot line (abutting the existing accessory building) is the rear lot line for 950 Lampson Place due to the Zoning Bylaw’s definition of a rear lot line as “the lot line opposite to and most distant from the front lot line.” In this case the southeast lot line is 0.31m closer to the front lot line when compared to northeast lot line.
Because the existing accessory building is sited 1.39m from the rear lot line, it is noted to be nonconforming to the current 1.5m accessory building rear setback requirement. By converting the accessory building to a principal building containing a dwelling unit, the required rear setback increases from 1.5m to 4.5m. In their rationale letter [Appendix B], the applicant notes that the southeast lot line abutting the accessory building borders a driveway and parking area for a neighbouring apartment complex. Staff also note that the building is existing and of modest size and is largely screened from view across the southeast property line by mature vegetation that is proposed to be retained.
The applicant has provided floor plans for the conversion of the accessory building. The proposed layout would result in the bedroom and entrance of the dwelling unit, as well as portions of storage spaces being located within the required 4.5m rear setback. Though the bedroom contains a window, overlooking and privacy impacts are mitigated by existing vegetation and due to the unit’s main views facing internally within the property rather than towards neighbouring properties.
Parking Analysis:
The proposal provides sufficient parking for all dwelling units, including for the unit in the converted accessory building, with six parking spaces exceeding the minimum of two parking spaces set out in the parking bylaw. Dimensions of parking spaces and maneuvering areas are shown to meet the requirements set out in the Parking Bylaw.
OPTIONS:
1. Motion:
That Council approve the Development Variance Permit application DVP00175 at 950 Lampson Place to authorize the proposed building siting with the variances outlined in staff report no. DEV-25-054.
2. Alternate motion:
That Council postpones consideration of Development Variance Permit No. DVP00175 pending receipt of additional information.
3. Alternate motion:
That Council denies Development Variance Permit No. DVP00175.
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 January 14, 2026.
TIMELINES & NEXT STEPS:
Should Council approve Development Variance Permit DVP00175, staff could then proceed with the delegated approval process for the associated Development Permit (DP000262).
REPORT REVIEWED BY:
1. Bill Brown, Director of Development Services, Reviewed
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 - DVP00175
2. Appendix B - Aerial Map
3. Appendix C - Applicant’s Variance Rationale Letter
4. Appendix D - Survey Plan
5. Appendix E - Building Plans
6. Appendix F - Site Photographs (Landscaping)
7. Appendix G - Staff Presentation
8. Appendix H - Applicant Presentation