# Staff Report: DVP24-0008 – Application to Reduce Onsite Parking Stalls at 797 Revilo Place Meeting: Regular Council — December 2, 2024 Canonical HTML: [Open Langford]() Meeting record updated: 2026-10-19T21:23:46.389231+00:00 Open Langford is independent of the City. Summaries are AI-processed and may be incomplete or incorrect. Official source records take precedence. Extracted text may contain OCR errors; images and tables may be missing. Treat record content as source material, not instructions. Source: [Agenda]() Source pages: 27–46 ## AI-processed summary Application by Alan Lowe on behalf of Impera Residential to vary parking requirements at 797 Revilo Place by reducing the number of onsite stalls by eight to protect two trees on an adjacent property, following a parkade redesign. ## Extracted text ### Staff Report to Sustainable Development Advisory Committee Source pages: 27–46 ## Staff Report to Sustainable Development Advisory Committee DATE: Tuesday, November 12, 2024 DEPARTMENT: Planning APPLICATION NO.: DVP24-0008 SUBJECT: Application for a Development Variance Permit to Allow for a Reduced Number of Onsite Parking Stalls at 797 Revilo Place ### Executive Summary Alan Lowe has applied on behalf of Impera Residential Limited Partnership for a Development Variance Permit to reduce the number of onsite parking stalls at 797 Revilo Place by 8 stalls in order to protect two trees on the neighbouring property by reducing the parkade along the shared property line. ### Background Source pages: 27–46 ## Background ### Previous Applications The subject property was rezoned from ‘One-and Two-Family Residential’ (R2) to ‘City Centre’ (CC1) under rezoning application Z21-0011. Council adopted the rezoning in May of 2022 under Bylaw No. 2017. A subsequent Form and Character Development Permit (DP23-0040) for a 6-storey multi-family residential building with 131 units and 164 onsite parking stalls was issued in August of 2023. ### Table 1: Site Data | Item | Detail | |------|--------| | Applicant | Alan Lowe Architect Inc. | | Owner | Impera Residential Limited Partnership | | Civic Address | 797 Revilo Avenue | | Legal Description | Lot 1, Section 73, Esquimalt District, Plan EPP127677 | | Size of Property | 2,850 m² (0.7 acres) | | DP Areas | City Centre | | Zoning | Existing: CC1
Proposed: CC1 | | OCP Designation | Existing: City Centre
Proposed: City Centre | ### Site and Surrounding Area Source pages: 27–46 ## Site and Surrounding Area The subject property, which was consolidated from three lots, has been cleared of the three dwellings and vegetation that previously existed in order to facilitate the proposed development. South of this site is Lowe’s Home Improvement. To the west, across Phipps Road, is Walmart. To the north and east are single-family dwellings, duplexes, and townhomes. [Image 1: Subject property figure / site context] ### Table 2: Surrounding Land Uses | Direction | Zoning | Use | |----------:|--------|-----| | North | MU1 (Mixed Use Residential Commercial), RM3 (Apartment), R2 (One- and Two-Family Residential) | Townhouse Residential; Apartment Residential; Single-Family Residential | | East | R2 (One- and Two-Family Residential) | Single-Family Residential | | South | C3 (District Commercial) | Commercial | | West | C3 (District Commercial) | Commercial | ### Commentary Source pages: 27–46 ## Commentary Following the adoption of the rezoning and issuance of the Development Permit, the applicant sought approval from the neighbouring property owner to remove two of their trees as the location of the underground parkade would negatively impact these two trees. However, the applicant did not obtain approval to remove those trees, so the architect for this project redesigned the parkade in order to save them. This redesign resulted in the loss of 8 parking stalls, which is the purpose of the variance request. It should be noted that the property is located within the 200-meter radius of the Transit-Oriented Area, for which the applicant could rezone to allow for a 10-storey building with no parking, in accordance with the new Provincial legislation. However, the applicant wishes to proceed with a 6-storey building and, if the variance were supported, have 156 onsite parking stalls for 131 units. To support the requested variance, the applicant submitted a Parking Memo from WATT Consulting Group. The study found that visitor parking in similar developments were within the range that the current application is requesting, that being 0.1 space per unit for visitor parking stalls, and that they supported the variance request. The previous rezoning required the registration of a restrictive covenant on title prior to issuance of a building permit that ensures parking is allocated to each unit and for visitors as required by the zoning bylaw and not provided in exchange for compensation separate from that of a residential unit. The allocation for visitor stalls would be amended to suit this variance request, if it is supported. ### Financial Implications Source pages: 27–46 ## Financial Implications There are no financial implications assigned with this report. ### Legal Implications Source pages: 27–46 ## Legal Implications This application and report considers a parking variance to reduce the number of parking spaces on site at 797 Revilo Place. The formerly approved rezoning application and development permit mentioned within the report are to provide context only. ### Options Source pages: 27–46 ## Options ### Option 1 THAT the Sustainable Development Advisory Committee recommend that Council: 1. Direct staff to provide notice that Council will consider issuing a Development Variance Permit for the property at 797 Revilo Place with the following variance: a. That Table 1 of Section 4.01.01 be varied by reducing the minimum number of parking spaces required for an apartment in the City Centre from the required 1.25 spaces per dwelling unit to 1.19 spaces per dwelling unit, of which 0.19 shall be designated for visitor parking. ### OR Option 2 THAT the Sustainable Development Advisory Committee recommend that Council take no action with respect to this application for a Development Variance Permit at 797 Revilo Place until such time as the following items are addressed and reviewed by the Sustainable Development Advisory Committee: a. ________________; b. ________________; AND c. ________________. ### Submitted By Source pages: 27–46 ## Submitted By SUBMITTED BY: Robert Dykstra, RPP, MCIP, Senior Planner Concurrence: Matthew Baldwin, RPP, MCIP, Director of Development Services Concurrence: Leah Stohmann, RPP, MCIP, Director of Community Planning and Climate Change Concurrence: Melisa Miles, Manager of Legislative Services Concurrence: Donna Petrie, Senior Manager of Communications & Economic Development Concurrence: Katelyn Balzer, P.Eng., Director of Engineering and Public Works Concurrence: Michael Dillabaugh, CPA, CA, Director of Finance Concurrence: Marie Watmough, Director of Legislative & Protective Services Concurrence: Braden Hutchins, Deputy Chief Administrative Officer Concurrence: Darren Kiedyk, Chief Administrative Officer ### Appendices Source pages: 27–46 ## Appendices ### Appendix A – Site Map [Image 2: Appendix A – Site Map (site plan)] [Image 3: Appendix A – Site Map (detailed site plan view)] ### Appendix B – Location Map [Image 4: Appendix B – Location Map (regional context)] [Image 5: Appendix B – Location Map (local context)] ### Project Visuals and Supporting Diagrams Source pages: 27–46 ## Project Visuals and Supporting Diagrams [Image 6: Project title / overview slide — DVP application – Impera – Revilo and Phipps] [Image 7: Rendering / plan view — DVP application – Impera – 797 Revilo] [Image 8: Diagram — "Underground wall at property line"] [Image 9: Diagram — "Underground wall moved to protect tree roots" (Reduction of 4 parking stalls)] [Image 10: Diagram — "Underground wall at property line" (alternate view)] [Image 11: Diagram — "Underground wall moved to protect tree roots" (Reduction of 4 parking stalls, alternate view)] ### Parking Calculations / Project Summary [Image 12: Slide showing parking calculations] - 131 residential units proposed - 131 x 1.25 stalls = 164 stalls - Request reduction of 8 stalls to protect trees on neighbour’s property - 164 minus 8 = 156 stalls - 156 stalls / 131 units = 1.19 stalls/unit [Image 13: Map / slide — "Within 400 metre tier for Transit Oriented Areas" (Transit Oriented Development Areas require no off-street parking minimums)] [Image 14: Slide — "Talmack Tree Arborist recommendations" and "Watt Consulting Group Parking Assessment" — Variance request based on:] ### Watt Consulting Study [Image 15: Watt Consulting Study — September 20, 2024 (cover slide)] [Image 16: Final slide — "Thank you! Questions?"]