Two-lot subdivision refused over 10 cm, 441 Memorial Avenue
A two-lot subdivision at 441 Memorial Avenue needed the required lot frontage cut by 10 centimetres. Town planners put the permit forward, a councillor moved it, and nobody seconded, so it died without a vote.
- Town tax lost (our estimate)
- $2K a year
- Not built
- 1 home
- Where it stands
- Refused Jul 2023. A variance to cut the required lot frontage from 23.0 m to 22.9 m — 10 centimetres — so the lot could be split in two. Town planners put it forward. Councillor Harrison moved to issue the permit and no one seconded it, so the motion died without a vote.
What it is
441 Memorial Avenue is a single-family lot. The owners wanted to split it in two. The zoning requires 23.0 m of lot frontage; the lot has 22.9 m. The shortfall is 10 centimetres.
A development variance permit would have covered the difference. It came to Council on July 19, 2023 with a Planning memo recommending issuance.
Councillor Harrison moved that staff be directed to issue the permit. No other member seconded the motion, so it failed without ever coming to a vote.
What happened
- April 26, 2023The variance application is made (file 2023-DVP-05).
- July 19, 2023At the public portion of the meeting, a land surveyor speaks for the owners, saying the existing trees can likely be kept. A neighbour raises concerns about a second driveway on Memorial Avenue, effects on pedestrians, cyclists and drivers, and street parking. Councillor Harrison moves to issue the permit. The motion fails for want of a seconder.
- September 20, 2026The Town's development tracker records the application as refused.
Why it matters
- Town property tax: about $2,000 a year, our estimate, for the one home not built. That is the Vancouver Island benchmark single-family price for August 2026 ($788,100) times the Town's 2026 rate ($2.7401 per $1,000).
- The sum is small. It is on this list because of how the decision was made: a permit that staff had put forward was disposed of without a vote, and the minutes record no reason.
- A motion that fails for want of a seconder is not a recorded vote. No member other than the mover is on the record for or against it.
Sources
- Regular Council minutes, Jul 19, 2023 (opens in a new tab)
- Town of Qualicum Beach development tracker (opens in a new tab) File 2023-DVP-05, 441 Memorial Avenue, checked September 20, 2026.
- PQB News: PQB benchmark home price near $927K, Sep 16, 2026 (opens in a new tab) Vancouver Island Real Estate Board benchmark prices for August 2026. We use the board-wide figures: $788,100 single-family, $550,000 townhouse, $401,900 apartment.
Last checked October 3, 2026. Report a mistake.