TOWNSHIP OF ESQUIMALT STAFF REPORT
MEETING DATE: April 27, 2026 Report No. DEV-26-016
TO: Council
FROM: Alex Tang, Planner and Bill Brown, Director of Development Services
SUBJECT: Development Permit Application - 1340 Sussex Street and 1337 Saunders Street
RECOMMENDATION:
Recommendation
That Council approve Development Permit No. DP000264 and direct staff to issue the permit and register the notice on the title of the property upon receipt of the landscape deposit.
Body
EXECUTIVE SUMMARY:
The applicant is proposing to build a 21-storey, 327-unit multiple-family residential building. Comprehensive Development District No. 167 of Esquimalt Zoning Bylaw 1992, No. 2050 [Appendix B] has been written to regulate this development.
This site is located within Development Permit Area No. 1 - Natural Environment, Development Permit Area No. 4 - Commercial, Development Permit Area No. 6 - Multi-Family Residential, Development Permit Area No. 7 - Energy Conservation and Greenhouse Gas Reduction, and Development Permit Area No. 8 - Water Conservation. A development permit is required to ensure that the application is generally consistent with the development permit area guidelines contained within the Esquimalt Official Community Plan Bylaw, 2018, No. 2922. A development permit is required prior to a building permit being issued for construction.
Evaluation of this application should focus on issues regarding the form and character of the development, including landscaping, exterior design, and finish of the building in relation to the relevant development permit area guidelines. In addition, evaluation should focus on natural environment protection, energy conservation, greenhouse gas reduction, and water conservation in relation to the relevant development permit area guidelines.
BACKGROUND:
Context
Applicant: Intracorp Homes
Owner: 1340 Sussex Street Holdings (Esquimat) Ltd., Inc.No. BC1178608
Architect: Arcadis Architecture Inc.
Total Property Size: Metric: 4451 m2 Imperial: 46910 ft2
OCP Land Use Designation: Commercial / Commercial Mixed-Use - Tall
Zone: CD-167
Proposed Land Use: Commercial and Multiple Family Residential [21 Storeys]
Surrounding Land Uses:
North: Multiple Family Residential [6-Storey Apartment]
South: Multiple Family Residential [6-Storey Apartment]
East: Multiple Family Residential [3-Storey Townhouses and 6-Storey Apartment]
West: Multiple Family Residential [Federal Land]
Chronology:
• December 23, 2025 - Application received
• March 11, 2026 - Design Review Committee
Design Review Committee Recommendations:
This application was considered at the regular meeting of the Design Review Committee held on March 11, 2026. Members generally appreciated the public interface and the site plan’s articulation. They suggested the possibility of using landscape elements to unify the park space. Nonetheless, the committee considered the park space a significant public amenity.
The Design Review Committee resolved that the application be forwarded to Council with a recommendation of approval as it provides much needed housing along with a valuable community amenity in the form of a public park space with the condition that the developer consider landscape elements that would create a unified park design.
ANALYSIS:
OCP ANALYSIS:
This site is located within Development Permit Area No. 1 - Natural Environment, Development Permit Area No. 4 - Commercial, Development Permit Area No. 6 - Multi-Family Residential, Development Permit Area No. 7 - Energy Conservation and Greenhouse Gas Reduction, and Development Permit Area No. 8 - Water Conservation. The guidelines of these Development Permit Areas are contained within the Esquimalt Official Community Plan Bylaw, 2018, No. 2922.
As Council is required to consider all the Official Community Plan guidelines from these Development Permit Areas in evaluating this application, the applicant has submitted a document addressing these guidelines [Appendix F].
Development Permit Area No. 1 is designated for the purpose of establishing objectives for the protection of the natural environment, its ecosystems and biological diversity.
OCP Section 18.5.2 Natural Features
The soil will be removed for the construction of the underground parkade. New soil imported to the site will meet Canadian Landscape Standard specifications.
OCP Section 18.5.3 Biodiversity
The applicant has included landscaping consistent with these guidelines, noting that the plant species chosen include native species and species adaptive to the region. Drought-tolerant and native pollinator plant species have been prioritized. The public park also includes a large pollinator garden.
OCP Section 18.5.4 Natural Environment
Planting beds are proposed to be located towards the edges of the site.
OCP Section 18.5.5 Drainage and Erosion
One Garry oak tree along Saunders Street is being retained while the rest of the trees are being removed. The applicant is proposing 37 new trees.
OCP Section 18.5.7 Native Bird Biodiversity
Habitat features such as trees and shrubs will be included to protect and enhance native bird biodiversity.
Development Permit Area No. 4 is designated for the purpose of establishing objectives for the form and character of commercial developments.
OCP Section 21.5 Commercial Guidelines
The applicant has included a street-level commercial unit with a glass façade on the corner of Saunders Street and Nelson Street. Canopies are proposed around the along the commercial frontage and by the residential lobby.
Development Permit Area No. 6 is designated for the purpose of establishing objectives for the form and character of multi-family residential development.
OCP Section 23.5 Multi-Family Residential Guidelines
The applicant has taken measures to provide adequate setback and landscaping. The applicant has provided publicly accessible park space in the southern area. The proposal includes articulations to create a varied facade. The northeast corner at Nelson Street and Saunders Street will contain a corner-oriented commercial unit.
Development Permit Area No. 7 is designated for the purposes of energy conservation and greenhouse gas reduction.
OCP Section 24.5.1 Siting of buildings and structures
The building is sited on the north side of the site with the park space to the south. The proposed public park space will have a significant number of trees and planting beds with varying heights and foliage densities.
OCP Section 24.5.2 Form and exterior design of buildings and structures
The applicant states that they have designed and placed the roof, overhangs, and windows appropriately and consistent to the guidelines where applicable. The applicant is proposing a rooftop amenity area on level 5 along with private balconies for the residences.
OCP Section 24.5.3 Landscaping
The landscape plan consists of publicly accessible park space with a sport court, a play structure, and a public bathroom. Deciduous trees in the form of maple, alder, redbud, magnolia and oak trees are proposed for the southern exposure.
OCP Section 24.5.4 Machinery, equipment and systems external to buildings and other structures
The applicant is proposing bicycle parking with a dedicated entrance off Nelson Street.
OCP Section 24.5.5 Special Features
The podium consists of a durable brick cladding. The applicant will select durable local products where possible.
Development Permit Area No. 8 is designated for the purpose of water conservation.
OCP Section 25.5.1 Building and Landscape Design
Most of the landscape is permeable. Moreover, a stormwater management system is implemented on the northern frontage designed to retain and release runoff as per a 10-year storm.
OCP Section 25.5.2 Landscaping - Select Plantings for Site and Local Conditions
The applicant states that the proposed development has given consideration into the selection and placement of plant species consistent with these guidelines, including the planting of native species.
OCP Section 25.5.3 Landscaping - Retaining Stormwater on Site
The applicant states that they are generally consistent with these guidelines. The landscape plan contains 37 new trees on an area covered mostly with permeable softscape including a permeable playground area.
OCP Section 25.5.4 Landscaping - Water Features and Irrigation Systems
The applicant states that the proposed development will install plantings and irrigation to Canadian Landscape Standard.
ZONING ANALYSIS:
The following is a comparison of the proposed development and the requirements of Comprehensive Development District No. 167.
Residential Units
• Proposed: 327 Allowed: 335
Site Coverage Below Grade
• Proposed: 83.1% Allowed: 84%
Site Coverage Above Grade
• Proposed: 42.2% Allowed: 43%
Open Space
• Proposed: 1,718 m2 Allowed: 1,718 m2
Front Setback
• Proposed: 2.0 m Allowed: 2.0 m
Side Setback
• Proposed: 1.8 m Allowed: 1.8 m
Rear Setback Above Grade
• Proposed: 30.0 m Allowed: 30.0m
Rear Setback for Parking Structure Below Grade
• Proposed: 2.0 m Allowed: 2.0 m
Floor Area Ratio
• Proposed: 4.05 Allowed: 4.05
Commercial Area
• Proposed: 257 m2 Required: 240 m2
Height
• Proposed: 61.8 m Allowed: 63 m
Off-Street Parking Spaces
• Proposed: 240 Required: 240
Amenity Space
• Proposed: 454 m2 Required: 380 m2
Commercial Space
Proposed: 257 m2 Required: 240 m2
OPTIONS:
1. That Council approve Development Permit No. DP000264 and direct staff to issue the permit and register the notice on the title of the property upon receipt of the landscape deposit.
2. That Council deny Development Permit No. DP000264 with reasons.
COUNCIL PRIORITY:
Housing
FINANCIAL IMPACT:
The request for a decision has no significant financial implications.
COMMUNICATIONS/ENGAGEMENT:
As this is a Development Permit application requiring no variances, the Local Government Act does not require that notification be provided.
TIMELINES & NEXT STEPS:
This decision will complete the Development Permit process.
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: DP000264
2. Appendix B: Aerial Map and Comprehensive Development District No. 167 Zone
3. Appendix C: Architectural Drawings and Site Plan
4. Appendix D: Landscape Plan
5. Appendix E: Green Building Checklist
6. Appendix F: Construction Impact Assessment and Tree Management Plan
7. Appendix G: Applicant’s Comments Addressing Development Permit Area Guidelines
8. Appendix H: Staff’s Presentation
9. Appendix I: Applicant’s Presentation