REQUEST FOR DECISION
MEETING DATE: October 21, 2025 Report No. APC-25-021
TO: Advisory Planning Commission
FROM: James Davison, Manager of Development Services
SUBJECT: Rezoning Application - 903 Admirals - Staff Report No. APC-25-021
RECOMMENDATION:
Recommendation
That the Esquimalt Advisory Planning Commission recommends to Council to either approve or deny, with reasons, the rezoning which would allow the construction of eight townhouse units on the property.
Body
EXECUTIVE SUMMARY:
The application proposes the rezoning of the subject property from RS-2: Single Family Panhandle Residential to a CD zone which will permit eight townhouses at an FSR of 0.59. Significant issue for discussion is tree preservation on the property.
BACKGROUND:
Applicant: Vijay Banghu, Ramtard Developments
Owner: 1408613 B.C. LTD., INC.NO. BC1408613
Designer: Adapt Design
Property Size: 1,739m2
OCP Land Use Designation:
Current: Townhouse Residential
Proposed: Townhouse Residential
Existing Zone: RS-2 Single Family Panhandle Residential
Proposed Zone: CD Zone
Existing Land Use: Single Family Residential
Proposed Land Use: Townhouse Residential
Surrounding Land Uses:
North: Townhouse Residential
South: Townhouse Residential
East: Mix of Townhouse Residential, Single Family and Duplex Residential
West: Townhouse Residential
ANALYSIS:
ZONING ANALYSIS:
Lot Area: 1,739m2
Floor Area: 1,024m2
Floor Space Ratio (FSR) 0.59
Lot Coverage: 32%
Front Yard Setback: 5m
Side Yard Setback (N): 4m
Rear Setback: 4m
Side Yard Setback (S): 4m
OCP ANALYSIS:
OCP Section 5.2 Low Density Residential Development 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 consistent with the proposed development include:
• Proposed redevelopment or infill within present low density residential land use designated areas should be built to high quality design and landscaping standards and respond sensitively to existing neighbourhood amenities.
Section 5.4 Affordable Housing states an objective to encourage a range of housing by type, tenure and price so that people of all ages, household types, abilities and incomes have a diversity of housing choice in Esquimalt.
Supporting policies in this section relevant with the proposed development include:
• Consider bonus density, parking relaxations or other development variances where a development proposal includes affordable, special needs or seniors housing. This may apply to market and non-market housing, and mixed-use proposals. A housing agreement may be entered into between the Township and the owner.
• Encourage the provision of missing middle housing types such as two-unit dwelling (duplexes), townhouses and small lot infill as one avenue to address housing affordability.
Section 13.3.3 Building Energy Efficiency states the following policies:
• Adopt best practices based on evolving building technologies and materials.
• Encourage the adoption of passive, efficient, and renewable energy systems in new buildings and during building retrofits.
• Investigate options for encouraging developers to achieve high energy performance in new developments through such tools as density bonusing, expedited permit approval process, rebate of development fees, revitalization tax exemption, and other incentives.
• Pursue higher energy-efficiency performance in new developments, through the achievement of higher steps in the BC Energy Step Code as an amenity associated with rezoning.
Under Section 13.3.6 Passenger Vehicle Alternatives, the following policies are listed:
• Encourage the installation of electric vehicle charging infrastructure in all new multi-unit developments.
• Pursue the installation of electric vehicle charging capacity in new developments during the rezoning process.
• Encourage the inclusion of car share in new multi-unit residential developments.
Relevant Development Permit Area Guidelines to consider as it relates to the rezoning application include:
• New buildings should be designed and sited to minimize visual intrusion on to the privacy of surrounding homes and minimize the casting of shadows on to the private outdoor space of adjacent residential units.
• The size and siting of buildings that abut existing single- and two-unit and townhouse dwelling should reflect the size and scale of adjacent development and complement the surround uses. To achieve this, height and setback restrictions may be imposed as a condition of the development permit.
• Orient buildings to take advantage of site-specific climate conditions, in terms of solar access and wind flow; design massing and solar orientation for optimum passive performance.
• Build new developments compactly, considering the solar penetration and passive performance provided for neighbouring sites, and avoid shading adjacent to usable outdoor open spaces.
• Provide space for significant landscaping including varying heights of trees, shrubs and ground covers.
• Provide usable outdoor amenities such as seating, food gardens, mini-libraries, and play spaces in semi-public areas to enhance the experience of walking and recreating in the neighbourhood.
• Provide space for absorbent landscaping, including significantly sized trees on the site and by not allowing underground parking structures to extend beyond building walls.
PARKING ANALYSIS:
Parking provided is two spaces per townhouse unit, plus two visitor spaces within the driveway. The visitor parking spaces leave 3m of drive aisle in the driveway, which will accommodate one vehicle width.
Parking Bylaw, 2025, No. 3089 requires 0.5 parking spaces per dwelling unit, plus 0.1 visitor parking units per dwelling unit. The proposal exceeds the requirements of the current parking bylaw.
TREE ANALYSIS:
A Tree Management Plan is attached to the report as Appendix F.
OPTIONS:
1. That the Advisory Planning Commission Design Review Committee recommends to Council that the rezoning application be approved including reasons for this recommendation.
2. That the Advisory Planning Commission Design Review Committee recommends to Council that the rezoning application be approved subject to conditions, including reasons for this recommendation.
3. That the Advisory Planning Commission Design Review Committee recommends to Council that the rezoning application be denied including reasons for this recommendation.
COUNCIL PRIORITY:
Housing
REPORT REVIEWED BY:
1. Bill Brown, Director of Development Services, Reviewed
2. Victoria McKean, Committee Coordinator, Concurrence
LIST OF ATTACHMENTS:
Appendix A Aerial Map
Appendix B Applicant Letter
Appendix C Site Survey
Appendix D Architectural Plans
Appendix E Landscaping Plans
Appendix F Tree Management Plan
Appendix G Green Building Checklist
Appendix H Site Servicing Plan
Appendix I Applicant Presentation