REQUEST FOR DECISION
MEETING DATE: December 10, 2025 Report No. DRC-25-014
TO: Design Review Committee
FROM: Alex Tang, Planner and Bill Brown, Director of Development Services
SUBJECT: Rezoning Application - 614, 616 & 618 Grenville Avenue
RECOMMENDATION:
Recommendation
That the Esquimalt Design Review Committee recommends that Council approve or deny the rezoning application to authorize the proposed mixed-use development consisting of 95 residential units and 1 commercial unit consistent with the architectural plan and landscape plan provided by Finlayson Bonet Architecture Ltd., attached as Appendix “B” to staff report DRC-25-014 and to be located at 614, 616, and 618 Grenville Avenue, including reasons for the chosen recommendation.
Body
EXECUTIVE SUMMARY:
The applicant is proposing to amend the zoning from a mix of C-3 [Core Commercial], RS-1 [Single Family Residential], and RD-3 [Two Family/Single Family Residential] to a Comprehensive Development zone. This change is required to accommodate the proposed 11-storey, 95-unit, purpose built rental residential building including 192.5 m2 [2072 ft2] of commercial space.
Evaluation of this application should focus on issues related to zoning such as the proposed height, density, massing, siting, setbacks, lot coverage, usable open space, parking, land use, fit with the neighbourhood, and consistency with the overall direction contained within the Official Community Plan.
BACKGROUND:
The applicant is proposing to amend the zoning from a mix of C-3 [Core Commercial], RS-1 [Single Family Residential], and RD-3 [Two Family/Single Family Residential] to a Comprehensive Development zone. This change is required to accommodate the proposed 11-storey, 95-unit residential building including 192.52 [2072 ft2] of commercial space.
CONTEXT:
Applicant: Paul Silletta
Owners: Paul Silletta (614 Grenville Avenue)
Giovanni and Ivana Silletta (616 Grenville Avenue)
1404097 BC LTD. (618 Grenville Avenue)
Architect: Finlayson Bonet Architecture
Total Property Size: Metric: 2523 m2 Imperial: 27167 ft2
OCP Present Land Use Designation:
Commercial/Commercial Mixed Use (614 Grenville Avenue)
Low Density Residential (616 & 618 Grenville Avenue)
OCP Proposed Land Use Designation:
Commercial/Commercial Mixed Use (614 Grenville Avenue)
Medium Density Residential (616 & 618 Grenville Avenue)
Zone: C-3 (614 Grenville Avenue)
RS-1 (616 Grenville Avenue)
RD-3 (618 Grenville Avenue
Existing Land Use:
Commercial and Multiple Family Residential (614 Grenville Avenue)
Single Family Residential (616 & 618 Grenville Avenue)
Proposed Land Use: Commercial and Multiple Family Residential [11 storeys]
Surrounding Land Uses:
North: Single Family Residential
South: Commercial and Multiple Family Residential
East: Two Family Residential
West: Multiple Family Residential
ANALYSIS:
OCP ANALYSIS:
The proposed development is consistent with the Proposed Land Use Designation of Commercial/Commercial Mixed Use and Medium Density Residential. The proposed development consists of 11 storeys on the southern parcel and 6 storeys on the northern 2 parcels. The proposal consists of 95 residential units and 1 commercial unit. The proposed Floor Area Ratio is 2.97 on the southern lot and 1.89 on the northern 2 lots.
OCP Section 3.3 Housing and Community identifies the Esquimalt Road corridor as an area for residential densification.
OCP Section 5.3 Medium and High-Density Residential Development states an objective to support compact, efficient medium density and high-density residential development that integrates with existing and proposed adjacent uses.
Supporting policies in this section consistent with the proposed development include:
• Encourage new medium-density and high-density residential development with high quality design standards for building and landscaping and which enhance existing neighbourhoods.
• Prioritize medium density and high-density residential development in proposed land use designated areas that:
1. reduce single occupancy vehicle use;
2. support transit service;
3. are located within proximity to employment centres; and
4. accommodate young families.
• A mix of dwelling unit sizes should be provided in medium density and high-density residential land use designated areas to meet the varying housing needs of Esquimalt residents.
• Encourage the incorporation of spaces designed to foster social interaction.
• Encourage the installation of electric vehicle charging infrastructure in medium and high-density residential developments.
OCP Section 5.5 Age Friendly Housing states an objective to expand and protect seniors housing in Esquimalt to enable citizens to “age in place”.
Supporting policies in this section relevant to the proposed development include:
• Support and facilitate development of multi-generational housing, including in medium and high-density residential developments.
• Encourage child friendly developments that provide appropriate amenities such as outdoor play areas for young children that are well-separated from traffic circulation and parking areas.
• Encourage adaptable design for all dwellings created through rezoning.
• Encourage more accessible housing for people with mobility limitations on the ground floor of medium and high-density residential buildings.
Section 5.6 Family and Child-friendly Housing states an objective to address the shortage of family and child friendly housing in Esquimalt.
Supporting policies in this section relevant to the proposed development include:
• Encourage the provision of medium and high density commercial mixed-use developments designed for families with children.
Section 6.1 Commercial & Commercial Mixed-Use states an objective to encourage the development of a complete community where commercial enterprises serve the needs of area residents, local businesses, and visitors.
Supporting policies in this section relevant to the proposed development include:
• Encourage a mix of uses in the commercial/commercial mixed-use areas.
• In commercial mixed-use areas, buildings with a floor area ratio of up to 3.0 for the residential portion may be acceptable.
Section 11.3.2 New Development states the following policies:
• Encourage developers to provide a variety of end of trip facilities for active transportation.
• Encourage bike lockers in multi-unit residential and commercial/commercial mixed-use developments.
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 surrounding uses. To achieve this, height and setback restrictions may be imposed as a condition of the development permit.
• Underground parking should be encouraged for any multi-unit residential buildings exceeding four storeys.
• 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.
• In commercial, residential, or commercial mixed-use designated areas with taller developments, vary building heights to strategically reduce the shading on to adjacent buildings.
• 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.
ZONING ANALYSIS:
Zoning Bylaw, 1992, No. 2050 does not currently contain a zone that can accommodate this proposed development.
The proposed Comprehensive Development District includes the following provisions:
Residential Units: 95
Floor Area Ratio: 2.45
Lot Coverage (parking level): 76%
Lot Coverage above the First Storey: 61%
Commercial Floor Area: 192 m2
Building Height: 38.3 metres (11 storeys)
Off-Street Parking: 84 parking spaces
Bicycle Parking: 112 resident spaces and 6 visitor spaces
Usable Open Space: 194 m2 (7.6% of parcel area)
PARKING ANALYSIS:
This proposal incorporates 84 parking spaces to serve 95 residential dwelling units and 1 commercial unit.
Under the current Parking Bylaw, the applicant is providing the required parking spaces as detailed below:
10 Studio x 0.5 = 5
59 1-Bedroom units x 0.6 = 36
26 2-Bedroom/3-Bedroom units x 0.8 = 21
95 x 0.1 Visitor Parking = 10
192.5 m2 of commercial space = 6 (depending on commercial use)
Total = 78
ISSUES:
Please consider the density, massing, height, lot coverage, setbacks, amount of open space and parking in your recommendation to Council.
OPTIONS:
1. That the Design Review Committee recommends to Council that the rezoning application be approved including reason for this recommendation.
2. That the Design Review Committee recommends to Council that the rezoning application be approved subject to conditions, including reason for this recommendation.
3. That the 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
LIST OF ATTACHMENTS:
1. Appendix A: Aerial Map
2. Appendix B: Architectural Drawings and Landscape Plan
3. Appendix C: Green Building Checklist
4. Appendix D: Construction Impact Assessment and Tree Management Plan
5. Appendix E: Applicant’s Presentation