REQUEST FOR DECISION
MEETING DATE: November 17, 2025 Report No. DEV-25-051
TO: Councill
FROM: James Davison, Manager of Development Services
SUBJECT: Rezoning Application - 903 Admirals - Staff Report No. DEV-25-051
RECOMMENDATION:
Recommendation
That Council give first, second, and third readings, and adopt Zoning Bylaw, 1992, No. 2050, Amendment Bylaw, 2025, No. 3178.
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 0.6.
BACKGROUND:
Applicant: Vijay Banghu, RamTar 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 Space Ratio (FSR) 0.6
Maximum Lot Coverage: 32%
Maximum Building Height: 9.5 metres
Maximum Dwelling Units: 8
Maximum Principal Buildings: 2
Front Yard Setback: 5m
Side Yard Setback (N): 4m
Rear Setback: 4m
Side Yard Setback (S): 4m
Generally the design is a very traditional double-loaded bank of townhouses, with two parking spaces in each garage. The design as proposed does not minimize the development impact on the site and instead provides generous parking supply (2 per unit rather than the minimum 0.5 per unit permitted by the Parking Bylaw) and larger three bedroom ground-oriented units.
As per the Design Review Committee recommendations below, the applicant responded by proposing an increase in the potential tree retention and added a pedestrian access on the southern lot line.
Useable Open Space
Note that there is no usable open space provided in the minimum dimension of 6 metres by 6 metres. Each unit does have a patio and some private open space associated with it, so this is of limited concern to staff. Gathering could occur in the shared driveway between the two buildings should occasions warrant. Configuration of the site could change at time of Development Permit, but not writing the requirement of a minimum area of useable open space into the zone means it is unlikely to materialize at that time. Should Council want useable open space it should be included in the zone.
COMMITTEE RECOMMENDATIONS:
Design Review Committee - November 13, 2024
That the Esquimalt Design Review Committee recommends to Council to deny Rezoning Application - 903 Admirals Road to allow for the construction of eight townhouse units as outlined in Staff Report No. DRC-24-009 for the following reasons:
- preservation of existing urban tree canopy needs to be considered in the context of this site and neighbourhood; and
- a more pedestrian-forward approach to access and character should be considered.
Motion Carried.
Advisory Planning Commission - October 21, 2025
Moved by Chair Sukhdeo, seconded by Member MacUisdin: That the Advisory Planning Commission recommends to Council that the Rezoning Application to authorize the construction of eight townhouse units at 903 Admirals Road, outlined in Staff Report No. APC-21-021, be approved with the condition that further information be provided regarding the assessment of the absence of a Garry Oak meadow ecosystem on the site as the proposal fits the needs of the community. Carried Unanimously.
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.
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.
• 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:
An Arborists’ report is attached as Appendix F. The first plan, submitted by Dunster and Associates which was presented to Design Review Committee and since repealed, indicated that the proposed patios would necessitate the removal of existing trees in their proximity. The new report from Capital Tree Service shares the opinion that the patios will not require all adjacent trees to be removed.
BIOLOGIST’S REPORT:
At staff’s request, given the number of Garry oak trees in the rear yard, the applicant commissioned a report from a professional Biologist (Appendix G). The report concludes that the site does not support classifying any portion of it as Garry oak meadow.
PARKS DEPARTMENT COMMENTS:
Do not support the proposal for the following reasons:
- The removal of twenty-four (24) native trees, and nine (9) non-native trees are proposed.
- This would have a large impact on habitat and hydrology for the surrounding community.
- The loss of these trees would also pose new challenges to retained trees on and off this site as this grouping of trees has gone untouched for many years. Trees that are newly exposed (due to tree removal) to wind events are susceptible to structural failures. Past wind exposure of these remaining trees was protected by canopy support from surrounding trees.
- Additionally, there will be quite a bit of ‘blasting' required and it is unclear how this may influence tree health, structure and hydrology at this site and neighboring properties.
- Recommend a redesign of this development that would support more tree retention.
OPTIONS:
1. That Council give first, second, and third reading, and adopt Zoning Bylaw, 1992, No. 2050, Amendment Bylaw, 2025, No. 3178.
2. That Council postpone consideration of Amendment Bylaw No. 3178 pending receipt of additional information.
3. That Council defeat Amendment Bylaw No. 3178.
COUNCIL PRIORITY:
Housing
FINANCIAL IMPACT:
There are no financial implications associated with this proposal.
COMMUNICATIONS/ENGAGEMENT:
The applicant held a required public meeting on July 3, 2024. As this rezoning application is consistent with the Land Use Designation of Townhouse within the Township’s Official Community Plan, no Public Hearing is permitted.
The notice for First Reading of the amendment bylaw was mailed to 227 residents and owners within 100m of the property on November 4, 2025.
NEXT STEPS:
Should the rezoning application be approved, the applicant will require a Development Permit addressing the Development Permit Guidelines for Development Permit Areas 1 (Natural Environment), 6 (Multi-Family Residential), 7 (Energy Conservation and Greenhouse Gas Reduction), and 8 (Water Conservation).
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:
Appendix A Amendment Bylaw No. 3178
Appendix B Aerial Map
Appendix C Applicant Letter
Appendix D Site Survey
Appendix E Architectural Plans
Appendix F Arborist’s Report
Appendix G Biologist’s Report
Appendix H Green Building Checklist
Appendix I Site Servicing Plan
Appendix J Public Correspondence
Appendix K Staff Presentation
Appendix L Applicant Presentation