REQUEST FOR DECISION
MEETING DATE: July 6, 2026 Report No. DEV-26-030
TO: Councill
FROM: James Davison, Manager of Development Services
SUBJECT: Development Permit Application - DP No. DP000266- 903 Admirals Road - Staff Report No. DEV-26-030
RECOMMENDATION:
Recommendation
That Council approve the development permit DP000266 authorizing the form and character of the proposed townhouse residential development consistent with the architectural plans provided by Adapt Design Inc and landscape plan provided by Greenspace Designs, to be located at 903 Admirals Road attached as Appendix “A” of staff report DEV-26-030.
Body
EXECUTIVE SUMMARY:
The application proposes an eight-unit townhouse development under the CD No. 170 zone on a panhandle lot. The application addresses DPA 1: Natural Environment, DPA 6: Townhouse Residential, DPA 7: Energy Conservation and Greenhouse Gas Reduction, and DPA No. 8: Water Conservation.
BACKGROUND:
Applicant: Ramtar Development Ltd
Owner: 1408613 BC LTD
Zone: CD-170
Permitted Uses: Townhouse Residential and Home Occupation
Lot Area: 1,739m2
Floor Space Ratio (FSR) 0.6 maximum
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
Chronology:
November 17, 2025: Bylaw Readings and Adoption of Amendment Bylaw to rezone the property to CD No. 170
March 11, 2026: Design Review Committee
Design Review Committee Recommendation:
At their March 11, 2026, meeting the Design Review Committee passed the following motion:
That the Esquimalt Design Review Committee recommends that Council deny the application for a development permit authorizing the form and character of the proposed townhouse residential development consistent with the architectural plans provided by Adapt Design Inc and landscape plan provided by T-Square Designs, to be located at 903 Admirals Road, because the proposal does not preserve the considerable environmental assets including a high number of native plant and shrub species including bylaw-protected mature trees and recommend that the proponent look at developing a new footprint to allow for greater preservation of natural features, existing trees, rock outcrops, and native plantings where feasible, incorporating new landscaping material that builds on native plants and biodiversity, climate adaptive species, habitat and restoration of Garry oak ecosystem and to enhance the amount of permeable areas to reduce stormwater inputs into municipal services and potentially allow for a reduction in required irrigation.
Circulation Comments:
The Township’s Senior Arborist has noted that the site will require a fair amount of blasting which will make preserving trees challenging during construction. He states that the preservation of border trees will require close monitoring by an on-site arborist. He further states that he does not believe that changes to the landscape would improve the chances of retention of any trees on the site.
ANALYSIS:
The zoning amendment to rezone the property to CD-170, permitting up to eight townhouses on the property within two buildings, was adopted on November 17, 2025.
The discussions around the rezoning of the site focused on the removal of most of the existing trees as a result of the proposed layout. The approved maximum height of 9.5m as part of that process ensures the three storey two-building form on the site as presented in the Development Permit. There is very limited opportunity to alter the form of the site without variances. As such, the Development Permit Guideline 18.5.2.1:
Retain existing healthy native trees, vegetation, rock outcrops and soil wherever possible
is to be considered within the context of what has been approved during the rezoning. The applicant has presented an updated landscape plan which addresses the comments from the rezoning process as well as, most recently, the comments from the Design Review Committee.
A brief summary of the Development Permit Area (DPA) guidelines is below, in cases where the guidelines and the site proposal may warrant consideration:
DPA 1 Natural Environment
Generally, the updated landscape plan by Greenspace Designs (Appendix D) addresses the DPA 1 guidelines very well and delivers what had been expected through the rezoning process. Care in redevelopment will be needed to preserve existing trees through any required demolition, blasting and new construction. As the Township’s arborist indicated in his comments, the approved site dimensions (setbacks, lot coverage) will be the main determinant in tree preservation on the site and care around the development of the site will determine the health of the existing trees to be retained on-site.
18.5.2 Natural Features
Natural features and areas to be preserved, protected, restored, and enhanced where feasible:
1. Retain existing healthy native trees, vegetation, rock outcrops and soil wherever possible.
18.5.3 Biodiversity
Landscaping features that will protect, restore and enhance biodiversity. Where feasible:
1. New landscaping shall consist predominantly of native plant and tree species. Plants that are native to the Coastal Douglas-fir bio geoclimatic zone are preferred in landscape treatments as they provide habitat for threatened indigenous flora and fauna. Drought tolerant plants native to western North America, that are known to be non-invasive, are a good alternative choice for landscaped areas.
2. In residential locations plan for ‘nature out front’; for new landscaping in front and exterior side yards use a variety of site-appropriate, native species; thereby contributing positively to pedestrian friendly urban streets, future greenways and habitat enhanced corridors.
3. Consider the habitat and food needs of birds, pollinators, and humans in tree and plant species selection and placement; native plantings and food gardens compliment each other.
4. Avoid using fast-growing non-native plants to cover and retain soils as they may become invasive and a constraint to the establishment of other plants.
18.5.5 Drainage and Erosion
1. Maximize the ratio of planted and pervious surfaces to unplanted surfaces, and design paved areas to direct water towards vegetated areas, to help reduce surface run off. Where paved surfaces are needed, intersperse with drought resistant vegetation and trees, to help absorb stormwater, provide shade and reduce the local heat island effect.
2. Use porous surfaces to enhance stormwater infiltration, permeable paving is preferable for all open air parking areas. Ensure installation methods contribute to sustained permeability and retention of stormwater on the site.
DPA 6 Multifamily Residential
The site is largely located within an enclave of townhouses. The form and character of the buildings matches the surroundings fairly well.
23.5.1 General
1. The size and siting of buildings should reflect the size and scale of adjacent development and future development and complement the surrounding uses. To achieve this, height and setback restrictions and/or relaxations may be imposed as a condition of the development permit.
2. Site and orient buildings to overlook public streets, parks, walkways, and communal spaces, while ensuring the security and privacy of residents.
3. 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.
4. Landscaping should emphasize the creation of an attractive streetscape, as well as provide privacy between individual buildings and dwellings, screen parking areas, and break up large expanses of paving.
5. Parking should be located behind buildings or underground. Above ground structured parking is discouraged. Wrap any above ground structured parking with active (residential or commercial) uses to buffer parking from public spaces.
6. Recess parking garages and entrances from the front face of buildings.
7. Outdoor storage, garbage, and recycling areas should be screened from view, wherever possible.
8. Site lighting should provide personal safety for residents and visitors and be of the type that reduces glare and does not cause the spillover of light on to adjacent residential sites.
9. Provide direct pedestrian access from the public sidewalk to residences, storefronts, and businesses. Residential entries should be clearly visible and identifiable from the fronting public street. Recessed entrances to buildings from the sidewalk or property line are encouraged.
10. Provide for slightly raised entrances to ground floor residences. Residential entrances should be emphasized by incorporating a front patio or stoop.
11. Encourage more universally accessible housing for people with mobility limitations on the ground floor of buildings.
12. Consider including an access point that is accessible by wheelchair.
13. Ensure natural sunlight is provided for in all bedrooms.
14. Provide usable private amenity open spaces that are adequately sized for the scale of the development. Locate them in highly visible areas, overlooked by housing units.
23.5.2 Townhouses
The following additional guidelines apply only to townhouses where there are more than 4 units per parcel:
1. Design townhouse buildings to not exceed 40 m in length.
2. Sufficient building separation should be provided between buildings to maximize daylight and minimize shadowing.
3. The common wall overlap between adjoining dwellings should be at least 50%.
4. Incorporate a range of design elements and architectural features into building façades that are rich and varied in detail.
5. Both front and rear yards should be landscaped.
6. Discourage galley-style developments where building complexes are sited perpendicular to streets and where residential unit entries are oriented internally to the driveway.
7. Surface parking areas should be situated away from the street and screened by berms, landscaping or solid fencing, or a combination of these measures.
8. Buildings should be sited and parking oriented to minimize the amount of the site dedicated to automobile circulation and parking including encouraging the use of shared driveways between adjacent parcels, to support on-site soft landscaping.
DPA 7 Energy Conservation
Applicant is building to Step Code 3. Generally the applicant is meeting the DPA 7 requirements.
24.5.1 Siting of buildings and structures
Where it is feasible:
1. 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.
2. Build new developments compactly, considering the solar penetration and passive performance provided for neighbouring sites, and avoid shading adjacent to usable outdoor open spaces.
3. Provide green space and pedestrian pathways between buildings.
4. Strategically site buildings to sustain and increase the community’s urban forest tree canopy cover.
5. Provide space for significant landscaping including varying heights of trees, shrubs, and ground covers. Design retaining wall spacing and landscape planting areas of sufficient width and depth to support plantings.
6. Provide 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.
24.5.3 Landscaping
Where it is feasible:
1. In residential locations plan for ‘nature out front’; for new landscaping in front and exterior side yards use a variety of site-appropriate, native species thereby contributing positively to pedestrian friendly urban streets, future greenways, and habitat enhanced corridors.
2. Choose open space and landscaping over dedicating space to the parking and maneuvering of motor vehicles.
3. Strategically place taller deciduous trees and vegetation on the south and west sides of buildings where there is more direct sun exposure.
4. As context and space allow, plant trees that will attain a greater mature size.
5. In residential neighbourhoods and along roadways, parking areas, and sidewalks, provide space for larger trees with a larger canopy cover as this will enhance the pedestrian experience.
24.5.4 Machinery, equipment, and systems external to buildings
Where it is feasible:
1. For external lighting:
• Choose efficient low-energy and long life technologies;
• Design lighting to reinforce and compliment existing street lighting;
• Use motion-sensitive or solar-powered lights whenever possible;
• Layer lighting for varying outdoor needs; and
• Provide lighting systems that are easily controlled by building occupants.
2. Limit outdoor lighting and direct light toward pedestrian areas. Consider use of shielding, timers, motion sensors, and down-lighting. Use International Dark-Sky Association approved lighting fixtures in outdoor locations. Outdoor lighting should be no brighter than necessary, be fully shielded (directed downward and designed to serve pedestrian needs), have minimal blue light emissions and only be on when needed. Avoid vanity lighting, and lighting directed into the night sky and trees tops.
3. Use heat pumps, solar panels, green (living) roofing, or an innovative system to improve a building’s energy performance.
4. Use durable, vandalism, and graffiti resistant materials where neighbourhood surveillance may be limited.
5. Design for on-site heat recovery and re-use of water.
6. Design bicycle parking facilities to be inviting for cyclists. Locate bike racks near the main building entrance, with adequate lighting and weather protection.
7. Provide car sharing facilities that are well lit, available for residents and the public, and easily accessed from the public street and not behind a gate.
24.5.5 Special Features
Where it is feasible:
1. Use wood for construction as a means to sequester carbon dioxide - North American grown and sustainably harvested wood is preferable for building construction.
2. Select local and regionally manufactured building products whenever possible.
3. Reuse of existing buildings and building materials is encouraged.
4. Choose materials that have a high likelihood of reuse or recycling at end of life.
DPA 8 Water Conservation
Generally, the applicant is meeting the DPA 8 requirements.
25.5.1 Building and Landscape Design
Where it is feasible:
1. Provide space for absorbent landscaping, including significantly sized trees on the site.
2. Design underground parking structures to allow space for significantly sized trees.
3. Incorporate rainwater collection systems into roof design; consider using green roofs, living roofs, and walls as part of a rainwater collection system.
4. Intersperse paved surfaces with drought resistant vegetation that will provide shade on those surfaces and design the paved surfaces to drain into the vegetation.
5. Design landscaping with more planted and pervious surfaces than solid surfaces.
6. Direct stormwater towards rain gardens/bioswales.
25.5.2 Landscaping - Retaining Stormwater on Site (absorbent landscaping)
Where it is feasible:
1. Preserve and restore treed areas.
2. Use pervious landscaping materials to enhance stormwater infiltration; permeable paving is preferable for surface parking areas.
3. Avoid disturbing, compacting and removing areas of natural soil, as these are naturally absorbent areas.
4. Use good quality topsoil and compost for the finish grading of disturbed areas to contribute to the water holding capacity of newly landscaped areas.
5. Plant at densities that will ensure vegetated areas have 100% plant canopy coverage after two full growing seasons. Consider that understory native plants are adapted to local climates, absorb seasonal soil moisture and reduce compaction due to foot traffic.
6. Group plants with similar water needs into hydro-zones.
25.5.3 Landscaping - Water Features and Irrigation Systems
Where it is feasible:
1. Use automated high efficiency irrigation systems where irrigation is required.
2. Incorporate stormwater retention features into irrigation system design.
3. Use recirculated water systems for water features such as pools and fountains.
4. Install plantings and irrigation systems to the Canadian Landscape Standard
OPTIONS:
1. That Council approve Development Permit No. DP000266.
2. That Council approve Development Permit No. DP000266 with amendments.
3. That Council postpone consideration of Development Permit No. DP000266 pending the receipt of additional information.
4. That Council deny Development Permit No. DP000266 with reasons.
COUNCIL PRIORITY:
Housing
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, Reviewed
LIST OF ATTACHMENTS:
Appendix A DP000266
Appendix B Aerial Map
Appendix C Site and Architectural Drawings
Appendix D Landscape Plan
Appendix E Arborist Report
Appendix F Garry Oak Meadow Assessment
Appendix G Green Building Checklist
Appendix H DPA 1 Checklist
Appendix I DPA 6 Checklist
Appendix J DPA 7 Checklist
Appendix K DPA 8 Checklist
Appendix L Site Servicing Drawing
Appendix M Site Survey
Appendix N Applicant Presentation
Appendix O Staff Presentation