Council unanimously backed a 22-storey residential tower at 741 Fisgard Street, changing a long-standing agreement so the site can shift from office space to housing and redirect $350,000 in amenity contributions. The more contentious decision was 235 Russell Street: staff recommended rejecting a six-storey mixed-use building, but Council instead asked staff to work with the applicant on a revised proposal. Councillors differed over how much the project should change, especially its height, tree planting, livability and parking. The bylaw-officer appointments and police-funding motion were handled on the consent agenda and will return for final consideration at a future daytime Council meeting.
Generated from the recording's captions and the official minutes.
Council approved the consent agenda, which included the May 28 and June 11 meeting minutes, appointments of five bylaw officers, and a Council motion confirming that police resources requested under the Section 5 Framework Agreement will be included in future operating budgets. The chair said these items would return for final consideration at a future daytime Council meeting. The official motion recorded for the consent agenda specifically approves the May 28 minutes.
Routine: approve the two previous meeting minutes, appoint five people as bylaw officers and business licence inspectors, and confirm that the City’s budgeted police resources under the agreement will remain in future City budgets.
Official wording: That the following Consent Agenda items be approved:
F.1 Minutes from the Committee of the Whole meeting held May 28, 2026
That the minutes from the Committee of the Whole meeting held May 28, 2026 be approved.
F.2 Minutes from the Committee of the Whole meeting held June 11, 2026
That the minutes from the Committee of the Whole meeting held June 11, 2026 be approved.
H.1 Appointment of Bylaw Officers
That Council approve the appointment of:
Kaleigh Dupuis
Jon Currie
Dylan Cosman
Emma Crockett
Mo Khan
1. As Bylaw Officers pursuant to section 2(a) of the Inspection Bylaw (06-061); and
2. As a Business Licence Inspector for the City of Victoria
I.1 Council Member Motion: Confirming Framework Agreement S.5 Police Funding
That Council confirm that all the Police resources requested by the City of Victoria under Section Five (5) of the current Framework Agreement for exclusive use in the City of Victoria and that are included in the City’s 2026 operational budget will continue as part of the City’s future operational budgets.
The proposal is for a 22-storey, 156-unit strata tower with commercial space at street level on the surface parking lot at Fisgard and Blanchard. Council supported changing the existing master development agreement so residential uses can occupy space above the second floor and the office-space requirement can be reduced. The design includes a public plaza, rain gardens, a mid-block walkway linking Fisgard and Cormorant, and six shared sky gardens; staff said the tower is slightly taller than the area plan anticipates but has a narrower floor plate and less shadowing than the previously permitted office-tower form. Councillors also amended the amenity funding: instead of $350,000 for public art, $200,000 will go to the housing reserve and $250,000 to park development at 1703 Blanchard Street. Council approved the project unanimously; the development permit is expected to expire after two years if work has not begun.
Agreement
Councillors who spoke in support praised the design, public spaces and mid-block connection, and agreed that the site could reasonably shift from planned office use toward housing.
Staff and Council treated the existing density entitlement of 7.6 floor-space ratio as supportable, while considering the change in the mix of uses.
The amendment redirected the existing $350,000 public-art contribution rather than increasing the total stated amenity contributions.
Disagreement
The Downtown Core Area Plan prioritizes commercial space and limits residential use, while staff and several councillors argued that the site's existing zoning, nearby housing and housing needs made more residential use reasonable.
Councillor Hammond said he was uncomfortable redirecting hundreds of thousands of dollars without more time to consider the choice; Councillors Thompson, Coleman and Gardiner also voted against the funding amendment. The amendment passed.
Some councillors wished the project could provide more two- and three-bedroom homes, but accepted staff's explanation that the application pre-dated the family-housing requirements and that the applicant had increased the number of larger units.
For the 741 Fisgard Street project, direct staff to prepare a rezoning that allows the proposed development, subject to plan changes and confirmations about public access, bike parking, visitor parking, and stormwater connections. Before the rezoning is adopted, the applicant would have to sign agreements covering the development agreement, public access, a projecting overhang, a traffic signal replacement, rain gardens, and street improvements. The motion also sets aside $200,000 for the Housing Reserve Fund and $250,000 for park development at 1703 Blanshard. If the rezoning is adopted, Council would later consider a permit allowing the listed height, unit-mix, and setback variations.
Official wording: Rezoning Application
1. That Council instruct the Director of Planning and Development to prepare the necessary Zoning Bylaw 2018 amendment that would authorize the proposed development outlined in the staff report dated June 11, 2026 for 741 Fisgard Street.
2. That after publication of notification in accordance with section 467 of the Local Government Act, first, second and third reading of the zoning bylaw amendment be considered by Council once the following conditions are met:
a. Plan revisions to include a 2.0m volumetric Statutory-Right-of-way on Fisgard Street.
b. Confirmation that the bicycle parking stalls in the long-term bicycle storage room are functional or a plan adjustment to ensure their functionality.
c. A plan revision identifying eight visitor only stalls with six of those stalls noted for visitor/commercial use.
d. Confirmation that the overflow connections on the boulevard rain gardens on the Fisgard Street and Blanshard Street frontages connect to the City’s storm drain.
3. That subject to third reading of the zoning amendment bylaw, the applicant completes the following prior to adoption of the bylaw:
a. prepare and execute legal agreements, with contents satisfactory to the Director of Planning and Development and form satisfactory to the City Solicitor, to:
i. revise the existing Master Development Agreement (MDA) to reflect the conditions and amenities proposed as part of the Rezoning and Development Permit with Variances applications
ii. provision of an encroachment for a projecting overhang
iii. provision of a 2.0m Statutory Right of Way (SRW) on Blanshard Street for pedestrian access
iv. provision of a volumetric 2.0m SRW on Fisgard street to secure public access.
v. As an alternative to contributions to public arts, Council confirms that $200,000 will be allocated to the Housing Reserve Fund and $250,000 to park development at 1703 Blanshard properties.
b. prepare and execute legal agreements, with contents satisfactory to the Director of Engineering and Public Works and form satisfactory to the City Solicitor, to secure:
i. Provision of the following frontage improvements that are in addition to the standard works and services required in the Works and Services Bylaw,
1. Traffic signal replacement.
c. prepare and execute legal agreements, with contents satisfactory to the Director of Parks and Recreation and form satisfactory to the City Solicitor, to secure:
i. provision of boulevard raingardens on Blanshard Street and Fisgard Street, complete with overflow connections to the city stormwater system.
ii. Provision of a treed median and frontage works tie-in on Blanshard Street, extending beyond the south property line, as reflected on plan A 2.04.
4. That adoption of the zoning bylaw amendment will not take place until:
a. all of the required legal agreements that are registrable in the Land Title Office have been so registered to the satisfaction of the City Solicitor.
5. That the above Recommendations be adopted on the condition that they create no legal rights for the applicant or any other person, or obligation on the part of the City or its officials, and any expenditure of funds is at the risk of the person making the expenditure.
Development Permit with Variances Application
That Council, after giving notice, and after adoption of the necessary zoning bylaw amendment, if it is adopted, consider the following motion:
1. “That Council authorize the issuance of Development Permit with Variances No. 000645 for 741 Fisgard Street, in accordance with plans submitted to the Planning and Development department and date stamped by Planning on April 21, 2026 subject to:
a. Proposed development meeting all City zoning bylaw requirements, except for the following variances:
i. increase height from 58m to 78m
ii. reduce the number of three-bedroom units from 10 to 3
iii. reduce the number of two-bedroom units from 20 to 15
iv. reduce the rear yard residential setback for portions of the building up to 18m in height from 8.0m to 0.3m
v. reduce the rear yard residential setback for portions of a building over 18m in height from 10m to 8.04m
2. That:
a. The DP lapses two years from the date of this resolution if construction is not substantially started within this timeframe; and
b. The approval of this DP lapses two years from the date of this resolution if the DP is not issued within this timeframe.
As part of the 741 Fisgard Street rezoning, replace a contribution to public art with $200,000 for the Housing Reserve Fund and $250,000 for park development at 1703 Blanshard properties. The rest of the rezoning conditions and the later consideration of a development permit with variances are also included in the amendment.
Official wording: Rezoning Application
1. That Council instruct the Director of Planning and Development to prepare the necessary Zoning Bylaw 2018 amendment that would authorize the proposed development outlined in the staff report dated June 11, 2026 for 741 Fisgard Street.
2. That after publication of notification in accordance with section 467 of the Local Government Act, first, second and third reading of the zoning bylaw amendment be considered by Council once the following conditions are met:
a. Plan revisions to include a 2.0m volumetric Statutory-Right-of-way on Fisgard Street.
b. Confirmation that the bicycle parking stalls in the long-term bicycle storage room are functional or a plan adjustment to ensure their functionality.
c. A plan revision identifying eight visitor only stalls with six of those stalls noted for visitor/commercial use.
d. Confirmation that the overflow connections on the boulevard rain gardens on the Fisgard Street and Blanshard Street frontages connect to the City’s storm drain.
3. That subject to third reading of the zoning amendment bylaw, the applicant completes the following prior to adoption of the bylaw:
a. prepare and execute legal agreements, with contents satisfactory to the Director of Planning and Development and form satisfactory to the City Solicitor, to:
i. revise the existing Master Development Agreement (MDA) to reflect the conditions and amenities proposed as part of the Rezoning and Development Permit with Variances applications
ii. provision of an encroachment for a projecting overhang
iii. provision of a 2.0m Statutory Right of Way (SRW) on Blanshard Street for pedestrian access
iv. provision of a volumetric 2.0m SRW on Fisgard street to secure public access.
v. As an alternative to contributions to public arts, Council confirms that $200,000 will be allocated to the Housing Reserve Fund and $250,000 to park development at 1703 Blanshard properties.
b. prepare and execute legal agreements, with contents satisfactory to the Director of Engineering and Public Works and form satisfactory to the City Solicitor, to secure:
i. Provision of the following frontage improvements that are in addition to the standard works and services required in the Works and Services Bylaw,
1. Traffic signal replacement.
c. prepare and execute legal agreements, with contents satisfactory to the Director of Parks and Recreation and form satisfactory to the City Solicitor, to secure:
i. provision of boulevard raingardens on Blanshard Street and Fisgard Street, complete with overflow connections to the city stormwater system.
ii. Provision of a treed median and frontage works tie-in on Blanshard Street, extending beyond the south property line, as reflected on plan A 2.04.
4. That adoption of the zoning bylaw amendment will not take place until:
a. all of the required legal agreements that are registrable in the Land Title Office have been so registered to the satisfaction of the City Solicitor.
5. That the above Recommendations be adopted on the condition that they create no legal rights for the applicant or any other person, or obligation on the part of the City or its officials, and any expenditure of funds is at the risk of the person making the expenditure.
Development Permit with Variances Application
That Council, after giving notice, and after adoption of the necessary zoning bylaw amendment, if it is adopted, consider the following motion:
1. “That Council authorize the issuance of Development Permit with Variances No. 000645 for 741 Fisgard Street, in accordance with plans submitted to the Planning and Development department and date stamped by Planning on April 21, 2026 subject to:
a. Proposed development meeting all City zoning bylaw requirements, except for the following variances:
i. increase height from 58m to 78m
ii. reduce the number of three-bedroom units from 10 to 3
iii. reduce the number of two-bedroom units from 20 to 15
iv. reduce the rear yard residential setback for portions of the building up to 18m in height from 8.0m to 0.3m
v. reduce the rear yard residential setback for portions of a building over 18m in height from 10m to 8.04m
2. That:
a. The DP lapses two years from the date of this resolution if construction is not substantially started within this timeframe; and
b. The approval of this DP lapses two years from the date of this resolution if the DP is not issued within this timeframe.
Approve the amended direction for the 741 Fisgard Street project, including the housing and park allocations, subject to the listed plan revisions, agreements, and infrastructure and landscaping work. If the rezoning is adopted, Council would later consider the development permit with the proposed height, unit-mix, and setback variations.
Official wording: Rezoning Application
1. That Council instruct the Director of Planning and Development to prepare the necessary Zoning Bylaw 2018 amendment that would authorize the proposed development outlined in the staff report dated June 11, 2026 for 741 Fisgard Street.
2. That after publication of notification in accordance with section 467 of the Local Government Act, first, second and third reading of the zoning bylaw amendment be considered by Council once the following conditions are met:
a. Plan revisions to include a 2.0m volumetric Statutory-Right-of-way on Fisgard Street.
b. Confirmation that the bicycle parking stalls in the long-term bicycle storage room are functional or a plan adjustment to ensure their functionality.
c. A plan revision identifying eight visitor only stalls with six of those stalls noted for visitor/commercial use.
d. Confirmation that the overflow connections on the boulevard rain gardens on the Fisgard Street and Blanshard Street frontages connect to the City’s storm drain.
3. That subject to third reading of the zoning amendment bylaw, the applicant completes the following prior to adoption of the bylaw:
a. prepare and execute legal agreements, with contents satisfactory to the Director of Planning and Development and form satisfactory to the City Solicitor, to:
i. revise the existing Master Development Agreement (MDA) to reflect the conditions and amenities proposed as part of the Rezoning and Development Permit with Variances applications
ii. provision of an encroachment for a projecting overhang
iii. provision of a 2.0m Statutory Right of Way (SRW) on Blanshard Street for pedestrian access
iv. provision of a volumetric 2.0m SRW on Fisgard street to secure public access.
v. As an alternative to contributions to public arts, Council confirms that $200,000 will be allocated to the Housing Reserve Fund and $250,000 to park development at 1703 Blanshard properties.
b. prepare and execute legal agreements, with contents satisfactory to the Director of Engineering and Public Works and form satisfactory to the City Solicitor, to secure:
i. Provision of the following frontage improvements that are in addition to the standard works and services required in the Works and Services Bylaw,
1. Traffic signal replacement.
c. prepare and execute legal agreements, with contents satisfactory to the Director of Parks and Recreation and form satisfactory to the City Solicitor, to secure:
i. provision of boulevard raingardens on Blanshard Street and Fisgard Street, complete with overflow connections to the city stormwater system.
ii. Provision of a treed median and frontage works tie-in on Blanshard Street, extending beyond the south property line, as reflected on plan A 2.04.
4. That adoption of the zoning bylaw amendment will not take place until:
a. all of the required legal agreements that are registrable in the Land Title Office have been so registered to the satisfaction of the City Solicitor.
5. That the above Recommendations be adopted on the condition that they create no legal rights for the applicant or any other person, or obligation on the part of the City or its officials, and any expenditure of funds is at the risk of the person making the expenditure.
Development Permit with Variances Application
That Council, after giving notice, and after adoption of the necessary zoning bylaw amendment, if it is adopted, consider the following motion:
1. “That Council authorize the issuance of Development Permit with Variances No. 000645 for 741 Fisgard Street, in accordance with plans submitted to the Planning and Development department and date stamped by Planning on April 21, 2026 subject to:
a. Proposed development meeting all City zoning bylaw requirements, except for the following variances:
i. increase height from 58m to 78m
ii. reduce the number of three-bedroom units from 10 to 3
iii. reduce the number of two-bedroom units from 20 to 15
iv. reduce the rear yard residential setback for portions of the building up to 18m in height from 8.0m to 0.3m
v. reduce the rear yard residential setback for portions of a building over 18m in height from 10m to 8.04m
2. That:
a. The DP lapses two years from the date of this resolution if construction is not substantially started within this timeframe; and
b. The approval of this DP lapses two years from the date of this resolution if the DP is not issued within this timeframe.
Staff recommended rejecting a six-storey proposal with 30 homes, ground-floor light industrial space and another industrial floor, because it substantially exceeds the area's planned height and density and falls short on setbacks, landscaping, shared amenity space, heritage response and parking. The design provides seven vehicle stalls where 36 are required, and 24 bedrooms would have no exterior window, although staff said the applicant proposed ventilation. After a motion to decline was defeated, Council directed staff to work with the applicant on a revised proposal rather than approve the current design. Councillors added a direction to improve livability in line with the City's general urban design guidelines; an attempt to allow flexibility from the tree protection bylaw failed, while an amendment removing the direction to reduce height and density passed. The final direction passed 7–2, with Councillors Hammond and Gardiner opposed, and staff said the revised proposal will return to Council.
Agreement
Councillors on both sides of the debate said the application had significant problems and should not be approved in its current form.
There was support for exploring a mixed-use project that adds light industrial space as well as housing, with staff noting that the policy envisages this type of combination.
Council agreed to send the proposal back for further work rather than approve the application as presented.
Disagreement
Councillors Hammond and Gardiner supported staff's motion to decline the application outright; the motion was defeated. Other councillors preferred to give staff and the applicant a chance to revise it.
Councillors disagreed over whether the site's industrial context justified relaxing residential design expectations such as tree planting and open space. The proposed flexibility from the tree protection bylaw was defeated.
Councillors differed over whether staff should be instructed to reduce the building's height and density. An amendment removing that direction passed, leaving the height-and-density question open in the redesign.
Councillor Gardiner raised concerns about potential cannabis-processing impacts, while staff clarified that light industrial uses, including cannabis processing, were already permitted and that the rezoning's relevant use change was adding residential.
Decline the proposal to rezone 235 Russell Street and approve a development permit with variances for the proposed building.
Official wording: That Council decline Rezoning Application No. 00881 and Development Permit with Variances Application No. 00280 for 235 Russell Street.
Ask the applicant to improve the Russell Street proposal’s overall liveability in line with the City’s design guidelines, while retaining the other requested revisions, and bring the revised proposal back to Council.
Official wording: That Council instruct staff to work with the applicant to revise the proposal for consistency with City policies, regulations, and applicable guidelines, including:
reducing the height and density to improve alignment with the Official Community Plan and General Urban Design Guidelines,
including a supportable transportation demand management package,
indicating the required road dedication on the plans,
meeting the requirements of the Tree Protection Bylaw,
undertaking a Land Lift Analysis to identify an appropriate Voluntary Public Benefit contribution.
to improve the overall liveability of the project in general alignment with the City’s General Urban Design Guidelines
and then return to a future Committee of the Whole meeting for Council’s consideration.
Change the proposed direction for the Russell Street redesign so it asks staff to allow flexibility in how the project meets the Tree Protection Bylaw, while still seeking the other listed revisions and a return to Council.
Official wording: That Council instruct staff to work with the applicant to revise the proposal for consistency with City policies, regulations, and applicable guidelines, including:
reducing the height and density to improve alignment with the Official Community Plan and General Urban Design Guidelines,
including a supportable transportation demand management package,
indicating the required road dedication on the plans,
provide for flexibility as it pertains to meeting the requirements of the Tree Protection Bylaw,
undertaking a Land Lift Analysis to identify an appropriate Voluntary Public Benefit contribution.
to improve the overall liveability of the project in general alignment with the City’s General Urban Design Guidelines
and then return to a future Committee of the Whole meeting for Council’s consideration.
Add a direction to improve the project’s overall liveability in general alignment with the City’s design guidelines, while retaining the proposed revisions, including meeting Tree Protection Bylaw requirements, and return the proposal to Council.
Official wording: That Council instruct staff to work with the applicant to revise the proposal for consistency with City policies, regulations, and applicable guidelines, including:
reducing the height and density to improve alignment with the Official Community Plan and General Urban Design Guidelines,
including a supportable transportation demand management package,
indicating the required road dedication on the plans,
meeting the requirements of the Tree Protection Bylaw,
undertaking a Land Lift Analysis to identify an appropriate Voluntary Public Benefit contribution.
to improve the overall liveability of the project in general alignment with the City’s General Urban Design Guidelines
and then return to a future Committee of the Whole meeting for Council’s consideration.
Ask staff to work with the applicant on a revised Russell Street proposal that includes a workable transportation-demand plan, shows the required road dedication, meets tree-protection rules, assesses an appropriate public-benefit contribution, and improves the project’s liveability. The revised proposal is to return to a future Council meeting.
Official wording: That Council instruct staff to work with the applicant to revise the proposal for consistency with City policies, regulations, and applicable guidelines, including:
including a supportable transportation demand management package,
indicating the required road dedication on the plans,
meeting the requirements of the Tree Protection Bylaw,
undertaking a Land Lift Analysis to identify an appropriate Voluntary Public Benefit contribution.
to improve the overall liveability of the project in general alignment with the City’s General Urban Design Guidelines
and then return to a future Committee of the Whole meeting for Council’s consideration.