1733-37 Fairfield

A Sensitive Infill Development

Protecting Valued Community Greenspace

Rendering of 1733-37 Fairfield Rd Development

Fairfield Gonzales


Townhomes & Apartments


Market Homes


In Development

Responding to the need for diverse housing choice.

Fairfield and Gonzales contain a range of housing types, from heritage homes and bungalows to large estate homes and low-rise multi-family residential buildings. That being said, there is a historic undersupply of housing choice. Housing demand has continued to outpace supply forcing many families to look elsewhere for a place to call home.

Area Context

Area Context map featuring subject site 1733-37 Fairfield Road and neighbourhood retail.


  1. Thrifty Foods
  2. Hollywood Park
  3. Christ Church Cathedral Pre-School
  4. St. Matthias Anglican Church
  5. Margaret Jenkins Elementary
  6. Hide + Seek Coffee
  7. Abkhazi Garden
  8. Carousel Childcare
  9. Gonzales Park

Due to the Gonzales neighbourhood being within walking distance of shops, schools, parks/beaches and health care facilities, it is a highly desirable place to live. The proximity to Hollywood Park, beaches, Fairfield Shopping Center, and health care facilities—as well as Fairfield Road being a transportation corridor—means that this is an ideal place for increased housing choice.

Although the area is predominantly zoned for ground-oriented single family homes, the neighbourhood directives outlined in the Official Community Plan envision the exploration of residential intensification opportunities in the areas in and around the Fairfield Shopping Centre Small Urban Village. Areas along the Fairfield Road corridor are particularly suitable for residential intensification since these sites are well connected to key transit routes while also being highly walkable and bike-friendly.

Project Pillars

Our 1733-37 Fairfield Road proposal has been developed with the consideration of three key project pillars—defining elements responded to through design.

Right Homes in the Right Places

It is widely understood that homes should be located near existing services, amenities and other destinations. Locations like these are great candidates for more housing as they demonstrate an efficient use of urban infill land that avoids clearcutting forests in order to provide needed homes. The City’s policies speak to these trends with a whole host of strategies that aim to reduce car dependency, showcase climate leadership and promote diverse housing choice in existing neighbourhoods. Evolution of this proposal further emphasizes our dedication to this concept, as we have revised the unit mix to include a broader demographic of home buyers.

A Thoughtful Design

Thoughtful design speaks to the value of purpose-built and purpose-designed spaces, which have been envisioned with a local community audience in mind. Identifying this audience allows us to acutely address day-to-day needs. In this case, not only are we ensuring options with single-level living, but also homes that could be modified to become adaptable. Secondly, thoughtful design also speaks to complementing the existing neighbourhood grain, when considering the overarching site context. By gathering feedback from the community and making necessary adjustments we were able to create a space that better fits the needs of the neighbourhood, while aligning with key policy objectives.

Protecting Neighbourhood Greenspace

An important component of this proposal is long-term preservation of neighbourhood greenspace through the use of a density transfer. In this instance, Abkhazi Garden is acting as the donor site with the land at 1733-1737 Fairfield Road being the receiver site of the density rights. This will officially downzone the entire Abkhazi Garden lands to a zone that preserves the site’s current activities while also ensuring that the site receives its official heritage designation. Of the available 35,000 sqft of density available from the Abkhazi Garden site, our proposal uses 39% of the density with the balance being released and secured as a financial donation for The Land Conservancy of BC.

Project Renderings

Rendering of 1733-37 Fairfield development viewed from Beechwood

Beechwood Elevation Perspective

Rendering of 1733-37 Fairfield development pedestrian view from Fairfield

Fairfield Pedestrian View

What We Heard

Rendering of 1733-37 Fairfield development viewed from Fairfield Road

After receiving valuable feedback, we've worked hard to balance competing priorities to arrive at evidence-based planning and design solutions that will embrace the future potential and overall housing needs of our city.

Housing Diversity

We have heard concerns from the community about the lack of diversity in housing options within the Fairfield/Gonzales neighborhood, which currently consists primarily of single family homes. As our population and demographics change, we need to build housing that suits the current (and desperate) needs of our community. By heavily redesigning the building to provide a broader variety of home types and sizes at a range of price points, the homes will inherently suit a broader range of lifestyles and demographics including individuals, couples, families and seniors.

Roof Form/Design

Our feedback from the community, staff and Advisory Design Panel was that the ‘modern mansard’ roof and fishscale metal shingle materials were too dominant and not in keeping with the neighbourhood’s scale and expression. In response to these concerns, our approach to the project’s architectural design has been substantially revised. The mansard roof has been removed and the material palette has been revised. In making these modifications we have the added benefit of changing the floorplans to increase housing diversity within the building and layer in attainable housing options.

Attainable Housing

Utilizing attainable housing programs, we will be able to assist more people in their homeownership journey, thus providing them the opportunity to enter into the housing market that may traditionally be out of reach. Currently, many first-time home buyers and young families who want to live in the Gonzales neighbourhood are not able to find a home that is within their budget, forcing them to look elsewhere. We are still exploring how these attainable homes will be offered within this proposed development—either through the City’s affordable housing fund or an alternative.

Parking Capacity

We understand that parking is a concern for neighbours, so we completed a study to examine the availability of parking in the nearby area. This concluded that the observed area has a total of 81 parking spaces with a peak demand of 40 spaces (49%). There are 41 residential spaces within an approximate one-block area from the site and peak periods only reduced availability by 16, leaving 25 spaces available. There are 31 public spaces within an approximate one-block area from the site and these had a maximum observed demand of 19 (61% occupancy or approximately 12 vacant spaces).

Site Layout & Massing

The previous mansard roof with gable end wall was entirely redesigned to a more conventional flat roof. The four storey volume therefore steps back considerably from the building face, in alignment with the Design Guidelines for Multi-Unit Residential Buildings. At it's corner, the three storey brick base transitions downwards to a two storey volume, appropriately weighting the brick’s mass at this prominent corner and transitioning to a smaller scale towards the lower density residences behind. Variations in brick, depth, and a unique screen detail provide further emphasis on high quality, durable materials and visual interest to the project as a whole.

Street Views

street view rendering of 1733-37 Fairfield development
street view rendering of 1733-37 Fairfield development

Project at a Glance

4 storeys

Site Area

18,750 soft

Floor Area

32,346 soft


1.73 FSR

Site Coverage

North Setback


East Setback


South Setback


West Setback

Number of Homes

29 Homes


6 Townhomes

1 Bedroom

10 Homes

2 Bedroom

13 Homes
Short-Term Bike Stalls

6 Stalls

Long-Term Bike Stalls

52 Stalls

Parking Stalls

22 Stalls

Residential Tenure

Strata Ownership


Transportation Map

1733-1737 Fairfield Road is well served by public transit, with three routes within 800 metres of the site (an approximate 10 minute walk). The site is located less than 200 m from stops on regional route #7, and 600-800 m from stops on local routes #1 and #3. Downtown or the University of Victoria is approximately a 16-minute trip on route #7 from the site, and Camosun College’s Lansdowne Campus is an approximate 14-minute trip. This quantity of vehicle traffic results in a negligible impact on the local road network and is not anticipated to have a significant impact on adjacent road operations. Additionally, we collected data as to the parking availability in close proximity to the site. During peak periods less than half of the available spaces were being utilized—over 40 spaces remained open for residents and guests.

Through collaboration, Aryze and The Land Conservancy of BC are seeking to protect valued greenspace in the form of a density transfer.

What is a density transfer?

While the concept may seem new, a density transfer is a common tool used in cities across North America, often where heritage buildings can sell or trade their development rights in order to protect their heritage status.

This means those zoning rights can be realized by someone else; a total win-win for everyone! In the case of a successful density transfer, a heritage site or building can remain but the additional density can be better utilized in a different location. In this instance, Abkhazi Garden is an important place to the Fairfield neighbourhood and it’s neighbours, and is wanting to officially protect its heritage status by trading with 1733-37 Fairfield Road and offering its additional density rights.

Application Process

Step 1

Pre-Design Consultation

Step 2

Design Development

Step 3

Rezoning/DP Application

Step 4

Municipal Staff Review

Step 5

Advisory Design Panel

Step 6

Committee of the Whole

Step 7

Public Hearing

Step 8

Building Permit

Step 9

Building Construction

Step 10

Tenant Occupancy

Learn More

We're committed to being good neighbours. This means having open and honest discussions with the communities we work in. As our proposal moves through phases of the development process, we aim to keep community members informed in order to establish a shared project vision. If you would like to be included on project updates for our proposed development at 1733-37 Fairfield Road, please fill out this form.