VANPLEX
David Babakaiff
Written by David Babakaiff — Co-Founder, VanPlex | 25+ Years BC Construction

Neighbourhoods | Fairfield & Gonzales

Houseplexes in Fairfield & Gonzales

Fairfield runs from the edge of downtown out to the Dallas Road waterfront, full of Victorian and Edwardian homes on standard lots, anchored by Cook Street Village. Gonzales picks up where it ends, a quieter pocket toward the bay. Both are exactly the older-lot fabric the Missing Middle rules target. Where a lot is designated Traditional Residential and zoned R1-B, R1-G, R1-A, or R-2, a houseplex is a permitted form.

Key Takeaways

  • ✓Older Victorian/Edwardian stock near Cook Street Village and the waterfront.
  • ✓The City maintains Fairfield design guidance that informs infill form.
  • ✓Gonzales offers the same fabric in a quieter setting toward the bay.
  • ✓Eligibility needs the Traditional Residential designation and a qualifying zone.

Why Fairfield Fits the Houseplex

Older stock next to downtown

Fairfield runs south and east of downtown toward the Dallas Road waterfront, with a deep inventory of Victorian and Edwardian homes on standard Traditional Residential lots, close to Cook Street Village and the core.

Design guidelines already exist

The City maintains Fairfield-specific design guidance, so the form a houseplex should take here is already partly mapped. That can smooth the design-review step for four-plus-unit projects.

Gonzales adds a quieter option

Adjoining Gonzales is a lower-key residential pocket toward Gonzales Bay. It shares Fairfield’s older-lot character while sitting a little further from the downtown bustle.

Context via the City of Victoria neighbourhoods directory and neighbourhood plans & guidelines.

Best For

  • ✓ Traditional Residential Fairfield or Gonzales lots zoned R1-B, R1-G, R1-A, or R-2.
  • ✓ Designs that match the area’s established character and the Fairfield guidance.
  • ✓ Walkable Cook Street Village sites where the lower parking ratio fits.

Usually Fails When

  • ✕ A lot lacks the Traditional Residential designation.
  • ✕ Design ignores the Fairfield guidance and draws comments at review.
  • ✕ The four-plus-unit development permit is left out of the schedule.

What To Verify Before Spending Money

  • → The OCP designation and zone for the parcel.
  • → The Fairfield design guidance and any neighbourhood plan.
  • → Lot dimensions against the houseplex envelope.

Where to Go Next

James Bay
The historic neighbourhood to the west.
Design Guidelines
What design review covers for 4+ units.
Is Your Lot Eligible?
Check the two gates for your address.

Frequently Asked Questions

Can I build a houseplex in Fairfield or Gonzales? +
Yes, where the lot is designated Traditional Residential and zoned R1-B, R1-G, R1-A, or R-2. Both Fairfield and Gonzales carry large stocks of older single-family homes on the kind of lots the Missing Middle rules target. A compliant houseplex needs no rezoning or public hearing.
Are there special design rules in Fairfield? +
The City maintains Fairfield design guidance, and a four-or-more-unit houseplex is reviewed against the General Urban Design Guidelines at the development permit stage. Designing to the area’s established character from the start is the fastest way through review.
How is Gonzales different from Fairfield? +
Gonzales is a quieter, lower-density pocket toward Gonzales Bay, adjoining Fairfield. It shares the older-lot fabric but sits further from Cook Street Village and downtown. The same Missing Middle eligibility test applies to both.
Is Fairfield close enough to skip parking? +
Fairfield’s proximity to Cook Street Village and downtown supports the lower 0.77-space parking ratio, and transportation demand measures can reduce parking further. Whether you go that route depends on your unit mix and whether you hold the project as rental.
What kind of homes can I keep when I build a houseplex in Fairfield? +
Fairfield has a deep stock of Victorian and Edwardian homes, and the houseplex rules let an owner add units around an existing house rather than only replacing it. On a qualifying Traditional Residential lot, that choice sits with the owner and the design that fits the Fairfield design guidance.
Is Gonzales walkable to Cook Street Village like Fairfield is? +
Gonzales sits further from Cook Street Village and downtown than the rest of Fairfield, since it is the quieter pocket toward Gonzales Bay. A Gonzales houseplex still qualifies under the same Traditional Residential and zoning test, but a resident there is not as close to the village core.
Who reviews a houseplex project in Fairfield or Gonzales? +
A four-or-more-unit houseplex in Fairfield or Gonzales goes through development permit review against the General Urban Design Guidelines, and the City checks the design against its Fairfield-specific guidance. A compliant project does not need rezoning or a public hearing first.
Does a Fairfield houseplex have to hold rental units? +
No rule requires it. Fairfield’s lower 0.77-space parking ratio applies regardless of tenure, but transportation demand measures can lower parking further, and that extra reduction is more common on projects held as rental. Confirm the current requirement for your specific unit mix and hold strategy.

Official Sources Referenced

City of Victoria — Neighbourhoods directory
https://www.victoria.ca/community-culture/neighbourhoods
City of Victoria — Official Community Plan: Neighbourhood Plans
https://www.victoria.ca/community-culture/official-community-plan/neighbourhood-plans
City of Victoria — Missing Middle Housing (Residential Infill & Suites)
https://www.victoria.ca/building-business/permits-development-construction/rezoning-development/missing-middle-housing
City of Victoria — Schedule P: Missing Middle Regulations (PDF)
https://www.victoria.ca/media/file/schedule-p
Engage Victoria — Missing Middle Housing Initiative
https://engage.victoria.ca/missing-middle-housing
Engage Victoria — Missing Middle FAQs
https://engage.victoria.ca/missing-middle-housing/widgets/65199/faqs
General information, not legal advice. Zoning and permitting rules are set by each municipality and change over time. Verify current requirements directly with the municipal Planning Department before making a decision.

Screen Your Victoria Lot for a Houseplex

Enter any Greater Victoria address to check the zone, Traditional Residential designation, and how many units the Missing Middle rules allow.