Narrow vote kills 5-storey building pitched for small Oak Bay lot

‘We do need to ensure that what is developed in Oak Bay works for Oak Bay, not just to check boxes’

Narrow vote kills 5-storey building pitched for small Oak Bay lot Published 5:45 am Thursday, July 16, 2026 Looking to develop a lot across from Oak Bay High, a proponent posed the question to council: Is five storeys feasible? Despite being denied, they got a solid maybe.

While council didn’t support the plan pitched for a small lot at 2090 Cadboro Bay Rd. at the corner with Epworth Street, as proposed Monday (July 13) night, they did voice some support for the idea. Currently a single-family home with a suite, the proposal included five storeys with 16 strata units and commercial space on the ground floor.

The fifth storey is critical to the project’s viability and likely the difference between the proposal proceeding or not, the proponent told council. Density in general was part of the question at council. “There’s a significant difference between five storeys on a very small lot with small setbacks than there is with a five-storey building on a street where there’s substantial setbacks,” Mayor Kevin Murdoch said, noting the 600-square-metre lot size.

The pitch was a first-blush look for council, with less detail than some would have liked. Coun. Cairine Green was among those disappointed with the information provided, calling it a “hypothetical proposal” with too many uncertainties.

Coun. Esther Paterson also cited a lack of information as her motivation to deny, saying an applicant coming to council developer should work through most of the logistics, bringing forward something with clarity. “We do need to ensure that what is developed in Oak Bay works for Oak Bay, not just to check boxes on how many housing units we’re getting, but what it is doing for the fabric of the community on a longer-term basis,” she said.

The list outlined by staff as needing more work included: parking, including exploring access; potential inaccuracies in the parking study and additional transportation demand management measures; details on location and logistics for a proposed car-sharing space/vehicle; determining suitable commercial uses for the ground floor; confirmation of an agreement for two affordable housing units; further information on logistics of waste collection including frequency and location; design changes to improve articulation and use of materials; and frontage including a bus shelter and road improvements. “We’re asking for up to eight changes... that’s just so many, and I’m not confident that the applicant could come back with something that’s actually going to fit into what I would consider should be fitting in to our OCP,” Coun.

Hazel Braithwaite said, supporting a move to deny the application altogether, suggesting both she and the community would feel better about three storeys. The proposal sought an OCP amendment because the location has a limit of four storeys, however the site is designated a neighbourhood village in the recently updated OCP. Coun.

Andrew Appleton flagged the lack of language in Oak Bay’s zoning bylaw to execute the build form and characteristics as outlined under that designation, which includes four- to six-storey buildings. The community plan offers limited opportunity for density and additional housing, he said, noting all new proposals that look to accomplish density in a village designation will require spot zoning and special dispensations. “The OCP, as adopted, significantly reduced the amount of density available on some lots,” he said, supporting sending the proposal back to staff for more work with the applicant.

While voicing a need to see a more comprehensive wastewater management plan, echoing a staff request, Coun. Carrie Smart said this is where the community would like to see density. “We need to take this application to the next stage to see how staff can work with the applicant on the recommendations that are listed in the report.

I do think there’s a lot of potential in this application,” she said. Council opted to deny the application with Couns. Lesley Watson, Appleton and Smart opposed.

“There is an opportunity here, it just needs more work,” Watson said ahead of the vote. For more news delivered daily into your inbox, please click here. About the