MAPPING VICTORIA - 475 Kingston

475 Kingston St

Building Info

7-storey building - total 60 market condos; 2 & 3-bedroom suites ranging in size from 650 to 1,800 square feet
8 ground-oriented units including 6 family sized units; no commercial or retail units
Finishing will incorporate brick, precast concrete, stone, and metal roofs
Site coverage - 95%
2 levels of below grade parking - 74 vehicle parking stalls (68 residential plus 6 visitor) and 76 long term bike stalls

Developer

Alpha Projects Development Ltd.

Architect

Merrick Architecture

Context

Currently a parking lot located 150 metres west of the BC Parliament buildings

City of Victoria Development Tracker

Project Folder

Status

August 2026 - On January 28, 2026 the development plan was discussed in an Advisory Design Panel meeting. The Panel voted to recommend to City Council the development permit be approved as presented. After several subsequent City of Victoria reviews in July 2026 Merrick Architecture on behalf of the developer submitted revised plans with minor changes and clarifications. They also noted that to proceed under the 2018 BC Building Code "a Building Permit Application must be submitted by the end of March 2027." More information is shown below under Planning Deep Dive.

Media and Images

Location

Google Street View

July 2025
August 2017
June 2009

475 Kingston lot at lower left - © Google Earth

Planning Deep Dive

From Merrick Architecture's June 30, 2025 letter to Mayor Alto and Council - bold emphasis is not original, added by MappingVictoria:

This project was originally submitted for a concurrent Rezoning/Development Permit application on January 6th of 2023. While the application was reviewed by staff and the relevant departments, and technical comments were provided, it was noted that the application could not be supported by staff as it would impact the zoning and Master Development Agreement in relation to the next door 430 Menzies site (Q-Lot), and that property owners (the Province of B.C.) would need to provide a letter authorizing the development. Note that our client’s 475 Kingston property was subdivided from the larger 430 Menzies site in 2018.

After a year and half of negotiation the Province has provided an authorization letter, though it should be noted that from their point of view that no authorization was required from them to allow this application to proceed. It has also since been determined that the Master Development Agreement no longer remains, and has been replaced by a separate covenant, in addition to the still in place Legislative Precinct Guidelines. It should also be noted that in our communications with the Province that they advised us that the 430 Menzies Lot is in the process of eventually being transferred to the Songhees First Nation as part of their Land Claims negotiation.

As such, the only remaining portion of land which will continue to be governed by the 1994 Legislative Precinct Guidelines will be the subdivided 475 Kingston property, for which the future zoning context to the east is unknown, as it is uncertain whether or not these lands will continue to be subject to the Legislative Precinct Guidelines.

From Merrick Architecture's July 14, 2026 letter to Mayor Alto and Council:

Note: the Ministerial Order for “In-Stream Protections” applies to this project and has been confirmed by the City of Victoria by Senior Inspector Ray Berkely via email correspondence on September 23rd, 2024. This project will be reviewed and processed under the BCBC 2018. Note that in order to comply with these protections a Building Permit Application must be submitted by the end of March 2027.

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