Rental Building Proposed for West 4th Thrift Store Site

A rezoning application has been submitted for the Southwest corner of West 4th & Cypress in Kitsilano, currently improved with the Salvation Army Thrift Store and a detached house.

The 10,496 SF site is currently zoned C-2B. The plan for the site is a new 5-storey mixed-use building that includes:

    • 32 market rental units;
    • 1 studio unit, 7 one-bedrooms, 18 two-bedrooms & 6 three-bedrooms;
    • 4,205 SF of retail space on the ground floor;
    • a total density of 3.13 FSR;
    • a building height of 62 ft.; and
    • 2 levels of underground parking.

This application is being considered under the Secured Market Rental Housing (Rental 100) Policy.

The architect for the project is Rositch Hemphill Architects.

First Phase of Pearson Dogwood Redevelopment to Include 445 Units

Onni Group has submitted a development application for the first phase of the Pearson Dogwood redevelopment. Onni acquired the 25 acre site in 2014 as part of a phased deal that finished in 2016, at the time a formal rezoning application had been submitted for the overall master plan of the site. The overall plan calls for a multi-phase, multi-year buildout that will eventually total approximately 2,700 residential units.

The first phase “Parcel A” entails development of an 81,142 SF parcel on the Southeast corner of the site, at the corner of Cambie and West 59th Avenue. The proposal includes the following:

  • 445 total residential units (307 market  units & 138 social housing units);
  • 44 Pearson supportive units;
  • 13,136 SF of retail uses on the ground floor;
  • building heights of 285 ft (26-storeys) and 243 ft (22-storeys);
  • a total density of 5.86 FSR;
  • 475,420 sq. ft. of floor area; 
  • a diagonal pathway accessing the interior of the larger site; and,
  • four levels of underground parking accessed from a new internal street.

The application describes the building program: “Generally, the retail space is along the north edge of the building on 58th Avenue and along a portion of Cambie Street. One market residential unit lobby (shared with the Pearson supportive housing units) is located on the new internal road, while the other is along Cambie Street. The affordable housing lobby will be facing 59th Avenue along with some market townhomes. The parkade ramp is located in the new internal road.


Under the site’s approved CD-1 zoning, the application is “conditional” so it may be permitted; however, it requires the decision of the Development Permit Board.

The architect for the project is IBI Group.

6-Storey Condo Building Proposed for Grandview Woodland Site

Bucci Developments has submitted their application to rezone a 22,229 SF land assembly at the Northeast corner of Garden Drive and East 10th Avenue in the Grandview Woodland area of East Vancouver.

The site is currently zoned RS-1 single family but has been redesignated in the Grandview Woodland Community Plan to allow medium density residential. The application seeks to permit the development of a 6-storey residential building. The proposal includes:

    • 68 condo units;
    • 1 studio unit, 39 one-bedrooms, 9 two-bedrooms and 19 three-bedrooms;
    • a total density of 2.65 FSR;
    • a building height of 66 ft.; and
    • 73 underground parking spaces on two levels.

This application is being considered under the Grandview-Woodland Community Plan.

The architect for the project is Rositch Hemphill.

32-Units Above Retail Planned for Alma & 10th Corner

A development application has been submitted by Landa Global for their site at the Southeast corner of West 10th and Alma Street. The 23,300 SF, C-2 zoned site is now vacant and was previously an Esso gas station before Landa bought the site in 2015 for $18 Million (or $313 per buildable SF).

The plan for the site is a 4-storey, mixed-use commercial and residential building that includes:

  • 32 market residential units;
  • A total density of 2.48 FSR;
  • A building height of 57,762 SF;
  • 7 retail units at grade;
  • 80 underground parking on two levels accessed from the rear lane.


Under the site’s existing C-2 zoning, the application is “conditional” so it may be permitted; however, it requires the decision of the Director of Planning.

The architect for the project is Rafii Architects.

8-Storey Building Planned for Granville & West 7th Corner

A development application has been submitted by Aoyuan Canada to the City of Vancouver for permission to develop the Southwest corner of Granville and 7th for a new residential above retail development. The site is currently improved with older retail buildings, including the corner building, now vacant, and previously occupied by EQ3 Furniture for several years.

The plan for the 17,982 SF, C-3A zoned property is for a new 8-storey building that includes:

  • 41 market residential units;
  • 16 one-bedrooms, 16 two-bedrooms and 9 three-bedrooms;
  • A total density of 3.30 FSR:
  • 7,776 SF of retail space at grade;
  • 48 underground parking on two levels accessed from the rear lane.

The application describes the design rationale: “The proposed form of the building responds to the Granville Street setbacks and View Cone 20-2014 to maintain the corridor view to the North Shore while also respecting historical built form on Granville Street. The building is comprised of three forms stepping up and away from the commercial street along Granville to the eight-storey high portion of the building along the west property boundary.

Retail spaces at street level are shaped as separate units to follow Granville’s street character and break the building proportion to a pedestrian scale. The design of the store frontages and entries sloping up the street will encourage an active and engaging street. Stone cladding will be used on Granville to give a warm and grand look to the stores.”

Under the site’s existing C-3A zoning, the application is“conditional” so it may be permitted; however, it requires the decision of the Development Permit Board.

The architect for the project is IBI Group.

21-Unit Building Planned for West End Parking Lot

A development application has been filed for a 66 ft. lot located in the West End; one of the last remaining surface parking lots in the West End. The site at 1021 Burnaby Street is located directly behind Celebrities Nightclub on Davie Street and serves as pay parking.

The plan for the RM-5A zoned, 8,646 SF site is a new 5-storey building that includes:

  • 21 market residential units (rental or condo not specified);
  • 12 junior one bedrooms, 4 one-bedrooms and five two-bedrooms;
  • a total density of 1.65 FSR;
  • a total building height of 50 ft.;
  • 20 underground parking spaces on one level underground.


The site is located in an area of the West End Plan that allows rezoning for towers potentially as high as 30-storeys; however, a site frontage of at least 130 feet is required. This particular site would also face additional restrictions including tower separation and shadowing onto Davie Street.

The architect for the project is Francl Architecture.

City of Port Moody Lands to be Rezoned for Towers in Advance of Sale

The future sale and redevelopment of Port Moody’s former Fire Hall and current Works Yard sites has reached a new milestone. The proposed OCP amendment and rezoning goes to City Council next week after achieving support of the City’s community planning advisory committee.

The future redevelopment of the two City-owned properties has been in the works for some time. The City’s plan is to rezone the lands for high density mixed-use before selling them to developers and moving the works yard to a site on Barnet Highway

The properties are located along Murray Street at the corner of Ioco Road, and have a combined site area of approximately 4.7 acres. The sites are located South of the well-established Suterbrook Village, and just West of Newport Village. Inlet Centre Skytrain Station is located just one block South.

The application proposes a change to the existing OCP land use designation of Public and Institutional and Parks and Open Space to Mixed Use – Inlet Centre. The lots will be legally subdivided potentially paving the way for the sites to be sold separately.

Details for the potential new development(s) under the proposed rezoning includes:

  • building heights up to 34-storeys;
  • potentially 3 to 4 towers and 1 to 3 lowrise buildings;
  • uses including:
    • multifamily
    • seniors housing
    • civic uses (library, plaza)
    • park
    • retail and office
    • child care
  • a maximum buildable area of 940,000 SF;
  • a maximum of 610,000 SF for market residential;
  • potential for 186,000 SF more market residential in exchange for amenities and/or non-market housing;
  • a multi-use pathway.

The City estimates that the RFP for sale would be released to the development community in April and that a potential sale (or sales) would be completed later this year. Work could begin on the Fire Hall site as early as next year, with the Works Yard site starting in 2020/2021.

The site is being rezoned and sold at a time of unprecedented development activity in Port Moody with several large scale developments in the pipeline at various stages of development, including: the Flavelle Mill site, Westport Village (Andres Wines) site, Onni’s latest tower “The Grande” at Suterbrook, a proposal by Berezan Group for three towers, and a pending sale of a multi-tower site in the Coronation Park neighbourhood.

Further detail on the City owned sites can be viewed on the City’s websites: