Application for Prominent Cambie & 41st Site for 3-Storey Office Building

Coromandel Properties has submitted a development application for a prominent former Esso gas station site, now vacant, at the Northeast corner of 41st and Cambie. 

The site falls within the City of Vancouver’s recently released vision for the Cambie Corridor Oakridge Municipal Centre, which would allow a rezoning for a mixed-use/residential tower potentially as high as 20-storeys for the site. 

The development permit application now submitted for the 130′ x 122′ site indicates plan for a new 3-storey, mixed-use building, consisting of:

  • Retail & restaurant uses on the ground floor;
  • Office uses on the 2nd and 3rd floor;
  • A total building size of 26,686 SF;
  • A total density of 1.7 FSR;
  • Peak Height: 59 ft.; and
  • 48 underground parking spaces on 1 1/2 levels all having vehicular access from the lane.

495 W 41st_2 495 W 41st_1 495 W 41st

It’s unclear if this potential development plan is simply an effort to secure a permit now under the existing zoning, or if the potential for a tower rezoning is still in the long term plan. Under the site’s existing C-2 zoning which allows 2.5 FSR, the application is “conditional” so it may be permitted; however, it requires the decision of the Director of Planning.

Coromandel acquired the site in October 2014 for $15,800,000, or $398 per buildable SF based on the existing C-2 zoning of the site, or $592 per buildable SF based on the proposed plan.

The architect for the project is McFarlane Biggar Architects and Designers .

145,000 SF Office Building Proposed for False Creek Flats Site

Porte Communities and Reliance Properties have applied to rezone a 48,072 SF site in the False Creek Flats area for a new office building.

The plan for the site at 339 East 1st Avenue, adjacent the Red Truck Brewery, is to rezone from the current I-3 zoning to allow development of a 6-storey office building. The proposal includes:

  • general office space on floors 2-6;
  • ground floor retail;
  • a total floor area of 144,216 SF;
  • a total density of 3.0 FSR;
  • a building height of 100 ft; and
  • two levels of underground parking accessed from E 1st Avenue, with 275 vehicle parking spaces, 46 bicycle parking stalls and six loading spaces.

339 East 1st Ave339 East 1st Ave_3 339 East 1st Ave_4 339 East 1st Ave_1 339 East 1st Ave_2339 East 1st Ave_5

The I3 zoning schedule permits the density and built form being proposed, but restricts uses, so the rezoning is required to allow general office use.

The rezoning application describes the design rationale: “On the roof tops are amenity spaces to provide the building occupants with an easily accessible green space. This is in addition to the landscaped areas fronting Brewery Creek. The building facade colour is meant to invoke both typical rail engine colour schemes as well as colours of autumn. Distributions in glazing on the facade are meant to create a horizontal movement along the building exterior as well as solar heat gain control due to its 50:50 ratio. On the South and West elevations of the building, there are also diagonal solar shading devices which serve not only for sun control but as distinctive design elements.”

The architect for the project is IBI Group.

The full rezoning application can be viewed here:  http://rezoning.vancouver.ca/applications/339e1st/index.htm 

Sapperton Green Project Moves Closer to Reality

The preliminary master plan concept for the 38.5 acre Sapperton Green site has now been approved by the City of New Westminster, allowing the project to move forward to public consultation and eventual rezoning.

Plans to rezone and redevelop the current industrial property first came forward several years ago, with an application by Quadreal for OCP amendment approved in November 2015.

The site sits on the Eastern edge of New Westminster and is adjacent to Braid Skytrain Station. The site is currently improved with older industrial buildings currently used by Amazon.

Details of the proposed development within the preliminary master plan include:

  • 13 to 14 residential towers with midrises and townhouses
  • Approx. 3,700 units (half condo / half rental)
  • 3,400,000 SF of residential space
  • 800,000 to 1,150,000 SF of office space (mostly along Braid near the station)
  • 150,000 SF of retail space
  • 35,000 SF community centre facility
  • a central greenway running through the site in addition to a road network
  • park dedication equal to approx. 12% of the gross site area
  • a CAC to be determined

Sapperton GreenSapperton Green_5 Sapperton Green_2 Sapperton Green_1 Sapperton Green_4 Sapperton Green_3The first phase of the project would occur on the South and East portions of the site, the subsequent three phases would require demolition of the existing Amazon building.

It is anticipated that the rezoning application would be sent to public hearing in the Spring of 2018.

4-Storey Industrial/Office Building Planned for Mt. Pleasant Site

A development application has been submitted by Rendition Developments to the City of Vancouver for permission to develop a 99′ x 122′ site at 224 West 8th Avenue in the Mount Pleasant area. The site is currently improved with an old two-storey office building.

This area has seen a slew of applications since the I-1 zone was changed in 2013 to permit more general office use to a density of 3.0 FSR.

The plan for this site is for a 4-storey, mixed-use building consisting of:

    • Manufacturing uses on the first storey and mezzanine above;
    • General Office uses on the second through fourth storeys;
    • a total density of 3.0 FSR;
    • a total building size of 36,258 SF;
    • two levels of underground parking, providing 51 parking spaces

224 West 8th 224 West 8th_1 224 West 8th Ave_3Under the site’s existing I-1 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 Mallen Gowing Berzins Architecture.

The site was acquired by Rendition in February 2017 for $9,500,000 or $262 per buildable SF.

540-Units Planned for North Road Site

Onni has submitted their formal rezoning application for a site at 3249-3355 North Road on the Burnaby side of North Road in the Lougheed Town Centre area plan. The site sits immediately north of Shape’s City of Lougheed project.

The 151,116 SF site is comprised of a 1980’s era strip mall with office space, as well as a vacant lot. The plan for redevelopment of the property includes:

  • A 32-storey north condo tower & 36-storey south condo tower
  • A 14-storey office building with 160,000 SF of office space;
  • A 2-storey commercial podium fronting North Road;
  • 17,000 SF of retail space;
  • 540 total units;
  • 110 studios, 171 one-bedrooms, 196 two-bedrooms & 63 three-bedrooms;
  • A total density of 4.88 FAR;
  • A pedestrian plaza at the corner of North Road and Cameron Street
  • 1,100 parking space on 4 levels of underground parking.

3249 North Rd

Redevelopment Coming for Prominent Broadway & Cambie Corner

Pacific Crown Management Company Ltd. has applied to the City of Vancouver for permission to develop the Southwest corner of Broadway and Cambie with a new office and retail building.

Most people will know the site as the Original Joe’s building with the Starbucks on the ground floor.

The proposal for the new development is for a 7-storey office building that includes:

  • retail, restaurant and financial institution uses on the ground and second floors
  • office use on the third to seventh floors;
  • 61,381 SF of total floor area;
  • a total density of 3.30 FSR;
  • a total building height of 93 ft; and
  • two levels of underground parking accessed from the lane.

510 West Broadway510 West Broadway_2 510 West Broadway_1 510 West BroadwayUnder the site’s existing C3-A 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 W.T. Leung Architects Inc.

New Look for 1133 Melville Street Proposal

Oxford Properties has changed the design plan for their 1133 Melville Street office building project, originally proposed for rezoning back in July 2015. The previous design was not supported at the Urban Design Panel in 2015, and has since been reworked with a smaller, but taller building.

The new design by James Cheng, features a much more interesting building massing. The revision includes stacked box design with the third box twisted from the street grid. There is a slight increase in height from 33 to 34-storeys. Details include:

  • a building height of 550 ft.
  • a total floor area of 555,047 SF
  • a total density of 18.20 FSR (down from 22.46 FSR)
  • four floorplate sizes, multiple decks including a rooftop deck
  • floor to ceiling windows
  • six levels of underground parking (231 vehicle spaces and 221 bicycle spaces)

1133 Melville_71133 Melville_8 1133 Melville_9The previous rezoning application can be viewed here: http://rezoning.vancouver.ca/applications/1133melville/index.htm