Beedie Proposing Changes for Long Anticipated Fraser Mills Site

Beedie Living is proposing changes to its proposed development on the 89 acre ‘Fraser Mills’ site in Southwest Coquitlam, branded the Village at Fraser Mills.

The project, one of Metro Vancouver’s largest ever master planned communities, was approved nearly a decade ago when the City of Coquitlam approved a master plan including up to 3,700 residential units. In the years that followed, there has been very little development of the site, with only three industrial buildings having gone under construction more recently.

Beedie has now applied to the City to revise the overall plan for the site, citing “changing market conditions over the past nine years”.

Fraser MillsKey changes being proposed include:

  • Adding 1,000 residential units (up to 4,700)
  • Increasing the number of towers from 10 to 15;
  • Increasing tower heights up to 41-storeys;
  • Increase in total density from 4,062,430 SF to 4,757,000 SF;
  • Expanding the plan area to include vacant 4.8 acre Air Care site;
  • Addition of a 40,000 SF public community centre with aquatics;
  • Reducing the industrial space by 250,000 SF;
  • Reducing the proposed retail space by 50,000 SF;
  • Replacing the post-secondary use with a 4-storey strata office building;
  • Retaining the Kiewit Wharf as a public amenity;
  • Removing the elementary school use;
  • Reduction in number of project phases from 16 to 9.

Fraser Mills_1 Fraser Mills_3Fraser Mills_4 Fraser Mills_5 Fraser Mills_2Should council endorse staff’s recommendation to move forward to the next phase, the proposed changes would go through further planning and another round of public consultation before the development is fully approved.

Further details regarding the application can be viewed here:

Market Spotlight: Burnaby Rezoning Applications

A number of rezoning applications head to Burnaby City Council this week. Below is a brief summary of some of the larger projects planned.

4460-4482 Juneau Street

4460-juneauSolterra owns this three-lot assembly of older M1 zoned industrial buildings along Willingdon Avenue at Juneau Street in the Brentwood area. The plan for the site is a 25-storey tower with townhouses under the RM-4s designation. There is a 23-storey tower just across Juneau Street at second reading.

6525-6585 Sussex Avenue

6525-sussexThe plan for this 57,116 SF Metrotown site at Sussex and Beresford is for a mixed-use high-rise and low-rise market residential apartment building including retail and office uses. The project will also include a separate non-market housing building developed in conjunction with B.C. Housing. The proposed density is 5.0 FAR per the RM-5s and C2 guidelines. The site was acquired by Thind Properties in May 2016 for $32,680,000.

7422-7470 Buller Avenue

7422-bullerThis 132,000 SF site is currently occupied by a multi-tenant warehouse building and is located next to a section of former rail line in the Royal Oak area. The site is designated for medium-density residential development, and the application is for a mix of stacked-townhouses and traditional townhomes with full underground parking to a density of 1.1 FAR.

5180 Lougheed Highway

5180-lougheedAnother highrise condo tower is being planned for the Brentwood area; this one at the corner of Lougheed Highway and Springer Street. The 51,204 SF site is currently occupied by two older industrial buildings owned by Beedie Living. The plan calls for a 269,000 SF tower with 250 to 300 residential units. The concept includes “breaks” throughout the building to add visual interest to the massing and scale of the tower.

Market Spotlight: City of Vancouver Rezoning Applications

Here is a brief overview of rezoning applications going to City of Vancouver Council next week seeking approval to move forward to the final public hearing stage. While these proposals have been posted on this site before, their potential advancement to public hearing signals an intent by each proponent to move forward with their respective projects.

101 East 2nd Avenue

101 East 2ndThis application is for the new MEC location at 2nd and Quebec. MEC will be relocating from their existing West Broadway location when their lease expires.

The plan is for a 3-storey building totaling 45,262 SF of retail space and 16,350 SF of office and fitness space. The total density is 2.04 FSR. A CAC of $11.50 per SF is being charged.

288-388 West King Edward Ave

288 W King Ed_2This proposal, by Mosaic Homes, is for a 4-storey, 56-unit condo building at the Southeast corner King Edward and Yukon. The site is a 5-lot assembly being rezoned under the Cambie Corridor Plan.

The proposed density is 1.76 FSR, and the CAC is based on the fixed rate of $55 per SF of net increased density.

4085 Ash & 619-633 West King Edward

619 West King EdAlso in the same area as the project above, Aragon is planning a development on a 3-lot assembly at the Northwest corner of King Edward and Ash Street.

The plan for the 19,150 SF site is a 4-storey condo building with a total of 31 units. The total proposed density is 1.93 FSR and the CAC is $55 per SF.

3365 Commercial Dr

Cressey‘s plan for a rental apartment building on a site at Commercial Drive and East 18th Ave includes relocation and restoration of a heritage house. The new 6-storey building on the site will have 101 much needed rental apartments. The total density for the project is 2.70 FSR. 37% of the units will be family-oriented. There is no CAC.

420 Hawks Avenue

420 Hawks_3Atira Women’s Resource Society originally made this proposal back in November 2014 and it has been the subject of some media attention recently amid some objection by the Strathcona Residents’ Association.

The plan has been revised since the original proposal, with 21 social housing units being proposed in a 7-storey building. A unique aspect of the building is that it will be constructed out of shipping containers. There is no CAC for this project.

753 Seymour Street

753 Seymour_3GWL’s plan to redevelop the parkade it owns next to 650 West Georgia (Vancouver Centre) became public with an application back in the summer of 2013.

The plan is for a 33-storey office tower, totaling 398,942 SF of new office space above the existing 6-storey parkade structure. The parkade could also be converted into an additional 65,000 SF of office space in the future. The total density of the project is 22.96 FSR. A CAC equivalent to $5 per SF is being paid as a contribution towards childcare facilities downtown.

Next Phase of Station Square Project Includes Metrotown’s Tallest Building

Development plans are going ahead for the 3rd and 4th phase of Station Square, a multi- phase mixed use development including five residential towers in Metrotown being developed by Anthem Properties in conjunction with the Beedie Group.

The rezoning for the project was granted back in 2012 at which time pre-sales commenced for the first phase, which included a 35-storey tower and 269 units. The first tower recieved occupancy in 2015. The second phase entailed two towers of 38 & 48 storeys, now under construction.

Plans for the 3rd and 4th phase, located along the Mackay Avenue frontage, total 758 new units, and includes:

Phase 3 Tower

  • 41-storey residential tower above a 3-storey podium
  • 461 ft tower height
  • residential, office and retail use
  • 334 residential units
  • 47,470 SF of commercial space
  • 612 parking spaces

Phase 4 Tower

  • 52-storey residential tower above a 3-storey podium (new tallest in Metrotown)
  • 565 ft tower height
  • residential, office and retail use
  • 424 residential units
  • 65,960 SF of commercial space
  • 627 parking spaces



Plans Presented for Prime Chinatown Corner Site

Beedie Living has filed a rezoning application for an 18,287 SF site it acquired in 2013 at 105 Keefer Street and 544 Columbia Street. The proposal is for a 14-storey mixed-use building that includes:

  • 137 residential units;
  • commercial space on the ground and 2nd levels;
  • a total density of 7.92 FSR;
  • three levels of underground parking; and
  • a height 127 ft.

105 Keefer 105 Keefer_2


More Towers for Burquitlam

Two major developers will soon have proposals before Coquitlam city council to add to the massive growth now happening in a neighbourhood with a future Evergreen Line station.

Last week, more than 80 people were at an open house in Burquitlam hosted by Beedie Living, which plans to rezone its property west of the Como Lake Avenue and Clarke Road intersection for a 26-storey residential tower that would link in with the YWCA Como Lake Gardens facility.


Houtan Rafii, Beedie’s vice president of residential development, told The Tri-City News the feedback was positive about its bid to build 180 homes plus seven townhouses and an amenity space for the YWCA to expand its affordable housing services to single mothers and their kids.

Beedie’s proposal, which has been formally submitted to city staff, would also include a multi-level parkade as well as a vehicle roundabout, close to the Evergreen station. Rafii said Beedie’s bid fits in with the city’s transit-oriented development and affordable housing strategies.

Read more:

Developer Wants to Add 1,000 Units to Project

From Coquitlam Now: Citing increased construction and development costs, members of the Beedie Group have asked for substantive changes to what will be Coquitlam’s largest waterfront development.

Dave Gormley, Beedie’s vice-president of land development, appeared before council in committee Monday asking for up to 1,000 additional units to be added to the Fraser Mills development in south Coquitlam.

And while there would be an increase in the number of units, the units themselves would be smaller, dropping in size to about 825 square feet from about 1,100 square feet.

 Read more: