Hootsuite Campus Development Application Moves Forward

Westbank and Hootsuite have submitted their formal development application for a 2.8 acre site in Mount Pleasant. The site is divided by a lane and fronts onto Ontario Street between East 4th and East 5th Avenue. 

The I-1 zoning for the site was amended by the City of Vancouver earlier this year to I-1A and I-1B, to allow for more flexible uses, density and building form; essentially to accommodate Hootsuite’s use in the Westbank proposal for the subject site.

The proposal for the two sites includes:

102 East 4th Avenue (the North site)

  • A 8-storey mixed-use building containing Industrial and Office uses 
  • An approximate height of 107 ft.; and
  • A total density of 5.0 FSR (148,918 SF); and,
  • 5 levels of underground parking providing a total of 394 parking spaces having vehicular access from the lane.

102 East 4th

110 East 5th Avenue (the South site)

  • A 9-storey mixed-use building containing Industrial and Office uses
  • An approximate height of 122 ft.; 
  • A total density of 6.0 FSR (142,579 SF); and
  • 5 levels of underground parking providing a total of 287 parking spaces having vehicular access from the lane

110 East 5th

A perspective view of the overall campus

A perspective view of the overall campus

Westbank acquired the site in 2015 for $40,475,000, or $139 per buildable SF based on the current development application.

The architect for the project is Henriquez Partners Architects.

 

Industrial/Office Building Planned for Yukon & 7th Site

A development application has been submitted to the City of Vancouver for permission to develop a new industrial/office building at 2250 Yukon Street, at the Northeast corner of Yukon and 7th in the Mount Pleasant area of Vancouver. The building will be a custom build office for Fast + Epp Engineers.

The plan calls for a 4-storey mixed-use commercial/industrial building containing:

    • Wholesale Class B on the ground floor and partial second floor;
    • General Office use on the second floor to fourth floors;
    • a total density of 3.00 FSR (15,958 SF)
    • an overall building height of approximately 60 feet; and
    • one level of underground parking providing 10 spaces and one at grade parking space, having vehicular access from the lane.

2025 Yukon_42025 Yukon2025 Yukon_3 2025 Yukon_2 2025 Yukon_1

Under 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 application describes the design rationale: “The building shell will be constructed making maximum use of sustainable prefabrication technology that Fast+Epp has been developing over the past 25 years. The floor and roof structure will consist of prefabricated hybrid timber-steel panels with fully integrated mechanical and electrical systems. The ceiling structure of the single level parkade will consist of precast hollow core panels. The firewall at the east side will consist of pre-cast concrete panels. We anticipate the entire building shell above the parking walls will be constructed within a 4-week period, thereby minimizing neighbourhood noise and minimal traffic disruption from concrete trucks.”

The site was acquired in December 2016 for $3,800,000 or $238 per buildable SF based on the application. It has been occupied by an auto-repair shop “Wilf’s Transmissions” since it was built in the mid-90’s.

The development planner for the project is Schmidt & Associates Development Planning Ltd

City of Vancouver Inflates Density Bonus Contributions & CAC rates

The City of Vancouver is about to implement their annual inflationary adjustment to Density Bonus Contributions and target rate CAC’s. The density bonus contributions are basically CAC’s that are specifically intended for density bonuses associated with conditional zoning in a small set of pre-planned areas including: Mount Pleasant, Joyce Collingwood, Marpole and Norquay. 

The target rates for density bonus contributions in these areas are proposed to increase by 11.9%, and will become effective on September 30, 2017. The Mount Pleasant I-1A and I-1B zones are not being adjusted for inflation this year because these areas were only established as new density bonus zones in 2017.

DBCs 2017

For CAC’s the increase is at the same rate, with updated rates as follows:CAC Rate 2017

Expect even further updates to CAC target rates coming in late 2017 and early 2018 as the City of Vancouver seeks to “align with the updated needs identified in the Public Benefits Strategy.”

A full copy of the Policy Report on Density Bonus Contributions can be viewed here: http://council.vancouver.ca/20170725/documents/p8.pdf

The Policy Report on CAC’s is located here: http://council.vancouver.ca/20170726/documents/pspc5.pdf

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.

145-Units of Affordable Housing Coming to Main & 7th

Catalyst Community Developments Society has submitted their application to rezone 2221 Main Street, a prominent 34,885 SF site on the West side of Main Street between 6th and 7th. The site is currently zoned IC-2 but the Mount Pleasant Community Plan allows rezoning of sites along Main to higher density.

This is the first project built under the City’s Vancouver Affordable Housing Agency (VAHA), and was first announced at a press conference on the site last summer.

The proposal for this first affordable housing project under VAHA is a 9-storey mixed-use building that includes:

  • 145 affordable housing units;
  • 28 studios, 45 one-bedrooms, 42 two-bedrooms & 30 three-bedrooms
  • A total density of 3.30 FSR
  • 9,928 SF of ground floor retail space
  • A building height of 98 feet
  • 192 underground parking spaces on 4 levels;
  • 12,000 SF of public plaza area on the 7th Ave corner

2221 Main2221 Main_1 2221 Main_2 2221 Main_!The architect for the project is Rositch Hemphill Architects.

Cressey Unveils Plans for Rental Building at 2nd & Main

Cressey has filed a rezoning application for a site at the corner of Main and East 2nd Avenue in East Vancouver.  The 18,683 SF triangular site at 1800-1880 Main Street is currently zoned IC-2, but the Mount Pleasant Community Plan allows for residential rezoning. 

The plan is for a redevelopment of the site to allow an 11-storey mixed-use building that includes:

      • 131 rental units;
      • 34 studios, 51 one-bedrooms, 36 two-bedrooms and 10 three-bedrooms
      • Two commercial units at grade;
      • A total density of 5.02 FSR;
      • A height of 113.4 ft.; and
      • 88 parking spaces (including 6 car share spaces).

1880 Main_11880 Main_21880 Main_3The architect for the project is Francl Architecture.

Cressey acquired the site in 2016 for $17,000,000, or $181 per buildable SF based on the rezoned density.

Industrial/Office Building Proposed for Mount Pleasant

Conwest Developments has applied to the City of Vancouver for permission to develop on a 6,039 SF site at the Southwest corner of Quebec and East 4th Avenue in the Mount Pleasant area of Vancouver. Plans include a 3-storey mixed use building consisting of:

    • Manufacturing uses on the first floor and mezzanine above;
    • General Office uses on the second and third floors;
    • an underground garage providing 15 parking spaces;
    • total density of 2.92 FSR;
    • peak height of 61 ft.

The site is zoned I-1, a zoning which was changed in 2014 to allow greater density for office use.

2005-quebec2005-quebec_12005-quebec_2

The architect for the project is MGBA Architecture.