District of North Vancouver Set to Adopt Final Maplewood Village Centre Plan

The District of North Vancouver is set to adopt the final version of the Maplewood Village Centre and Innovation District Implementation Plan & Design Guidelines at council. 

Maplewood had been identified for future density in the DNV’s OCP back when it was adopted in 2011, but planning efforts for Maplewood didn’t formally get underway in 2015.

Overall the Maplewood Plan maintains a low and mid-rise built form, character, and scale. Highest density development within the Maplewood area is to be located within the compact village core. Possible locations for taller buildings ( up to 12 storeys) are included in the land use plan along with policy statements to include provisions to negotiate density and height on a case-by-case basis in order to achieve the District’s housing and community amenity objectives.

The Plan also includes an area being called the “Innovation District”, which comprises several acres of land controlled by Darwin Properties including former Port Metro Vancouver Lands, and a recently acquired boarding school property.

Here are some targets contained with the Maplewood plan:

  • 1,500 net new housing units by 2030
  • 4,500 net new jobs by 2030
  • 100,000 SF of commercial space
  • 300 net new non-market housing units
  • two new parks
  • various transportation improvements including extension of Berkeley Road and B-Line extension from Phibbs Exchange to Maplewood
  • Various community amenities including new community centre.

The Plan features three precincts:

1. Maplewood Village Centre is the central commercial hub and includes a diversity
of multi-family housing, mixed-use commercial/residential, live/work and smallscale
artisan industrial housing, as well as institutional uses including a school and
local community services.

2. Maplewood North Innovation District is a new district offering an innovative mix
of employment, educational, recreational and limited residential and community uses in a campus-style structure. This area will be connected to the Village Centre
by major arterial routes and an active transportation network. Parks, open space
and natural areas are integrated throughout to create a connected network.

3. Dollarton Highway South is a strong industrial and employment area with
opportunities to intensify as existing and local business expand and provides
opportunities for the expansion of business park uses.

Land uses within the plan includes the following:

  • Residential densities at 1.20 – 2.50 FSR
  • Mixed-Use densities at 1.75 – 2.50 FSR
  • Commercial densities up to 1.0 FSR
  • Industrial densities up to 1.10 FSR
  • Mixed Industrial densities up to 2.50 FSR

A full version of the Maplewood Plan can be viewed here: http://app.dnv.org/OpenDocument/Default.aspx?docNum=3376593

193 Units Planned for Maplewood Village Area

The owners of a 1.7 acre site in the Maplewood Village area of North Vancouver have submitted a rezoning application and OCP amendment to redevelop the existing property, known as Maplewood Plaza.

The site is currently built as a smaller mixed use commercial plaza with two commercial spaces and 28 rental units. The site is designated Commercial Mixed Use Level 1  in the OCP which allows for densities up to 1.75 FSR. The proposed OCP amendment would change the designation for these two properties to Commercial Mixed Use Level 2 which allows for densities up to 2.50 FSR.

The proposed redevelopment is for two 6-storey buildings, including:   

  • 193 units (21 townhouses and 172 lowrise units)
  • 38 rental units
  • 85 one-bedrooms, 99 two-bedrooms and 9 three-bedrooms
  • 10,743 SF of retail space
  • a total density of 2.49 FSR
  • 255 underground parking stalls on two levels
  • $200,000 voluntary CAC payment

229 Seymour River229 Seymour River_1229 Seymour River_2229-seymour-place-northeast229-seymour-place-northwestThe architect for the project is Rositch Hemphill.

23-Unit Townhouse Development Planned for Lower Capilano

PC Urban has submitted a rezoning application and OCP amendment for a 5-lot land assembly in the Lower Capilano area of North Vancouver. The site, sold by our team in 2015, is located on the northwest corner of Fullerton Avenue and Glenaire Drive, at the edge of the Capilano River Regional Park.

The lots in question were part of a larger zoning redesignation effort by the District of North Vancouver in 2015, which resulted in several blocks in the area being allowed for townhouse rezoning under the new OCP.

The plan is to redevelop five residential lots located at 1946 -1998 Glenaire Drive to allow a new 3-storey townhouse development, including:

  • 23 three-bedroom townhouse units
  • Unit sizes ranging from 1,726 SF to 2,322 SF
  • three separate buildings
  • onsite public pathway adjacent to the Capilano River
  • a total density of 1.07 FSR
  • a community amenity contribution of $121,581
  • 46 underground parking stalls

1948 Glenaire1948 Glenaire_21948 Glenaire_31948 Glenaire_1

FOR SALE: High-Density Transit-Oriented Development Site

We are pleased to introduce a 35,000 SF land assembly adjacent 22nd Street Skytrain Station in New Westminster. This assembly represents a rare opportunity to acquire a high-density residential site immediately adjacent a transit station.

BRO_22nd Street StationPlease download our brochure here: BRO_22nd Street Station Final E. Contact us for further details.

Ambitious Plans Envisioned for 31-Acre Flavelle Mill Site

The owner of the 31-acre Flavelle mill waterfront property in Port Moody has formally submitted their application to amend the Official Community Plan in order to redesignate the site to allow a new high-density mixed-use waterfront development.
 
Flavelle Oceanfront Development, which owns the site, is the real estate division of Mill & Timber Products, a family business based in Surrey that acquired the cedar sawmill operation in 2000. To date, they have proceeded with development plans on their own rather than entertaining a sale or partnership arrangement.
 
A redevelopment of the site, occupied for over 100 years by the Flavelle Sawmill Company, has been in the works for several years in conjunction with the City of Port Moody’s new OCP, which was adopted in 2014.
 
flavelle-oceanfront_7A point of contention had been the site’s designation in Metro Vancouver’s Regional Growth Strategy (RGS) as industrial use. Its conversion to residential uses can only happen with Metro Vancouver’s approval to remove its industrial designation. The Board previously declined to amend the RGS designation for the site in 2014 – partially due to what they viewed as an incomplete development plan. Further community and stakeholder consultation coupled with the completion of the Evergreen Skytrain extension has created a renewed impetus to move forward with redevelopment.
 
Flavelle had previously applied in June 2015 to amend the OCP land use designation, and then held open houses in early 2016 to present their preliminary redevelopment plans to the public, and subsequently to stakeholders such as the Port of Vancouver, Translink and  Metro Vancouver in addition to 24 other organizations for feedback. Brook Pooni Associates has been working with the owners on the urban planning and public communication phase. Wensley Architecture has contributed to the design work to date.
 
A full land use plan has now been developed for the City of Port Moody’s consideration. Details of the current proposal include:
 
  • 3,397 residential units
  • total density of 3,850,000 SF
  • 3,260,000 SF of residential density (including 55,000 SF of rental)
  • 99,000 SF of office space
  • 103,000 SF of light industrial space
  • 72,000 SF of retail
  • total density of 2.82 FSR
  • 11 towers ranging from 16 to 38-storeys in height
  • a mix of  light industrial, commercial, office, private indoor amenity space, and possibly a congregate care facility and a hotel.
  • Approximately 7.53 acres publicly dedicated as parks and open space
  • Upon full build out – resident population 7,000 people and over 1,000 jobs

flavelle-oceanfront_1flavelle-oceanfront_2flavelle-oceanfront_4flavelle-oceanfront_3flavelle-oceanfront_6 flavelle-oceanfront_5If the OCP amendment is approved by the City of Port Moody, and subsequent approval is obtained from Metro Vancouver, a more detailed rezoning application would then be submitted to the City.

Several developers have approached Flavelle to sell the site in the past. It remains to be seen whether Flavelle will proceed to develop the full site on their own, in partnership with a developer, or whether they will ultimately dispose of the site, which will be worth a considerable amount once the OCP amendment and Metro Vancouver approvals are obtained.

The project has a website with further information: http://www.flavelleoceanfront.ca/

41-Unit Condo Building Planned for Uptown Area of New Westminster

Alpha Beta Developments has applied to the City of New Westminster to allow development of a new 6-storey condo development on an existing 13,510 SF, three lot land assembly in the Uptown area.

The application entails an OCP Amendment and Heritage Revitalization Agreement (HRA)  for the properties located at 612 to 618 Brantford Street. The OCP amendment would change the land use designation of the property from (CH) Commercial Historic Area to (RM) Residential Medium Density. The HRA application allows retention of the existing 1890 heritage home on the site.

Details of the project include:

  • a total of 41 units
  • 17 one-bedroom units, 18 two-bedroom units & 7 three-bedroom units
  • total density of 2.90 FSR
  • 57 underground parking spaces

612-brantford612-brantford_1612-brantford_2The architect for the project is Boldwing Continuum Architects Inc.

New Metrotown Downtown Plan Draft Released

The City of Burnaby has released a draft of the new Metrotown Downtown Plan, to be considered by City Council prior to adoption. The new plan comes after years of anticipation of finalizing planning efforts in Metrotown, which has seen rapid redevelopment following the City’s revision of the four town centre areas several years ago, and the creation of the ‘s’ zoning designation in 2010 that facilitated many of the highrise rezoning applications that have occurred in the past five years.

metrotown-planThe Metrotown Plan was originally drafted in 1977 and has been amended many times since. Planning efforts have been ongoing but the formal planning process got underway in the spring of 2016 with a draft report on the proposed changes in the plan area. The new plan seeks to designate Metrotown as the true core of Burnaby’s four town centre areas; essentially calling it Burnaby’s Downtown.

Core principles in the plan include:

  1. Creating an Official Downtown
  2. Establishing Neighbourhoods and Community
  3. Providing Greater Connectivity
  4. Enhancing the Public Realm
  5. Providing New Amenities

Of primary interest to those in the development industry are the proposed updates and changes to the land uses within the plan area.The changes will create some new density, but more importantly will clarify potential zoning and urban design possibilities in some of the peripheral areas of Metrotown that had been in limbo for several years. The plan also shapes potential large-scale rezonings in the core area for big sites along Kingsway.

The general land use map and zoning designation framework is included below (click for greater detail):

metrotown-plan_1metrotown-plan_2

Other highlights:

  • high density mixed-use sites will require a minimum site area of 1.5 acres and will require a minimum commercial use of 1:3 per residential uses. (1 commercial SF per 3 residential SF)
  • Core downtown sites with RM5s/C3 designation allowing density up to 11.0 FAR
  • Large scale sites such as Metropolis at Metrotown, Sears, Old Orchard Shopping Centre and Plaza 5000 will require Master Plans prior to rezoning enactment
  • Sites in the Maywood area (south of Beresford), subject of rampant speculation over the past few years, will become a mix of RM5s and RM4s, allowing heights of 12-30 storeys South of Beresford, and 4-storeys along Imperial
  • new highrise opportunities North of Kingsway between Boundary and Halley Avenue
  • the creation of Central Boulevard as an ‘entertainment and garden street’ with new retail opportunities
  • a significant new open space in a redeveloped Metrotown Mall site
  • minimum frontage of 200 feet and minimum site area of 24,000 SF for a single tower project
  • minimum frontage of 400 feet and minimum site area of 48,000 SF for a two tower project (minimum 80 foot tower separation)
  • 6 ft minimum front and side-yard setbacks for commercial/mixed-use developments, and 15 ft front and side-yard setbacks for residential developments
  • larger floorplates for residential buildings over 50-storeys only (8,100 SF max floorplate) – office towers exception

The plan does not contain a unique set of community benefit policies. The City of Burnaby’s Community Benefit Bonus Policy would apply to any rezoning being brought forward.

The full draft of the Metrotown Downtown Plan can be downloaded here: https://burnaby.civicweb.net/filepro/documents/?preview=16934