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

24-Storey Office Tower Planned for Budget Site

Westbank‘s rezoning application for the Budget Car Rental site at 400 West Georgia Street has been submitted to the City. The site is located at the corner of West Georgia and Homer Street, across from the Central Library Branch. The letter of intent submitted by Westbank, suggests that the building will be built “on spec”.

The plan for the 20,992 SF (175′ x 120′) site calls for rezoning from Downtown (DD) District to Comprehensive Development (CD-1) District to allow for a 24-storey office building. The proposal includes:

  • 350,000 SF of office space;
  • 5,775 SF of retail space;
  • a building height of 301 ft.;
  • a total density 17.51 FSR;
  • steel construction;
  • six levels of underground parking; and
  • 125 bicycle parking spaces.

400 W Georgia400 W Georgia_5 400 W Georgia_4 400 W Georgia_3 400 W Georgia_2 400 W Georgia_1Design features will include triple-paned curtain wall, openable windows, large spans of column free space, glass floors. It will also incorporate a 4-storey high lobby.

The application describes the design rationale:

“The building is conceived as a cluster of white cubes that are bound by lush gardens. Pristine boxes project outward from the crevices filled with thick vegetation. The greenery is as expressive as the geometry is abstract. Together they merge into a staggered silhouette that is neither a tower nor warehouse, but a 3-dimensional campus.”
 
“The proposed building will be utilizing a concrete core with structural steel beams and steel decking c/w concrete topping. The steel construction seemed better suited to the architectural design and provides the desirable aesthetic of seeing the buildings structure visible through the transparent exterior glazing. The “truss” elements are cantilevering from 6 large column supports extending up through the entire building resulting in large open / column free interior spaces allowing flexible internal office planning configurations.”
 
This rezoning application is being considered under the Rezoning Policy for the Central Business District (CBD) and CBD Shoulder.

The architect for the project is Merrick Architecture.

Oxford Planning New Office Building on West Georgia Site

401wgeorgiastvanfjan12Oxford Properties has applied to the City of Vancouver for permission to build a brand new infill office building on an underutilized portion of a 59,000 SF lot and existing 22-storey office building property they own at 401 West Georgia (built in 1987) , which runs along Homer Street all the way to Dunsmuir Street on the North, where the new building will be located.

The plan is to build a new 9-storey office building on the North part of the property facing Dunsmuir Street. Details include:

  • retail and office use on the ground floor and office use on the 2nd-9th floors;
  • 4,654 SF of new retail space
  • 147,000 SF of new office space
  • Office floorplates of 14,000 – 19,000 SF
  • 6,600 SF of amenity space, 2,300 SF conference centre & 4,300 SF fitness facility
  • a building height of 139.4 feet
  • two levels of underground parking accessed from the lane; and
  • retention of the existing commercial building on the south portion of the site.

401 West Georgia

401 West Georgia_3 401 West Georgia_2 401 West Georgia_1 401 West Georgia_4The project is being proposed under the existing DD zoning and so only requires a development permit as opposed to rezoning.

The architect for the project is B + H Architects Inc.

Bosa Hires KPF to Redesign 320 Granville Office Project

A new design has been presented for a previously approved office tower on the site of the current multi-level parkade at Granville and Cordova.

The site was previously approved in 2014 for a 32-storey, 380,000 SF office tower, but was subsequently sold by Greg Kerfoot to Bosa Development in July 2016.

The new design, by Kohn Pedersen Fox and Chris Dikeakos is a more interesting curved building form. The project now requires permission of the development permit board in order to proceed.

320 Granville_3 320 Granville_4 320 Granville_2 320 Granville_1Since the project was originally proposed, this block has seen lots of activity, with Morguard proposing a 25-storey office tower at the corner of Hastings and Seymour, and more recently, a 28-storey tower proposed for the mid-block site on Hastings just East of Granville.

If all three projects proceed, this represents a total of 760,000 SF of new office space in this block.

Redevelopment of Mount Pleasant’s I-1 Zone Continues with Latest Proposal

PC Urban  has applied to the City of Vancouver for permission to develop a site at the Northeast corner of West 5th and Alberta in Mount Pleasant for a new 4-storey commercial/light industrial building. The project includes

  • 23,590 SF of Wholesale uses on the first storey and mezzanine;
  • 47,325 SF of General Office uses on the second through fourth storeys; and
  • two levels of underground parking with 95 spaces
  • one Class A and two Class B loading spaces

275 West 5th Ave275 West 5th Ave_1Under 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.

This proposal continues a trend of mixed industrial and office buildings at higher densities in Mount Pleasant following zoning changes in 2014.

Latest Office Proposal Demonstrates Trend for Smaller Sites

A rezoning application has been submitted for a 90 x 110 ft, C-3A zoned site at 521-525 West 8th Avenue, just west of Cambie Street (across from Whole Foods). The site is currently comprised of two single-storey retail buildings, one of which is now vacant.

The proposal calls for a nine-storey office building with retail, and includes:

    • 60,300 SF of office space
    • 2,000 SF of retail space
    • Office floorplates ranging from 6,400 to 9,015 SF
    • A total density 6.91;
    • A building height of 111 ft.;
    • 88 parking spaces on 3 1/2 underground levels; and
    • 35 bicycle parking spaces

521-west-8th525-west-8th_4 525-west-8th_3 521-west-8th_1

525-west-8th_2

Typical Tower Floorplan

This application is being considered under the Metropolitan Core Jobs and Economy Land Use Plan. The “Metro Core” plan policy has been in place now for almost ten years. The primary purpose the plan was to facilitate rezoning for commercial development, either by restricting residential use, or by allowing greater density for office uses. The site falls within the “Broadway Corridor Choice-of-Use Areas” which allow for increased commercial density by virtue of proximity to transit.

The architect for the project is Musson Cattell Mackey Partnership.

This application is the latest in a recent trend of rezoning applications for office buildings on sites under 10,000 SF which traditionally would’ve been viewed as too small to accommodate larger floorplates and parking requirements.