The City of Coquitlam, YMCA and Concert Properties have entered into a partnership to exchange lands and rezone two sites in the Burquitlam-Lougheed Neighbourhood Plan area to permit redevelopment on both sites.
The two sites include:
- Burquitlam Park – a 3.96 acre site on Smith Avenue, adjacent Bosa’s Uptown Development
- Whitgift Gardens – a 5.45 acre site on Cottonwood Avenue, directly North of Bosa’s Lougheed Heights development, and West of Cottonwood Park
The sites are located in the Burquitlam-Lougheed Neighbourhood Plan “Core” and “Shoulder” areas respectively. The proposal involves a property exchange between
the City (at Burquitlam Park) and Concert (Whitgift Gardens – an existing older rental residential complex).The exchange involves 2.15 acres of park land from Burquitlam Park to the Whitgift Gardens site to facilitate the expansion of Cottonwood Park and in return, the same area of developable land, with its associated density, is moved from the Whitgift Gardens site to the Burquitlam Park site.
The two components of the proposal include:
Burquitlam Park Site
- A 50-storey condo tower and 30-storey rental tower;
- 275 rental units;
- 435 condo units;
- a new 60,000 SF 3-storey YMCA recreation facility;
- a new community police station;
- total density of 6.30 FAR;
- 930 parking stalls;
- New 1.5 acre Burquitlam Park.
Whitgift Gardens Site
- Six highrise residential towers from 24 to 48-storeys in height;
- Two rental towers of 37-storeys;
- Four condo towers of 24, 25, 43 & 48-storeys;
- 654 rental units;
- 1,187 condo units;
- 132 seniors market rental units;
- 20-40 below market rental units;
- standalone amenity building;
- total density of 5.50 FAR;
- 2,350 parking stalls;
- Extension of Emerson Street and new East-West road.
The proposed market rental units represent a roughly 3:1 replacement ratio of the
existing rental units at Whitgift Gardens. The total value of all the public benefits including bonus density funds and CAC’s is $120 Million.
The architects for the project are Raymond Letkeman Architects and Endall Elliott.
A rezoning application has been submitted for the Southwest corner of West 4th & Cypress in Kitsilano, currently improved with the Salvation Army Thrift Store and a detached house.
The 10,496 SF site is currently zoned C-2B. The plan for the site is a new 5-storey mixed-use building that includes:
- 32 market rental units;
- 1 studio unit, 7 one-bedrooms, 18 two-bedrooms & 6 three-bedrooms;
- 4,205 SF of retail space on the ground floor;
- a total density of 3.13 FSR;
- a building height of 62 ft.; and
- 2 levels of underground parking.
This application is being considered under the Secured Market Rental Housing (Rental 100) Policy.
The architect for the project is Rositch Hemphill Architects.
Cressey Development Group has applied to the City of Vancouver for permission to develop a 24,775 SF site at the Northwest corner of Commercial Drive and East Pender Street in East Vancouver. The site is currently zoned MC-1, which allows a total combined mixed-use density up to 2.50 FSR and 4-storeys.
The site is actually located within the boundaries of the Grandview Woodland Community Plan which allows up to 6-storeys, but Cressey has elected to develop under the existing zoning, rather than rezoning. The site to the immediate North can be built up to 10-storeys per the Grandview Plan.
The development proposal for the site at 485 Commercial Drive is for a 4-storey mixed-use residential/commercial building containing:
- 8,206 SF of retail space in two CRU units fronting Commercial Drive;
- 3,226 SF of office space on the 2nd floor;
- 10 rental units (4 studios, 4 one-bedrooms and 2 two-bedrooms)
- 31 condo units (10 studios and 21 three-bedroom townhouse units)
- a total density of 2.23 FSR;
- an overall building height varying from 46.42 feet – 49.67 feet; and
- one level of underground parking providing 61 parking spaces, having vehicular access from the lane.
- 11,493 SF of gardens and decks.
The architect, Gair Williamson describes the application: “The proposed mixed-use development comprises residential, commercial and office units in forms of four discrete building blocks gathered around an internal courtyard. Bounded by two streets, a laneway and a part wall to the west, the development proposes distinct functions and facade treatments on each elevation. Back of house on the laneway serves parking and utilities; the Commercial Drive frontage is dedicated to commercial units, and the East Pender Street elevation accommodates two main lobby entrances for the residential and commercial components, as well as individual entries to the residential units at grade.
A key feature of the proposed development is the courtyard on the 2nd level. Not only does it host entrances to the residential units, but accomodates a safe, semi-private outdoor amenity for families, allowing functions such as communal gathering and playing.”
The application requires a variance to the maximum allowable height by just a few feet.
The full application can be viewed here (for a limited time only): http://development.vancouver.ca/pc485commerical/index.htm
Larco has applied to the City of Vancouver to amend the rezoning for the Arbutus Village Shopping Centre site.
The overall rezoning for the 7-acre site was approved back in 2011, with the first two phases along Arbutus now having been fully approved and under construction.
The new rezoning proposal would increase the overall residential floor area for the remaining phases on the Western portion of the site (Blocks C and D), including an increase in the number of market and social housing units. The application cites the housing crisis which has worsened considerably since 2011, as well as the re-imagining of the Arbutus Greenway and Arbutus Corridor. 20% of the units are required to be social housing.
The specific amendments that affect the remaining project (Blocks C and D) include:
- A 113,519 SF increase in total density;
- A total of 240 units;
- An increase in building height on Block C to 197 ft
- An increase in building height of Block D to 236 ft.
- 2,700 SF expansion of planned Neighbourhood House (approx. 10,000 SF)
Blocks C & D also includes about 10,000 SF of retail space, as well as an adult day care, and strata rec centre. The rezoning application proposes no change to the amount of commercial space, and includes an expanded Neighbourhood House referenced above.
Woodbridge Properties has submitted their formal application to develop a rental apartment project on a site at 3131-3137 St. Johns Street, on the South side of the street between Moray Street and James Road. The site is located 600 metres from Inlet Centre Station. The application, first introduced to the public last summer, requires an OCP amendment, rezoning and development permit, and will now go forward for council’s consideration.
Plans call for a new 6-storey building that includes:
- 142 rental apartment units;
- 6 studios, 59 one-bedrooms, 72 two-bedrooms and 5 three-bedrooms;
- A total density of 3.20 FAR;
- 180 underground parking spaces;
- A total building height of 60.4 ft;
- An on-site children’s amenity space.
A full rezoning application has been submitted for the 3.3 acre Jewish Community Centre and Louis Brier Homes property at 950 West 41st Avenue, just East of Oak Street.
The plan calls to amend the existing CD-1 zoning to allow a phased redevelopment of the property that became possible under the Oakridge Transit Centre Policy Statement adopted by the City in 2016 in order to facilitate the eventual redevelopment of the Oakridge Transit Centre site across the street. The Jewish Community Centre site is located directly across the street to the South and was also redesignated given it’s adjacency.
Details of the rezoning proposal include:
- A 9-storey replacement Jewish Community Centre, including:
- recreation space, including pools and gyms;
- ground level commercial space;
- an Early Childhood Education Centre, including 104 private daycare spaces;
- cultural arts, auditorium, and theatre space;
- non-profit office space; and
- a height of 121 ft..
- A 13-storey replacement Louis Brier Home and Hospital Seniors Care Facility, with:
- senior assisted living, complex care and memory care beds; and
- a height of 158 ft..
- A 24-storey rental apartment tower with:
- 160 secured market rental units;
- 64 studios, 40 one-bedrooms, 40 two-bedrooms and 16 three-bedrooms;
- a height of 250 ft.
Underground parking, with 693 vehicle parking spaces and 250 bicycle parking spaces, is proposed. The application proposes a total density of 4.47 FSR.
The architect for the project is Acton Ostry Architects.
The full rezoning application can be viewed here: http://rezoning.vancouver.ca/applications/950w41stave/index.htm
A rezoning application has been submitted for an 11,874 SF single-family lot at the corner of Arbutus Street and West 35th Avenue. The project’s preliminary title is 2019 Passivhaus, indicating that the project will be passive housing.
The application for 2109 West 35th Avenue is to rezone from RS-5 to allow a new 3-storey rental residential building that includes:
- 12 secured market rental units;
- 6 one-bedroom units and 6 three-bedroom units;
- a total density of 0.81 FSR;
- a building height of 35.5 ft.; and
- 13 vehicle parking spaces and 16 bicycle parking spaces.
The application is being considered under the Affordable Housing Choices Interim Rezoning Policy.
The architect for the project is b Squared Architecture Inc.
The lot sold in March 2016 for $2,500,000 or $217 per buildable SF based on the application.