Master Plan for Landsdowne Mall Site to Include 24 Towers

The owner of Lansdowne Centre, Vanprop Investments, has submitted their formal OCP amendment application to the City of Richmond for the purpose of approving a Master Land Use Plan for the 50 acre site, located in the heart of Richmond’s City Centre at the centre of the Lansdowne Village. It is immediately adjacent to the Lansdowne Canada Line Station, and is bound by No.3 Road, Alderbridge Way, Kwantlen Street and Lansdowne Road. Initial plans to redevelop the mall were announced two years ago.

While the density for the site is already established in the City Centre Area Plan (“CCAP”), the Master Plan is required to organize the eventual phasing, massing and heights of the future mixed-use development, as well as the location of the 10 acre park planned for the site. City of Richmond council endorsement means that the proposal can now move toward a community consultation phase. 

The shopping centre on the site was built in 1977 and exemplifies the auto-oriented enclosed shopping centre design popular in the 60’s and 70’s. The arrival of the Canada Line in 2010 with a station right next door and the subsequent CCAP made this site a prime target for future redevelopment, particularly since the surface parking can accommodate immediate development without requiring demolition of the existing mall.

The site has a mix of zoning designations, including Urban Core T6 (up to 4.0 FAR) on the westerly 1/3 of the site, and Urban Centre T5 (up to 2.0 FAR) on the easterly 2/3 of the site. The CCAP also identified the site for a 10 acre linear park running east/west along the southern portion of the site fronting Lansdowne Road.

Here is a summary of some of the concepts identified in the proposed master plan which has already achieved support for moving through the next steps in the process:

  • An overall density of 2.77 FAR (approx. 6,000,000 SF)
  • 22 residential towers and 2 office towers
  • 73% of the density within 400 metres of Lansdowne Station
  • A 53,500 SF community amenity building at corner of No.3 Road & Lansdowne
  • A new 10 acre park in the centre of the site (revised shape from CCAP)
  • Retail/entertainment space with residential and office space above fronting Hazelbridge Way (high street)
  • A new civic plaza near the Canada Line Station
  • Building heights up to 47 metres
  • New north/south extension of Hazelbridge Way and Cooney Road between Alderbridge Way and Lansdowne Road
  • New east/west road to connect No. 3 Road and Kwantlen Street
  • Target of 2035 for entire build out

Next Steps

The proposed OCP amendment process will require further consultation and refinement to the details in the master plan before final council approval and subsequent rezoning applications for individual phases. Consultation would take place in the spring 2018 with approval likely later next year. Below is the City’s flowchart outlining the process:

Proposed Master Land Use Plan

The architect for the master plan is Dialog.

46-Storey Tower Proposed for West Georgia ‘Flatiron’ Site

Anticipated for well over a year now, Brilliant Circle Group has submitted their detailed rezoning application for one of Downtown Vancouver’s most prominent sites. 1445 & 1455 West Georgia, currently occupied by two older office buildings, is located where Georgia and Pender Streets merge, forming a triangle or flatiron shape. The site is considered a gateway to Downtown and is permitted extra height under the General Policy for Higher Buildings.

BCG had filed a preliminary inquiry in 2015 for the 18,158 SF site that was acquired via two separate acquisitions in 2013 & 2014 . The more detailed submission seeks to allow for a 46-storey residential development. The proposal includes:

  • a building height of 514 ft.;
  • a total density of 14.2 FSR;
  • 128 market residential units;
  • 76 two-bedrooms, 41 three-bedrooms, 9 four-bedrooms and 2 five-bedroom units
  • 74 of 128 units have balconies
  • seven levels of underground parking.

The building design features some interesting floor layouts and structural features intended to reduce clutter on the ground floor while providing seismic reinforcement.

1455 W Georgia1455 W Georgia_11455 W Georgia_31455 W Georgia_71455 W Georgia_41455 W Georgia_51455 W Georgia_6This application is being considered under the General Policy for Higher Buildings.

Tower details include:

  • The tower includes 40 residential floors elevated above the ground plane approximately 80 ft
  • The residential floors are supported on an 8 ft thick transfer slab
  • Four amenity floors are suspended from the transfer slab
  • Private dining level
  • Children’s play area and residential lounge
  • Fitness centre
  • Upper fitness area and sub mechanical and electrical rooms, required to service the high building height
  • Access level from Georgia St. for residents
  • Main lobby level and arrival porte cochere at the Pender St. level
  • Upper underground level accommodates bicycle storage, BC Hydro project vista, main mechanical and electricalservice rooms, and visitor parking
  • Seven residential parking levels with storage lockers and car wash facilities

The architect for the project is James Cheng Architects.

7-Storey Residential Building Planned for Kits

A development permit application has been submitted for a 50′ x 120′ site at the Northwest corner of West 11th Avenue and Maple Street in Kits; across from Lord Tennyson Elementary School. The plan for the C-7 zoned site calls for retention of the two-storey heritage building on the lane redevelopment of the existing retail building into a 7-storey residential building. Details include:

  • 8 units in total
  • 3 townhouse units and 5-units in floors 3-7 (one suite per floor, all 3-bedrooms)
  • Total density of 2.44 FSR (18,316 SF)
  • 2 levels of underground parking
Existing site

Existing site

2001 West 11th_1The architect for the project is Ankenman Marchand Architects.

The site had been listed for sale with CBRE in 2015 for $4,988,000, and sold in September 2015 for $4,950,000; equivalent to $270 per buildable SF.

Market Spotlight: City of Vancouver Housing Prices

Below is a snapshot of the housing price index for East Vancouver and Westside single family homes relative to Westside condos (including downtown). Of note, while average single family house prices in East Vancouver did not experience as much inflation as the Westside did in 2012, recent price gains are now tracking right along with the Westside.

It would be an interesting analysis to determine how much speculation and redevelopment activity is playing into house price increases.

Data source: REBGV HPI

Data source: REBGV HPI

New Project Planned for East 1st Ave and Renfrew

An development application has been made for a C2C1 zoned site located at 2889 East 1st Avenue in Vancouver. The site consists of the entire block on the west side of Renfrew between Graveley Street and 1st Avenue, except for the northernmost 31.16’ lot. The owner of this site has been approached but does not want to sell at this time. The assembled site is 120’ deep and 218’ long.

2889 East 1st Ave_3

The proposal is for a 73-unit, 5-storey residential building over commercial space and two levels of underground parking. The total density is 2.85 FSR, although the proposal will require a variance to achieve 5-storeys.

The area is fairly underdeveloped at this time but there is pressure to redevelop the commercially zoned sites. The 1800 block of Renfrew has a new project on the north side of the street, a renovation adding a fifth storey to a seniors complex on the south end of the east side and a new Development Permit application for the north end of the east side.2889 East 1st Ave