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.
This 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.
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
The 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.
Here is a snapshot of the current housing price index for the City of Vancouver:
Data Source: REBGV
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
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.
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.
Here’s a snapshot of where large-scale residential projects (defined as those over 100 units) are currently being built: