Market Update: Vancouver Rezoning Applications

Here’s a quick rundown on rezoning applications that go before Vancouver City Council next week. Most of these applications were introduced last year and are seeking council approval to move forward to the final stage at public hearing:

1. 5030-5080 Quebec Street

5030 QuebecThis rezoning by Boffo Homes for 5-storey, 38-unit building in the Little Mountain neighbourhood is seeking to move to public hearing. The site is currently an assembly of single family homes that was re-designated in the Little Mountain Adjacent Area Rezoning Policy.


2. 2095 West 43rd Avenue

2095 West 43rd Ave_3This rezoning application was first introduced in early 2014 as a larger 56-unit 6-storey rental building, but was scaled back later in the year. The proposal now calls for a 4-storey building with 17-market condos and retail at grade to 2.30 FSR. The next step will be public hearing.


3. 408-488 West King Edward Avenue

408-488 W King Edward-2This project, referred to as The Gardens at Villa Royale, was proposed last year and is now looking to proceed to public hearing. This is a 6-storey seniors development comprised of 32 community care beds and 103 assisted living units. 47 of these units will be strata titled with the balance being rental. The 57,537 SF site falls within the Cambie Corridor Plan and has a density of 2.27 FSR. The project is being built by Care Pacific.


4. 1090 West Pender Street

1090 West PenderA higher-profile project looking to proceed to public hearing is Bentall Kennedy‘s proposed new 31-storey, 562,135 SF office tower at West Pender and Thurlow. The density is 17.5 FSR. The site currently has a 12-storey office building that will be demolished. No word yet on any pre-leasing activity on the project.


5. 1600 West 6th Avenue

1600 West 6thThis application was originally made in February 2014 and calls for a 99-unit, 12-storey rental apartment building and a total density of 4.37 FSR under the City’s Rental 100 program. The site is currently home to an older 3-storey office building. The property is owned by Austeville Properties.


6. 450 Gore Avenue

450 GoreThis proposal for a 6-storey mixed use building on the downtown Eastside for GMC properties was introduced last year. It includes a density increase from 0.6 to 4.5 FSR and 61 rental units, of which 10 are “micro-suites”. The rezoning is under the guidelines in the Downtown Eastside Plan.


7. Marine Gardens

Marine GardensPerhaps the most contentious of the proposals going before council this meeting is Marine Gardens, a 100,000 SF townhouse complex that is slated for development by Concord Pacific for 582 units (including 70 rental replacement units). The project will be two towers of 27 and 31-storeys and will include a daycare. Total density is 4.21 FSR.

North Van Rezoning Seeks Apartment Densification

A rezoning application in North Vancouver provides a glimpse of what’s to come in the City North Vancouver’s apartment zones and offers some ideas for other municipalities struggling with issues surrounding housing affordability and densification in existing older apartment areas.

The application for 1549 St. George’s Avenue is seeking renovation and expansion of the existing two-storey walkup apartment building built in 1957. The property is located in the Central Lonsdale area and is zoned RM-1 with an OCP designation of Residential Level-5 (allows 1.6 FAR). The proposal includes:

  • Full renovation of existing two floors
  • Addition of new third and fourth floors
  • Increase from 13 units to 29 units
  • Total density of 2.06 FSR
  • 0.46 FSR bonus in exchange for rental (under 2015 OCP guidelines)
  • Tenant relocation plan including first opportunity to move to nearby building of same owner
  • Reduction in parking requirement by the equivalent of 9 stalls

1549 St. George's

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Market Update: Burnaby Rezoning Applications

Here’s the latest on a few projects at various stages of rezoning in the City of Burnaby:

  • 2450 Alpha Avenue

2450 Alpha_2An application was submitted last year for this 41,603 SF site in the Brentwood Town Centre area owned by Solterra. It is now moving toward public hearing next month. The plan calls for a 29-storey, 169 unit condo tower with ground oriented townhouses and below and above ground parking. It is currently zoned M-2, but is designated for high-density residential based on RM-4s. The total density is 3.6 FAR.

  • 6050 Sussex Avenue

6050 SussexA preliminary rezoning application has been filed by Townline Homes for a triangular 30,237 SF site in Metrotown. The proposed rezoning is for a new residential highrise as well as a replacement of the existing Burnaby West United Church on site.

The maximum permitted density on the site would be 4.83 FAR.

  • 6837-6875 Royal Oak Avenue

6837 Royal OakA preliminary application has been submitted for a site on the west side of Royal Oak Avenue south of Imperial Street. The site comprises two City-owned properties as well as a privately owned single family home. Under Sub-Area 7 of the Royal Oak Community Plan, the site can be rezoned under C9 Urban Village guidelines, which allows 2.2 FAR.


  • Gold House (6280 Cassie Avenue)

Gold House MapThis proposal by Rize Alliance for a 41-storey tower and 26-storey tower in Metrotown was give second reading and public hearing last summer, and has now met the prerequisite conditions imposed by the City of Burnaby. It will now move forward for final approval and should begin construction later this year. A registration site for the project is up already and says “Coming early 2015”

74-Unit Residential Project Planned for 54th and Cambie

On the heels of Mosaic’s successful Cambria project at West 50th and Cambie, another separate rezoning application has been filed just a few blocks south at 6929-6969 Cambie Street and 515 West 54th Avenue. The proposal is for two 6-storey buildings with one two-storey townhome and an amenity building along the back lane. The proposal includes:

    • 74 residential units
    • a maximum building height of 73 ft
    • a density of 2.65 FSR;
    • 84 underground parking spaces
    • 102 bicycle parking spaces

Cambie & 54th Cambie & 54th_2A portion of the site had been listed for sale in 2014.

Proposed DTES Housing Project Uses Shipping Containers

An interesting development proposal has been made by the Atira Women’s Society for a small (3,050 SF) site in the Downtown Eastside. The plan calls for a 7-storey building made of shipping containers to be used for “small suite” housing. The rezoning application for the site at 420 Hawks Avenue is being made under the new Downtown Eastside Local Area Plan, and intends to rezone the M-1 (Industrial) site to CD-1.  The proposal includes:

    • 20 studio units and 6 two-bedroom units;
    • a building height 72 ft.;
    • a density of 4.7 FSR; and
    • 41 bicycle parking spaces and 0 vehicle parking spaces.
    • Each studio unit is made of two 8′-20′ container units, with two bedroom units being made of 3 container units

420 Hawks 420 Hawks_2

The architect, Boni Maddison, describes some elements of the containers design:

  • “The end of each container is left open and the approach to the building envelope is a curtain wall system…
  • The front exterior facade is modulated with the central area at teh property line an both wings set back.
  • The sides of the containers will be left exposed as a face sealed metal system.
  • The site built elements, stair and elevator core will be clad with insulation and prefinished panels.


Polygon Planning 37-Storey Metrotown Tower

Polygon Homes has a rezoning application at first reading tonight with the City of Burnaby for a 37-storey, 253 unit residential tower at Dunblane Avenue and Marlborough Avenue on the East side of Metrotown. The site at 6592/6650 Dunblane Avenue and 6579/6611 Marlborough Avenue is currently occupied by four walkup apartment buildings. This is a site first mentioned a year ago.

The Metrotown Town Centre Development Plan designates the subject site for high-density multiple-family development (RM5s), or 5.0 FAR.
To the west across Dunblane Avenue is the “Met I” development, a 35-storey tower with townhouses by Concord Pacific, which was rezoned and is currently under construction. To the northwest of the subject site and directly north of the “Met I” is the “Met II”, a 38-storey tower with townhouses fronting Nelson Avenue under rezoning, which is also
currently under construction.
Polygon Dunblane


Towers Approved for Lower Capilano

Towers are going up in Lower Capilano. In their last action before standing for reelection, District of North Vancouver council voted 5-2 to bring Larco’s 451-unit development to the former CapWest Athletic Club site, located west of Capilano Road between Fullerton Avenue and Curling Road.

The phased development includes 18-and 12-storey towers, a new community centre, four low-rise buildings and 20 townhouse units to be built by a numbered company owned by Larco.

Bringing the project to an area described as a “blight” and a “garbage dump” constitutes a longawaited turning point for the neighbourhood, according to Coun. Alan Nixon.

“The community of Lower Cap will see the light at the end of a long tunnel,” he said, describing his relief at approving the project with two weeks left in his 12-year tenure on council.

The revised agreement will penalize Larco if the company fails to build the community centre within eight years. The community centre’s shell must be built by Nov. 17, 2022. If Larco misses that deadline the district can buy back the land for $1. Larco is also on the hook for an $8.5 million letter of credit that has to be in the bank before anyone moves into the phased development and a $2.5 million community amenity contribution.

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