Latest Cambie Corridor Application Proposes 51 Units

Pennyfarthing Development has applied to rezone a Cambie Street land assembly at 5030-5070 Cambie Street, on the East side of Cambie between West 33rd and West 35th to allow a 6-storey condo building and 2-storey townhouses along the lane, including:

  • a total of 51 residential units;
  • a maximum building height of 66 ft.;
  • a total density of 2.40 FSR; and
  • 65 vehicle parking spaces and 64 bicycle spaces.

The application is being considered under the Cambie Corridor Plan.

Pennyfarthing is now under construction on Bennington House, which quickly sold out.

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Bosa Files Rezoning Application for 1500 West Georgia

Bosa Properties, in partnership with Kingswood Properties, have now formally applied to rezone the property at 1500 West Georgia Street. The anticipated “Jenga” building was initially released to the media a year ago, but now is an official application. The project is planned for the plaza next to the existing office tower at Georgia and Cardero, which Bosa acquired in 2014 for $120,500,000.

The proposal, by renowned German architect Buro Ole Schereen,  is for a 43-storey residential development adjacent to the existing office building. The proposal includes:

  • 217 condo units (over 65% with 2-bedrooms or more)
  • 282,452 SF of new floor area;
  • a total density of 11.47 FSR
  • 496,452 SF gross across the entire site (including the existing office building);
  • total height of 440 feet
  • a restaurant at the corner of Georgia and Nicola streets; and
  • 7 levels of underground parking.

1500 West Georgia_61500 West Georgia_51500 West Georgia_1The Letter of Intent attached to the application describes the project:

“Located on West Georgia Street, the tower stands as a beacon at the entrance to Downtown Vancouver from the North Shore and Stanley Park and forms an urban pivot at the junction where the city’s grid splices and begins to expand. A system of vertically shifted apartment modules enables dynamic yet rational layouts for residences while the rotation of modular elements extends living spaces to introduce the concept of horizontal living in a slender high-rise. The resulting multiple terraces offer physical and emotional connectivity between the indoor and outdoor environment. The vertical offset of the apartment modules minimizes the footprint of the tower and liberates the ground to provide an open plaza for the public realm. An amplified reinterpretation of the existing water cascade along West Georgia builds on the strong architectural heritage of the site, while multiple crossing paths ensure urban permeability. Public amenities around the central plaza and extensive waterscape engage the community and contribute to the network of downtown green and public space.”
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1500 West Georgia_4This rezoning is being considered under the Rezoning Policy for the West End, which was adopted as part of the West End Community Plan in 2014, and was largely the rationale for Bosa’s acquisition of the site that year.

The local architect for the project is Francl Architecture.

The full rezoning application can be found here:

Condos & Retail Proposed for North Vancouver Site

A rezoning application has been submitted for a 20,730 SF site at 711 West 14th Street in North Vancouver, near the intersection of Marine Drive and Bewicke Avenue. The CS-1 zoned site sits directly North of the recently completed “700 Marine” project.

The proposal by Regency Group/Razgul Holdings, named “The Five Points”, is a new 4-storey building that includes:

  • 44 condo units (including 21 two-bedrooms and 3 three-bedrooms)
  • 4,674 SF of retail space in 6 CRUs
  • a total density of 2.0 FSR
  • 63 underground parking stalls

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Cressey Planning 74-Unit Project on Cambie

Cressey has applied to the City of Vancouver to rezone a 4-lot assembly sold by our team in 2015 for $20.4 Million.

The plan for the 36,637 SF site at the Northwest corner of Cambie and West 31st Avenue is for two 6-storey residential buildings that include:

  • 74 residential units;
  • 26 one-bedrooms, 27 two-bedrooms and 21 three-bedrooms
  • maximum building heights 69 ft. and 71 ft. from grade;
  • a total density 2.36 FSR; and
  • 157 vehicle parking spaces and 101 bicycle spaces.

The application is being considered under the Cambie Corridor Plan.

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Updated Grandview Woodlands Plan Unveiled

After initially launching the planning process for the Grandview Woodlands neighbourhood of East Vancouver in March 2012, the City of Vancouver has released what is expected to be the final draft of the plan that will go to Council for approval in the next few weeks.

The initial draft concept plan caused widespread opposition and resulted in the City pulling back by forming a Citizens’ Assembly and subsequently a two year process of community engagement.


The resulting draft plan, which was released this weekend, contains few surprises, but generally lays out how the area is likely to be developed in the coming years in an area forecast to grow to 43,500 people by 2041.

Here is a sub-area breakdown for those unfamiliar:

“The Drive”

GW31. Retain the existing mixed‐use zoning (4-storeys or less) throughout the core blocks of Commercial Drive.
2. Maintain the pattern of smaller, individual retail frontages to help keep The Drive eclectic and active.
3. Outside of core and only on larger sites at the East 1st Avenue node, allow buildings up to 6-storeys/3.0 FSR to provide new housing.



1. Modify regulations to discourage demolition of pre‐1940 houses.
2. Expand the duplex areas and revise regulations to encourage new infill housing.
3. Preserve the small‐scale local serving shops.
4. On arterial streets and in transition areas near transit routes on Hastings and on Broadway, allow a mix of four‐ storey apartments and rowhouses for families.
5. In the apartment district at the north end, allow buildings up to 6‐storeys / 2.4 FSR to provide renewed and additional secured rental housing while protecting character streetscapes.


1. Create a new gateway area near Clark Drive that incorporates renewed cultural, social and heritage assets, along with non‐market and other housing, with the tallest buildings at 18‐storeys. Range of densities highest at 4.0 to 5.6 FSR.
2. Improve pedestrian comfort along Hastings Street with public plazas that will activate and unify the street.
3. Support renewal and expansion of key social facilities such as those provided by the Urban Native Youth Association and the Vancouver Aboriginal Friendship Centre.
4. Step buildings down to heights in the 8‐ to 10‐storey range (3.0 – 4.0 FSR) as one goes eastward up the hill towards Victoria Drive and provide new rental and ownership housing.
5. Retain the existing mixed‐use zoning (4-storeys or less) in the Hastings Village shopping area near Nanaimo Street.
6. Allow for 100% secured market rental housing in buildings up to 6-storeys in the central portions of Hastings Street.

Cedar CoveGW5

1. Maintain the existing protected rental housing stock while allowing for managed rental replacement and new supply in buildings up to 6-storeys (2.4 FSR) in the area west of Nanaimo Street and up to 4-storeys on the eastside of Nanaimo Street.
2. Expand the neighbourhood shopping node at Dundas and Wall to allow for more services closer to home.
3. Preserve the significant character streetscapes that have been identified.
4. To the north of the shopping node, encourage expansion of Oxford Park by allowing for mixed‐use buildings in the 8 to 12-storey range (3.2 FSR).
5. Protect the city’s industrial and port‐related jobs while improving the interface with residential areas.

Britannia WoodlandGW6
1. Maintain the existing protected rental housing stock while allowing for managed rental replacement and new supply in buildings up to 6-storeys / 2.4 FSR.
2. Preserve significant character streetscapes that have been identified and allow infill housing to encourage retention of older buildings.
3. On selected blocks on Pender Street, adjacent to the new gateway neighbourhood along Hastings Street, allow buildings up to 10-storeys / 3.2 FSR  to achieve new non‐market and other housing.
4. Retain space for local jobs and improve the interface between industrial and residential uses.



1. Allow ground‐oriented housing, such as rowhouses suitable for families, along much of Nanaimo Street.
2. At commercial shopping nodes, allow mixed‐use buildings of between 4 and 6-storeys (2.0 – 3.0 FSR) to help bring new life to the local shopping nodes.
3. Improve pedestrian comfort in the public realm to activate and unify the street.

Commercial‐Broadway Station Precinct

GW91. Create a new social heart for the community with a new civic plaza as part of a renewed Safeway site with ground‐floor commercial uses and new housing in buildings ranging from 12‐ to 24‐storeys (up to 5.7 FSR).
2. Near the station, allow mixed‐use and mixed‐tenure buildings ranging from 6 to 10-storeys.
3. In the Station Precinct residential areas, maintain the existing protected rental housing stock while allowing for managed rental replacement and new supply in 4 to 6‐storey buildings and 10‐storey buildings (4.0 FSR) on larger sites, provided that all new units are secured as rental housing.
4. Allow 6‐storey buildings on East Broadway and rowhouses in selected areas to provide family housing close to transit.
5. In the low‐scale, traditional character area located west and south of the transit station, allow duplex and two‐family dwellings with a focus on infill housing to retain character buildings.
6. Create new office space close to the rapid transit station.

How quickly the Grandview Woodlands plan area develops will be partially dependent upon market conditions but will also be shaped by the way in which the City of Vancouver will allow development to proceed per the Plan.

As was the case with both the Marpole Community Plan and the West End Community Plan, the Grandview Woodlands Community Plan divides the plan area into different sub-areas; effectively rezoning many areas and leaving others to be rezoned by proponents in the future. This ensures that larger scale projects will go through a typical rezoning process and smaller duplex and rowhouse projects will simply require development permits.

The proposed two areas are broken down as follows:

City-Initiated Rezoning Areas

These areas will be effectively “rezoned” and therefore will not require a lengthy application process and public hearing for each development.

GW12Privately Initiated Rezoning Areas

The map below depicts areas that will require a developer or building owner to apply for a rezoning and go through a typical rezoning process.

GW10Community Amenity Contributions (CACs)

Below is a map outlining where there will be a fixed-rate CAC target and where CACs will be negotiated on an application basis.

GW11A full copy of the draft Grandview Woodlands Community Plan can be downloaded at the City’s website:

Two Options Being Considered for “Site 8” in North Vancouver

Polygon has prepared a proposal including two options for a development at 119 – 131 West Esplanade in North Vancouver, also known as “Site 8”. The site also includes lands owned by City of North Vancouver. The overall rezoning application seeks an amendment to the City’s OCP to increase the allowable building height and to rezone the site to allow the construction of a mixed-use building consisting of a residential tower over a commercial podium. This would be supported by four levels of underground parking.

The site was previously owned by Millenium Properties who proposed a 35-storey tower back in 2007, which was subsequently withdrawn. The site later sold to Polygon.

119 W Esplanade

Two development options are being presented for the City of North Vancouver’s consideration:

Option 1 – with Non-Market Office Space

  • 11-storey tower with 107 residential units
  • a building height of 122 ft.
  • a total density of 3.78 FSR
  • sale of City lands, transfer density and density bonus resulting is a cash contribution of $10.3 Million.
  • 6,000 SF of office space owned by Polygon and rented at below market rates to non-profits

Option 2 – with Community Amenity Space

  • 12-storey tower with 117 residential units
  • a building height of 139 ft.
  • a total density of 4.07 FSR
  • sale of City lands, transfer density and density bonus resulting is a cash contribution of $8.7 Million.
  • 16,155 SF of City-owned community space for a museum

In both scenarios, the site has to accommodate almost 100 parking spaces for off-site uses.

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View from Esplanade

The architects for the project are DYS Architecture and Nigel Baldwin Architects.

51-unit Condo Building Proposed for Main Street

Chard Development has submitted a rezoning application for a site it owns at Main & East 5th Avenue in Mount Pleasant.

The proposal for the 23,261 SF site is  to rezone from the current IC-2 zoning to CD-1 under the Mount Pleasant Community Plan. The proposal consists of a 6-storey mixed-use building over three levels of underground parking and includes:

  • A total of 51 market residential units
  • 20 One-bedrooms, 27 two-bedrooms & 4 three bedrooms
  • A floor area of 69,783 SF;
  • Commercial uses on ground floor including a restaurant
  • A total density of 3.0 FSR
  • A building height of 6-storeys and 78 ft.;
  • 68 commercial parking stalls and 54 residential parking stalls; and
  • 82 bicycle stalls.

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The architect for the proposed project is Proscenium Architecture Inc.

Chard has recently had success in the sales of their Ellsworth project just two blocks South at Main & 7th. The project’s 89 units are nearly sold out.