Construction Update: The Spot

Here is a construction update for a residential project that is located on a fairly prominent corner across from City Hall at West 12th Avenue and Cambie Street. The Spot is a 125-unit, 8-storey concrete condo project on a former White Spot restaurant site (the site is owned and being developed by parent company Shato Holdings).

Sales for the project began in the spring of 2015, and construction began last fall. The project is now 100% sold out.

The Spot

courtesy mcminsen via @imageshack

The Spot_1

courtesy mcminsen via @imageshack

The Spot_2

courtesy mcminsen via @imageshack

6-Storey Building Planned for Emerging Area of Marpole

An application has been submitted to rezone an 11,500 SF mid-block site at 8815-8827 Selkirk Street. Th plan is to rezone from the current MC-1 industrial zoning to allow for a 6-storey mixed-use building. The proposal is being made under the Marpole Community Plan, and the project includes:

  • 33 residential units;
  • 24 one-bedrooms, 6 two-bedrooms and 3 three-bedrooms
  • 2,408 SF of commercial space on the ground floor;
  • a building height of 61 ft.;
  • a total density of 2.96 FSR; and
  • 36 vehicle parking spaces and 42 bicycle spaces.

The site is currently improved with two older lowrise office/industrial buildings. The area south of West 70th Avenue has potential for new residential buildings, but so far has been slower to develop than other more established residential areas of Marpole.

8815 Selkirk 8815 Selkirk_1 8815 Selkirk_2The architect for the project is Wilson Chang.

Market Spotlight: Burnaby Rezoning Applications

Below is a summary of current rezoning applications going before the City of Burnaby council.

2422 Alpha Avenue

2422 AlphaThe proposal for this 41,770 SF Brentwood town centre site, by Monark, was originally submitted back in September 2015 and calls for a 23-storey condo tower, that includes:

  • 160 units, including 4 townhouses
  • 59 one-bedrooms, 80 two-bedrooms and 21 3-bedrooms
  • underground and structured parking
  • total density of 3.6 FAR
  • 176 parking spaces

6050 Sussex Avenue

6050 Sussex_1The plan for this 2.9 acre site that includes an existing apartment building and church on the North side of Metrotown is for two towers including condos and rental apartments, under the RM5s designation in the Metrotown Centre Plan.The site is owned by Townline, and a preview of the proposal can be seen here.

Details of the proposal include:

  • a 41-storey condo tower and a 31-storey rental apartment tower
  • a redevelopment of the existing Burnaby West United Church
  • 321 condo units
  • 238 new rental apartment units
  • a total density of 5.0 FAR
  • retention of existing 18-storey and 15-storey apartment buildings with 254 units
  • 362 underground parking spaces

3700 Hastings Street

3700 HastingsThe plan for this 10,000 SF site in the Hastings Heights area is for a 4-storey mixed-use development, including:

  • 21 market rental apartment units
  • 3-studios, 12 one-bedrooms, 6 two-bedrooms
  • 6,278 SF of ground floor retail space
  • 28 parking spaces

SOLO District Phases 3 & 4

SOLORezoning for Appia’s four tower SOLO District project was approved back in 2012, and since that time two towers have now been substantially sold out, with tower one having been completed, and tower 2 currently under construction.

Appia is now seeking a rezoning amendment to tweak some of the details of the remaining two towers. The design changes include:

  • Phase 3 tower:
    • increase height form 39-storeys to 42-storeys
    • decrease unit count from 328 to 280
    • increase commercial area from 18,000 SF to 45,000 SF
  • Phase 4 tower:
    • increase tower height from 43-storeys to 48-storeys
    • decrease unit count from 365 to 319
    • increase commercial area from 35,000 SF to 60,000 SF

The architectural design, by Chris Dikeakos, has also been amended.

Market Spotlight: City of Vancouver Rezoning Applications

Here is a brief overview of rezoning applications going to City of Vancouver Council next week seeking approval to move forward to the final public hearing stage. While these proposals have been posted on this site before, their potential advancement to public hearing signals an intent by each proponent to move forward with their respective projects.

101 East 2nd Avenue

101 East 2ndThis application is for the new MEC location at 2nd and Quebec. MEC will be relocating from their existing West Broadway location when their lease expires.

The plan is for a 3-storey building totaling 45,262 SF of retail space and 16,350 SF of office and fitness space. The total density is 2.04 FSR. A CAC of $11.50 per SF is being charged.

288-388 West King Edward Ave

288 W King Ed_2This proposal, by Mosaic Homes, is for a 4-storey, 56-unit condo building at the Southeast corner King Edward and Yukon. The site is a 5-lot assembly being rezoned under the Cambie Corridor Plan.

The proposed density is 1.76 FSR, and the CAC is based on the fixed rate of $55 per SF of net increased density.

4085 Ash & 619-633 West King Edward

619 West King EdAlso in the same area as the project above, Aragon is planning a development on a 3-lot assembly at the Northwest corner of King Edward and Ash Street.

The plan for the 19,150 SF site is a 4-storey condo building with a total of 31 units. The total proposed density is 1.93 FSR and the CAC is $55 per SF.

3365 Commercial Dr

Cressey‘s plan for a rental apartment building on a site at Commercial Drive and East 18th Ave includes relocation and restoration of a heritage house. The new 6-storey building on the site will have 101 much needed rental apartments. The total density for the project is 2.70 FSR. 37% of the units will be family-oriented. There is no CAC.

420 Hawks Avenue

420 Hawks_3Atira Women’s Resource Society originally made this proposal back in November 2014 and it has been the subject of some media attention recently amid some objection by the Strathcona Residents’ Association.

The plan has been revised since the original proposal, with 21 social housing units being proposed in a 7-storey building. A unique aspect of the building is that it will be constructed out of shipping containers. There is no CAC for this project.

753 Seymour Street

753 Seymour_3GWL’s plan to redevelop the parkade it owns next to 650 West Georgia (Vancouver Centre) became public with an application back in the summer of 2013.

The plan is for a 33-storey office tower, totaling 398,942 SF of new office space above the existing 6-storey parkade structure. The parkade could also be converted into an additional 65,000 SF of office space in the future. The total density of the project is 22.96 FSR. A CAC equivalent to $5 per SF is being paid as a contribution towards childcare facilities downtown.

15-Unit Building Planned for Cambie & 32nd Ave

The Airey Group has submitted a rezoning application for a site at 618 West 32nd Avenue, at 32nd and Cambie. The plan for the 9,983 SF site is to rezone from RS-1 District to a CD-1 per the Cambie Corridor Plan. The proposal, entitled “Quarry” is for a 6-storey building that includes:

  • 15 residential units;
  • a building height of 71 ft.;
  • a total density of 2.46 FSR;
  • 25,367 gross buildable SF;
  • 29 vehicle parking spaces and 20 bicycle spaces.

618 West 32nd 618 West 32nd_1 618 West 32nd_2

The application describes the project as follows:

“The subject site is a large single family lot currently under firm contract, which double fronts Cambie Street and West 32nd Avenue. The Cambie Street frontage of the site is 124.99 feet and West 32nd frontage is 79.88 feet yielding a surveyed area of 9,983 square feet. The site is located immediately to the north of the Elizabeth, an existing 5 storey development fronting Cambie Street. The site slopes from the southeast approximately 8’-3” to the northwest.
The upper two levels of the development step back 8 feet from the lower levels on both the Cambie and the majority of the 32nd Avenue façades. Large decks wrap the east, north and west faces of the 5th floor. The western wall of the 6th floor is further setback to respond to and provide a more gentle transition to the existing single family residential urban fabric of the neighbourhood. This step back allows for an expansive, west facing rooftop deck for the single residential unit of this level. Large sheltering overhangs are provided at both the roof level and the western edge of the sixth floor to extend the use of the rooftop decks on both the fifth and sixth levels.”
The architect for the project is Shift Architecture.

Multi-Tower Development Proposed for North Road

Onni is proposing a mixed-use development in the North Road area of Burnaby. The preliminary rezoning plan for the 3.47 acre site at 3355-3429 North Road calls for rezoning the site from CD and R2 to RM4s and C2 per the Lougheed Town Centre Plan guidelines. The proposed plan includes:

  • two concrete residential towers
  • an office tower at the corner of Cameron and North Road
  • a total density of 3.6 FAR
  • 1.3 FAR commercial density
  • total residential density of 544,044 SF

The site is currently improved with a 2-storey strip mall built in the 1980’s, and a vacant lot.

3355 North Road

City of North Vancouver Rezones Moodyville Area

The City of North Vancouver is considering a fairly major area-wide rezoning for a neighbourhood known as Moodyville, just East of Lower Lonsdale. The rezoning follows on the City’s new OCP, adopted in 2015, which included a specific policy direction to create new zones within Moodyville, a predominantly single family and duplex area which the City has targeted for new growth.

Moodyville is…“currently comprised of 306 legal lots and approximately 490 units with an estimated population of 1,000. With the land use changes outlined in the 2014 OCP in place which introduce new potential for apartment, townhouse and duplex development, this area has the long-term capacity for an additional 1,400 units (roughly 3,000 new residents) for a total build-out population of approximately 4,000.”


The six proposed new zones will create opportunities for ground-oriented and apartment development. The proposed zones are as follows:

MoodyvilleMoodyville_4An amenity fund contribution of $20 per net buildable square foot applies to the floor area above the existing zoning and up tot eh OCP maximum density. It is estimated that the whole plan area in question will generate approx. $25 Million in amenity contributions.

Existing Moodyville Land Assemblies

A couple of developers have already secured sizeable land assemblies in Moodyville over the last year. These include:

Seacliff Properties

  • 50 residential lots in the Southeast part of Moodyville
  • Average anticipated density of 1.25 FSR
  • Townhouse, stacked townhouse and 4-storey apartments

Moodyville_1Qualex Landmark

  • 14 residential lots along East 3rd Street (700-800 block)
  • Stacked townhouse and/or 4-storey apartments

The Moodyville Area will be hooked up to the Lonsdale Energy Corporation, a district energy system initiative by the City of North Vancouver.