West End Community Plan Scheduled for Adoption Next Week

The West End Community Plan is on the City’s agenda for Wednesday November 20th. The Plan will guide rezoning and development in the West End, and focuses growth along four main corridors.

In most cases, rezoning applications will require a CAC contribution as part of the public benefit strategy, or will require a substantial social housing component.

West End Plan_2


Contact me for more information on the Plan and opportunities for redevelopment.

Market Spotlight: Marpole Plan – Granville Sub-area

Within the Marpole Community Plan, the City of Vancouver has identified Granville Street, from West 57th down to Marine Drive, as a focal point for densification. This comes after the Granville at 70th project on the old Safeway site is already nearing completion. The Granville “high street” area is mostly commercially zoned, with some residential zoning on the periphery. The City’s concept is to strengthen and enhance the area as a walkable, mixed use neighbourhood centre with a variety of shops, services, restaurants, and a mix of housing.

There a presently few opportunities for development in the area given small lot sizes and high property values.

Highlights for Granville

  • Reinforces the “heart of Marpole” and welcoming place to Vancouver
  • Adds new development and improvements to public spaces to support shops and services
  • Focuses higher buildings (6-12 storeys) and more density on Granville Street
  • Creates strong walking and cycling connections to transit and other key destinations such as school, parks, and the Fraser River

marpole-plan-granville-subareaRead more here: http://vancouver.ca/home-property-development/marpole-community-plan-granville.aspx

Marpole Community Plan Revised; New Plan Back To Old Plan

After widespread opposition to late changes in the Marpole Community Plan this summer, the City of Vancouver has presented a revised draft plan that pulls back on changes in quieter single family areas and focuses growth along the main arterials including Granville, Oak and Marine Drive.

Here are the changes:



marpole-plan-map-afterThe newest draft is essentially a return to the initial draft plan that was presented this spring. It focuses growth in 4-12 storey buildings along arterial streets, as opposed to townhouses.

The resistance to the Plan was almost entirely a result of late changes before the final draft presentation in June. At that time, the City proposed rezoning a large swath of single family lots to townhouse. This was a change that had not been presented nor widely discussed and it angered a great deal of residents. It resulted in the Plan being sent back for an additional round of consultation.

Not only did this move result in a delay of the plan, it was probably pointless and showed a disconnect from economic feasibility. With most single family lots in the range of 5,000-6,000 SF and house values of $1.5M+, a rezoning to townhouse would not have yielded any increase in value for most owners based upon land value and very little redevelopment would’ve occurred anyway.

What has the City likely learned from this process? In predominantly single family areas, residents are most likely to oppose new density increases except along main arterials where traffic is present already and attendant property values are lower due to their location.

What’s next for the Plan?

The City of Vancouver will be holding a dozen or so open houses and community discussion events to receive feedback on the revised plan before looking for council approval in early 2013.

Stay tuned for detailed analysis on implications and opportunities in each of Marpole’s five subareas…

White Rock Gives Narrow Go-ahead to 12-storey Vidal Project

A controversial highrise proposed for Vidal Street is going ahead, following narrow approval by White Rock council Monday.

Zoning and Official Community Plan amendments that facilitate construction of the 12-storey project received final reading on 4-3 votes, with Mayor Wayne Baldwin and Couns. Al Campbell and Helen Fathers opposed.

Fathers said she couldn’t support the amendments after hearing from residents that the project is “too much, too dense, they don’t like it.” “I don’t believe this is the right time for it,” she said.

The project, proposed for 1467-1519 Vidal St., includes 12 townhouse units and 97 apartments, underground parking and public green space.

Read more: http://www.peacearchnews.com/news/230899631.html

Market Spotlight: Burnaby Rezoning Updates

Here is a list of rezoning applications headed for Burnaby City Council’s consideration on Monday:

Phase 1 of Brentwood Town Centre Project

Brentwood Phase 1The first phase of the Brentwood Town Centre redevelopment by Shape Properties is seeking to move forward to first reading and public hearing next month. Phase 1 includes development of a new externally oriented commercial shopping centre, public plaza and high street within the 8-acre southwest quadrant. It includes:

  • 546,820 SF of new commercial space in 2-4 storey buildings
  • Density of 1.56 FAR
  • Central civic plaza

Phase 2 of Station Square

Station Square Phase 2The second phase of the Station Square redevelopment by Anthem Properties is seeking to move forward to first reading and public hearing next month. The first phase is now substantially sold out and under construction. Phase 2 includes development the next two towers atop a low-rise retail and office podium on the Eastern portion of the site. It includes:

  • two towers – one 38-storeys and one 48-storeys
  • 768 total units
  • a total density of 5.34 FAR
  • 97,343 SF of new commercial space

Canada Way and Claude Avenue

Canada Way and ClaudeThe owners of this 4.6 acre site have filed a rezoning application for a 132 unit stacked-townhouse development with underground parking to a total density of 0.9 FAR.




Vancouver City Staff Reject Proposal for Stong’s Site

City of Vancouver staff have rejected a rezoning application for a six-storey mixed-use building on the Stong’s Market site.

Brian Jackson, the city’s manager of planning and development, recommended the proponent pull the application in light of opposition based on Dunbar’s community vision, which prescribes a four-storey limit on buildings.

Stongs Dunbar

“I, of course, only recommend to council, so if [the applicant wishes] to pursue, they could still go to council with our negative recommendation and then it would be council that would formally turn them down, but I have recommended that they withdraw their application,” Jackson told the Courier Thursday morning.

Henriquez Partners Architects filed the rezoning application with the city on behalf of the landowner Harwood Group.

The site in question includes properties from 4508 to 4560 on Dunbar Street and 3581 West 30th Avenue — the current locations for Stong’s, McDermott’s Body Shop and two parking lots. The rezoning proposal provided space for the grocery store to move back in after the project was completed.

Read more: http://www.vancourier.com/news/vancouver-city-staff-reject-proposal-for-stong-s-site-1.671185#sthash.SVXFJSfr.dpuf