A development application is advancing through West Vancouver’s approval process that would redevelop the former Trolls Restaurant site at the corner of Bay Street and Royal Avenue in Horseshoe Bay. The proposal calls for a five-storey mixed-use building featuring ground-floor retail, 42 hotel rooms, and a rooftop amenity space — the first significant new visitor accommodation proposed for the village in recent memory.

The applicant, KM 8 Canada Holding Ltd. (represented by Northwest Realty Inc.), is seeking an OCP amendment and rezoning of three consolidated lots at 6408–6418 Bay Street. The combined site totals approximately 18,300 SF and is currently zoned C1. The proposed FAR is 2.4, with a building height of 19 metres and a total gross floor area of roughly 43,000 SF.

The Proposal

The ground floor is designed to activate the Bay Street and Royal Avenue streetscape, anchored by a corner restaurant with operable storefronts opening to the sidewalk. The Spirit Gallery, which currently operates on the site, is envisioned to continue in the western retail bay. A café on the Royal Avenue frontage would serve both hotel guests and the public, with the hotel lobby positioned between the two.

Levels two and three house 33 standard hotel rooms, each with a private balcony and views toward the bay or the landscaped second-floor deck. Level four steps back to reduce massing and contains nine suites — five one-bedroom and four two-bedroom units — designed for flexible short- and longer-term stays. A partial fifth floor provides a rooftop amenity space intended to be open to the community for events and gatherings.

Underground parking provides 43 spaces via lane access off Little Bay, with one additional accessible space at grade for a total of 44 stalls. The zoning bylaw would typically require 66 spaces; staff are supporting a reduction based on the site’s walkability, proximity to transit and the ferry terminal, and a shared parking strategy.

The architect is Yamamoto Architecture Inc., with M2 Landscape Architecture handling landscape design. The building’s exterior expression features cantilevered balconies, board-formed concrete, wood shingles, and fabric awnings.

Status

West Vancouver Council received the report at its May 11, 2026 meeting and is being asked to give first reading to the OCP and zoning amendment bylaws. A public hearing and concurrent development permit meeting are scheduled for June 9, 2026 at 6:00 p.m. at Municipal Hall.

Staff are recommending approval, noting the proposal is consistent with the Horseshoe Bay Local Area Plan’s “Village Heart” designation and Council’s strategic objectives around commercial vibrancy and visitor accommodation near the ferry terminal. Public feedback gathered at two pre-application information meetings in 2025 was described as primarily supportive.

A fully leased retail strip at the corner of Oak Street and West 16th Avenue in Fairview has sold for $7,200,000, representing $1,029 per square foot on the building at a 3.4% cap rate.

The property is a single-storey, multi-tenant retail plaza built in 1936 on a 12,578 square foot corner lot. It was 100% occupied at the time of sale with four tenants: Comma Cafe, Eva & Co Wigs, a dry cleaner, and D. & A.’s Pet Food’N More.

Details:

• Sale price: $7,200,000
• Price/SF: $1,029
• Cap rate: 3.4%
• Building size: 6,996 SF
• Lot size: 12,578 SF
• Sale date: May 2026

The vendor, Concord International Lands Ltd., had held the property since 2006, when it was acquired for $3,808,000 ($495/SF). The buyer was DDH 3208 Oak Holdings Ltd., a Canadian private investor based in Richmond.

The site is designated for mixed-use low-rise development under the Cambie Corridor Phase 3 plan, with up to 3.3 FSR and six storeys of density permitted, yielding approximately 41,500 square feet of buildable area. The future Oak-VGH Broadway Subway Station is approximately 800 metres to the north.

The deal was brokered by Brett Aura and Christine Leung of TRG Commercial.

A rezoning application has been filed by Pennyfarthing Developments to redevelop 5079–5137 Ash Street, just off Cambie Street, proposing a 6-storey residential rental building on a site currently zoned R1-1.

Details of the proposal include:

• 87 rental units
• FSR: 3.27
• Height: 67 ft.

Pennyfarthing is familiar with this block. The developer previously secured rezoning approval at 5079–5161 Ash Street in 2023 for the Slate & Ash project, a larger assembly that included 5161 Ash Street. The current application covers only the southern three lots of that original assembly — 5079, 5111, and 5137 — suggesting either a reconfigured development strategy or phased execution of the broader Ash Street holdings.

The full application can be viewed here: https://www.shapeyourcity.ca/5079-5137-ash-street

The architect for the project is SHIFT Architecture.

Surrey planning staff have recommended approval of a two-building, 366-unit low-rise apartment development at 13831–13859 108 Avenue and 13832–13856 Cowan Road in Whalley.

Details of the development proposal:

• 366 residential units (24 studio / 305 one-bedroom / 37 two-bedroom)
• Two six-storey wood frame buildings over two levels of underground parking
• Density: 2.40 FAR
• Rezoning: R1 and R3 to CD (based on RM-70)
• Parking: 393 vehicle stalls / 464 bicycle spaces

The proposed CD zone increases density from the RM-70 base of 1.5 FAR to 2.40 FAR in alignment with the City Centre Plan’s low-rise designation for the site.

The site currently contains three single-family dwellings and three duplexes. All 54 on-site bylaw trees are proposed for removal, with 100 replacement trees required — to be satisfied through cash-in-lieu given the site’s full redevelopment. Eleven of the 22 boulevard trees along the frontages are proposed for retention.

The project is designed by Barnett Dembek Architects.

A two-storey flex office building at 33376–33386 South Fraser Way in Abbotsford’s Historic Downtown sold for $5,950,000.

• Sale Price: $5,950,000
• Price/SF: $413
• Cap Rate: 4.0%
• Building Size: 14,410 SF
• Lot Size: 24,481 SF (0.562 acres)

The multi-tenant property sits on a 24,481 SF corner lot with frontage on both South Fraser Way and Roberts Avenue, and includes both surface and underground parking. Zoned C5 (City Centre Commercial), the site carries an Official Plan designation of Apartment under the Historic Downtown NCP, adding a longer-term redevelopment dimension to what is otherwise an income-producing flex office asset.

At $413/SF and a 4.0% cap rate, the sale reflects continued investor appetite for Fraser Valley commercial assets. For context, recent suburban office trades in the Metro Vancouver region have ranged from roughly $410–$925/SF depending on market, building quality, and lot size, with Abbotsford pricing generally sitting at a discount to Surrey and Delta.

The transaction was brokered by Momentum Realty.