We are pleased to introduce this 60′ x 125′ corner lot on a quiet street at West 26th Avenue and Ash Street in the Cambie Corridor. 

For more information, please download the brochure here: Brochure – 594 West 26th Ave

The Molnar Group has submitted a rezoning application for a 47,674 SF site at the corner of Hull Street and East 20th Avenue in East Vancouver.  The plan for the lots at 3560-3570 Hull Street and 2070-2090 East 20th Avenue is to rezone from the existing RS-1 to permit a 3.5-storey development containing townhouses, an apartment and a retained heritage house.

The proposal includes:

• 70 secured market rental units
• 41 3-bedroom townhouses, 28 one-bedroom apartment units, and one 2-bed heritage house);
• A total density of 1.53 FSR;
• A maximum height of approximately 50 ft.;
• Relocation and designation of an existing heritage house at 2088 East 20th Avenue; and
• 82 underground parking spaces.

This application is being considered under the Affordable Housing Choices Interim Rezoning Policy. The rezoning policy is relatively unknown even among the development community; it allows for higher densities for “affordable” rental or social housing on or near arterial streets. In this case, the large single family lots helped facilitate the proposal.

The architect for the project is Wensley Architecture.

Molnar acquired the site in July 2016 for $13,375,000, or $183 per buildable SF based on the application.

Marcon has submitted a rezoning and development application to the City of Coquitlam for a new 6-storey residential building located 603-607 Regan Avenue, near the intersection of Clarke Road and Como Lake Road in the Burquitlam area.

The plan for the 28,000 SF site is to rezone from the existing RT-1 zoning to RM-3. The site is located within the Burquitlam-Lougheed Neighbourhood Plan (BLNP) which was adopted by Council on June 26, 2017. The site is designated Medium Density Apartment Residential in the BLNP.

Details of the proposed project include:

• 75 units
• 38 one-bedrooms, 29 two-bedrooms & 8 three-bedrooms
• a total density of 2.30 FAR
• 103 underground parking spaces on two levels
• $176,335 CAC

The architect for the project is Rositch Hemphill. 

Nearly three years following the City of Port Moody’s adoption of their new Official Community Plan, City Council will now be considering a new Community Amenity Contribution (CAC) and Density Bonusing policy for the City. 

While development has stagnated for close to a decade in Port Moody (even following the 2014 OCP), the arrival of the Evergreen Line and various amendments to the OCP since, coupled with the current market dynamics has led to a more recent uptake in rezoning applications. This led City staff to put forward the idea of a CAC policy in the past year.

The new policies are broken down between Density Bonusing and CAC’s.

Density Bonus Program

The density bonus program will be implemented as an amendment to the Zoning Bylaw, and includes the following major points:

• The density bonus program applies City-wide, but is most often expected to be used in the Transit-Oriented Development Areas where higher densities will be concentrated;
• The density bonus will apply to any development with a density greater than 2.5 FAR 
• applies only to residential gross floor area. It excludes all forms of employment-generating floor space
• does not apply to density used for low- and moderate-income housing since the City wishes to encourage these two types of housing, per the City’s Affordable Housing Reserve Fund Guidelines;
• the financial contribution to the City is 75% of the land value of the additional density above an FAR of 2.5 (the land value will be determined on a project-specific basis using an independent professional appraisal, commissioned by the City and paid for by the developer);
• in lieu of a financial contribution, the City may allow an amenity to be provided by the developer that is equivalent in value to the financial contribution.

Community Amenity Contribution Program

The City of Port Moody has never had a CAC policy although it does already have elements of a program in place including a public art contribution mechanism and the encouragement of developers to contribute toward the City’s Affordable Housing Reserve Fund. However, in the absence of specific policy, the amount collected has been negotiated on a project-specific basis and it has not been consistent (although it has generally been in the range of $2.00 to $3.00 per SF). The proposed CAC policy described below provides consistency and certainty for both developers and staff. It includes:

• the program will apply to all areas within Port Moody with the exception of the 215A Levy Area of Inlet Centre
• the CAC is set at $6.00 per SF of residential floor space being developed on a lot that is being considered for rezoning, to a maximum of $6,000 per residential unit (or per lot in the case of single family residential subdivisions);
• credit will be given for any residential floor space on a lot that is being either retained or demolished as part of redevelopment;
• the CAC program will apply to residential floor space up to a maximum density of 2.5 FAR, with any floor space above that subject to the City’s Density Bonus Program;
• the CAC will be allocated as follows:
  • $2.00 to the City’s Affordable Housing Reserve Fund; and
  • $4.00 to the City’s proposed new General Community Amenity Contribution Reserve Fund

Council may, at its discretion, waive some or all of the CAC as part of a rezoning where affordable housing or another public amenity is being directly provided by the applicant.

Cressey Development Group is proposing to redevelop six residential lots in the Lions Gate Village area of Norht Vancouver (formerly Lower Capilano).

The lots are located on the border with West Vancouver at 1801-1865 Glenaire Drive and 2064 – 2082 Curling Road and together comprise a 50,289 SF L-shaped site.

The proposed new development includes:

• 40 three-storey, 3-bedroom townhouses in 6 buildings;
• Unit sizes ranging from 1,610 SF to 1,811 SF;
• a total density of 1.19 FSR;
• a CAC of $164,797