Polygon Development has submitted a rezoning application to the District of North Vancouver for a 3.5 acre site they own in the Lynn Valley Town Centre area.

The site is a combination of two properties:

• 1246-1268 Lynn Valley Road is currently occupied by two-storey strip mall.
• 3050-3174 Baird Road is currently occupied by Draycott Gardens, a 32-unit rental townhouse complex built in 1972.

The OCP designation for the site is: Residential Level 5: Low Density Apartment and Residential Level 6: Medium Density Apartment.

The rezoning application proposes four 6-storey buildings that include:

• 408 total units;
• 64 rental units (including 32 replacement rental units);
• 344 condo units;
• 27,000 SF of commercial space;
• Two levels of underground parking with 450 stalls.
• A total density of 2.50 FSR.

An overview of the proposal can be viewed here:

The site was acquired for a combined value of $59,400,000 in 2021.

A revised development proposal by IKOR Group for 1763 Bellevue Avenue is back at council after five years on ice, and over a decade since it was originally proposed.

The 12,190 SF site is located on the north side of the 1700 Block of Bellevue in the Ambleside area. It is currently developed with a two-storey building (formerly the Masonic Hall).

Earlier proposals for mid-rise buildings on the site had been made between 2014 and 2021, but were ultimately shelved pending the completion of the Ambleside Local Area Plan, which was close to final adoption earlier this year, but has not been adopted.

The Ambleside LAP identifies the site as “Waterfront G” which envisions new commercial or mixed-use development up to 3.5-4.0 FAR and 10-12 storeys.

The current proposal for the site is a 9-storey condo building that includes:

• 24 condo units;
  • 20 two-bedroom units, 4 three-bedroom units;
• 2 commercial/office units fronting Bellevue;
• a total density of 3.47 FSR;
• 43 underground parking stalls;
• 6,800 SF of community space on the 2nd floor.

SSThe architect for the project is Arcadis.

Sightline Properties has submitted their rezoning application for a 26-lot land assembly that they acquired earlier this year.

The 3.1 acre combined site is located within the Rupert Renfrew Plan area, and is bound by Kaslo Street, Renfrew Street, Broadway and 10th Avenue.

The proposal is to allow for the development of four residential towers, containing condos, rentals and below market rentals, as well as retail and daycare space.

Details include:

• 1,959 residential units; with
• 1,386 condo units;
• 573 rental units with 20% of the floor area for below-market units;
• Commercial space, a 73-space private child care, and amenities on the ground floor;
• a total density of 10.5 FSR; and
• Building heights ranging from 537 ft. to 618 ft..

The plan is for a four phase development with a tower in each phase.

This application is being considered under the Rupert Renfrew Station Area Plan.

The architect for the project is Arcadis.

The full application can be viewed here: https://www.shapeyourcity.ca/2808-2888-e-broadway

Amacon has submitted their rezoning application for the former CIBC office property at West 7th and Pine in the Fairview/South Granville area of Vancouver.

The 57,000 SF site runs along Pine between West 7th and West 8th.

The proposal is to allow for the development of a 28-storey and a 29-storey towers, and includes:

• 421 condo units;
• 107 social housing units;
• Live-work space;
• a 50-space childcare;
• a total density of 8.50 FSR;
• four levels of underground parking;
• Building heights up to 300 ft.

This rezoning application is being considered under the Broadway Plan.

Our team originally sold this site in 2016 to Delta Land Development for $70,000,000. It was later resold to Amacon.

The architect for the project is Chris Dikeakos Architects Inc.

The full application can be viewed here: https://rezoning.vancouver.ca/applications/1745-w-8th-ave/application-booklet.pdf

A revised rezoning application has been submitted for a two-lot land assembly (17,427 SF) at 2805–2811 St. Johns Street in Port Moody.

A previous application from 2023 had anticipated a 6-storey commercial building.

While the site falls within the province’s Transit-Oriented Area (TOA) policy—permitting up to 12 storeys and 4.0 FAR—the applicant aims to achieve 3.84 FAR within only 6-storeys, leading to design challenges due to the site’s limited size and frontage. The proposal does not meet current zoning (CRM-2) requirements for lot size, frontage, or canopy coverage and has not yet fulfilled the City’s Inclusionary Zoning policy for affordable housing.

Development Proposal Summary:

• Residential Units: 52 total units
  • 6 proposed as below-market rentals (subject to viability review)
  • 100% adaptable units
• Retail: 15,317 SF
• Parking: 71 vehicle spaces
  • 33 residential, 10 visitor, 28 commercial
  • 98 bicycle spaces (80 long-term, 18 short-term)
• Building Height: 6 storeys + rooftop patio

Despite some alignment with broader planning goals, concerns were raised by the Land Use Committee regarding the project’s non-compliance with CRM-2 zoning parameters, limited lot area, lack of sufficient tree canopy coverage, potential traffic impacts on St. Andrews Street, and the bulky building form. Staff also flagged that the proposal would likely require further amendments or acquisition of adjacent parcels to meet design, environmental, and livability expectations. The developer has also requested flexibility on delivering affordable housing, which is under review and subject to third-party verification.

The architect for the project is Mara + Natha Architecture.