Reliance Properties has submitted their development application for 471 East Broadway; a site that they acquired last year for $33 Million.

The site is located on the North side of Broadway encompassing the Eastern half of the block bounded on the West by Guelph Street and on the East by St. George Street.

The proposal for the 28,670 SF C-2C zoned site is a new 5-storey building that includes:

• 91 condo units;
• 40 studios, 27 one-bedrooms, 22 two-bedrooms & 2 three-bedrooms;
• 16,000 SF of retail at grade;
• a total density of 2.99 FSR;
• a building height of 48 ft.;
• 75 parking spaces on two levels of underground parking.

The application describes the design rationale: “Architecturally, the commercial ground plane forms a lightweight podium with a continuous glass canopy datum line accentuating the commercial base. A 24’ wide ‘urban room’ creates an indent to the building massing, creating the illusion of 2 buildings. This strategy is enhanced by the application of different materials to the two forms on Broadway; the West portion is brick clad with recessed or ‘carved-out’ balconies, while the East portion at the corner of St. George Street is clad in a light fibre cement panel system with an increasing gradation in visual weight towards the corner with punched windows with projecting eyebrow elements replacing carved-out balconies. This provides a more incremental expression to the overall development of the building frontage. The St. George elevation introduces the step down to the lane required by the C-2C zoning height envelope. This façade introduces materials symbiotic with the related RM-4 development to the North. On the lane, brick is introduced again to the townhouse form, reflecting its distinct residential character.”

The architect for the project is Integra Architecture.

Appia Development has applied to the City of Burnaby to amend the plan for the fourth and final tower at Solo District in Brentwood. The four tower project is over half completed with the first two towers complete and the third tower, Cirrus well into construction. The second tower, Altus, includes 12 floors and 260,000 SF of office space.

The approved master plan for the site envisioned a 48-storey residential tower for the Southeast corner of the site fronting Willingdon, with a small amount of restaurant space.

The revised proposal increases the office portion of the tower from a 4-storey podium to a 18-storey podium, an increase of 160,000 SF of office space.

The fourth tower will now be 40 feet taller, but slightly shorter than Altus.

Details of the proposed changes include:

• Increase in the office podium from 4-storeys to 18-storeys;
• Increased in office space from 46,837 SF to 187,127 SF;
• Total increase in height from 48 to 52-storeys;
• No change in residential unit count (319);
• Increase in retail space from 4,754 SF to 11,945 SF;
• Change of restaurant use to retail CRU.

A preliminary development proposal has been submitted by Delta Land Development for an 8,000 SF site at the Southwest corner of Bellevue and 22nd Street in the Ambleside area of West Vancouver. The site is currently improved with an older duplex and is zoned for Duplex use.

The West Vancouver OCP supports consideration of rezoning proposals which promote low-carbon construction prior to Ambleside Municipal Town Centre Local Area Plan adoption

The Delta proposal for the site is an 8-storey mass timber, passive house building. Key features include:

• 7 condo units
• all full-floor, 2,700 SF, 2-bed/3-bath units with south facing balconies;
• a total density of 2.40 FAR;
• Communal ground floor features including lobby, bicycle storage, powder room, & multi-purpose amenity area;
• a building height of 103 ft.
• 18 underground parking stalls on two levels.

The application describes the environmental performance of the building: “In terms of proposed environmental performance, the project aims for passive certification and zero emissions, both operational and embodied through sequestered carbon storage in the mass-timber structure. In order to achieve this, the building would generate energy through solar photo-voltaic panels and employ a geoexchange heat transfer system to provide efficient heating and cooling throughout the building. Heat recovery ventilators, passive house certified windows, thermal insulation and attentive building design, including unit layout and window to wall ratio also contribute to the building energy performance. Additional features include green roofs and associated water collection reducing demand for grid-supply, solar hot water production and compliance with the bicycle storage and electric vehicle requirements.”

City staff are recommending that the development proposal proceed to public consultation prior to the adoption of the Ambleside Municipal Town Centre Local Area Plan.

The architect for the project is Perkins + Will.

A rezoning application has been submitted by Mosaic Homes for a new development at 3015-3093 Murray Street in the Moody Centre area of Port Moody. The site is located on lands with the relatively new “Mixed Employment” OCP land use designation.

The 100,000 SF site currently vacant and being used for construction storage. This area has traditionally been an industrial area in transition. The site is in close proximity to the Moody Centre SkyTrain and West Coast Express station, though access is currently only possible via two circuitous routes, the pedestrian overpass accessed off Klahanie Drive or the Murray Street overpass, both of which are approximately one kilometre. If and when on overpass is constructed over the CPR line from the station area, the site will be between 200-300 metres from the station.

Mosaic is proposing to rezone the site from Light Industrial (M1) to allow three 6-storey mixed-use buildings located on a two-storey parkade that acts as a podium to the south abutting the CPR rail line and is wrapped with commercial retail units on the Murray Street and Electronic Avenue

Details include:

• 204 condo units;
• 102 one-bedrooms & 102 two-bedrooms;
• 17,900 SF of ground floor retail;
• a total density of 2.02 FAR;
• 301 parking spaces;
• 43,000 SF of outdoor amenity space on the parkade podium.

The application may require an OCP amendment as the intent of the Mixed-Employment designation was to include light industrial uses or second floor office space.

The architect for the project is Michael Green Architecture.

Mosaic acquired the site in 2017 for $18,300,000 or $88 per buildable SF based on the application.

A development application has been submitted for the Bethleham Lutheran Church site at the corner of East 15th and Sophia in Mount Plesant.

The 28,000 SF site is zoned RM-4.

The application seeks a 3-storey residential building clustered around a shared courtyard, containing:

• 51 units;
• a mix of garden flat studios, and 1, 2 & 3 bedroom units;
• a total density of 1.43 FSR;
• a building height of approximately 38 ft.; and
• 36 underground parking spaces, having access from the lane.

The application describes the design rationale: “The massing is primarily conceived as a series of smaller blocks that interface with 15th Avenue and Sophia Street and Tea Swamp Park, while also serving to activate the lane. A U-Shaped massing, the building responds to its corner condition, facing both 15th Avenue and Sophia Street, while also acknowledging its lane-side.“

Under the site’s existing RM-4 zoning, the application is “conditional” so it may be permitted; however, it requires the decision of the Director of Planning.

The architect for the project is Marianne Amodio + Harley Grusko Architects Inc.