A rezoning application has been submitted for a site at 5163-5187 Joyce St. in the Joyce-Collingwood area of East Vancouver.

The proposal is to allow for the development of a 32-storey mixed use building with commercial use at grade and a proposed public library occupying the entire 2nd floor.

The proposal includes:

• 293 condo units;
• 177 one-bedrooms, 87 two-bedrooms & 29 three-bedrooms;
• 5,200 SF of retail space;
• 15,000 SF of 2nd floor library space;
• A total density of 13.10 FSR;
• A building height of 309 ft.;
• 228 vehicle parking spaces and 588 bicycle parking spaces.

The application is being considered under the Joyce-Collingwood Station Precinct Plan.

The architect for the project is J + S Architect.

The site sold in 2017 for $38,000,000, or $164 per buildable SF based on the application.

Ledingham McAllister has submitted a rezoning bylaw amendment application to proceed with development of the next phase of Southgate City, the massive redevelopment project on the 52 acre site in the Edmonds area of South Burnaby.

Southgate City was approved via rezoning for a master plan in 2015 to include up to 5.9 Million SF of residential density. This particular phase had a rezoning application in 2016, however, that application did not proceed and the City of Burnaby’s Rental Use Zoning Policy now applies to the overall master plan of the project.

This first phase is located in the Gateway Neighbourhood, comprising two City-owned lots that will form the Western entrance to the overall master planned site.

The site will be divided into three lots: the City will retain ownership of Lot B, the eastern lot fronting Eighteenth Street, and lease it to BC Housing for development of non-market rental housing. The City would also retain ownership of the western lot fronting Griffiths Avenue, which would include an urban trail and park. The central lot, Lot A, which is to front the future Southgate Boulevard, is intended to be the subject of a land exchange between the City and Ledingham for an equally sized and designated site within the remaining Southgate Master Plan. The central lot would be developed by Ledingham for a condo tower.

The plan includes a 41-storey condo tower over a six-storey podium, and a 37 storey non-market residential tower over a six-storey podium. Further details include:

• 926 residential units;
• 421 condos;
• 37 studios, 160 one-beds, 197 two-bedrooms & 27 three-bedrooms;
• 505 non-market rental;
• 94 studios, 205 one-beds, 164 two-bedrooms & 42 three-bedrooms;
• a total density of 6.16 FAR (see table below);
• 16,000 SF in amenity facilities;
• construction of new roads including Southgate Boulevard;
• 740 underground parking stalls.

The architect for the project is IBI Group.

The formal rezoning application has been submitted for the Heather Lands, a 21-acre site located just West of Cambie Street, between West 33rd and West 37th. The site is jointly owned by Canada Lands Company,  the Musqueam Indian Band, Squamish Nation and Tsleil-Waututh Nation (the “MST Nations”).

A comprehensive planning program was initiated for the site in 2016 and concluded in 2018, now the details are being revealed for submission to City Council in the rezoning application.

The proposal is for a master-planned redevelopment of the site, built in five phases, with buildings between 3 and 28 storeys, a childcare facility, a school, a park and public open space, office space, retail space, and a cultural centre. This proposal includes:

• approximately 1,672 condo units;
• approximately 400 rental units, including 100 moderate income rental units;
• approximately 540 social housing units;
• A maximum building height of 304 ft.;
• 62,287 SF of retail space;
• 62,994 SF of office space;
• A 22,549 SF Musqueam, Squamish, and Tsleil-Waututh (MST) Cultural Centre;
• A 74-space childcare facility;
• A new Conseil Scolaire Francophone (CSF) French elementary school (on leased land);
• 4 acres of park and open space.

The application describes the design rationale: “The proposed new Heather Lands neighbourhood reflects the shared aspiration of CLC-MST to transform the Heather Lands into an inspiring, progressive and sustainable new neighbourhood that generates the best possible economic and social benefit for MST Nations’ members, local communities, and the country. It also clearly reflects the vision laid out in the Heather Lands Policy Statement: “the vision for the new community is to create a sustainable new neighbourhood that will be a place to welcome and connect all people and cultures, and to share the traditions, culture and values of the Musqueam, Squamish and Tsleil-Waututh Nations.”

The application is being considered under the Heather Lands Policy Statement approved as part of the initial planning process.

The architect for the project is Dialog.