Porte Development  has submitted a rezoning application to the City of Port Moody for two properties with a combined site area of 40,041 SF located at 3227 and 3239 St. Johns Street. The two lots are currently occupied by an automotive shop and an auto dealership.

The application proposes a new 6-storey mixed commercial/residential project comprising:

• 117 condo units;
  • 68 one-bedrooms, 39 two-bedrooms and 10 three-bedrooms;
• 10,379 SF of retail space on the ground floor;
• a total density of 2.80 FAR;
• 181 underground parking stalls;
• a total CAC charge of $595,706 ($5.30 per SF)

As part of the project, Porte has proposed an affordable housing program which consists of:

• a “locals-first” marketing program where Port Moody residents will have an opportunity to purchase a unit before sales are opened to the wider public;
• a 3% discount to Port Moody community workers
• a housing agreement to ensure that any future residential strata corporation cannot enact bylaws or regulations that would preclude an owner from renting their unit; and
• a total of 10 rental units (nine market units and one below-market unit) The proposed below-market unit would be rented for 10% below market rates.

The architect for the project is Integra Architecture.

A rezoning application has been submitted for a two-lot land assembly on West 41st Avenue, East of Cambie. The site at 187-195 West 41st Avenue is 10,820 SF in size and zoned RS-1 (One-Family Dwelling). The proposal for the site consists of a 4-storey residential building and includes:

• 23 condo units;
  • 8 one-bedrooms, 12 two-bedrooms & 2 three-bedrooms;
• a total density of 1.80 FSR;
• a building height of 41 ft.; and
• 26 underground parking spaces and 50 bicycle spaces.

This rezoning application is being considered under the Cambie Corridor Plan.

The architect for the project is Integra Architecture.

A development application has been submitted by a partnership between Caulfield Rock, PortLiving and Hudson to the City of Vancouver for a long vacant Esso gas station site at 452 East Broadway at Guelph Street, a few blocks East of Kingsway. The plan for the 19,398 SF, C-2C zoned site is a 4-storey combination of woodframe and CLT building that includes:

• 61 condo units;
  • 41 studios, 6 one-bedrooms and 14 two-bedrooms;
• 12,864 SF of commercial space (retail, restaurant & office);
• a total density of 3.0 FSR;
• two-levels of underground parking with 115 stalls accessed from the lane.

The application describes the design rationale: “The massing generally attempts to present a strong solid corner element that conveys the significance as a corner. Due to the E Broadway shift in alignment, this corner is further highlighted in importance, especially approaching from the west. The mass along Broadway continues east with a more articulated bay system, adding a more playful rhythm, while re-enforcing a strong street wall.

The building honours Mount Pleasant’s legacy of forestry by celebrating wood construction employing a combination of light wood framing and Cross-Laminated Timber structure, exposed CLT wood ceilings in the dwelling units, wood accented lobbies and common spaces, and a hybrid wood cladding, both at and above grade.”

Under the site’s existing C-2C zoning, the application is “conditional” so it may be permitted; however, it requires the decision of the Director of Planning.

The site was acquired in December 2018 for $15,625,000, or $269 per buildable SF based on the application. It had been listed for sale in early 2018 without an asking price.

The architect for the project is Formosis Architecture.

A development application has been submitted for a 12,422 SF, three lot land assembly on Nanaimo Street near Kingsway (at Galt Street) in East Vancouver. The proposal consists of a 4-storey building, including:

• 27 condo units;
• a total density of 1.97 FSR;
• a building height of 44.95 ft.;
• two levels of underground parking providing a total of 33 parking spaces having vehicular access from the lane.

The building is split level and so the elevator will have two doors.

Under the site’s existing RM-9AN 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 Matthew Cheng.

Intergulf has applied to the City of Vancouver for permission to develop a 7-lot land assembly at 528-592 West 28th Avenue, just West of Cambie Street at the corner of Ash Street. The 48,781 SF site is located in the Cambie Corridor Phase 3 townhouse subarea that was rezoned by the City in 2018.

The plan for the project includes:

• 59 condo units located in 8 stacked townhouse buildings;
  • 22 one-bedrooms, 22 two-bedrooms & 15 three-bedrooms;
• a total density of 1.18 FSR;
• a total building height of approximately 37.68 ft; and
• one level of underground parking (70 stalls) having vehicular access ramp from rear lane.

Under the site’s existing RM-8A 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 Gateway Architecture.

Intergulf assembled the site in 2017-2018 for a total of $33,113,800, or $563 per buildable SF based on the application.

The full development application can be viewed here: https://development.vancouver.ca/pc528-592w28th/index.htm