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.