A rezoning application has been submitted for the Lakewood Multicultural United Church site a the Northeast corner of East 12th Avenue and Semlin Drive in the Grandview Woodland area of East Vancouver.

The Church is located just South of the Skytrain line on a 31,381 SF irregularly shaped site. The property was redesignated for medium density development under the Grandview Woodland Community Plan.

The plan for the site is a mixed-use building with a new church and a 6-storey residential building. The project will be 100% rental housing project is developed in partnership with BC Housing to be owned and operated by BCUCC. A minimum of 30% of these homes will be permanently secured as affordable housing, to be occupied by households with incomes below the Housing Income Limits (HILS) at a rent tied to household income. Details include:

• 104 rental apartment units (30% as Affordable Housing, 70% as market);
• 7,415 SF of church space at grade;
• a total density of 2.47 FSR;
• a building height of 65 ft.; and
• 43 underground parking stalls and 224 bike spaces.

The application describes the rezoning rationale: ” Our design proposal is a carefully considered response to the neighbouring context with a mind to Passive House principles. The following are key factors in determining the design of the building:

• Situating the Church along E 12th Avenue to allow for a greater Church presence and visibility along the building’s most public face;
• Allowing the landscaped courtyard to act as a buffer between our new development and the Lakewood Terrace Co-op;
• Stepping down the building form along the north edge of Semlin Drive as transitional massing to lower density buildings towards the north;
• Providing a highly articulated facade in the form of articulated balconies and sunshading devices aligned with Passive House Design Principles;
• Increasing occupant access to green space via outdoor amenity space.”

The application is being considered under the Grandview-Woodland Community Plan.

The architect for the project is Shape Architecture.

Aoyuan International has submitted the rezoning application to develop the conceptual master plan for their 9 acre site in the Brentwood Town Centre area of Burnaby.

The site, entitled ‘the Grove’, is located at the Southeast corner of Willingdon Avenue and Dawson Street. Aoyuan acquired the site, which consists of seven parcels currently improved with older industrial buildings, in 2017 for $152,000,000.

The master plan for the site establishes general built form, maximum building heights, development densities, permitted uses, public open space requirements, and proposed subdivision and phasing pattern. A further site specific rezoning application for Phase I will come at a future date.

The overall highlights of the master plan include:

• 5 condo towers ranging from 36 to 51-storeys in height;
• 4 lowrise affordable rental buildings of 6-storeys;
• a new 1.14 acre City park;
• retail and restaurant space;
• four development phases;
• An overall max density of 2,206,557 SF;
• 20% inclusionary rental units at 20% below CMHC average per new Rental Use Policy.

The application describes the concept: “the Grove is a pedestrian-oriented community that reflects the strong urban design principles and an urban form unique in the City. At its heart is a new City park framed by a mix of buildings with a variety of uses that all contribute to an energetic heart for the community. The park is to be connected to the Dawson High Street via a central north-south pedestrian linkage that bisects the entire site from Alaska Street to Dawson Street. From east to west, Alpha Avenue will be connected to the mix of residential and commercial retail / restaurant uses on Willingdon Avenue, via an extension of Juneau Street through the site.”

The City of Burnaby’s recently adopted Rental Use Zoning Policy requires 20% of the proposed strata units as affordable rental housing. This provides 0.85 FAR offset density available under the RM4s District.

The maximum density outlined above equates to 8.35 FAR, which includes 3.6 FAR (RM4s), 1.7 FAR (RM4r), 0.85 FAR (offset), and 2.2 FAR (C9 – Commercial) subject to Council approval and individual rezoning applications for each phase.

Boffo Developments has submitted their rezoning and development permit application to the City of Coquitlam for a new two-tower high density residential development, entitled ‘Smith and Farrow‘ in Burquitlam. The 1.69 acre site is irregular in shape and located just West of Clarke Road and directly North of The Burquitlam Capital building, completed this year. The site is located 650 ft. from the Burquitlam Skytrain Station.

The site is currently improved with an older 3-storey rental building with 45 units, and two 1970’s lowrise condo buildings totaling 48 units.

The plan for 705-707 North Road is to rezone to permit the development of two residential towers with a total of 482 units under the Burquitlam-Lougheed Neighbourhood Plan. Townhouses will front North Road.

Details of the proposed development include:

• a 46-storey market condo tower w/ 348 units;
  • 126 one-bedrooms, 176 two-bedrooms & 46 3/4 bedrooms;
• a 20-storey rental tower w/134 units (including 21 non-market units owned by Vancouver Resource Society);
  • 37 one-bedrooms, 77 two-bedrooms & 20 three-bedrooms;
• tower heights of 492 ft. and 225 ft.;
• a total density of 5.50 FAR;
• 48,000 SF of combined amenity spaces including rooftop pool;
• 688 parking spaces;
• $16 Million in density bonus payments & $515,000 voluntary CAC.

The architect for the project is Chris Dikeakos.

Boffo assembled the site in 2017 for $41,620,000 or $89 per buildable SF based on the application.

A rezoning application has been submitted to the City of Richmond for permission to rezone a 3.14 acre site in the West Cambie area for a new mixed-use development. The site comprises an assembly of six single family lots (all demolished and vacant) at 9080, 9086, 9100, 9180 Odlin Road and 4420, 4440 Garden City Road.

The subject site is designated “Mixed Use Employment-Residential” in the Alexandra Neighbourhood Land Use Map of the West Cambie Area Plan.

The proposed rezoning would permit the development of a 4-storey commercial building fronting Garden City Road and two 5-storey residential buildings facing Odlin Road and Dubbert Street, all over a common parkade.

Details include:

• 174 total residential units, including:
  • 9 affordable housing units;
  • 15 Modest Market Rent Controlled Units, and;
  • 17 Market Rental units.
• 13,260 SF of retail
• 50,763 SF of office;
• a total density of 1.88 FAR;
• 224 residential and 164 commercial parking stalls.

The architect for the project is GBL Architects.

The site was assembled in 2016 for $19,017,500, or $84 per buildable SF based on the application.

A rezoning application has been submitted by Chard Development to the City of Vancouver for the development of a new 6-storey mixed use rental building at the northeast corner of East Hastings Street and Slocan Street under the Rental 100 program.

The site is currently improved with an older 2-storey commercial building.

Plans for the 16,100 SF site include:

• 63 market rental units;
  • 28 one-bedrooms, 20 two-bedrooms & 5 three-bedrooms;
• 5,622 SF of retail space at grade;
• a total density of 3.68 FSR;
• a total building height of 69 ft.; and
• 61 underground parking stalls and 126 bike spaces.

The application is being considered under the Secured Market Rental Housing (Rental 100) Policy.

The design features an interior courtyard, explained in the application: “To increase the number of family units, maintain an efficiency of unit planning, and to maximize density, the project is configured in a courtyard form. With the courtyard, two-bedroom units along the north side of the building are able to have a bedroom facing the exterior to the north and a second bedroom facing the interior courtyard. Furthermore, the courtyard brings social benefits and improved livability by supporting spontaneous interactions among residents and providing greater access to daylight and cross ventilation for many of the units. In addition, mechanical units have the ability to draw fresh air from the courtyard as opposed to the busy street.”

The architect for the project is BHA Architecture.

Chard acquired the site in 2017 for $11,000,000, or $185 per buildable SF based on the application.