A rezoning application has been filed for a new rental apartment development in the Central Lonsdale area of the City of North Vancouver. The proposal is for 154 East 18th Street,  an existing 31 unit lowrise rental building built in 1964 at the northeast corner of East 18th Street and St. George’s Avenue. The lot is 24,880 SF with a frontage 182 feet and a depth of 137 feet. The existing zoning is RM-1.

The plan for the site is to demolish the existing building and replace it with a new 6-storey woodframe rental building, including:

• 96 rental apartment units (a net gain of 65 units)
• 9 studios, 56 one-bedrooms, 17 two-bedrooms, 14 three-bedrooms
• a total density of 2.60 FAR (64,650 SF)
• one level of underground parking for tenants (56 spaces)

The proposed development has been designed to minimize the impact of the new building on the existing neighbourhood, particularly for properties to the east of St. George’s Avenue, which have lower land use designations in the OCP. On the St. George’s Avenue frontage, the building height is designed to appear as five storeys, with an additional storey sunken below grade, and is further reduced to two storeys at the northeast corner of the site.

Further, the proposal includes the provision of 10 units at below market rents to assist the City’s housing affordability goals. Termed “Mid-Market Rental” (MMR) units, the aim of MMR units is to retain affordability for renters, while renewing and adding to the supply of new rental housing in the City.

The architect for the project is Metric Architecture.

Bentall Kennedy has submitted their formal application for rezoning of the Downtown Canada Post site. The 2.98 acre site comprises a full city block at 349 West Georgia Street formerly occupied by Canada Post and bought by bcIMC in 2013 for $159 Million.

The proposed redevelopment is interesting in that it contemplates retaining the existing Post Office building and adding two residential towers and one office tower above with parking uses above grade in the podium.

Details include:

• Retention of heritage building and its conversion into a seven-storey podium containing retail along all street frontages, rental housing, office, and parking
• Adding three towers above podium, including 17 storeys of office, and 18 and 20 storeys of residential
• 427 rental apartments, 372 condo units
• 512,000 SF of office space
• 274,000 SF of retail space
• An overall density of 12.9 FSR
• Tower heights of 150 – 222 feet
• Six levels of parking with 1,474 parking spaces & 1,168 bicycle spaces
• A 49-space childcare facility

The site’s primary constraint is the view cones which limit the building heights.

Hollyburn Properties has applied for rezoning and a development permit for Hollyburn Gardens (previously known as Bellevue Tower), an existing 16-storey, 126 unit apartment highrise that they own at 195 21st Street in the Ambleside area of West Vancouver. The plan is to add new infill rental apartment units to the 60,632 SF site, including:

• 41 new apartment units (for a total of 167 units on site)
• 2 studios, 12 one-bedrooms, 24 two-bedrooms & 3 three-bedrooms
• 44,280 SF of new building area
• two new lowrise infill buildings (3-storeys and 4-storeys)
• total density of 2.5 FAR
• retention of existing building
• net addition of 23 parking spaces
• a voluntary CAC cash payment of $1,046,155 ($24 per SF)

West Vancouver’s OCP supports the addition of rental housing on such sites through policy H9. There are various other policies which encourage new rental housing and further policy work underway. The existing zoning is RM2 zoning allows 1.75 FAR.

Hollyburn acquired the property in 2010 for $36,500,000 or a 3.8% cap rate. The building was built in 1971.

The staff report on this application notes that West Vancouver has only delivered 20 rental housing units since the late 1970’s, of which 4 are only secured as rental until next year (Dundarave Landing/IGA development). The other 16 are in the Water’s Edge development and were a CAC.

Hollyburn Properties has submitted their rezoning application for the existing office/apartment property they own at 1640-1650 Alberni Street.  The site is located within Area A of the West End Community Plan, and has been identified for rezoning potential for a building up to 385 feet.

The plan is to rezone and rebuild the RM-5C zoned, 17,296 SF (132′ x 132′) property with a new 42-storey residential apartment tower with a four-storey podium, including:

• 276 units of secured market rental housing;
• 172 one-bedroom units, 89 two bedroom units and 15 three-bedroom units;
• a total density of 13.69 FSR;
• five levels of underground parking with 148 vehicle parking stalls;
• 345 bicycle parking spaces; and
• a building height of 385 ft.

This application is being considered under the West End Community Plan and Rezoning Policy for the West End.

The project architect, Francl Architecture, describes the design rationale:

“The architectural expression of the building is derived in response to the surrounding urban context and to the opportunities that this site presents for its residents. With mountains to the north, Stanley Park to the west, the west end to the south and downtown to the east, views are exceptional in all directions. All of the tower suites have corner windows to take advantage of these views. The east and west facades have increased opaque massing with a curving solid envelope structure.

The facade orientations minimize the privacy and overlook issues with neighboring buildings and yield the best distant view potential for residents of the building. Suites are arranged and laid out to maximize these view opportunities. The tower is shaped to present a relatively narrow façade to the street, giving it a tall slender silhouette against the skyline. The rhythm of balcony projections further animate the tower facades as well provide the necessary solar control for the south and west facing facades.”

Over two years after originally unveiling plans for a new rental tower at Lonsdale and 13th, Hollyburn Properties is now close to final council approval. Hollyburn has had to seek a relaxation to the OCP height limits for the site – previously affirmed as 121 feet in the OCP. The current proposal is for a 187 ft tower. The plan is for a 19-storey mixed-use development that includes:

• 16-storeys of residential with 144 rental housing units
• a partial storey of amenity space, over a two storey, 27,290 SF retail and office podium including 6 CRU units
• a total density of 4.80 FSR

The site is currently zoned ‘C-1A’ which allows for a density of 2.6 FSR. The OCP allows for density of 3.0 FSR with a Density Bonus up to a maximum of 1.0 FSR in the Mixed Use Level 4B Designation for a total maximum density of 4.0 FSR. A maximum height of 37 metres (120 feet) is currently established for the site and the site has been designated a “Special Study Area” in anticipation of further exploration of appropriate form. The proposal includes the purchase of 0.8 FSR (22,186 SF) of rental transfer density at a rate of $90 / sq. ft., resulting in a cash contribution to the City of $1,996,758.