Bastion Development has submitted two development applications for a proposal to redevelop the Shell gas station site at the Northwest corner of Broadway and Arbutus Street, as well as an adjacent peice of property at West 8th and Arbutus.

Bastion acquired the combined 29,000 SF site in 2013, long before the formal announcement of a Millenium Line Broadway extension which will see a stop located at the Northeast corner of this intersection.

The proposal(s) seek redevelopment of these sites under the existing C-3A and RM-4 zoning guidelines, rather than a lengthy and uncertain rezoning process.

Here is a breakdown of the two applications:

2103 West Broadway (Shell site):

• An 11-storey condo building
• 79 condo units;
• 40 one-bedrooms, 36 two-bedrooms & 3 three-bedrooms;
• 4,800 SF of retail space;
• A height of 120 ft.;
• A total density of 3.30 FSR;
• Two levels of underground parking, providing a total of 120 parking spaces having vehicular access from the lane.

Under the site’s existing C3-A zoning, the application is “conditional” so it may be permitted. However, it requires the decision of the Development Permit Board.

2106 West 8th Avenue (adjacent 6,000 SF parcel)

• A 3-storey condo building containing 5 units;
• A height of 34.3 ft.;
• A total density of 1.45 FSR;
• 10 parking spaces provided in the adjacent development on Broadway.

Under the site’s existing RM-4 zoning(External link), the application is “conditional” so it may be permitted. However, it requires the decision of the Development Permit Board.

The architect for the project is Francl Architecture.

The site was acquired for $15,350,000 or $182 per buildable SF based on the two combined applications.

The long anticipated rezoning of the 14-acre Oakridge Transit Centre site at 949 West 41st Avenue and 5469-5507 Willow Street is nearing the final stages, with a referral to public hearing next week. The master planned project has required a number of minor revisions along the way.

The rezoning application for the site represents the culmination of a 6-year planning and sale process which included:

• Oakridge Transit Centre and Adjacent Sites Policy Statement (2014-2015)
• Sale of site by Translink to Modern Green Development for $440 Million (paid between 2017-2022) (2016)
• Formal rezoning application (July 2019)
• Revised (current) rezoning application (May 2020)

The finalized details of the overall development plan include the following:

• 17 buildings up to 26 storeys in height;
• 1,630 total residential units, including:
  • 1,120 condos;
  • 330 social housing units;
  • 180 market and below market rental units;
• 24,000 SF of retail space;
• 2.36 FSR gross density;
• a 69-space childcare;
• a 2-acre public park;
• new dedicated streets & lanes linking with existing road network;
• total DCLs of $31,246,346 (social housing units exempted)
• public art budget of $2,357,465 ($1.98 /sq ft)
• a total CAC of $80,711,050 – cash & in-kind including:
  • turn-delivery of social housing component ($65,911,050)
  • childcare facility ($8,000,000)
  • public park ($5,000,000)
  • $1,800,000 cash allocated to transportation improvements.

Overall site plan:

The OTC is anticipated to be developed in four phases over a timeline of 10-12 years. The phasing will begin in the southwest corner of the site with the secured rental housing and then move east and northward towards 38th Avenue as shown below:

The total CAC amount of $80 Million is equivalent to $77 per sq ft. of market residential and commercial space (excluding the social and rental housing components).

The total purchase price of $440 Million equates to:

• $300 per buildable SF on the gross overall density
• $372 per buildable SF on the condo/rental/retail density (excluding social housing & childcare space)

The architect for the project is James KM Cheng.

A development application has been submitted for the full city block site at the Southwest corner of East 1st Avenue and Clark Drive in East Vancouver.

The proposed project is a speculative mixed use industrial and office project preliminarily called “1st & Clark”. The 5-storey building will be a horseshoe shape and include units for smaller downtown wholesale and light industrial users.

Details of the project include:

• wholesale uses on the main to second floor;
• general offices on the third to fifth floors;
• 197,948 SF of gross floor area;
• a total density of 3.0 FSR;
• a building height of 72 ft.; and
• 220 underground parking spaces on one underground level.

Under the site’s existing I-2 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 TKA+D Architecture + Design Inc.