Polygon has submitted a rezoning application to the City of North Vancouver for a site they own at 818-858 West 15th Avenue, near the intersection of Marine Drive and Fell Avenue.
The site is located mid-block on the North side of West 15th Street and is currently improved with an older single-storey commercial building.
The site is designated Mixed Use Level 2 in the Official Community Plan. This designation allows for a mix of commercial and residential uses with a maximum density of 2.5 FSR (including 0.5 bonus FSR).
The proposal is a 6-storey condo building with retail at grade. Details include:
Polygon has submitted their rezoning application to develop the site that they own at 114-132 West 15th Street in the Central Lonsdale area of North Vancouver. The 25,206 SF site is currently improved with two older lowrise commercial buildings.
The site is designated Mixed Use Level 4B (High Density) in the Official Community Plan. This designation allows for a mix of higher-density multi-family and commercial uses with a maximum density of 4.0 FSR (including 1.0 bonus FSR). A further density transfer is proposed.
The application proposes a 22-storey mixed-use building, with two levels of commercial including retail and services at ground level, office commercial uses at level two, and 20 storeys of condo units above.
The proposal includes 76,993 SF of density transferred from the Harry Jerome lands owned by the City. The purchase of the density comes at a price of $19,248,250 or $250 per SF.
Pinnacle International is seeking City of Burnaby Council approval to allow a density transfer to facilitate the development of both their Austin-Gatineau Place property, and a nearby site also owned by Pinnacle, called Carrigan Court.
The 6.2 acre Austin-Gatineau site is located in the Lougheed Town Centre Plan area. It was acquired by Pinnacle from Shape Properties in 2018.
Following the initial proposal, a number of issues were identified relating to both the ability to accommodate the site’s allocated density and density associated with the Rental Use Zoning policy which came into place in 2020. It was determined that the site could not accommodate the non-market rental density. Also, the British Columbia Transportation and Finance Authority (BCTFA) would not permit any encumbrances over adjacent Provincial-owned land, which had a significant impact on the siting of one of the Austin-Gatineau Site’s towers identified in the Master Plan.
In 2021, the City of Burnaby a Density Transfer Policy allowing density transfers to accommodate non-market rental housing on concurrent rezonings for nearby sites.
As Pinnacle is the owner of a nearby 3.40 acre property at 3846 Carrigan Court, an existing 141-unit rental apartment property that they are now proposing to transfer the inclusionary rental from the Austin-Gatineau site to a redeveloped Carrigan Court.
The revised proposals for both sites are as follows:
Austin-Gatineau Site
Four condo towers of 80, 76, 73 & 50-storeys in height, each atop commercial podiums;
Three phases;
2,474 condo units;
a total floor area of of 2.3 Million SF;
a total density of 11.82 FAR.
Carrigan Court
Three residential towers of 33-storeys, 25-storeys & 23-storeys;
Two phases;
900 total residential units;
546 rental units including:
141 replacement rental units;
405 inclusionary units transferred from the Austin-Gatineau site;
a total floor area of 734,810 SF;
a total density of 4.95 FAR.
A previous version of the proposal that envisioned 3-towers.
