A development application has been submitted for a standard 33′ x 122′ lot on East 17th Avenue just East of Main Street. The site at 222 East 17th Ave is one of only a handful along the Main Street corridor with C-2 zoning despite being located off of Main Street and across an alley on a side street.

The lot is currently improved with an older single family dwelling.

Details for the redevelopment of the lot include:

• a new 4-storey mixed-use building;
• general office use on the main floor floor);
• 5 residential units on floors 2-4;
• a density of 2.50 FSR;
• a proposed height of 45.28 ft.;
• a total of 5 parking spaces having vehicular access from lane.

The application describes the design rationale and some of the challenges with the lot size: “For levels 2 and 3, the two dwelling units are separated by the circulation area (e.g. elevator, corridor, stairwell) that eats up most of the mid-section of the floor plan. This leaves us with a narrow strip of space that is particularly difficult to design without sacrificing over-all function and livability of each unit. By extending the maximum allowed limit of 50% Site depth (Section 4.5 of C2 Guidelines) to 60% we can better manage the use of space and make a more suitable design that is both livable and efficient. We are asking for a relaxation on the L2-L4 East side yard depth from 50% max. allowed to 60%.”

The architect for the project is Matthew Cheng Architect Inc.

The full application can be viewed here: https://development.vancouver.ca/pc222e17/index.htm

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.