Belford Properties has submitted a series of revised, phased rezoning applications for four sites that they own in the Metrotown area of Burnaby.

Each of the sites was originally proposed for rezoning in 2017 & 2018; however, due to market conditions and changes to the City of Burnaby’s rental zoning policies, the projects have not moved forward until now.

The four sites in question are proposed to be rezoned concurrently, incorporating the rental use zoning and tenant assistance policy measures adopted in 2020. A phased development agreement (PDA) is required. Part of the overall proposals involves shifting density and consolidating the rental units on one site.

Overall, the proposal envisions 1,255 residential units (867 condos & 388 rentals) in five towers, located on four separate sites.

The sites in question are:

• 6630 Telford Avenue (Site A)
• 6366 Cassie Avenue & 6433 McKay Avenue (Site B)
• 6444 Silver Avenue (Site C)
• 4355 Maywood Street (Site D)

Site A (Telford) and Site B (Cassie/McKay) are proposed to be developed immediately and concurrently as part of Phase 1. Site C (Silver) and Site D (Maywood) are permitted to be developed at a later date, either concurrently or separately, based on market conditions.

Details for each site include the following:

6630 Telford Avenue

• a 31-storey market & non-market rental tower & a 15-storey market rental tower;
• 168 market rentals & 220 non-market rentals;
• a total density of 8.11 FAR;

6433 McKay Avenue and 6366 Cassie Avenue

• a 39-storey condo tower;
• 337 condo units;
• a total density of 4.45 FAR;
• a building height of 411 ft.

6444 Silver Avenue

• a 41-storey condo tower;
• 254 condo units;
• a total density of 5.97 FAR;
• a building height of 412 ft.

4355 Maywood Street

• a 32-storey condo tower;
• 276 condo units;
• a total density of 7.84 FAR;
• a building height of 321 ft.

In each case, the rezoning is based upon the RM-4s guidelines.

The architect for the Telford site is indicated as DA Architects & Planners. The architect for the Silver Avenue project is IBI Group.

The 220 replacement rental units are required to be rented in accordance with the Rental Use Zoning Policy, i.e. right of first refusal to tenants displaced by the four rezoning applications, with subsequent tenancies being at 20% below CMHC median rates. Fifty percent (50%) of the additional rental units must be rented at CMHC median rental rates and the remaining 50% can be rented at market rental rates.

Belford Properties has applied to the City of Vancouver for permission to develop a new stacked townhouse project at the Southwest corner of West 23rd Avenue and Yukon, on a site assembled and sold by our team.

Details include:

• 27 units plus 8 additional lock off suites;
• a total density of 1.2 FSR;
• a proposed height of 36 ft.; and
• one level of underground parking providing a total of 48 parking spaces, having vehicular access from the lane.

The application describes the design rationale: “The building forms are simple and elegant while responding to the shape and slope of the site. The volumetric form is broken down by material, textural and colour change to reduce the scale of the massing, create interest and reinforce the overall
design concept. Contrasting colours and textures of the exterior materials and finishes are key features to the strength of the proposed modern architectural style while respecting the context.

The building typology is designed to keep with the general language currently found within this part of the Cambie Corridor. The proposed two and three storey building height correlates with the prescribed transition from the mid-rise buildings fronting Cambie Street and W King Edward Avenue to the single-family homes currently located in the neighbourhood.“

Under the site’s existing RM-8A 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 DYS Architecture.

Belford Properties has submitted their development application for a full-city block in the Cambie Corridor Phase 3 townhouse area. The 45,989 SF site comprises seven RS-1 zoned lots on the South side of West 28th Avenue between Ash and Heather Streets.

The lots were previously rezoned to RM-8A and consolidated into one lot. The proposal for the block consists of:

• 62 units in stacked townhouse and rowhouse form;
  • 24 one-bedroom units, 10 two-bedrooms & 28 three-bedrooms;
• a density of 1.19 FSR;
• a proposed height of approximately 38 feet for front and approximately 28 feet for rear buildings; and
• one level of underground parking providing 63 parking spaces, having vehicular access from the lane.

The application describes the design rationale: ” The development consists of 9 blocks arranged around a courtyard the blocks are arranged such that none of the building widths exceed 27m. While the zoning guidelines would allow for building depths of up to 14.2m we have opted for wider units with decreased depth in order to maximize access to daylight and ventilation within the units as well as provide a more generous courtyard.

Section 2.6.3 of the zoning guidelines recommends a minimum courtyard width of 7.3m, and this proposal achieves a courtyard width which varies between 9.3m and 9.9m. The individual buildings are further broken down by individually rotating each townhouse by 3 degrees and by Design Approach allowing the ground floor level for each block to step down with the sloping site. This allows for a strong expression of distinct units which is further emphasized by the use of different shades of brick, and color elements at the entrance canopies.

All units are accessed either directly from the street, or have their main entrances at the courtyard via a private patio. The courtyard can be accessed by 3 entrances along West 28th, entrances at both Ash and Heather Street as well as a 2 connections via the lane.”

Under the proposed RM-8A 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 Simcic + Uhrich Architects.

The site was assembled in 2018 for $33,000,000 or $602 per buildable SF.

Three more residential towers are going to Burnaby City Council this week for permission to move to public hearing. All three are located in Metrotown, near the Skytrain line; a rapidly developing area with more than 20 highrises at various stages of approval and construction.

Details of the three current applicaitons are summarized below:

6562 Telford Avenue

Intracorp‘s rezoning application for 6525 Telford Avenue is seeking approval to move to public hearing. The 48,833 SF site sits on the West side of Telford Avenue, just South of Beresford.

The site is designated RM-5s in the Metrotown Downtown Plan.

The proposal calls to build a 33-storey highrise residential tower that includes:

• 298 condo units;
• 81 studios, 81 one-bedrooms, 91 two-bedrooms & 45 three-bedrooms (including 8 townhouses);
• a total density of 5.0 FAR;
• a total building height of 319 ft.;
• 331 underground parking spaces.

The application describes the design rationale: “The proposed development plan is for a single 33-storey apartment building and two three-storey townhouse buildings, in which the overall development is oriented towards Telford Avenue. The design inspiration for the development, a bamboo plant, is expressed in the architectural elements, features and materiality of the buildings. The use of clay brick masonry, bamboo coloured wood materials, and other architectural details at the apartment building base and townhouse buildings are unifying elements that tie the overall development together. All parking is to be provided underground with vehicular access provided via the rear lane.”

The architect for the project is NSDA Architects.

Intracorp acquired the site in 2016 for $20,888,888. The site is currently improved with an older 54-unit apartment building.

5977 Wilson Avenue

BlueSky Properties is seeking to go to first reading next month for a site in the Central Park East neighbourhood of Metrotown. This 53,000 SF site sits just North of Patterson Station. This project also falls within the City’s RM-5s district guidelines in the Metrotown Downtown Plan.

The plan calls for a 39-storey highrise building that includes:

• 293 units;
• 34 studios, 92 one-bedrooms, 138 two-bedrooms & 29 three bedrooms (including 6 townhouses);
• a total density of 5.0 FAR;
• a total building height of 430 ft.;
• 323 underground parking spaces.

The application describes the design rationale: “The design concept for the overall development is a celebration of modem architecture through simplicity in design. The tower base features a fully glazed double-height lobby that is inwardly-set to convey a sense of “airiness”. The tower body, which is rectilinear in form, features a verticd mullion pattern that carries to the top of the tower. Architectural interest to the building is enhanced by a horizontal break at the mid-section of the tower, which features a double-height framed box. The overall design of the tower is also expressed in the architecture of the townhouses, which are oriented towards Wilson Avenue and the proposed east-west neighbourhood linkage along the south property line of the site. Allparking is to be provided underground with vehicular access provided via the rear lane.”

The architect for the project is Gensler Architects.

6433 McKay Avenue & 6366 Cassie Avenue

Belford Properties have submitted their formal rezoning application for “Cassie & McKay”, a two lot assembly located between the above-referenced streets, just south of Beresford. The 65,547 SF site is located in the RM-4s area of the Metrotown Plan, allowing a density slightly lower than the above two sites, this one at 3.60 FAR. 

This will be Belford’s second project in Metrotown, after the success of Sun Towers, currently under construction.

The plan calls for a 31-storey tower that includes:

• 274 units;
• 58 studios, 87 one-bedrooms; 89 two-bedrooms & 40 three-bedrooms;
• a total density of 3.60 FAR;
• a total building height of 327 feet;
• 331 underground parking spaces.

The application describes the design rationale: “Key architectural elements of the apartment building include the use of a series of “woodstyle” frames that zig-zag along the east and west elevations, juxtaposed by a south elevation that is air-like in character and defined by two vertical fins that extend from a sloped building roof feature to the base of the building and extensive use of glazing material. Architectural features, materials and colour palette from the apartment building are replicated in the townhouse buildings, unifying the overall development. It is also noted that the townhouses, which are two-storeys in height, are designed to have a three storey appearance in order to provide a continuous street wall that also relates to adjacent developments in the neighbourhood.”

The architect for the project is Buttjes Architecture.

Belford acquired the site in 2017 for $40,000,000.

As reported on this site, a prime piece of real estate was sold in Metrotown a couple of weeks ago, and now a proposal for the site by Belford Properties is seeking City of Burnaby Council approval to move to public hearing. The site is currently zoned RM-3 and improved with two walk-up apartment buildings. The proposal is to rezone the site for high-density development utilizing the RM-5s designation. Details include:

• Two highrise towers (41-storeys on Beresford and 26-storeys to the South)
• Low-rise townhouse, retail, childcare and strata office components
• 479 residential units
• Total density of 6.36 FAR (5.0 FAR residential, 1.36 FAR commercial/institutional)
• 731 parking stalls