11-storey tower rezoning application at Arbutus Station was rejected by City of Vancouver

11-storey tower rezoning application at Arbutus Station was rejected by City of Vancouver

  • rezoning application
  • Vancouver
March 2, 2021

The Bastion Properties proposed a 11-storey building for the existing 28,750 sqft Shell Gas Station (2103 West Broadway) near the future Arbutus Station was rejected by City of Vancouver. The proposed development features 79 residential with significant outdoor amenity on the rooftop of the podium. On ground level will have 4,800 sqft of retail and restaurant space on West Broadway. The 120 Feet height is what caused the proposed development to be rejected. Many questions were raised regarding why the proposal was rejected because the City of Vancouver rarely reject these applications.

The information was released in the City of Vancouver’s Development Permit Board minutes indicating that the application was rejected during the regulation review meeting on February 8th, 2021.

Under the Broadway-Arbutus C-3A zoning guidelines, the permitted density is 3.0 and height limit is 70 feet with conditional height increase possibility. The 11-storey building proposed a 3.3 FSR and 120 Feet which exceed what was permitted. The proposed building height was almost double of what was permitted. However, the new Arbutus Station will be a deciding factor rather to allow a taller building. The new station will change what was initially planned for the area and it is common to see high-density building located close to the subway/SkyTrain station. The design received support from the City’s Urban Design Panel (UDP) in their November 2020 review showing support for massing and the discretionary increase in height approach.

“Panelists felt that the proposal demonstrated a strong public realm design, and was confident that issues of shadowing were sufficiently responded to enough to support the relaxations sought… Panelists recognized that the applicant is meeting the intent of the Guidelines well, and that the design response is well done.”

However, the city staff sitting o the DPP last month disagreed with UDP and rejected the design asking Bastion Property to resubmit the application. The reason for their opposition was contravening with their interpretation of existing guidelines and shadowing on the adjacent neighbour is also not an improvement. As mentioned before, future policy changes to this area under the Broadway Plan will permit greater densities for transit-oriented development making the existing guideline obsolete.

Although 2103 West Broadway was rejected, 2016 West 8th Avenue (nearby site) was approved. Assuming all the changes will kick in by next year, we see no reason to not approve 2013 West Broadway given that the lack of housing supply in Vancouver. Whether Bastion properties pursue different design or fight back to get it approved, we will wait and see. To take note, the new Broadway Corridor plan is on the way, prepare for a new round of land assembly and redevelopment!

 

 

 

Yoyoe Lu

Founder and managing principal
yoyoe@claridgeadvisors.com

Yoyoe is the founder and managing principal of Claridge. She was ranked one of Vancouver’s top real estate agents. Currently, Yoyoe is our strategic mind leading the team to success. Her affiliation with industry professionals put her ahead of our competitors. Yoyoe is also part of the Rotary Club of West Vancouver, Canadian Homebuilders Association, Urban Land Institute and Urban Development Institute.

Ashley Osborn

Development Site and Investment Specialist
ashley@claridgeadvisors.com

Ashely is our lead land and investment advisor. He has been consistently featured in the annual top 100 real estate deals of British Columbia ranking. With over $15 billion worth of domestic and international real estate investments under his belt, Ashley is one of the top agents in the province. His 20 years of real estate and financial experience make him a master in negotiation and acquisition.

Patricia Wong Chong

Investment and Leasing Specialist
patricia@claridgeadvisors.com

Patricia is our investment and retail leasing advisor. Her experience in brokerage and market research analysis has helped her comprise over $550 million in commercial real estate transactions. Patricia is responsible, detail-oriented, and professional. Her strong work ethic and positive attitude have led her to surpass all her competitors.

Schumann Li

Land Assembly & Residential Specialist
schumann@claridgeadvisors.com

Schumann is a top-producing realtor in the Lower Mainland with more than 30 years’ experience. Over the years, Schumann hasn’t just garnered awards, but the trust of countless customers. Her clients continually refer to her outstanding professionalism, work ethic and poise.

Wendy Kaip

Sales Associate
wendy@claridgeadvisors.com

Whether it’s decoding city policies, strategizing relocation plans, home sellers looking for a trustworthy advisor to unlock their property’s maximum potential- Wendy is here to help every step along the way.

Prior to real estate, Wendy spent over a decade in the mining industry with her attention to detail, keen negotiation skills, extensive network and strong reputation for getting the deal done, bringing endless value to her current real estate clients.

Whether you are thinking about selling to a developer, or have more questions about commercial real estate, Wendy invites you to connect, to see how she can utilize her expertise and team to help create value and maximize your real estate goals.

Simon Chan

Managing Broker
simon@claridgeadvisors.com

Simon is the managing broker of Claridge Real Estate Advisors Inc. His expertise has helped our agents resolve many difficulties. Not only is Simon knowledgeable with real estate legislation, but he is also very detail orientated. With Simon on our team, our agents are confident to conduct businesses and will always get the support they need to ensure they’re not walking on dirty water.

Frank Zhou

Analyst
frank@claridgeadvisors.com

As the analyst of the company, my key job is to help brokers to find marketable clients and locate feasible development sites by collecting and analyzing up-to-date market transaction data and conducting target market and property-level research. Meanwhile, I am also in charge of maintaining the company’s property database to ensure accuracy and comprehensiveness and continuously upgrading the level of knowledge by staying up to date with hot topics, and market trends, and incorporating findings into everyday work. Before joining the company, I worked for CR Group as a real estate investment manager, focusing on capital raising, equity and debt financing, acquisition and renovation. I hold 2 master’s degrees, one in Housing Management and the other in Economics.

0%