More than two years after a rezoning application for the land assembly at 1837-1849 East 11th Avenue and 2631 Victoria Drive was approved by Vancouver City Council, local developer Intracorp has submitted a new revised rezoning application that calls for a complete overhaul of the redevelopment.
The 29,109-sq-ft project site at the northwest corner of the intersection of East 11th Avenue and Victoria Drive, currently occupied by eight single-family homes, is about one city block southeast from SkyTrain’s Commercial-Broadway Station.
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In 2018, the approved rezoning designed by Perkins & Will Architects called for a 114-ft-tall, 10-storey building with 138 homes, including 72 secured market rental units and 68 condominium units.
But now, the developer’s 2020 rezoning application — designed by Metric Architecture and RWA Architecture — is calling for almost the same number of homes, but as 100% rentals; there will be a total of 136 secured rental homes. Since the last project was approved, the housing market has shifted significantly, with the condominium market showing considerable weakness.
2018 approved rezoning application
2020 revised rezoning application
The new proposal is also a complete departure from the previous design, with a shorter 65-ft-tall, six-storey building now being put forward.
With smaller units, the same number of homes will be accomplished with a reduced total floor area to about 84,000 sq. ft. — down from the previous plan for nearly 105,000 sq. ft. As a result, the floor space ratio (FSR) density calculation has dropped by 0.7 FSR to 2.89 times the size of the lot.
The rental project’s unit mix is 81 studios, six one-bedroom units, 47 two-bedroom units, and two three-bedroom units. This includes the heritage retainment and restoration of the 1910-built Karme Residence on the property.
Residents will have access to indoor amenity space on the ground level, such as a lounge and fitness gym, as well as outdoor amenity spaces composed of a lounge and garden.
A single underground level will provide 43 vehicle parking stalls and 270 bike parking spaces. This amounts to a 45% reduction in vehicle parking supply compared to what is required for the density, with transportation demand measures (TDMs) offsetting the reduction.
TDMs for this project include providing a fleet of 14 shared e-bikes to residents for 20 years, creating bicycle maintenance and storage spaces, providing a separate bike access ramp to residential elevators to access secured bike storage, and providing real-time public transit information displays.
The proposal falls within the area of the city’s Grandview Woodland Community Plan, which calls for building heights of up to 10 storeys for the site.
Just a block north, Westbank recently submitted a revised application for its 2.4-acre redevelopment of the Safeway store. The revision has pivoted the project to rental housing.