A 6.6-acre land assembly in West Vancouver that are predominantly single-family homes lots could be redeveloped into a new multi-family residential complex.
The development site is at the northeast corner of the intersection of Keith Road and Taylor Way, which is the major arterial road that provides a connection between the Lions Gate Bridge and Highway 1/99.
The 810 Taylorwood Place redevelopment is located just east of Christ the Redeemer Catholic Church and St. Anthony’s Elementary School, and about three blocks north of Park Royal South.
The proposal by Taylorwood Investments is designed by NSDA Architects, with Michael Geller & Associates acting as a development consultant. It calls for up to 390 residential units — largely market ownership units — within five terraced mid-rise buildings ranging between three and six storeys in height.
Up to 40% of the residential units will be purpose-built rental units, located within two of the buildings, and the developer is proposing to direct some of the project’s community amenity contributions towards subsidizing rents for those in need.
The redevelopment could potentially generate even more new rental housing, as the developer is considering including some condominiums with small lock-off suites that allow for additional rental accommodation.
“While there are expensive, high-end projects underway in West Vancouver, there are few developments offering the broad range of housing choices that could be offered within this community,” reads the preliminary development proposal.
Tenants will have access to amenities such as indoor children’s play spaces and neighbourhood childcare facilities, and an outdoor playground.
Parking will be largely located underground, with the precise number of stalls yet to be determined. In addition to regular resident and visitor parking, the developer envisions electric-battery vehicle and car share spaces, and parking for a future autonomous community shuttle.
A number of green building features will be incorporated, following the new Step Code guidelines, and some buildings could be designed to Passive House standards. Specific sustainability features could include superior insulation and glazing, green roofs, and “pre-piping” for the future installation of roof-mounted solar panels.
Existing trees along the site’s perimeter will be maintained for a natural screening of the redevelopment from the adjacent roads and single-family homes.
“It can also serve as a showcase for future development along the Taylor Way corridor and elsewhere in West Vancouver,” continues the proposal.
While the redevelopment appears significant and provides many new homes, with 473,000 sq. ft. of floor area it has a relatively low density of a floor area ratio of only 1.6 times the size of the lot.
According to the proponent, pre-application community consultation already carried out has determined that there is a “high level of support from immediate neighbours for the type of development being proposed.”
The property owner has been working on this project for a number of years, and says they have been holding back on a formal proposal for three years “in good faith” for the completion of the municipal government’s Taylor Way Corridor study.
However, district council has repeatedly delayed the study. In 2016, the study was deferred until 2018, and then in February 2017 a decision was made to defer it again until after the approval of the Ambleside Plan, which is not expected to happen until later this year or 2020. Council also established a moratorium on any new rezonings, except for those contemplated in the official community plan (OCP) or deemed to offer a “significant public benefit.”
Council is currently scheduled on July 15 to consider the proponent’s request for an exception, allowing the project to proceed to the district’s formal planning, consultation, and OCP amendment and rezoning process.
This is the first attempt to redevelop the property since Polygon Homes’ unsuccessful 2010 proposal to turn the site into 160 market condominium units.