1310 West 3rd Avenue
Vancouver, BC

Retail Plaza

Area: 18,667sf

Project Summary

1310 West 4th Avenue is an existing retail plaza located at the intersection of West 4th, West 6th and Hemlock Street. The property is located in the FCCDD – False Creek Comprehensive Development District which allows a wide range of residential and commercial uses. The site is also located in a Tier 2 zone within a Transit Oriented Area (TOA). A preliminary feasibility study was completed to inform the property’s land value based on several multifamily rental redevelopment scenarios.

The study considered several aspects of the site that would affect redevelopment including remediation required for the existing muffler shop, construction logistics given the site’s location at the intersection of three streets, and high level design that corresponds to the site’s unique geometry.

Our Role

We conducted a zoning analysis to determine allowed uses and achievable density based on the TOA and FCCDD policies. Due to the unique geometry of the site, and its location at the intersection of three roads, additional factors that impact the achievable density included:

• Construction logistics due to proximity to Granville Bridge and site access.
• Remediation of soil due to existing brake & muffler shop.
• Impact of site access points and setbacks on floor plate efficiency

Based on the zoning analysis and site massing, proformas based on low, base and best case scenarios were created to determine the land residual value. All scenarios assumed that the existing commercial area would need to be replaced, and that 20% affordable housing would need to be provided per the TOA Policy.