Boston Zoning Commission Approves Height Increase To 700 Feet In Downtown Zoning Overhaul

African-Inspired Social Housing Tower Proposed For Vancouver ChinatownThe Black-led non-profit organization called Hogan’s Alley Society is pushing forward with its plans to build a mixed-use social housing tower within the south end of Vancouver’s historic Chinatown district. A newly submitted development permit application by Studio One Architecture for 728-796 Main St. — the northeast corner of the intersection of Union Street and Main Street — calls for the construction of a 128-ft-tall, 12-storey building with 109 social housing unit on top of about 7,400 sq. ft. of retail/restaurant space on the ground and second levels. As previously reported by Daily Hive Urbanized in April 2024, local developer Bonnis Properties sold the property and approved rezoning plans to Hogan’s Alley Society in a 2023 deal worth $20 million. On the same day the deal was finalized, the federal government’s Canada Mortgage and Housing Corporation (CMHC) provided the organization with a $25.2 million mortgage. The new redevelopment concept under Hogan’s Alley Society’s ownership generally aligns with the overall form and height of Bonnis Properties’ approved concept, which was also previously designed by Studio One Architecture. But Bonnis Properties envisioned a wider range of uses, including 75 market strata ownership condominium homes, 19 social housing units, and 6,000 sq. ft. of retail/restaurant uses. With a total building floor area of 92,300 sq. ft., the 2025 design concept also carries a slight density increase — up from the 2021 rezoning-approved concept’s 85,700 sq. ft. The floor area ratio (FAR) density on this 12,844 sq. ft. lot correspondingly saw an increase from a floor area that is 6.7 to 7.2 times the size of the land area. Brickhouse development site of 728-796 Main St. in Vancouver’s Chinatown. (Google Maps) Existing condition: Brickhouse development site of 728-796 Main St. in Vancouver’s Chinatown. (Kenneth Chan/Daily Hive) Cancelled 2021 rezoning application-approved concept: Cancelled: 2021-approved design for 728-796 Main Street, Vancouver. (Studio One Architecture/Bonnis Properties) New 2025 development permit application concept: 2025 concept of 728-796 Main St., Vancouver. (Studio One Architecture/Hogan’s Alley Society) The project will provide nearly 200 secured bike parking spaces. There will also be 34 vehicle parking stalls — down from 64 stalls in the previous concept. Beyond the shift to 100 per cent social housing for the residential uses, the most significant change is the project’s architectural direction. Both the previous and new concepts demolish the 1899-built, three-storey boarding building situated at the property’s corner with the intersection. Whereas the previous concept by Bonnis Properties sought to align with Chinatown’s distinct heritage architectural and material character — but also incorporating on-site heritage elements of the 1910-built Brickhouse Late Night Bistro and Dive Bar on Main Street, as well as a modest 1925 structure on Union Street that was previously at another location and once housed a shrine to Jimi Hendrix — the new Hogan’s Alley Society proposal envisions a highly contemporary and contrasting design said to draw inspiration from African cultures. “African art and cultures are rich and diverse, characterized by intricate patterns, geometric shapes such as circles and triangles, and a deep connection to nature,” reads the design rationale. “The design process began by exploring African architecture, which is often marked by earthy tones, dark reddish-browns, perforated shading screens, and bold patterns, many, featuring triangular shapes. These elements reflect both aesthetic and functional purpose, such as providing sun protection, while celebrating the vibrancy of African heritage.” 2025 concept of 728-796 Main St., Vancouver. (Studio One Architecture/Hogan’s Alley Society) 2025 concept of 728-796 Main St., Vancouver. (Studio One Architecture/Hogan’s Alley Society) 2025 concept of 728-796 Main St., Vancouver. (Studio One Architecture/Hogan’s Alley Society) Moreover, the overall design concept is inspired by the Baobab tree, more commonly referred to as the “Tree of Life,” which is said to be a symbol of resilience, community, unity, wisdom, heritage, and life — a source of shelter, food, and water in many African communities. The Baobab tree’s “roots reach deep into the earth while its branches extend skyward, symbolizing strength, growth, and connection. The symbolism of this tree resonated with the site’s historic and cultural significance and the project’s goals,” continues the design rationale. “The trunk-inspired forms anchor the structure at the corner of Main and Union, symbolizing the history, strength and rootedness of the African community in Vancouver while embracing the richness of African cultural heritage. The railings with the intricate patterns tie the volumes together representing the strength of smaller communities uniting into a larger, more resilient identity. The building’s entrance is designed to reflect the traditional African porch, emphasizing its cultural significance as a communal gathering space.” The building’s exterior facade will feature cast iron, pressed metal decorative elements, and architectural patterns. The retained brick heritage facades of The Brickhouse and the Union Street structure will provide a break from the contemporary design. A commemorative plaque will also be installed in the laneway detailing the “story of Hogan’s Alley.” 2025 concept of 728-796 Main St., Vancouver. (Studio One Architecture/Hogan’s Alley Society) 2025 concept of 728-796 Main St., Vancouver. (Studio One Architecture/Hogan’s Alley Society) 2025 concept of 728-796 Main St., Vancouver. (Studio One Architecture/Hogan’s Alley Society) 2025 concept of 728-796 Main St., Vancouver. (Studio One Architecture/Hogan’s Alley Society) 2025 concept of 728-796 Main St., Vancouver. (Studio One Architecture/Hogan’s Alley Society) The organization claims the area saw a concentration of Black residents due to its proximity to the railway, where they worked as porters, and that remnants of the community were displaced beginning in the late 1960s to enable the construction of the Georgia and Dunsmuir viaducts, which was built to replace the aging 1915-built Hart McHarg Bridge — the area’s original viaduct. It should also be noted that many Chinese residents living in Chinatown were also displaced by the construction of the viaducts. Under the City of Vancouver’s Northeast False Creek Plan (NEFCP), for the entire city block immediately south of 728-796 Main Street, a contemporary reimagining of Hogan’s Alley is envisioned as a mixed-use residential development with retail, restaurant, community, and cultural spaces. This site is the city block at the southeast corner of the intersection of Main Street and Union Street — currently home to an informal green space, the Nora Hendrix Place temporary modular housing building, and the easternmost end of the viaducts. According to the organization’s website, they are the “lead operating partner” of the temporary modular housing building. Across the street, under the NEFCP, the southwest corner of the same intersection is also slated for mixed-use residential and retail development, designed as a direct southward extension of Chinatown. Both blocks are still occupied by the City-owned Georgia and Dunsmuir viaducts, and it remains uncertain if or when they will be demolished, especially due to the high growing costs associated with demolition and the construction of a new replacement surface road network. 2025 concept of 728-796 Main St., Vancouver, in relation to the future Hogan’s Alley and Chinatown expansion developments replacing the Georgia and Dunsmuir viaducts. (Studio One Architecture/Hogan’s Alley Society)

Daily Hive – Urbanized

skyscraper

24 August 2025

1 min read

1,500 Rental Homes In Three Towers Planned Near Lougheed Skytrain In BurnabyA full decade after acquiring the property, Toronto-based Starlight Investments is now making new headway with its plan to provide the Lougheed Village apartment property with a significant increase in residential density that nearly quadruples the number of homes on the Burnaby property. This is not a complete demolition and redevelopment of the housing complex at 9500 Erickson Drive — which is roughly a five-minute walk west from SkyTrain’s Lougheed Town Centre Station — but an infill development. It is also located just west of Cameron Elementary School and the immense City of Lougheed mall redevelopment into a high-density, mixed-use district. Currently, the seven-acre Lougheed Village site contains 528 rental homes within four 1971-built buildings, including two 25-storey towers and two nine-storey mid-rise buildings. All of these existing residential buildings will be retained; the project will not displace any existing tenants, but there will be significant temporary disruptions due to the scale and nature of the construction project. Three additional towers will be added to the site by demolishing some of the existing parkade and surface parking facilities, demolishing the existing commercial building known as “Lougheed Village Mall” (containing retail and restaurant space and a fitness facility), and removing some of the landscaping that serves as outdoor amenity space for the complex. Site of the existing Lougheed Village at 9500 Erickson Dr., Burnaby. (Google Maps) Site of the existing Lougheed Village at 9500 Erickson Dr., Burnaby. (Google Maps) Site of the existing Lougheed Village at 9500 Erickson Dr., Burnaby. (Google Maps) The landscaping changes include the removal of a sizeable man-made pond — home to a significant number of turtles and other wildlife — near the core of the property, as part of the third phase of construction. Instead, as part of the first phase, there will be a new replacement pond situated on the southeasternmost corner of the property, fronting Lougheed Highway — featuring landscaped pathways around the new water feature, various seating fixtures, gardens, a picnic area, an outdoor fitness gym area, and an outdoor stage next to an amphitheatre-like area. The project’s first phase entails a 45-storey south tower with 572 rental homes fronting Lougheed Highway — adjacent to the new pond — while the second phase is a 37-storey middle tower with 442 rental homes and the third phase is a 38-storey north tower with 453 rental homes fronting Erickson Drive. Altogether, the project provides a net gain of 1,467 rental homes for Lougheed Village for a total of 1,995 secured purpose-built rental homes when combined with the existing buildings. All of these new units will be rented at market rates, following Burnaby City Council’s March 2025 decision to exempt market rental housing projects from the new inclusionary rental requirements — a move intended to support the financial viability of such rental housing projects. The overall unit size mix within the new towers is 202 studio units, 704 one-bedroom units, 96 one-bedroom units with a den, 390 two-bedroom units, and 75 three-bedroom units. Based on the industry standard of averaging 1.5 to 1.8 residents per unit, when complete, the expanded Lougheed Village complex could see as many as about 3,600 residents living on-site. 2025 concept of the infill development of three additional towers for Lougheed Village at 9500 Erickson Dr., Burnaby. (NSDA Architects/Starlight Investments) 2025 concept of the infill development of three additional towers for Lougheed Village at 9500 Erickson Dr., Burnaby. (NSDA Architects/Starlight Investments) 2025 concept of the infill development of three additional towers for Lougheed Village at 9500 Erickson Dr., Burnaby. (NSDA Architects/Starlight Investments) 2025 concept of the infill development of three additional towers for Lougheed Village at 9500 Erickson Dr., Burnaby. (NSDA Architects/Starlight Investments) Furthermore, this infill development is also under the municipal government’s newly implemented Height-Based Framework, which regulates development based on building height (defined as the number of floors) instead of the conventional method of floor area ratio (FAR) density calculations. With that said, the existing and new buildings will generate a total floor area of 1.582 million sq. ft., establishing a FAR density of a floor area that is 4.92 times larger than the size of the lot. In addition to the significant rental housing uses, there will be some minor mixed uses, including a possible childcare facility within the base of the new north tower and some retail/restaurant space within the new middle tower. Designed by NSDA Architects, the new towers adopt a contemporary interpretation of Lougheed Village’s existing “minimalist” style, while introducing subtle colour variations to create visual interest and aid with wayfinding. “The proposal recognizes these differing but complementary architectural expressions and attempts to respond to both. The expression of the towers is intended to reflect a complementary approach unifying Lougheed Village as a community,” reads the application. Each tower is distinguished through the use of colour palettes inspired by the natural environment. Gradual shifts in tone — from deeper, more saturated hues at the base to lighter shades at the top — accentuate verticality, guiding the eye upward and visually elongating the buildings. Three complementary colours were selected to reflect the landscaping concept: a darker blue-green, a sky blue, and a vibrant light green. According to the architectural firm, the choice of colours is also rooted in inspiration drawn from First Nations cultures. 2025 concept of the infill development of three additional towers for Lougheed Village at 9500 Erickson Dr., Burnaby. (NSDA Architects/Starlight Investments) 2025 concept of the infill development of three additional towers for Lougheed Village at 9500 Erickson Dr., Burnaby. (NSDA Architects/Starlight Investments) 2025 concept of the infill development of three additional towers for Lougheed Village at 9500 Erickson Dr., Burnaby. (NSDA Architects/Starlight Investments) 2025 concept of the infill development of three additional towers for Lougheed Village at 9500 Erickson Dr., Burnaby. (NSDA Architects/Starlight Investments) As construction progresses on the multi-phased project, there will be new replacement and improved landscaping and outdoor amenity spaces. In addition to the aforementioned new replacement pond, other areas will see new gardens, landscaped paths, seating areas, a children’s playground, a multi-use sports court, covered games area, and a multi-use lawn/dog run. The new landscaping and outdoor amenity spaces will be built over new underground parking up to five levels deep. Currently, the site has 856 parking stalls for residents, with the project calling for an additional 442 net new stalls, which accounts for replacing stalls demolished for the development. Additionally, some new internal roadways will be established on the site, and the segment of Lougheed Highway fronting the property will be redesigned to the municipal government’s new “Primary Arterial Town Centre Standard” with setbacks, separated pedestrian sidewalks and bike lanes, lighting, street trees, and rain gardens. As well, there will be a specific setback away from Lougheed Highway to retain the municipal government’s future ability to widen the road’s westbound arterial capacity from two to three travel lanes, but this future road lot would remain under Starlight Investment’s ownership until the City proceeds with such a widening project. As previously reported by Daily Hive Urbanized over the past decade, Starlight Investments acquired the property in 2015, and began planning the infill development the following year. The project has evolved over the years — initially a proposal with two new towers for about 1,000 rental homes, followed shortly after by the addition of a third new tower to concept that grew the total number of new rental homes to 1,200 units. Previous architectural concepts also carried a contemporary design that highly contrasted with the existing structures. Pending municipal regulatory approvals, some construction could begin as early as 2026.

Daily Hive – Urbanized

skyscraper

24 August 2025

1 min read

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Boston Zoning Commission Approves Height Increase To 700 Feet In Downtown Zoning Overhaul

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