Suburban Updates

[hollywoodnorth]

Business in Vancouver October 30-November 5, 2007; issue 940

SFU eyed for mega-sports centre

Private company’s plan calls for a $250 million facility that would include a 5,000-seat field house, a 2,000-seat acquatic centre and a World Doping Agency laboratory

Andrew Petrozzi

North America’s second largest multi-use sport-medical facility could soon call Simon Fraser University’s Burnaby Mountain campus home.

The $250 million Burnaby Mountain Sport + Medical (BMSM) private sector development would include:

• a 5,000-seat field house and 2,000-seat aquatic centre with two new synthetic turf fields atop the two structures;

• a sport science medical and office complex;

• a fitness centre;

• a 1,500-stall parking garage;

• a commercial and retail component; and

• a proposed World Anti-Doping Agency laboratory.

The project, which is scheduled to break ground next year, would be built on lands at the west end of campus that the university had earmarked for the Olympic speed skating oval before it was moved to Richmond.

The overall project is scheduled to be completed by the end of 2010, although some parts of it would be open earlier.

SFU would provide approximately nine acres of land for a nominal $25 for a 99-year lease and would in turn get majority use of the field house and substantial use of the rest of the facilities.

The project’s developer would cover the operating and maintenance costs.

Skomorowski said BMSM is receiving no funds from VANOC. The project’s equity partners come from within the private development company’s ownership group. Major institutional investors will provide the long-term funding. Both SFU and Partnerships BC on behalf of the provincial government and the investors have conducted due diligence on the project.

“Once you had SFU’s vision and our vision down and lined them up, it grew in scope and size to accommodate everything that we all wanted to do. It really is a co-mingling of visions,” said SFU alumni Ryan Skomorowski, 29, president and CEO of Burnaby Mountain Sport + Medical. “This was originally just a project of passion.”

Skomorowski graduated from SFU in 2002 in history and economics and was a former member of the varsity swim team. After graduation, he remained heavily involved with the swim program as its team manager while working in wealth management at Union Securities Ltd.

What started as a side project to improve SFU’s athletic amenities, particularly its aquatic facilities, soon turned into a new career for Skomorowski.

“There are different elements of the project that are more supportive financially than others, and it creates a unique model throughout when they are combined,” said Skomorowski.

“We’re really self-generating demand. These buildings are of such a size and scope that it really creates a lot of demand and cross-revenue streams.”

BSMS has established a partnership with SFU and the United Soccer League’s Vancouver Whitecaps FC that involves a training centre, use of the rooftop fields and fitness and rehabilitation areas. It builds on the relationship between SFU and the Whitecaps. BSMS hopes to set up a similar arrangement with the Canadian Football League’s B.C. Lions.

Skomorowski has secured Goldcorp Inc. director and former Industry Training Association (ITABC) chairwoman Beverley Briscoe and Imperial Parking Canada Corp.’s non-executive chairman Paul Clough as members of the project’s executive committee.

Clough is managing director; Ryan’s father, Nick Skomorowski, an accomplished mega-project development and construction manager, is project manger. Stuart Ballantyne of Molson Indy Vancouver fame has been retained as the project’s event planning and management director.

The board of advisers includes Bob Ackles, president and CEO of the B.C. Lions, and BC Hydro director and former Orca Bay Sports CEO Stephen Bellringer.

Great Canadian Gaming Corp. vice-president Chuck Keeling is also on the board.

SFU director of public affairs and media relations Don MacLachlan said the university is awaiting the project’s final proposal.

“And that’s what the developer is madly doing with pens in both hands,” MacLachlan said.

“It’s a very interesting project. It would give SFU access to athletic facilities that we now don’t have. [That] sounds great, but we do have to wait and see what the final proposal is.”

Burnaby Mayor Derek Corrigan was more emphatic in the city’s support for the development.

“We’re aware of the difficulties that they’ve [SFU] faced in their recreational facilities over the years,” he said, “so this opportunity to have a massive improvement in their recreational facilities is very welcome, not only for SFU, but for the community residents who are in UniverCity and the students who are living up there.”

He confirmed that the city’s planning department is working on the details with the developer and that SFU has assured Burnaby the project is financially viable.

“One of the wonderful things about the development,” Corrigan said, “is [that] though the primary purpose is to service university students, the facilities will be open to the general public and will be dependent on use by the general public.”

The private sector investment in BMSM is believed to be the largest injection of private capital in the history of Canadian universities.

“P3s are the future for public institutions to help achieve their goals, and you just need a way to bring in the business community to help support these institutions in a productive way,” said Skomorowski.

“That way everybody can win.” •

[hollywoodnorth]

Business in Vancouver October 30-November 5, 2007; issue 940

Rising urban land costs driving industry east

Manufacturers and other companies look to Alberta and elsewhere as suitable Metro Vancouver industrial land increasingly at a premium

Frank O’Brien/Western Investor

When B.C. forestry giant Tolko Industries Ltd. decided to build a new state-of-the-industry I-joist plant, the Vernon-based company spent months trying to find a suitable location in Metro Vancouver. Industrial acreage with rail links to the Vancouver ports was considered ideal, because the bulk of the company’s products would be shipped overseas.

Instead, frustrated by “prohibitive” industrial land costs in the Lower Mainland, Tolko has set up the $35 million, 30-acre plant – and its 300 employees – in Sturgeon County near Edmonton, from where it will transport its products back to the Vancouver docks.

“We are losing a ton of business here in the Lower Mainland,” said Colliers International Ltd. vice-president Randy Heed, who was close to the Tolko land search.

Heed said the only acreage suitable for Tolko was near the CN Rail line in Chilliwack, “but the land and development costs were simply prohibitive.”

That’s an understatement.

Serviced industrial land in Chilliwack is nudging $500,000 an acre – up 20% from two years ago – and prices are already at $1.6 million an acre in Fraser Valley pockets like Surrey’s Port Kells.

In Burnaby, one investor paid $2.8 million an acre for 14 acres on Boundary Road this year, and another anted up $3 million for an acre on East Kent Avenue in South Vancouver.

“Our industrial land prices are probably the highest in North America and certainly the highest in Canada,” Heed said.

The high prices reflect both soaring demand and the fact that Metro Vancouver has virtually run out of industrial land. The vacancy rate has plunged to 1.3%, while industrial land rezoning has virtually stalled.

“Companies, big employers, have options in Alberta,” Heed warned a National Association of Industrial and Office Properties (NAIOP) meeting in Vancouver last month.

He said that in Calgary, 3,000 acres of serviced industrial land will come to market this year and, by 2009, the city will have 5,000 acres of industrial land ready to develop.

“That’s where the business will be heading unless something is done,” he said. “In 10 years, we will be in serous trouble.”

However, others on the NAIOP industrial outlook panel noted that some international companies are willing to pay the freight.

It took Dallas, Texas-based Frito Lay well over a year to find acreage large enough to build a new distribution plant in Metro Vancouver. But Cushman & Wakefield LePage Inc. industrial specialist Stu Morrison said that “even with astronomical prices relative to land and construction costs elsewhere in North America,” the company went ahead with the deal and paid $8.25 million for an 11-acre site in North Surrey.

“Frito Lay sees Greater Vancouver as growing into a population of four million people,” Morrison said. “They want to be here.”

Morrison is skeptical that many companies will decamp to Calgary, rather than Vancouver, noting that land prices are close to the same in the Alberta city, and construction costs are even higher.

“The real danger,” he said, “is that companies will do nothing.”

Still, even a land shortage and out-of-control prices have failed to cool action in the Metro Vancouver industrial market.

In the last year, more than 5.1 million square feet of new industrial space has been added to the inventory – most of it in Surrey and Langley – and net absorption of space is running at close to 200,000 square feet a month, reports Shawna Rogowski, director of research for Colliers in Vancouver.

More than 3.5 million square feet of industrial space is under construction.

Speculators are also apparently still interested in the Metro industrial sector.

According to Colliers, all five of the major industrial sales during the second quarter of this year were to investors.

[officedweller]

Two more towers planned for NW waterfront
November 02, 2007

A developer who recently spent $32 million to purchase some New Westminster waterfront property, including the Inn at Westminster Quay, plans to build two 20-storey highrises over the next two years.

Narland Investments purchased the hotel, First Capital Place and nearly two acres of parking lot along Quayside Drive.

Narland owns Highbourne Tower in New Westminster, Haney Place in Maple Ridge, PoCo Place Mall in Port Coquitlam and 15 other properties in B.C. and Alberta, and plans to quickly develop the New Westminster waterfront properties. Narland has already begun a $1 million renovation of the Inn at the Westminster Quay, due to be completed in 2008.

The developer wants to build the two highrises at 1000 Quayside Drive—a 1.94 acre site currently being used as a parking lot.

Narland will seek the city’s approval for its development plans in 2008, said Chris Sherry, the company’s executive vice president.

“We don’t see it as a 10-year hold and look at it then. It will be a much shorter timeline than that,” Sherry said.

The zoning for the site allows Narland to build up to 100,000 square feet of commercial space and more than 300,000 square feet of residential. Both office space and high density residential are in demand throughout the region, and New Westminster is a community developers are attracted to, said Sherry.

mmcquillan@

burnabynewsleader.com

[officedweller]

As expected the dispute is political. If the project site was in the City of New Westminster, I'll bet there wouldn't be any problem with it.

Huge project raises concern
Coquitlam development could bring 5,000 more residents to city's edge

Theresa McManus, The Record; with files from Coquitlam NOW
Published: Wednesday, November 07, 2007

The City of New Westminster has grave concerns about a massive development being proposed in Coquitlam near Hume Park.

The City of Coquitlam has provided New Westminster with an opportunity to comment on an application to amend its official community plan. A massive development is proposed at 225 North Rd., a site that is currently used for warehouse and light industrial uses.

An applicant is seeking to amend Coquitlam's official community plan industrial designation of the site to allow a mixed-use development on the 27-acre site. It's the former Crane warehouse property.

In relation to both potential impacts on New Westminster and how this development relates to existing and planned land uses in the broader area, it is important to underline that this is a significant development," said a staff report.

"A population growth projection for New Westminster estimates that the city would see a total of 2,600 housing units constructed in its eastern (Sapperton) sector by 2021, while this one development on New Westminster's boundary may include 5,000 residents in approximately 2,000 housing units."

New Westminster city council is requesting that Coquitlam not proceed with the proposed amendment to its official community plan.

In addition to sending the staff report to the City of Coquitlam, New Westminster council is also requesting a meeting with Coquitlam council to discuss this matter.

The staff report states that the site is in an "unusual" location in terms of geographical and political borders. It is separated from most of Coquitlam by a major rail line and Highway 1, and it abuts Burnaby with a 500-metre frontage along North Road.

Because of the site's location, staff note that it is tied to New Westminster in terms of its transportation, parks and recreation facilities, schools and emergency services.

Staff report that it's likely the site would need emergency responders from New Westminster to respond because it's isolated from the rest of Coquitlam, that children living in the development would likely attend New Westminster schools and that residents in the development would likely rely on the recreation facilities in New Westminster and Burnaby.

In addition, the only vehicle access proposed for the site is from North Road.

The city fears this could have significant impact on traffic in New Westminster, especially along East Columbia Street and 10th and Eighth avenues.

Coun. Betty McIntosh said the section along North Road by Hume Park is already congested with bumper-to-bumper traffic during rush hour and the city has no plans to expand East Columbia Street.

She said New Westminster needs to send Coquitlam a strongly worded letter about its opposition to the project.

"Sometimes I think New Westminster tries to be a little too nice," she said. "There is no way they can build this isolated development."

Coun. Jonathan Cote expressed concern about the massive development proposed in an area that's disconnected from the rest of Coquitlam, noting those residents will rely on New Westminster parks and transportation services.

He's also concerned about the potential loss of industrial land.

"I just hope Coquitlam has an open mind and recognizes two of its biggest neighbours, Burnaby and New Westminster, are not going to support this and are against it," he said.

Coquitlam Mayor Max-ine Wilson said the pro-ject is still very much in its infancy, noting that a public consultation process involving city and regional stakeholders must be completed before it moves forward.

Where it's at from my perspective is that this was a concept that might have potential, but we need to send it out for public consultation to hear from people and to hear from Burnaby, New Westminster, TransLink and Metro Vancouver, as well as neighbours and other businesses," Wilson said. "I take that input very seriously."

Wilson said she's received comments from the community that indicate the site poses some challenges.

"I don't judge sites," she said. "We need to get as much information as possible before we move ahead with anything."

Coun. Bill Harper said the proposed official community plan amendment is coming forward at a time when Metro Vancouver (formerly the Greater Vancouver Regional District) is considering the merits of creating an industrial land reserve in the region.

"This (location) is like an island," he said. "All the impacts, anything that is going to be developed there is going to be felt by New Westminster."

McIntosh said the cities of New Westminster and Coquitlam have gone to litigation in the past concerning the Bailey Bridge, near United Boulevard.

She has fears that this development's proposal to provide a pedestrian crossing over the Brunette River, in order to provide access to the Braid SkyTrain station, would lead to a desire for a larger crossing.

"I am very concerned we have a history of building bridges over the river. It doesn't seem to work," she said.

Coun. Lorrie Williams expressed concern about the impact the proposed development would have on Brunette Creek.

"The Brunette Creek is a very sensitive area," she said. "The more people you put around there, the more strains on the creek. I am really opposed to this. I think this is a horrible place to put a development."

A staff report indicates that the proposal would allow at least 200,000 square feet of commercial, office and retail space and 2,000 dwelling units.

Mayor Wayne Wright said the site is better suited for parkland than for a mixed-use development.

"That should be parkland. It's one of the only salmon rivers you've got coming up," he said. "It is a very special, landlocked piece of property."

McIntosh noted that the proposed development is located in an area that is prone to flooding.

"Coquitlam has to look at all the ramifications," she said. "You can't tame a river when it is overflowing."

© The Record (New Westminster) 2007

[jlousa]

In the planning stage,

Azure At Plazza 88, 88 Carnarvon ST
$20Million, 180,000 square feet, 1 storey, 4 structures, containing a London Drugs, Safeway and several CRUs

Not sure if this info had already been released or not, but if not it's public now.

[officedweller]

Forgot to mention - rode the Skytrain last week and the old meeting hall/ auditorium/warehouse building near Patterson Station was being torn down.

[cornholio]

Originally Posted by officedweller

Forgot to mention - rode the Skytrain last week and the old meeting hall/ auditorium/warehouse building near Patterson Station was being torn down.

there is a tower going in there. i think its 26 stories with townhouses at the base. i remember reading about the locals complaining about the townhouses saying that they don't fit in with the neighborhood because none of the other towers have them. Also the street next to it will be blocked, think its Kathleen st(sp?)

[officedweller]

Global Air Pics from 2004:

You'd think it would facilitate the completion of the south half of Central Boulevard, and it's set between other towers:

[SpongeG]

nice about time they got rid of that ugly old waste of a building

[officedweller]

I can see redevelopment creeping eastwards on the south side of the Skytrain tracks.

[androo3]

does anyone remember the talk about a tower or two going in around 108th and King George in Surrey? his was back in the old forum days anything new with this?

[SpongeG]

old news but the gap in Lougheed Mall shut down

replaced by some kind of antique mall

[Bert]

Originally Posted by SpongeG

old news but the gap in Lougheed Mall shut down

From an acquaintance, I know that location lost all of its top salespeople over its last year... maybe a factor in what killed them, aside from the brand's waning performance overall.

[David]

i heard that the one in brentwood is gone as well

[officedweller]

Various pics newly posted (some a bit old it seems) at Global Air Photos:

[SpongeG]

Originally Posted by David

i heard that the one in brentwood is gone as well

yeah the brentwood one closed at least 4 years ago

apparently the gap in lougheed closing was a shock to the mall - they only found out at the last minute that the store was closing

will have some big spaces to fill - music would the chain is shutting down in the next few months as well

[jlousa]

Best Western Coquitlam Inn Redevelopment Proposal
319 North Rd $50Million
Conceptual plans are complete. A rezoning decision is anticipated late 07. Further update late 08.
Project: 400,000 square feet, 405 total units, 20 townhouses fronting Delestre Ave, 1 highrise condo tower at 24stories and 1 at 28stories which includes 130 hotel suites, CRU on ground level.

[LeftCoaster]

Metrotower 3 - Look for construction to begin about late Febuary 2008, mainly site services and light demo. The actual structure will proabably not begin to rise until about Febuary 2009. This information is current as of August 2007.

Edit* Also the floor height has been increased by a whopping 13'

[Bert]

Floors increase by 13'? Not sure what you mean by that. Building height increased by 13' or floor height to 13'? Emporis is listing it at 334', 27 floors. Do you know if the design is still the same as Emporis shows?

I noticed Metrotower III suddenly appeared on the Burnaby Major Projects listing in the summer - after all these years. Good to hear it's finally moving ahead.

By the way, I see there's a subtle lighting effect at the top of the One Madison Avenue towers in Brentwood. Is that new?

[officedweller]

Major changes envisioned for Langley downtown
Poonam Bains, Surrey Now
Published: Tuesday, November 20, 2007

A new performing arts and culture centre. A children's museum and downtown park. A regional transit hub, free local bus shuttle, and new residential units with retail shops.

If all goes according to the new Vision For The Future, they could constitute the new face of downtown Langley City.

Realtors, developers, Langley City staff, councillors and others filled the Convention Centre at Cascades Casino to be the first ones to see the City's potential future.

The final meeting of three, it concluded with a presentation by urban planner Michael von Hausen.

His team and city planners have been working for months on a vision and a plan to sustain and revitalize the downtown core, focusing on eight sectors.

City Mayor Peter Fassbender stressed to the crowd that it is a vision, and not a definite plan.

"We are opening our minds to what the potential is," he said. "A year ago we just had a vision, now we have a revitalized plan... It is the future of Langley."

At the two previous meetings, residents were invited to share their ideas and give input on the future of downtown Langley.

The master plan has three sustainable design principles - economic, social. and environmental.

Economically, the concept builds on existing strengths: enhance the commercial retail and industrial business mix, increase housing options, and encourage nighttime activities and programs in the downtown core.

The social aspect of the plan is to enhance the spirit of place and community, integrate new development with existing form and character, offer housing diversity to ensure affordability, and design the downtown for use all year round.

The environment principle calls for making it all as green as possible, by increasing the pedestrian, bicycle, and transit network, and by building responsibly.

A suggested entertainment district would include a festival park and a children's museum with an amphitheatre.

The area north of Fraser Highway at 203rd Street offers a potential site to locate a new major downtown greenspace.

"In addition, the adjoining industrial area to the north could evolve into a Granville Island industrial arts district over time," the plan outline suggests.

The Core Area between 204th and 208th Streets along Fraser Highway would remain as is, with specialty shopping and restaurants.

© Surrey Now 2007