Information on Anthem’s Redevelopment Proposal for Seymour Estates in the District of North Vancouver

Introduction

Seymour Estates is a proposed development at 904-944 Lytton Street in the District of North Vancouver. Constructed in 1969, the majority of the owners of the 114 townhomes opted to sell the deteriorating buildings in January 2017. Demolition of the site is now complete. The proposed project, subject to Council approval, includes a Rent to Own program, family-oriented housing, market and below market rental homes, extensive transportation improvements and a neighbourhood coffee shop.

Site map of the location for the proposed Seymour Estates
Welcome to the new Seymour Estates, a proposed development by Anthem Properties in the District of North Vancouver
Proposed Neighbourhood Coffee Shop on Lytton Street

Anthem has been a long time supporter of Hollyburn Family Services Society and we’re excited about potentially partnering to provide needed below-market housing in the District of North Vancouver.

Hollyburn Family Services Society

Working with Anthem to add one Habitat for Humanity home where previously none existed, allows Habitat Greater Vancouver to potentially move up to 8 families out of the poverty rental cycle over the lifespan of the building. One family will have their lives changed forever immediately through this partnership.

Habitat for Humanity Greater Vancouver

Community Benefits

Rent to Own

A first of its kind program in the District of North Vancouver, locals who want to transition to ownership will have the opportunity to apply 24 months of rent towards their down payment.

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Coffee Shop

A neighbourhood coffee shop complete with outdoor patio will serve the local community and surrounding area.

Housing Diversity

A variety of housing types to meet the needs of a wide demographic of residents. 75% will be family-oriented two, three and four bedroom homes.

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Dedicated Market & Below Market Rentals

More than a quarter of the proposed homes are purpose-built, secure rental homes. Of these, 33 homes will be offered at below market rents.

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Decreased Car Dependency

Transportation initiatives such as subsidized transit passes, an e-bike share program, and a proposed new innovative Modo and Translink on-demand car share partnership will encourage residents to rely less on personal vehicles.

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Communal Green Spaces

The development proposal includes four communal, family-oriented outdoor spaces for residents, which have been designed to promote socialization and informal outdoor play.

Pedestrian Connectivity

Improved sidewalks and public pedestrian connections both on and off the site, will enhance the streetscape and improve public safety.

Accessibility

This proposal offers 223 adaptable homes and 21 enhanced accessible homes for people with mobility challenges exceeding the District of North Vancouver’s bylaw requirements.

View of Inner Courtyard at Seymour Estates North Vancouver
Inner Courtyard
View of Seymour Estates from Mount Seymour Parkway
View From Mount Seymour Parkway

Project Details

Location

Located on 6.28 acres, the south sloping lands of the site are bordered by Mt. Seymour Parkway to the north, Lytton Street to the west, Windsor Secondary School to the south and single family dwellings to the east.

Site History

Originally built in 1969, the 114 townhomes were experiencing significant wear and deterioration. A majority of the owners voted to sell the property for redevelopment purposes on the open market. In January 2017, Anthem became the new owner. All former residents moved to new homes and a demolition permit for the buildings was approved by the District of North Vancouver in February 2019. Demolition was completed in August 2019.

Seymour Estates Site Plan Map

Policy Context

Anthem’s proposal responds to the District of North Vancouver’s Official Community Plan (OCP) housing goals, which “encourage and enable a diverse mix of housing type, tenure and affordability to accommodate the lifestyles and needs of people at all stages of life” (OCP, 2011).

Current Zoning

Multiple Family Residential: 3 (RM3)
FSR*: 0.75

*FSR is the ratio of a building’s total floor area to the area of land upon which it is built. For example, a site with an area of 1,000 square feet and a permitted FSR of 2.0 the total allowable floor area would be 2,000 square feet.

Land Use Designations

Residential Level 5: Low Density Apartment; Low Rise Apartments and Townhomes.
FSR: 1.75

Proposed Zoning

Multiple Family Residential: Comprehensive Development
FSR 1.3 (25% less dense than permitted under OCP)

Current view of Seymour Estates property, post-demolition.
Current view of property, post-demolition

Traffic Improvements

Significant improvements are planned and underway for Highway 1 as part of the Province’s 10 Year Transportation Plan including: separating the highway and bridge from local traffic; enhancing access to and from the bridge to reduce bottlenecks and delays; and creating better south and west access. Anthem’s proposal, if approved, would not complete construction until after the expected completion of these upgrades. Anthem’s plan also proposes further transportation initiatives to help reduce car dependency and traffic impacts.

Development Plan

Development

  • Condominiums: 94
  • Rent to Own: 25
  • Market Rental: 56
  • Below Market Rental: 33
  • Townhomes: 132
  • Habitat for Humanity Greater Vancouver Home: 1
  • Total: 341

Proposed Density

  • Condos, Rent to Own & Townhomes: 1.03 FSR
  • Market & Below Market Rental Housing: 0.27 FSR
  • Total: 1.3 FSR (25% less dense than permitted)

Parking

  • Resident Parking: 503
  • Visitor Parking: 70
  • Total Parking: 573
  • Parking total includes 23 accessible stalls

Read More about Anthem’s Projects in North Vancouver

FAQs

904-944 Lytton Street is 6.28 acres of south sloping land bordered by Mt. Seymour Parkway to the north, Lytton Street to the west, Windsor Secondary School to the south and single-family dwellings to the east.

114 townhomes occupied the site since 1969. In recent years, deferred maintenance issues faced by the owners resulted in extensive mold, leaks, and structural problems, among other challenges. A majority of the owners voted to sell the property for redevelopment purposes on the open market. Anthem purchased the property in 2017. All former residents moved to new homes and a demolition permit for the property was issued in February of this year. Demolition was completed in August 2019.

Anthem has applied to the District of North Vancouver to redevelop 904-944 Lytton Street. Anthem is proposing to the rezone the site to Multiple Family Residential: Comprehensive Development. The site is currently zoned for Multiple Family Residential: 3 (RM3) with an allowable density of up to 0.75 FSR. Under the Official Community Plan (2011), the site has a land use designation of Residential Level 5: Low Density Apartment; Low Rise Apartments and Townhomes, with an allowable density of up to 1.75 FSR. Anthem is proposing a mix of 341 townhomes and apartments, including condominium, Rent to Own homes, below market and market rental. Pedestrian connections, sidewalks and boulevard trees will be enhanced. The proposal also includes a neighbourhood coffee shop.

PROPOSED DEVELOPMENT PROPOSED DENSITY PROPOSED PARKING
PROPOSED DEVELOPMENT

Condominiums: 94
Rent to Own: 25
Market Rental: 56
Below Market Rental: 33
Townhomes: 132
Habitat for Humanity Greater Vancouver Home: 1
Total: 341

PROPOSED DENSITY

Condos, Rent to Own & Townhomes: 1.03 FSR
 
Market & Below Market Rental Housing: 0.27 FSR
 
Total: 1.3 FSR

PROPOSED PARKING

Resident Parking: 503
Visitor Parking: 70
Total Parking: 573
Parking total includes 23 accessible stalls
Resident Bicycle Parking: 682
Visitor Bicycle Parking: 68

Community / Residents Benefits

Anthem’s proposal for Seymour Estates offers a number of resident and community benefits:

  • Anthem’s Rent to Own Program
  • Neighbourhood Coffee Shop
  • Housing Diversity
  • Increased Dedicated Market Rental and Below Market Rental Housing
  • Habitat for Humanity Greater Vancouver Partnership
  • Hollyburn Family Services Society Partnership
  • Transportation Initiatives to Decrease Car Dependency
  • Outdoor Communal Green Spaces
  • E-Bike Share Program for Residents
  • Improved Pedestrian Connectivity
  • Accessible and Adaptable homes

Anthem’s new program, a first of its kind in North Vancouver, will provide a means to home ownership for local, first time buyers who live or work in North Vancouver and would like to transition to home ownership. Anthem will be offering 25 one- and two-bedroom homes as part of the Rent to Own program, with participants applying 24 months of market rent towards their down payment.

All prospective Rent to Own applicants must:

  • Be a resident or work in North Vancouver (City or District);
  • Be a first-time home buyer;
  • Be a Canadian citizen or Permanent Resident;
  • Agree to use the home as a primary residence and not as an investment unit and personally live in the home for the two-year closing period;
  • Pre-qualify for a mortgage; and
  • Must declare that they do not have funds available for a deposit, either from their own assets, or through family/third parties.

Over 75% of the homes included in the proposal have been designed to accommodate families, with options for two, three, and four bedroom homes. The site’s location adjacent to Windsor Secondary and Ron Andrews Community Recreation Centre offers families convenient access to community amenities.

Over 25% of the proposed development’s 341 homes are purpose-built, secure rental housing. Of the 89 rental homes, 33 (or 10% of the total homes proposed) will be offered at below market rents.

Anthem is partnering with two local North Vancouver non-profits:

  • Habitat For Humanity Greater Vancouver Partnership: One 3-bedroom townhome will be allocated to Habitat for Humanity, providing housing stability for families in need.
  • Hollyburn Family Services Society Partnership: Anthem looks forward to partnering with Hollyburn Family Services Society, a well-respected local organization, to manage the 33 homes dedicated to below market rental housing. That works out to 10 percent of all the total homes proposed.

The project promotes a number of sustainability measures. These include:

  • Electric Bicycles: An e-bike share program for residents;
  • Decreased Car Dependency: Several transportation initiatives are included to help reduce car dependency and thus traffic impacts, including: a proposed new innovative Modo and Translink on-demand car share partnership; two secure bike storage lockers per home; bike repair and washing facilities (including a public bike repair station); a subsidized transit pass program; an improved bus shelter on Mt. Seymour Parkway; and an e-bike share program for residents.
  • Sustainable Building Standards: All buildings will comply with and be built to Step 3 of the BC Energy Step Code.

A substantial number of significant trees will be retained on the site and new trees will be planted along Lytton Street and Mt. Seymour Parkway.

Traffic & Pedestrian Safety

The project proposes a number of measures to improve traffic flow in and around the property. Some of these measures include:

  • A subsidized transit pass program will be offered to residents;
  • The bus shelter on Mt. Seymour Parkway will be enhanced;
  • Sidewalk and Road upgrades to both sides of Lytton Street;
  • Sidewalk and Road upgrades to south side of Mt Seymour Parkway;
  • Significant sewer upgrades to water, sanitary and storm;
  • Providing upgraded traffic signalization at the intersection of Mt. Seymour Parkway and Lytton Street;
  • A proposed new innovative Modo and Translink on-demand car share partnership;
  • Two secure bike storage lockers provided per home;
  • Onsite bike repair and washing facilities (including a public bike repair station); and
  • An e-bike share program for residents.

Significant improvements are planned and underway for Highway 1 as part of the Province’s 10-Year Transportation Plan including: separating the highway and bridge from local traffic; enhancing accesses to / from the bridge leading to fewer bottlenecks and delays; and creating easier south and west access.

If approved, construction of the development and occupancy by residents would not occur until after the expected completion of these large-scale traffic infrastructure upgrades.

Over the past two years, the project team has engaged with neighbours and other community stakeholders to receive input on the proposal. In response, a number of changes were adopted which included:

  • Established Anthem’s Rent to Own Program;
  • Neighbourhood Coffee Shop;
  • Reduced Massing / Height of Condo Building;
  • More Generous, Programmed Outdoor Amenity Spaces;
  • Roof-top Amenity Space in Building 1;
  • Finalized Location of Market and Affordable Rental Units in Building 15;
  • Increased Dedicated Market Rental and Below Market Rental Housing;
  • Developed partnerships with Habitat For Humanity and Hollyburn Family Services Society; and
  • E-bike share program for residents.

Process

the District’s Process Diagram for this project
Anthem’s proposal responds to the District of North Vancouver’s OCP housing goals, which “encourage and enable a diverse mix of housing type, tenure and affordability to accommodate the lifestyles and needs of people at all stages of life” (OCP, 2011).

Current Zoning Official Community Plan (2011) – Land Use Designations Proposed Zoning
Current Zoning

Multiple Family Residential: 3 (RM3)
FSR: 0.75

Official Community Plan (2011) – Land Use Designations

Residential Level 5: Low Density Apartment; Low Rise Apartments and Townhomes.
FSR: 1.75

Proposed Zoning

Multiple Family Residential: Comprehensive Development
FSR 1.3 (25% less dense than permitted under OCP)

Construction

Construction (subject to approval from the District) would take place over a period of approximately 36 to 40 months.

Founded 28 years ago, Anthem is a team of 400 people driven by creativity, passion and direct communication. Anthem and Anthem United have invested in, developed or managed – alone or in partnership – more than 260 residential, commercial and retail projects with an aggregate value of more than $6 billion across western North America.

Our growing residential portfolio includes 14,600 homes that are complete, in design or under construction, from master planned mixed use residential and multifamily, to townhome and single family communities.

We own, co-own and manage 5 million square feet of retail, industrial, residential rental and office space.  We have developed more than 60 communities and currently hold over 5,000 acres of land across Alberta, British Columbia and California.

Anthem is a real estate development, investment and management company that strives, solves and evolves to create better spaces and stronger communities. We are Growing Places.

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Contact

For more information about Rent To Own

To learn more about how to register your interest for Anthem’s Rent to Own Program please fill out the form below.

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