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

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.

Sign up using our contact form here to receive more information and updates!

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.

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.

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 (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.

Learn More