Bosa submits application for next phase of University District


Bosa Properties has submitted an application for their next phase of University District, to be located on the former Brick / Sears outlet site just north of the Safeway near 104 Avenue and City Parkway. This next phase is to follow Phase 2, known as ‘Blue Sky‘ which is currently in pre-sales and expected to begin construction in 2019.

Details of the new application indicate that the project is proposing 1,134 residential units and 104,300 SF of commercial space. This is likely to translate into up to 4 residential towers above podiums and significant commercial / retail space.

The site, which includes 2 properties – 13583 104 Ave & 13550 105 Ave spans an entire block, with frontages on 104 Ave, 105 Ave and City Parkway. The site also spans 2 designations under the City Centre Plan – with the south portion of the site designated for Mixed-Use/High-Rise (5.5 FAR), and the north portion designated for Mixed-Use/High-Rise (3.5 FAR). The City Centre Plan allows for density bonuses of 20%, meaning the project FAR will likely be proposed higher than what is designated.


View of Subject Site looking north-west from 104 Ave

The subject site is a key location in City Centre, in the civic core, just to the north of City Hall and Civic Plaza. Well-fitted to a project at this high profile location, the applicant on the file is Perkins + Will, a renowned international architecture and urban design firm with an office in Vancouver.

In development of the site, the project will also dedicate and construct a new urban ‘green lane’ running east-west across the site, as well as re-align the intersection of 104 Avenue and City Parkway. This will result in a continuous City Parkway between Surrey Central and Gateway – and help bridge the gap between these 2 areas of City Centre.

For more on the application:

Bosa’s BlueSky towers heading to Public Hearing


Bosa’s BlueSky Properties received 1st & 2nd readings by Council on Monday night for their upcoming, recently re-branded, ‘BlueSky’ project at 104 Avenue and University Drive. The project, previously thought to become the next phase of ‘University District‘ is now set for Public Hearing and 3rd reading (preliminary approval) on July 9.

Released in the Planning Report to Council on Monday were updated renderings for the project, superseding a previous design from the original 2011 application on the site. As part of the new 2018 application, tower heights have increased to 28 & 37 storeys, and incorporate a more contemporary ‘box-shaped’ architectural design. In addition, a new north-south lane will be dedicated along the site’s eastern property line, as per the City Centre Plan, helping to achieve a finer-grained road network.

View of proposed towers facing west
View of proposed towers facing east
Rendering of 3-storey townhouse podium fronting University Dr
Rendering of amenity podium with ground floor retail and rooftop pool at 104 Ave & University Dr

Designed by Vancouver’s ZGF Architects, the two condo towers will contain a total of 742 units above a 3-storey townhouse base fronting both 105 Ave & University Dr, and 4-storey amenity podium with ground floor retail and rooftop pool at the corner of University Dr & 104 Ave. The project will create a strong urban streetscape along both University Dr and 105 Ave, and help transition density further northward from the city’s emerging civic core. The project is targeted for completion and occupancy by summer 2022.

For more on the application, the full Planning Report to Council can be found here:

PHOTO UPDATE: Gateway Place

Photo update of Bosa Properties’ Gateway Place taken on April 17, 2017. Project is nearing completion with sidewalk fencing now removed, and work on the interior retail and office space underway. Expected completion and move-in of retail tenants likely by Summer 2017.

Looking east on 108 Avenue next to Station Tower

Looking north into the public plaza between Station Tower and Gateway Place

Metal grating installed for green-wall planting on the west side of Gateway Place 

Future green-wall and public plaza between Station Tower and Gateway Place

View from 108 Avenue looking north-east

View from 108 Avenue looking north-west

View looking west on 108 Avenue towards Gateway Station

New sidewalk and separated bike path looking north on City Parkway

New sidewalk and separated bike path looking south on City Parkway. 

Future location of Nester’s Market and cafe along City Parkway

View from Gateway Station

PHOTO UPDATE: Gateway Place by BOSA

BOSA Properties’ Gateway Place is nearing completion at 108 Ave & City Parkway near Gateway Skytrain Station. The 5-storey office and retail building which began construction back in 2015 was originally scheduled for completion in Summer 2016, but with slow-pace of construction, is now more on track for a Summer 2017 completion. When finished, the building will house 4 levels of office over ground floor retail, with a Nesters Market, Shoppers Drug Mart, and TD Bank already signed on as tenants.

Designed by IBI Group Architects, the building will bring an improved urban streetscape to the area, with high quality landscape design and materials to be included as part of the sidewalk along City Parkway. The building will also feature a living green wall along its western side facing Station Tower and the SkyTrain. The building is Phase A of a 3-Phase development which will see 2 high-rise residential towers constructed directly north of the retail podium along City Parkway as future Phases B and C.

Construction Progress: February 2, 2017












Project Renderings





PHOTO UPDATE: University District

Bosa Properties’ University District is progressing with work continuing on the interior as well as balconies, exterior finishing touches, and sidewalk. While not scheduled for completion until later this year, the building has already transformed the area, creating a very urban, downtown streetscape along 104 Avenue, which will only improve with opening of the building’s retail. According to Form Leasing’s website, there are 5 units available which have not yet been leased.









PHOTO UPDATE: Construction Hoarding Gone at University District

The construction hoarding has finally come down at Bosa Property’s University District at 104 Ave & University Dr. Work continues on the exterior and interior of the building as it gets a coat of white paint, new sidewalks, and other finishing touches.

No sign yet on what retail may be going in at street level. There are currently 5 retail units listed for lease on ranging between 490 – 922 sq.ft. The 2nd floor of the podium is up for lease as office space with a total of 5,603 sq.ft. Availability is set for Q1 2017.