The Regal Beagle pub in Kitsilano could be replaced by a 25-storey tower

A longtime popular watering hole in Vancouver’s Kitsilano neighbourhood could be redeveloped into one of the most technically unique mixed-use rental housing towers proposed to date under the City’s Broadway Plan.

The proposed development site is located mid-block at 2245-2283 West Broadway, replacing a 1980-built, three-storey commercial and residential building, a 1925-built, two-storey building with Ride On Bike Shop, and a 1952-built, one-storey restaurant building.

Since 1997, the restaurant building has been home to The Regal Beagle Bar and Grill, a casual pub known for its laid-back atmosphere and as a place to watch sports games.

The site is located near the northeast corner of the intersection of Vine Street and West Broadway, immediately north of London Drugs and about 1.5 city blocks west of SkyTrain’s future Arbutus Station and the 99 B-Line bus exchange.

2245 2283 West Broadway Vancouver The Reglal Beagle rental tower

Walking distance from SkyTrain’s future Arbutus Station to 2245-2283 West Broadway, Vancouver. (Google Maps)

Existing condition:

Site of 2245-2283 West Broadway, Vancouver. (Proscenium Architecture & Interiors/Frame Properties/Dahyu Group of Companies)

2245 2283 West Broadway Vancouver The Regal Beagle rental tower

Site of 2245-2283 West Broadway, Vancouver. (Google Maps)

Future condition:

Concept of 2245-2283 West Broadway, Vancouver. (Proscenium Architecture & Interiors/Frame Properties/Dahyu Group of Companies)

According to the new rezoning application by local developer Frame Properties, on behalf of property owner Dahyu Group of Companies, this will be a 242-ft-tall, 25-storey tower, plus a partial tower rooftop floor for shared indoor and outdoor amenities for residents.

To date, most high-rise rental towers developed under the Broadway Plan have closely followed a uniform, prescriptive design approach. However, this project stands out for its distinct and differentiated design.

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Townhomes on the lower rooftop

There will be 219 secured purpose-built market rental homes, including 54 studio units, 80 one-bedroom units, 75 two-bedroom units, and 10 three-bedroom units.

This includes 16 two-storey townhome units that are sized for families, with two- and three-bedroom units.

However, what makes this project unique is that the townhomes will not be situated on the ground floor.

All of these townhomes will be found on the second floor — on the rooftop of the ground floor’s commercial uses — and oriented around two courtyards, which provide a major outdoor amenity space with landscaping, gathering/seating areas, a BBQ/dining area, and a children’s playground. The courtyards are partially covered by the overhang of the tower above.

Concept of 2245-2283 West Broadway, Vancouver. (Proscenium Architecture & Interiors/Frame Properties/Dahyu Group of Companies)

The second level floor plan with 16 townhomes and outdoor courtyards, all on the base rooftop of the ground level’s commercial uses; concept of 2245-2283 West Broadway, Vancouver. (Proscenium Architecture & Interiors/Frame Properties/Dahyu Group of Companies)

Concept of 2245-2283 West Broadway, Vancouver. (Proscenium Architecture & Interiors/Frame Properties/Dahyu Group of Companies)

The proponents acknowledge that under the Broadway Plan, such developments in this area are required to provide at least one floor of commercial space — such as office, retail, and restaurant uses — above the ground floor. Instead, the project is pursuing townhomes for a floor that is supposed to be dedicated to employment space.

In the application, the proponents assert that setting aside a single upper floor for commercial space, specifically office uses, has an “uneconomic scale” and “poses a substantial risk to the project’s financial sustainability” in the current economic climate.

“Market trends indicate a softening demand for upper-level commercial space in mid-block locations, particularly where access and visibility are limited compared to street-level retail. Furthermore, the economics of providing just one level of office or commercial space are particularly challenging due to insufficient scale. A single floor lacks the critical mass needed to attract tenants seeking modern office environments, which typically require larger, more flexible floor plates to accommodate operational needs and justify the costs of fit-out and leasing,” reads the rationale by the proponents to pursue townhomes, not office uses, for the second floor.

“Additionally, a single floor of office space would not provide the range of amenities — such as dedicated meeting rooms, break areas, or tenant-specific facilities — that full-scale office buildings typically offer to remain competitive and appealing to prospective tenants. This limited scale and lack of amenities exacerbate the risk of prolonged vacancies, diminish property value, and increase the financial burden on the owner.”

In general, as a measure of economic vibrancy and to drive more foot traffic, the Broadway Plan requires a minimum of multiple floors of commercial space at the base of developments that front Broadway and some other major streets, in accordance with its prescribed guidelines and stipulations.

Concept of 2245-2283 West Broadway, Vancouver. (Proscenium Architecture & Interiors/Frame Properties/Dahyu Group of Companies)

A temporary parkade entrance on West Broadway

Another design element that makes the project unique is its phased final buildout approach for the ground floor.

Typically, access to the underground parkade in such developments is provided from the rear laneway. Front-facing parkade entrances are now generally discouraged, as they disrupt the continuity of commercial frontage along retail strips and interfere with pedestrian activity.

However, at least temporarily, the parkade entrance for this tower will be accessed from West Broadway, as this particular city block is currently not bisected by a laneway. The new building will include a setback along the north side of the property to preserve space for a future segment of the laneway. Over time, it is anticipated that adjacent properties undergoing redevelopment will follow suit, dedicating similar setbacks to establish a continuous east-west laneway between Yew Street and Vine Street.

Concept of 2245-2283 West Broadway, Vancouver. (Proscenium Architecture & Interiors/Frame Properties/Dahyu Group of Companies)

Once the laneway is eventually established — a process that may take many years, given that it is entirely dependent on other redevelopments on the block — the tower’s parkade entrance will be relocated to the rear of the building, accessed from the laneway. The interim front-facing entrance on West Broadway will be sealed, and the former front driveway area will be repurposed into additional retail/restaurant space. The ground floor will be designed from the outset to accommodate this future conversion.

Altogether, the ground floor will have about 6,500 sq. ft. of retail/restaurants pace.

Interim temporary ground level floor plan with the parkade entrance on West Broadway:

Initial temporary ground level floor plan with the front-facing parkade entrance on West Broadway; concept of 2245-2283 West Broadway, Vancouver. (Proscenium Architecture & Interiors/Frame Properties/Dahyu Group of Companies)

Future permanent ground level floor plan with the parkade entrance relocated to the laneway, enabling a commercial space expansion:

Future permanent configuration of the parkade entrance relocated to rear of the building, accessed from the new laneway, and the expansion of the ground level’s retail/restaurant space; concept of 2245-2283 West Broadway, Vancouver. (Proscenium Architecture & Interiors/Frame Properties/Dahyu Group of Companies)

The total building floor area will reach 162,000 sq. ft., establishing a floor area ratio density of a floor area that is 8.88 times larger than the size of the 18,191 sq. ft. lot. Proscenium Architecture & Interiors is the project’s design firm.

To support the building’s uses, the project will include four underground levels with approximately 100 vehicle parking stalls, along with roughly 400 secured bicycle parking spaces.