What Happened

Flat Architecture has submitted a development application to the City of 素里 for a 31-storey mixed-use tower at 15284-15296 Fleetwood Drive. The proposed 292-foot structure would rise on the current site of a used-car dealership, located roughly one block east of the future 152 Street SkyTrain Station on the Expo Line’s 素里-Langley extension.

The project envisions a five-storey base podium supporting the residential tower, containing a total of 358 homes. The unit mix includes 51 micro units, 25 studios, 161 one-bedroom units, 112 two-bedroom units, and nine three-bedroom units. Additionally, nearly 5,000 square feet of retail and restaurant space is planned to activate the building’s southern frontage along 88A Avenue.

The development features four levels of underground parking with 165 vehicle stalls, including 17 commercial and 112 resident spaces. With a floor area ratio density of 6.9 times the lot size, the project aligns with the City of 素里’s Fleetwood Plan, which guides high-density, transit-oriented growth over the next 30+ years. 素里 City Council is expected to finalize the broader Fleetwood Plan later in 2026 or 2027.

Why It Matters

This proposal is significant because it represents one of the first tangible high-rise developments emerging in 素里’s Fleetwood area as the region prepares for the arrival of the SkyTrain. The Fleetwood Plan is designed to guide growth over the next three decades, anticipating the extension of the Expo Line along Fraser Highway to Langley. By concentrating density around transit hubs, the plan aims to support a projected addition of 100,000 residents to the area over the coming decades.

The timing of this application is critical, as it precedes the finalization of the Fleetwood Plan by City Council, which is slated for 2026 or 2027. The project demonstrates how private development is beginning to align with the City’s long-term vision for high-density, transit-oriented communities. It also highlights the shift in Fleetwood from a low-density commercial corridor to a future urban node, driven by the infrastructure investment of the 素里-Langley SkyTrain extension.

Local Vancouver / Burnaby Context

The 素里-Langley SkyTrain project is a major provincial infrastructure initiative that will extend the Expo Line 16 kilometres from King George Station in 素里 to 203 Street in Langley. The 152 Street Station is a key component of this extension, with construction activities currently focused on site preparation and ground improvements for guideway piers and station structures. The City of 素里 has recommended enhancements to this station, including a second entrance on the east side of 152 Street with a pedestrian overpass, to manage anticipated high-volume bus transfers from 南素里.

The Fleetwood Plan is currently in Step 4 of a five-step land-use planning process. It designates the vicinity of three SkyTrain stations—Fleetwood Station, Bakerview-166 Street Station, and the future 152 Street Station—as areas for the greatest building densities and heights. This planning framework is consistent with the BC Housing Targets and the BC Housing Supply Act, which require municipalities to plan for housing needs and submit reports to the province. The plan envisions not only residential density but also new commercial uses, services, and job space to create a complete community.

Historically, Fleetwood has been characterized by low-rise commercial uses, such as the used-car lots currently on the development site. The introduction of a 31-storey tower marks a significant departure from this character, signaling the start of a densification phase. As the SkyTrain construction progresses, the area is expected to see increased interest from developers looking to capitalize on the future transit connectivity and the City’s updated zoning allowances.

Market Impact

The introduction of 358 residential units in Fleetwood will add to the local rental and ownership supply, potentially stabilizing prices in an area that has historically lacked high-density housing options. The mix of micro units and studios suggests a focus on young professionals and students who may rely on the future SkyTrain for commuting to Vancouver or 素里’s urban centres. The retail component will enhance the walkability and amenity value of the 88A Avenue corridor.

For the broader 素里 market, this project signals developer confidence in the Fleetwood area’s future. It may encourage other landowners near future SkyTrain stations to pursue similar high-density applications. The density of 6.9 times the lot size sets a precedent for what is possible in the area, potentially increasing land values for adjacent properties. However, the transition from low-rise to high-rise may also face community resistance regarding shadow, wind, and traffic impacts, which could influence the final design and approval timeline.

Builder / Developer Perspective

For builders and developers, the Fleetwood Plan provides a clear pathway for high-density development near transit hubs, reducing regulatory uncertainty. The proposed density of 6.9 times the lot size is achievable under the plan’s guidelines, but developers must navigate the City’s Rapid Transit Community Amenity Contribution (CAC) fees, which are being updated to reflect station enhancements like the second entrance at 152 Street.

The project’s feasibility will depend on construction costs in a remote area, the timeline for SkyTrain completion, and pre-sale or pre-leasing demand. The inclusion of 5,000 square feet of retail space adds complexity to the design and leasing strategy but enhances the overall project value. Developers must also consider the long-term construction timeline for the SkyTrain, which may impact site access and logistics during the building’s construction phase.

BurnabyHouse Insight

The submission by Flat Architecture at 15284-15296 Fleetwood Drive is a bellwether for 素里’s future urban form. While the City of 素里 is still finalizing the Fleetwood Plan, developers are already positioning themselves to capitalize on the upcoming SkyTrain connectivity. This project highlights the tension between long-term planning and immediate development opportunities. The 31-storey height and 6.9 density ratio are aggressive for the area, suggesting that the developer is betting on the rapid realization of the SkyTrain and the subsequent surge in land values. For local readers, this is a clear signal that Fleetwood is transitioning from a car-centric suburb to a transit-oriented node, with significant implications for future housing supply and community character.