WE DEVELOP REAL ESTATE SOLUTIONS

THREE SHORES DEVELOPMENT

Three Shores Development provides a wide range of development, advisory and management services.

SERVICES

The scope of our services and experience is extensive. Our work spans a wide range of
land uses including residential, retail, commercial, office, and industrial.

Due Diligence

We understand that in order to manage risk and enhance revenue you need to do your due diligence.

We can help you with:
  • Technical and financial due diligence
  • Evaluation for single assets, portfolios, loans, real estate companies and NPL real estate collaterals
  • Real estate valuations
  • Feasibility and sensitivity studies
  • Comparable data and market intelligence
  • Development proformas

Planning & Development

We help you navigate through the development red tape so you don’t have to From development approvals to negotiating agreements we take your project from vision to reality.

We can help you with:
  • Development approvals
  • Official Community Plan amendments
  • Rezoning
  • Subdivision and air space parcels
  • Development permit negotiation
  • Long term land leases
  • Development agreements between developers and municipalities
  • Land owner representation for local government initiatives

Sales & Marketing

Marketing is only as strong as its sales. We understand the importance of utilizing brand creation and integrated marketing techniques to position each project for a sold out success.

We can help you with:
  • Managing marketing promotion and sales
  • Branding, creative, and graphic design
  • Unit mix and floor plans
  • Sales centre design and launch
  • Transaction support on the acquisition of real estate businesses, loans, portfolios and individual assets
  • Disclosure statements
  • Legal Agreements
  • Preliminary strata plans and phased strata plans
  • REDMA compliance
  • Conveyancing
  • Possession and key pick-up

Construction

We work to create projects that not only inspire but meet the bottom line. Our job isn’t done until we know that you have the design, development and profit expectations required to satisfy lenders and investors.

We can help you with:
  • Assist with the selection of a Construction Management Company or General Contractor
  • Monitor the RFI and shop drawing review process
  • Monitor on-site construction activities
  • Review contractors monthly progress draw
  • Change order analysis and negotiation
  • Coordinate and submit a Building Permit Application
  • Coordinate the completion of the Working Drawing to IFC Drawings
  • Manage the Pre Delivery Inspections

Financing

We assist and advise on raising debt and equity capital for development and investment properties.

We deliver this through:
  • Acquisition, construction or refinancing equity for commercial real estate, developments and joint ventures
  • Sourcing and arranging debt
  • Financing strategy and appraisals
  • Capital structure strategy

PROJECTS

  • All
  • current
  • past

2301 Granville Street

Location: Vancouver, BC Project Size: 60,000 SF Project Type: 60 unit mixed-us...

2301 Granville Street

Location: Vancouver, BC
Project Size: 60,000 SF
Project Type: 60 unit mixed-use building
Completion Date: June 2020
Services Provided: Planning & Development, Marketing & Sales and Construction

5020 Capilano Road

Location: North Vancouver, BC Project Size: 34,500 SF Project Type: 24 unit mi...

5020 Capilano Road

Location: North Vancouver, BC
Project Size: 34,500 SF
Project Type: 24 unit mixed-use building
Completion: April 2019
Services Provided: Planning & Development, Marketing & Sales and Construction

Brooklynn

Location: North Vancouver, BC Project Size: 68,000 SF Project Type: 63 unit re...

Brooklynn

Location: North Vancouver, BC
Project Size: 68,000 SF
Project Type: 63 unit residential mixed-use building
Completion Date: May 2019
Services Provided: Planning & Development

Parkhouse

Location: Vancouver, BC Project Size: 89,000 SF Project Type: 86 unit resident...

Parkhouse

Location: Vancouver, BC
Project Size: 89,000 SF
Project Type: 86 unit residential building
Completion Date: June 2020
Services Provided: Planning & Development and Marketing & Sales

Primrose

Location: Vancouver, BC Project Size: 84,000 sf Project Type: 78 unit resident...

Primrose

Location: Vancouver, BC
Project Size: 84,000 sf
Project Type: 78 unit residential building
Completion Date: December 2018
Services Provided: Planning & Development and Marketing & Sales

New Haven

Location: Burnaby, BC Project Size: 980,000 SF Project Type: 4 industrial buil...

New Haven

Location: Burnaby, BC
Project Size: 980,000 SF
Project Type: 4 industrial buildings
Completion Date: To be determined
Services Provided: Planning & Development

Rogers Arena

Location: Vancouver, BC Project Size: 900,000 SF Project Type: 615 unit mixed-...

Rogers Arena

Location: Vancouver, BC
Project Size: 900,000 SF
Project Type: 615 unit mixed-use building consisting of 3 towers
Completion Date: 2017
Services Provided: Planning & Development

24

Location: Kelowna, BC Project Size: 135,000 SF Project Type: 207 unit mixed-u...

24

Location: Kelowna, BC
Project Size: 135,000 SF
Project Type: 207 unit mixed-use building
Completion Date: To be determined
Services Provided: Planning & Development and Marketing & Sales

Tempo

Location: Richmond, BC Project Size: 21,000 SF Project Type: 254 unit resident...

Tempo

Location: Richmond, BC
Project Size: 21,000 SF
Project Type: 254 unit residential building
Completion Date: November 2017
Services Provided: Planning & Development and Marketing & Sales

Porteau Cove

Location: Squamish-Lillooet, BC Project Size: 1400 acres Project Type: Single ...

Porteau Cove

Location: Squamish-Lillooet, BC
Project Size: 1400 acres
Project Type: Single family and multi-family residential building
Completion Date: To be determined
Services Provided: Planning & Development

Redbrick

Location: Burnaby, BC Project Size: 207,000 SF Project Type: 245 unit resident...

Redbrick

Location: Burnaby, BC
Project Size: 207,000 SF
Project Type: 245 unit residential building
Completion Date: 2015
Services Provided: Planning & Development and Marketing & Sales

Maynards

Location: Vancouver, BC Project Size: 190,000 SF Project Type: 254 unit mixed-...

Maynards

Location: Vancouver, BC
Project Size: 190,000 SF
Project Type: 254 unit mixed-use building
Completion Date: 2012
Services Provided: Planning & Development, Marketing & Sales and Construction

Richards

Location: Vancouver, BC Project Size: 170,000 SF Project Type: 233 unit reside...

Richards

Location: Vancouver, BC
Project Size: 170,000 SF
Project Type: 233 unit residential building
Completion Date: 2011
Services Provided: Planning & Development, Marketing & Sales and Construction

Modern

Location: Vancouver, BC Project Size: 96,000 SF Project Type: 118 unit mixed-u...

Modern

Location: Vancouver, BC
Project Size: 96,000 SF
Project Type: 118 unit mixed-use building
Completion Date: 2014
Services Provided: Planning & Development, Marketing & Sales and Construction

Rogers West

Location: Vancouver, BC Project Size: 305,000 SF Project Type: 150 unit mixed-...

Rogers West

Location: Vancouver, BC
Project Size: 305,000 SF
Project Type: 150 unit mixed-use building
Completion Date: 2015
Services Provided: Planning & Development

Smart

Location: Vancouver, BC Project Size: 84,000 SF Project Type: 90 unit mixed-us...

Smart

Location: Vancouver, BC
Project Size: 84,000 SF
Project Type: 90 unit mixed-use building
Completion Date: 2009
Services Provided: Planning & Development

TV Towers

Location: Vancouver, BC Project Size: 385,000 SF Project Type: 300 unit mixed-...

TV Towers

Location: Vancouver, BC
Project Size: 385,000 SF
Project Type: 300 unit mixed-use building
Completion Date: 2009
Services Provided: Planning & Development

Flagship

Location: Vancouver, BC Project Size: 157,000 SF Project Type: 111 unit reside...

Flagship

Location: Vancouver, BC
Project Size: 157,000 SF
Project Type: 111 unit residential building
Completion Date: 2007
Services Provided: Planning & Development

Mariner

Location: Vancouver, BC Project Size: 148,000 SF Project Type: 119 unit reside...

Mariner

Location: Vancouver, BC
Project Size: 148,000 SF
Project Type: 119 unit residential building
Completion Date: 2007
Services Provided: Planning & Development

Coopers Pointe

Location: Vancouver, BC Project Size: 98,000 SF Project Type: 86 unit resident...

Coopers Pointe

Location: Vancouver, BC
Project Size: 98,000 SF
Project Type: 86 unit residential building
Completion Date: 2006
Services Provided: Planning & Development

Coopers Park

Location: Vancouver, BC Project Size: 760,000 SF Project Type: 650 unit reside...

Coopers Park

Location: Vancouver, BC
Project Size: 760,000 SF
Project Type: 650 unit residential building consisting of 7 towers
Completion Date: 2004
Services Provided: Planning & Development

Spectrum

Location: Vancouver, BC Project Size: 1,050,000 SF Project Type: 900 unit resi...

Spectrum

Location: Vancouver, BC
Project Size: 1,050,000 SF
Project Type: 900 unit residential building consisting of 5 towers
Services Provided: Planning & Development

Pivitol Building

Location: Vancouver, BC Project Size: 230,000 SF Project Type: Office building...

Pivitol Building

Location: Vancouver, BC
Project Size: 230,000 SF
Project Type: Office building
Completion Date: 2001
Services Provided: Planning & Development

Quayside Marina

Location: Vancouver, BC Project Size: 110 slips Project Type: Marina Completi...

Quayside Marina

Location: Vancouver, BC
Project Size: 110 slips
Project Type: Marina
Completion Date: 1999
Services Provided: Planning & Development

Beach Neighbourhood

Location: Vancouver, BC Project Size: 2,500,000 SF Project Type: 2,266 unit re...

Beach Neighbourhood

Location: Vancouver, BC
Project Size: 2,500,000 SF
Project Type: 2,266 unit residential building consisting of 15 towers
Completion Date: 1999
Services Provided: Planning & Development

ABOUT

With over 20 years in the real estate industry, our experience is our foundation. A foundation built on meeting critical timelines, mitigating risks and achieving return on investment. Our relationships and track record enable us to connect you with the best and brightest.

Barry Savage, Principal

Barry has served the development industry since 1995 where he engaged a broad range of development projects, including land use design,multi-family residential development and the incorporation of green building principals. In addition to working within the provincial government in the Ministry of Transportation and Highways,Barry has worked with major real estate developers Concord Pacific, Aquilini Development and Construction and Amacon. Barry has both the aptitude and experience to look at a project from different perspectives and to understand the needs of a variety of stakeholders.

UPDATES

August 27, 2017

5020 Capilano Road

Three Shores Development submitted their detailed application to the District of North Vancouver on September 28, 2017.  We did our best to listen to the community and […]
August 28, 2017

Brooklynn

The project was rezoned and received a Development Permit in April, 2017. The Brooklyn was marketed by Rennie and Associates and is now sold out with […]
March 15, 2017

2301 Granville Street

A development application is currently being prepared to be submitted to the City of Vancouver.

MARKET NEWS

October 13, 2017

GWL Realty Advisors breaks ground on Vancouver Centre II tower – urbanYVR

GWL Realty Advisors has begun construction on downtown Vancouver’s latest office tower, the 33-storey Vancouver Centre II. Source: GWL Realty Advisors breaks ground on Vancouver Centre […]
October 13, 2017

36-storey Polaris condominium tower coming to Burnaby’s Metrotown – urbanYVR

Transca Development has launched presales for their upcoming 36-storey tower — Polaris — at Nelson and Imperial streets in Burnaby. Source: 36-storey Polaris condominium tower coming […]
October 13, 2017

Another mixed-use condo tower planned for Thurlow St. in West End – urbanYVR

A 30-storey mixed-use condo tower with social housing units is proposed for the corner of Thurlow Street and Burnaby Street in the West End. Source: Another […]

No changes to capital gains

The business community is sure to be relieved there are no tax increases in the budget, including on capital gains. The tax would have applied to the earnings from investments such as stocks or real estate, potentially costing business people or entrepreneurs millions of dollars. Under the current rules, half of investors’ capital gains are included when calculating their income taxes. Speculation had suggested that rate could increase to as much as two-thirds or three-quarters.

by Laura Stone And Gloria Galloway from the Globe and Mail
on March 23, 2107

http://www.theglobeandmail.com/news/politics/2017-federal-budget-highlights-breakdown/article34380231/

Province will match federal funding for Metro Vancouver transit expansion

At a morning news conference in Surrey, Peter Fassbender, minister responsible for TransLink, announced the provincial government will match the federal contribution towards Metro Vancouver transit expansion.Last week’s federal budget committed $20.1 billion for transit system upgrades across Canada over the next 11 years through bilateral agreements with provinces and territories, which means an estimated $2.2 billion for Metro Vancouver.

by Jennifer Saltman from the Vancouver Sun
on March 31, 2017

http://vancouversun.com/storyline/major-transit-announcement-coming-friday-morning

BC government enacts new exemption and refunds for foreign entity tax

On March 15, 2017, the BC Government issued Order In Council 152/17 (the “OIC”), which creates a retroactive exemption from the 15 percent Foreign Entity Tax (the “Tax“) for foreign nationals applying for permanent residency under BC’s Provincial Nominee Program, and provides refunds for certain purchasers who have previously paid or are required to pay the Tax and later become Canadian citizens or permanent residents. The OIC enacts these changes by way of amendments to the Property Transfer Tax Regulation.

by Peter Tolensky and Nicholas Shon from Lawson Lundell LLP
on March 27, 2017

http:// www.canadianrealestatelawblog.com/2017/03/bc-government-enacts-new-exemption-and-refunds-for-foreign-entity-tax/

WHO WE’VE WORKED WITH