North Shore Updates

[jollyburger]

I haven't tried looking inside recently, but is there zero work being done in "their" space?

[officedweller]

Promenade

By City of Rain @ SkyRise cities Dec 3rd:

Originally Posted by City Of Rain, post: 1283618, member: 70034

IMG_8661 by Hung Lam, on Flickr

IMG_8664 by Hung Lam, on Flickr

IMG_8668 by Hung Lam, on Flickr

[CBeats]

Whole Foods confirmed publicly last night that they'll be opening in March or April (can't rmb which month) of next year. All is good in the world!

[Pinion]

Originally Posted by CBeats

Whole Foods confirmed publicly last night that they'll be opening in March or April (can't rmb which month) of next year. All is good in the world!

Any source?

[Pinion]

Tower options presented at Harry Jerome lands open house

City of North Vancouver residents were shown a few scenarios of what a massive 23rd Street development proposal for the Harry Jerome neighbourhood lands might look like at an open house recently, which included concepts for two or three new highrise towers.

Darwin Properties hosted the public open house at the North Vancouver school district office Wednesday evening.

Community input from the open house is meant to assist Darwin in crafting its future rezoning application to the city, explained Darwin president Oliver Webbe.

“We’re going to gather all of this information – we have an online survey as well – so that people are going to rank what they like the most so hopefully we can provide the most of that,” Webbe said.

If Darwin’s proposal to council is accepted, the developer would sign a 99-year lease on the land that is currently occupied by the old Harry Jerome recreation centre.

North Vancouver City would then use the money from that lease to help fund the new Harry Jerome rec centre being built across the street.

“The two options that we’re really asking is for the community to give us feedback on whether they like the three-tower option or the two-tower option,” Webbe said.

While the tower scenarios presented at the open house were just concepts, they offered a look at where new potential housing could be located on the lands assuming an application to the city was approved.

The three-tower option that was presented showed one highrise building located off Lonsdale Avenue along 23rd Street and two other highrises tucked away at the corners of 21st and 22nd streets along Eastern Avenue.

The three-tower scenario also included the addition of three mid-rise buildings to be built in conjuncture.

The two-tower option included two slightly taller towers – one along 23rd Street near Lonsdale Avenue and the other at the corner of 22nd Street and Eastern Avenue – in addition to up to four mid-rise buildings.

Community members also got a peek at some of the amenities Darwin is proposing, including space for retail, childcare facilities, a medical office, and bicycle and pedestrian infrastructure that integrates with the city’s Green Necklace trail system.

Although Darwin couldn’t yet specify how many total units might be available to rent or own in either tower option, executive vice-president David Jacobson anticipated the number of housing units and amenities would remain the same regardless if the public favoured the two- or three-tower option.

“What we’re proposing is that whichever option is selected the same group or list of various benefits and amenities will be delivered no matter which option is selected. They’ll be exactly the same,” he said.

One trade-off between the competing tower scenarios involves building height. The neighbourhood lands is currently zoned to facilitate a maximum height of 20 storeys under the official community plan, but Darwin might apply for an exemption with regards to the two-tower option if public input is more in favour of that scenario.

“They’ve got two options that they’re presenting and those options are predominately the idea of: Do you put three towers on the site and stay completely compliant with the OCP height caps that are in there now? Or do you take away that third tower, keep the towers on one side of the site and do that same density but do it by allowing for a little bit of extra height on those towers?” explained city planning director Michael Epp.

Darwin is expected to make its zoning application to council in January and a public hearing and potential approval of the application could take place by summer 2018.

City resident Rachel Macaulay attended Wednesday’s open house and said she thought Darwin’s proposed amenities seemed like a great addition to the neighbourhood but she worried the increased density would affect the area’s already problematic traffic flow. She admitted more time was needed to mull it all over.

“I don’t know what I think yet,” she said. “I’ll have to go home and think about it.”

http://www.nsnews.com/news/tower-opt...use-1.23117025

[jollyburger]

They should be ramming down the numbers on how development on this land helps pay for the new community centre. Stick more density on it and pay less taxes should be an easy sell.

[Pinion]

Here's a render of Green On Queensbury (actually on 3rd) that I hadn't seen before. This is all one building, we're basically building towers on their side now.

[rofina]

Flying cars cant come soon enough for the North Shore.

That place will become a case study in absolutely gridlock inside of 5 years.

[Pinion]

Yeah I live several blocks to the west on 3rd and can barely get into my garage many days from the Ironworkers line up. Good luck to anyone who lives there.

And at least I can walk to Lonsdale if things get gnarly. It's not a reasonable walk from there.

[LowerLonsdaleMike]

Originally Posted by Pinion

Here's a render of Green On Queensbury (actually on 3rd) that I hadn't seen before. This is all one building, we're basically building towers on their side now.

Nice setting... Oh except if you were to show that rendering southward you get a glorious view of the grain terminal. Traffic will be insane when Moodyville is densified. Theres what, 3000-5000 more residents that theyre planning for that general area?! And nothing in the works to really fixour traffic issues.

[LowerLonsdaleMike]

I've looked into pricing for this building and it's insanity. $1.25 million for a "townhouse"... oh and strata fees are over $600 a month for the average townhouse.

Here's some of the pricing:

Final Release
Plan Home Type Interior (sf) Exterior (sf) Parking Incl. Price*
2R 2 Bed + Flex Space 1,006 363 2 $815,000
2U 2 Bed+ Flex Space 1,069 73 2 $842,000
TH-A 2 Bed + Flex Space 1,312 85 2 $988,000
TH-J 3 or 2 Bed+ Flex Space 1,463 –1,514 194 2 From $1,249,000
TH-F 3 or 2 Bed+ Flex Space 1,440 203 - 234 2 From $1,260,000
Strata fee is 0.42/sqft

[jozero]

Originally Posted by LowerLonsdaleMike

Nice setting... Oh except if you were to show that rendering southward you get a glorious view of the grain terminal. Traffic will be insane when Moodyville is densified. Theres what, 3000-5000 more residents that theyre planning for that general area?! And nothing in the works to really fixour traffic issues.

They are putting some serious work into the park. Should turn out nice.

The entire moodyville redo seems to be well thought out for medium density nice walkable neighbourhood.

[LowerLonsdaleMike]

Originally Posted by jozero

They are putting some serious work into the park. Should turn out nice.

The entire moodyville redo seems to be well thought out for medium density nice walkable neighbourhood.

Sure it'llbe a nice park, but most of those new residents will have cars and its certainly not going to be walkable in terms of walking to get groceries and walking to grab a coffee. Lonsdale is a long walk from Moodyville. We think traffic is bad now... Just wait until Moodyville is built out.

[rofina]

Originally Posted by LowerLonsdaleMike

Sure it'llbe a nice park, but most of those new residents will have cars and its certainly not going to be walkable in terms of walking to get groceries and walking to grab a coffee. Lonsdale is a long walk from Moodyville. We think traffic is bad now... Just wait until Moodyville is built out.

With Moodyville being on 3rd, and 3rd being a major connector to second narrows, this will make for a fun addition to the epic crawl.

My second case study area are the new towers going on corner of Capilano and Marine by Lions Gate. Cant imagine the impact that will have.

[Pinion]

I live on 3rd and don't even use 3rd to drive east. Keith is always better. It'll be interesting to see how that changes when the new Hwy 1 interchange dumps a ton of people onto Keith. But it will also allow people to get off Keith faster. Might be better, might be worse.

Probably the biggest loser to all the Moodyville development will be the awkward intersection at the bottom of Grand Blvd. The recent renovation helps but a lot more people will be going north up Queensbury. I always thought a giant roundabout would've worked better there:

[s211]

Originally Posted by Pinion

Probably the biggest loser to all the Moodyville development will be the awkward intersection at the bottom of Grand Blvd. The recent renovation helps but a lot more people will be going north up Queensbury. I always thought a giant roundabout would've worked better there:

On the face of it, you have a great idea. You should bring it up with the municipality.

[Pinion]

Originally Posted by s211

On the face of it, you have a great idea. You should bring it up with the municipality.

They literally just "fixed" that part (actually made it a lot safer, but it's still weird/an accident magnet) so no chance of a roundabout now. They'd probably have to buy out two $1.5-$2 million properties for my idea to fit as well.

Grand Blvd originally used to be one street with parks on either side, that's why the two newer streets flanking the park now don't line up with Queensbury.

[officedweller]

Cool.


http://www.historicplaces.ca/en/rep-...spx?id=2425#i3

[Pinion]

One of the most underrated neighbourhoods in the metro IMO with lots of cool Victorian houses.

[phesto]

Originally Posted by Pinion

One of the most underrated neighbourhoods in the metro IMO with lots of cool Victorian houses.

Maybe underrated but not underpriced!