General Vancouver Updates II

[Xelebes]

The thread is a continuation of the previous thread. Please proceed.

[madog222]

-snip-

[jollyburger]

I'm surprised at how deep the hole for that new Jaguar service centre around Fir/West 2nd. Around 6-7 sets of temporary stair levels to the bottom (counting each diagonal section as a set) . It's nothing like Gilmore Place but there seems to be some settling in the lane behind the site.

https://www.shapeyourcity.ca/1601-w-2-ave

[whatnext]

Originally Posted by jollyburger

I'm surprised at how deep the hole for that new Jaguar service centre around Fir/West 2nd. Around 6-7 sets of temporary stair levels to the bottom (counting each diagonal section as a set) . It's nothing like Gilmore Place but there seems to be some settling in the lane behind the site.

https://www.shapeyourcity.ca/1601-w-2-ave

They'll need lots of room for JLR repairs!

[Jimbo604]

Vaughn Palmer: End of the line for single-family neighbourhoods in most of B.C.
Author of the article:Vaughn Palmer Published Nov 01, 2023

Opinion: B.C. NDP unapologetically introduces legislation to abolish “outdated zoning” that puts most housing “out of reach for many people and families"

...Enter Bill-44, the Housing Statutes (Residential Development) Amendment Act.

Once enacted by the NDP majority in the B.C. legislature later this fall, it will give the provincial government the power to override municipal zoning through much of B.C.

Henceforth, municipalities will have to plan and zone in line with guidelines set out in a provincial government policy manual.

“The manual will set clear provincial expectations in terms of setbacks, height restrictions, parking and lot coverage,” according to the government’s power-point summary of the legislation.

However, the New Democrats did not release the policy manual. That will come later, when the Cabinet gets around to approving the guiding set of regulations.
...

The New Democrats are also waiving some requirements to provide parking.

“For projects closer to transit stops with frequent service, parking minimums will decrease. For projects that are within 400 metres of these transit stops there will be no minimum parking requirements and parking will be determined by home builders.”

The legislation also scraps public hearings for one-off and site-by-site developments. Instead, local governments will be required to hold public hearings on their overall community housing plans.

Once the plan is final, conforming projects will be subject to approval without further public hearings.


You can follow the progress of this bill [#44 Housing Statutes (Residential Development) Amendment Act, 2023] on this gov web page:
Progress of Bills - Current Session

The text of the bill is here: Bill 44 Text

Barring the unforseen(?) the bill should be passed by the end of this legislative session which is November 30th, four weeks today.

[MIPS]

I'll accept to this, hesitantly.
There will always be people who do not want (or cannot fit) into apartments or condos. The wording makes it sound like it would bar SFH in any suburban area, even if the density is unlikely to ever require it and not just tell Kitsilano to go pound sand.

[Changing City]

...

[FarmerHaight]

Originally Posted by MIPS

The wording makes it sound like it would bar SFH in any suburban area

Yeah, the changes will simply open up existing SFH neighbourhoods to different types of housing. I expect many neighbourhoods will see very, very gradual changes (if any changes at all), while some may be unrecognizable in a decade or two.

Many of the existing masterplanned suburban communities won't change all that much (why would you want to live in a sixplex with no parking spot in a cul-de-sac with no transit service?), while some of Vancouver's core neighbourhoods may see a doubling in density over time. But that doesn't mean you won't be able to find a SFH at all, if you're willing to pay for it.

[whatnext]

Provincial government overreach, pure and simple. A shame BC United is in such disarray the NDP will likely win again.

[GenWhy?]

Originally Posted by whatnext

Provincial government overreach, pure and simple. A shame BC United is in such disarray the NDP will likely win again.

Can't agree more on both these points. It's about time.

[Migrant_Coconut]

Originally Posted by whatnext

Provincial government overreach, pure and simple. A shame BC United is in such disarray the NDP will likely win again.

A) 'Bout time - if the suburbs and small towns had done their job, this would never have been needed.

B) Overreach would be banning SFHs altogether. That's not happening.

C) The SoCreds Libs United FC will probably be out in the wilderness until Falcon, Coleman, de Jong and all the other old kleptocrats leave and the new faces of the party shift left to retake the suburbs.

[jollyburger]

I wonder if there's a better system than strata councils for condo management. I mean if there are constantly issues on upkeep/end of life repair that seems like a huge issue coming down the pipeline.

[whatnext]

Originally Posted by jollyburger

I wonder if there's a better system than strata councils for condo management. I mean if there are constantly issues on upkeep/end of life repair that seems like a huge issue coming down the pipeline.

It will be a nightmare. But get rid of volunteer strata boards (the most thankless job ever) and who would oversee contractors/management companies?

[hollywoodnorth]

CONCRETE is AGAIN being poured at the WESTBANK project at ALMA and BROADWAY ..... and it is starting to rise.

so ya .... good news there

[Migrant_Coconut]

Don't forget asbestos.

Keeping in mind that multiplexes are now legal, not mandated; you might get one or two around Killarney or Dunbar... but I'm betting the majority of new builds will likely be concentrated around Kitsilano, Central Broadway, Mount Pleasant, Oakridge/Langara, Commercial, Kingsway and all the inner areas, because that's where the market is hot.

[Changing City]

Originally Posted by Migrant_Coconut

Don't forget asbestos.

Keeping in mind that multiplexes are now legal, not mandated; you might get one or two around Killarney or Dunbar... but I'm betting the majority of new builds will likely be concentrated around Kitsilano, Central Broadway, Mount Pleasant, Oakridge/Langara, Commercial, Kingsway and all the inner areas, because that's where the market is hot.

Strathcona too. This Vernon Drive is just big enough to allow a 4-plex, and so is this Union St house (and if the #22 up Clark Drive is frequent transit, a 6-plex). And this E Cordova house almost certainly could have a 6-plex.

Those are all typical 'inexpensive' builder's teardown / rebuilds. They end up looking like this Union St house in the current market - (and that still might be what gets developed in future).

[officedweller]

Form

From Lawrence Black twitter Nov 14th:


https://twitter.com/LawrenceBlackTV


https://twitter.com/LawrenceBlackTV

[officedweller]

Henry Hudson School



https://twitter.com/LawrenceBlackTV


https://twitter.com/LawrenceBlackTV


https://twitter.com/LawrenceBlackTV

[Feathered Friend]

https://www.shapeyourcity.ca/5515-5525-elizabeth-st


https://www.shapeyourcity.ca/1510-w-...3-granville-st


https://www.shapeyourcity.ca/430-440-w-pender-st


https://www.shapeyourcity.ca/3231-32...5-685-e-17-ave

November 14th, 2023 Public Hearing – Moderate Income Rental Homes Leave Some Seeing Red
Public Hearing – November 14th, 2023 – 6:00pm

In a week where city council will explore whether to create more homes near parks, under-capacity schools, city-owned lands, and even in Shaughnessy, the biggest news came from Victoria. By now, most British Columbians probably know about the new provincial legislation to allow buildings of up to 20 floors near rapid transit stations, and 12 storeys around bus exchanges. The question is how will that impact this Tuesday’s public hearing, and the answer begins with Item #1.

With only a single person opposed to this four floor strata building, the idea that it could grow to twice its current size probably won’t upset many people. Item #2 has seen a similar level of disinterest, yet it’s doubtful this six floor rental building’s proximity to Translink’s trolleybus maintenance centre in Marpole is going to garner any leeway. As for Item #3, it doesn’t need any help, as this 12 floor rental building has silenced any and all criticism.

Its location between two similarly-sized rental buildings under construction near Waterfront Station probably has a lot to do with that feat. Item #4 will also soon have plenty of neighbours as this 12 floor moderate income rental building straddles the Broadway Plan’s southern edge, where 25 storey buildings are envisioned (pg 222-223). Flyers posted along Fraser Street hint some existing residents feel this proposal, the first of any kind submitted in 2023 to reach this point, has gone too far too fast.

Backlash Expectations

Item #1 – 5515-5525 Elizabeth St – Very Low
Few people are interested in a four floor building in the Cambie Corridor

Item #2 – 1510 West 71st Ave and 8733 Granville St – Very Low
It’s comprised of a lone individual’s struggle to find parking

Item #3 – 430-440 West Pender St – Very Low
There hasn’t been any opposition so far

Item #4 – 3231-3245 Fraser St and 675 East 17th Ave – Moderate
Even a basic flyer campaign should always be taken seriously

https://cityduo.wordpress.com/2023/1...me-seeing-red/

[madog222]

Originally Posted by Feathered Friend

https://www.shapeyourcity.ca/3231-32...5-685-e-17-ave

DP for this project was submitted last month.