General Vancouver Development Updates II

[chowhou]

Originally Posted by WarrenC12

I'm not sure why you're arguing with my personal opinion. It has value to me and I would not have purchased my condo without the balcony, or with a small hardly usable one.

Your anecdotes aside. It's like the people who insist we have an empty condo problem because not everybody has 100% of their lights on.

I think we talked past each other, I'm saying it doesn't seem valuable to have a requirement for them. Obviously some people love their balconies and there's a market for them but if the developer doesn't seem to think there's a value add by building a balcony, why should they be forced to?

[Changing City]

Originally Posted by chowhou

I think we talked past each other, I'm saying it doesn't seem valuable to have a requirement for them. Obviously some people love their balconies and there's a market for them but if the developer doesn't seem to think there's a value add by building a balcony, why should they be forced to?

Because there's a minimum standard usually applied to rental housing like this. You can argue all sorts of things aren't required - including the minimum size of units, or indoor amenity space, etc. etc.

There isn't a blanket requirement that every unit must have a balcony: the guidelines say "Private outdoor space should be provided through patios for ground floor units or balconies for upper units. An exception to individual private balconies can be made for studio and one-bedroom units where generous common outdoor space is provided." The problem here is that the scheme doesn't have a generous common outdoor space instead of the balconies.

[chowhou]

Originally Posted by Changing City

Because there's a minimum standard usually applied to rental housing like this. You can argue all sorts of things aren't required - including the minimum size of units, or indoor amenity space, etc. etc.

There isn't a blanket requirement that every unit must have a balcony: the guidelines say "Private outdoor space should be provided through patios for ground floor units or balconies for upper units. An exception to individual private balconies can be made for studio and one-bedroom units where generous common outdoor space is provided." The problem here is that the scheme doesn't have a generous common outdoor space instead of the balconies.

I understand that, it seems like a wasteful requirement to me.

[GenWhy?]

Originally Posted by Changing City

An exception to individual private balconies can be made for studio and one-bedroom units where generous common outdoor space is provided." The problem here is that the scheme doesn't have a generous common outdoor space instead of the balconies.

Is this specific language added into the Broadway Plan?... Or maybe my company's interpretation of "generous common outdoor area" is the minimum allowable to begin with lol. We tried doing studios on one side of a building for about 5 levels and the City shot that down. Had 3 outdoor amenity areas too.

[jollyburger]

Originally Posted by GenWhy?

Is this specific language added into the Broadway Plan?... Or maybe my company's interpretation of "generous common outdoor area" is the minimum allowable to begin with lol. We tried doing studios on one side of a building for about 5 levels and the City shot that down. Had 3 outdoor amenity areas too.

11.1.20 All residential units should have access to private outdoor space, i.e. patio and/or balconies.

11.1.21 If site conditions prevent all residential units from having private outdoor space, alternatives that demonstrate exemplary and commensurate
common outdoor amenities may be considered.

https://guidelines.vancouver.ca/policy-plan-broadway.pdf

[GenWhy?]

Originally Posted by jollyburger

https://guidelines.vancouver.ca/policy-plan-broadway.pdf

"Exemplary"... ya we ain't doin that. No wonder I didn't know about it.

We'll see how it goes down, but I bet they'd have more luck if they built Phase 2 first, as it contains most of the amenity space.

I think we got away with not providing a balcony once... and we just never mentioned it to the City.

[SpongeG]

Format on Kingsway is looking near complete, some of the townhouses are still getting work done inside but I would guess its 95% complete.

PXL_20240123_234213122~2 by snub_you, on Flickr

PXL_20240123_234208516~2 by snub_you, on Flickr

I like the lights over the driveway between them
PXL_20240123_234316790~2 by snub_you, on Flickr

PXL_20240123_234454614~2 by snub_you, on Flickr

[whatnext]

Originally Posted by chowhou

Ehh balconies are a lot like gym amenities, some people swear by them, others completely ignore them, developers seem to think they're a value add (otherwise why would every new building have one? There's no requirement.) but are they really? I don't know if I've ever heard anyone complain that their strata gym was overcrowded. Even when it's great weather and a lovely temperature, if you look at the balconies in the city how many people do you really see using them as anything other than storage space?

Exactly. From October to March balconies are largely unusable due to bad weather. Recent summer trends mean ones facing into the sun can become unpleasantly hot during those months. Most of our tall buildings are within walking distance of parks and many would rather hang out there than on a small balcony.

[whatnext]

Originally Posted by WarrenC12

I love my balcony. The size and shape (for usefulness) was a key feature in my condo purchase. Outdoor space is amazing.

Don't you live in a SFH?

Yes but the first condo I ever bought was one of the first Concord towers. It had a solarium and not a balcony. Never missed it. Didn’t even use the landscaped podium on sunny days when parks and beaches were so close anyway.
Ditto with the 1959s era rental west of Denman I used to live in. I realize there are a small minority who grow wonderful things on their patios and get hours of enjoyment from that but they are few and far between.

[SpongeG]

into the balcony debate, in my BF's building I have never seen anyone on the balcony, once in a while I can hear someone having a puff, but most are empty other than some storage. He and I use it all the time, we have a table and chairs, and it's a fairly large welcomed space in a very small place.

There is a new building next door and I can count on one hand the amount of times I have seen someone sitting outside in two or so years. Of the 125+ units less than 10 seem to have any kind of seating, a few do put up lights and plants but most just sit empty.

I don't think every building needs a balcony, it might make for some more interesting-looking buildings if they didn't have to have balconies on them. Also the trend of staggered random balconies seems weird to me, I would feel exposed having the upper levels looking over their side and my balcony being fully open to viewing.

[jollyburger]

More infill around Kingsway/Fraser



https://www.shapeyourcity.ca/3231-3245-fraser-st-and-675-e-17-ave

[osirisboy]

Originally Posted by whatnext

Exactly. From October to March balconies are largely unusable due to bad weather. Recent summer trends mean ones facing into the sun can become unpleasantly hot during those months. Most of our tall buildings are within walking distance of parks and many would rather hang out there than on a small balcony.

I literally was using my deck all afternoon yesterday. If you make it a nice enjoyable space you’ll use it.

Also, format turned out great along Kingsway. although, with townhomes, just pick one material and use that.

[madog222]

Originally Posted by jollyburger

More infill around Kingsway/Fraser



https://www.shapeyourcity.ca/3231-3245-fraser-st-and-675-e-17-ave

Despite the black and white render featured on the shapeyourcity page the tower is still red, the design looks completely unchanged from the approved rezoning.


https://www.shapeyourcity.ca/3231-3245-fraser-st-and-675-685-e-17-ave

[Vin]

Getting taller:

Three rental housing and office towers up to 35 storeys proposed at future Emily Carr SkyTrain station
https://dailyhive.com/vancouver/gnw-emil...reat-northern-way-vancouver-pci-low-tide

Developers are definitely getting bolder in their proposals under the ABC leadership.

Hopefully the skytrain station can have direct access into the proposed building, or at least to the plaza.

[Migrant_Coconut]

They're bolder because of the Broadway Plan - the one passed by the Stewart council.

[Changing City]

Originally Posted by Vin

Getting taller:

Developers are definitely getting bolder in their proposals under the ABC leadership.

Hopefully the skytrain station can have direct access into the proposed building, or at least to the plaza.

"This project aligns with the prescriptions of the Broadway Plan, which permits buildings up to 35 storeys tall within the “MCDD” sub-area surrounding the subway station on the north side of Great Northern Way." So you can thank Gregor Robertson, and the Vision Council for initiating that plan in June 2018, and then Kennedy Stewart and the last Council for moving the Plan forward during their term. ABC didn't exist when the plan was being developed.

[GenWhy?]

Originally Posted by Vin

Getting taller:



Developers are definitely getting bolder in their proposals under the ABC leadership.

Hopefully the skytrain station can have direct access into the proposed building, or at least to the plaza.

Looks like the SkyTrain station spits people out into the proposed plaza and not any new buildings.

[Feathered Friend]

https://www.bcassessment.ca//Property/Info/QTAwMDAwMjFMMQ==


https://www.shapeyourcity.ca/2929-commercial-dr

Vancouver’s Teachers’ Associations have scrapped their plans for a 6 floor building with offices, training space & 27 social housing apartments for teachers that city council approved in 2021. Yet, their decision to sell 2929 Commercial Drive has some benefits.

That’s because this 42 year old building will become the 1st permanent home of Jewish Family Services. After it's renovated, they will continue a proud 87 year tradition of providing clinical counselling, care for holocaust survivors, & housing advocacy

https://www.jfsvancouver.ca/jfs-has-a-new-permanent-home/

https://x.com/City_Duo/status/1752452714016165926?s=20

[gaviscon]

Toronto seems jealous of our landscaping projects downtown. There's a huge discussion about it at UT

https://urbantoronto.ca/forum/threads/to...court-arcadis.31051/page-16#post-2044313

[WarrenC12]

Originally Posted by gaviscon

Toronto seems jealous of our landscaping projects downtown. There's a huge discussion about it at UT

https://urbantoronto.ca/forum/threads/to...court-arcadis.31051/page-16#post-2044313

I gotta say Richards is really well done. It feels nice to walk and bike down, and traffic isn't even that bad. Turn lanes or banning turns is all that's needed IMO.