Olympic Village & Southeast False Creek Updates Discussion

[jollyburger]

I guess we'll get something along the lines of the 1770 W 12th project from Greystar/Dialog

https://www.shapeyourcity.ca/1770-w-12-ave

[LeftCoaster]

FSR of 5.97? Hmm that's a bit disappointing for a site like that. I would have expected at least 8 or 9 if not higher.

[osirisboy]

Originally Posted by LeftCoaster

FSR of 5.97? Hmm that's a bit disappointing for a site like that. I would have expected at least 8 or 9 if not higher.

Yeah like 20 🤷♂️🤦♂️

[jollyburger]

Maybe they'll revise it with the viewcone changes? Seems like it's between 5-15 additional stories?

https://council.vancouver.ca/2024071...ents/pspc1.pdf

They can build up to the mechanical room roof on that building next to the Vancity office tower. I assume the 18 storey is on the Main Street side with the taller one closer to Quebec.

City Gate Tower 1 is 30 floors/308 feet.

[WarrenC12]

Now what about that damn parking lot bordering Terminal.

Hopefully the sewer capacity can take it.

[GenWhy?]

Originally Posted by jollyburger

Maybe they'll revise it with the viewcone changes? Seems like it's between 5-15 additional stories?

https://council.vancouver.ca/2024071...ents/pspc1.pdf

They can build up to the mechanical room roof on that building next to the Vancity office tower. I assume the 18 storey is on the Main Street side with the taller one closer to Quebec.

City Gate Tower 1 is 30 floors/308 feet.

The Plan has max heights of 18 along Quebec and 10 for Main St. Their proposal for a 22-storey and 18-storey building already seem above and beyond. Under the Below-Market Rental Housing Policy you can get +3 storeys for heights of 12+, and +2 storeys for max heights of 8-11.

The Plan and the City have some weird relaxation rules that I imagine is being applied here. For instance, the rezoning at 5-15 West 2nd has a max height of 7 under the Plan but it went is as an 18-storey building.

[Feathered Friend]

I assume what's happening is they're taking the base allowed under the Southeast False Creek ODP, and then using the Secured Rental Policy to achieve the higher floor count/density. That would allow them to propose something "aligns with the local context," and also explains why there isn't a below-market component.

The alternative pathway would have been the TOA policy, but that would have capped the site to 5 FSR, and required a mix of market, and below-market rental housing, or strata and social housing.

[Changing City]

The McDonalds replacement project has a higher density than most of the rest of SEFC, and most of Citygate, so it's certainly not going to look under built. The closest comparison I can think of is Westbank's Zephyr, on Davie, which has slightly fewer units and Slightly more density on a similar sized site. The difference is that the towers there are 21 and 23 storeys, and side by side rather than front and back.

[logan5]

This is DTES-ish. We need to bring in as many units as possible to this area, to turn the tide. Should be a 60 story tower with 600 units. F the view cones or shadow cones or whatever red tape is holding this city back.

Saving historic Chinatown and the DTES should be prioritized over height restrictions, by a lot.

[madog222]

Originally Posted by logan5

This is DTES-ish. We need to bring in as many units as possible to this area, to turn the tide. Should be a 60 story tower with 600 units. F the view cones or shadow cones or whatever red tape is holding this city back.

Saving historic Chinatown and the DTES should be prioritized over height restrictions, by a lot.

You believe that a developer would want to build a 60 storey tower on this site?

[csbvan]

Originally Posted by madog222

You believe that a developer would want to build a 60 storey tower on this site?

The cost of developing a 60 storey rental tower on this site, with all the additional elevators, with the excavation depth (in this soil!). It would be tough to pencil out, probably.

[logan5]

Originally Posted by madog222

You believe that a developer would want to build a 60 storey tower on this site?

100%. This is still a near waterfront property that is close to an already existing OV neighborhood. Far more desirable location than any 60 story tower in Burnaby.

There needs to be incremental moves towards the heart of the dtes, as opposed to trying to build a strata building right at Hastings and Main.

[osirisboy]

Originally Posted by logan5

This is DTES-ish. We need to bring in as many units as possible to this area, to turn the tide. Should be a 60 story tower with 600 units. F the view cones or shadow cones or whatever red tape is holding this city back.

Saving historic Chinatown and the DTES should be prioritized over height restrictions, by a lot.

100% agree. And yeah I think a number of developers would jump at that if allowed

[WarrenC12]

The views at 60 stories would be pretty incredible. I'll take this though.

[BaddieB]

There are two 35 storey towers proposed around Emily Carr and many more in that height ranged proposed there too. I don't see under the current council why a 40 storey proposal wouldn't be approved. If there's 40 storeys going up on South Granville, there should be no difference at the McDonald's.

[Changing City]

Originally Posted by BaddieB

There are two 35 storey towers proposed around Emily Carr and many more in that height ranged proposed there too. I don't see under the current council why a 40 storey proposal wouldn't be approved. If there's 40 storeys going up on South Granville, there should be no difference at the McDonald's.

The Great Northern Way towers are 6.41 FSR, and to build the height and density, they're providing 20% of the apartments to rent below market. (The other taller Broadway Plan towers also all include either below market rental, or non-market units). On the McDonalds site, the developer apparently doesn't want to provide any below market rental units, so their proposal maxes out the density they can achieve for a market rental project, at 5.97 FSR.

[Changing City]

Originally Posted by jollyburger

I guess we'll get something along the lines of the 1770 W 12th project from Greystar/Dialog

https://www.shapeyourcity.ca/1770-w-12-ave

As the architect here is also dialog, I wonder if this isn't the same developer? The Hive reported the purchaser as 'Grey Real Estate Partners', but that doesn't seem to be an actual company, (at least, not in Canada). Storeys said they paid $80m for the site. Greystar have been actively acquiring development sites in the past two years.

[jollyburger]

Originally Posted by Changing City

As the architect here is also dialog, I wonder if this isn't the same developer? The Hive reported the purchaser as 'Grey Real Estate Partners', but that doesn't seem to be an actual company, (at least, not in Canada). Storeys said they paid $80m for the site. Greystar have been actively acquiring development sites in the past two years.

JLL said it was an affiliate of Greystar

https://www.linkedin.com/posts/jll-c...58546176-1NcG/

[jrdtown]

Archetype, 220 E 1st Ave
My photos, taken today.

[jollyburger]

False Creek Station is on hold now might return taller and as a residential project.

False Creek Station was a planned 13-storey, 270,000-square-foot AAA office building with retail at grade at 1296 Station St., next to the Main Street Sky Train Station and the new St. Paul’s Hospital campus that’s scheduled to open in 2027.

That project has also been put on pause as GWL Realty Advisors (GWLRA), on behalf of the property’s ownership group, is exploring its long-term options now that the City of Vancouver has relaxed view protection guidelines and the provincial government has set minimum height and residential densities for areas near transit nodes.

While this will allow for more flexible land use options than before, GWLRA hasn’t yet applied to the City to make any changes.

“We appreciate the leadership of the City of Vancouver and the Province of B.C., who have made changes to encourage more housing development,” GWLRA VP of development for Western Canada Geoff Heu said in a statement provided to RENX about False Creek Station.

“These changes help to materially improve development possibilities at this unique location, and for a project that will complement the hospital campus and the broader community. We look forward to working with the City of Vancouver team and other stakeholders.”

https://renx.ca/vancouver-office-mar...ape-challenges