Vancouver Infill & Lowrise Updates Discussion

[osirisboy]

Good Paint job!

Also, yeah weird set back. ������♂️

[officedweller]

Originally Posted by Feathered Friend

Those remind me of birdhouses.

[gaviscon]

del

[mcj]

Originally Posted by BaddieB

What's with the setback?

Probably updating to modern standards for sidewalk width on what is a main artery where road/parking space reallocation to sidewalk width would be a political nightmare.

[osirisboy]

Originally Posted by mcj

Probably updating to modern standards for sidewalk width on what is a main artery where road/parking space reallocation to sidewalk width would be a political nightmare.

No. The setback from the 2nd floor up where it exposes the blank wall of the Neighbor

[RedArbutus]

We used to walk past this development all the time several years ago. I like what they've done with that wedge of land, but wow that would be loud to live there. People really speed up heading towards the diversion esp. heading westbound.

[GenWhy?]

Originally Posted by osirisboy

No. The setback from the 2nd floor up where it exposes the blank wall of the Neighbor

I remember it being a requirement / option of the C-2 zone rental changes.

[officedweller]

Originally Posted by Feathered Friend

Looks like the older building was setback from the houses across the alley, so it was butted up against the street.
That also gave it patios on the south side.

The new building looks like it is closer to the alley, set back away from the noise or 4th Ave.
Have the guidelines for overlook (over houses nearby) changed?


https://www.google.com/maps/@49.2682209,..._ep=EgoyMDI0MTExOS4yIKXMDSoASAFQAw%3D%3D

[mcj]

Originally Posted by osirisboy

No. The setback from the 2nd floor up where it exposes the blank wall of the Neighbor

Ah yeah there are two setbacks, but it is also setback from the roadway more than the other two buildings it's sandwiched between

Here's the condition from the development application approval:

Engineering Services conditions:
1.14 provision of the following improvements to the satisfaction of the General
Manager of Engineering Services:
i. street improvements along W 4th Ave adjacent to the site and appropriate
transitions including the following:
a. 1.22 m (4.0 ft.) wide hardscape front boulevard (measured from
the back of the existing curb) with street trees where space
permits;
b. broom finish saw-cut concrete side

The city wanted it setback an extra 4ft from the sidewalk ROW.

[GenWhy?]

Originally Posted by mcj

Ah yeah there are two setbacks, but it is also setback from the roadway more than the other two buildings it's sandwiched between

The city wanted it setback an extra 4ft from the sidewalk ROW.

Sidewalk setbacks for major roads have been in place likely since about 2016. they are universal City-wide in "shopping areas". The upper level setback is new as per the latest C-2 rental zoning changes (2021?).

[officedweller]

Presumably the upper level setback helps with street noise? (or at least exhaust).

[GenWhy?]

Originally Posted by officedweller

Presumably the upper level setback helps with street noise? (or at least exhaust).

No, I've found it doesn't make a difference. You need your windows closed to hear yourself think. Our latest triple-pane projects are a life-saver for folks I'd imagine.

The setback was about sunlight to the street below - no big streetwalls for pedestrians.

[Changing City]

Originally Posted by GenWhy?

No, I've found it doesn't make a difference. You need your windows closed to hear yourself think. Our latest triple-pane projects are a life-saver for folks I'd imagine.

The setback was about sunlight to the street below - no big streetwalls for pedestrians.

I guess it might also be related to the construction method, as it's mass timber, with a dark brick skin. That's heavy, so it's easier to put a single transfer beam to carry the load, than to have the lower floors closer to the street, and the upper floors set back, requiring a second transfer structure to take the weight of the upper floors. I think that's easier with more traditional wood-frame or concrete framed buildings

[officedweller]

Originally Posted by GenWhy?

The setback was about sunlight to the street below - no big streetwalls for pedestrians.

That makes sense. It's on the south side of 4th Ave.

[Feathered Friend]

https://web.archive.org/web/20230403230833/https://www.shapeyourcity.ca/2783-w-4-ave

1960 MacDonald St
99 Rental Homes, 6 Retail Spaces
Development Application Submitted – September 2022
Building Permit Issued – September 2023
Photos Taken - November 3, 2024

https://www.instagram.com/p/DC2zUSOvPdO/

[GMD]

Originally Posted by Feathered Friend

[url=https://imgur.com/EhZEYFw]




https://www.instagram.com/p/DCxc5GISvaG/

I keep seeing new buildings with that big protruding slab of concrete across the top of the first floor. Is that some sort of new style, or a cost saving measure, or required to meet new seismic requirements. I don't get it.

[madog222]

Originally Posted by GMD

I keep seeing new buildings with that big protruding slab of concrete across the top of the first floor. Is that some sort of new style, or a cost saving measure, or required to meet new seismic requirements. I don't get it.

That's not all slab, look closely. Pretty sure it's just for privacy and noise reduction for the balconies.

[GMD]

Originally Posted by madog222

That's not all slab, look closely. Pretty sure it's just for privacy and noise reduction for the balconies.

Pick a different word if you don't like slab, but I feel like you never really saw that style before, and now I see it all over on new buildings going up, and it is not as if having buildings with balconies is a new concept.

For example, Moody Yards in Port Moody or Hue by Marcon, also in Port Moody.

[officedweller]

Yeah, it's a parapet wall.
It does look bulky, but as maddog suggests, it's probably for privacy, and so would also say it conceals the mess that may be on those patios.
It may also be a concrete planter (?)

[seamusmcduff]

I believe this is one of the furthest along multiplexes at 275 W 17th Ave,