General Vancouver Development Updates II

[GenWhy?]

They might get away with it due to the unit mix. 53% is 3-beds plus, but remember that unit size and layout isn't determined at rezoning

[jollyburger]

Vancouver City Staff Opposing Adoption Of Single Egress Building Code Change

Discussing the risks, City staff said it was important for buildings to have at least two points of egress so first responders have options, such as being able to use one staircase for firefighting and another for evacuation, or if one staircase is compromised. Having a single staircase could also result in congestion in emergencies, they said.

Staff also argue that the potential benefits of SES are uncertain and perhaps overstated.

"The BC SES regulations require additional design features to harden the single exit stair against the possibility of failure, reduce the impacts of fire and smoke, and reduce the impacts on fire fighting response and occupant egress," staff said. "Depending upon the size of the building, and the specific design, these features are likely to significantly reduce the expected benefit of the SES designs. [...] Additionally, there may be further need for space to accommodate smoke control measures such as vestibules, emergency power, and shafts further eroding the anticipated space recovery."

As it relates to potential costs savings, City staff believe such savings would be effectively negated because the Province has added other requirements to counter-balance SES, such as wider stairs, non-combustible finishes, and construction of an antechamber on each floor, among other things.

https://storeys.com/vancouver-single-egress-stairs-building-code/

[jollyburger]

Not sure if this needs a separate thread for COV focused housing initiatives.

Gregory Henriquez On His Role In Helping Vancouver Become A Developer

Henriquez started Archaeology about a year and a half ago, in response to demand by landowners who needed architectural guidance within the Broadway Plan, or on Simon Fraser University’s Burnaby Mountain, to develop rental housing, before committing to a developer. The VHDO approached Archaeology about acting as a consultant to help set the parameters for the first roll out of City-owned land developments, including massing on the site, density and heights, unit mixes, and the usual upfront work done prior to a developer submitting a rezoning application.

“Some of the buildings will have more information than others, depending on the complexity of the project. Some are more massing exercises to prove to planning what can fit on the site. Other ones might be pushing the envelope on height or floorplate sizes or density. They’ll need more architecture in order to be proven out. And so, each will vary.”

Several of the city’s big architecture firms have already been named for the actual design work and applications for each site. Archaeology will directly work on one of the sites, said Henriquez, but he won’t play any role in the final decision on developer partners.

“We're in the first stage, and we're rezoning these five sites, and then the development corporation is being put into place, is being crystallized as an entity. And then they’ll be eventually going out [looking] for [development] partners. That’s what I understand,” Henriquez said.

https://storeys.com/gregory-henriquez-vancouver-becoming-developer/

[Feathered Friend]

A total of 319 multiplex applications have been submitted in the 16 months since Vancouver’s R1-1 policy came into effect, with only one enabled by Bill 44. Yet, less than 16%, totalling a meagre 204 homes, have been issued a permit.

https://cityduo.wordpress.com/city-duos-multiplex-map-and-tracker/

https://bsky.app/profile/city-duo.bsky.social/post/3lixgp2bf522l

[madog222]

Originally Posted by hollywoodnorth

the site at Clark and 1st is now fenced for the upcoming project (whole block is done up) >>

Only two structures left on the block, the SFH visible in the webcam and the apartment building.

[Lexus]

Originally Posted by madog222

Only two structures left on the block, the SFH visible in the webcam and the apartment building.

Would be nice if set back is decent and they can squeeze left turn lanes.

[jollyburger]

Originally Posted by Lexus

Would be nice if set back is decent and they can squeeze left turn lanes.

This was from 2018 not sure if anything has changed

The proposal identifies a 6.1 metre setback from the property line in the lane, a 6.5 metre setback from the roadway on Clark Drive, and a 12-metre setback from McLean Drive. The proposal also includes a canopy near the bus stop on Clark Drive, which will improve comfort for people waiting for the bus. These setbacks and public realm improvements will make it safer and more comfortable for anyone walking past the project site.

The proposal includes significant setbacks and dedications along East 1st Avenue which may enable conversations about changes to traffic patterns and capacity, through revised traffic laning, in the future.

https://ehq-production-canada.s3.ca-cent...982b59aa4ee562eac8edc407870c9d0498a5f165

https://letstalkhousingbc.ca/1st-and-clark

[SpongeG]

I haven't been to this area in a whole, was quite surprised to see this one, Alma & Broadway

PXL_20250224_032925564 by snub_you, on Flickr

[Lexus]

Originally Posted by SpongeG

I haven't been to this area in a whole, was quite surprised to see this one, Alma & Broadway

PXL_20250224_032925564 by snub_you, on Flickr

My photos from 2024, April 9

Goes rather slow. Thanks for the update.

Untitled by Lexus LX, on Flickr

[jollyburger]

Excavation started around September 2021.

https://plposweb.vancouver.ca/Public/Default.aspx?PossePresentation=Guest&PosseObjectId=147789827

[logan5]

Originally Posted by Feathered Friend

https://bsky.app/profile/city-duo.bsky.social/post/3lixgp2bf522l

Applications are exceeding the CoV estimates by quite a bit. It looks like application numbers are gaining - Dec 24/Dec 25, but too early to tell if that is an actual trend, or something else.

Now multiply those numbers by the other municipalities who are under the new Provincial policy (which takes effect later than Vancouver), then we are making some pretty good gains.

Edit - Just looking at Burnaby for example, they go by lot coverage and allowable height to determine density, so a typical 4000 sq foot lot with a 6 plex allows 50% lot coverage at 4 stories = 8000 sq feet. That's a whopping 2 FSR vs 1 FSR in Vancouver for the same size lot. I would imagine Burnaby will outpace Vancouver with that kind of allowable density.

[logan5]

Why is Kensington/Cedar Cottage not included in the Multiplex map? Is there a plan coming up for that neighbourhood that I haven't heard about?

[csbvan]

Originally Posted by logan5

Why is Kensington/Cedar Cottage not included in the Multiplex map? Is there a plan coming up for that neighbourhood that I haven't heard about?

Already zoned for higher density (RT5, RT10 etc). The new Multiplex zoning is only for lower density R1 zones.

[giallo]

I flew over 5055 Joyce today.

• Video Link

[chowhou]

Originally Posted by Feathered Friend

https://bsky.app/profile/city-duo.bsky.social/post/3lixgp2bf522l

What's the one application that was enabled by Bill 44, and what makes it special?

[jollyburger]

Bonnis sold off the Hollywood Theatre development

Since then, in late-2024, both the Hollywood Theatre and Hollywood Residences were sold by Bonnis Properties to Dayhu Group for a sale price of $47.5 million and the properties are now held under Dayhu Investments Ltd. The transaction was brokered by James Lang, Simon Lim, and Jessica Hathaway of Colliers.

https://storeys.com/vancouver-hollywood-theatre-residences-dayhu/

[Coldrsx]

Excited to be apart of the 809 W41st tower coming to Oakridge.

A special thanks to our very own Giallo for the imagery.

https://www.linkedin.com/feed/update/urn:li:activity:7300565727395094528/

[jollyburger]

Originally Posted by Coldrsx

Excited to be apart of the 809 W41st tower coming to Oakridge.

A special thanks to our very own Giallo for the imagery.

https://www.linkedin.com/feed/update/urn:li:activity:7300565727395094528/

Congrats.

So it's the same project that went up in 2021?

https://www.shapeyourcity.ca/809-w-41-ave

[logan5]

A 400 foot tower coming to 282 West 49th Ave, which is much taller than what you can build (with a few exceptions) around the major intersections along the Broadway Corridor. I realize there are shadow policies, but wouldn't you be more concerned about shadows in a much more low density area like Langara vs an area that is considered our 2nd downtown? So contrived. We could have thousands more people living within a 10 minute walk to a Skytrain station if these towers weren't stunted to 30 stories.

This is considered a special site by the Cambie Plan, but it sets a precedent for other projects under the Provincial TOD plan moving forward imo.


https://dailyhive.com/vancouver/langara-family-ymca-vancouver-redevelopment-approved-musqueam

[Feathered Friend]

Originally Posted by logan5

Why is Kensington/Cedar Cottage not included in the Multiplex map? Is there a plan coming up for that neighbourhood that I haven't heard about?

There's no plan on the horizon, rather it's because the other RT zones allow for less density than the R1-1 guidelines (0.75 FSR as opposed to 1.0 FSR).

Originally Posted by chowhou

What's the one application that was enabled by Bill 44, and what makes it special?

That's 3019 W 6th Ave, and it's anyone's guess as to what motivated that individual homeowner.
https://plposweb.vancouver.ca/Public/Default.aspx?PossePresentation=Guest&PosseObjectId=244477120