General Vancouver Updates - Page 65

Canadian Mind · #**1281** Posted **Jul 23, 2009, 3:07 AM**

Quote:

Originally Posted by jlousa

Always divided if Chinatown/Gastown stuff should go in here or in the Downtown thread, since the downtown thread has been pretty active today figured I'd post this here so it won't get buried so quickly.

A new thread for the Chinatown/Gastown/NEFC in order?

Quote:

Also the COV is looking like it will up the maximum transferable density from the density bank from 10% to 20%. This should clear up the inventory quickly and bring it back online, the city is currently freezing it for 3 years and will then only allow density to be created at the average rate it was consumed over the last 3 years. Personally I don't think the freeze will need to last that long but we'll see.

I'm afraid I fail to understand exactly how the system works. Why is there a "bank" of excess density, and what is this bank? Is it density the developers already have stored because of fixing heritage buildings, or is it heritage buildings with assigned amounts of square footage in density that will be allowed to whomever redeveopes them?

I thought developers did heritage restoration/amenities to get extra density as needed.

hollywoodnorth · #**1282** Posted **Jul 23, 2009, 9:19 AM**

Quote:

Originally Posted by jlousa

Left coaster, for exact info use Vanmap, not to mention they have their aerial maps updated yearly

It's the building just south of the lane (lamplighters is north of the lane)
It's the building behind Balthup (sp)

This next bit is interesting, my understanding was Onni was going to wait just a bit more before proceeding with V6A.

Anyone know if this is the case and it's already back on, or just a trade paper jumping the 🞵🞵🞵.

wow great news on V6A if that is the case. I will scope out the site today

hollywoodnorth · #**1283** Posted **Jul 24, 2009, 4:17 AM**

Quote:

Originally Posted by jlousa

Left coaster, for exact info use Vanmap, not to mention they have their aerial maps updated yearly

It's the building just south of the lane (lamplighters is north of the lane)
It's the building behind Balthup (sp)

This next bit is interesting, my understanding was Onni was going to wait just a bit more before proceeding with V6A.

Anyone know if this is the case and it's already back on, or just a trade paper jumping the 🞵🞵🞵.

ya they jumped the 🞵🞵🞵 its still a pond aka hole in the ground.

jlousa · #**1284** Posted **Jul 28, 2009, 2:16 AM**

Here's a public copy of a draft of the master plan taking shape for the PNE, not much I haven't already mentioned but it's in a presentation format for all to see.
The one thing that is new is the possiblity of playland shifting east into the old empire stadium site, although I don't beleive that idea has much traction. Personally though I think I like that idea as the space is currently underutilized and this would allow playland to expand and give the locals more green space.

http://vancouver.ca/pnepark/meetings/09jun18siteplanningdirections.pdf

agrant · #**1285** Posted **Jul 28, 2009, 2:30 AM**

It would be fine if they could come up with new sports fields to replace the ones there. I think it would upset the local baseball and soccer leagues if that didn't happen. They're short on fields as it is.

mr.x · #**1286** Posted **Jul 28, 2009, 3:41 AM**

I would love to see Playland fully expanding into most of the Empire Stadium site, and perhaps compromise by reducing some of the existing Playland site for greenery.

jlousa · #**1287** Posted **Jul 29, 2009, 4:17 AM**

Surprising there hasn't been more talk on the PNE topic.
Anyways as I had mentioned that 2250 Commercial which currently is a 3 storey building is looking to upgrade to a 5 storey building, highly unlikely as it would set a precendant for 5 storeys on the drive but we'll see what happens. They have released some preliminary renders which don't look to bad. Here are the links if anyone wants to see them.

http://vancouver.ca/commsvcs/planning/rezoning/applications/2250commercial/documents/context.pdf

http://vancouver.ca/commsvcs/planning/re...2250commercial/documents/streetscape.pdf

http://vancouver.ca/commsvcs/planning/rezoning/applications/2250commercial/documents/elevation.pdf

dreambrother808 · #**1288** Posted **Jul 29, 2009, 4:40 AM**

That would be an improvement. The building currently there is fug.

entheosfog · #**1289** Posted **Jul 29, 2009, 6:47 AM**

I'd have to agree, the new building would dominate its surroundings. But the current building sure is ugly! Maybe just a renovation?
I wonder if Van East Cinema would be staying? I love the place but it sure could use an up-do. (or at least new seats!)

deasine · #**1290** Posted **Jul 29, 2009, 6:52 AM**

Honestly, I'm surprised many of the buildings around the Broadway/Commercial Drive Hub haven't been redeveloped. Hope this is the beginning to many more to come.

hollywoodnorth · #**1291** Posted **Jul 29, 2009, 8:08 AM**

what the hell happened to ECODENSITY? 1 block from not 1 but !!2!! skytrain lines in an already dense area with no view issues....seems like a NO brainer to let them go up what another 25 feet? GASP!!!!!!!

thanks for the links Jlousa

CBeats · #**1292** Posted **Jul 29, 2009, 8:15 AM**

I hope they retain the decent rides at playland. Greening it up is a good idea, but they can't sacrifice the quantity of decent rides (of which there are few) just to appease some vague city plan to increase green space in the city...

amor de cosmos · #**1293** Posted **Jul 29, 2009, 4:54 PM**

excellent news imo. i wonder if the garages can still be used as garages, and the suites can be built above:

Quote:

Laneway housing approved by Vancouver council
Last Updated: Wednesday, July 29, 2009 | 9:08 AM PT
CBC News

Homeowners in Vancouver can start converting their laneway garages into rental housing under a new bylaw passed unanimously by the city council on Tuesday.

About 70,000 single-family lots across the city are eligible to add the new homes, which can only be built in the area usually reserved for a garage, and only used as rental units.

On a standard lot, the laneway houses can have up to 500 square feet of floor space and be up to one and a half stories high. The idea was promoted by former mayor Sam Sullivan as part of his eco-density initiative.

Current Mayor Gregor Robertson said the new homes will help the environment by offering affordable housing for those who work in the city, allowing them to avoid long commutes.

"Hopefully, we do see some positive green impact from laneway in terms of the density and the use of our infrastructure here in the city, rather than being pushed out from jobs and family," said Robertson.

City staff said two-thirds of the people who spoke out at several lengthy public meetings in recent days supported the idea, but those opposed were most concerned about parking and congestion.

Councillor Raymond Louie said he believes the units will help raise the city's low vacancy rate for rental units and allow neighbourhoods to evolve as residents seek different home sizes during the different stages of their lives

"It will allow people to age in place, as they purchase a home, they become part of that community and have the opportunity to stay in that community for the entire duration of their life," said Louie

The city will start accepting applications Wednesday, and a permit will cost $899. Estimates for the cost of building the units range anywhere from $125,000 to $200,000.

The city council is also considering a similar proposal to allow downtown condominium owners to put 205-square-foot mini-suites inside their units.

http://www.cbc.ca/canada/british-columbia/story/2009/07/29/bc-vancouver-lane-way-housing.html

teriyaki · #**1294** Posted **Jul 29, 2009, 5:52 PM**

Quote:

Originally Posted by amor de cosmos

excellent news imo. i wonder if the garages can still be used as garages, and the suites can be built above:

http://www.cbc.ca/canada/british-columbia/story/2009/07/29/bc-vancouver-lane-way-housing.html

The sentence here "the laneway houses can have up to 500 square feet of floor space and be up to one and a half stories high." makes me think that its either the garage OR the laneway house. Depending on the actual by-law, maybe developers will find a loophole to circumvent this. If the ceiling was incredibly low for both the garage and the unit, it may be possible!?

privatejet · #**1295** Posted **Jul 29, 2009, 6:53 PM**

No loopwhole;

From the Council Report:
http://vancouver.ca/ctyclerk/cclerk/20090721/documents/phea6.PDF
Maximum laneway house size =
maximum dwelling unit size +
one covered or enclosed
parking space

Architype · #**1296** Posted **Jul 29, 2009, 7:40 PM**

Quote:

Originally Posted by teriyaki

The sentence here "the laneway houses can have up to 500 square feet of floor space and be up to one and a half stories high." makes me think that its either the garage OR the laneway house. Depending on the actual by-law, maybe developers will find a loophole to circumvent this. If the ceiling was incredibly low for both the garage and the unit, it may be possible!?

The one and a half storeys would refer to the gabled roof shape or similar, as in an attic type space.

"The proposed regulations define the ½-storey as 60% of the floor area of the main floor. This
allows enough space for a studio or 1 bedroom unit on 33-foot wide lots, and up to 2
bedrooms on larger lots. Heights could be up to six feet more than are now permitted for a
garage. Proposed guidelines further address aspects of privacy, massing, and shadowing of
the upper storey."
Source: http://vancouver.ca/ctyclerk/cclerk/20090721/documents/phea6.PDF

Re: Commercial Drive - I think that a 5 storey height is fine, better than some of the one and two storey structures there which tend to be pretty ugly. The street running north-south ensures adequate sunlight during much of the day.

jlousa · #**1297** Posted **Aug 4, 2009, 8:29 AM**

Looks like the Van Dusen project is moving ahead, part of it went out for tender late Friday.
Rumour has it that there will be some money found to better link QE Park with Van Dusen as well, probably some kind of linear park or maybe something similar to the Carrell St Greenway. I'll let you know more when I hear something.

Delirium · #**1298** Posted **Aug 7, 2009, 1:16 PM**

this looks interesting and different! i like it.

jack bell research centre expansion
Located on the Vancouver General Hospital (VGH) precinct, at Laurel Street and West 10th Avenue, the Jack Bell Research Expansion project is a seven (7) storey addition to the existing research facility. The expansion comprises of an area of 5,500 square meters of new research laboratories and administration office spaces. The Jack Bell facility is shared by two distinct medical research groups: The Prostate Centre and the Centre for Hip Health and Musculoskeletal Research.

http://www.mcmparchitects.com/projects.cfm?projectID=170

raggedy13 · #**1299** Posted **Aug 7, 2009, 4:26 PM**

I remember seeing a less polished rendering of this 6 months to a year ago, so I'm glad to see an update on it. I think it looks great. Just the sort of more unique architectural infill we need. Something about it looks simultaneously retro yet contemporary at the same time... kind of like 1950s/60s futurism or something. Perhaps "retrofuturism" - I just came across that term.

Anywho, thanks for the find Delirium.

mr.x · #**1300** Posted **Aug 7, 2009, 8:14 PM**

I like it!!! Seems like the VGH medical campus is where we'll be getting all our daring new designs.

BC Cancer Agency

Blusson Spinal Cord Centre