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  #9461  
Old Posted Jan 24, 2013, 2:18 AM
jsbertram jsbertram is offline
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Quote:
Originally Posted by cornholio View Post
Well the problem is Wall said it wont look the same, and that's the important part. The rest is just sugarcoating and should be taken with a big grain of salt. My issue is that the units are sold, there is no real financial incentive for Wall to spend anything more then he has to in order to fix the problem, and we are talking about a lot of money here. I assume the driving force behind darkening the glass are the residents as Klazu pretty much confirmed. I know someone who worked for one of Walls hotels in upper management and they had nothing good to say about him and based on that information I expect him to cheap out on the details and spend the minimum to meet the requirements. I don't want to be a pessimist and of course it might very well turn out great but imo it makes sense to be cautiously worried.
If the windows for the upper-floor condo floors were so badly installed that they require replacing now (and this is an excuse to install darker glass), then it won't surprise me that the building glass on the hotel floors would also need replacing.

Doesn't Wall own the hotel space?
If so, Wall will have to pay to fix the glass on the hotel floors, and the condo owners get their 'special assessment' for the work on their floors.
     
     
  #9462  
Old Posted Jan 24, 2013, 2:35 AM
jsbertram jsbertram is offline
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Originally Posted by officedweller View Post
It's a pipe to which firefighters hook up their hoses to pump water to areas of a building that are far from the hydrants. i.e. it's like a "built-in" fire hose for the building.
If you walk by any building on the street, you'll see caps (like hydrant caps) sticking out of the building for standpipes. Firefighters would hook up hoses from a hydrant to the standpipes to get water into the building.

Question:
I always thought that standpipes were empty until the fire department hooked them up to a hydrant. The articles suggest that the standpipes had water in them. Or was the flood caused by sprinklers?
I've noticed most buildings have 'dry standpipes' connections that the fire dept pumper trucks can connect to and supply water to the building.

I think 'wet standpipes' refers to the piping in the building that has pressurized water to supply the fire-suppression systems (aka 'sprinklers') and the 'hose and reel' cabinets in hallways.
     
     
  #9463  
Old Posted Jan 24, 2013, 2:54 AM
officedweller officedweller is offline
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Thanks for the clarification.
I guess I had assumed that the hose cabiets were hooked to the dry standpipes rather than the wet ones.
     
     
  #9464  
Old Posted Jan 24, 2013, 3:42 AM
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Quote:
Originally Posted by jsbertram View Post
If the windows for the upper-floor condo floors were so badly installed that they require replacing now (and this is an excuse to install darker glass), then it won't surprise me that the building glass on the hotel floors would also need replacing.
I think the biggest problem is that these clear glass windows work like a greenhouse, letting in all the light and heat and keeping it there. I can confirm that during the summertime it can get very warm inside and the A/C that every apartment has, can get underpowered. The situation is tolerable on the north side of the building, but on the south side the apartments must be hell during those sunny days.

Smaller problem is that moisture tends to pile up between some windows. It's not a big problem in our apartment and happens only occasionally, but it is not a nice thing.

On the other hand the windows in this building are very well installed and they isolate the outside noise almost entirely. We can only faintly hear traffic on Nelson and Burrard when the windows are closed (the small windows can be opened). It's really a blessing and totally different from the building we lived in last spring in Coal Harbour, where you could hear all the cars and feel the wind blowing through the window borders.
     
     
  #9465  
Old Posted Jan 24, 2013, 4:15 AM
cornholio cornholio is offline
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Quote:
Originally Posted by jsbertram View Post
If the windows for the upper-floor condo floors were so badly installed that they require replacing now (and this is an excuse to install darker glass), then it won't surprise me that the building glass on the hotel floors would also need replacing.

Doesn't Wall own the hotel space?
If so, Wall will have to pay to fix the glass on the hotel floors, and the condo owners get their 'special assessment' for the work on their floors.
Well I am completely speculating here, just remember that.

But glass is not free, and if it does not have to be replaced then it wont. The upper residential floors with the clear glass seem to have problems because of the glass, so hence the glass is being replaced. How much is Wall contributing to the replacement of the glass? (not including the sealing issues)
     
     
  #9466  
Old Posted Jan 24, 2013, 5:50 AM
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  #9467  
Old Posted Jan 24, 2013, 8:18 AM
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Vancouver puts brakes on ‘scramble’ intersection

The City of Vancouver has put off plans to install a “scramble” pedestrian crossing on Robson Street after learning the multidirectional crossings are dangerous and confusing for the visually impaired.

According to a city spokeswoman, staff abandoned the proposal outlined in the city’s Transportation 2040 Plan upon hearing from the advocates for the blind.

Scramble, or X crossings — present in many North American cities — halt all vehicle traffic to allow pedestrians to cross in any direction, including diagonally. They are said to improve pedestrian access and encourage foot traffic.

They also present a hazard for the visually impaired, who rely on traffic sounds to signal when it is safe and legal to cross.

“When you take away all those vehicular traffic sounds and all we have to follow is the sounds of other pedestrians who are crossing ... it makes it very challenging,” said Rob Sleath, chairman of Access for Sight Impaired Consumers, an advocacy group that works with municipalities and transit authorities to improve accessibility.

Scramble crossings can also confuse guide dogs and potentially endanger their owners, Sleath said, adding just one diagonal crossing could derail an animal’s extensive training.

“If the dog does it once and is not admonished for doing a diagonal crossing, it will think that the next intersection it gets to it is perfectly OK to make a diagonal crossing,” he said. “That’s one of the greatest fears we have with these scramble crossings.”

Sleath said he was “thrilled” Vancouver is shelving its plan for Robson Street, although scrambles may still be considered at other locations.

Meanwhile, Richmond city staff were set to deliver a report on Wednesday to the public works and transportation committee recommending that the city’s pilot scramble intersection in Steveston become permanent.

Staff have made adjustments for visually impaired people, said spokesman Ted Townsend. “We’ve been able to satisfactorily address their concerns.”

But Sleath, who said his group worked with Richmond on its scramble, called the result “less than satisfying.”

The intersection has “cuckoo” and “chirp” auditory signals for standard north-south and east-west pedestrian crossing, but the activation buttons are easily confused with a third button that triggers the pedestrian scramble phase, Sleath said.

“It works, but it’s confusing.”

Anecdotal feedback on the year-old crossing in Steveston Village has otherwise been supportive, Townsend said.

The intersection at Moncton Street and Number 1 Road, Steveston’s busiest, got a $600,000 makeover and opened in December 2011 to accommodate existing pedestrian traffic and place further emphasis on walking.

Richmond is the only B.C. municipality to have a scramble crossing. The Corporation of Delta has cancelled plans for a similar intersection at Ladner Trunk Road and Arthur Drive, citing long vehicle queues and insufficient foot traffic.

Vancouver had two diagonal crossings on Granville Street in the 1950s, but removed them when it determined they increased waiting times for both drivers and pedestrians.

source:http://www.vancouversun.com/health/Vancouver+puts+brakes+scramble+intersection/7863096/story.html





That's disappointing, although I was unaware of the blind/seeing eye dog problems. I remember back when they first laid out plans to redevelop Granville, there were scramble crossings announced for Granville and Georgia and some other intersections, but they never materialized. I think they are a great idea, but it doesn't look like we will be seeing them anytime soon.
     
     
  #9468  
Old Posted Jan 24, 2013, 11:47 AM
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Crystal Blu hotel/condo 175 Robson


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  #9469  
Old Posted Jan 24, 2013, 6:12 PM
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With regards to scramble crossings and blind people's concern, in Toronto the scramble crossings have a recorded announcement that states "walk sign is on in all directions". The hardware for the clicking/chirping/audible signal announcement is already in common use throughout Vancouver, could it not also make announcements?
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Last edited by SFUVancouver; Jan 24, 2013 at 7:30 PM.
     
     
  #9470  
Old Posted Jan 24, 2013, 7:25 PM
officedweller officedweller is offline
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Robson & Granville. Pic by me today:



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  #9471  
Old Posted Jan 25, 2013, 7:33 AM
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To follow up on Officedwellers post earlier, they had the address wrong. In fact they still have the address wrong, hopefully Penny hasn't gotten rid of everyone competent quite yet. It is the H-Mart building at Seymour and Robson, the applicant is Onni and it'll be for their office.

Quote:
To enclose an outdoor roof deck on the 3rd floor and convert it to
additional office space (via Heritage Density transfer) for this existing office tenant at #300-550 Robson Street in this
building.
     
     
  #9472  
Old Posted Jan 25, 2013, 10:27 PM
officedweller officedweller is offline
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Ahh, that makes sense. Thanks!

Quote:
Originally Posted by SFUVancouver View Post
With regards to scramble crossings and blind people's concern, in Toronto the scramble crossings have a recorded announcement that states "walk sign is on in all directions". The hardware for the clicking/chirping/audible signal announcement is already in common use throughout Vancouver, could it not also make announcements?
The concern is that once a seeing eye dog makes a diagonal crossing, the dog may make a diagonal crossing at an ordinary intersection. So words probably won't help - although the blind person could refuse to make diagonal crossings (assuming they recognize them as such).
     
     
  #9473  
Old Posted Jan 26, 2013, 12:43 AM
VanK VanK is offline
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So what does this mean for the redevelopment potential of Canada Post site?


VANCOUVER -- The downtown branch of the Vancouver post office has been sold to bcIMC, one of Canada's largest institutional investment managers.
No sale price was announced, but real estate sources believe the price was in the $130 million range.
The mammoth structure was designed by McCarter and Nairne, opened in 1958 and occupies an entire block between Georgia, Dunsmuir, Homer and Hamilton.
The post office will move to a new, 700,000 sq. ft. facility in Richmond in 2014. The post office also recently spent $12,682,500 for a full block of land at 333-385 Woodland Drive at Hastings in East Vancouver.
© Copyright (c) The Vancouver Sun


Read more: http://www.vancouversun.com/business/Dow...ch+sold/7874334/story.html#ixzz2J2OlzPsI
     
     
  #9474  
Old Posted Jan 26, 2013, 1:55 AM
spm2013 spm2013 is offline
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It means redevelopment bcIMC press release:

Quote:
bcIMC is pleased to confirm that we have purchased the Canada Post site at 349 West Georgia, a 2.98 acre city block in downtown Vancouver from Canada Post.

We see the Canada Post site as a long-term investment that provides a unique opportunity for a large-scale mixed-use development in a desirable and strategic location in downtown Vancouver. The purchase of this property is consistent with our strategy to invest in prime real estate with the potential to provide steady and attractive long-term returns for our pension plan clients.

A redevelopment of this scale requires extensive and careful planning. Redevelopment will commence once sufficient planning has been completed, required approvals have been received and market conditions support it. We look forward to working with the City of Vancouver as we move forward with our planning.

bcIMC is one of Canada’s largest institutional investment managers and is responsible for investing the assets of public sector pension plans within British Columbia. bcIMC invests more than $95-billion of managed gross assets. bcIMC has a long and successful track record of property ownership and real estate development.
Sounds like Canada Post will be there for at least one more year while their YVR facilities are finished.
     
     
  #9475  
Old Posted Jan 26, 2013, 1:55 AM
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bcIMC owns Park Place and partly owns Bentall Kennedy, which could be good news for office development...(i.e. better than being sold to Concord Pacific or Westbank)

From the Bentall Kennedy website:

Quote:
"Bentall Kennedy is privately owned by senior management and two of North America’s largest institutional investors, the California Public Employee Retirement System (CalPERS) and the British Columbia Investment Management Corporation (bcIMC)."
http://www.bentallkennedy.com/about_us_capabilities.php

From the G&M:

Quote:
...

She said bcIMC will be working closely with the City of Vancouver to re-develop the building, in order to make “full use of the site for a large-scale, mixed-use redevelopment.”

The corporation’s managers “are aware of the potential heritage aspects and will be taking that into consideration,” she said.

The fund manager has $92-billion in holdings around the world. Locally, with Bentall Kennedy managing its properties, bcIMC has developed the Broadway Tech office park in east Vancouver and is developing one of the cluster of new office towers going up in downtown Vancouver. It also owns Vancouver’s Evergreen Building, Yaletown 939, Metropolitan Towers, Willowbrook Shopping Centre and the Park Place office tower.

When the property was put on the market several months ago, the broker handling the sale noted in its memo to potential bidders that high-profile luxury retailers are looking for ways to get into Vancouver’s tightly packed downtown.

“This site is one of the few remaining development properties that can accommodate large format retailers seeking locations in Vancouver’s downtown peninsula,” it said, observing that current developer preference for multiuse developments near transit is “a trend that bodes well for the Subject Property.”

The city had asked the Vancouver Art Gallery to look at the post office as a potential site, but a consultant advised the gallery’s board that there were too many seismic and other issues with the building.
http://www.theglobeandmail.com/news/brit...-downtown-vancouver-sold/article7883085/
     
     
  #9476  
Old Posted Jan 26, 2013, 3:51 AM
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I don't even know if this is worth sharing, but here is a snap of Granville and Robson from its kitty corner. I'll have to get a proper camera one of these days.
     
     
  #9477  
Old Posted Jan 26, 2013, 5:04 AM
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Wow that offer is ~30% more then what most residential developers were bidding. Good news for the feds. I wouldn't have been too worried if a residential developer had won the bid though, there would always be a very significant office component in any redevelopment. Even with bcimc buying it I still expect a residential component of some sort, guess we'll see soon. I'm sure they have preliminary plans already drawn up.

Not sure if I had previously mentioned it but Bentall is no longer managing Bentall centre the management is now handled by Ivanhoe Cambridge. A pretty big loss for Bentall Kennedy.
     
     
  #9478  
Old Posted Jan 26, 2013, 9:40 AM
officedweller officedweller is offline
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Originally Posted by Sir Conga View Post
I don't even know if this is worth sharing, but here is a snap of Granville and Robson from its kitty corner. I'll have to get a proper camera one of these days.
Looks fine - keep 'em coming.
     
     
  #9479  
Old Posted Jan 26, 2013, 10:44 AM
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Artemisia at 1102 Hornby at Helmcken


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  #9480  
Old Posted Jan 26, 2013, 11:01 AM
Built Form Built Form is offline
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Finally! the owners of the Dominion Motors Bldg at Seymour and Smithe are moving forward with opening the 2 empty floors above Staples. They've started to carve out an entrance on Smithe near the alley and have taken space away from Staples. I anticipate office space as that would be the best use of the large floor plates.


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