There will be a degree of integration. As you can see in Google Street View (link) the ticket mezzanine level and street level differ. The Marine Gateway development will connect to the mezzanine level, which is at the same level as the internal pedestrian high-street, while bus loop users will continue south to reach street level (link).
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SFUVancouver I have noticed the bus line and car/street traffic integration but I was really focusing on the train aspect directly into the retail areas as per what's seen on the Toronto system (e.g. Younge at Bloor).
I lived in Toronto, so I know what you are referring to. The PATH system and the TTC are very well connected, and I can see where you're coming from. With that said, I think that there is a very high degree of integration between Marine Drive station and the commercial areas of the Marine Gateway development.
A pedestrian retail 'high-street' runs through the centre of the development and that will connect directly to the mezzanine ticket level of the station. From this pedestrian high-street one accesses the 'street'-level shops, the office building, condo towers, and movie theatre. An elevated level of commercial space in the base of the condo towers is immediately adjacent to the station and this will be accessed from escalators and elevators in a format similar to PCI's recent Crossroads mixed-use development at Cambie and Broadway. From the central pedestrian high street, the public may also descend to the bus loop via escalators and elevators. The grade between Marine Drive and the bus loop allows an entire extra storey of commercial space to be inserted adjacent to the bus loop and below the high street level.
So, with all of that said, I don't see how this development could be more integrated than is the design, save for a platform-level connection between the above-grade commercial space in the base of Marine Gateway's condo towers and the north-bound platform in a configuration similar to Aberdeen Station on the Canada Line. But the floor to floor heights don't work out for that and making the two line up would have required raising the ceiling height on the floor below and that would have led to the loss of a floor of residential space higher up and that's a non-starter to gain only a modicum of additional station-commercial development connectivity.
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Last edited by SFUVancouver; Mar 31, 2014 at 4:13 AM.
Reason: typo
SFUVancouver, you've said that had they aligned the floors of the station with the Marine Gateway project (for more direct commercial access by train transit riders) then there would be a loss of a residential floor/level,...why?? Couldn't they simply ask the city's planning commission for additional height so as to accommodate an extra floor??? Is there a height restriction in the area or is it just a matter of construction cost savings?
I don't know what more there is to say. The layout of the entire development is focused on the pedestrian street leading right into the SkyTrain station at what will feel to pedestrians like grade level. The ticket mezzanine is, in my opinion, the right place into which people should be funnelled, as opposed to platform level (and only one direction's platform at that). Perhaps they could have asked for a height relaxation, but my point is that connecting the small commercial component in the base of the residential towers to the north-bound platform level likely wasn't a priority at all, and the circulation space that would have been required would have ate away at the some of the commercial space in the podium. It still would not have connected to the office tower or cinema and passengers would still have had to make their way down to the 'street/mezzanine level', so it would just make more sense to let passengers use the station's internal circulation system and then access the commercial components of the development from the pedestrian commercial high street.
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SFUVancouver, you have just now answered my question and clarified the situation, that of a lack of surface area around the platform level with which to handle large numbers of train transit passengers. Thanks!
They're detouring (or short turning) #17 bus because of construction at Marine Station. It will terminate in Marpole loop starting April 14.. for 1 year! A bit of an inconvenience to a public service for construction of a private development. :/
They're detouring (or short turning) #17 bus because of construction at Marine Station. It will terminate in Marpole loop starting April 14.. for 1 year! A bit of an inconvenience to a public service for construction of a private development. :/
Ron.
Well what are you gonna do, never build stuff? It's impossible to have construction that doesn't impact people.
BisNow Real Estate reports that PCI Group and Triovest Realty Advisors paid $20.5 Million for the adjacent Docksteader Subaru lands.
Via e-mail:
Quote:
RealNet’s Ryan Wyse says while the five acres (8530 Cambie St) is a retail sale now, it’s likely a redevelopment play. Bisnow has reached out to both Triovest and PCI for comment; they bought the property from DDM Enterprises. The land is classified by the city as an industrial district, permitting a maximum floor area equal to three times the lot area.
Interesting tidbit about parking at the Marine Gateway in an article about car co-ops in the Sun. Apparently parking was decoupled from the purchase of some (all?) of the residential units and 250 stalls were not purchased. That is a remarkably high number considering there are 373 parking stalls associated with the non-commercial part of the development. That rounds up to 67%! I've sourced that number from the project's Development Permit Board report (link).
Interesting tidbit about parking at the Marine Gateway in an article about car co-ops in the Sun. Apparently parking was decoupled from the purchase of some (all?) of the residential units and 250 stalls were not purchased. That is a remarkably high number considering there are 391 parking stalls associated with the non-commercial part of the development, plus 7 visitor stalls. That rounds up to 64%! I've sourced that number from the project's Development Permit Board report (link).
Not surprising, if you're an investor you want to minimize your outlay. It will be your tenants' problem to find parking somewhere. Should make for interesting times on the surrounding residential streets
Yeah, wasn't this project one of those that sold out in few days to investors, so whatnext is right. This projects was also heavily advertized as not requiring you to buy a car, so perhaps many of the oversea investors bought into that.
The residential towers are also starting to get closer to glazing going up on their shared podium. Maybe by the end of the month or certainly the beginning of June.
My photo, taken May 17, 2014.
__________________ VANCOUVER | Beautiful, Multicultural | Canada's Pacific Metropolis
The steel spars for the glass awnings are installed facing SW Marine wind steel I beam columns were there for a floor of the shorter tower, away from the road and near the bus loop.
aside:
I went to the multi big box mall that went in where WalMart had tried to build that store with a windmill for the first time today. It's half way between a strip mall and a Park Royal mall -- parking in the middle underground and on the roof, comfortable parking spaces. walkways and lighting. What was weird is that it was almost disguised or hidden from SW Marine Dr. There is a huge lawn in front of what looks like an old brick municipal government office. There's even a sidewalk to a front door that goes nowhere. The biggest giveaway was the weird tower of tires art piece, not the store logos at the top corners of the facade. The complex was surprisingly busy but there was a For Lease sign up even without any current vacancies.
The picture is from the roof
Sorry for three poor quality, I didn't stop to focus or white balance as there was a split second to catch a Canada Line train coming and going.
Marine Gateway is really going to make future development projects in the area seem small by comparison.
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