Oakridge Park | 13 Towers | 154m | 52fl | 5M sqft | U/C

[Jebby]

Originally Posted by Ridgerunner

So ... I predict (as a result of my lunatic dreams) that a second north south line will be planned and built one day.

Sure, in 40 or so years planning will start. Expect it to be built by 2075.

[retro_orange]

Will this be a phased project? When are they gonna start already...

I'm hoping the additions from 1984 get entirely reclad but they keep the terrazzo planters and benches inside. I really like the style of the redevelopment, looks sharp. With some luck the design wont be dulled down and cheapified upon completion.

[TourOdeon]

This is gonna be the most expensive area in the Coty of Vancouver
• Video Link

[officedweller]

Oakridge Centre developer sues over toxic dry-cleaning solvent allegedly dumped in storm drains
By Sam Cooper, The Province
October 7, 2015

...
Ivanhoe Cambridge alleges that “over time” dry-cleaning toxins seeped from under the Cambie Street dry cleaners into adjacent properties along the Cambie corridor, including the southeast portion of the 11-hectare Oakridge Centre property. The toxic sludge moved through city water and sewer lines, or underground layers of water and rock, the suit alleges.

...
In a response after The Province’s deadline for this story, a Ministry of Environment spokesman said that in February 2014 the Ministry “determined that dry-cleaning solvents had flowed onto the Oakridge Property from an off-site source. Due primarily to the depth of contamination, there is likely minimal human health risk associated with these contaminants.”
...

http://www.theprovince.com/news/Oakridge...+dumped+storm+drains/11419167/story.html

[Capitol Hill]

Any word on the second department store? Will it be Simon's?

[csbvan]

There will be a big decrease in the scope of this project:

One of the most ambitious commercial-residential developments in Vancouver is being scaled back because of geotechnical and retail concerns.

Ivanhoe Cambridge and its residential partner Westbank Projects are say they are reducing the size of the already-approved $1.5 billion Oakridge development by as much as 25 per cent.

The discovery of a larger-than-anticipated aquifer underneath Oakridge Mall at Cambie Street and 41st Avenue, which would complicate the construction of a three-level parkade, caused Ivanhoe and its partner to cut about 1.1 million square feet from their redevelopment plans. As a result, the project is going back to the city for approval under a scaled-back design.

Paul Gleeson, Ivanhoe Cambridge’s executive vice president of global development, said the company is cutting about 800,000 square feet of proposed retail space. The remaining 300,000 square feet will come from the residential side, representing a loss of about 450 residential units. One of 13 approved residential towers will be withdrawn.

http://www.vancouversun.com/news/metro/v...dential+developments/11646964/story.html

[LeftCoaster]

That is huge. No doubt the decision to cut more retail than resi was very purposeful, but this is still a huge loss to IC.

Will be interesting to see how the city reacts to the rejigged scheme, as this will not be nearly as lucrative to the city from a tax base perspective.

[csbvan]

Originally Posted by LeftCoaster

That is huge. No doubt the decision to cut more retail than resi was very purposeful, but this is still a huge loss to IC.

Will be interesting to see how the city reacts to the rejigged scheme, as this will not be nearly as lucrative to the city from a tax base perspective.

Apparently the city is still going to receive the same massive community amenity package, so that will help to sweeten the pot.

[Klazu]

They don't conduct any soil research before they announce huge plans and apply for permits? Sounds like a disaster. Interesting that such can occur on top of a ridge.

[phesto]

No mention of the previously reported contamination issues in today's story...

The project's underground parking is being significantly reduced due to a "surprise" aquifer?? They would've had extensive geotechnical work done already.

Methinks there is more to this story than we're hearing...

[squeezied]

Originally Posted by phesto

No mention of the previously reported contamination issues in today's story...

The project's underground parking is being significantly reduced due to a "surprise" aquifer?? They would've had extensive geotechnical work done already.

Methinks there is more to this story than we're hearing...

Wouldn't they have done extensive geotechnical work after the city's approval? I would think that some preliminary geotechnical work would have been done prior to approval but nothing extensive.

In any case this is quite unfortunate. No wonder it's taken quite some time. Was there a required minimum parking stalls per floor space of retail?

[s211]

Originally Posted by csbvan

Apparently the city is still going to receive the same massive community amenity package, so that will help to sweeten the pot.

Which is pure greed on the city's part. Should the city still expect the same kilo of flesh if the project was cut in half?

[squeezied]

Originally Posted by s211

Which is pure greed on the city's part. Should the city still expect the same kilo of flesh if the project was cut in half?

That might be unfair to say that at this time. The amenity package was negotiated and agreed between the city and IH prior to approval. Who knew the development was to be scaled back?

At this moment it seems like it was on IH's accord to proceed with the same amenity package for reapproval. I would assume IH could scale down their amenity package for reapproval but it doesn't seem like they decided to go that route. I don't see any mention that the city demanded the same amenity package.

[Klazu]

Originally Posted by s211

Which is pure greed on the city's part.

Nope. This is what "risk of doing business" means and the mistake and the cost from it is completely on developer's court. The city needs to be giving up nothing they have a signature for.

[SFUVancouver]

Originally Posted by s211

Which is pure greed on the city's part. Should the city still expect the same kilo of flesh if the project was cut in half?

Well, consider this: the Applicant requested that City Council rezone the property to X from Y and the value of the Community Amenity Contribution is calculated based on the land lift between the two at the time of the rezoning. If the Applicant chooses to not proceed with the project at this time for market cycle reasons or to not build up to the maximum FSR as it is now zoned, those are business decisions that they are free to make, but they do have the right to build everything up to and including what has been zoned. Now, I don't know how it will work if the with them needed to do a revised rezoning now. Presumably they will request that the property is down-zoned, but I don't foresee how CACs could be refunded through a down-zone, and Ivanhoe Cambridge has already undoubtedly booked the value of their rezoned property at current market rates. What a mess!

[officedweller]

Thanks for posting!

So they can't excavate down 3 storeys.
The Feb 12 , 2014 Design Guidelines show 4 underground levels of parking under the current surface parking areas.

They can't "hide" above ground parkades in the middle of the site like other malls?

The article says the mall will NOT be expanded to 2 levels - it's remaining at one level.
I read this quote as meaning "they will keep the mall largely the same". I wonder if The Hudson's Bay (and Saks?) will still be rebuilt?

Gleeson said the company had been too ambitious in its hopes for the site.

“As we got into it, it became more and more challenging with the larger scheme. It was having just too much impact on the existing centre,”
he said. The existing retail tenants, would have faced up to eight years of construction. “That is tough to sell to tenants, most of whom are
in 10-year leases,” he said.

...
The city will still get its 70,000 square foot community space, as well as 20 per cent of housing units designated as “affordable” -
half for social housing and half for permanent rental. The biggest change will be in the park, where Ivanhoe plans to take one third
of it down to grade. The remaining two-thirds will still be on the mall but that structure is now being reduced to one level.
The adjacent area is also being redesigned to incorporate more food and beverage services, Gleeson said.

Read more: http://www.vancouversun.com/vancouver+mo...d+back/11646964/story.html#ixzz3x4lWBohs

The article also says Benoy (London, UK) is the new architect for the retail portions of the project:

http://www.benoy.com/projects/

This is from the Feb 12, 2014 Design Guideline document:

[logan5]

Losing 800 000 sq ft of shopping mall is not exactly bad news to me. This may actually be a better way to go, as the neighbourhood tries to develop a retail strip between 41st and 49th.

[osirisboy]

Are they trying to create a retail street there?? Doesn't seem like it

[logan5]

The Cambie Corridor plan calls for mixed use along that part of Cambie, with "choice of use" as you get closer to 49th. Choice of use means retail ready, but not necessarily retail. Less mall at Oakridge opens the door for more retail along Cambie. That would be my preference for a developing neighbourhood.

[squeezied]

Originally Posted by osirisboy

Are they trying to create a retail street there?? Doesn't seem like it

The developments between 41st and 49th that have been built or approved have CRUs at ground floor facing Cambie St.