North Shore Updates

[jollyburger]

The Kia is open down on West 3rd as well. Open last month..

[Pinion]

It's on west 1st and it's been open since March.

[Pinion]

13th and Lonsdale tower goes to public hearing
Council votes 5-2 to send Hollyburn Properties project for public input

A 190-foot tower slated for the west side of the 1300-block of Lonsdale Avenue is heading to public hearing, likely this September.

The Hollyburn Properties project breezed through council recently – despite misgiving from at least two councillors.

“I think the impact, in terms of the 18-storey request, is too high for that particular site,” Bell said.

While he would prefer a 12-storey project at 1301 and 1333 Lonsdale, Bell lauded the project for creating 144 new rental units without demolishing any old ones.

With a total of 32 two- and three-bedroom units, the tower would help fill a void in the city’s rental stock, according to a city staff report.

The project would provide 0.75 stalls per unit – which wasn’t enough for Coun. Rod Clark.

“Admittedly it’s on transit … but there’s already a parking problem (in the neighbourhood),” he said.

Besides parking, Clark expressed concern about the project’s density. The tower would have a floor space ratio – which measures the building’s total floor space against its lot size – of 4.76.

The site is currently zoned for an FSR of 2.6

The city could allow a 4.0 FSR, making up the remaining density with a transfer from the civic centre.

At developer Hollyburn’s request, the city had earlier designated 1301 and 1333 Lonsdale as a special study area, noting the site’s importance in defining the city visually.

The proposal includes 14,118 square feet of commercial space spread over a two-storey podium.

While there are concerns over height, the tower would have very little shadow impact on the city plaza, according to a staff report.

The project would also be consistent with nearby developments of 20, 24, and 18 storeys on Chesterfield Avenue, East 14th Street, and the 1300-block of St. Georges Avenue.

A study prepared by Hollyburn envisioned some mountain views being obscured. However, the building’s extra height (the site is currently zoned for a maximum of 120 feet) would not play a factor in blocking views.

Parking, density, and the affordability of the project were the top concerns of nearby residents.

Most residents who have weighed in on the development “were not supportive” of anything taller than 15 storeys on the site, according to a staff report.

“Generally, staff find the proposed height and density to be suitable in this location though note that there is significant public concern with regard to the application,” wrote city planner Michael Epp.

Council voted 5-2, with Clark and Bell opposed. A public hearing is pencilled in for the fall.

- See more at: http://www.nsnews.com/news/13th-and-lons...c-hearing-1.2312811#sthash.JdIPkrvF.dpuf

[Vin]

From the above article:
"“I think the impact, in terms of the 18-storey request, is too high for that particular site,” Bell said."


My question is, why is it too high? Can people actually explain why something is "too high"? I thought that lot sits smack in the middle of North Van's downtown. If anything, I'd say it's way too low, because a few other towers outside Lonsdale's commercial core are actually taller than this stubble.

[Pinion]

Bell/Clark/Bookham want the City of North Van to be a quiet boring SFH suburb and vote against everything. This may be the first time I've ever seen Bookham vote for something actually.

Also none of those taller towers are in the City. Seylynn etc are in the District. ~20 storeys is as tall as it gets here, with four storey condos even getting resistance.

[trofirhen]

Originally Posted by Pinion

Bell/Clark/Bookham want the City of North Van to be a quiet boring SFH suburb and vote against everything. This may be the first time I've ever seen Bookham vote for something actually.

Also none of those taller towers are in the City. Seylynn etc are in the District. ~20 storeys is as tall as it gets here, with four storey condos even getting resistance.

Isn't there one tall, pointy residential one down by the waterfront? It has been there for some 20 years, I understand. It seems "tall" to me.

[Pinion]

Originally Posted by trofirhen

Isn't there one tall, pointy residential one down by the waterfront? It has been there for some 20 years, I understand. It seems "tall" to me.

Yeah it's a few decades old and the residents there are the biggest NIMBYs around. They killed the tower in the parking lot behind the quay that would have been 36 storeys (now 11).

NIMBYism is a new thing in the CNV. No one tried to stop tall towers in the 60s/70s.

[jollyburger]

But luckily there is so much junk around the CNV that there is still some room for development down the road, though all the prime spots are getting stuck with these dumpy little buildings.

[Vin]

Originally Posted by Pinion

Yeah it's a few decades old and the residents there are the biggest NIMBYs around. They killed the tower in the parking lot behind the quay that would have been 36 storeys (now 11).

NIMBYism is a new thing in the CNV. No one tried to stop tall towers in the 60s/70s.

I think NIMBYism comes mainly from the retirees of the 60s and 70s Flower Child generation......

[Pinion]

Here's a newer render of that just-approved development on Marine and Capilano.



And article by BIV

After spending almost a decade in various stages of consultation, construction is about to begin on a major new development at Capilano Road and Marine Drive.

District of North Vancouver council voted unanimously July 25 to issue building permits for Larco’s 460-unit development on a vacant lot between Curling Road and Fullerton Avenue.

The project will include a new 26,850-square foot community centre, 26,000 square feet of commercial space, 18- and 12-storey towers, low-rise apartments and townhouses and a public plaza.

When it came up for rezoning in 2014, Larco had planned for 341 of the units to be sold, but the developer now plans to keep them as market rental “for the foreseeable future.”

The remaining 119 (45 of which are in a building reserved for seniors) will be guaranteed to stay as rentals in perpetuity.

And, rather than bringing the entire project together in phases over eight years, Larco is now planning to get the whole shebang done in 30 months.

Both changes were warmly greeted by council.

“I’m glad to see this going forward. I’m glad to see that there will be more market rental in the community. I’m certainly pleased that we will have the community centre sooner rather than later and think that very much, this is going to be the heart of the Lions Gate community. I’m looking forward to it being completed in as timely a manner as possible,” said Coun. Roger Bassam.

Coun. Doug MacKay-Dunn, who previously was opposed to the rezoning, also spoke highly of the project, particularly the badly-needed extra rental units.

“For me the most important thing this brings to the table is 460 rental units in a beautiful facility because I want to attract young professionals to this community who don’t have the money for a down payment in this market – who does? – but would love to live in this beautiful community,” he said.

“This will give them that opportunity.”

And MacKay-Dunn added, he was pleased with the project’s traffic management plan, noting the nearby intersection is a “very, very, very, very busy area” of the community.

Although she was still not pleased with the density and potential for construction impacts, Coun. Lisa Muri, who also changed her position from being previously opposed to the project, was pleased with the design and the amount of support the project had from the surrounding neighbourhoods.

“I know some of those who have been very hard-nosed about this in the past have come around as well,” she said.

And Mayor Richard Walton added, the 460 units were just the beginning for the neighbourhood, which district council has dubbed Lions Gate. The official community plan foresees a total of 1,200 units in that neighbourhood in the next 20 years.

“The Lions Gate community is literally going to be 100 per cent rebuilt from the ground up over about a 10-year period,” he said.

Work on the project is expect to start in late August.

https://www.biv.com/article/2016/8/building-begin-lions-gate-towers/

[Millennium2002]

I like this a lot. Hopefully it doesn't get hit by cost-saving measures... although I imagine the current market turmoil won't help very much.

[buzzbuzzsteph]

There's also lots of new renderings available for the project: https://www.buzzbuzzhome.com/us/lions-gate-towers

Originally Posted by Pinion

This future development on Capilano on Marine now has a development permit and has been changed to all-rental

[Jebby]

Damn, that looks great. That's what the Cambie corridor should be striving for.

[Pinion]

Originally Posted by buzzbuzzsteph

There's also lots of new renderings available for the project: https://www.buzzbuzzhome.com/us/lions-gate-towers

Thanks, I hadn't seen those. This should be a prestigious neighbourhood when all the projects are complete. Been a long time coming, the neighbourhood was a run-down dump when I moved to the north shore in the mid 80s.

[Vin]

Originally Posted by Jebby

Damn, that looks great. That's what the Cambie corridor should be striving for.

Can't do much with 6 floors max. Vancouver likes it rustic.

[Pinion]

Here's a new proposal for Lynn Creek town centre, just southwest of Seylynn Village (467 Mountain Hwy)

[scryer]

Originally Posted by Pinion

Here's a new proposal for Lynn Creek town centre, just southwest of Seylynn Village (467 Mountain Hwy)

Pretty basic IMO.... now in an area like Lynn Creek, I would like to see them do more wood structures.

[ClaytonA]

Would look better if they wrapped the balcony around the corner for the corner units and added some slight variation in depth along the top of the overhang to match the variation in the depth of the vertical part.

It'd be good to see the vertical element on the far right splitting the balconies into two either extend past the balconies, or have the balconies set back further to mitigate the neighbor's noise issue.

Also wider awnings (if those are ones) over the sidewalk, maybe of a translucent or even transparent material, to reinforce the white horizontal feature while respecting the vertical elements that carry through.

[hotwheels]

Waterfront Development Coming to West Vancouver

Located across the harbour from Vancouver's downtown core and the dense forests of Stanley Park, West Vancouver's strategic position between the water and the mountains yields some of the most beautiful scenery in an urban setting anywhere in the world. The Ambleside community is the epitome of west coast living: boutique shops, quaint restaurants, and vibrant markets line the street, while green space like Ambleside Park offers places for swimming, tennis, baseball, and relaxation. Steps away from this neighbourhood amenity, real estate developer Grosvenor has begun construction on a seven-storey waterfront development that aims to infuse new life into the cherished village-like local atmosphere.

[mcminsen]

Originally Posted by mcminsen

The new building at Pemberton Plaza on Marine Drive.

July 3 '16, my pics

The streetlight on the right now has a twin. I presume the older one will be removed since it seems to be in the middle of the sidewalk now.

Also, note the electric charging station near the NW corner (last few pics below). And I'm really glad those big old trees are still there at the west end.



Aug.14 '16, my pics