General Vancouver Updates

[retro_orange]

Originally Posted by osirisboy

How is white paint the cheapest option? Is black paint really more expenisve?

And the whole thing is a little odd/funny. Whenever I see construction updates of other cities outside of lower mainland I don't see the prevalence of this type of spandrel that I see here.

The point was the high iron content glass was the cheapest option instead of low iron content to achieve the brilliant white. The colour white for spandrel colour is just basic and assumed that most people would be ok with it.

Cheap glass + basic white = most common type of spandrel panel, seafoam.

[osirisboy]

Yea I got that about the high iron content being cheaper, still doesn't mean they need to use white paint. That all aside why is it so much more prevalent here versus say seattle or calgary

[mcminsen]

Originally Posted by mcminsen

Maybe The Duke is topping out?

Nov.30 '16, my pics

Vya Living and The Duke on Kingsway just south of Kingsgate Mall.



Dec.12 '16, my pics

[retro_orange]

Originally Posted by osirisboy

Yea I got that about the high iron content being cheaper, still doesn't mean they need to use white paint. That all aside why is it so much more prevalent here versus say seattle or calgary

Honestly if it were up to me there would be a mandate to have more colour on all buildings. Those panels would be a 'retro orange' if it were my call or i would try to bring back colourful mosaic tiles or stone slabs for spandrel panels. But alas the ideology in the development community today is to go all out 'typical' but still call it high end.

It's a bit of a comment on society today; many people are scared of standing out or being different and it's sad.

[LeftCoaster]

Originally Posted by SFUVancouver

To the best of my knowledge, it is a two-step system. The spandrel glazing units are built in the glass factory from conventional glass with a coloured backing permanently laminated to it. This can be used to hide slab edges, internal walls, columns, or insulated wall sections. Or, you know, just for architectural expression.

The spandrel glass pieces are assembled with the regular vision glass into window wall sections that are then shipped by truck to the construction site, lifted into place, and rested on the slab edge, secured in place, and then sealed up. Alternatively, they can be assembled into curtain wall sections, shipped, etc., and hung from the slab edge, secured, and sealed.

Actual opaque glass is "fritted", usually by some sort of acid etch, but also by abrasion, like from sand-blasting. I think that sometimes the frit material is added, but I don't know about that process at all or how it is bonded to the glass.

Now, some spandrel panels do not use glass at all, but rather are a coloured aluminum panels.

This is all bang on. There's a bunch more to it as well but you'd have to get a glazing specialist in here to go on and on about all the different options.

Originally Posted by osirisboy

Yea I got that about the high iron content being cheaper, still doesn't mean they need to use white paint. That all aside why is it so much more prevalent here versus say seattle or calgary

Honestly pure aesthetic.

I think it really entrenched as a colour because it matched the blinds so the building didn't look as weird when half the people closed their blinds.

[mcminsen]

July 28 '16, my pics








This development on Dunbar Street (at 27th) is called The Ivy. In it is the new Stong's Market which has opened in time for Christmas, as they promised.



Dec.15 '16, my pics

[mcminsen]

Originally Posted by officedweller

http://www.vancourier.com/news/developing-story-dunbar-redevelopments-seek-approval-1.1662106


Rendering: Henriquez Partners Architects
http://www.vancourier.com/news/developing-story-dunbar-redevelopments-seek-approval-1.1662106

Originally Posted by mcminsen

July 28 '16, my pics

The former site of Stong's Market on Dunbar Street (at 29th).



Dec.15 '16, my pics

[officedweller]

Thanks.

That's tiny signage on the Stong's.

[officedweller]

Article on the modular housing complex at Main & Terminal:


http://www.vancourier.com/news/construction-begins-on-temporary-modular-housing-complex-1.5201610

Construction begins on temporary modular housing complex
http://www.vancourier.com/news/construction-begins-on-temporary-modular-housing-complex-1.5201610

[mcminsen]

Originally Posted by mcminsen

Nov.8 '16, my pic

The Duke and Vya on Kingsway just south of Kingsgate Mall.



Dec.20 '16, my pics

[Vin]

Thanks for posting McMinsen! Like the direction this neighbourhood is heading in recent years.

The Duke will be a really awesome rental building, a landmark in the making. With 14 floors, views from the units would be great too.

http://edgardevelopment.com/project/the-duke

[Feathered Friend]

5050 - 5080 Joyce Street was unanimously approved on the 14th. Out of the speakers at the public hearing the night of the 13th, there were 14 speaking in favor and only 1 against. The ratio for written correspondence was virtually the same.

Also approved on the 13th was the rezoning to allow for higher density in the Mount Pleasant Quebec Street industrial area. The new zoning allows for a fsr of 5.0, with a fsr of 6.0 being allowed between 5th and 6th avenues to offset the retention of the Simon Fraser Annex.

[quobobo]

Originally Posted by Feathered Friend

Also approved on the 13th was the rezoning to allow for higher density in the Mount Pleasant Quebec Street industrial area. The new zoning allows for a fsr of 5.0, with a fsr of 6.0 being allowed between 5th and 6th avenues to offset the retention of the Simon Fraser Annex.

Are you sure? I think it was only referred to a public hearing as per the minutes. The page for the rezoning suggests it will go to a public hearing in 2017.

I have some major issues with this rezoning, and will be speaking at the public hearing. In a nutshell, the additional 2 FSR can only be used by "digital" companies and the definition is stupidly arbitrary and restrictive.

100% of the firm's business must be "digital" – companies with diversified business models are out, and so are companies in traditional sectors even if they employ a lot of tech workers. I'd say about half of my cohort from a computer science degree would have their jobs excluded from this office space.

It's also an extra burden on the City and companies looking to lease the space – prospective tenants are encouraged to submit a document explaining their business so the City can confirm that everything is "digital" enough.

Extra office space is great, but it would be easier and better for the City to just zone it as regular office space.

[VancouverOfTheFuture]

Originally Posted by quobobo

100% of the firm's business must be "digital" – companies with diversified business models are out, and so are companies in traditional sectors even if they employ a lot of tech workers.

It's also an extra burden on the City and companies looking to lease the space – prospective tenants are encouraged to submit a document explaining their business so the City can confirm that everything is "digital" enough.

what would be the reasoning for the CoV doing this? seems a bit over the top "you can have office space, but only to companies we approve of, otherwise no more office space!"

i really don't see the reason for doing this. business is in the city is a good thing. regardless of industry. and 100% is ridiculous, many companies are diversified since it gives better protection in unpredictable markets, such as the digital one.

[quobobo]

Originally Posted by VancouverOfTheFuture

what would be the reasoning for the CoV doing this?

Hootsuite, probably. They own a lot of that land, the "digital" use fits them to a tee, and there have been questions about the close relationship between them and the City before.

Jon Stovell (Reliance president) in an article titled "Vancouver considers beneficial zoning changes to Hootsuite's land": "...they’re probably succumbing to the desires of where the tenants want to be. And certain companies are darlings and I can see how they can have more influence on planning policy."

The guy behind the Vancouver Market blog: "Pretty sure this is all just an easy way to give Westbank/Hootsuite the rezoning they want without opening up can of worms."

[Feathered Friend]

Originally Posted by quobobo

Are you sure? I think it was only referred to a public hearing as per the minutes. The page for the rezoning suggests it will go to a public hearing in 2017.

Right you are. I only skimmed the video of the council meeting and overlooked that key detail.

[whatnext]

Originally Posted by quobobo

Hootsuite, probably. They own a lot of that land, the "digital" use fits them to a tee, and there have been questions about the close relationship between them and the City before.

Jon Stovell (Reliance president) in an article titled "Vancouver considers beneficial zoning changes to Hootsuite's land": "...they’re probably succumbing to the desires of where the tenants want to be. And certain companies are darlings and I can see how they can have more influence on planning policy."

The guy behind the Vancouver Market blog: "Pretty sure this is all just an easy way to give Westbank/Hootsuite the rezoning they want without opening up can of worms."

Does Westbank ever not get what they want from Vision Vancouver?

[mcminsen]

Originally Posted by mcminsen

2975 Oak Street / Santa Fe heritage building.


source: http://www.vancouvermarket.ca/2014/01/22/rental-apartment-building-proposed-for-oak-street/

Oct.15 '16, my pics

Almost 10 weeks later.



Dec.22 '16, my pics












...

[phesto]

^Thanks for the update mcminsen.

Not a fan of the new building.

[osirisboy]

Not a big fan either. Wish it could've met oak and the lane way bettter instead of being set back so far. Now when your on oak you have a big wide open view of the shitty laneway