General Vancouver Updates

[WarrenC12]

Originally Posted by whatnext

Seriously, does anyone believe this is anything other than speculative overbuilding? I posted these stats in another forum:

Housing Starts 2015
City Metro Population Starts
Vancouver 2.5 mil 20,863
San Francisco 4.65 mil 12,766
Los Angeles 9.8 mil. 23,500
London (UK) 8.6 million 24,230

How can anyone look at those stats and think a second tier city like Vancouver really requires that much building?

What about the rental crunch? Are you saying there's no demand for housing in Vancouver for people to live in?

[BodomReaper]

Originally Posted by whatnext

Seriously, does anyone believe this is anything other than speculative overbuilding? I posted these stats in another forum:

Housing Starts 2015
City Metro Population Starts
Vancouver 2.5 mil 20,863
San Francisco 4.65 mil 12,766
Los Angeles 9.8 mil. 23,500
London (UK) 8.6 million 24,230

How can anyone look at those stats and think a second tier city like Vancouver really requires that much building?

Literally all 3 of those other cities are notorious for having some of the most repressive zoning codes in the world.

[Feathered Friend]

While I like the design for 1296 West Broadway, I feel it's a shame they slightly shrank the proposal.

The original called for:

Residential: 113,735 SF

Residential Units: 175
- Suites: 25
- 1 BR: 87
- 2 BR: 50
- 3 BR: 13


Retail: 32,638 SF - Office: 4,258 SF - 149 Parking Stalls

A height of 169 Ft with a FSR of 8.03.

It is now, and was back then, under the Rental 100 policy.

[cornholio]

Originally Posted by csbvan

Even at the low end of the ratio, it would appear that in the last five years housing starts have exceeded population growth by a fairly substantial margin in the City of Vancouver. It could also be that Vancouver's growth has ticked up as well; we will find out in a month or so I assume.

There is temporary growth that is not accurately being counted. For example international students have added OVER 100,000 new people to BC just in the last 10 years, and most of them are in Vancouver, a large portion of them will be right dab in the city of Vancouver. None of these people (growth) are being accurately captured in the census and other calculations yet just this one group represents maybe over 20% of the regions population growth over the last decade...

Originally Posted by Changing City

Population growth in the past few years would relate to net housing completions (not starts). Those would be between 2,200 and 4,800 a year, or about 16,000 in 5 years. That seems to fit the population growth pretty well.

The housing completion numbers will no doubt be greater in the next two or three years, and the estimates of population change are in part based on that, so may well reflect a higher number for a while.

Bear in mind that there's a whole lot of 'other stuff' that drives the net population change number in those estimates; with the older population (boomers) starting to die off, their average household size falls a bit as couples become singles, for example. The birth rate has tended to fall as well - family size has been trending down. (That's not necessarily fewer women of childbearing age having children, but a greater likelihood of having fewer children - so there are more one child families than there used to be, and far fewer with a lot of kids).

I have heard that Vancouver has now one of the lowest birth rates in the world from someone I know who was involved in some sort of very recent study. Also supposedly first generation immigrants have a much higher birth rate then second generation and up and push the supposed already incredibly low number up.

[whatnext]

Originally Posted by BodomReaper

Literally all 3 of those other cities are notorious for having some of the most repressive zoning codes in the world.

You seriously want to play that card? OK, let's looks at Dallas-Fort Worth one of the USA's hottest housing markets:

Dallas-FW Pop: 7.1 million Housing starts: 22,550

[Vin]

Denny's site:

Wow, 2 whole floors of retail! That's a first for the area (in the last 2 decades)! This is indeed looking up.

[Jebby]

Originally Posted by whatnext

You seriously want to play that card? OK, let's looks at Dallas-Fort Worth one of the USA's hottest housing markets:

Dallas-FW Pop: 7.1 million Housing starts: 22,550

Do you have a source for that?

[whatnext]

Originally Posted by Jebby

Do you have a source for that?

I couldn't find the original source, this one states 26,779 starts, in an area of 7 million, which shows how out of whack Vancouver's starts are.
http://www.metrostudy.com/dallas-fort-wo...ces-could-lead-to-oversupply-above-350k/

[officedweller]

From VancouverMarket.ca:

If I recall correctly, the same company owns the gas station site at NE corner of Cambie & 41st (projected to be 12 storeys).

8-Storey Condo Building Planned for 67th & Oak in Marpole

Coromandel Properties (formerly CM Bay Properties) has submitted an application to rezone an 18,274 SF site they own at the Northeast corner of Oak Street and West 67th Avenue in Marpole.

The vacant site is a former Esso Station that was sold by Imperial Oil through a market bid process. The sale closed in March 2016 for $8,350,000, or $151 per buildable SF based upon the anticipated rezoning described herein.

The proposal for a new development is for an 8-storey, mixed-use building that includes:
◾a total of 50 condo units;
◾23 one-bedrooms, 20 two-bedrooms, 7 three-bedrooms
◾3,172 SF of retail area at grade;
◾4,700 SF of office space on the 2nd floor;
◾a building height of 99 ft.;
◾a density of 3.0 FSR;
◾104 parking spaces and 67 bicycle parking spaces;
◾a public plaza

http://www.vancouvermarket.ca/2017/01/13/8-storey-condo-building-planned-for-67th-oak-in-marpole/


http://www.vancouvermarket.ca/2017/01/13/8-storey-condo-building-planned-for-67th-oak-in-marpole/


http://www.vancouvermarket.ca/2017/01/13/8-storey-condo-building-planned-for-67th-oak-in-marpole/


http://www.vancouvermarket.ca/2017/01/13/8-storey-condo-building-planned-for-67th-oak-in-marpole/

[officedweller]

Arbutus Village redevelopment about to begin
https://www.biv.com/article/2017/1/arbutus-village-redevelopment-about-begin/

Safeway will close during construction (other than pharmacy).
Concerns that Loblaws at 16th & Arbutus is too far away as an alternate grocery store.

[mcminsen]

Originally Posted by urbancanadian

Thanks for the non-stop updates mcminsen. Much appreciated!

I just noticed your post now - here is a link to the phasing:
http://former.vancouver.ca/devapps/4188yew/documents/phasingpls.pdf

I would have taken screen grabs but I couldn't read anything unless it was really zoomed-in. Cheers!

When urbancanadian posted this link to the info boards about the Arbutus Village phasing a year and a half ago I was under the impression after reading them that the old Safeway would remain open until the new one was completed. But, I guess not now. The link to those phasing boards has been dead for a while now so I wouldn't be surprised if there's been changes. I feel sorry for the locals not having their supermarket for a couple of years.

[jollyburger]

Originally Posted by mcminsen

When urbancanadian posted this link to the info boards about the Arbutus Village phasing a year and a half ago I was under the impression after reading them that the old Safeway would remain open until the new one was completed. But, I guess not now. The link to those phasing boards has been dead for a while now so I wouldn't be surprised if there's been changes. I feel sorry for the locals not having their supermarket for a couple of years.

That was the initial plan:

http://rezoning.vancouver.ca/applications/4255arbutus/documents/phasing.pdf

[officedweller]

At 12th & Oak.
They have 28 of 30 owners agreeing to sell.

First strata wind-up without unanimous vote goes to court
Numbered company offers owners $21.5 million –more than twice the site's assessed value
https://www.biv.com/article/2017/1/first-strata-wind-up-without-unanimous-vote/

[retro_orange]

The holdouts just want more money, as if double isn't enough. Read the market and finalize that sale A.S.A.P.

[PopYourColla]

Noticed some work going on at the vacant site on the NW corner of 49th and Main. It had been sitting empty for a long time. I think it was a gas station so maybe they're just testing the soil…

[logan5]

Anybody go to the False Creek Flats thing? I know there will be residential along along Main St. I'm wondering if that residential component will reach as far East as Station St.

http://vancouversun.com/news/local-news/vancouver-wants-more-jobs-more-people-in-false-creek-flats

[jollyburger]

Originally Posted by logan5

Anybody go to the False Creek Flats thing? I know there will be residential along along Main St. I'm wondering if that residential component will reach as far East as Station St.

http://vancouversun.com/news/local-news/vancouver-wants-more-jobs-more-people-in-false-creek-flats

They posted all the boards:

http://vancouver.ca/home-property-development/false-creek-flats.aspx

They have mixed use residential all along the east side of the road from Terminal to Great Northern Way with more housing on GNW almost out to Emily Carr.

[mcminsen]

Originally Posted by mcminsen

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

Dec.12 '16, my pics

Jan.24 '17, my pics

[mcminsen]

Originally Posted by mcminsen

Here's the Ellsworth (at 7th & Main).


Nov.15 '16, my pics

Ten weeks later...



Jan.24 '17, my pics

[logan5]

Originally Posted by jollyburger

They posted all the boards:

http://vancouver.ca/home-property-development/false-creek-flats.aspx

They have mixed use residential all along the east side of the road from Terminal to Great Northern Way with more housing on GNW almost out to Emily Carr.

Thanx.