General Vancouver Updates

[jollyburger]

Originally Posted by Feathered Friend

So I've heard about / found these upcoming developments on the VGH Campus.

http://phix.ca/faq/


This project is supposed to be going in the park at Heather and 10th Ave.

Apparently the Eye Care clinic and the BC Cancer lodge will be submitting redevelopment applications in the near future as well. Though nothing concrete has been proposed as far as I know.

The top buildings are 12th and Heather (looking south) and then it looks like all the buildings between 12th and all the way down to 10th are gone. And that building on the bottom left corner looks like a 15-20 storey new tower?

[retro_orange]

Originally Posted by Feathered Friend

So I've heard about / found these upcoming developments on the VGH Campus.

http://phix.ca/faq/


This project is supposed to be going in the park at Heather and 10th Ave.

Apparently the Eye Care clinic and the BC Cancer lodge will be submitting redevelopment applications in the near future as well. Though nothing concrete has been proposed as far as I know.

What about that large empty lot that's immediately east of the BCCA cancer research centre? It's larger than the lot the research centre is on but it's been vacant and fenced off for over a decade. What's the story with that?

[giallo]

Originally Posted by Prometheus

First, thank you to those who took the time to share their information about this development.

So, let's get this straight. This is the most prominent corner on Vancouver's busiest commercial/transporation corridor and the future site of a major rapid transit hub, where two multi-billion dollar subway lines will interchange. And a meek, low density, seven-story building is all that can be built here under current city policy?! On a site which (in a rational world) ought to be the future location of the mother of all transit-oriented developments?!

The sheer irrationality (and irresponsibility and short-sightedness) of today's city planning/redevelopment policy is atrocious, and will be a source of substantial regret in the future.

Frustrating, but not surprising. One only has to look to Broadway/Commercial station to see that city council has put very little emphasis in to any sort of serious densification at Vancouver's most important skytrain transit hub. Broadway and Commercial south of Broadway should have been rezoned and built up AGES ago. The whole point of having two major subway lines interconnecting is to have as many people as possible living around it and taking advantage of it. I'm constantly baffled at the current state of Commercial/Broadway station.

[Metro-One]

Exactly, the scale of what is being done in Brentwood should be mirrored at Commercial Broadway.

We will now have two major transit hubs seriously underbuilt in what is suppose to be a pro-active city for the environment.

Seriously feels as if Waterfront and Lougheed will be the only appropriately built out hubs in our region (not sure what will happen to Columbia, and Bridgeport has the reasonable limitations of being so near to the airport). Even Waterfront could be utilized a little better. Almost as if there is some sort of city policy in Vancouver arbitrarily stumping projects...

[jollyburger]

Originally Posted by Feathered Friend

Apparently the Eye Care clinic and the BC Cancer lodge will be submitting redevelopment applications in the near future as well. Though nothing concrete has been proposed as far as I know.

I guess that new tower is connected to the Eye Care Clinic since it look like the lower portion of that building is on their land.

[jollyburger]

Originally Posted by retro_orange

What about that large empty lot that's immediately east of the BCCA cancer research centre? It's larger than the lot the research centre is on but it's been vacant and fenced off for over a decade. What's the story with that?

Phase 2 of the Cancer Research Centre

Proposed Development: The "phase 1" high-rise block proposed on the westerly portion of the site would be comprised primarily of laboratories, support spaces and offices above the second level, with a theatre, library and public functions on the first and second levels. Retail is proposed on Heather Street near the lane south of Broadway. The proposed building height, including a 6.2 m (20.3 ft.) mechanical penthouse, is 56 m (184 ft.).

The existing research functions would be moved into the tower on the westerly 40 percent of the site. Then the former bakery building, which now contains these functions, is to be demolished. This would allow a parking access ramp to be built mid-block from the lane into the second and third below grade levels of the tower. Surface parking would be provided at lane level on that remaining 60 percent of the site until a second fund raising campaign can be completed for the proposed mid-rise block on the easterly 91 m (300 ft.) of frontage. A number of years may pass before the easterly portion of the site would be developed.

Phase 2 is proposed on the easterly portion of the site with laboratories, support spaces and offices. The proposed mid-rise height for the full length of the building is 36 m (118 ft.) including the mechanical/ventilation penthouse.

Height: The proposed height of the tower (phase 1), including the mechanical penthouse, is 57 m (187 ft.) measured from the low (lane) side (as per the by-law) or 52 m (170 ft.) on the higher 10th Avenue side. This exceeds the height recommended for both the C-3A District at 36.5 m (120 ft.) and the VGH Precinct at 38.4 m (126 ft.). As seen along 10th Avenue, this would be between four and five conventional storeys higher than recommended.

While the visual impact of upper storey massing at the proposed height will be obvious, staff are satisfied the increase can be accepted in this location given the desirability of the use and the general fit with C-3A Guidelines. Design development to the architectural treatment and articulation of this very large building mass is recommended to minimize its apparent visual bulk.

The initial phase 2 building height of 36 m (118 ft.) generated significant shadowing and loss of sun access through the fall and winter months to the north sidewalk and restaurants on Broadway. The revised building envelope consisting of a height of 32.3 m (106 ft.) and angled roof profile would result in a 21 degree angle of sun exposure to the north sidewalk on Broadway instead of the guideline 17 degree angle. This still has a residual impact, from late November to mid January but preserves the benefits of the sun during most months and certainly during the key months. (Note Plans: Appendix D.)

Surface Parking - The easterly 60 percent of the site will be cleared and will be undeveloped until fund raising permits a phase 2 development. VGH Precinct Policies strive for a more amenable pedestrian environment to encourage people to conduct their business here by means other than single occupant vehicles. Surface parking is not acceptable under C-3A zoning and would not contribute to VGH Precinct policy objectives. To contribute positively to the urban fabric of the precinct, the applicant has agreed to treat the easterly portion of the site with an attractive landscape buffer along the 10th Avenue property line, including public seating nodes as well as other landscaping and interim tree planting to screen and green the view into the interim surface parking.

The link on the CoV website is dead but it's on Google.

council.vancouver.ca/010612/p1.htm

Date: June 5, 2001


Author/Local: TPhipps/6604


RTS No.: 02039


CC File No.: 5308


Council: June 12, 2001

TO: Vancouver City Council

FROM: Director of Current Planning

SUBJECT: CD-1 Rezoning - 601 West 10th Avenue (Cancer Research Centre)

[VarBreStr18]

Originally Posted by Feathered Friend

I think this situation differs somewhat, in that the city seems to be vocalizing that more height may be permitted in this location in the, relatively, near future.
That said, given the history on such matters, I can't blame the parties for choosing to move ahead. Even though I would love a more prominent building here, I understand a bird in the hand and whatnot.

Any developer would opt for height especially at such a prominent location. I don't get it to be complacent with a small bird in hand and not fight/challenge city hall in return for a bigger bird, even with inconvenience of accommodating a transit entrance. The land is privately owned already. Increase the height and put residential units up top which will be pure profit....dont miss this once a life time golden opportunity.

[Changing City]

Originally Posted by VarBreStr18

Any developer would opt for height especially at such a prominent location. I don't get it to be complacent with a small bird in hand and not fight/challenge city hall in return for a bigger bird, even with inconvenience of accommodating a transit entrance. The land is privately owned already. Increase the height and put residential units up top which will be pure profit....dont miss this once a life time golden opportunity.

There's policy that only allows commercial uses along West Broadway from Oak to Yukon. It's intended to limit land values from shooting up to the point that commercial projects aren't viable.

Arguably it has worked - it's unlikely that either the recently completed Neelu Bachra offices on the same block as this project, or Bosa Bluesky at Oak would have been developed as office if they could have residential as well.

[VarBreStr18]

Originally Posted by Changing City

There's policy that only allows commercial uses along West Broadway from Oak to Yukon. It's intended to limit land values from shooting up to the point that commercial projects aren't viable.

Arguably it has worked - it's unlikely that either the recently completed Neelu Bachra offices on the same block as this project, or Bosa Bluesky at Oak would have been developed as office if they could have residential as well.

Oooo.....kay,
Got to be the most archaic regulation which does not change with time and need. 30 years from now, will be beating ourselves why we allow this to go on.
Even so this building at this location is still underbuilt for business.

[Feathered Friend]

Originally Posted by jollyburger

The top buildings are 12th and Heather (looking south) and then it looks like all the buildings between 12th and all the way down to 10th are gone. And that building on the bottom left corner looks like a 15-20 storey new tower?

Part of the current master plan calls for the Heather Pavilion to be restored, hence the removal of all the buildings. The new tower shown would be the the Phix building; If I'm not mistaken, it's currently only zoned for 6 - 8 stories, but I imagine that will change. I should add there is apparently talk VGH will start a new master plan soon.

Current VGH Master Plan


Heritage photos of the Heather Pavilion

Originally Posted by jollyburger

Phase 2 of the Cancer Research Centre

Indeed, that was the idea. Unfortunately, the province hasn't come through on the funding for the new building, or even built the promised temporary parking lot on the site which was to help alleviate the parking problems experienced on 10th.

Arguably, another part of the parking problem on 10th Ave is that doctors have a large number of reserved spaces at the nearby clinics. Which, in my view, makes the complaints about the amount of parking provided on the new bikeway more than a little hypocritical. After all, if they cared so much about their patient's parking needs, maybe they would be willing to walk a bit further / transit themselves, instead of downloading that responsibility to their patients/the city.

[Changing City]

Originally Posted by VarBreStr18

Oooo.....kay,
Got to be the most archaic regulation which does not change with time and need. 30 years from now, will be beating ourselves why we allow this to go on.
Even so this building at this location is still underbuilt for business.

I don't think it's archaic, especially with the residential market as hot as it has been for many years. There's very little of the city that doesn't allow residential use; industrial land, West Broadway from Oak to Yukon and certain sub-zones of the Downtown District - around 680 hectares of land parcels in total. (Even there, some residential is possible as an exception, which is why there's residential on top of the Post Office).

So that's 10% of developable land (which is about 6,830 hectares, if you take off the area of parks, schools, the cemetery, golf courses and roads). That land has well over half the city's 400,000+ jobs - and space for more. If you allowed residential use there you would see land values make non-residential projects almost impossible to develop.

The City carried out a comprehensive study of the Metro Core a few years ago addressing the job potential of the city to 2031. It's why policy changed to allow rezoning for higher office towers, raised base permitted density in the CBD, and allowed a greater proportion of office in the Mount Pleasant industrial area.

[GlassCity]

I truly believe that the viewcones won't be here forever. And in that sense, if this tiny building is built, at least it'll be easy to take down when the viewcones are repealed.

[jollyburger]

Originally Posted by GlassCity

I truly believe that the viewcones won't be here forever. And in that sense, if this tiny building is built, at least it'll be easy to take down when the viewcones are repealed.

But even a brand new tiny building will probably live for at least 20-30 years you would expect unless land prices go bonkers.

[jollyburger]

Originally Posted by Feathered Friend

Part of the current master plan calls for the Heather Pavilion to be restored, hence the removal of all the buildings. The new tower shown would be the the Phix building; If I'm not mistaken, it's currently only zoned for 6 - 8 stories, but I imagine that will change. I should add there is apparently talk VGH will start a new master plan soon.

Found this document from last year for a RFP with a 2019 start:

Project A consists of rezoning to support the development and/or upgrades of a number of facilities on the VGH site that were identified in the High Level Master Plan completed September 2014.

Project B will be completed in three phases and is for the construction of the Pacific Health Innovation eXchange (PHIX).

Phase One will be the development of a new facility which will include research and collaboration space, corporate offices, a hotel and underground parking and is proposed to be located along the 10th Avenue corridor between Heather and Willow St.

Phase Two will be the restoration and expansion of the Heather Pavillion into a centre for international health dialogue and training/education space for health care providers and researchers. The space will also be used to host public seminars, classes and other events supporting public learning.

Phase Three consists of the Heather Commons development which will support public engagement, academic and clinical research. The space will include dry and wet labs and 1300 parking stalls under the extension of the Heather building. The three phases will be constructed over 10 years.

http://west.morningblueprint.com/2016/06...al-Pacific-Health-Innovation-Centre.html

[Feathered Friend]

Good find, interesting to see the timeline provided.

[Feathered Friend]

My Photos - May 21st 2017







This little project at 1107 W 7th Ave looks like it's just finishing its dig. From what I've heard, it's this development company's first project and the site has caused them nothing but problems. I don't have any specifics on the problems. Separately, 2 of the 4 units are currently listed for resale. Again, if my source is correct, 1 of the sellers is a local resident just trying to flip the property and cash in.

[mcminsen]

Originally Posted by mcminsen

May 1 '17, my pic

Main & 11th (former Rumpus Room site).



May 15 '17, my pics

[whatnext]

Originally Posted by VarBreStr18

Oooo.....kay,
Got to be the most archaic regulation which does not change with time and need. 30 years from now, will be beating ourselves why we allow this to go on.
Even so this building at this location is still underbuilt for business.

Rrrriiiight. So there'll be nowhere to work in the city but plenty of condo sites to pimp out to offshore buyers. No thanks.

[domusile]

Originally Posted by Feathered Friend

My Photos - May 21st 2017

This little project at 1107 W 7th Ave looks like it's just finishing its dig. From what I've heard, it's this development company's first project and the site has caused them nothing but problems. I don't have any specifics on the problems. Separately, 2 of the 4 units are currently listed for resale. Again, if my source is correct, 1 of the sellers is a local resident just trying to flip the property and cash in.

Same developer as Citi on Broadway near Cambie that just completed. So not their first project. they also have another project under construction on Grnaville called Leveson.

[LeftCoaster]

Originally Posted by Feathered Friend

I think this situation differs somewhat, in that the city seems to be vocalizing that more height may be permitted in this location in the, relatively, near future.
That said, given the history on such matters, I can't blame the parties for choosing to move ahead. Even though I would love a more prominent building here, I understand a bird in the hand and whatnot.

Initial schemes certainly had some height.

I've heard the latest scheme doesn't look to exceed the height limits but has some very 'interesting' architectural features.