General Vancouver Updates

[GenWhy?]

We're looking into a few assembled RS-1 homes in the near area and City Planning and the neighbourhood will not go for anything bigger or more dramatic than what you saw at the UDP - which is very unfortunate. We tried for a 6-storey close by on Commercial St. and the city wanted 4, which then turned affordable rental or reduced-rate market rentals into possibly condos... parking didn't help us either and we had some wonderful larger units, lots too. It's a great little neighbourhood that needs a new Area Plan. it's what... 20 years or 15 years old? So I'm working with highly outdated policy. It's a joke.

[GenWhy?]

The UDP you went to for the Hull St. project, I bet they pushed for a taller project in the re-zoning but the City (urban design) probably shut them down but Housing I bet wanted more density.

[Feathered Friend]

I had to look it up as it was before my time. The Kensington-Cedar Cottage Vision plan was implemented in 1998. There was an update for the intersection of Kingsway and Knight in 2004. The plan in 1998 called for:

The shopping areas at Broadway and Commercial, at Knight and
Kingsway, and at Victoria and 41st, .... New three to four storey mixed-use
buildings, with commercial and housing, will continue to replace older
smaller buildings

In addition to new three to four storey mixed use buildings, mainly along
Kingsway and Victoria, there should be new forms of housing around the
Knight and Kingsway and Victoria and 41st neighbourhood centres. This
would include rowhouses, four- and sixplexes, and duplexes, and housing
designed for seniors

Meanwhile )) the horrible language of this policy continues today:

Single Family Neighbourhoods
Most single family areas should be kept as now, maintaining the sense of
community that residents value. In areas with character (e.g., pre-1940s
buildings), there should be incentives to renovate and preserve, and
design review for new buildings to help maintain the neighbourhood
character.

How truly disappointing that these out of date visions still exist. I don't fault planners, as I believe they are extremely understaffed. Nor does it help that various city branches responsible for planning/development/engineering lack a common building. Obviously, sometimes there are staff that are a little too quick to play it safe, but I think that's the nature of the profession.

Regarding the Hull site, you are indeed correct that more height was originally proposed, but was cut back. I think that's a case of the planner having their heart in the right place by listening to feedback that was given from the community, but ultimately was a wrong choice for the future of the neighbourhood.

[csbvan]

Originally Posted by Feathered Friend

I had to look it up as it was before my time. The Kensington-Cedar Cottage Vision plan was implemented in 1998. There was an update for the intersection of Kingsway and Knight in 2004. The plan in 1998 called for:



Meanwhile )) the horrible language of this policy continues today:


How truly disappointing that these out of date visions still exist. I don't fault planners, as I believe they are extremely understaffed. Nor does it help that various city branches responsible for planning/development/engineering lack a common building. Obviously, sometimes there are staff that are a little too quick to play it safe, but I think that's the nature of the profession.

Regarding the Hull site, you are indeed correct that more height was originally proposed, but was cut back. I think that's a case of the planner having their heart in the right place by listening to feedback that was given from the community, but ultimately was a wrong choice for the future of the neighbourhood.

It's not playing it safe, it's mediating between developer dreams and neighbourhood expectations. If you don't respect the neighbourhood wishes, the plan won't be accepted and the political party in power will face the consequences. Just look at the 1972 NPA. Municipal government is still democratic after all...

[GenWhy?]

We get luck sometimes with this policy , but if your lot is even 5 metres short of the "area" they designate, or from an arterial road, then I'm pinched for density, rentals, and my project goes from 6 back down to 4 or 3 storeys.

I understand the sake of the neighbourhood and trying not to push 6 storey buildings next to single family homes that people have invested into emtoionally and financially, but I think a last glance 65% of housing in Van is RS-1.

[hollywoodnorth]

corner of Fraser and Broadway >> http://livingmidtown.com/central/residences/

4th project by the developer in the immediate area

[officedweller]

and from Changing City Updates:

2501 Spruce St.


https://changingcitybook.com/2017/10/26/2501-spruce-street/

This ten storey building is proposed for a tight site on the corner of West Broadway and Spruce. It’s submitted under existing zoning, for eight floors of residential (with 37 units) over a two storey retail and office podium.

https://changingcitybook.com/2017/10/26/2501-spruce-street/

[osirisboy]

^so.... fsr 2.5?

[Feathered Friend]

The project's has a FSR of 3.3, including a 10% heritage density increase. Its set to go before the Development Permit Board on January 8th, which has it currently listed as 1110 W Broadway.

Link to the application
http://development.vancouver.ca/2501spruce/index.htm

[osirisboy]

Thx for info!!! Do you know what's going on with dennys on broadway? Wasn't there a proposal for that site a while back?

[Feathered Friend]

Originally Posted by osirisboy

Thx for info!!! Do you know what's going on with dennys on broadway? Wasn't there a proposal for that site a while back?

Originally Posted by officedweller

From VancouverMarket.ca:

http://www.vancouvermarket.ca/2017/01/11...y-dennys-site-includes-153-rental-units/

Originally Posted by Feathered Friend

Here's some info from the open house held on April 6th.

The project has been reduced from 17 floors to 16, and from a FSR of 8.03 to 7.07. From what I heard, the city felt that going from the existing zoning to 8 was too much of an ask, and instead opted for the current restrictions.
What is even more unfortunate is that this site is going to be one of the tallest, if not the tallest, allowed between Birch and Fir (if I accurately recall the mentioned street sections).

It took me a second to find my old post as I labeled it by the cross streets rather than by the address.

The rezoning application:
http://rezoning.vancouver.ca/applications/1296wbroadway/index.htm

[SpongeG]

the old chevron at oak and 41st looks like its going to be used as a community garden, they have garden boxes behind the fencing there

[osirisboy]

Originally Posted by Feathered Friend

It took me a second to find my old post as I labeled it by the cross streets rather than by the address.

The rezoning application:
http://rezoning.vancouver.ca/applications/1296wbroadway/index.htm

Ah thx!! So I guess this part of broadway is currently zoned to allow higher density than over by spruce?

[Changing City]

Originally Posted by osirisboy

Ah thx!! So I guess this part of broadway is currently zoned to allow higher density than over by spruce?

The zoning is the same all the way along that part of West Broadway c-3A. It allows 3 FSR with a 10% addition through heritage transfer, so 3.3 FSR.

The 1296 West Broadway proposal for Denny's is a rezoning, which can be considered because it will be a rental building, not condos. The West Broadway and Spruce corner site is quite a bit smaller, so it's quite a bit more expensive to try to squeeze more density onto the lot, and it looks like it's a condo project, so there's no policy to allow higher density. That might be different if they wanted to build a rental building.

Permitted densities could increase once the upcoming Broadway corridor planning exercise is completed. In the meantime, if a developer wants to build condos, this is what they can do.

(Note that between Yukon and Oak policy only allows commercial development; not condos or rental, to try to keep land values down so further employment space can be developed. And also note some sites in that area are severely impacted by height restrictions related to the helicopter operations at VGH.)

[osirisboy]

Oh right that for the explanation. Although regarding spruce they could easily and cheaply add in a few more units. Instead of having that blank wall facing spruce they could increase the size of the floorplates (so there is no set back from the podium) and get a good 16 more units in

[Feathered Friend]

[Feathered Friend]

The first of two Heather Street Lands Open House Round 2 events were today. CBC was present to cover the event, and over 150 people passed through the doors. All three concepts have park space of roughly 2.5 - 3 acres, a density of 2.5, and allow for up to 18 story buildings. I must admit I was disappointed when I first viewed the boards as given the location and the area available for development, I was expecting more density/height. Still, I was given the impression that since the public seemed so receptive to the plan as it was, there was a chance the applicant could seek additional growth if indicated by members of the public. If there are those here who desire such an outcome, I urge them to write in and let the applicants/city know there's support for such a possibility. Another element present in all three proposals is the elimination of the Fairmont Academy, a Class A heritage building. There is absolutely no desire by the First Nations partners to retain it due to it's symbolism to the community. There will be a replacement cultural area proposed, in addition to a 67 spot daycare.

Things are still very early in the process, and every concept needs a lot of work, so expect more changes by the next round. Personally, I'm partial to the Gathering Place, but feel it's road grid still needs a lot work. City Grid feels like it does a poor job of responding to the terrain of the area. The Forest Trail has very poor way-finding in my mind, though it has some redeemable aspects. While the process goes to UDP Wednesday, it should be back to the public by Spring of 2019. I didn't grab all the open house boards, however the rest will be available Monday on the city's website.

[SpongeG]

that looks really interesting.

For the first time ever I walked around arbutus and broadway last night. Its becoming a nice area. The older developments to the west of arbutus between broadway and 12th are mixed nicely in with parks and older buildings and schools etc. And the same is really going on with the east side of arbutus, its really cool to see.

Obviously thoughtful planning and consultation can really shape good neighbourhoods.

[osirisboy]

I can't help but laugh at the "draft guiding principles". Did they really need all that consultation to come up with that? lol. It's the exact same stuff that seems to come out of every consultation. Community, diversity, nature. Etc

[csbvan]

Demolition of the Fairmont building? Yikes.