Vancouver Infill & Lowrise Updates Discussion - Page 40

Feathered Friend · #**781** Posted **Dec 2, 2017, 7:23 AM**

This project over in the Grandview Woodlands had it's second date with the UDP and it faired better. this time around The project has implemented more than a few changes, as can be seen in a comparison with older city renderings (one of the few open houses/UDP meetings I didn't make it down to). It has moved it's massing around to better relate to the heritage home ,with that area now at 5 stories, and the taller portion at 11. It's western neighbour is a co-op building, and will never be able to match up to this project. The colour scheme is far from locked in, but they've talked to Heritage Vancouver and will likely be taking advantage of the True Colours program, contrasting with a light brick material on the new building.

The UDP believed this version was much improved over the previous submission, though they felt it did have some more room to improve. While the panel only came to consensus on two recommendations, there were a few other comments voiced by individual members. Still, it was these two issues that united them. The first was a desire to provide a bit more space between the heritage house and the new building, which I agree with. The other was to try and make the building relate more to the neighbourhood. The panel acknowledged that this was an impossible task to accomplish with massing, and didn't want the concept of the project to be watered down. Rather, they felt it would be best accomplished with the choice of materials.

The design of this project strikes me differently each time I look at it. Sometimes I don't think much of it, other times it strikes me as a charming little building. Again, it feels like one of those projects were materials could make or break the building, though I do like the massing of the upside down L. Plus its good density for the area.

officedweller · #**782** Posted **Dec 2, 2017, 7:56 AM**

I like it.
Thanks for posting.
Nice to see that they recognize that a taller tower can improve the massing.

Feathered Friend · #**783** Posted **Dec 3, 2017, 6:09 AM**

Quote:

Originally Posted by Feathered Friend

]

Round 2 for this project sees it returned and, in my view, with a much better design. To boot, it has added a small amount of FSR too. While it will no doubt irritate some, the project has now been designed to tell a better story, the life of a salmon.

One of the ways this has been accomplished is using the outdoor door amenity space's landscaping to reflect the colours of salmon in the varying stages of their life, with the roof designed in red fall tones to represent the end-stage of that life. There is a small stream now placed as a public art piece sloping down Yukon, with the area around it designed with salmon stamped pavers. There is, of course, a larger set back on the corner and a slight relocation of the project's bike storage entrance.

The panel welcomed the changes to the project, including appreciation for how the massing had been broken up. One member remarked that it was funny the model that came in summer was green,while this one in the fall is appropriately coloured as well. I believe the majority of the members felt that there were enough public realm contributions to earn the extra density, but I maybe be mistaken, as the numbers were close. There was concern expressed as to whether the glass fritting would be generic, but the applicant assured the panel that this wouldn't be the case. Something expressed by a panel member, which i think many here will agree with, is how glad they were to see a colour other than green on a glass building.

While the project was supported, there were recommendations. One was to improve the amount of space between the biking parking area and a nearby staircase, which is obviously not shown in the model. The other utilitarian recommendation was to provide for more rain protection in the outdoor amenity areas. Design-wise, there were recommendations that the site needed a bit of simplification, and that the fritting should be carried to the corner, and change from vertical to horizontal at the base.

Personally, I really appreciate the red colour scheme, the water feature, and the overall feel of the project. Though it might be tacky, I also appreciate the story that ties the elements together, as it will l help entertain relatives from outside of the city when we go walking. Obviously I believe that city should allow for a taller building here, but between the view cones of the mountains and the view points that require a view of City Hall, there's nothing to be done.

http://rezoning.vancouver.ca/applications/425w6th/index.htm

whatnext · #**784** Posted **Dec 3, 2017, 8:20 PM**

Quote:

Originally Posted by Feathered Friend

..Round 2 for this project sees it returned and, in my view, with a much better design. To boot, it has added a small amount of FSR too. While it will no doubt irritate some, the project has now been designed to tell a better story, the life of a salmon.

One of the ways this has been accomplished is using the outdoor door amenity space's landscaping to reflect the colours of salmon in the varying stages of their life, with the roof designed in red fall tones to represent the end-stage of that life. There is a small stream now placed as a public art piece sloping down Yukon, with the area around it designed with salmon stamped pavers. There is, of course, a larger set back on the corner and a slight relocation of the project's bike storage entrance.

The panel welcomed the changes to the project, including appreciation for how the massing had been broken up. One member remarked that it was funny the model that came in summer was green,while this one in the fall is appropriately coloured as well. I believe the majority of the members felt that there were enough public realm contributions to earn the extra density, but I maybe be mistaken, as the numbers were close. There was concern expressed as to whether the glass fritting would be generic, but the applicant assured the panel that this wouldn't be the case. Something expressed by a panel member, which i think many here will agree with, is how glad they were to see a colour other than green on a glass building.

While the project was supported, there were recommendations. One was to improve the amount of space between the biking parking area and a nearby staircase, which is obviously not shown in the model. The other utilitarian recommendation was to provide for more rain protection in the outdoor amenity areas. Design-wise, there were recommendations that the site needed a bit of simplification, and that the fritting should be carried to the corner, and change from vertical to horizontal at the base.

Personally, I really appreciate the red colour scheme, the water feature, and the overall feel of the project. Though it might be tacky, I also appreciate the story that ties the elements together, as it will l help entertain relatives from outside of the city when we go walking. Obviously I believe that city should allow for a taller building here, but between the view cones of the mountains and the view points that require a view of City Hall, there's nothing to be done.

http://rezoning.vancouver.ca/applications/425w6th/index.htm

If developers are going to sell a project by using water features, there should be a covenant they keep them operational for the life of the building. So sick of dry fountains strewn with dead leaves in this city.

GenWhy? · #**785** Posted **Dec 4, 2017, 5:34 PM**

Definitely a solid office building with lots of parking to sell off. We tried to buy some, but it's "shared" with another one of their projects. Good to see more employment near Broadway but transit needs to address this growing area.

officedweller · #**786** Posted **Dec 4, 2017, 5:41 PM**

Nice - looks a lot less gimmicky than the previous design.

I like the trend of the last two projects
- revising the massing, even if that means a taller block on part of the site.

As for the salmon theme -
That would make sense if the proposed tenant is DFO or an aquaculture company.
Are there any overt salmon art pieces planned for the site?

Feathered Friend · #**787** Posted **Dec 5, 2017, 2:41 AM**

Here's a pre-application invite for what is sure to be one heck of an open house! Just imagine, the neighbourhood of Shaughnessy finally seeing some added density; roughly 20 rental homes and a FSR of 1.3. If you ever wanted to see the West Side finally receive some added density or, alternatively, several multi-millionaires screaming their heads off about how "poor" renters will degrade their neighborhood, then this open house is one you don't want to miss.

Of course, I'm sure there will be reasonable people at the event, and all views deserve to be heard. That said, there will obviously be a reactionary backlash to this, or any project, from some voices in this area. This project is going to need support badly, and hopefully it get's it from some on here showing up. Perhaps that way we can show the City that, at the very least, Granville St can tolerate higher density levels.

GenWhy? · #**788** Posted **Dec 5, 2017, 5:45 PM**

That's a shame it's on that day; I'd really like to go to that. Would have liked to talk to the project team. Hope this goes through. I know some people that might be able to throw this in the team's favour. Also the fact that they hired Virginia is a telling move they are expecting (rightfully so) some backlash.

Feathered Friend · #**789** Posted **Dec 6, 2017, 1:52 AM**

I didn't stick around for the hearing on this social housing project, as it was almost 6pm and I'm still not getting paid enough for this (or at all)

. Plus, 3 hours at UDP is enough to break most mortal minds; at least the panelist get sushi.

http://rezoning.vancouver.ca/applications/3510fraser/index.htm

Jebby · #**790** Posted **Dec 6, 2017, 2:17 AM**

That looks terrible. Horribly messy and incoherent design.

osirisboy · #**791** Posted **Dec 6, 2017, 3:52 AM**

It looks God damn hideous! Seriously! What are they thinking and what's with the lawn on Fraser street right alongside the building? Also the building should come out more to the Fraser street and it will line up with its neighbor

csbvan · #**792** Posted **Dec 6, 2017, 4:38 PM**

Three buildings for the price of one...

GenWhy? · #**793** Posted **Dec 6, 2017, 6:33 PM**

Quote:

Originally Posted by osirisboy

It looks God damn hideous! Seriously! What are they thinking and what's with the lawn on Fraser street right alongside the building? Also the building should come out more to the Fraser street and it will line up with its neighbor

City setback requirements. Grass in the model might be misrepresentation or a landscaped public realm element, setbacks might be in play there too (use/access).

Not sure why everyone hates the design. Looks like a solid contribution on many levels. AAA design means AAA costs.

GenWhy? · #**794** Posted **Dec 6, 2017, 6:53 PM**

Mainly surprised they didn't immediately address setbacks adjacent to RS-1.

Vin · #**795** Posted **Dec 6, 2017, 7:00 PM**

Quote:

Originally Posted by osirisboy

It looks God damn hideous! Seriously! What are they thinking and what's with the lawn on Fraser street right alongside the building? Also the building should come out more to the Fraser street and it will line up with its neighbor

UDP will give it a pass with flying colours

whatnext · #**796** Posted **Dec 6, 2017, 7:37 PM**

Quote:

Originally Posted by Feathered Friend

Here's a pre-application invite for what is sure to be one heck of an open house! Just imagine, the neighbourhood of Shaughnessy finally seeing some added density; roughly 20 rental homes and a FSR of 1.3. If you ever wanted to see the West Side finally receive some added density or, alternatively, several multi-millionaires screaming their heads off about how "poor" renters will degrade their neighborhood, then this open house is one you don't want to miss.

Of course, I'm sure there will be reasonable people at the event, and all views deserve to be heard. That said, there will obviously be a reactionary backlash to this, or any project, from some voices in this area. This project is going to need support badly, and hopefully it get's it from some on here showing up. Perhaps that way we can show the City that, at the very least, Granville St can tolerate higher density levels.

Interesting. Google shows the adjacent house owned by the Vancouver Hospice Society. Is this application a property owner throwing in the towel realizing no Chinese buyer will shell out for a SFH for a house next to dying people (a la UBC brouhaha)?

And I'm glad to see the property owner on the other side get a multifamily dumped next to their pricy house, after they tore down a really nice Cape Cod style home to build the current McMansion dreck now on the lot!

GenWhy? · #**797** Posted **Dec 6, 2017, 7:52 PM**

It's a Pre-App Open House, so a lot can get changed from now to the Rezoning Phase: loss of units, more parking, setbacks... mind you this is a 17,000sf site. Lots of room for 20 odd suites.

whatnext · #**798** Posted **Dec 6, 2017, 9:59 PM**

Quote:

Originally Posted by GenWhy?

It's a Pre-App Open House, so a lot can get changed from now to the Rezoning Phase: loss of units, more parking, setbacks... mind you this is a 17,000sf site. Lots of room for 20 odd suites.

I hope it goes ahead. There's a lot of homes along with Granville with no heritage value whatsoever, and building rentals discourages speculation. It's a win.

Feathered Friend · #**799** Posted **Dec 7, 2017, 9:37 AM**

Quote:

Originally Posted by mcminsen

Looks like the old Stong's Market site. And some links to posts with pics in the General Vancouver updates thread...

Quote:

Originally Posted by Feathered Friend

My photos - August 25th

My photos - December 2nd, 2017

If I'm not mistaken that's as tall as this building is going to get. It's such a shame that this neighbourhood couldn't even tolerate a 6 story building.

Feathered Friend · #**800** Posted **Dec 8, 2017, 5:26 AM**

While I'm always excited to head to a pre-app event , I have to say it feels like I didn't learn much more about the project than what was already shown in the notification. The project still feels very conceptual. Though there was base information and idea/reference boards indicating a West Coast theme, it was still hard to get an idea of what the project will actually look like. The laneway will feature 3 story townhomes to act as a step down to the neighbouring single family homes. The parking garage entrance will also connect to the laneway in the building's centre. The city has requested that the southeast corner, currently the location of an autobody shop, remain retail. As such, the first floor of the southeast corner will have 3 CRUs, with a residential amenity space above.
The event drew a crowd that one would expect for the area; a mix of those against it because of the change it represents, some voices of support, and those irritated they aren't in an area that will allow for the upzoning of their own homes.