Vancouver Infill & Lowrise Updates Discussion

[Feathered Friend]

http://rezoning.vancouver.ca/applications/5809-5811mainst/index.htm


http://rezoning.vancouver.ca/applications/5809-5811mainst/index.htm


http://rezoning.vancouver.ca/applications/5809-5811mainst/index.htm

I was skimming through the rezoning applications and had to post the renderings of this one as its just so different. It is proposing 3 and half stories with 12 units, 4 that are "affordable ownership units." The proposal is under the Affordable Housing Choices Interim Rezoning Policy, which only allows for 20 such sites across the city. I'm not sure when it will go to UDP, but I think I'll make time to check this one out when it does. The open house is set for February 1st, 2018.

[Feathered Friend]

After walking through what felt like a scene from a horror movie, the near deserted fog-filled streets of 1st Shaugnessy for about hour, I went down to the open house.

I will admit, I was surprised that, over the course of the time I spent there about a half dozen people voice support for this project. There was some opposition as well, with two notable opinions expressed. One individual indicated that while a building this size maybe be appropriate for Dunbar's retail district, it was too much for this location. The far more arrogant opinion was provided by another individual who said lowly rental buildings like this belong in 3rd Shaughnessy at best, but really should be kept to lower class areas like Knight St. That's not an exact quote, but it's as close as one can get without a pen and paper at hand. The consensus among all those opposed was that when an NPA government was elected next year there would be a stop to this densification in neighbourhoods where it doesn't belong. I really wish Counciller Bremner's proposal for NW Point Grey would have come out earlier in the day. Sadly, no one from the forum introduced themselves to me, and I didn't see any members of Vancouver's Yimby groups either. In short, I was there with all my friends... just like high school....

As for the project, it is a really different design for the area; For starters, it differs from the usual treatment of a tall wall of hedges for Granville St. The 1 bedroom units will be located partially below grade, with the the 3 bedroom units above them. That is a common element for buildings proposed under the Affordable Housing Choices Interm Rezoning Policy, but also one that has fallen afoul with the UDP. The project will be designed with the intention to mitigate the noise from Granville St, which should ease one attendees concerns about whether the families in the project will make too much noise for the neighbouring hospice. The current location of the parking ramp may also move to mitigate that issue, which seems a reasonable compromise. Sadly, with the civic election coming and that it will considered controversial to add density to 2nd Shaugnessy, its expected that this project will see long delays. A shame that 13 families will have to spend more time commuting instead of being able to spend time with each other.

[Feathered Friend]

Originally Posted by Feathered Friend

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

Panel Consensus: THAT the panel recommends RESUBMISSION of the project with the following recommendations to
be reviewed by City Staff:

• Relocate the main entry to the seniors’ centre to Fraser Street
• Create an accessible passenger drop-off/pick-up area for residents and visitors, preferably covered;
• Combine the two outdoor amenity terraces to provide a larger space, and mitigate overlook to the single family neighbours;
• Increase upper storey setbacks to at the east elevation;
• Strengthen the corner expression at Fraser and E 19th Ave, and better tie to the ground floor;
• Reconsider the colours and materials in relation to the “frame” design, and consider a lighter colour for the recessed balconies;
• Revise the east elevation, to better integrate with the overall architectural design;

Related Commentary: The Panel recommended the massing at the east be revised to be more neighbourly to the adjacent single family properties. The building is too close to the neighbouring site. Provide further stepping down for a better transition. On the corner, the lowest balcony should tie better to tie the building corner to the ground floor. The back of the building requires a more “finished” design. The Level 2 amenity does not provide a space that is usable. The rooftop could be used for a larger amenity that does not overlook the neighbours. Explore more lively and contrasting colour accents to animate the building.

http://vancouver.ca/files/cov/urban-design-panel-minutes-2017-11-29.pdf

The UDP has published their verdict on this VAHA project, and it was every bit as negative as the reception on the forum.Though, unlike a private proposal, this VAHA proposal will likely move on to a public hearing. One other interesting tidbit from the minutes is that underground parking here is not possible due to poor soil conditions (peat bog).

[Feathered Friend]

Originally Posted by Feathered Friend

Nov 11th

Dec 3rd, 2017








Dec 15th, 2017

[Feathered Friend]

Here's a nice project for the slopes of Main St. It seems to be doing it's best to replace the feel of what is being replaced, with the proposed mural areas and the laneway history walk. As noted by others, some of the retail space is located below grade due to the nature of the slopes, but I think it could generate a neat little vibe; at least it is better than excess parking. I have to note that the cookies/treats were some of the best I've had at an open house, and not something I was expecting.

This was the last urban development event I attended in 2017 and I have to admit, maybe it is just my inner child who played SimCity on the SNES far too much, but I've enjoyed going out to all these many events. Hopefully my recaps have been informative, or at least entertaining, as I plan to continue going out to these events, letting the regional governments know there's support for more growth, debating with those against change, and snacking on too many treats... my poor waist line.

[whatnext]

Originally Posted by Feathered Friend

Here's a nice project for the slopes of Main St. It seems to be doing it's best to replace the feel of what is being replaced, with the proposed mural areas and the laneway history walk. As noted by others, some of the retail space is located below grade due to the nature of the slopes, but I think it could generate a neat little vibe; at least it is better than excess parking. I have to note that the cookies/treats were some of the best I've had at an open house, and not something I was expecting.

This was the last urban development event I attended in 2017 and I have to admit, maybe it is just my inner child who played SimCity on the SNES far too much, but I've enjoyed going out to all these many events. Hopefully my recaps have been informative, or at least entertaining, as I plan to continue going out to these events, letting the regional governments know there's support for more growth, debating with those against change, and snacking on too many treats... my poor waist line.

Meh, pretty dull. Look almost exactly like the Fraser project upthread.

[rofina]

Originally Posted by Feathered Friend

Here's a nice project for the slopes of Main St. It seems to be doing it's best to replace the feel of what is being replaced, with the proposed mural areas and the laneway history walk. As noted by others, some of the retail space is located below grade due to the nature of the slopes, but I think it could generate a neat little vibe; at least it is better than excess parking. I have to note that the cookies/treats were some of the best I've had at an open house, and not something I was expecting.

This was the last urban development event I attended in 2017 and I have to admit, maybe it is just my inner child who played SimCity on the SNES far too much, but I've enjoyed going out to all these many events. Hopefully my recaps have been informative, or at least entertaining, as I plan to continue going out to these events, letting the regional governments know there's support for more growth, debating with those against change, and snacking on too many treats... my poor waist line.

Thank you for these update! I for one appreciate them always. Happy 2018!

[GenWhy?]

Dull? It's an economical design due to the costs associated to build such a project otherwise you'll see high rents. The breezeway is an excellent touch that hopefully finds a willing tenant(s) and allows that segment to remain active. 65 units with 15 3-beds and 26 2-beds is a great addition. 93 parking stalls with only 1 car share is a bummer, but for that much retail the parking minimums will add lots of additional cost to a project. with 3 levels underground, that is a big cost that is made up elsewhere in the building.

[red-paladin]

Thanks for the pictures Feathered Friend!

[Feathered Friend]

Originally Posted by Feathered Friend

My Photos - June 1st, 2017
UDP Rejected Submission

My photos - Jan 10th, 2018














To kill some time before the False Creek South Workshop, I stopped in at the first UDP meeting of the year. The panel was understaffed and barely made quorum, with only 3/6 architect seats filled. There was difficulty in selecting a chair as well, with several nominees expressing the time commitment would interfere with their high work loads.

While this social housing project failed it's original UDP meeting, city staff allowed it to proceed to a public hearing with the understanding it could address the issues raised in the development application. That seemed to be the correct call, as the UDP felt this version of the project was greatly improved. I should note that, while it is social housing, the operator has acknowledged the building should be targeted towards the city's missing middle. The project has responded to the recommendation with a separate lobby opening on to the park, which also contains a residents only washroom, something I'm sure families will appreciate. It is designed to connect to the NEU, and has a greater window to wall ratio.

Though it was a small board, there was a diversity of comments. Comments that didn't make it too the consensus included a desire for more trees on the roof; that the land elevation was ignored and concerns regarding the barrier wall along the park.
The consensus called for the rooftop to be simplified, integrated, and made more coherent. There was a desire to strengthen the brick, particularly where it meets the planters. Another suggest was to revisit the narrow bands of dark brick in order to strengthen the framing. It was felt that the canopies were relentless, and should reflect the change in grade. While the changes to the southeast corner were greatly appreciated, it was felt that more could be done, and that it felt crowded. More importantly, this prominent corner should incorporate fritting on the glass balconies to better hide storage of items on the patios. Lastly, it was expressed that it was fine that the two separate entrances didn't connect, but that both should be strengthened and opened up. The result was a solid pass, with the above recommendations.

[GenWhy?]

Things I hate that get brought up and implemented: broken up elevations for canopies. It looks horrible.

More trees on a project like this: crazy expensive to maintian and support.

[Westbased]

Slightly off topic...but does anyone have any information on where I would be able to find an artist or designer that can make metal trees similar to the ones at Shannon Wall Centre in Kerrisdale?

I'm starting a new commercial project soon and would love to include something similar as a public art feature...

I appreciate any info!

[domusile]

Originally Posted by Westbased

Slightly off topic...but does anyone have any information on where I would be able to find an artist or designer that can make metal trees similar to the ones at Shannon Wall Centre in Kerrisdale?

I'm starting a new commercial project soon and would love to include something similar as a public art feature...

I appreciate any info!

"The Mutant Trees are eight 15-meter high trunks of steel with surfaces comprised of triangular plates and supporting internal skeletons of tubes. Designed by Chris Doray studios and realized by Apex Structural, this small grove was one of Tekla Global BIM Awards winners in 2015. It is set for permanent exhibition at the Shannon Wall Center Kerrisdale, in Vancouver, Canada.

At Apex, the Mutant Trees project started with the artist’s visual 3D model. The initial Building Information Model included only the exterior surface consisting of over 500 triangular plates, and Apex easily located and modeled the hundreds of work points required to layout the surface plates.

Then, with consultation from the fabricator, Apex designed the internal skeleton structure of straight pipe tapered as required through the trunk of each tree and involving diaphragm or rib plates supporting the exterior. A similar system in smaller scale was repeated at each branch."

Source: https://www.tekla.com/evolution/trees-steel.html

[Feathered Friend]

Originally Posted by officedweller

Across from Kingsgate Mall I think:

My photos - January 10th, 2018

[osirisboy]

Lol yeah that's really bold. And look a whopping 29 units!

[Feathered Friend]

[osirisboy]

The tower part should be wider extending southwards towards Safeway. Why such a big setback?

[BodomReaper]

Better than nothing, but as with virtually everywhere, the city is being far too restrictive on density. Even in the heart of rush hour, this site is a 30-35 minute commute on the very frequent #10 to downtown. And the Marpole commercial hub has all daily necessities already in place.

[red-paladin]

Originally Posted by BodomReaper

Better than nothing, but as with virtually everywhere, the city is being far too restrictive on density. Even in the heart of rush hour, this site is a 30-35 minute commute on the very frequent #10 to downtown. And the Marpole commercial hub has all daily necessities already in place.

It's kind of a tiny piece of land...

[osirisboy]

Originally Posted by red-paladin

It's kind of a tiny piece of land...

Not really. Take the size of the ground floor and go straight up, you could double the units without adding height