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  #6721  
Old Posted Feb 4, 2018, 6:13 PM
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Originally Posted by dreambrother808 View Post
I love these random “ghost” houses in developments. What’s the problem? The rest of the development is understandably mediocre and certainly not made any worse with the house remaining.
Agreed. I love seeing the diversity and character in developments, it adds layers. Now if only we could loosen up zoning to allow small neighbourhood stores/cafes in these types of spaces.
     
     
  #6722  
Old Posted Feb 4, 2018, 7:01 PM
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Originally Posted by csbvan View Post
Agreed. I love seeing the diversity and character in developments, it adds layers. Now if only we could loosen up zoning to allow small neighbourhood stores/cafes in these types of spaces.
This project is a rezoning, so there's abslitely no reason in zoning why the developer couldn't propose a neighbourhood store here, assuming the necessary servicing requirements could be met.

It's pretty unlikely that they would want to do that, because the value of neighbourhood retail would be marginal, and certainly far less than the space would be worth in residential use.
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  #6723  
Old Posted Feb 4, 2018, 11:05 PM
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Originally Posted by Changing City View Post
This project is a rezoning, so there's abslitely no reason in zoning why the developer couldn't propose a neighbourhood store here, assuming the necessary servicing requirements could be met.

It's pretty unlikely that they would want to do that, because the value of neighbourhood retail would be marginal, and certainly far less than the space would be worth in residential use.
It was a general statement regarding neighbourhood-oriented commercial uses in residential areas in Vancouver, not about what this developer should have asked for in the rezoning.
     
     
  #6724  
Old Posted Feb 5, 2018, 12:12 AM
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Originally Posted by csbvan View Post
It was a general statement regarding neighbourhood-oriented commercial uses in residential areas in Vancouver, not about what this developer should have asked for in the rezoning.
Gotcha - I misunderstood you to be referring to this project.

I suspect the general economic problem probably applies (for now at least) with the residential values that currently exist. There are former retail stores scattered throughout the detached housing areas that could convert back to retail or restaurant, but even if the zoning permitted the use, I'd be surprised if the economics made sense.

The one interesting area of potential change in the near future, even without a policy change, are the 'C-1' zones that you can see all over the city where two arterials meet. In the past it was often the case that two or three corners were occupied by a gas station, but as those disappear they become redevelopment opportunities. There don't seem to be many examples yet, but there was a project a few years ago on East 22nd Avenue that now has a restaurant with apartments above.
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  #6725  
Old Posted Feb 6, 2018, 6:13 AM
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595 and 599 West 2nd Ave - Temporary Modular Housing Open House

As promised, I braved the open house for the TMH proposed for the Olympic Village Station parking lot. I'm not going to go into my feelings on the matter, as I know it's a volatile issue. That said, I can speak to what I witnessed.

First off, the crowds were larger than I expected, with about 250 people attending by the time I left. The crowd was literally too large for the venue. When I arrived about 30 minutes after the event started, there was still a wait of about 10 minutes to get in. As I was waiting, I overheard people arguing over whether this project was appropriate for the neighbourhood. After they were done, I asked one of the participants why they felt there was such a backlash, given the False Cree South workshops seems so amenable to social housing. The person sighed, and told me that they live in a building where many of their neighbours have been participating in the process, and that it was all part of a plan. The idea was that those participating in the process would demand that the only increase in density should be social and/or affordable housing. The desired outcome being that the city will never have the resources to meet that demand, and thus the neighbourhood will never see any more density. Truly, if that really is why the neighbourhood was responding so well to income diversity, it is kind of a sickening/ evil genius plan to preserve the status quo.

Once inside, the room was absolutely packed. There were plenty of staff from both the city, BC housing, and other pro bono housing groups. While there were plenty of voices opposed, there was nowhere near the backlash that has been reported in Marpole. Most voices expressed concerns about safety, or their property values. One person expressed that the nearby VPD station didn't make them feel any safer, as the police are never around it anyways.

In terms of media, the only group I saw represented was Global News. I found it disappointing that they didn't air the interviews collected as, anecdotally, most seemed open to the housing type. One voice I did hear booming out was from the owner of a nearby bike/scooter shop. This person was quite disgusted by the idea of more social housing nearto his store. He expressed that the nearby Margaret Ford social housing building has seen his store fall victim to more property theft. He was quite adamant that these new units will see that problem dramatically increase, and that it would be far better to ship these people out of Vancouver.

Personally, I think the City has to do a better job of getting their information out about these projects, as I heard some people talking about how this will be an un-monitored den of the mentally ill /addicted, while another was quite adamant that these units will not have heat or basic sanitation, resulting in people defecating in the corner of their units.

The boards from the event, which have additional information.
http://vancouver.ca/files/cov/temporary-modular-housing-west-2nd-information-display.pdf

The next open house is for 4410 Kaslo St, and will be held tomorrow (Feb 6th) at 4 - 7 pm at 2791 E 27th Ave, I may head down just to watch the ongoing theatrics.
http://vancouver.ca/people-programs/temporary-modular-housing.aspx
     
     
  #6726  
Old Posted Feb 6, 2018, 6:41 AM
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To be fair, the social housing a few blocks from my place gets an ambulance and what looks like an OD pretty often. Perhaps a stronger vetting process, security and/or case-by-case therapy would ease residents' concerns?
     
     
  #6727  
Old Posted Feb 6, 2018, 5:33 PM
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Agree. Communication on these types of projects need to be more descriptive and maybe anecdotal? Just spam every media available on the process and the ins and outs so people don't think it's some Sohota SRO opium den.
     
     
  #6728  
Old Posted Feb 8, 2018, 2:55 AM
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Originally Posted by Migrant_Coconut View Post
Perhaps a stronger vetting process, security and/or case-by-case therapy would ease residents' concerns?
That was the major complaint about the Pearson Lands modular housing.
The agreement between the housing society and the City of Vancouver REQUIRED a minimum of 20% percent residents with a high risk to re-offend - across the street from an elementary school (rather than on the Cambie side of the site).

https://vancitizen.com/2017/11/civil-rights-supressed-children-at-risk

Quote:
The modular homes at 59th and Heather have a mandate to house a minimum 20% who are deemed service level 3 category individuals with “extensive criminal history with a high risk to re-offend”. This is based on a City of Vancouver report.
https://vancitizen.com/2017/11/civil-rights-supressed-children-at-risk
     
     
  #6729  
Old Posted Feb 8, 2018, 5:13 AM
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The project at Fraser & SW Marine Drive is now called
Fraser Commons

http://serracan.com/#projects
     
     
  #6730  
Old Posted Feb 8, 2018, 5:31 AM
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Quote:
Originally Posted by officedweller View Post
That was the major complaint about the Pearson Lands modular housing.
The agreement between the housing society and the City of Vancouver REQUIRED a minimum of 20% percent residents with a high risk to re-offend - across the street from an elementary school (rather than on the Cambie side of the site).

https://vancitizen.com/2017/11/civil-rights-supressed-children-at-risk


https://vancitizen.com/2017/11/civil-rights-supressed-children-at-risk
yeah because "high risk to re-offend" and "extensive criminal record" is good to have across from a elementary school. no wonder Marpole residents were pissed off. i don't agree with it and i don't even live there. it is one thing if it is noncriminal down on their luck people. but that isn't what it is.
     
     
  #6731  
Old Posted Feb 8, 2018, 8:46 AM
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The Marpole residents really just wanted the temp homes moved to the Cambie side of the property
(but I'll bet that's where ONNI wants to build a display centre)
     
     
  #6732  
Old Posted Feb 8, 2018, 9:15 AM
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Feb 4th from Grids Vnacouver:

The colours work with the red brick next door, but verge on being to matchy-matchy.
Will look better once the metal trim is covered up - albeit with spandrel.


https://twitter.com/GRIDSVancouver


https://twitter.com/GRIDSVancouver
     
     
  #6733  
Old Posted Feb 8, 2018, 3:37 PM
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Originally Posted by Migrant_Coconut View Post
To be fair, the social housing a few blocks from my place gets an ambulance and what looks like an OD pretty often. Perhaps a stronger vetting process, security and/or case-by-case therapy would ease residents' concerns?
One also has to ask why the City of Vancouver is having to house so many of them. Politicians don't seem to have any problem that the working class and increasingly the middle class are being pushed out of the CoV, but for some reason the indigent/mentally ill etc. should expect a home in such an expensive area. Maybe the province should use their powers to force other municipalities to host them, Corrigan's Burnaby would be a perfect choice.
     
     
  #6734  
Old Posted Feb 8, 2018, 5:42 PM
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Quote:
Originally Posted by officedweller View Post
Feb 4th from Grids Vnacouver:

The colours work with the red brick next door, but verge on being to matchy-matchy.
Will look better once the metal trim is covered up - albeit with spandrel.


https://twitter.com/GRIDSVancouver


https://twitter.com/GRIDSVancouver
Would've looked a lot better if it had full floor to ceiling windows (like it's neighbor)
     
     
  #6735  
Old Posted Feb 8, 2018, 10:43 PM
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My guess is that's impossible with LEED, and with CoV limits on balconies, you're not able to build wrap-around balconies to address solar gain, either.

i.e. compare to 1155 Thurlow -
I wonder if the vision glass on the above building and 1155 Thurlow are similar in area (light transmission, solar gain)?

If that's the case, I prefer the above, rather than 1155 Thurlow.

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  #6736  
Old Posted Feb 8, 2018, 11:32 PM
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No!! You can still get leed certification with full floor to ceiling windows!! They just need to use the right glass. Look at 980 Howe for example. It has leed gold. Enough of this spandrel BS, especially the horizontal spandrel, it is not necessary to achieve leed. Another example, trump tower with leed silver.
     
     
  #6737  
Old Posted Feb 9, 2018, 12:13 AM
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Is it just with the cheaper glass used on most residential condos?
     
     
  #6738  
Old Posted Feb 9, 2018, 1:44 AM
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Yes, going for a larger vision to spandrel glass ratio while maintaining the same environmental properties can be quite expensive.
     
     
  #6739  
Old Posted Feb 10, 2018, 1:15 AM
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The Duke

From Acton Ostry twitter:


https://twitter.com/actonostry
     
     
  #6740  
Old Posted Feb 11, 2018, 12:54 AM
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This is a new 8-storey proposal for Granville at West 7th. Headed to UDP soon; not on City website yet. Very little more here

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