General Vancouver Updates

[osirisboy]

Why does the udp want the retail broken up into smaller spaces?!

Also, is this wood frame? Is that why it's only 6 storeys?

[invisibleairwaves]

...

[LeftCoaster]

Originally Posted by Feathered Friend

For those interested, you can get the summary of the remaining panel member's opinions below:
cityduo.wordpress.com/2018/02/24/udp-lacks-volunteer-members-to-function-red-tape-may-delay-40-rental-homes-on-kingsway/

Honestly every architect in the city is busy beyond belief right now. Surprised they even found 4. How Amela found time is beyond me... every other residential building seems to be a GBL design these days.

[whatnext]

Originally Posted by osirisboy

No I don't smoke. And I would sit out there and hangout and relax, people watch, Read, do whatever. It amazes me how many people can't realize the potential of an outdoor space, especially with the size of some of these balconies seem to be pretty decent. If there are plants and proper outdoor furniture it can be great! But sadly too often ppl end up using it as a storage space.

But most people don't use them at all. Sad but true.

[GenWhy?]

Originally Posted by osirisboy

Why does the udp want the retail broken up into smaller spaces?!

Also, is this wood frame? Is that why it's only 6 storeys?

Planners and communities feel smaller CRU's means a more diverse and lower rent commercial make up on the street, rather than simply 1 CRU. Take for example a 3 or 4 CRU main floor and a bank takes the whole floor. There is really nothing stopping someone from coming in and taking all the CRU's, but the general intent is to display the "possibility" of leasing 3-4 individually instead of just 1 or 2.

I'd suppose the reason for the 6 storey is that they can't push the City higher on the C-2 site (4-storeys) near so much low density and in a rather south-east section of the City. We can't get beyond 6 for a rezoning in more central areas with a similar sqft lot next to 1 storey shops and SF homes.

If it's not in the plan to go higher the fight is usually not worth fighting if you want higher than 6 storeys. I'd think it's wood above the main floor due to costs and that it's rental.

[jlousa]

Haven't seen this mentions on here, looks like Arbutus Centre is looking for a fairly large increase in density (15%) and height.

Address: 2133 Nanton Avenue (Arbutus Centre Mall)
Permit No.: RZ-2017-00078
Description: The proposed amendment to the existing CD-1 (642) is to permit an increase in the maximum allowable floor area across Block C and D, from 67,065 sq m (721,881 Sq. ft) to 77,611 sq. m (835,400 sq. ft.); and an increase to the maximum building height on Block C from 57 m (187 ft.) to 60 m (197 ft.), and on Block D from 57 m (187 ft.) to 72 m (236 ft.).
The proposal is being considered under the Arbutus Centre Policy Statement.

[bc2mb]

Originally Posted by jlousa

Haven't seen this mentions on here, looks like Arbutus Centre is looking for a fairly large increase in density (15%) and height.

Hi - some info here where I wrote about the changes in January - http://urbanyvr.com/arbutus-village-redevelopment-changes

[Jebby]

I just wish this development had more family-sized units.

Blocks C and D will contain 240 units, with the following mix:

111 one-bedroom
85 two-bedroom
23 three-bedroom
21 two-bedroom townhouses

[Feathered Friend]

Originally Posted by Changing City

It's possible it might look slightly different from the initial render - maybe someone will be able to check the model that should be in City Hall soon.

Ask and you shall receive. Unfortunately, I wasn't able to stay for the UDP verdict on this one.

[mcminsen]

Originally Posted by Feathered Friend

3592 West 29th (former Stong's Market)

My photos - August 25th





Also, a local business owner informed me that the future tenant will be a London Drugs. Keep in mind, this is second hand information.

An update from last week.



Feb.22 '18, my pics

[SpongeG]

Originally Posted by osirisboy

Why does the udp want the retail broken up into smaller spaces?!

Also, is this wood frame? Is that why it's only 6 storeys?

maybe they watched this, at some point in this video they showed how one big tenant, i believe it was whole foods creates a block of windows with no engagement to pedestrians and when they did an experiment the participants preferred to walk and linger on a block broken up into smaller retail spots and cafes, that the people walked slower and stopped to linger etc. Where as they walked faster and didn't feel compelled to stop along the block where it was just a wall of windows.

• Video Link

[officedweller]

Like the Save-on-Foods frontage at The Rise on West 7th Ave.
Windows, but blocked off.

That's also why London Drugs at Crossroads has the narrow entrance and why the Safeways have some streetfront retail (dentists and starbucks?)

[GenWhy?]

^True, and largely depends on the site size too. We call them "chicklet" CRU's. Very tricky to make efficient design with them at times when demanded by the City, and big retailers are just coming around to getting on board. Rize and Crossroads are a full block in size, no alley.

[osirisboy]

Of course it all depends on the eventual tenants that go in, but I would rather a large interesting tenant versus a number of tiny nondescript retail which end up being nail salons/ etc. and besides it's not like this project takes up the whole block, its a tiny fraction as is

And if it's one large retailer, there are ways to make it more visually interesting than just a wall of (usually) blank windows.

[GenWhy?]

For the former Stongs site it's very hard for the City to come in and say we don't want a large format retailer when the site isn't that deep, but they can initiate pressure to not have the whole building be 1 single use and only have 1 main entrance. It happens all the time and it happened at the Stongs site posted above. Large format retailers are changing their game (slowly) to new City rules on this matter, which has its benefits.

That site is roughly 30,800sqft, which isn't small. LD usually occupies 20,000 sqft. And it has a frontage on Dunbar of about 270 feet, which is HUGE. Sure they could have some windows you could see through and 1 entrance, but you'd essentially be building a giant wall on the street still for the life of the building.

[GenWhy?]

Heard through the open window that the former Stongs is 2 retailers for the whole site with the main entrance on the corner...? or it might be 1 disguised as 2. Coffe shop might be in there if I recall. Essentially the area will get +1 store.

[mcminsen]

Originally Posted by jlousa

Haven't seen this mentions on here, looks like Arbutus Centre is looking for a fairly large increase in density (15%) and height.

Some pics from today of the Arbutus Shopping Centre redevelopment. The back side of what's left of the old shopping centre can be seen in the 6th pic. It's a HUGE site. It kind of reminds me a little of the Brentwood excavation, especially considering this is just phase one.



March 1 '18, my pics

[mcminsen]

Looks like my tailor will have to find a new location. I saw this redevelopment sign being put up today on 41 Ave. just east of East Blvd. The new proposal includes a seven room hotel on the fourth floor.



March 1 '18, my pics

[giallo]

Originally Posted by mcminsen

An update from last week.



Feb.22 '18, my pics

This one looks good.

[Feathered Friend]

I was very late to this UDP– not because it was held on a Monday, but rather that it was hidden away on the third floor of City Hall. While held behind locked doors, someone in the cramped committee room was kind enough to let me in.

I arrived just in time to catch the consensus of the panel, though I missed out on the individual opinions. What I managed to hear through the noise from outside the building was that they felt a significant addition of height and density was being added. This addition threw the balance of the concept out of whack and the original vision of the project was lost as a result. To remedy this, the density should have been spread across the whole site. Though, as construction is already under way for phase 1, it was understood that it was too late for that solution.

https://cityduo.wordpress.com/2018/03/03...more-rental-homes-at-the-arbutus-centre/