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  #7221  
Old Posted Aug 28, 2018, 9:59 PM
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Originally Posted by VancouverOfTheFuture View Post
and there is no way the GVRD would allow anything to interfere with that Trunk line. it has a diameter of 2.4m. they need adequate width should it ever need maintenance and/or replacement.
... or twinning.
     
     
  #7222  
Old Posted Aug 29, 2018, 1:57 AM
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Duplex information sessions
We are considering allowing duplexes in most RS-zoned areas to increase housing choice in neighbourhoods across Vancouver.

Learn more about the proposed amendments:

RS (one-family) zones (2.1 MB)
Public information meetings
Attend a meeting at one of the locations below to learn more about the proposed zoning change.

Saturday, September 8, 11am-2pm
Killarney Community Centre, Seniors Centre Grand Hall
6260 Killarney St

Tuesday, September 11, 5pm-8pm
Hastings Community Centre, Auditorium
3096 E Hastings St

Wednesday, September 12, 5pm-8pm
Dunbar Community Centre, Room 006
4747 Dunbar St

Thursday, September 13, 5pm-8pm
Peretz Centre, Auditorium
6184 Ash St
https://vancouver.ca/people-programs/duplex-information-sessions.aspx?platform=hootsuite

Given the recently approved area plan, I imagine the Oakridge open house will be pretty calm. Meanwhile, the Dunbar one could be more toxic than the TMH events were in Marpole. It's tough to say what the atmosphere at the Killarney event will be like, and whether the reception at the Hastings event will be worse than what the Grant St Rental project (from the previous page) will see at its open house that day.
     
     
  #7223  
Old Posted Aug 29, 2018, 3:06 AM
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We are considering allowing duplexes in most RS-zoned areas to increase housing choice in neighbourhoods across Vancouver.
Are 33' lots eligible? The initial language would suggest "yes", as most lots in Vancouver are 33' wide. And what FSR would be allowed? Could there also be laneway-way suites included as part of the package? So many questions.

Last edited by logan5; Aug 29, 2018 at 3:46 AM.
     
     
  #7224  
Old Posted Aug 29, 2018, 3:24 AM
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As proposed, the new duplex option would not allow an increase in floor area over what is currently allowed in
these areas. Duplexes would not be permitted in conjunction with a laneway house. This approach is expected
to limit any potential land value escalation.
That answers 2 of my questions. Disappointing. Would like to of seen more incentive to redevelop RS properties.

Check that - Not huge, but a step in the right direction, at least from an ownership prospective. The number of units produced from such a set up would basically be the same. A new build on a single lot even with today's zoning can create 4 units (1 primary, 2 secondary, and 1 laneway suite). The new duplex zoning could create the same number of units, but another ownership opportunity on the same lot, which I would presume would provide a stronger incentive to redevelop, subsequently bringing units to market at a faster rate.

Depending on the FSR, there could be some pretty small units, with not enough space for secondary suites. FSR 1 straight across the board would be required to accommodate secondary suites.

Last edited by logan5; Aug 29, 2018 at 3:47 AM.
     
     
  #7225  
Old Posted Aug 29, 2018, 7:02 PM
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^Yeah it's definitely not perfect and after the next election hopefully we'll see some more bones on this file in relation to allowing more units per site but not a restriction on whether they are strata or rental. Current RS zoning makes for some really stupid and window-less basement suites that are stupidly habitable. 1'x3' "windows" are not windows... they're fresh air vents at best. We already allow 4 units per site, but only 1 primary residence. I was very upset to hear laneways are not included.
     
     
  #7226  
Old Posted Aug 29, 2018, 7:08 PM
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Originally Posted by GenWhy? View Post
^Yeah it's definitely not perfect and after the next election hopefully we'll see some more bones on this file in relation to allowing more units per site but not a restriction on whether they are strata or rental. Current RS zoning makes for some really stupid and window-less basement suites that are stupidly habitable. 1'x3' "windows" are not windows... they're fresh air vents at best. We already allow 4 units per site, but only 1 primary residence. I was very upset to hear laneways are not included.
Agreed, Vancouver is taking action to make laneway houses easier to build and now there having one initiative compete with the other instead of having both work together. https://globalnews.ca/news/4334523/vanco...w-changes-to-be-heard-at-public-hearing/
     
     
  #7227  
Old Posted Aug 29, 2018, 7:28 PM
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Agreed, Vancouver is taking action to make laneway houses easier to build and now there having one initiative compete with the other instead of having both work together. https://globalnews.ca/news/4334523/vanco...w-changes-to-be-heard-at-public-hearing/
They are not necessarily competing, for they provide different options and reasons for people to develop and the lots allow the same number of units. It's more of an option along a horizontal plane (minimal for it provides in exchange 1 more primary residence for a rental unit), instead of a vertical change in allowing more units as well as unit type options.
     
     
  #7228  
Old Posted Aug 29, 2018, 11:32 PM
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Agreed, Vancouver is taking action to make laneway houses easier to build
Pure horsecrap. I know people trying to get a laneway house approved and the city is going out of their way to make it completely unattainable. Tree replacement is a freaking joke. It literally makes building a laneway house economically impossible. Forest for the trees, @sshats.
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  #7229  
Old Posted Aug 30, 2018, 1:03 AM
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Pure horsecrap. I know people trying to get a laneway house approved and the city is going out of their way to make it completely unattainable. Tree replacement is a freaking joke. It literally makes building a laneway house economically impossible. Forest for the trees, @sshats.
You know people that can't build a laneway because they have to replace a tree? We're referencing policy that the City of Vancouver is currently changing to make it easier for homeowners to build laneway homes by loosening parking requirements and height restrictions making the "room" actual room for a real unit. The City isn't also going "out of their way", they are applying across-the-board environmental and urban forest policy as they would any development. A project we had we had to build a courtyard around a large coniferous tree in the West End - it turned out amazing but you live with the policy and your city benefits. Edmonton we both know has shit urban canopy and environmental policy for new development / infill.

Laneways are built at increasing speed all over Vancouver, but just like anything, each situation has its unique issues.
     
     
  #7230  
Old Posted Aug 30, 2018, 1:04 AM
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  #7231  
Old Posted Aug 30, 2018, 1:08 AM
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Tree protection is in practically every set or development guidelines in Vancouver. First, you contact the Development and Permitting Centre and get a liaison with the City, show them your plan, then you perform an arborist study and survey, and hire a landscape architect and follow zoning, infill guidelines, and follow the rules. Easy.
     
     
  #7232  
Old Posted Aug 30, 2018, 2:58 PM
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Originally Posted by GenWhy? View Post
Tree protection is in practically every set or development guidelines in Vancouver. First, you contact the Development and Permitting Centre and get a liaison with the City, show them your plan, then you perform an arborist study and survey, and hire a landscape architect and follow zoning, infill guidelines, and follow the rules. Easy.
I can't hear you over the sound of all the additional costs piling up.
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  #7233  
Old Posted Aug 30, 2018, 4:15 PM
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Originally Posted by GenWhy? View Post
Tree protection is in practically every set or development guidelines in Vancouver. First, you contact the Development and Permitting Centre and get a liaison with the City, show them your plan, then you perform an arborist study and survey, and hire a landscape architect and follow zoning, infill guidelines, and follow the rules. Easy.
This seems to be an issue restricted to Vancouver. In Langley, since laneways are seldom present, this doesn’t happen often. Some houses do similar processes as they do in Vancouver, although it’s confined in one-acre backyards.
     
     
  #7234  
Old Posted Aug 30, 2018, 7:08 PM
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I can't hear you over the sound of all the additional costs piling up.
These are not additional costs, but a regular collection of soft costs that are always calculated in a project's development cost analysis - big or small - and we even stringently execute this process for our small community or parklet projects. I don't deny the process is cumbersome at times or expensive beyond maybe what it could be, but there is a fairly transparent process to building essentially a tiny home on a SF home lot.

I guess hence why I have a job, in to prevent land owners from making these kinds of mistakes - we take over projects all the time when folks don't know the score. Rule #1 when you want to build on your land and have trees on it or on your immediate adjacent property is to hire an arborist. It's usually in a DE checklist for every scale of project. It's literally in the Laneway home building guidelines from the City of Vancouver.
     
     
  #7235  
Old Posted Aug 30, 2018, 7:19 PM
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Originally Posted by GenWhy? View Post
These are not additional costs, but a regular collection of soft costs that are always calculated in a project's development cost analysis - big or small - and we even stringently execute this process for our small community or parklet projects. I don't deny the process is cumbersome at times or expensive beyond maybe what it could be, but there is a fairly transparent process to building essentially a tiny home on a SF home lot.

I guess hence why I have a job, in to prevent land owners from making these kinds of mistakes - we take over projects all the time when folks don't know the score. Rule #1 when you want to build on your land and have trees on it or on your immediate adjacent property is to hire an arborist. It's usually in a DE checklist for every scale of project. It's literally in the Laneway home building guidelines from the City of Vancouver.
To be honest most of the costs of trees are actually related to maintenance. You need a specialized company with a boom to go up and cut the damn branches. The greenery+shade causes large amounts of rot/mold on buildings (especially the old wooden ones), the roots of trees almost always penetrate the membrane eventually resulting in large leaks+levies such as this one for $550,000 https://bc.ctvnews.ca/554k-price-tag-to-replace-iconic-tree-at-top-of-condo-building-1.3401073. This is one crazy example as trees will penetrate the concrete with roots much more aggressively if they are not well watered (such as during 3 months of water restrictions) and the city required that the tree be replaced which is a giant cost considering how high up it is. The costs associated with trees come close to doubling the maintenance of some low-rise wood buildings (not counting in the cost of utilities). The roots are strong enough to penetrate concrete like tofu. In a certain Vancouver shopping centre you'll notice that there back trees have demolished the back road and parkades of neighboring properties.

For planters, especially above ground ones, the membrane fails quickly and results in leaks. This requires you to dig up the planter to get at the leak (which is a huge cost).

Trees do look great and buildings with landscaping above the ground floor look cool. But the cost in maintenance is insane. There's this new building in Richmond (along minoru I believe) with above ground planters going up the side with no access and I have no idea how they will maintain those planters economically.

We're also having more and more buildings put common area planters in places that require unit access to reach. As you can imagine, getting Owners to cooperate and let landscapers in every month during a weekday is an effort in futility.

Anyway sorry for my venting. I just wanted to explain landscaping from a maintenance perspective as people always discuss the pros/cons of having greenery without realizing the long-term costs.
     
     
  #7236  
Old Posted Aug 31, 2018, 2:12 AM
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Originally Posted by misher View Post
To be honest most of the costs of trees are actually related to maintenance. You need a specialized company with a boom to go up and cut the damn branches. The greenery+shade causes large amounts of rot/mold on buildings (especially the old wooden ones), the roots of trees almost always penetrate the membrane eventually resulting in large leaks+levies such as this one for $550,000 https://bc.ctvnews.ca/554k-price-tag-to-replace-iconic-tree-at-top-of-condo-building-1.3401073. This is one crazy example as trees will penetrate the concrete with roots much more aggressively if they are not well watered (such as during 3 months of water restrictions) and the city required that the tree be replaced which is a giant cost considering how high up it is. The costs associated with trees come close to doubling the maintenance of some low-rise wood buildings (not counting in the cost of utilities). The roots are strong enough to penetrate concrete like tofu. In a certain Vancouver shopping centre you'll notice that there back trees have demolished the back road and parkades of neighboring properties.

For planters, especially above ground ones, the membrane fails quickly and results in leaks. This requires you to dig up the planter to get at the leak (which is a huge cost).

Trees do look great and buildings with landscaping above the ground floor look cool. But the cost in maintenance is insane. There's this new building in Richmond (along minoru I believe) with above ground planters going up the side with no access and I have no idea how they will maintain those planters economically.

We're also having more and more buildings put common area planters in places that require unit access to reach. As you can imagine, getting Owners to cooperate and let landscapers in every month during a weekday is an effort in futility.

Anyway sorry for my venting. I just wanted to explain landscaping from a maintenance perspective as people always discuss the pros/cons of having greenery without realizing the long-term costs.

Wow, going against one of the last vestiges of keeping climate change at bay, also landscaping reduces the urban heat island effect, reducing the need for air-conditioners and the energy they consume, exacerbating climate change in themselves. This was a rain forest until very recently you idiot and is surrounded by forest. There's spores in the air thus Moss grows and things rot when they get wet.

Also I am now one of the numerous people who must tell you to read the articles you post:

Quote:
But he said the massive bowl holding the soil and tree needs to be re-waterproofed anyway, so "maybe it's a blessing in disguise."
The tree died because the watering mechanism stopped working while the suite was vacant and nobody knew until it was too late, owned by a foreign investor nonetheless. Also all architectural landscaping in new buildings are watered by automatic systems, they don't get people with cute watering cans to do that anymore. Most architectural trees are grown for their specific use to not need much maintenance like trimming.

Anyone who knows anything about building maintenance, as you claim you do, knows that membranes on foundations, planters and balconies need to be replaced/rebuilt every 30 or so years.

Quote:
This is one crazy example as trees will penetrate the concrete with roots much more aggressively if they are not well watered
Suddenly concrete buildings are natural water storage aquifers?

and suddenly the high demand, high skill job of "digging up planters" is going to sink the cost of all landscaping so we should go back to a paved paradise?

What landscaper (likely hired by your parents) told you that 'digging' was expensive? You... are a tool, and not one of those useful tools like a shovel for all that expensive digging!
     
     
  #7237  
Old Posted Aug 31, 2018, 8:52 PM
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Wow, going against one of the last vestiges of keeping climate change at bay, also landscaping reduces the urban heat island effect, reducing the need for air-conditioners and the energy they consume, exacerbating climate change in themselves. This was a rain forest until very recently you idiot and is surrounded by forest. There's spores in the air thus Moss grows and things rot when they get wet

.....

What landscaper (likely hired by your parents) told you that 'digging' was expensive? You... are a tool, and not one of those useful tools like a shovel for all that expensive digging!
Was that really necessary?
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  #7238  
Old Posted Aug 31, 2018, 9:04 PM
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my philosophy is, more trees the better. the benefit they provide outweighs any costs they might incur.

they provide tangible benefits, but also intangible benefits. most people would rather see tree than concrete or just grass. the shade is also nice, it makes an area cooler, they help clean the air, they reduce the heat island effect.

sure, they can cause some issues, but a large urban canopy is something we should demand and the benefits outweigh any costs.
     
     
  #7239  
Old Posted Aug 31, 2018, 9:34 PM
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Originally Posted by VancouverOfTheFuture View Post
my philosophy is, more trees the better. the benefit they provide outweighs any costs they might incur.

they provide tangible benefits, but also intangible benefits. most people would rather see tree than concrete or just grass. the shade is also nice, it makes an area cooler, they help clean the air, they reduce the heat island effect.

sure, they can cause some issues, but a large urban canopy is something we should demand and the benefits outweigh any costs.
Agreed. Any trees and greenery are welcome additions.
     
     
  #7240  
Old Posted Sep 1, 2018, 5:04 PM
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sure, they can cause some issues, but a large urban canopy is something we should demand and the benefits outweigh any costs.
Any costs?
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