Vancouver Infill & Lowrise Updates Discussion

[Migrant_Coconut]

Yes and no - it runs along the west boundary and nothing else, much like how Stadium-Chinatown and Olympic Village don't cover either. Not yet, anyway.

[misher]

Originally Posted by logan5

If you follow local politics you'll find that every neighbourhood opposes change. Marpole didn't even want row-houses. So the fairest thing to do is allow denser developments throughout Vancouver. To just simply stop building as you suggest isn't remotely close to a realistic plan.

South Granville supports densification on C-3A and C-2. Places with lots of commercial generally want density.

Some of the older strata lowrise buildings want it too because the owners can’t afford to keep up with repairs and need to cash out.

[GenWhy?]

This building looks like a slightly larger modern single family home in the area already and will retain 2-3 major trees on the lot and have the same (roughly) sideyard setbacks of the existing building. It will also be 1-storey taller than a few homes in the area. It's really a 3-storey building for about 1/2 of it is slightly below grade.

It's good to propose this in the area because it displays that there is a market for low-rise higher end rental apartments outside of the Metro Core. You're retaining the low density character of the neighbourhood, it's on a major street, and retaining the higher-end market of homes in the area. It's really bringing in more of the same. Which is not making too drastic of a change for the neighbourhood. The open house response seemed positive. Some concerns about a lack of parking, I heard, and the above-mentioned tree retention.

[Jebby]

Originally Posted by djh

Because if this really was applied, we'd have every single neighbourhood looking the same, no unique personality that makes businesses or residents choose one place over another apart from a concentric circle defining distance to the city centre. I just don't think in reality this happens.

That's just absolutely not true. You can add density across the city without it all being in the same build form or designed the same way.

[Migrant_Coconut]

Originally Posted by Jebby

That's just absolutely not true. You can add density across the city without it all being in the same build form or designed the same way.

I think djv means that we should have a variety of neighbourhoods; some capped at five storeys, some at ten, some at twenty or thirty.

Which is also not mutually exclusive with a slightly denser development.

[Feathered Friend]

Rental Homes and Local Stores- A Commitment to Community Values
3429 – 3469 Fraser Street
In the lead up to this pre-application open house, I noted how this neighbourhood has some of Vancouver’s trendiest restaurants, but is also struggling to maintain its identity as a home to hardworking blue collar individuals and families. Sometimes projects have a hard time relating to these areas, proposing large storefronts instead of enhancing small scale retail.

The team behind this project promises to be different, and so far their design lends credence to that claim. The building itself is a simple 6 story “Vancouver Special” mid-rise. However, a 4 story low-rise at the corner of Fraser and 18th means it will only take up three quarters of the block.

https://cityduo.wordpress.com/2018/12/06...stores-a-commitment-to-community-values/

[Feathered Friend]

Fears of Affordable Rental Homes Prevail at Shaughnessy Open House
4750 Granville Street
Given how many urban events we attend, one might assume that Darren and I would have made attending an event to discuss whether 32 rental homes were appropriate for Shaughnessy our highest priority.

Ultimately that would be wrong, as we may care deeply about our city, but we do have other obligations too. So, even though it was easy to get to this open house at the Shaughnessy Heights United Church, the event had been running for about an hour before we arrived.

Unfortunately, it appears we missed quite a show as, judging by this tweet, at least one person had an interesting run in with an individual who was concerned over the jealous poor people who would want to live in Shaughnessy if these rental homes were built.

https://cityduo.wordpress.com/2018/12/09...homes-prevail-at-shaughnessy-open-house/

[Feathered Friend]

Vancouver Neighbourhood Embracing Geriatric-tification – A Home for Mom and Dad
2499 East 48th Avenue (Sunrise of East Vancouver)
Perhaps Hannah and I are getting a little worn out from attending so many events lately, but I don’t think she was that impressed when we arrived at this meeting an hour before it started. The blame rested squarely on my shoulders. Even with our Google calendar, I simply lost track of what time the event started.

That said, it wasn’t a total waste, as we spent a good hour walking the neighbourhood. We stopped by the Killarney Centre, checked out the impressive seafood selection at 88 Supermarket, and made a note to return and try one of Wally’s Burgers sometime soon.

When we finally returned to the venue, we weren’t surprised by the sparse attendance. After all, this proposal is fully in compliance with the 16 year old community vision plan, and provides a far better use than the 8 single family homes the property owner could have chosen to build on this $13 million vacant lot. In fact, there are several buildings in the area that cater to those in their golden years, and this proposal will allow those individuals to stay in the neighbourhood as their needs continue to grow.

https://cityduo.wordpress.com/2018/12/10...atric-tification-a-home-for-mom-and-dad/

[LeftCoaster]

Lots of lowrise coming through the pipe, thanks for all the write-ups FF!

[Feathered Friend]

No Change is the Best Change – Lifelong Residents Opposed to 6 Floor Nanaimo Street “Gulags”

2336 – 2366 Charles Street
Though the Grandview Woodland Community Plan was first launched in 2012, it took several years to find a compromise between the hundreds of voices that took part. Their consensus recognized the decade old commercial (C1) zoning of these four properties, and called for them to be incorporated into an expanded Nanaimo Street Shopping Node.

Instead of pre-zoning the entire neighbourhood, the city requires some areas, like this one, to go through a separate rezoning process. This generates larger community amenity contributions, but often turns places like this small, cold room into hotly contested events.

Perhaps to avoid that, the applicant hosted a week long drop in centre, but it was the official open house that would draw the largest crowd. When we arrived, we were greeted by a group who felt the neighbourhood was perfect at it is, ignoring they were standing in a grocery store that had recently closed. Others thought Nanaimo Street itself was flawless, and called city staff “lunatics” for proposing to add left turn bays, bike lanes, and easier pedestrian crossings.

[Feathered Friend]

Originally Posted by Feathered Friend

cityduo.wordpress.com/2018/04/26/neighbours-fear-of-criminal-renters-to-result-in-loss-of-up-to-45-rental-homes-on-renfrew/

2017 Rendering

https://rezoning.vancouver.ca/applications/708renfrew/documents/Renders.pdf

2018 - Current Rendering

https://rezoning.vancouver.ca/applications/708renfrew/documents/renderings.pdf

Security Forced to Intervene As Reduction In Rental Housing is Not Enough to Quell Neighbourhood Backlash

708-796 Renfrew Street and 2906-2908 East Georgia Street
When this 6 floor rental housing building had its first open house in April, the backlash was so strong that city staff forced the applicant to pull the project before it could be reviewed by the Urban Design Panel on April 18th. Those opposed had no trouble conveying their concerns; the building was too tall, the nearby retail uses would be inappropriate on this block, and, most of all, there were fears renters would bring a criminal element to their neighbourhood.

Based on that knowledge, we wrote a post about the event. It ended up receiving over 1,000 views, led to some hate mail, and resulted in more than a few clicks to the application’s feedback page. Though we cannot see who clicked that link, what they said, or even if they actually submitted comment, we assume they played a role in convincing city staff to not reject this proposal.

Now, a few months later, the building has returned, albeit with the elimination of its sole floor of retail space, along with roughly 15 thousand square feet of rental housing. Despite having been split in two, now with angled rooflines to relate better to the neighbourhood, the proposal still aims to reach the high environmental standards of a passive house design.

Ultimately, none of that was good enough for those opposed to it, as they have found a new reason to justify their hostility

Continued at :
https://cityduo.wordpress.com/2018/12/18...-enough-to-quell-neighbourhood-backlash/

[rofina]

Originally Posted by LeftCoaster

Lots of lowrise coming through the pipe, thanks for all the write-ups FF!

I wonder if this will become a function of the RE market.

Lower overhead projects, with lower build out costs, enabling some lower priced units to come to market.

Definitely cheaper to put up a 4 or 5 story mid rise, versus build out a 40 floor at $900 a foot.

I actually really like it as a trend as well, would be great to have some renewal along many arterial that could use a face lift, and a little additional density. Its not a bad trend.

[misher]

Originally Posted by rofina

I wonder if this will become a function of the RE market.

Lower overhead projects, with lower build out costs, enabling some lower priced units to come to market.

Definitely cheaper to put up a 4 or 5 story mid rise, versus build out a 40 floor at $900 a foot.

I actually really like it as a trend as well, would be great to have some renewal along many arterial that could use a face lift, and a little additional density. Its not a bad trend.

I read somewhere that with our costs economies of scale per square foot max out at around 50 stories. So a 50 story building is the most economical. Can't find it now though.

[osirisboy]

Originally Posted by misher

I read somewhere that with our costs economies of scale per square foot max out at around 50 stories. So a 50 story building is the most economical. Can't find it now though.

That's weird though. Why is that not the case for places like Edmonton, Quebec etc that have much lower costs

[misher]

Originally Posted by osirisboy

That's weird though. Why is that not the case for places like Edmonton, Quebec etc that have much lower costs

Yeah sounded high to me too. For those two it may be there's no zoning or equipment capable of building 50+land costs+permit costs are low.

I assume high rise must be better than mid wise per sqft cost in Vancouver.

[GenWhy?]

Originally Posted by misher

Yeah sounded high to me too. For those two it may be there's no zoning or equipment capable of building 50+land costs+permit costs are low.

I assume high rise must be better than mid wise per sqft cost in Vancouver.

For rental were seeing a 4-6 storey woodframe have the same return as a 14-storey concrete. We're limited by zoning and our rezoning capabilities on the site (neighbourhood's a factor). With construction costs the way they are we'd need to charge rents that really don't make sense.

[Feathered Friend]

UDP Feels Senior’s Housing will be Good for the Neighbourhood, but Needs to be Better for Its Residents

2499 East 48th Avenue (Sunrise of East Vancouver)
Some proposals fit so well into their surrounding neighbourhood, it’s actually puzzling why they’re still required to go to the Urban Design Panel. Certainly Hannah and I didn’t notice anything controversial about this application for a 4 floor assisted living building when we attended its open house the other day.

So, I naturally expected the panel to listen to the applicant’s presentation, quickly go around the table, and move on to the next item. Of course I was wrong, and several panellists couldn’t help but make their own mark on this building’s simple design. Ultimately, their desire to streamline the amount of materials used to clad the building even made it into the recommendations.

Continued at:
https://cityduo.wordpress.com/2018/12/20...ut-needs-to-be-better-for-its-residents/

[whatnext]

During the course of Christmas shopping etc I walked by Aoyuan's presentation centre for The Granville and it seemed to be closed?

These kind of prices don't help: $1.685 million for 980 sq/ft, right on Granville Street?! "Stunning views" from the fourth floor as you look over an extremely busy arterial. No thanks.

[misher]

Originally Posted by whatnext

During the course of Christmas shopping etc I walked by Aoyuan's presentation centre for The Granville and it seemed to be closed?

These kind of prices don't help: $1.685 million for 980 sq/ft, right on Granville Street?! "Stunning views" from the fourth floor as you look over an extremely busy arterial. No thanks.

I believe 1555 west 8th was selling for 2-3mil for some of the ugliest units ever with little in the way of views in 2016-2017.

I saw the Granville and it has a lot of units with nice roof decks. It’s tilted so many units face downtown and can see the water.

But yes prices at Granville st North of Broadway are similar to downtown. It is beside Fairview.

[whatnext]

Originally Posted by misher

I believe 1555 west 8th was selling for 2-3mil for some of the ugliest units ever with little in the way of views in 2016-2017.

I saw the Granville and it has a lot of units with nice roof decks. It’s tilted so many units face downtown and can see the water.

But yes prices at Granville st North of Broadway are similar to downtown. It is beside Fairview.

The Kenstone project is also ridiculously priced. The units are large but $2.99 million for a third floor? At least 8th is quieter than Granville but you'd need your head examined to pay such prices when you see what it can get elsewhere.