General Vancouver Updates

[rofina]

Originally Posted by LeftCoaster

Wow those East Hastings buildings are surprisingly big. I bet they've got a bit of a fight on their hands with that neighbourhood. Good luck to them!

No kidding. Though I suppose it wouldn't be out of scale with the Burnaby side twin towers that are about 15 floors in size built in the 80's.

Its a shame these two are on the same side of the block. The opposite side of Hastings (North Side) has the old yellow/brown monstrosity, half vacant, neglected, begging to be redeveloped.

Would be very surprised if this went ahead as proposed. Is it more of an aim high and meet in the middle tactic?

[Feathered Friend]

The reaction to the proposal was much more pleasant too, as many seemed mostly curious, and supportive of the rental housing it would provide. Which makes sense; after all, these buildings are essentially on top of the Kootenay Loop. So not only will the future tenants have great views, but they will also be a quick bus ride away from Downtown Vancouver, SFU’s Burnaby Mountain Campus, MetroTown, and even the North Shore.

Others indicated this project was far more welcome than the slightly taller, 35 year old, Boundary View Towers on the Burnaby side of Boundary Road, as these new buildings would provide rental homes. Conversely, one person felt that this proposal should be denied, and, if they had the chance, they would demolish the towers in Burnaby too, as all tall buildings were ugly in their view.

https://cityduo.wordpress.com/2018/12/16...ootenay-loop-with-over-200-rental-homes/

The pre-application was certainly mixed, but it wasn't too bad. Nothing like that MIRHPPs project in Kitsilano last week. It might need some support, but based on its first event, I think it's probable this one comes out with out too much change.

[rofina]

Originally Posted by Feathered Friend

https://cityduo.wordpress.com/2018/12/16...ootenay-loop-with-over-200-rental-homes/

The pre-application was certainly mixed, but it wasn't too bad. Nothing like that MIRHPPs project in Kitsilano last week. It might need some support, but based on its first event, I think it's probable this one comes out with out too much change.

Cool! It would definitely reenergize that area of Hastings. It has great potential to be a neat stretch with a better retail/food/restaurant offering on the ground floor.

Very transit accessible. Few sites need to be redeveloped and taken care of better and it could turn into a neat few blocks.

EDIT:

This development raises lots of interesting questions in my mind.

1. What gets built between these two, since they are under MIRHPP they are granted additional density, meaning additional height. So will the future middle building always look awkwardly stubby?
2. What happens to the North side of Hastings. Looking on VanMap, the entire block of Hastings between Boundary and Kootenay is only 2 properties. Seems like a prime opportunity to redevelop and easy (relatively speaking) to assemble. Particularly if these two go ahead.

[GenWhy?]

Originally Posted by rofina

No kidding. Though I suppose it wouldn't be out of scale with the Burnaby side twin towers that are about 15 floors in size built in the 80's.

Its a shame these two are on the same side of the block. The opposite side of Hastings (North Side) has the old yellow/brown monstrosity, half vacant, neglected, begging to be redeveloped.

Would be very surprised if this went ahead as proposed. Is it more of an aim high and meet in the middle tactic?

Really the only way this will succeed under the program it's in if it goes ahead as-is, mostly. Under this program there is no "aiming high and meeting in the middle".

[GenWhy?]

Originally Posted by rofina

Cool! It would definitely reenergize that area of Hastings. It has great potential to be a neat stretch with a better retail/food/restaurant offering on the ground floor.

Very transit accessible. Few sites need to be redeveloped and taken care of better and it could turn into a neat few blocks.

EDIT:

This development raises lots of interesting questions in my mind.

1. What gets built between these two, since they are under MIRHPP they are granted additional density, meaning additional height. So will the future middle building always look awkwardly stubby?
2. What happens to the North side of Hastings. Looking on VanMap, the entire block of Hastings between Boundary and Kootenay is only 2 properties. Seems like a prime opportunity to redevelop and easy (relatively speaking) to assemble. Particularly if these two go ahead.

1) Middle redevelopment would have to follow standard tower separation standards. Shorter than it's neighbours by a fair bit, most likely

2) Constantly hear of folks trying to redevelop the one of those lots, but it's kinda not efficient to do so, from what I've heard, from a cost-benefit POV.

[rofina]

Originally Posted by GenWhy?

1) Middle redevelopment would have to follow standard tower separation standards. Shorter than it's neighbours by a fair bit, most likely

2) Constantly hear of folks trying to redevelop the one of those lots, but it's kinda not efficient to do so, from what I've heard, from a cost-benefit POV.

Why not cost efficient on point 2? Specific site conditions? Seems like very nice large assembly potential with limited amount of parties to engage. One is a Strata which can be tricky, but doable, unless the other building owner is unreasonable.
Though I do suppose what you would need is a density bonus to justify the size of development?

Wonder if some of those calculations change over the next couple of years if these two towers go in with success.

[GenWhy?]

Originally Posted by rofina

Why not cost efficient on point 2? Specific site conditions? Seems like very nice large assembly potential with limited amount of parties to engage. One is a Strata which can be tricky, but doable, unless the other building owner is unreasonable.
Though I do suppose what you would need is a density bonus to justify the size of development?

Wonder if some of those calculations change over the next couple of years if these two towers go in with success.

The towers won't work as precedents for the neighbourhood. From some ways I heard / seen the bonus available or the current condo market in this area doesn't justify it at the moment. 8-stories might work for rental but until there's policy to back it.

[rofina]

Originally Posted by GenWhy?

The towers won't work as precedents for the neighbourhood. From some ways I heard / seen the bonus available or the current condo market in this area doesn't justify it at the moment. 8-stories might work for rental but until there's policy to back it.

Fair enough - I keep on forgetting these are a one off under the MIRHPP lottery.

That being said, it would seem somewhat logical to eventually allow the North side to build a little higher to come up with some sort of comparable scale to the South side.

[Feathered Friend]

13 Floors of Family Friendly Rental Homes to Help Kingsway Shift away from Grid Lock

1111 – 1123 Kingsway
Whenever we travel on Kingsway, Darren always reminds me how lucky we are to live in Vancouver. As someone who grew up in the eastern part of the Lower Mainland, he often tells me how much he hated when his parents would visit Vancouver, as they would always end up stuck in traffic on this so called highway. So, I understood why he was so happy when we received this notice about a project that would allow future children avoid this experience.

I have to agree with him; it is great to see this section of Kingsway finally growing into the community, rather than into traffic. That transition started awhile ago, with the vision for large family-friendly buildings in the Norquay Village Neighbourhood Centre Plan to the southeast, and the Mount Pleasant Community Plan to the northwest. This area has also seen similar developments, like the 17 floor King Edward Village which was built roughly 12 years ago.

https://cityduo.wordpress.com/2019/04/17...help-kingsway-shift-away-from-grid-lock/

[Feathered Friend]

City Duo’s Guide to Moderate Income Rental Housing – All you Need to MIRHPP

This post will remain at the top of City Duo’s Homepage, and will be updated as we learn new information. Last Updated April 22nd, 2019.

As engaged Vancouverites, Hannah and I do our best to understand what the people of our city want to know more about. One thing we’ve noticed is that there’s been a lot of discussion about our city’s various rental incentive programs, particularly the Moderate Income Rental Housing Pilot Program.

Others have expressed a desire to see a list of the 20 projects that are permitted by this test program. Fortunately, we aim to please, and will make a point of updating this post when we become aware of any news.

For ease of purpose, we have broken these projects into four categories; enquires, rezoning, approved, and rejected/withdrawn. So far, 13 out of a 20 possible applications have been made public.

Rezoning Applications – 5 Projects
Enquiries – 7 Projects
Approved Rezonings – 1 Project
Rejected / Withdrawn - 0

Read more at : https://cityduo.wordpress.com/2019/04/22...e-rental-housing-all-you-need-to-mirhpp/

[csbvan]

Has this been posted yet? A 35-40 storey WOOD tower at 1745 West 8th Ave, which would make it the tallest wood tower in the world:

Peter Busby, the architect best known for a long and storied career of sustainable design, sits in the boardroom of his firm’s downtown Vancouver office, across from developer Bruce Langereis, where they discuss their vision to build the world’s largest wood tower.

They propose a 35- or 40-storey, mixed-use tower that would be a major feat – and not just a feat of wood technology, or convincing consumers to move beyond their appetite for concrete construction. If it passes the lengthy rezoning process, it would dwarf the neighbouring buildings of Burrard Slopes, between Kitsilano to the west and South Granville to the east.....

Story is here: https://www.theglobeandmail.com/real-est...eils-plan-for-worlds-largest-wood-tower/


https://www.theglobeandmail.com/real-est...eils-plan-for-worlds-largest-wood-tower/


https://www.theglobeandmail.com/real-est...eils-plan-for-worlds-largest-wood-tower/


https://www.theglobeandmail.com/real-est...eils-plan-for-worlds-largest-wood-tower/

[rofina]

That's a beautiful building.

I know these panels have been tested and engineered, I just cant help but feel like wood building that tall is asking for problems with moisture. I cant imagine how a rot repair would look like on the 30th floors.

[SFUVancouver]

I am more comfortable with encapsulated mass timber, vs exposed mass timber. It's also less expensive psf and simplifies utility runs and servicing.

None the less, exciting proposal!

[whatnext]

Originally Posted by csbvan

Has this been posted yet? A 35-40 storey WOOD tower at 1745 West 8th Ave, which would make it the tallest wood tower in the world:

It will be interesting to see what buyer resistance there is to a new concept.

[phesto]

Originally Posted by whatnext

It will be interesting to see what buyer resistance there is to a new concept.

Agreed, particularly as this will likely be very expensive, perhaps even more than comparable concrete product.

[Klazu]

While cool, the location seems completely random.

[logan5]

Exposed wood looks very nice, but it looks like those beams add more height from floor to ceiling. You would lose quite a few units over 35 or 40 floors considering height limits. How much money would be saved using wood.

Damn paywall.

[GenWhy?]

Originally Posted by phesto

Agreed, particularly as this will likely be very expensive, perhaps even more than comparable concrete product.

To build? How?

[GenWhy?]

Originally Posted by logan5

Exposed wood looks very nice, but it looks like those beams add more height from floor to ceiling. You would lose quite a few units over 35 or 40 floors considering height limits. How much money would be saved using wood.

Damn paywall.

Ceiling heights would be determined by the market / builder. We've see savings from timber to concrete anywhere from 30-80 psf. The issue is trades to building it and suppliers.

[phesto]

Originally Posted by GenWhy?

To build? How?

To sell the condos.

The build is probably comparable to concrete.