Vancouver Infill & Lowrise Updates Discussion

[officedweller]

Originally Posted by fredinno

Because you want more places to live?

This was never an office district to begin with, and it's a fair distance from Downtown. How well could offices compete vs Broadway-Renfrew or the Flats?

Transit oriented development at the juncture of 2 rapid transit lines should include office space to distribute load along the line and among transit stations, not just be a bedroom community. That's the whole basis for the regional town centres (even if Broadway & Commercial is not designated as one (due to nimby politics, no doubt).
Look at Toronto and the office towers at many of its subway stations on the Yonge line.

[logan5]

And you're going to have a lot of Skytrain capacity from both eastbound trains during morning rush-hour (and reverse in afternoon rush). I don't understand why they would limit office to 10 stories and 6 stories. All 4 corners should be designated for office with a lot more leeway on density. Office towers right on top of a station are huge draw for transit.

[Feathered Friend]

Neither a Precedent nor a Monstrosity – Kitsilano Rental Homes gain the Approval of the UDP

1805 Larch Street
There’s been a lot of passionate discussion about this small little rental building proposed in Kitsilano. Those opposed to it have claimed it’s a precedent setting monstrosity which will ruin the character of the neighbourhood. They have taken to filling the surrounding blocks with lawn signs, papering telephone poles with fliers, and had a strong presence at the recent open house. That backlash was surprising to us, as the site has a young history.

The Urban Design Panel appeared to know the area and its history well, as most dismissed any concern this typology didn’t fit into the neighbourhood. I learned that the current church only dates back to 1962, just a few years before this part of Kitsilano was down-zoned in the 1970s. One member, who strongly opposed the rental proposal on Grant Street, noted this one was different as it was on a border of the neighbourhood, rather than inside.

https://cityduo.wordpress.com/2019/05/10...ntal-homes-gain-the-approval-of-the-udp/

[fredinno]

Originally Posted by officedweller

Transit oriented development at the juncture of 2 rapid transit lines should include office space to distribute load along the line and among transit stations, not just be a bedroom community. That's the whole basis for the regional town centres (even if Broadway & Commercial is not designated as one (due to nimby politics, no doubt).
Look at Toronto and the office towers at many of its subway stations on the Yonge line.

It's also one of the most used transit stations, filling it with even more people may not be good on the long term.

The original plan had 20 stories around the station. I'm surprised even this was allowed, considering these are the same people who protested the construction of the Expo and complain regularly about the AMTRAK mainline's CN operations.

Even if it was zoned for 20 stories, a 12-story tower intended to fund assistance to mental health assistance facilities expansion was killed by community opposition.
https://dailyhive.com/vancouver/kettle-boffo-commercial-drive-cancelled-june-2018

They're basically poor Kits, possibly worse. This was probably the best we're going to get until a significant enough number of them move away or die out.

But on the flip side, the convergence of two lines is really its only selling point. It doesn't really have any 'real' anchor for office space or density aside from that (like a major public institution or school). It's also not on cheap industrial land.

[whatnext]

Originally Posted by Feathered Friend

https://cityduo.wordpress.com/2019/05/10...ntal-homes-gain-the-approval-of-the-udp/

Thanks God! It was ridiculous the amount of venom residents directed toward this one. Glad to see the UDP stick to their 🞵🞵🞵🞵.

[a very long weekend]

From that account:

The general feeling appeared to be that this wasn’t a perfect building, but it was desperately needed.

The design team admitted that policy was driving the density, as it requires 20% of the floor space to be rented to households with income levels between 30 – 80 thousand dollars.

While the original proposal offered more homes, feedback from the pre-application open house led to one floor being eliminated.

Vancouver: "we badly need affordable rental housing, but only if it corresponds with our arbitrary and ad hoc decisions about low rise multi-family building heights."

The province needs to step in with legislation allowing, at the very least, low rise multi-story like this to be constructed as of right.

[Feathered Friend]

SkyTrain Adjacent Housing set for a Lengthy Delay as Insurmountable Barriers Draw Opposition

3235-3261 Clive Avenue
As Hannah had a prior commitment, I was left to head to this event at the Collingwood Neighbourhood House on my own. Though I soon realized I wouldn’t be lonely, as I could hear people shouting before I even entered the room. After I signed in, I realized these two individuals weren’t upset about the development per-say, but rather the public realm around it.

Their anger was partially born from errors the applicant team had made, as their renderings did not show the telephone poles that obstruct the sidewalks along the northern side of the property. From what I could gather, it seems these barriers led to one of their loved ones falling into traffic and being seriously injured.

https://cityduo.wordpress.com/2019/05/15...insurmountable-barriers-draw-opposition/

[officedweller]

Strange - the design has small windows on the south side, presumably to reduce solar gain, but big windows on the north (Vanness) side where privacy and noise may be issues due to the Skytrain tracks.
I suppose there would be better view to the north, so big windows may be desirable, but the mitigation measures seem to be backwards to me.

[osirisboy]

I'd rather see larger patios along the street that people might actually use versus this useless setback.

[Feathered Friend]

Easy as Pie – UDP Review asks “What’s not to like?” about Fraser Street Rental Homes

3429-3469 Fraser Street
Perhaps Hannah and I have made slightly too many pie references in our prior posts about these 104 rental homes on Fraser Street. However, even a member of the design team admitted they were a fan of the Pie Hole as they introduced this proposal to the Urban Design Panel. So, while our puns may not be to your taste, I think many will be glad this small local chain continues to live on.

It was also great to hear that the building’s landscaping will provide an opportunity for its future residents to snack, as there are plenty of edible plantings. Despite that rich outdoor amenity, one panellist still asked if there would be an accessible rooftop as well. Like previous applicant teams, this one also pointed out that would be very tough to implement, as not only would it be expensive, but it would raise issues with the warranty of this wood frame building.

https://cityduo.wordpress.com/2019/05/20...o-like-about-fraser-street-rental-homes/

[Feathered Friend]

Market Rate Quality for a Cooperative Community – A High Bar is set for Collingwood’s Future

3279-3297 Vanness Avenue
As we made our way to the Collingwood Neighbourhood House, I could not help but be a little irritated. That had nothing to do with this admirable project, which adds 102 non-market co-op homes only a couple blocks away from Joyce–Collingwood station. Rather, it was that Darren kept remarking how he had a sense of Déjà vu over the last few blocks.

I understand he was simply blowing off steam in his own light-hearted manner. I also appreciated his frustration, as he had just been at the same venue the day prior to learn about a proposal almost kitty corner to this one. Why these two events were not combined is beyond me, as it would have saved time, money, and aligned with the goals of the SHORT Program.

Once inside, Darren’s jokes ceased, as the two applications could not have been more different. For starters, this one actually had a building model, and instead of shouting, the room was filled with the laughter of several children. There was plenty of discussion too, as around 50 people came by,

https://cityduo.wordpress.com/2019/05/24...high-bar-is-set-for-collingwoods-future/

[TheTerminalCity]

4-storey condo project at the long vacant Broadway/Guelph corner. 61 units, mostly studios, proposed. PortLiving is continuing their streak of new buildings on this stretch of East Broadway.

rendering posted from vancouvermarket.ca

[Feathered Friend]

https://rezoning.vancouver.ca/applications/2336-2366charles/documents/Rendering.pdf

Public Consultation turns Abusive as Innovative Homes bring out the Worst of Grandview Woodland

2336-2366 Charles Street
There were many signs the open house for this unique 6 storey building at the corner of Charles and Nanaimo was going to be rough. Darren and I still vividly recall the small, cold, former grocery store that hosted the pre-application event, and the neighbours who screamed in our faces. So, as we made our way to this event, we were not surprised to see people gathered in front of the notice board making rather angry gestures.

Given that, it is no wonder that an acquaintance pulled us aside, and warned us to keep a low profile. We are thankful they did, as though our interactions were peaceful, that cannot be said for many others. For instance, some were so aggressive in trying to get new arrivals to sign a petition against the project, that city staff were asked to step in.

Sadly, the professionals in the room fared little better, as members of the applicant team were told to f—k off and die just for offering to answer questions

https://cityduo.wordpress.com/2019/05/31...ing-out-the-worst-of-grandview-woodland/

[jlousa]

Wow, that building looks terrible no wonder people would be angry. If you're going to be the forerunner of pushing density in an established area you will need to bring something appealing to the table.

[Metro-One]

It is ugly and needs to be completely redone.

That said the behavior at these meetings sounds disgusting, what’s wrong with people?

[logan5]

Would like to see video recordings of these altercations. This seems to happen a lot. It would be both educational and entertaining.

[Galaxy]

Perhaps our friends "Featherfriends" that is should wear body cams to post these interactions if anything there footage would definitely be interesting.

I must say as I have said in the past it is really disappointing people act the way they do at these events. Although based on how some people act in public I must say there is a certain degree of overall hostility these days for the most mundane things. Ex: The other day I saw a piece of flying litter and decided to collect it and deposit it in a nearby trash can only to be told by a random man how doing what I was doing was both bad for the environment and would increase his house values and so I should have let that piece of litter keep flying. I told him I disagreed and walked away.

[scryer]

I almost would say that this is a 'dummy' design put forth by the architecture firm. People will complain and then the firm will "revamp" with an alternative option that they wanted to put through all along...

...At least in my fantasy world this would be the case.

[rofina]

Originally Posted by Galaxy

Perhaps our friends "Featherfriends" that is should wear body cams to post these interactions if anything there footage would definitely be interesting.

I must say as I have said in the past it is really disappointing people act the way they do at these events. Although based on how some people act in public I must say there is a certain degree of overall hostility these days for the most mundane things. Ex: The other day I saw a piece of flying litter and decided to collect it and deposit it in a nearby trash can only to be told by a random man how doing what I was doing was both bad for the environment and would increase his house values and so I should have let that piece of litter keep flying. I told him I disagreed and walked away.

Did that actually happen? Was he maybe being sarcastic? That just seems insane.

[GenWhy?]

The above photos do not to the design justice. It's a neat and new design that is neither a box nor a traditional design.