General Vancouver Updates

[officedweller]

Originally Posted by GenWhy?

Are those not either rezonings or was not that area given revised zoning? Hence the typical ceiling heights seen with standard Vancouver rezoning commercial heights?

Not sure "those" you're referring to.

I just meant the typical 4 storey (or maybe now 6 storey) mixed use buildings on arterials (Broadway, etc.) that seem to have low ceiling'd retail.
From what you said, those probably result from standard DP applications without rezoning, whereas rezonings have more flexibility to allow higher ceilings.

[Feathered Friend]

I don't have all the angles as this project was scheduled for review the same day city hall was evacuated because of the sprinkler accident. I'm not sure when the date for the rescheduled meeting was made public, but it was too late for me to attend. That said the official minutes are now out.

EVALUATION: RESUBMISSION RECOMMENDED (8 /0)

THAT the Panel RECOMMEND RESUBMISSION of the project with the following recommendation to be reviewed by City Staff:

• Design development to legibility to differentiate the entries and wayfinding;
• Design development to improve the drop off;
• Design development of the landscape along 1st Ave, along the lane, and increasing overlook landscape and ensure it is supportable by the building design;
• Significant design development to the public realm for both the buildings and landscaping on all four frontages.

Related Commentary:

At a rezoning level the project is supportable however the DP level requires more attention and refinement of design development to bring it at a deserving level. Examples of areas needing improvement include bulk of massing area above the windows, detailed design guards, residential lobby, landscaping needs to be softened. The panel had many concerns around the street level.

This is a Grandview Woodland Plan and the project is a lot more than expected and this has to be earned. Some moving around of the density is needed. The concept is great but does not fit in the context

Continued on page 14
https://vancouver.ca/files/cov/UDPMinutes07032019.pdf

[Feathered Friend]

https://rezoning.vancouver.ca/applications/2538birch/documents/ApplicantOHBoards-2019-06-27.pdf

Kitsilano Neighbourhood Activists Invade Fairview To Fight Off 28 Floor Fascist Threat

2538 Birch Street (formerly 1296 West Broadway)
It was hardly a secret that this open house was going to be contentious, and not only because of what Darren and I witnessed at the pre-application open house. Even when it was proposed under the existing, decades old, C-3A zoning, some felt a 16 floor building was too large, and worried the new stores would sell hard drugs, like cocaine. Sometimes just the slightest change is enough to make people act strangely.

After all, considering the Broadway Corridor is home to our province’s second largest business centre, 28 floors is still a very modest development. In a few years, it may seem under-built, as it will sit between two new SkyTrain stations, and appear stunted compared to the 28 year old Jim Pattison Pavilion, which is roughly 7 meters taller. That said, even its previous incarnation was designed to respond to the future, as it far exceeded the sustainability levels required by the city at that time....

...Perhaps the most vile comment Darren has heard was an accusation the public artwork by Debra Sparrow was actually a sign the developers were closeted fascist supporters, as it utilizes a red, black and white colour palette.

https://cityduo.wordpress.com/2019/08/21...ew-to-fight-off-28-floor-fascist-threat/

[GenWhy?]

The way this above proposal is profitable for the 30-50% moderate income-tied units is that the top levels will be prime for higher rents. The program works on average rents, so the income-tied units pull the total building average down, allowing the market rentals to be higher. Key owrding in the Rental 100 average rents is that they are the AVERAGE.

[logan5]

What? Are you saying the building is going to have above market rates to offset below market rates? Wouldn't that leave a lot of market rate units sitting empty, as they would be overpriced?

[Migrant_Coconut]

Originally Posted by logan5

What? Are you saying the building is going to have above market rates to offset below market rates? Wouldn't that leave a lot of market rate units sitting empty, as they would be overpriced?

No, the open house made it clear that most are market rate or lower. The idea is that they need more density to build more market rates in order to subsidize the below-markets; the original plan called for less than 20 floors.

[mcminsen]

Originally Posted by mcminsen

July 4 '19, my pic

This is the site just to the west of the liquor store on Cambie.



Aug.21 '19, my pic

[idunno]

Originally Posted by logan5

What? Are you saying the building is going to have above market rates to offset below market rates? Wouldn't that leave a lot of market rate units sitting empty, as they would be overpriced?

Migrant Coconut mostly answered this - I'd also say, that given the extra height, the top 10 or so floors would have such incredible, unobstructed views that they'd be able to charge an extra premium over those at the top of a shorter building.

[GenWhy?]

Originally Posted by logan5

What? Are you saying the building is going to have above market rates to offset below market rates? Wouldn't that leave a lot of market rate units sitting empty, as they would be overpriced?

Not above market, just above what some of the listed prices you see like on the City's 2019 DCL rates (Studio $1,768- 3-bed $3,559). But true that the market rates subsidize the moderate income units. If they seek a DCL waiver, which a fair amount do and especially for the MIRHPP, then the market portion COULD have higher rents than the City's listed rates because they are total building unit AVERAGES. The wording is key.

The market will dictate the price for the top floor units. They won't be above market... simply... market.

[Vin]

Originally Posted by Migrant_Coconut

No, the open house made it clear that most are market rate or lower. The idea is that they need more density to build more market rates in order to subsidize the below-markets; the original plan called for less than 20 floors.

So now it is agreed that going taller actually adds density?

Would love to see buildings of this height to become the norm around this area.

[misher]

Originally Posted by Vin

So now it is agreed that going taller actually adds density?

Would love to see buildings of this height to become the norm around this area.

This is two blocks from the skytrain station (350m approx). I'm hoping we get to 40 within one block of the station (200m) similar to what Joyce has but more ambitious.

[Migrant_Coconut]

Originally Posted by Vin

So now it is agreed that going taller actually adds density?

Would love to see buildings of this height to become the norm around this area.

A solid wall of 20+ floor towers on Broadway is what both the anti and pro-density advocates are trying to avoid. Only six to fourteen floors are needed to sustain MIRHPP units, and two to four of those projects = one highrise. "Gotcha" moment denied.

[mcminsen]

Originally Posted by mcminsen

July 27 '19, my pics

Aug.22 '19, my pics

[SpongeG]

somewhere near main street

• Video Link

[Feathered Friend]

A Metronomic History Sees Vancouver’s Newest Music Box Fall Flat At The Urban Design Panel

1616 West 7th Avenue – DP-2019-00407 (formerly Italia Condos – DE415127)
As someone who grew up with a Super Nintendo controller in my hand, I can’t think of a better quote to sum up this Urban Design Panel meeting than “Time flows like a river, and history repeats.” That’s because almost eight years ago, a proposal here by the same developer and architect firm met with a similar fate (pg 8). Undoubtedly, that will disappoint those who attended the open house in hopes of securing a role in the current application’s proposed cultural facility.

Given this history, it’s no wonder why the applicant admitted they were still debating whether to highlight the lobby and townhouse entryways with canopies. Perhaps they were a little rattled by the presence of a panellist who had served on that voluntary role back in 2011 or maybe it was the lack of an expected ally. Apparently this nearby property owner was also considering redevelopment, but was unable to attend the review.

https://cityduo.wordpress.com/2019/08/23...box-fall-flat-at-the-urban-design-panel/

[giallo]

That looks rough. At least they were honest about how awful the spandrel would look.

[osirisboy]

God. Enough with the glass spandrel. Use brick or something!

[jollyburger]

Reliance is going ahead with that new project at Semlin/East Hastings

https://rezoning.vancouver.ca/applications/1943-1967ehastingsst/index.htm



Funny the auto shop was trying to sell for $300K last December. Owner was "retiring". They had a 2.5 year lease left at the time (and a demo clause?)

https://www.remax.ca/bc/vancouver-real-estate/1967-e-hastings-street-wp_id226640167-lst

And just noticed on Google Maps that Ironworks project is finally finished as well.

[officedweller]

Originally Posted by Feathered Friend

https://cityduo.wordpress.com/2019/08/23...box-fall-flat-at-the-urban-design-panel/

Strange how the overhanging side faces the viaduct - wouldn't that increase noise into the units?

[officedweller]

From Changing City Updates:

150 West 4th Avenue


https://changingcitybook.wordpress.com/2019/08/23/150-west-4th-avenue/