General Vancouver Updates

[officedweller]

Across from the Canadian Tire complex on Marine Drive:

Construction set to begin on 102 affordable homes in South Vancouver
https://dailyhive.com/vancouver/75-95-southwest-marine-drive-vancouver-affordable-housing


https://dailyhive.com/vancouver/75-95-southwest-marine-drive-vancouver-affordable-housing

[officedweller]

Not sure where this is:

West 14 (?)

From Lawrence Black yesterday:


https://twitter.com/LawrenceBlackTV

[officedweller]

425 West 6th

From Lawrence Black yesterday:


https://twitter.com/LawrenceBlackTV


https://twitter.com/LawrenceBlackTV


https://twitter.com/LawrenceBlackTV

[officedweller]

The Yukon
(Former 3 Vets site)

From Lawrence Black posted yesterday:


https://twitter.com/LawrenceBlackTV


https://twitter.com/LawrenceBlackTV


https://twitter.com/LawrenceBlackTV

[Feathered Friend]

January 23rd, 2020 Public Hearing – A Landmark Decision, Will Vancouver Sour On 2,000 New Jobs Or Make Lemonade?

January 23rd, 2020 Public Hearing-

To give people enough time to sign-up or write a letter for a public hearing, we try to get our expectation posts up a couple days in advance of the meeting. Ultimately, due to prior commitments and a need to sleep, that wasn’t possible this time. Then again, the city itself has been relatively slow to update the correspondence received, perhaps because these projects all face a relatively low risk of trouble.

However, theses items are anything but boring, as not only do some of them look really unique, they’ll provide valuable uses too. After all, anyone who’s had family visit knows our city is critically lacking hotel rooms, and adding them near Vancouver General Hospital makes sense, even if a couple people are upset that Item 7 will result in the loss of their favourite pub.

That might become the most creative looking building on Broadway, but the Urban Design Panel felt Item 6 has the potential to be a landmark in the False Creek Flats. Of course some are opposed as it might impact their views, but the potential effect the new headquarters for Lululemon Athletica could make on Vancouver’s economy is much larger, as it as it will allow for the hiring of two thousand new employees by 2030.

While that economic area might be booming, it’s the River District that seems to be adding the most housing. Some are growing tired that long-promised amenities still haven’t been realized, but are unlikely to derail Item 5’s 83 strata homes, and donation of land for affordable housing. As big as these transformations are, Item 4 in the Grandview-Woodland will see much more, as its conditions for approval will require a large retooling of this standard mid-rise.

While the rest of the agenda consists of a small text amendment and two Cambie Corridor townhome projects, it’s safe to say this should be an early night. Which might give our elected officials the rest they need to continue on with the meeting from January 21st, which will resume next week on the 28th.

Backlash Expectations

Item #4 – 2209–2249 East Broadway – Low
Unlike other projects that have draw ire in this area, this one is entirely on Broadway.

Item #5 – 8240 Kerr St & 3104-3130 Southeast Marine Drive – Very Low
Its amenities may be long overdue, but this community generally remains open to growth.

Item #6 – 1980 Foley Street – Low
A few neighbours, including a local realtor, are upset this new office building will impact their view.

Item #7 – 878-898 West Broadway – Very Low
The creation of new hotel rooms next to Vancouver General Hospital, and a future SkyTrain station shouldn’t draw much opposition.

https://cityduo.wordpress.com/2020/01/23...-sour-on-2000-new-jobs-or-make-lemonade/

[LeftCoaster]

898 West Broadway, it lives!

I hadn't heard from this one for so long i'd forgotten about it. Did it get bumped to the make up meeting too?

[misher]

Originally Posted by LeftCoaster

898 West Broadway, it lives!

I hadn't heard from this one for so long i'd forgotten about it. Did it get bumped to the make up meeting too?

Says on the 30th at 3pm

Lol I submitted this months ago I’m shocked it got mentioned on page 38:

Density
• Vancouver is in desperate need for hotel space and area is right beside hospital, which
is highly desirable for short term accommodation; need as many hotel rooms as possible and this will greatly benefit the public – request that this application be sent back and revised:
− Increase the density to the maximum possible given the height limitations
− Note there is a large gap between the towers and understand the push to maintain a green space, but can put that on the top or just use the giant green space at the hospital

https://council.vancouver.ca/20200123/documents/rr4.pdf

As you’ll see on the last page I think staff are recommending more density for the project because of me^^, I’m shocked I made a difference. I was the 1 person to give online feedback.

[GenWhy?]

Originally Posted by misher

Says on the 30th at 3pm

Lol I submitted this months ago I’m shocked it got mentioned on page 38:

As you’ll see on the last page I think staff are recommending more density for the project because of me^^, I’m shocked I made a difference. I was the 1 person to give online feedback.

Design tweek. They got rid of the mid-building cut outs / shifted the core. These changes are made routinely between Staff and architects internally mid-process.

[GenWhy?]

FYI cool MIRHPP tower designed by MA+HG preliminary open house in late Feb apparently.

[cov]

a bit disappointed that 2209–2249 East Broadway doesn't have street retail. I understand why, but I fear that this building will be outdated within the decade

[Feathered Friend]

Originally Posted by LeftCoaster

898 West Broadway, it lives!

I hadn't heard from this one for so long i'd forgotten about it. Did it get bumped to the make up meeting too?

Misher is correct, as 898 W Broadway was pushed to Jan 30th, they'll be accepting correspondence and registering new speakers until then. That said, I doubt it's going to face much opposition, but then again I didn't expect the amount of debate around the lack of daycare in the new Lululemon office building.

Originally Posted by misher

Says on the 30th at 3pm

Lol I submitted this months ago I’m shocked it got mentioned on page 38:

I’m shocked I made a difference. I was the 1 person to give online feedback.

It's great to see your joy at noticing your comments in the staff report They really do make a difference, without them perhaps staff would have just required the massing to be sculpted away rather than allowing to be replaced/increased elsewhere. At the very least they give staff, and council, something to reflect on when it comes to the Broadway Plan and other projects.

Originally Posted by cov

a bit disappointed that 2209–2249 East Broadway doesn't have street retail. I understand why, but I fear that this building will be outdated within the decade

The GW Plan certainly can't be criticized for its ambition in this area. That said, the applicants made a bad impression in their responses to some of councils questions, (ie why so much parking, what are the presales are selling for) so they should take the win and be happy with it.

[officedweller]

Originally Posted by misher

https://council.vancouver.ca/20200123/documents/rr4.pdf

Strange circulation on levels 1 and 2.
Looks like the hotel entrance is on the corner, using stairs and an elevator
but that places guests on the back side of an elevator core once they get upstairs to the lobby level, while the check-in kiosks are in the middle of the podium floorplate. The layout seems to be oriented to the alley driveway drop-off entrance, rather than the pedestrian one.

Is the ground floor otherwise one large retail space?

Good to see a big ballroom complex in the basement (but again, some elevator cores that seem to get in the way of circulation)

[jollyburger]

Accepting feedback on what to do with co-ops.

https://www.cbc.ca/news/canada/british-columbia/vancouver-co-op-housing-leases-1.5443497

[Jougho]

Originally Posted by jollyburger

Accepting feedback on what to do with co-ops.

https://www.cbc.ca/news/canada/british-columbia/vancouver-co-op-housing-leases-1.5443497

Legally, I believe the city is required to achieve the highest and best value for their lands, unless changes are made to the Vancouver Charter. Most of the co-op leases will expire by 2036, although 2 will expire within the next two years. If the landlord here were individuals, corporations or First Nations there would be no question as to the outcome. The parties that signed these agreements knew what they were getting into at the time and these agreements guaranteed secure tenancy for the term of the leases most of which were for 60 years at well below market rates.

[misher]

Originally Posted by jollyburger

Accepting feedback on what to do with co-ops.

https://www.cbc.ca/news/canada/british-columbia/vancouver-co-op-housing-leases-1.5443497

No win scenario.

A large chunk of voters who bought in cheap and now don't want to pay to renew at the market rate. Even at a discounted rate they will likely say no, most of those buildings are poorly maintained and falling apart, its obvious the residents aren't paying much for maintenance and would not be willing to splurge to renew the land lease. This reminds me of a large special levy in stratas who are known for being cheap. People who knew this was coming sold, people who wanted a cheap deal and didn't know better, or who thought the city would give them a deal bought.

They are going to expect their political pressure to force the city to give them charity and waive the lease cost. And it may happen (albeit unlikely).

Remember that many Vancouver co-ops are just another older form of strata ownership, where each shareholder buys shares and the lease to the unit is tied to those shares. They are no different from homeowners on leasehold land in this case. The city is going to be very hesitant to set a precedent of giving discounts on leasehold land given how much leasehold land there is out there.

They are going to repeat "co-op" because it sounds like its non-profit and "better" than a strata condo but in reality its no different. Many co-ops are just corporations run as co-ops rather than actual co-ops. This "co-op" penthouse was listed for $17.3 million. And co-ops are exempt from the foreign buyer and property transfer taxes because your buying shares in a company so many co-ops have several foreign owners. You can't easily get a mortgage for co-ops as the minimum down payment is much higher so most co-op units are owned by retirees who cashed out and the rich.
https://www.vancouverisawesome.com/real-...se-ocean-towers-vancouver-photos-1940379

[s211]

Originally Posted by Jougho

Legally, I believe the city is required to achieve the highest and best value for their lands

Even if that's the case, I'm sure they'll come up with a different definition of highest and best use that goes beyond financial measurement, in other words they will change the definition to suit its objectives. The City doesn't seem to mind using other means to go beyond its mandate, e.g. building code changes used to drive social agendas.

And for those not familiar with the term, a quick google check will assist.

[Changing City]

The two rezonings for market rental towers on East Hastings (3600 and 3680) were approved yesterday. That's 212 more rental units, with 20% for moderate income households. Councillor Swanson opposed.

[misher]

Originally Posted by Changing City

The two rezonings for market rental towers on East Hastings (3600 and 3680) were approved yesterday. That's 212 more rental units, with 20% for moderate income households. Councillor Swanson opposed.

Awesome awesome. But yeah screw Swanson.

[Jougho]

Originally Posted by misher

No win scenario.

A large chunk of voters who bought in cheap and now don't want to pay to renew at the market rate. Even at a discounted rate they will likely say no, most of those buildings are poorly maintained and falling apart, its obvious the residents aren't paying much for maintenance and would not be willing to splurge to renew the land lease. This reminds me of a large special levy in stratas who are known for being cheap. People who knew this was coming sold, people who wanted a cheap deal and didn't know better, or who thought the city would give them a deal bought.

They are going to expect their political pressure to force the city to give them charity and waive the lease cost. And it may happen (albeit unlikely).

Remember that many Vancouver co-ops are just another older form of strata ownership, where each shareholder buys shares and the lease to the unit is tied to those shares. They are no different from homeowners on leasehold land in this case. The city is going to be very hesitant to set a precedent of giving discounts on leasehold land given how much leasehold land there is out there.

They are going to repeat "co-op" because it sounds like its non-profit and "better" than a strata condo but in reality its no different. Many co-ops are just corporations run as co-ops rather than actual co-ops. This "co-op" penthouse was listed for $17.3 million. And co-ops are exempt from the foreign buyer and property transfer taxes because your buying shares in a company so many co-ops have several foreign owners. You can't easily get a mortgage for co-ops as the minimum down payment is much higher so most co-op units are owned by retirees who cashed out and the rich.
https://www.vancouverisawesome.com/real-...se-ocean-towers-vancouver-photos-1940379

I am surprised that developers aren't using the freehold "co-op" model today. As you mention the foreign buyer and property transfer taxes are avoided. What is also avoided include the empty home tax and the provincial wealth tax on properties over 3M. Operating costs are also reduced dramatically, lower taxes and costs such as heating, hot water, water, cable and Internet can be included in your maintenance fees based on the shares you have in the corporation. You would see overnight a massive change in demand. I know of one co-op in West Vancouver where a friend pays slightly under $300.00 per month with all the costs mentioned included in his fees for his one bed apartment. The complex also has an indoor and outdoor pool, gym with a resident manager/cleaner on site. He does pay an extra $60.0 per month for above ground on site parking. It is a 1960's building in perfect condition with a very pro-active board.

[s211]

Originally Posted by Jougho

I am surprised that developers aren't using the freehold "co-op" model today. As you mention the foreign buyer and property transfer taxes are avoided. What is also avoided include the empty home tax and the provincial wealth tax on properties over 3M. Operating costs are also reduced dramatically, lower taxes and costs such as heating, hot water, water, cable and Internet can be included in your maintenance fees based on the shares you have in the corporation. You would see overnight a massive change in demand. I know of one co-op in West Vancouver where a friend pays slightly under $300.00 per month with all the costs mentioned included in his fees for his one bed apartment. The complex also has an indoor and outdoor pool, gym with a resident manager/cleaner on site. He does pay an extra $60.0 per month for above ground on site parking. It is a 1960's building in perfect condition with a very pro-active board.

I would like to know what's stopping the governments from going after foreign owners and empty units in co-ops. Why do they get special dispensation?