Olympic Village & Southeast False Creek Updates Discussion

[officedweller]

From Lawrence Black Twitter Nov 13th

W2


https://twitter.com/LawrenceBlackTV


Avenue One


https://twitter.com/LawrenceBlackTV

[officedweller]

Double Density Along West 2nd Among Changes For I-1 Zone


http://www.vancouvermarket.ca/2020/11/20/double-density-along-west-2nd-among-changes-for-i-1-zone/

[SFUVancouver]

That's fantastic news! Thanks for the head's up.

From the linked article:

Details of the proposed new zone include:

• Allow double the density from 3 to 6 FSR (as long as a full 2 FSR is dedicated to light industrial uses such as production, distribution and repair);
• Maintain the same use provisions as the I-1 industrial zone, except that mini-storage and other low-intensity uses are not permitted;
• Limit shadowing on the north sidewalk of 2nd Avenue and secure a 5 ft. dedication along 2nd Avenue for public realm improvements including wider sidewalks;
• Introduce building setbacks above 4-storeys to ensure that new higher buildings are sculpted to relate to lower buildings;
• Permit a variety of new building forms, including terraced, tower and childcare forms.
• For developments proposing leasehold developments, the City will apply the commercial linkage target for non-stratified commercial development.
• For developments proposing strata, a negotiated CAC approach will be required to estimate the additional value that Council’s enactment of a rezoning would generate above the current land value.

As a result, redevelopment could help deliver approximately:

• 1.07 million sq. ft. of new job space over the present condition;
• 685 thousand sq. ft. of job space above current zoned capacity;
• 3,500+ new jobs; and
• $7.2 million in public benefits (based on commercial linkage targets as described above) or more if developments are stratified.

[Aroundtheworld]

I hope along with these employment uses they also allow more entertainment uses. This area could have a lot of interesting clubs at night spots as you don't have to worry about bothering residents with noise.

[logan5]

Originally Posted by Aroundtheworld

I hope along with these employment uses they also allow more entertainment uses. This area could have a lot of interesting clubs at night spots as you don't have to worry about bothering residents with noise.

Harkening back to the olden days, the better (as in less mainstream) clubs were located in the Yaletown industrial area, like Graceland and Luv a Fair, so I would be all for nightclubs opening in the Mt Pleasant industrial zone. Downtown Vancouver has a less edgy nightlife than it use to it seems.

[WarrenC12]

There has been a ton of development in that MPIA zone already, but nothing along West 2nd yet. I'm surprised they didn't cave and allow residential in that zone.

Where do restaurants fall in the zoning mix? There's a lack of them in the SEFC area, and with all of the new employment there, plenty of lunch business would be available too.

It's also notable they still haven't finished the Broadway side. It's already too late with the new Skytrain opening in 5 years.

[Changing City]

Originally Posted by WarrenC12

There has been a ton of development in that MPIA zone already, but nothing along West 2nd yet. I'm surprised they didn't cave and allow residential in that zone.

Where do restaurants fall in the zoning mix? There's a lack of them in the SEFC area, and with all of the new employment there, plenty of lunch business would be available too.

It's also notable they still haven't finished the Broadway side. It's already too late with the new Skytrain opening in 5 years.

There were several restaurants along W2nd on the south side of the street, but they don't seem to survive very long. Maybe all the new ones that have opened on the north side are enough for the residential area for now?

Yes, restaurants are allowed in the industrial area, but they have to be ancillary to an 'industrial' operation. Tacofino have their commisary kitchen there, Pure Bread and Terra Bread have their bakeries, and there's a noodle manufacturer, and catering businesses with a restaurant as well. Some of the breweries that have tasting rooms also have food too.

There has been pressure to allow residential, so I'm glad this approach has been suggested. Otherwise it becomes a sliding boundary - "but residential is allowed on the other side of the street". Oh OK, we'll allow residential. "But residential is allowed on the other side of the lane"... Pretty soon there's no employment zone left, the land values have gone even higher, and residents are complaining about the smell from the brewery or the trucks picking up from the bakery at 6am.

[Migrant_Coconut]

AFAIK Manna Sushi is still is business (or at least before the lockdown it was) and that's not industrial at all.

[Changing City]

Originally Posted by Migrant_Coconut

AFAIK Manna Sushi is still is business (or at least before the lockdown it was) and that's not industrial at all.

You're right, I missed the small ones that can operate there. That's a restaurant class 1, and if they're under 150 square metres they can operate in the I-1 zone. Presumably that will carry over into the new zoning. It's possible to have a restaurant class 2 - up to 300 square metres - but those have to be 200 metres from any existing restaurant, so the restaurants on the north side might limit that. (The zoning was updated at the end of 2018).

[GenWhy?]

They wouldn't have allowed residential due to the area's designation. I don't know the ability for the City to bend on the Employment Lands designation.

Pre-COVID there were about a half-dozen "music venues / clubs" in the area too.

You'll see more restaurants along Main. A lot of hold-out landowners too, but it's moving more quickly in recent years. Especially on the east side of main as it allows residential. For workers there are a lot of options in the area.

[Vin]

Originally Posted by officedweller

Double Density Along West 2nd Among Changes For I-1 Zone


http://www.vancouvermarket.ca/2020/11/20/double-density-along-west-2nd-among-changes-for-i-1-zone/

CoV finally realizing that their tax base is bottoming out, and that the area's development is also dying out? Lol. Always late in their upzone proposals.

Backward city.

[GenWhy?]

Originally Posted by Vin

CoV finally realizing that their tax base is bottoming out, and that the area's development is also dying out? Lol. Always late in their upzone proposals.

Backward city.

For information, please consider the following link to the Report being voted on.

[GenWhy?]

" There are currently 24 Development Permit applications in process for nearly 1.3 million sq. ft. of new commercial development in Mount Pleasant."

Our best Clients have land here and it's a money making machine.

[squeezied]

Originally Posted by Vin

CoV finally realizing that their tax base is bottoming out, and that the area's development is also dying out? Lol. Always late in their upzone proposals.

Backward city.

What a stupid comment.

[WarrenC12]

Originally Posted by Vin

CoV finally realizing that their tax base is bottoming out, and that the area's development is also dying out? Lol. Always late in their upzone proposals.

Backward city.

"Better to remain silent and be thought a fool than to speak and to remove all doubt."

[WarrenC12]

Originally Posted by GenWhy?

" There are currently 24 Development Permit applications in process for nearly 1.3 million sq. ft. of new commercial development in Mount Pleasant."

Our best Clients have land here and it's a money making machine.

Yes I go through this area on a regular basis and it's very busy with construction activity. I'm a bit surprised the city is making this change, but not a big deal either way I guess.

Are you referring to your clients as landowners that are selling?

[GenWhy?]

Originally Posted by WarrenC12

Yes I go through this area on a regular basis and it's very busy with construction activity. I'm a bit surprised the city is making this change, but not a big deal either way I guess.

Are you referring to your clients as landowners that are selling?

As we've been hearing from the 1st decision and research into up-zoning the Main Street blocks for more tech use, the fear was that land prices would skyrocket and it would do more harm than good. To slow the growth which hasn't been perfect (breweries are still struggling) but it's better than otherwise. So this up-zone is just a continuation of that slow approach.

We saw this once they did the Main Street up-zone but just didn't know when it would com into effect. So, with the land price increases the auto shops obviously can't pay the rent in the area so long time landowners, like our clients, are either going to develop if they have the capacity and hire for help, or they sell. Lots of lots in this industrial area have family long-term landowners that have been gradually getting to the redevelopment stage which is great for the local small-time ownership of land and the economy.

Our Clients don't sell. The land they have is too valuable. What we don't want are Wesbanks moving in and setting up Hootsuite-only territory. It creates a real mono-culture.

[GenWhy?]

I think I saw 4 new Dev. Permit boards up on a few sites for skinny industrial infill which is very exciting.

[WarrenC12]

Originally Posted by GenWhy?

Our Clients don't sell. The land they have is too valuable. What we don't want are Wesbanks moving in and setting up Hootsuite-only territory. It creates a real mono-culture.

Fair enough and thanks for the explanation.

[GenWhy?]

Originally Posted by WarrenC12

Fair enough and thanks for the explanation.

If they sold I'd be outa a job!

It's most exciting to see the last of the city-sized parking lots going by the start of 2021. The social housing at 6th & Main is going to be a real boost and when the adjacent motel goes and GrandCity Auto it will finally complete the stretch.