General Vancouver Updates

[jollyburger]

Originally Posted by Changing City

I think you're suggesting that the 1949 structure could become a protected single storey heritage building, and the density that the existing site has could be added to the cleared site. I'm not convinced that the Salvation Army store is a strong candidate for heritage protection, but assuming it is, the developer would want even more density, so you're looking at at least six storeys, and probably more. I doubt if a developer would be keen to add an extra year or two, have to go through a public hearing, and face the anger of the west side for whom five storeys is a tower. There are others who comment here who have much more experience, but I recall a recent comment that after their recent experiences, Bonnis wouldn't want to go through the process they had to with the Hollywood Theatre development.

The problem is, the owner of the site has the right to redevelop something that isn't a heritage building. The City don't have the power to refuse the redevelopment because the existing single storey building has character. They can offer carrots, but in certain contexts like this area, there are lots of people who wouldn't like the package that would produce, and the developer would have to want to do the project. It's a bit like the Winners / Best Buy on Granville - it was a 3 FSR building with no office space on 9 FSR site - a terrible waste of density, but the City couldn't force a better outcome.

It would have been 450 feet with 9FSR. I guess we'll see that proposal in the next decade?

https://vancouver.ca/files/cov/urban-design-panel-minutes-oct-3-01.pdf

[Prometheus]

Originally Posted by Changing City

I doubt a developer would be keen to add an extra year or two, have to go through a public hearing, and face the anger of the west side for whom five storeys is a tower.

That Vancouver’s approvals process is so time-consuming, expensive and fraught with uncertainty is not an inevitable fact of life. The painful and prohibitive nature of the current approvals process is the product of city choice, which has lead (and will continue to lead) to unfortunate outcomes. But the city could change this, if it chose to.

So it will not do to defend one bad policy by pointing to barriers created by another.

[chowhou]

Are we all talking about the same grey cinderblock square warehouse?

Really?

[VancouverOfTheFuture]

Originally Posted by chowhou

Are we all talking about the same grey cinderblock square warehouse?

Really?

yes we are.

i fixed the link for you. (showing the back ally of a building is not a true representation of a building). i mean look at this hideous building.

you should probably stop trying to mislead people intentionally.

[Changing City]

Originally Posted by VancouverOfTheFuture

not if it was contingent and keeping the heritage portions. the city has done things like that before.

This 'heritage' building. I'm not sure I've ventured that far west on 41st. Should I be able to see it on here? Or am I in the wrong location?

[mcminsen]

I'm very familiar with the intersection of Maple and W. 41st Ave. as I have been going there every Thursday for years. I get off at the bus stop in front of the empty lot that's being proposed for redevelopment.

That's a fascinating photo from the COV archives. I have to say there is very little I recognize (building-wise) in that image. But, I don't doubt it probably is looking west from the intersection of Maple and W. 41st Ave.

The slope of the road looks familiar. Look's like there's my bus stop with a bench in the centre of the photo. You can see the mid-rise apartment buildings in the distance. Also, I think you can see the giant Sequoia tree a few blocks down on the north side of W. 41st Ave. Sadly, it died and was cut down a few years ago.

The one thing that might best confirm that photo is the modern building on the extreme left. There's just a bit of it poking into the image. If you go to Google Streetview you can see it on the left. The modern version seems to have an extra floor.




source: https://searcharchives.vancouver.ca/looking-west-along-41st-avenue-from-maple-street

[Changing City]

Originally Posted by mcminsen

The one thing that might best confirm that photo is the modern building on the extreme left.

I think that's the BC Tel building that you can see here. . It does look like it's the same building, with an extra floor added after the late 1960s.

[mcminsen]

So, that old photo is definitely Maple and W. 41 Ave. as it was in 1968, and it looks like this is the building that is now the Salvation Army Thrift Store.

Regardless of the actual age or heritage status, it's still a funky looking building right now and fits right in with the streetscape. It's also a place where I shop and I'll be sad to see it go.





source: https://searcharchives.vancouver.ca/looking-west-along-41st-avenue-from-maple-street

[Lexus]

2021-02-20
Broadway and Cambie

Untitled by Lexus, on Flickr

Untitled by Lexus, on Flickr

Untitled by Lexus, on Flickr

[Sheba]

I did a quick search and didn't find anything about this: 5163-5187 Joyce St rezoning application

We would like your feedback on a rezoning application at 5163-5187 Joyce St. The proposal is to allow for the development of a 32-storey mixed use building with commercial use at grade and a proposed library space on level 2. The zoning would change from C-2C (Commercial) District to CD-1 (Comprehensive Development) District.

Virtual open house: February 22 to March 14, 2021

[jollyburger]

Seems like Anthem is doing more site work on their West 6th Avenue project.

https://anthemproperties.com/properties/west-6th/

[Aroundtheworld]

Originally Posted by Prometheus

That Vancouver’s approvals process is so time-consuming, expensive and fraught with uncertainty is not an inevitable fact of life. The painful and prohibitive nature of the current approvals process is the product of city choice, which has lead (and will continue to lead) to unfortunate outcomes. But the city could change this, if it chose to.

So it will not do to defend one bad policy by pointing to barriers created by another.

I totally agree. The city is just so obsessed with trying to control everything that the policies are so prescriptive and narrow. I wish the rezoning process was simplified and focused more on design aspects as opposed to density and usage. That way the market could more easily respond to demand.

I would support a system where we have a few different levels of density (single-family, 4-story apartments, 4-8 story apartments, 8-12 story apartments and 12+) and a developer can build up one level higher than what exists without requiring a rezoning. They could also allow small-scale industrial and commercial without requiring rezoning, adding some mixed-use and life to residential areas.

[officedweller]

Originally Posted by Sheba

I did a quick search and didn't find anything about this: 5163-5187 Joyce St rezoning application

Virtual open house: February 22 to March 14, 2021

I think that's the 8X knock-off that just changed their design:


https://www.urbanyvr.com/new-vpl-joyce-tower/


https://www.urbanyvr.com/new-vpl-joyce-tower/


https://www.urbanyvr.com/new-vpl-joyce-tower/


https://www.urbanyvr.com/new-vpl-joyce-tower/


https://www.urbanyvr.com/new-vpl-joyce-tower/


https://www.urbanyvr.com/new-vpl-joyce-tower/

[officedweller]

8804 Osler St.

The proposal is to allow for the development of a 6-storey woodframe condo building. The zoning would change from MC-1 (Industrial) District to CD-1 (Comprehensive Development) District. This proposal includes:

38 condo units;
16 one-bedrooms, 15 two-bedrooms, 8 three-bedrooms;
7,018 SF of ground floor retail space;
A total density of 3.05 FSR;
A building height of 80 ft.;
59 vehicle parking spaces and 91 bicycle parking spaces.

http://www.vancouvermarket.ca/2021/02/24/38-condos-planned-for-marpole-site/


http://www.vancouvermarket.ca/2021/02/24/38-condos-planned-for-marpole-site/


http://www.vancouvermarket.ca/2021/02/24/38-condos-planned-for-marpole-site/


http://www.vancouvermarket.ca/2021/02/24/38-condos-planned-for-marpole-site/



http://www.vancouvermarket.ca/2021/02/24/38-condos-planned-for-marpole-site/

[officedweller]

Fifth + Columbia


https://www.urbanyvr.com/fifth-columbia-rendition/


https://www.urbanyvr.com/fifth-columbia-rendition/

[WarrenC12]

That's the site beside Rad Power bikes. They've already demolished the building that was there.

[chowhou]

Originally Posted by VancouverOfTheFuture

yes we are.

i fixed the link for you. (showing the back ally of a building is not a true representation of a building). i mean look at this hideous building.

you should probably stop trying to mislead people intentionally.

Thanks! Looks like a concrete cinderblock building from the front too so definitely a good representation from all sides! Good picture of that horrible building in Gastown too, hope it gets redeveloped soon as well.

I know change is scary, but it's necessary. There's no need to romanticize concrete.

[mcminsen]

Originally Posted by mcminsen

Feb.5 '21, my pic

Originally Posted by Lexus

2021-02-20
Broadway and Cambie

A look at the backside...




Feb.26 '21, my pics

[SpongeG]

the Joyce proposal, isn't there also a plan for a tower on the immediate corner that would would be right next to it on the north? Either way the Joyce area is getting some interesting projects and proposals.

there is a video

• Video Link

[jollyburger]

Originally Posted by SpongeG

the Joyce proposal, isn't there also a plan for a tower on the immediate corner that would would be right next to it on the north? Either way the Joyce area is getting some interesting projects and proposals.

there is a video

• Video Link

There were three tentative tower sites around the station from the precinct plan. I think this is just south of one of those sites, but it seems like a tight squeeze for another tower.

https://rezoning.vancouver.ca/applications/5163-5187-joyce-st/city-boards.pdf