General Vancouver Updates

[Feathered Friend]

October 5th, 2021 Public Hearing – No Boos Expected For Vancouver’s Town Centre Rental Homes

Public Hearing – October 5th, 2021
As comedy can help keep powerful institutions humble, I’ve joked that perhaps Vancouver’s new Auditor General should examine if public hearings are held primarily for the taxpayer funded catering. Hannah often notes even bad humour occasionally reflects some truth, and Item #1 demonstrates how enacting wider changes can be more efficient than individual reviews. Granted, increasing the space allowed for light industrial jobs in the False Creek Flats Innovation District isn’t controversial, but neither is the rest of this agenda.

In fact, Item #2 was actually brought forward by seven multi-million dollar homeowners that are seeking to absorb the space meant for Alma Street’s expansion into their own lands. As traffic volumes north of W 4th Avenue never reached their predicted levels, the Department of Engineering has endorsed this, and will instead eventually reallocate a couple of existing lanes for pedestrians. Conversely, Items #3 & #4 are located almost kitty-corner to a transit hub that will only grow in importance.

They’re really a package deal, as this mix of moderate income and market rental homes basically share a block in the heart of the Oakridge Municipal Town Centre. We’re certain neither will garner much interest, leaving us puzzled why after over 10 years of consultation, city council insists on personally reviewing every Cambie Corridor Plan rezoning application. Ironically, there were plans to simplify this process, but the scheduled February public consultation never occurred, so make sure to speak up now.

Backlash Expectations

Item 3 – 357-475 West 41st Avenue – Very Low
Maybe this would be controversial a decade ago, but that’s no longer the case.

Item 4 – 325-343 West 41st Avenue – Very Low
Only three comments were submitted, with none opposed.

https://cityduo.wordpress.com/2021/10/04...for-vancouvers-town-centre-rental-homes/

[vanman]

Originally Posted by Lexus

2021, October 3

Now completed at Cambie and Broadway.

Untitled by Lexus LX570, on Flickr

Wow wasn't expecting asphalt as the main landscaping material used here. Such a prominent corner in a large city deserves better.

[jollyburger]

Originally Posted by vanman

Wow wasn't expecting asphalt as the main landscaping material used here. Such a prominent corner in a large city deserves better.

Someone said they need to finish sewer work or something first.

[Feathered Friend]

Originally Posted by jollyburger

Someone said they need to finish sewer work or something first.

Adding credence to this is that the treatment of the finished section is really nice, complete with inset lighting strips and pavers.

[vanman]

Ok that's good to know. Thanks for the info.

[officedweller]

Park Board approves planning of creek through Spanish Banks parking lot and dog park
https://dailyhive.com/vancouver/spanish-banks-canyon-creek-daylighting


https://dailyhive.com/vancouver/spanish-banks-canyon-creek-daylighting

[VancouverOfTheFuture]

Originally Posted by officedweller

Park Board approves planning of creek through Spanish Banks parking lot and dog park
https://dailyhive.com/vancouver/spanish-banks-canyon-creek-daylighting


https://dailyhive.com/vancouver/spanish-banks-canyon-creek-daylighting

nice, i like these day-lighting projects. i so hope they make the part east of the day-lit creek (West PArk Extension) on-leash, though. no point in leaving it off leash since it is now disconnected from the other portion.

i would also have liked to see an old style bridge for NW Marine Dr over a creek bed. i think it would be better than having a culvert.

[Feathered Friend]

October 12th, 2021 Public Hearing – West End Inspired Artistry Looks To Fund Millions In Community Benefits

Public Hearing – October 12th, 2021
With the ongoing pandemic, and the tragedy of the decades of abuse at the residential schools brought fresh to light, Hannah and I can understand why some may not feel like celebrating today. That said, the grief we’ve experienced over the last year has taught us the importance of taking a moment to reflect on what we have to be thankful for. Truly, there’s nothing as valuable as family and community, which is the focus of this public hearing’s agenda.

That’s why one person is conflicted about Item #1, as this text amendment to allow more daycare near the Champlain Heights Community Centre further reduces the area’s already limited retail space. Of course, small businesses are struggling across the world, even on Davie Street, and local entrepreneurs, and community leaders alike think Item #3 holds the answer to reinvigorating it. Not only will these 289 homes bring some much needed activity, they’ll also provide ~$41.2 million worth of community benefits.

In fact, this night could bring quite the windfall for the West End, as Item #2 also offers ~$17.5 million in various amenity contributions. More importantly, it replaces a building who’s demolition was only a matter of time since it predates any seismic code, and the applicant is voluntarily replacing every existing rental home too. With good news like that, it’s fitting that Item #4 allows patios at local breweries, though some fear this celebration might be too noisy.

Backlash Expectations

Item 2 – 1450 West Georgia St. – Very Low
At its 2018 open house, people were upset that these homes aren’t being built fast enough

Item 3 – 1157 Burrard St. – Low
There’s a small mix of opposition, but it’s receiving a warm welcome from local businesses

https://cityduo.wordpress.com/2021/10/11...-to-fund-millions-in-community-benefits/

[Klazu]

Thanks for posting. I can already tell that spandrel on the Burrard/Davie project is going to look very disappointing.

[jollyburger]

Not sure if anyone posted this.

Refined Directions Launch (Broadway Plan)
01 Oct 2021
Our next phase of engagement is moving to early November when we are planning to have some in-person events as well.

During this upcoming phase, you’ll get to review 3D elements of the plan which will include building heights, a draft public realm framework, housing and job projections, and additional details on some area-wide policies like housing, transportation, public benefits and community well-being. Similar to our February 2021 engagement, we plan on mainly using our virtual open house model. We are hoping to provide some in-person engagement opportunities pending public health measures.

We look forward to this next phase of engagement and hearing from you. Please continue to follow our website, City of Vancouver social media channels, and listserv for details on the Refined Directions launch.

https://shapeyourcity.ca/broadway-plan

And the skateboarding strategy Phase 2:

https://shapeyourcity.ca/skateboard-amenities

[Migrant_Coconut]

15+ floor zoning or bust... do we really need a skateboarding strategy?

[Feathered Friend]

https://shapeyourcity.ca/4575-granville-st

October 14th, 2021 Public Hearing – Shaughnessy Rental Housing Undergoes A Careful Resurrection

Public Hearing – October 14th, 2021
When Hannah and I first moved to Vancouver we didn’t plan to stay long, as the “big city” felt overwhelming, and the transformation the Olympics triggered sure didn’t help. Admittedly, we laugh about that sometimes, as while there’s nothing wrong with a suburban life, we’ve grown to love the flexibility our home offers us. Life often forces us to adapt, and our city’s growing demand for industrial services has led to a similar response along West 2nd Avenue.

Only weeks after city council allowed more job space across from the Olympic Village, Item #1 seeks to take advantage of it. That same process makes it nearly impossible to summarize, as only a general form is provided at this stage, much like townhomes are under the Cambie Corridor Plan. Item #2 comes under that policy, but departs from it slightly in order to provide a better response to the community around its neighbouring Canada Line station.

Conversely, after its prior concept was rejected by city council in 2019, Item #3 underwent a significant evolution, and satisfied its biggest critic. Which shows even the hottest places can cool over, and that businesses need the freedom to accommodate this. Item #4 seeks to provide just that, as it simplifies the review required when retail spaces go to change the services they offer. After all, the only consistent thing is life is the importance in making your thoughts heard.

Backlash Expectations

Item #2 – 427-477 West 49th Ave. – Very Low
There’s very few people who would oppose 14 floors next door to a Canada Line station.

Item #3 – 4575 Granville St. – Moderate
Several major changes have calmed its biggest critic, but a few vocal dissenters remain.

https://cityduo.wordpress.com/2021/10/13...ousing-undergoes-a-careful-resurrection/

[Metro-One]

Originally Posted by Feathered Friend

https://cityduo.wordpress.com/2021/10/11...-to-fund-millions-in-community-benefits/

So what were the results of the public hearing?

[Changing City]

Originally Posted by Metro-One

So what were the results of the public hearing?

1450 West Georgia; several speakers in favour, and one speaker opposed at the public hearing. Council approved the rezoning (Councillors Hardwick and Swanson opposed).

1157 Burrard; 5 speakers in support, 3 opposed. Council referred debate and decision to the Council meeting on October 19, 2021, as Unfinished Business.

[Metro-One]

Thanks!

[jollyburger]

75 West 7th Avenue sold for $10.2 million. Assume it's going to be redeveloped.

https://www.collierscanada.com/en-ca/research/vancouver-office-market-report-2021-q3

[Changing City]

Originally Posted by jollyburger

75 West 7th Avenue sold for $10.2 million. Assume it's going to be redeveloped.

https://www.collierscanada.com/en-ca/research/vancouver-office-market-report-2021-q3

It seems more likely to be an investment purchase. The building is from 1981 and already at almost 2 FSR, and partly on 3 floors, with a recent addition of a fully glazed stair tower. The most they could build is 3 FSR. They might be able to add a couple of floors on the single storey part of the building, but then they would probably have inadequate parking.

There are a lot more obvious candidates for redevelopment in that area. It would make some sense if the same owner acquired the adjacent sites; 59 W7th is older, and 1.5 FSR, and 45 W7th is only 0.45 FSR. If at least those three sites were combined, it would probably be worth redeveloping as a 75,000 sq. ft. building.

[jollyburger]

Originally Posted by Changing City

It seems more likely to be an investment purchase. The building is from 1981 and already at almost 2 FSR, and partly on 3 floors, with a recent addition of a fully glazed stair tower. The most they could build is 3 FSR. They might be able to add a couple of floors on the single storey part of the building, but then they would probably have inadequate parking.

There are a lot more obvious candidates for redevelopment in that area. It would make some sense if the same owner acquired the adjacent sites; 59 W7th is older, and 1.5 FSR, and 45 W7th is only 0.45 FSR. If at least those three sites were combined, it would probably be worth redeveloping as a 75,000 sq. ft. building.

Yeah I just glanced at the front of the building and didn't notice the back. The landlord is also repurposing the ground floor for offices.

[WarrenC12]

Originally Posted by jollyburger

75 West 7th Avenue sold for $10.2 million. Assume it's going to be redeveloped.

https://www.collierscanada.com/en-ca/research/vancouver-office-market-report-2021-q3

Add another one to the pile in the Mt Pleasant area. I wonder if there will be oversupply of commercial office space in about 5 years.

[Changing City]

For those who are interested, the Public Hearing last night approved the increased density for 328-360 W2nd (a Mount Pleasant commercial site that can now go higher, with a greater FSR), and 427-477 West 49th (from RS-1 single family zoning to a 14-storey market residential tower on top of a 4-storey podium with 128 condos, retail and a childcare). They also unanimously approved the rezoning of 4575 Granville Street, as a 24 unit 4-storey rental stacked townhouse building. That's the one that was previously rejected because it was too close to the adjacent hospice; they redesigned it successfully.