Vancouver Infill & Lowrise Updates Discussion

[officedweller]

Originally Posted by whatnext

The Riley at Main and 32nd (the old Clarkdale VW used car lot). Have to say, I don't mind this kind of building on Cambie but it seems overscaled for Main.

A wider sidewalk would probably help, but I suspect that the blocks are not very deep.
I like to compare to the Heights on Hastings in Burnaby.
I think that stretch has the best lowrises on an arterial in the Lower Mainland.

[whatnext]

Originally Posted by officedweller

A wider sidewalk would probably help, but I suspect that the blocks are not very deep.
I like to compare to the Heights on Hastings in Burnaby.
I think that stretch has the best lowrises on an arterial in the Lower Mainland.

I tried to show with the first pic how it overwhelms the built form already there plus the independent vibe. Taking a quick inventory of the new 4 story projects back that up. At 17th Shoppers & TD Bank, at 28th BMO, at 29th Nesters, McDonalds and BC Liquor Store. The only exception is at 30th with Matchstick and Autostrada.

[Migrant_Coconut]

One could argue that Main is underscaled. Just a dozen-ish blocks down the road around 16th, this'd fit right in.

[officedweller]

Originally Posted by whatnext

I tried to show with the first pic how it overwhelms the built form already there plus the independent vibe. Taking a quick inventory of the new 4 story projects back that up. At 17th Shoppers & TD Bank, at 28th BMO, at 29th Nesters, McDonalds and BC Liquor Store. The only exception is at 30th with Matchstick and Autostrada.

I think you can assume that the old built form already there will disappear and what should be considered is how the streetwall/strip of buildings of that new scale will work.
I think it would be nice if there are some midrises that allow shorter podiums in places to break up the monotony of the streetwall.

[whatnext]

Originally Posted by officedweller

I think you can assume that the old built form already there will disappear and what should be considered is how the streetwall/strip of buildings of that new scale will work.
I think it would be nice if there are some midrises that allow shorter podiums in places to break up the monotony of the streetwall.

No doubt and as I pointed out what made Main special will be destroyed in the process. Given the examples, very few independents can afford what new buildings are going to charge. I look forward to Cactus Club on Main.

[officedweller]

Barring zoning restrictions, I think there's only so long that you can get away with one or two storey retail. I think eventually the property tax load will weigh on the tenants (unless that's changed to relate to present use).

[GenWhy?]

Originally Posted by officedweller

A wider sidewalk would probably help, but I suspect that the blocks are not very deep.
I like to compare to the Heights on Hastings in Burnaby.
I think that stretch has the best lowrises on an arterial in the Lower Mainland.

This development does indeed have a narrower lot, which makes all floorplates incredibly difficult and I was very pleased (and surprised) to see this one move forward. Add the increased sidewalk setbacks that were required here, and you get a very squeezed building.

At least here the retail is almost completely leased out.

[GenWhy?]

Originally Posted by whatnext

No doubt and as I pointed out what made Main special will be destroyed in the process. Given the examples, very few independents can afford what new buildings are going to charge. I look forward to Cactus Club on Main.

Looks like an Autostrada is moving in on the corner to claim the sidestreet patio area.

[whatnext]

Originally Posted by GenWhy?

Looks like an Autostrada is moving in on the corner to claim the sidestreet patio area.

Where Matchstick is?

[GenWhy?]

Originally Posted by whatnext

Where Matchstick is?

Correct. As in across the street at The Riley, the building we were discussing under construction.

[BodomReaper]

Originally Posted by whatnext

I tried to show with the first pic how it overwhelms the built form already there plus the independent vibe. Taking a quick inventory of the new 4 story projects back that up. At 17th Shoppers & TD Bank, at 28th BMO, at 29th Nesters, McDonalds and BC Liquor Store. The only exception is at 30th with Matchstick and Autostrada.

Grocery stores and liquor stores are good. And the Nesters development you bemoan is also home to East is East, which has perhaps the funkiest restaurant storefront in the city.

[GenWhy?]

The one thing with banks is that while lately they do take the newest CRUs they don't necessarily increase in their numbers. More of a musical chairs as they leave their older digs a block or so away. .

[GenWhy?]

Originally Posted by BodomReaper

Grocery stores and liquor stores are good. And the Nesters development you bemoan is also home to East is East, which has perhaps the funkiest restaurant storefront in the city.

Right and I think that liquor store was always there and thats all it was, and the corner of King Ed and main was a gas station, Main & E 20th was that rug store (I think they relocated?), and the TD & Shoppers was a car dealership.

I remember a lot more parking lots and gas stations on Main back then. Even when The Independent is now it just used to be mainly a big warehouse and from an urban realm POV is much better now with the foot and transit traffic there

[GenWhy?]

We're proposing a few small CRUs off the main arterials now that we're allowed under the Broadway Plan, and it'll be interesting to see the $psf and who takes these leases. We would have proposed them in all our buildings but the math just didn't cut it. You have to add a lot of space exclusive for the retail when it's easier and more profitable just to go 100% residential, which is sad.

[logan5]

Originally Posted by GenWhy?

We're proposing a few small CRUs off the main arterials now that we're allowed under the Broadway Plan, and it'll be interesting to see the $psf and who takes these leases. We would have proposed them in all our buildings but the math just didn't cut it. You have to add a lot of space exclusive for the retail when it's easier and more profitable just to go 100% residential, which is sad.

When you build the CRU's, why not build them in a way that allows the tenant to customize the façade. This is what makes streets like Commercial and Main interesting places to walk. The generic retail units do not attract the right mix. You end up with a bank, insurance office, dentist office, and a Starbucks. It ends up being a dead zone.

[Migrant_Coconut]

It's not the outside that attracts cafes and bars - it's the inside.

[GenWhy?]

Originally Posted by logan5

When you build the CRU's, why not build them in a way that allows the tenant to customize the façade. This is what makes streets like Commercial and Main interesting places to walk. The generic retail units do not attract the right mix. You end up with a bank, insurance office, dentist office, and a Starbucks. It ends up being a dead zone.

It unfortunately is a pre-leasing thing why we get banks etc.

[nonimbysallowed]

Originally Posted by whatnext

I tried to show with the first pic how it overwhelms the built form already there plus the independent vibe. Taking a quick inventory of the new 4 story projects back that up. At 17th Shoppers & TD Bank, at 28th BMO, at 29th Nesters, McDonalds and BC Liquor Store. The only exception is at 30th with Matchstick and Autostrada.

by independent vibes you must mean the beautiful retail street composed of used cars sales lots, gas stations, abestos filled 2 story shacks built from the 70s, and plastic storefront awnings that look like they've never been washed since the day they have been installed. Those are the kind of neighbourhoods I personally aspire to live in.

When I think independent vibes I think mont royal street in montreal, Nobb hill district in portland, Hoboken new jersey, wicker park Chicago, Cardozo neighbourhood in DC. I have to admit, I wasn't prepared for the kind of independent vibes from truck stop Mississippi or suburban strip mall regina. When people say independent vibes I think they meant unique and detail oriented, not miserable and impoverished.

[GenWhy?]

Originally Posted by nonimbysallowed

by independent vibes you must mean the beautiful retail street composed of used cars sales lots, gas stations, abestos filled 2 story shacks built from the 70s, and plastic storefront awnings that look like they've never been washed since the day they have been installed. Those are the kind of neighbourhoods I personally aspire to live in.

When I think independent vibes I think mont royal street in montreal, Nobb hill district in portland, Hoboken new jersey, wicker park Chicago, Cardozo neighbourhood in DC. I have to admit, I wasn't prepared for the kind of independent vibes from truck stop Mississippi or suburban strip mall regina. When people say independent vibes I thought they mean unique and detail oriented, not miserable and impoverished.

I think we're discussing the tenants, more or less, rather than the aesthetics.

[nonimbysallowed]

Originally Posted by GenWhy?

I think we're discussing the tenants, more or less, rather than the aesthetics.

I think whatnext is explicitly talking about aesthetics. Notice the context

Originally Posted by whatnext

I tried to show with the first pic how it overwhelms the built form already there plus the independent vibe. Taking a quick inventory of the new 4 story projects back that up. At 17th Shoppers & TD Bank, at 28th BMO, at 29th Nesters, McDonalds and BC Liquor Store. The only exception is at 30th with Matchstick and Autostrada.

The entire comment is about built form, height, and retail, not a single mention of tenants. Obviously I would also like to know how 20 people lining up for a every available rental unit effect rental prices, but none of that was mentioned in his comments. You can even take a look at the original complaint.

Originally Posted by whatnext

The Riley at Main and 32nd (the old Clarkdale VW used car lot). Have to say, I don't mind this kind of building on Cambie but it seems overscaled for Main.

Again, there is no mention of tenants. The objection is over the building being "overscaled", which is exclusively oriented around aesthetics, and consistent with the follow up comment about height and nearby retail. There were no other objections mentioned. you can judge for yourself if this is about tenants or aesthetics.