General Vancouver Updates

[Feathered Friend]

Originally Posted by Jimbo604

Main St & E 6th Ave

I know complaining about construction progress and others responding that developments take time is a mainstay of this forum but this one really has been going on for some time as one can note from the Rezoning Application sign on this Google Street image from 2018. Some changes on site as you can see the building has been demolished. Looks like they are doing some site levelling with the gravel and steam roller.

Googling didn't bring up much except this older 2017 Daily Hive article about the site (206 E 6th Ave). And this 2019 COV document.

That rezoning was approved in 2019, but as it was owned by Port Living, it was part of their bankruptcy proceedings. There was a court ordered sale that looks to have been completed in 2021.

Sales brochure
https://cw-gbl-gws-prod.azureedge.net/-/...a5fec633a41050c98aa5af2cc82adccfac2&dl=1

Sale date
https://www.bcassessment.ca//Property/Info/QTAwMDAwMUtKNw==

[Changing City]

Originally Posted by Feathered Friend

That rezoning was approved in 2019, but as it was owned by Port Living, it was part of their bankruptcy proceedings. There was a court ordered sale that looks to have been completed in 2021.

Jim Pattison Developments bought the site and retained the same architects for the 6 storey building already permitted (with a switch to black and white for the building). No sign of a sales centre yet, but it's approved as strata rather than rental. Maybe we're getting a 'meanwhile' park to avoid taxes, as the market for new stratas is weak.

[GenWhy?]

Ya it's a shame it wasn't rental as over the last 6 months we've been seeing actually ZERO bites for sales from $1,700 upwards. I forget what 2nd & Main went for but it was definitely a different time when their sales came online. I forget what that neck of the woods goes for but I'd imagine it isn't high enough for what construction prices are now (even though the plateaued finally this summer).

I'm hearing better news for Spring 2023 for materials, etc. We've seen some sweet land price deals this month as well, which is great news.

[jollyburger]

Road closure this weekend for:

Tower Crane Erection for 524 Powell St

http://vanmapp1.vancouver.ca/roadahead/events/details/6795cbda-28ef-4e3f-a368-b07143e61c9e

[logan5]

Originally Posted by Feathered Friend

https://cityduo.wordpress.com/2022/11/09...ief-to-fraserhoods-middle-class-renters/

What land use policy does this fall under? They are asking 6.74 FSR at 17th and Fraser. Is this the new standard for development along arterials? If this is allowed, then every developer is going to want the same treatment. Not that I'm complaining, but I'm surprised to see such a large proposal at a location like this.

[jollyburger]

Originally Posted by logan5

What land use policy does this fall under? They are asking 6.74 FSR at 17th and Fraser. Is this the new standard for development along arterials? If this is allowed, then every developer is going to want the same treatment. Not that I'm complaining, but I'm surprised to see such a large proposal at a location like this.

One of the slides mentioned "Moderate Income Rental Housing Pilot Program 2017"

https://vancouver.ca/files/cov/mirhpp-public-faqs.pdf

Their website

https://www.3245fraser.com/

[logan5]

Originally Posted by jollyburger

One of the slides mentioned "Moderate Income Rental Housing Pilot Program 2017"

https://vancouver.ca/files/cov/mirhpp-public-faqs.pdf

Their website

https://www.3245fraser.com/

Thanks for the link,but it doesn't outline max density, max height etc. Are proposals under this program eligible for whatever density the CoV deems appropriate for whatever given site?

[phesto]

Originally Posted by logan5

What land use policy does this fall under? They are asking 6.74 FSR at 17th and Fraser. Is this the new standard for development along arterials? If this is allowed, then every developer is going to want the same treatment. Not that I'm complaining, but I'm surprised to see such a large proposal at a location like this.

I asked someone at the City about this. Apparently this site qualifies for the height/density under the Moderate Income Rental policy as an "intersection of two arterials" even though it technically doesn't front on West 16th. As long as an uninterrupted block face has a corner on two arterials, it can qualify. (ie. this site can theoretically have a second tower on the West 16th corner as long as sufficient tower separation).

[Jimbo604]

Get ready for "No Fraser Megatowers" signs everywhere

[Feathered Friend]

Originally Posted by logan5

Thanks for the link,but it doesn't outline max density, max height etc. Are proposals under this program eligible for whatever density the CoV deems appropriate for whatever given site?

Proposals under MIRHPP (the Moderate Income Rental Housing Pilot Program) have no density cap, while height is restricted based on the location/existing zoning.

In this case, as the article notes, the south side of the block was seen as close enough to an intersection with two major arterial roads to qualify for 14 floors. Undoubtedly, the context of the Broadway Plan helped, as the other side of 16th allows for a far taller building.

Originally Posted by phesto

I asked someone at the City about this.

You were at the open house too? You should have said hi, unless you did and I didn't realize it haha

Originally Posted by Jimbo604

Get ready for "No Fraser Megatowers" signs everywhere

I would say that's unlikely, so far this area of Fraser has been pretty accommodating when it comes to new density. Whether that will change with the new heights allowed by the Broadway Plan is a different matter, but I doubt it.

[logan5]

Originally Posted by phesto

I asked someone at the City about this. Apparently this site qualifies for the height/density under the Moderate Income Rental policy as an "intersection of two arterials" even though it technically doesn't front on West 16th. As long as an uninterrupted block face has a corner on two arterials, it can qualify. (ie. this site can theoretically have a second tower on the West 16th corner as long as sufficient tower separation).

That explains it. Thanks. And Feathered friend.

[Jimbo604]

Originally Posted by Feathered Friend

I would say that's unlikely, so far this area of Fraser has been pretty accommodating when it comes to new density. Whether that will change with the new heights allowed by the Broadway Plan is a different matter, but I doubt it.

We shall see.. The new density to date has gone from 2 storeys to 4 or 6. Quite different than going from 2 to 14. The only buildings that come to mind over 10 storeys vaguely close by are The Independent @ Main & Broadway or the Kingsway & Knight tower which are both a decent distance away.

And very few other 10+ storey towers in a large distance circle around this site, unless I'm forgetting some others.

Is there any convenient map source with building heights or storeys? Would be cool if you could say see buildings over 10 storeys on a Google map.

Not saying it won't get built, just as those other two got built. Just a question of whether the villagers will come out with torches and pitchforks.

[Changing City]

Originally Posted by Jimbo604

We shall see.. The new density to date has gone from 2 storeys to 4 or 6. Quite different than going from 2 to 14. The only buildings that come to mind over 10 storeys vaguely close by are The Independent @ Main & Broadway or the Kingsway & Knight tower which are both a decent distance away.

And very few other 10+ storey towers in a large distance circle around this site, unless I'm forgetting some others.

Is there any convenient map source with building heights or storeys? Would be cool if you could say see buildings over 10 storeys on a Google map.

Not saying it won't get built, just as those other two got built. Just a question of whether the villagers will come out with torches and pitchforks.

445 Kingsway was approved with two rental towers of 14 storeys with 236 units at 6.96 FSR. That's 500m from here.


Changing City blog

[Jimbo604]

Originally Posted by Changing City

445 Kingsway was approved with two rental towers of 14 storeys with 236 units at 6.96 FSR. That's 500m from here.


Changing City blog

Does memory serve me and this site has had multiple development plans/applications/etc? Or am I thinking of someplace else.

[idunno]

Don't forget the Broadway Plan dictates up to 18 storeys (for rental + below market rental) on either side of Fraser St north of Kingsway.

[Changing City]

Originally Posted by Jimbo604

Does memory serve me and this site has had multiple development plans/applications/etc? Or am I thinking of someplace else.

There was a previous 6 storey condo project, that they dropped for this taller higher density rental project. It was also approved under MIRHPP (the Moderate Income Rental Housing Pilot Program) so 20% 0f the units will be for moderate income tenants.

[Changing City]

doh

[Migrant_Coconut]

Generally speaking, the NIMBY parts of the CoV tend to be the richer, upscale and/or more active neighbourhoods; Fraser and Kingsway isn't really any of those.

[Galaxy]

Originally Posted by logan5

What land use policy does this fall under? They are asking 6.74 FSR at 17th and Fraser. Is this the new standard for development along arterials? If this is allowed, then every developer is going to want the same treatment. Not that I'm complaining, but I'm surprised to see such a large proposal at a location like this.

Close to this scale on Fraser How about Fraser and Marine Drive?

[SpongeG]

is 445 Kingsway the car dealership?