General Vancouver Updates - Page 578

GenWhy? · #**11541** Posted **Jun 8, 2023, 8:34 PM**

[QUOTE=whatnext;9964267]Some developers are looking to delay payments owed to the City of Vancouver on sites (that they vastly overpaid for). I wonder if ordinary citizens will be able to get such relief based on rising interest rates and increased costs due to inflation?

They do for property tax. Except you still get to live in your home as you defer payment.

seamusmcduff · #**11542** Posted **Jun 8, 2023, 8:50 PM**

This new proposal along Commercial lots great:

https://www.shapeyourcity.ca/1710-1730-e-pender-st

madog222 · #**11543** Posted **Jun 8, 2023, 8:59 PM**

Quote:

Originally Posted by Feathered Friend

Quote:

Commercial Drive’s Cedar Legacy Seeks Permission To Grow 18 Floors Of Affordable Housing

1710 and 1730 East Pender Street (Place of Cedars) (Internet Archive)
After missing the Cohen Block’s open house, you can imagine how excited Hannah and I were when a friend of ours told us they knew of another meeting for a proposal in the Grandview Woodlands. Immediately, I looked to see what date we needed to clear from our schedule, only to realize this was a virtual event. My disappointment confused Hannah, as her eyes were sparkling, having taken the time to read about this 18 floor tower on Commercial Drive.

Granted that’s not much taller than the 44 year old Adanac Towers, and it’s actually shorter than the buildings planned two blocks to the west. Like them, this one must go through the Policy Enquiry Process, as city staff need council’s permission to even consider reviewing a rezoning application here, let alone bring it to a public hearing. Still, it’s easy to assume some will label this an out of place “mega-tower,” overlooking the area it’s intended to support.

https://cityduo.wordpress.com/2023/05/05...to-grow-18-floors-of-affordable-housing/

Rezoning is up on shapeyourcity for 1710-1730 E Pender

https://www.shapeyourcity.ca/1710-1730-e-pender-st [Archived application booklet]

-191 social housing units, 6 being live-work
-5.46 FSR

Images from Dialog

whatnext · #**11544** Posted **Jun 8, 2023, 9:04 PM**

Quote:

Originally Posted by FarmerHaight

I didn't realize "ordinary citizens" pay CACs...

They pay taxes. If rising interest costs and inflation have cut into their budgets, what is their relief?

Of course Anthem's ask just proves the NDP's new Housing Supply Act is just an empty attempt at vote-getting. After all, Anthem has their approvals and is waiting on city hall, yet won't build now, how sad.

GenWhy? · #**11545** Posted **Jun 8, 2023, 9:26 PM**

Quote:

Originally Posted by whatnext

They pay taxes. If rising interest costs and inflation have cut into their budgets, what is their relief?

Of course Anthem's ask just proves the NDP's new Housing Supply Act is just an empty attempt at vote-getting. After all, Anthem has their approvals and is waiting on city hall, yet won't build now, how sad.

Anthem didn't get property tax relief tho

Changing City · #**11546** Posted **Jun 8, 2023, 9:47 PM**

Quote:

Originally Posted by whatnext

They pay taxes. If rising interest costs and inflation have cut into their budgets, what is their relief?

Of course Anthem's ask just proves the NDP's new Housing Supply Act is just an empty attempt at vote-getting. After all, Anthem has their approvals and is waiting on city hall, yet won't build now, how sad.

I'm not sure why you introduced this in the General Vancouver thread - it's a West End site. I'm also unclear why you think Anthem 'won't build yet'. All their asking is to delay their smaller, second CAC payment until after they've dug the excavation for the parking. Usually they'd have to pay before they start digging.

This doesn't seem to relate to the Housing Supply Act at all, except that it seems likely that with interest rates continuing to rise, it will be hard for the development industry to build any faster than they are, unless there are more government funded non-market projects, or government loans for rentals to make development possible.

whatnext · #**11547** Posted **Jun 8, 2023, 9:51 PM**

[QUOTE=GenWhy?;9964287]

Quote:

Originally Posted by whatnext

Some developers are looking to delay payments owed to the City of Vancouver on sites (that they vastly overpaid for). I wonder if ordinary citizens will be able to get such relief based on rising interest rates and increased costs due to inflation?

They do for property tax. Except you still get to live in your home as you defer payment.

And you have to be old!

csbvan · #**11548** Posted **Jun 8, 2023, 9:56 PM**

Love the housing mix, public realm, and extension of retail on that stretch of the Drive. Good stuff, exciting project!

Changing City · #**11549** Posted **Jun 8, 2023, 10:02 PM**

[QUOTE=whatnext;9964385]

Quote:

Originally Posted by GenWhy?

And you have to be old!

No you don't.

You can apply if:
You're over 55
A surviving spouse of any age
A person with disabilities
And there's also a deferral available for Families with Children if you're a parent, stepparent or financially supporting a child.

Changing City · #**11550** Posted **Jun 8, 2023, 10:04 PM**

Quote:

Originally Posted by csbvan

Love the housing mix, public realm, and extension of retail on that stretch of the Drive. Good stuff, exciting project!

I wonder whether the 'No Towers' signs will appear again?

FarmerHaight · #**11551** Posted **Jun 8, 2023, 10:07 PM**

Quote:

Originally Posted by whatnext

They pay taxes.

Developers also pay taxes. CACs are not the same.

seamusmcduff · #**11552** Posted **Jun 8, 2023, 10:53 PM**

Quote:

Originally Posted by madog222

Images from Dialog

I do find it hilarious how often the people shown in renders just make no sense. Obviously the parkade entrance is the perfect location to hang out with your kid in a stroller.

Tvisforme · #**11553** Posted **Jun 8, 2023, 11:38 PM**

[QUOTE=whatnext;9964385]

Quote:

Originally Posted by GenWhy?

And you have to be old!

[QUOTE=Changing City;9964388]

Quote:

Originally Posted by whatnext

No you don't.

You can apply if:
You're over 55
A surviving spouse of any age
A person with disabilities
And there's also a deferral available for Families with Children if you're a parent, stepparent or financially supporting a child.

There's a third category, the Financial Hardship program, but that was only available in 2009 and 2010. Current interest rates for the deferral programs are 4.45% for the Regular Program ("a rate not greater than 2% below the prime rate of our principal banker") and 6.45% for the Families with Children Program.

Migrant_Coconut · #**11554** Posted **Jun 9, 2023, 1:56 AM**

Quote:

Originally Posted by seamusmcduff

I do find it hilarious how often the people shown in renders just make no sense. Obviously the parkade entrance is the perfect location to hang out with your kid in a stroller.

Personally, I like the kid next to them on the bike who's about to try and olly off the stairs.

Changing City · #**11555** Posted **Jun 9, 2023, 2:07 AM**

Quote:

Originally Posted by seamusmcduff

I do find it hilarious how often the people shown in renders just make no sense. Obviously the parkade entrance is the perfect location to hang out with your kid in a stroller.

With only 73 parking spaces, it's probably a pretty safe space to hang out.

officedweller · #**11556** Posted **Jun 9, 2023, 2:39 PM**

Quote:

Originally Posted by seamusmcduff

I do find it hilarious how often the people shown in renders just make no sense. Obviously the parkade entrance is the perfect location to hang out with your kid in a stroller.

Architects and planners still trying to 'activate' alleys. Take a look at the alley through Telus Garden to see how successful that has been.
Add the public discomfort with crime, and trying to promote hanging out in remote locations just seems like a bad idea.

cairnstone · #**11557** Posted **Jun 9, 2023, 2:47 PM**

Quote:

Originally Posted by Changing City

Others might - I suspect Concord wouldn't touch it as they have only ever built rental where they have to (Burnaby) and never where they can avoid it, or where it's non-market. (In fact, they haven't actually built the rental in Burnaby yet - it's in the next phase of their Metrotown project, that they haven't started). At least the Province stepped in and made the Birch St project viable - presumably we'll see more like this.

Didnt the COV have to sue to CP over the false creek Subsidized rentals. As it was required to be built by a certain date and was never started. and CP kept switching properties to keep extending the deal.

Changing City · #**11558** Posted **Jun 9, 2023, 3:06 PM**

Quote:

Originally Posted by cairnstone

Didnt the COV have to sue to CP over the false creek Subsidized rentals. As it was required to be built by a certain date and was never started. and CP kept switching properties to keep extending the deal.

I'm not aware that Concord have ever been required by the City to provide subsidized rentals, or meet a specific time frame. The arrangement was that sites were reserved for non-market housing, and Concord had to sell them to the City at the historic value based on when rezoning was enacted.

Without other levels of government funding, those sites have sat for many years. When the City found a way of developing the non-market site at 601 Beach by adding a condo tower to pay for the non-market podium, Concord sued the City, but lost. That's the only court case I can remember related to False Creek rentals between Concord and the City, but others may have a better memory.

FarmerHaight · #**11559** Posted **Jun 9, 2023, 3:36 PM**

Quote:

Originally Posted by officedweller

Architects and planners still trying to 'activate' alleys. Take a look at the alley through Telus Garden to see how successful that has been.
Add the public discomfort with crime, and trying to promote hanging out in remote locations just seems like a bad idea.

If you successfully activate the alley it will no longer be remote.

Some of Vancouver's alleys downtown and in the West End are incredibly wide. I think there is a lot of potential, but as long as buildings only use them for waste disposal and parking access that will always go untapped.

officedweller · #**11560** Posted **Jun 9, 2023, 8:25 PM**

Personally I think it's better to have alleys for services versus the Toronto scenario where garbage is put out on sidewalks (ie on Yonge St downtown). They also prevent multiple sidewalk cuts for driveways when the parking entrances and drop-off areas are off the alley. The Capitol condo should have had its driveway off the alley, but I guess the alley was too sketchy for that.