North Shore Updates

[Jimbo604]

Of note: the switch to 80% for a wind-up is a fairly recent change, introduced in 2016. [1]

As madog222 mentions only really of note because building doesn't fall under current strata structure.

A more interesting question, imho, would be how many multi-unit buildings in Metro Vancouver are still in non-strata situations.

[1] Reference:
Gowling WLG WHAT'S NEW WITH STRATA WIND-UPS?
07 June 2021

A strata wind-up is a process that allows the owners of the strata corporation to sell a stratified property in its entirety for re-development. Historically, strata wind-ups were not common because unanimous approval of the strata owners was required. In 2016, a change in legislation lowered the approval threshold to 80% of the strata owners, making it easier to wind up and sell stratified properties in British Columbia, and causing an increase in redevelopments of previously stratified property in the Greater Vancouver area

[chowhou]

And a good change that was. No one person should be able to hold an entire strata hostage.

All I'm saying is that if there was a 20 unit strata and a developer came around offering $100 million per unit, I would totally understand how most owners might be livid if 5 owners blocked the sale because they were afraid of change.

You'll get no sympathy for anything blocking development from me.

[whatnext]

Originally Posted by chowhou

And a good change that was. No one person should be able to hold an entire strata hostage.

All I'm saying is that if there was a 20 unit strata and a developer came around offering $100 million per unit, I would totally understand how most owners might be livid if 5 owners blocked the sale because they were afraid of change.

You'll get no sympathy for anything blocking development from me.

Let's see if you're so sure about it when it is your 80 year old grandparent/parent being told to get out of what they thought was their forever home.

[chowhou]

Originally Posted by whatnext

Let's see if you're so sure about it when it is your 80 year old grandparent/parent being told to get out of what they thought was their forever home.

And they get to have the surplus cash to move into somewhere better with improved homecare and accessibility? I'd be a monster to stop that from happening. Remember that these sales are typically far above market value, meaning it's basically just a free upgrade to your life.

No one should be that attached to things, it's an poisonous mindset we've adopted in the modern era that previous generations had a much better outlook on. Learn to adapt to improvements to your life, you'll live happier that way.

[Migrant_Coconut]

The article also makes it clear how the place is falling apart without a massive repair bill which the holdouts likely can't afford either. So all they've done is create a situation where they lose their homes anyway but have even less money for new ones.

[whatnext]

Originally Posted by Migrant_Coconut

The article also makes it clear how the place is falling apart without a massive repair bill which the holdouts likely can't afford either. So all they've done is create a situation where they lose their homes anyway but have even less money for new ones.

Whose fault is it that it is falling apart. We're hardly going to be the "greenest" anything if we view buildings as a disposable commodity with such a short shelf life.

[Changing City]

Originally Posted by Migrant_Coconut

The article also makes it clear how the place is falling apart without a massive repair bill which the holdouts likely can't afford either. So all they've done is create a situation where they lose their homes anyway but have even less money for new ones.

The article doesn't make that clear. It says that the owners who wanted to sell claim it's reaching the end of its life, and needs millions of dollars of repairs. As it's not a strata you can't look up the strata minutes to see how true it is, or whether its an exaggeration.

The reason the judge gave for stopping a sale was that under the current ownership structure there wasn't an 80% support for selling.

There are 113 3-bed townhomes, and 64 2-bed apartments in the complex. The site is over 9 acres, so there's a lot of open space, and a pool. The $192m offer by Strand would presumably be weighted by the unit size, but more recent 3-bed townhomes in North Vancouver sell at around $1.2m to $1.5m (on tighter sites, obviously), so it would seem that it's true that it wouldn't be easy to find anything equivalent to buy to move to for the price being offered.

There's one of the 3-bed townhomes for sale for $849,900, so that's the best guess at market value for the townhomes.

[Migrant_Coconut]

Originally Posted by whatnext

Whose fault is it that it is falling apart. We're hardly going to be the "greenest" anything if we view buildings as a disposable commodity with such a short shelf life.

1962 means it's now sixty-ish years old as of tomorrow - for what looks like postwar prefabs, that's already a ripe old age. Many prewar houses are much worse off.

[jollyburger]

Seems like some people spent some money renovating since there's a huge gap between the asking prices on some of the 3 bedroom units. The cheaper ones are like $359,000 asking.

[Changing City]

Originally Posted by jollyburger

Seems like some people spent some money renovating since there's a huge gap between the asking prices on some of the 3 bedroom units. The cheaper ones are like $359,000 asking.

Are you sure that's a current listing? There don't appear to be any North Vancouver 3 bed townhomes under $849,900 on any of the aggregator agent sites like zolo or rew.

[jollyburger]

Sorry seems like it was an old listing.

[jozero]

Super high end Japanese Sushi place opened on 3rd just off Chesterfield

https://sushimahana.com

[djmk]

Originally Posted by djmk

Does anyone know what is going in the old theatre at Park & Tilford? Lots of work is happening in that space now.

Unfortunately, it's going to be a Winners

https://www.nsnews.com/local-news/fo...inners-6447751

[jollyburger]

They'll implement the plan in 20-30 years

Option 1, regarded as a "compact approach" option, would see new development concentrated within the small rectangular boundaries of 13th Street, 19th Street and Fulton Avenue. It would frame and accent the centre by putting mid-rise, mixed-use buildings as far north as Clyde Avenue between 14th and 17th Streets.

The shorter Marine Drive "high street" would be flanked on either side by the likes of hotels, offices, rentals and seniors housing. Within the reduced rectangle, density of rental could be increased gradually over time, while townhouses would transition outwards from existing commercial and apartment areas to Fulton and 19th - completing the "rectangle," Hawkins described.

The second option lets nature drive the planning decisions, Hawkins said, factoring in the area’s sloping topography and the nearby creeks that run down to the ocean.

Building scale would reflect the natural contours with mid-rise buildings transitioning to townhouses moving up the slope, with townhouses along McDonald, Lawson and Vinson creeks opening up public access to the waterways. For the commercial core, mid-rise, mixed-use buildings between Bellevue and Clyde avenues would emphasize daylighted creek crossings, frame new public spaces, and mark the arrival to Ambleside’s shopping area at the 1400 and 1800 blocks of Marine.

The third option adopts a transitions approach, where development would be blended in and building heights would vary to create a more "modulated skyline" on Marine Drive, Hawkins said. If the high street isn’t shortened as put forward in Option 1, Option 3 allows for more room to play around with the street’s focal areas, and heightened sections of retail activity can be added.

Apartment infill within the existing high-rise area would be allowed on existing duplex-zoned sites and existing rental sites with underutilized site area, while existing age-restricted lots would be supported with additional density to enable the gradual increase of housing for seniors.

Hawkins said the offering of the three options is to “allow the community to engage” and change or improve any aspects of the options should they wish to do so.

https://www.nsnews.com/local-news/we...leside-6496001

The LAP

https://westvancouver.ca/sites/defau.../23feb06-5.pdf

[mcj]

Originally Posted by jollyburger

They'll implement the plan in 20-30 years

https://www.nsnews.com/local-news/we...leside-6496001

The LAP

https://westvancouver.ca/sites/defau.../23feb06-5.pdf

With that timeframe, I can't help but think they're only preparing this in case the province actually decides to force laggard municipalities into building new housing.

[jollyburger]

Originally Posted by mcj

With that timeframe, I can't help but think they're only preparing this in case the province actually decides to force laggard municipalities into building new housing.

Sorry I was just joking but I assume it will be a long time before you see any changes. It's 1000-1200 new net housing units.

[jollyburger]

Resident worried after two glass panels fall from North Van condo

A North Vancouver resident is speaking out after two large glass balcony patio panels smashed and fell from his almost-new apartment building.

On Dec. 17, a 15th-floor panel at Intergulf Development’s Hunter at Lynn Creek project broke. At the time, Matt Smith was already pursuing the developer and property manager for deficiencies in the construction.

Then on Feb. 6, a panel on the ninth floor, right above Smith’s unit, smashed, sending a cascade of broken glass onto his patio and every other one down to the public walkway at ground level, he says.

“There are young families there. There are kids playing in these areas amongst this broken glass. There’s the risk that [one of these] falls and lands on somebody,” he said. “Of course, the safety issue is No. 1.”

Smith has had his patio professionally cleaned twice but he and his wife are still continuing to find small pieces of glass, he said.

Smith, who works in construction, said there should be new inspections done by a qualified, independent engineer as well as an audit of the building envelope. In the meantime, he and his wife won’t be using their balcony, he said.

“Is it safe? I don’t think that it will be. But we need an inspection to know that,” he said.

Any reports completed on behalf of the developer or strata should be made available to the building’s residents, he added.

Despite the worrying incidents and no shortage of attempts by Smith to get action, he said there has been virtually no official communication from the developer, property manager, or District of North Vancouver to acknowledge the concerns or warn of safety issues.

“That’s a grave concern for me,” he said. “We’d like to see an investigation report into what happened, what the hazards are, if any, going forward, and what’s going to be done to mitigate those.”

In a statement, Intergulf says the tempered glass panels broke in place, rather than simply falling out of their fittings.

“We’ve had a third-party engineer as well as the contractor go and inspect the railings where this glass broke and so far, they’ve found there’s been no issues or no evidence of any problems with the installation itself. But to be thorough, we’re having them go through every single home in the building,” the statement said. “We’re trying to eliminate whatever it could be.”

Pieces of the broken glass are also being taken for analysis, according to the company, and it’s a possibility the panels were broken after being struck by a blunt object.

Any conclusions the company finds will be shared with the strata council immediately.

Smith said he and his wife selected the location because they believed it would be a good place to start a family but now they are having second thoughts.

“That’s not the place to raise a kid, as it stands right now. Unless they fix all these deficiencies and make the place suitable, we’re going to end up having to move,” he said.

https://www.nsnews.com/local-news/re...-condo-6551012

[madog222]

I noticed some new cranes up around Lions Gate Hospital, are those all for the hospital expansion or is the Cressey rental project at E 15th & St Andrews underway?

[jollyburger]

Originally Posted by madog222

I noticed some new cranes up around Lions Gate Hospital, are those all for the hospital expansion or is the Cressey rental project at E 15th & St Andrews underway?

It's a white crane at the hospital



https://www.nsnews.com/in-the-commun...couver-5287758

Seems like they were doing foundation with at least one crane up at the Cressey site at the end of last year

https://www.instagram.com/p/CmpqNRJP8pC/

[hollywoodnorth]

9 Cranes in uptown North Van ....

1 x Lions gate hospital expansion
2 x Millennium Condo across the street from whole foods
4 x Harry Jerome Center project including the seniors residence, etc.
2 x 250 16th Ave >> https://dailyhive.com/vancouver/250-...orth-vancouver