Suburban Updates - All Other Metro Vancouver Municipalities

[libtard]

Originally Posted by urbancanadian

This last Thursday I was out in Richmond for lunch and I decided afterwards since I had the day off that I would check out some of the developments going on over there. Nothing fancy, just some pics I took with my iPhone.

Starting with Quintet, which is easily my favourite project in Richmond right now.
Of note, the same developer recently bought another similar-sized property along No. 3 Road at Alderbridge Way. They have the same zoning so hopefully we will see a similar type of development.

Next is the Carrera/Kiwanis development behind Richmond Centre. I think the Kiwanis towers are for seniors housing? The whole thing has just shot up very fast.
The first Kiwanis tower is topped out.
Kiwanis #1 (North) by urbancanadian, on Flickr

The second tower is pretty close to topping out.
Kiwanis #2 (South) by urbancanadian, on Flickr

In this pic you can see the two Kiwanis towers in front. The tower behind is the first of three buildings called Carrera.
Just in front of it is the second.
Carrera #1 (South) by urbancanadian, on Flickr

Another shot of the second Carrera building, starting to rise.
Carrera #2 (Northwest) by urbancanadian, on Flickr

Just south of here are the Park Residences at Minoru. There will be 4 towers in this development.
Park Rez #1 by urbancanadian, on Flickr

The first two towers have been preloaded. The one to the right is a rental building.
Park Rez #2 by urbancanadian, on Flickr

Park Residences with Carrera/Kiwanis behind.
Park Rez #3 by urbancanadian, on Flickr

These towers were built on the old site of a seniors complex

Its amazing how fast they shot up. I feel like the materials used on these towers are very cheap

[red-paladin]

I also am somewhat fond of Richmond the way it is, with blocks and blocks of dense but medium height buildings.

[Dylan Leblanc]

Yeah, it certainly has a block of blocks

[officedweller]

Richmond and SEFC have buildings with similar massings.

I'm thinking that there's a bit more variation in Richmond than there is in SEFC.

[Tfreder]

Originally Posted by libtard

Its amazing how fast they shot up. I feel like the materials used on these towers are very cheap

I'm not sure if it's fair to call them cheap. Most towers in Richmond would probably be built quite quickly due to the lack of underground parking lots/basements, since Richmond s unsuitable for underground structures. The excavation process is usually a long process.

[AudiA3]

Chinese people want luxury lifestyle...

[jlousa]

Oh yes because no one else wants luxury.

Anyways I love the built form Richmond is taking and think it's vastly superior to what Burnaby and some of the other suburbs are building. The fact it's necessitated by the airport flight paths and soils conditions is a blessing as it relieves pressure on council from developers to build a different form. Think we'll have to wait another 10-20yrs to let the new developments mature but I think the urban realm will be much more liveable then the Metrotowns/Brentwoods and even Oakridges of the region.

[jlousa]

Looks of goodies in the following document from the latest open house for Sapperton Green (located at Braid Station )
Touches on Lougheed and Gilmore as well for those interested on what's planned there.
Don't have time to do my usual info extraction for you guys, hope one of the other members can take the lead. Thanks.

http://www.sappertongreen.com/wp-con...lettersize.pdf

[vanman]

So for Gilmore Station we can expect an FSR of 7.1 and at the very least a pair of 50 story towers based on the tiny rendering provided.

[Jebby]

Originally Posted by jlousa

Oh yes because no one else wants luxury.

Anyways I love the built form Richmond is taking and think it's vastly superior to what Burnaby and some of the other suburbs are building. The fact it's necessitated by the airport flight paths and soils conditions is a blessing as it relieves pressure on council from developers to build a different form. Think we'll have to wait another 10-20yrs to let the new developments mature but I think the urban realm will be much more liveable then the Metrotowns/Brentwoods and even Oakridges of the region.

I agree, I much prefer the mid-rise feel of these neighbourhoods as opposed to the tower approach used in other town centres.

How does the density (in terms of FSR) of these Richmond developments compare to things being built out in Burnaby?

[officedweller]

Thanks!

Originally Posted by vanman

So for Gilmore Station we can expect an FSR of 7.1 and at the very least a pair of 50 story towers based on the tiny rendering provided.

That page also cites Brentwood as 70 storeys - which we know is really only being built out at 56 storeys (and Station Square is also shorter than the max allowed). But it sounds promising.
It won't be as prominent as Aviara, since it's down the hill, but I like the symmetry around the station shown on the rendering.

Originally Posted by jlousa

Think we'll have to wait another 10-20yrs to let the new developments mature but I think the urban realm will be much more liveable then the Metrotowns/Brentwoods and even Oakridges of the region.

One of the reasons is that Richmond has a better street grid than Burnaby - whether at Metrotown (Kingsway megablocks) or Brentwood (OMA), both of which had large parcels from historically consolidated large industrial sites.

[VanK]

Originally Posted by Jebby

I agree, I much prefer the mid-rise feel of these neighbourhoods as opposed to the tower approach used in other town centres.

How does the density (in terms of FSR) of these Richmond developments compare to things being built out in Burnaby?

Richmond highrise FSR is typically between 2.0 FSR to 4 FSR.. with most of the recently built buildings between 2.5 FSR to 3.5 FSR.

All of the new Metrotown and Brentwood buildings that are being built now are 5.0 FSR, with some slightly higher along Beresford (~5.5FSR) that include office/retail.

[AudiA3]

Originally Posted by vanman

So for Gilmore Station we can expect an FSR of 7.1 and at the very least a pair of 50 story towers based on the tiny rendering provided.

Where is the rendering? I can't seem to find it

[vanman]

Originally Posted by VanK

Richmond highrise FSR is typically between 2.0 FSR to 4 FSR.. with most of the recently built buildings between 2.5 FSR to 3.5 FSR.

All of the new Metrotown and Brentwood buildings that are being built now are 5.0 FSR, with some slightly higher along Beresford (~5.5FSR) that include office/retail.

Nope. Solo District, Amazing Brentwood, Gilmore Station, and Station Square are all over 7.0 FSR. Burnaby is building significantly higher density developments than Richmond.

[vanman]

Originally Posted by AudiA3

Where is the rendering? I can't seem to find it

Page 13 and 14 of the pdf.

[vanman]

Originally Posted by officedweller

Thanks!

That page also cites Brentwood as 70 storeys - which we know is really only being built out at 56 storeys (and Station Square is also shorter than the max allowed). But it sounds promising.
It won't be as prominent as Aviara, since it's down the hill, but I like the symmetry around the station shown on the rendering.

The symmetry of the two towers flanking either side of the street (not sure what street that is) will make for an incredible gateway.

[idunno]

I'm thinking that could be the station itself in between the towers. Though I had thought the station was going to be reconstructed with any development on that property...

[VanK]

Originally Posted by vanman

Nope. Solo District, Amazing Brentwood, Gilmore Station, and Station Square are all over 7.0 FSR. Burnaby is building significantly higher density developments than Richmond.

Nope. The majority of developments in Burnaby are not over 7.0 FSR. Solo is 7.1 FSR but generally speaking MOST of the Burnaby towers are in the 5.00~~ range. Some of the larger overall developments have a high overall blended density but the actual buildings themselves (which we are comparing for this discussion to Richmond are much less)- in fact even the Amazing Brentwood towers I & II have a combined density of only 3.90 FSR... remember its a site with density to be spread over a huge site in multiple buildings. Onni's Gilmore has the potential to be more than 7.00 FSR for the overall site but who knows, as there are no real plans yet.

Recently Completed / Under Application Burnaby Buildings:

Chancellor - 2.60 FSR
Sovereign- 5.75 FSR
Metroplace - 5.61 FSR
Moda - 5.00 FSR
Silver - 5.67 FSR
Modello - 6.28 FSR
Met I - 5.00 FSR
Met II - 5.00 FSR
Aviara I - 2.60 FSR
Station Square I - 4.64 FSR
Station Square II - 6.12 FSR
Solo District 7.1 FSR
Aldynne - 5.00 FSR

The Park Metrotown (Intergufl) - 5.00 FSR
(Polygon no-name on Marlborough - 5.00 FSR
Gold House (Rize)- 5.28 FSR
Aviara Phase II - 5.00 FSR

The majority of towers built prior to 2010 are 2.6 FSR.

[officedweller]

Originally Posted by vanman

The symmetry of the two towers flanking either side of the street (not sure what street that is) will make for an incredible gateway.

Originally Posted by idunno

I'm thinking that could be the station itself in between the towers. Though I had thought the station was going to be reconstructed with any development on that property...

That's flanking the station and guideway - probably the only place where it can or will occur, since most stations have a street on one side.

I think "reconstructed" just means the walls of the mezzanine will be removed to tie-in to office lobbies and retail areas and the plywood roof replaced(?)

I posted this over in the Transit thread, but they're discussing demographics instead:

TOD chart from the Suburban thread and Sapperton Green report.
(And we know Brentwood's tallest will be 56 storeys, not 70 storeys, and Station Square's tallest won't be 57 storeys)

Originally Posted by jlousa

http://www.sappertongreen.com/wp-con...lettersize.pdf

[hollywoodnorth]

Originally Posted by officedweller

That's flanking the station and guideway - probably the only place where it can or will occur, since most stations have a street on one side.

I think "reconstructed" just means the walls of the mezzanine will be removed to tie-in to office lobbies and retail areas and the plywood roof replaced(?)

I posted this over in the Transit thread, but they're discussing demographics instead:

TOD chart from the Suburban thread and Sapperton Green report.
(And we know Brentwood's tallest will be 56 storeys, not 70 storeys, and Station Square's tallest won't be 57 storeys)

zooming in a bit more looks like there will be a cross over walkway right over the skytrain station connecting the two 50 story towers!

wow wow wee waa!