Vancouver Infill & Lowrise Updates Discussion

[Feathered Friend]

UDP Surprised by Neighbourhood Support for 6 Story 3435 E Hastings Rental Homes
...Though that was not the case at this meeting, as the panel’s remarks were mostly in step with one another, save for a few exceptions. A couple comments related to the condition of the laneway, with concerns about the exhaust system’s effect on neighbours, and whether the bike racks would be a safe storage space (CPTED issues). Another member would have liked to seen more amenity space on the roof, but acknowledged that this was hard to accomplish with a wood frame building. There were a couple colourful comments about how the building would be a great place to watch soccer games from, while another member felt the retail units needed more flexibility to allow for mom and pop stores, which could even allow for restaurants that serve Russian borscht.

https://cityduo.wordpress.com/2018/0...-rental-homes/

[GenWhy?]

I think 5 people went to their open house.

[Feathered Friend]

Marpole Condo Project Meets the Guidelines, but Fails the Future With Oversupply of Parking
441-463 West 59th Avenue
Every so often Darren and I go to to a project where we don’t expect any resistance, backlash, or really a need for us to support. We do this to grab a free cookie, talk with staff, and sometimes be surprised by just how angry some can be towards change in their neighbourhood. This project only checked the first two boxes, as only 10 people attended, mostly out of curiosity.

https://cityduo.wordpress.com/2018/0...ly-of-parking/

[Feathered Friend]

Security Required to Calm Backlash Over 6 Story Grandview Woodland Building
2542-2570 Garden Drive & 2309-2369 E 10th Ave
When you hear about neighbourhood backlash, maybe opposition to social housing comes to mind, or maybe you imagine it’s another “criminal” rental project in a single family neighbourhood. In this case, it was caused by 68 strata homes in a 6 story building, within a 15 minute walk of the Broadway and Commercial Skytrain Station.

Sadly that’s all the area plan, approved in 2016, allows for in this location. Despite that recent community consultation, Darren and I were still hearing whispers that the previous open house events were so hostile that the city planned to have “all hands on deck” to address the community’s concerns. Frankly, the previous design was rather ugly, but it was certainly nothing to get that fired up about. When we arrived at the event, we were disappointed, but not surprised, to see security in the entrance way.

https://cityduo.wordpress.com/2018/0...land-building/

[GenWhy?]

Thank you so much CityDuo. Keeping an eye on the scene. Awesome stuff. But do keep it in perspective that if you had a nest egg like that you'd want to see it grow too - though with some element of reason! Open houses are a gong show of craizes at times.

[officedweller]

Proposed Mixed Use building on 49th Ave. across from Langara College.

From Billard Architecture twitter:


https://twitter.com/BillardArch


https://twitter.com/BillardArch


https://twitter.com/BillardArch

******************

Also from Billard Architecture twitter -

Unidentified hybrid condo + rental block in Vancouver


https://twitter.com/BillardArch


https://twitter.com/BillardArch


https://twitter.com/BillardArch

[rofina]

Originally Posted by officedweller

Proposed Mixed Use building on 49th Ave. across from Langara College.

From Billard Architecture twitter:


https://twitter.com/BillardArch


https://twitter.com/BillardArch


https://twitter.com/BillardArch

This is very, very nice.

Love this render.

[LeftCoaster]

Ya the renderer did fantastic work there. I wonder who they used.

[officedweller]

The Link
Kingsway in Collingwood area
from Scott Construction twitter:


https://twitter.com/ScottConstructs

[officedweller]

From Changing City Updates:

Looks good, though I thought it would be more colourful.
(Maybe there's a nighttime lighting effect?)

Changing City reports that Saje Natural Wellness is the tenant, rather than a high tech company.

Lightworks – 22 East 5th Avenue


https://changingcitybook.com/2018/05...st-5th-avenue/


https://renditiondevelopments.wordpr...st-5th-avenue/

[osirisboy]

Maybe the udp didn't think the colours were "west coast" enough and asked to have it removed

[rofina]

Originally Posted by osirisboy

Maybe the udp didn't think the colours were "west coast" enough and asked to have it removed

No colours in the City of Rain! Only teal and cyan for you!

[LeftCoaster]

Normally I'm a fan of a splash of colour, but I think this one looks better without, very sleek looking facade from the pics I've seen so far.

[Feathered Friend]

For those commenting about the UDP's influence.

EVALUATION: NON-SUPPORT (2-4)

 Panel’s Consensus on Key Aspects Needing Improvement:
 There is general concern about height, but it may be acceptable if massing is
developed differently
 The pixel concept should be more emphatic and evolved – more work is needed to
differentiate the pixel pattern from the base
 Underground parking should be incorporated
 On the south and west facing facades there is serious heat-gain issues: passive
sustainability measures need to be incorporated into the design of the building.
 Design development on the roofs to activate and integrate them more with the building

While the playful scheme is good, the colours are quite distracting and seems to overpower the heritage building. As well, if the desired effect is ‘pixelated’ then the design really needs to emphasize this. It would be better if the pixels could be better emphasized, and juxtaposed with the heritage architecture.

http://vancouver.ca/files/cov/commit...l-20150909.pdf

However only one of those panelist from the 2015 UDP is on the panel of 2018.

[Feathered Friend]

No Graveyard Amenity Space – Cambie’s Haunted House Braves a Frightening UDP
4118 – 4138 Cambie Street
It has been a long time since anyone in Vancouver has bothered to talk about a Cambie Street project, however the ghostly tales associated with this proposal have peeked some interest. Frankly, Hannah and I think it’s frightening that the Cambie Corridor Plan only allows for a building of this size at a location that is kitty corner to the King Edward Canada Line station. Even more terrifying is that these 65 strata homes will be served by 68 parking stalls.

Unfortunately, these demons were beyond the panels ability to exorcise. Instead, the applicant team spooked the panel when they mentioned their plans to clad the building in pre-cast concrete “hardy board”, and faux-wood panels. However, the building won’t fade into the night, as there are plans to illuminate the northwest corner balconies in a soft glow. While this is designed to tie in with the Cambie Street light standards, the applicant expressed that they will be careful with the lighting, so that the neighbouring buildings aren’t driven mad. Originally the applicants planned to crown this corner with a “corner hat” (assumedly a cupola), but decided to decapitate that element early in the process.

Read more about this spook-tacular project here : https://cityduo.wordpress.com/2018/0...ightening-udp/

(I may have had too much fun with this one)

[Feathered Friend]

Complex Regulations Force Resubmission and Delay of East Vancouver Rental Homes
4506 Rupert St & 3309 Price St
Sometimes the stars align, and everything for a project just works out… this isn’t one of those cases. From its start in 2013, this proposal has experienced troubles. The reception at its pre-application open house was so hostile that the applicant was encouraged to purchase the “surrounded” single family home at 3309 Price St and add the area into their design. Surprisingly, the applicant took this advice to heart, and purchased that property in August 2017 for roughly $1.5 million.

However the troubles didn’t end there, as the next open house was equally difficult. Though we were unable to attend, we were told by several people that the environment was incredibly toxic. Unfortunately most of those upset walked in already mad, their anger stoked over the recent approval of the nearby Kaslo Modular Homes. These feelings were only amplified when it was noticed that there were people outside of the open house shooting up.

https://cityduo.wordpress.com/2018/0...-rental-homes/

[Feathered Friend]

A Simple 6 Floor Rental Proposal- Does it Hide City Duo and Marpole’s Failures?
8636-8656 Oak Street
As Hannah and I have never gone to an event at the Coast Vancouver Airport Hotel before, I made my way down to Marine Drive to attend the open house for this simple 6 story rental project, the new “Marpole Special.” As Hannah was still at work and we hoped to attend the event for 1st and Clark later in the night, I went to this open house alone.

Neither of us expected many to turn out, as this proposal falls completely within the Marpole Community Plan. Unfortunately, that 2014 approved plan generally limits neighbourhood growth to replacement of the existing 3 story buildings along the major street corridors. Granted, these new 6 story rental buildings will have more family-friendly homes and more homes overall. Still, Hannah and I feel that we failed our city because, like many, we were aware of the area plan process, but we never took part. From this we’ve learned how important it is for everyone to be involved with the community planning process, as the consequences are far reaching and will stretch out for years.

Still, you can imagine my surprise when I walked into the event and found it packed with people. A city staffer quickly explained to me this wasn’t as bad as it appeared, as only 5 people, including myself, were members of the public. It seems this applicant was new to the process as they must have brought out almost their entire team.

https://cityduo.wordpress.com/2018/0...oles-failures/

[GenWhy?]

Big changes to RS-1 coming. Will update what is... allowable? Still trying to solve that good ol' "missing middle".

[GenWhy?]

Feathered Friend, interesting about the number of applicant team members in the room. That's the way it felt at the 1st & Clark Open House.

I was almost not allowed into the room because I "softly" and politely refused to sign in at the desk, saying "I had no interest in updates", and "I'm aware this isn't a necessity to be allowed in". I could the City staffer was getting at as he said, "they want to see who's coming in"...

Trouble makers I guess. Who knew affordable reduced-rent housing that's not directly tied to the detox centre would be so testy.

[Feathered Friend]

Originally Posted by GenWhy?

Feathered Friend, interesting about the number of applicant team members in the room. That's the way it felt at the 1st & Clark Open House.

I was almost not allowed into the room because I "softly" and politely refused to sign in at the desk, saying "I had no interest in updates", and "I'm aware this isn't a necessity to be allowed in". I could the City staffer was getting at as he said, "they want to see who's coming in"...

Trouble makers I guess. Who knew affordable reduced-rent housing that's not directly tied to the detox centre would be so testy.

While there was a fair amount of staff at the 1st and Clark open house, there was still a good public turnout by the end of the night, with just under 200 people. A slight majority of who were in favor.

I've never heard of staff preventing someone from entering for not signing in, but then again, I'm well known by now. The opposition are very passionate to say the least, as they were at the UDP today too.