Broadway Corridor Development Plan

[Vin]

Originally Posted by GenWhy?

All development is not halted.

Close to being halted for decades. Name large new projects along the to stretch from Granville to Cambie during the last 20 years. I can count with just one hand.

So yeah, nothing new now.

This area should have been brimming with new developments like in Metrotown, Brentwood, Richmond city cente or even Surrey Central if policies had been favourable, being essentially a part of downtown Vancouver and all.

[Migrant_Coconut]

Originally Posted by Vin

Close to being halted for decades. Name large new projects along the to stretch from Granville to Cambie during the last 20 years. I can count with just one hand.

So yeah, nothing new now.

This area should have been brimming with new developments like in Metrotown, Brentwood, Richmond city cente or even Surrey Central if policies had been favourable, being essentially a part of downtown Vancouver and all.

Another series of gross exaggerations. It's a two-year freeze on permits; existing construction and proposal submission continues, and we certainly will not be waiting "for decades."

There's 502, 510, 988, 1964, 2080 and 2103 West Broadway, Crossroads, 2538 Birch, 2501 Spruce, the Park Inn & Suites rebuild, 1745 West 8th, 565 West 10th, and dozens of properties sold or waiting to be sold. Once again, everybody's been waiting on the Broadway SkyTrain, and now that it's close to construction, they're all coming out with proposals. Planning an extension downtown takes time, and rightly so; just because the suburban councils have been playing with their jurisdictions like they have Infinity Gauntlets doesn't mean Vancouver needs to rush to join them.

[misher]

Originally Posted by Migrant_Coconut

Another series of gross exaggerations. It's a two-year freeze on permits; existing construction and proposal submission continues, and we certainly will not be waiting "for decades."

There's 502, 510, 988, 1964, 2080 and 2103 West Broadway, Crossroads, 2538 Birch, 2501 Spruce, the Park Inn & Suites rebuild, 1745 West 8th, 565 West 10th, and dozens of properties sold or waiting to be sold. Once again, everybody's been waiting on the Broadway SkyTrain, and now that it's close to construction, they're all coming out with proposals. Planning an extension downtown takes time, and rightly so; just because the suburban councils have been playing with their jurisdictions like they have Infinity Gauntlets doesn't mean Vancouver needs to rush to join them.

2.5* for broadway to arbutus and then the plan goes to council and who knows how long that will delay it.

Likely 5+ for arbutus to ubc

[Vin]

Originally Posted by Migrant_Coconut

Another series of gross exaggerations. It's a two-year freeze on permits; existing construction and proposal submission continues, and we certainly will not be waiting "for decades."

There's 502, 510, 988, 1964, 2080 and 2103 West Broadway, Crossroads, 2538 Birch, 2501 Spruce, the Park Inn & Suites rebuild, 1745 West 8th, 565 West 10th, and dozens of properties sold or waiting to be sold. Once again, everybody's been waiting on the Broadway SkyTrain, and now that it's close to construction, they're all coming out with proposals. Planning an extension downtown takes time, and rightly so; just because the suburban councils have been playing with their jurisdictions like they have Infinity Gauntlets doesn't mean Vancouver needs to rush to join them.

Even before the "freeze", there hasn't been much happening along the West Broadway corridor, that is, the financial/office zone from Granville street to Cambie due to all the undesirable policies. Those that you named were small projects. Again, care to name me the many bigger projects completed in the past 20 years, especially the officce/retail projects comparable to those built in the 60s, 70s and 80s? Renovations do not count.

Funny you consider 502, 510, Corssroads etc as "large" projects. Do you know what "large" means? Those look more like little infills. 1964 and 1745 are not even between Granville and Cambie that I mentioned, and they, again are tiny. 2080, 2103, 2538 and 2501 are all out of the financial/commercial zone that I mentioned, and again, pretty small projects. You're even bringing in projects from far away to include in the count. At this rate you might as well bring in the Mt Pleasant projects.

So yeah, let me ask you again, how many large projects between Granville and Cambie had been completed in the last 20 years? I'm talking about projects equivalent to the scale of the Broadway Plaza, 805 West Broadway, Holiday Inn, etc. Ever wondered why these were not built? Answer is because of our retarded City policies of the past 30 years!

[LeftCoaster]

Yes that is an oversimplification on my part, but the point stands, this is a mess.

[fredinno]

Originally Posted by LeftCoaster

That the housing market has come to this, halting all development in a huge part of the city so that we can do what we should have done decades ago and come up with a proper plan for it.

It's politics, largely. Too many people are against density to make opening up for it across the city viable.

http://www.vancouversun.com/density+...021/story.html


(I can't quote it, Vancouver Sun is down right now, but it makes the point I made above).

[misher]

Latest update:

We hope to have our Emerging directions open houses for the Broadway Plan over the summer.

Our current focus is planning the upcoming spring events. We are planning the next series of walking tours and workshops now. We will send additional details over the coming weeks.

Sounds like the first stage (Early 2019) will have a few more events before it concludes with the 2nd stage (Mid 2019) in summer.

I really do wonder if these events have any effect on what the city is planning or if there just going to use selected parts of what we submit as justification for their own decisions.

[misher]

Normally would not include a sale in this thread but this is a significant one that will likely influence Broadway Development. It prices it per a buildable sqft while noting its zoned for less density than neighbouring lots. Given the FSR will likely change I suggest looking at per sqft of land which is about $1550, more than most land around Cambie was going for a few short years ago. I note that the Wendy's is assessed at $1,900/sqft of land which makes me wonder if properties North of Broadway are worth more or if theres another reason that increases the Wendy's development potential?

https://dailyhive.com/vancouver/city...vancouver-sold

City Square Mall, at the northwest corner of the intersection Cambie Street and West 12th Avenue, immediately west of Vancouver City Hall, recently changed hands under a significant deal.

he mixed-use commercial complex, designed with a European village flair, is comprised of both heritage and contemporary structures, with approximately 250,000 sq. ft. of leasable floor area, including about 50 retail spaces and two six-storey office buildings. Underground levels contain 650 vehicle parking spaces.

The lot size, spanning much of the city block, is 145,484 sq. ft. (3.3 acres). A CBRE retail market report for the second half of 2018 indicates the shopping centre, located at 555 West 12th Avenue, was sold to Richmond-based Sun Commercial Real Estate Group for $225 million — well over its latest assessed value of $102.7 million – with the identified value of the land and structures almost evenly split.

It was one of the most expensive property acquisitions in Vancouver last year.

[Migrant_Coconut]

Originally Posted by misher

Normally would not include a sale in this thread but this is a significant one that will likely influence Broadway Development. It prices it per a buildable sqft while noting its zoned for less density than neighbouring lots. Given the FSR will likely change I suggest looking at per sqft of land which is about $1550, more than most land around Cambie was going for a few short years ago. I note that the Wendy's is assessed at $1,900/sqft of land which makes me wonder if properties North of Broadway are worth more or if theres another reason that increases the Wendy's development potential?

https://dailyhive.com/vancouver/city...vancouver-sold

Doesn't really surprise me - lots a fraction of the size are valued at $18 million and sell for $46.

[GenWhy?]

Are you calculating psf buildable or just the land?

[misher]

Originally Posted by GenWhy?

Are you calculating psf buildable or just the land?

Land. Based on buildable sqft seems wrong given that people are basing prices on development potential of the land rather than the pre Broadway freeze buildables. Pre-Broadway zoning rules may be a factor in post Broadway plans, but they may not too.

PS: Holy cow 2145 West Broadway sold for 76 million, breaking the $2000/sqft land value mark https://www.collierscanada.com/25700

I've noticed an increase in Broadway sales in late 2018 when I thought the taxes had killed development, I wonder if there's something we don't know afoot.

[Feathered Friend]

Proposed development at Vancouver MEC property to tower above neighbourhood
Highrise towers built on property along bustling Broadway corridor would loom over heritage homes

Rafferty Baker · CBC News · Posted: May 09, 2019 3:00 AM PT | Last Updated: 10 hours ago

Jean Campbell and her family moved into a heritage home in the 100-block of West 10th Avenue in Vancouver 15 years ago.

The turquoise house with burgundy trim and canary yellow details was built in 1894. It's set back from the tree-lined street, surrounded by larger heritage houses from roughly the same period.

"What drew me to the neighbourhood is that it's very leafy and green — and I especially like that — but also the heritage buildings give you a feeling of nostalgia for the past and times gone by," said Campbell.

But soon, the neighbourhood will see a major change. A highrise development is being planned for the block on Broadway, one street to the north....


....Stovell said the artist's renderings shouldn't have been released, and may not accurately show the design of the development Reliance plans to put forward. But for neighbours like Campbell, they came as a shock.

"It's just the towers that I resent," said Campbell. "They encroach on the privacy of the residents, as well as losing the heritage feel."

More at:
https://www.cbc.ca/news/canada/briti...ours-1.5125615

[GenWhy?]

Originally Posted by Feathered Friend

More at:
https://www.cbc.ca/news/canada/briti...ours-1.5125615

Heard that lady on the radio this morning which was just sloppy storey all around. 2 blocks east and west from here is a 10+ storey building.

[GenWhy?]

25,000 sf of land for a potential 10+ storey building seems about right.

[Migrant_Coconut]

1: Agreed. I think most of us can get behind Broadway having a minimum of 5-10 storeys and average of 20-25 - that's the kind of density that makes MIRHPP sustainable.

3: Like these? Yeah, they'd be more than fine for 12th all the way to 16th.

[trofirhen]

Originally Posted by Migrant_Coconut

1: Agreed. I think most of us can get behind Broadway having a minimum of 5-10 storeys and average of 20-25 - that's the kind of density that makes MIRHPP sustainable.

3: Like these? Yeah, they'd be more than fine for 12th all the way to 16th.

What is MIRHPP, anyway? Please excuse my ignorance. Thanks

[Migrant_Coconut]

Originally Posted by trofirhen

What is MIRHPP, anyway? Please excuse my ignorance. Thanks

Moderate Income Rental Housing Program. Four-fifths of the development is market level housing that subsidizes another fifth of below-market.

[squeezied]

Vin logic... tall must equal dense. Look at him praising Burnaby for being so progressive. Little does he realize how spaced apart the towers are thus making the overall density not as impressive as he thinks. But obviously that doesn't matter to him... it's the height of the tower that really counts for him.

And malls.

[Vin]

Originally Posted by squeezied

Vin logic... tall must equal dense. Look at him praising Burnaby for being so progressive. Little does he realize how spaced apart the towers are thus making the overall density not as impressive as he thinks. But obviously that doesn't matter to him... it's the height of the tower that really counts for him.

And malls.

Going tall allows more green spaces, parks, and better views from the windows of residence units. You can perhaps perhaps pact 5 to 6 stories taking up whole lot sizes but u will be starring onto a brick wall or someone else's living/bed room. A lot of tall buildings already have podiums equating the density of a mid-rise, especially those with 6 to 8 storey podiums. Add on the towers and they definitely provide way more density than a low-rise does, even if it occupies the entire lot. You can try proving me wrong on that.

[Krissy]

Originally Posted by Vin

Going tall allows more green spaces, parks, and better views from the windows of residence units. You can perhaps perhaps pact 5 to 6 stories taking up whole lot sizes but u will be starring onto a brick wall or someone else's living/bed room. A lot of tall buildings already have podiums equating the density of a mid-rise, especially those with 6 to 8 storey podiums. Add on the towers and they definitely provide way more density than a low-rise does, even if it occupies the entire lot. You can try proving me wrong on that.

Vin logic... Paris is a miserable place to live. Mississauga is the crown jewel of urban glory.

Everyone here knows you don't really care about green spaces, parks and better views for the residents. All you care about is the view of the towers. Higher must be better!