Vancouver Infill & Lowrise Updates Discussion

[whatnext]

I see Aoyuan has papered over their Granville sales centre. Project ready to go ahead, or mothballed? I can't believe there were enough people ready to drop a couple million to live along that busy stretch of Granville, but stranger things...

[misher]

Originally Posted by whatnext

I see Aoyuan has papered over their Granville sales centre. Project ready to go ahead, or mothballed? I can't believe there were enough people ready to drop a couple million to live along that busy stretch of Granville, but stranger things...

Have discussed with some of the execs in a friendly conversation. Project is going ahead. Expense is small compared to their other projects.

Based on past projects in the area the price was appropriate. Broadway and Granville has quite a expensive projects and is in line with the prices seen in Fairview. Prices are still much less than Vancouver House right across the bridge. However, Aoyuan did not market the property well and appears to be focusing too much on its Brentwood projects.

[rofina]

Originally Posted by misher

Have discussed with some of the execs in a friendly conversation. Project is going ahead. Expense is small compared to their other projects.

Based on past projects in the area the price was appropriate. Broadway and Granville has quite a expensive projects and is in line with the prices seen in Fairview. Prices are still much less than Vancouver House right across the bridge. However, Aoyuan did not market the property well and appears to be focusing too much on its Brentwood projects.

Their Brentwood parcel is massive though, and a mini city onto it self. Not sure how much uptake there will be for that project right now though. But I suppose on the timeline it will take to complete, it may be worth to continue pursuing.

[Feathered Friend]

Urban Design Panel Issues Thinly Veiled Rebuke Of Vancouver City Council’s Annoying Decision

2542 Garden Drive – DP-2019-00395
While I’ve chosen to attend Urban Design Panel meetings for the last couple years, I have to admit I’m getting a little tired of them. As Hannah and I have noted, these 6 floor buildings are so common and heavily regulated, this process generally seems like a waste of time and tax payer’s money. Even city staff admitted that, despite their uncertainty whether this is the new typical Vancouver form, here the future context is clear.

Yet city council ultimately chose to ignore the consensus of the Grandview-Woodland Community Plan, and the expertise of their staff. The majority, led by Councillor Carr, called for the massing of the upper floors to be reduced and shifted to the north and east. In the opinion of the applicant team, those who attended the public hearing were the same people who have been critical of the plan from the start, rather than the majority of the neighbourhood.

https://cityduo.wordpress.com/2019/08/13...ncouver-city-councils-annoying-decision/

[VancouverOfTheFuture]

i heave heard about that issue more than once, politicians with no background in these things thinking they know better than the educated staff in that area.

[Migrant_Coconut]

The majority, led by Councillor Carr, called for the massing of the upper floors to be reduced and shifted to the north and east.

Why are we not surprised? She, Fry and Swanson might as well join the NPA at this point.

[cov]

Originally Posted by Migrant_Coconut

Why are we not surprised? She, Fry and Swanson might as well join the NPA at this point.

The NPA, aside from Hardwick, has a pretty good record on development. Carr's entire election platform since her Vision days has been anti-development. She was the one behind the upzone freeze, rental100 reevaluation, contribution waiver debacle, and duplex ban. She's smart enough to let Pete and Swanson take the fall for the many failed attempts to cut development.

Green party exemplifies everything wrong with progressive politics today

[Vin]

"The majority, led by Councillor Carr, called for the massing of the upper floors to be reduced and shifted to the north and east." Quote

Why are we letting City councillors have absolute powers on such matters as if they know better?

[Feathered Friend]

Poor Directions And Vengeful Landscape Architects Can’t Stop UDP Support For Moderate Income Rental Homes

1956-1990 Stainsbury Avenue
With the August slowdown in public consultation, Hannah and I have had the opportunity to catch up on the events we experienced in the last few months, but failed to recap. It’s not that these proposals weren’t interesting, but sometimes a lack of inspiration, and a hectic schedule means they fall to the wayside. In fact, in this review, the Urban Design Panel taught this applicant team, and the development industry as whole, a very important lesson.

Perhaps city staff learned something too, as it felt like they were almost as responsible for this design as the architects. For instance, the Moderate Income Rental Housing Pilot Program would normally allow for up to 6 floors here, similar to the building under construction to the north. Yet, as this area lacks an official community plan, and with single family homes to the west, city staff felt it should be cut back to 5 floors.

https://cityduo.wordpress.com/2019/08/20...upport-for-moderate-income-rental-homes/

[Feathered Friend]

Double Or Nothing – Shaughnessy Rental Homes Struggle Forward Despite Facing Long Odds

4750 Granville Street and 1494 West 32nd Avenue
Following city council’s recent rejection of 21 rental homes in Shaughnessy, neither Hannah nor I thought we would see any changes here for a long time. After all, the majority indicated they were only paying lip service to the idea of allowing new rental housing in one of Vancouver’s priciest neighbourhoods. Despite the “equally balanced reaction,” Councillor Hardwick felt these rental homes lacked community support, while Councillor Fry opposed the amount of parking provided, which the neighbourhood had specifically requested.

Perhaps the comments from Councillor Carr and Swanson were the most frustrating. In an area where a monthly mortgage payment is enough to easily buy a new commuter car, they felt the proposed rents weren’t affordable enough. As a result of this decision, we assumed a separate development down the road for 32 rental homes would be withdrawn, and a mansion would be built instead. Neither of us expected the enquiry would return at over double the original size.

https://cityduo.wordpress.com/2019/08/27...ruggle-forward-despite-facing-long-odds/

[Feathered Friend]

A Holy Trinity – Passive, Modular, Co-op Housing Pushes All The Right Buttons To Win UDP Support

3279-3297 Vanness Avenue
Part of the reason I attend the meetings of the Urban Design Panel is to witness the small things that don’t make it into the official minutes. That’s not because of any secret conspiracy, rather it’s the result of a trained professional sifting through what’s relevant, and what makes life entertaining. Hannah and I understand the importance of this, but we also know that a long, dry document isn’t as readable as something that has a bit of colour.

This meeting certainly had that, as it started off with some drama, since a key person was missing. Out of respect, I won’t reveal their name, or employer, but I will say some were worried their absence was due to a family emergency. After a flurry of phone calls, someone else took over, until minutes later, the room filled with laughter when the late individual arrived out of breath, having literally ran up from down the hill.

Perhaps this positive atmosphere was because it was still early in the day, but it probably had a lot to do with this simple project too.

https://cityduo.wordpress.com/2019/08/29...ll-the-right-buttons-to-win-udp-support/

[Feathered Friend]

April 1st, 2018 Rendering -Source (C-26)
https://vancouver.ca/files/cov/2018-527-release3.pdf


April 1st, 2018 Rendering – Source (C-31)
https://vancouver.ca/files/cov/2018-527-release3.pdf



January 24th, 2019 Rendering –Source
https://rezoning.vancouver.ca/applicatio...archSt-RezoningApplication-Rendering.jpg

A Look Behind The Curtains Of City Hall – The Challenges And Prejudices Renters Face In Kitsilano

1805 Larch Street
After several months without any updates, Hannah and I were excited to see a massive dump of Freedom of Information requests finally revealed. Scouring literally hundreds of pages has left us with a better appreciation of the economics behind the Moderate Income Rental Housing Pilot Program, and the dire situation this proposal faces (Documents A, B, C and D). Though that’s partially due to land values in Kitsilano being among the highest in Vancouver outside of Downtown, the difficulties go far beyond that.

The story begins on February 16th, 2018, with a pre-enquiry for a proposal that offers studio homes which will rent for $950, 3-bedrooms for $2,000 and rent increases limited to those under the Residential Tenancies Act, regardless of turnover. In their review, well-intentioned city staff balance the needs of affordable rental housing with the aforementioned economic realities, and conclude that the proposed 3.0 FSR is reasonable, as an FSR of at least 2.75 is needed to be viable...

...By far the most disturbing submission was a list that claimed renters were best kept in basement suites so homeowners could “keep an eye on how they behave.” In contrast, BC’s Attorney General, along with some local business owners expressed support, and so did their employees...

...While these positive comments outnumbered the negative, their pleas were overruled. To appease the vocal opposition, city staff reviewed the proposal’s proforma again in November to justify a previously nonviable FSR of 2.55..

More at :
https://cityduo.wordpress.com/2019/09/06...nd-prejudices-renters-face-in-kitsilano/

[GenWhy?]

Thanks, Feathered.

[rofina]

Its impossible to ever underestimate the level of NIMBY that's possible in this town.

That's impressive, in a downright depressing sort of way.

[Feathered Friend]

Neighbours Fear New Rental Homes Will Bring Big Trouble To Little Shaughnessy

4750 Granville Street and 1494 West 32nd Avenue
A lot can change in a year, and there have been plenty here since Darren and I attended this proposal’s first open house 10 months ago. After that, a new developer not only purchased this site, but the property next door too. That may seem like an odd move given city council’s recent rejection of 21 rental homes down the street, but it should be far enough away to satisfy the hospice who led the fight against them.

The architects have clearly studied that result, as many aspects respond to the opinion of councillors who voted to retain that site’s exclusive RS-5 zoned character. Whether Councillor Fry’s preference for less parking will survive community feedback is hard to say. However, the decision to reduce the building’s scale by providing apartments instead of townhomes did seem to win support. Councillor Bligh’s desires were also met, as the block’s large hedge wall be preserved, and will be expropriated by the city.

https://cityduo.wordpress.com/2019/09/16...bring-big-trouble-to-little-shaughnessy/

[Migrant_Coconut]

(facepalm) I guess NIMBYs gonna NIMB.

[scryer]

Here we go again with Shaughnessy.

Round 2! FIGHT!

[Feathered Friend]

The Last Of Their Kind – A Flight Of Marpole Rental Homes Rise From The Ashes

1325 West 70th Avenue (formerly Greenbriar Apartments)
Normally when Hannah and I find out about a pre-application open house, we try to make as many people aware of it as soon as possible. However, this time we kept it to ourselves as the only information we received was the address of the proposal, and where its event would be held. After a quick call to the Marpole Neighbourhood House confirmed the event was legitimate, I started to look into the site.

Though it’s easy to see there won’t be any displacement here, as the damage this 50 year old building incurred from a fire last year is easily visable. That’s a real danger with these dated structures, as the only fire protection many have is their asbestos insulation. Not only does this material pose serious health risks, it doesn’t work very well either, as a couple years ago another rental building on the block was also badly damaged by fire.

https://cityduo.wordpress.com/2019/09/20...arpole-rental-homes-rise-from-the-ashes/

[whatnext]

Originally Posted by Feathered Friend

https://cityduo.wordpress.com/2019/09/20...arpole-rental-homes-rise-from-the-ashes/

Is that the line developers are using now? "Dammit, we're saving lives by tearing down these affordable old apartment buildings". Fail.

[Tetsuo]

Originally Posted by Feathered Friend

[url=https://imgur.com/006U31y]
https://cityduo.wordpress.com/2019/09/20...arpole-rental-homes-rise-from-the-ashes/

I drive down 70th and there was also a building on W.70th and Laurel that just got torn down. The area is cheapest in Vancouver for market rentals