[Zassk]

My first thought is a cynical one: this community will be finished and established just before an 8-lane Boundary Rd. mega-bridge is constructed along its edge (the future Oak/Massey "Gateway" project) casting a long shadow across the whole neighbourhood and ruining its idyllic quality of life.

[wrenegade]

While I'd like to see a bridge there, I don't see any future bridge being larger than 6 lanes at the most. The connecting highway in richmond (and interchange with the 91) would eat up a lot of great agricultural land. Also, it would be cutting it close with boundary between Burnaby and Vancouver and Vancouver's no-more-lanes-into-the-city policy.

The area is pretty nice, but it is in the middle nowhere. My guess is the buildout will take a long long time.

[idunno]

My guess is the buildout will take a long long time.

a la Furry Creek? haha let's hope not.

[twoNeurons]

Great access for cars... but transit? Not much of it goes near there.

[jsbertram]

Great access for cars... but transit? Not much of it goes near there.

How come Zwei isn't advocating his Interurban or LRT for this area? The CPR line goes right through the site and leads west to Marine Dr Station, and east to New West and Surrey, and is hardly used.

[Zassk]

The article says that there's a plan for LRT from here to Canada Line along that rail corridor (and, presumably, one day continuing up Arbutus).

[Alex Mackinnon]

Because he doesn't car about anything that isn't between Surrey and Chilliwack.

[SpikePhanta]

How come Zwei isn't advocating his Interurban or LRT for this area? The CPR line goes right through the site and leads west to Marine Dr Station, and east to New West and Surrey, and is hardly used.

The CPR train is used daily, I always hear it more often at night after 6 and several times during the day.

[Zassk]

The CPR train is used daily, I always hear it more often at night after 6 and several times during the day.

I also see train segments parked along there at odd times, but the tracks do seem to have capacity left for sharing, or space to dedicate one line to LRT along the whole length.

[SpikePhanta]

I also see train segments parked along there at odd times, but the tracks do seem to have capacity left for sharing, or space to dedicate one line to LRT along the whole length.

Theres indeed tons of space along there

Anyways I wouldnt mind a LRT going east-west in this region. Starting point of the LRT maybe Edmonds, 22 street or new west station

[geoff's two cents]

In my view, this development could be a crucial link in a future LRT line connecting Arbutus, Marine Dr. station, south Burnaby, crossing south to Queensborough, then north to the Quayside neighborhood, and above a contained NFPR to New West or Columbia station. Something as advanced as this is obviously decades away, but the Fraserview neighborhood would be a start.

[BCPhil]

I actually think the business case for LRT along the CP tracks there is strong when this community get underway, and even today.

I can see something intermediate being built in the near term to foster ridership growth. Something like the Ottawa O-Train or San Diego Sprinter.

From Marine Drive station, it would connect the industrial lands in Vancouver, the existing condos along the river, this project, and then the large office parks in Burnaby, with Skytrain in New West. It's even possible to send the train over the bridge into Surrey and down the BCER to Langley, or even Abbotsford. It would be very popular during the commuter hours and can run a reduced frequency outside peak, and allow freight traffic at night. It could be done with a simple doubling of any single track segments, and even electrification could be put off for future upgrades and diesel (or hydrogen fuel cell) trains could be run in the short term. I see it as more as a service in the style of the London Overground or Paris RER as opposed to Skytrain or Portland light rail.

I think simple rail service along the river front is supportable today, but when the East Fraserlands starts to get built out, I think it will be a necessity.

[jsbertram]

Looking at the area plan, it doesn't appear they are leaving enough room to have the CPR tracks replaced with dual tracks at a later date.

I realise that the developers have to work outside the rail ROW that is still owned by the CPR, but I think it would be smart to leave room on either side of the CPR ROW so that when the CPR does pull out, the ROW can be widened to accommodate two tracks and stations for a future LRT/Tram/Streetcar. Leaving this space along the tracks means that you don't have to rip up sidewalks, curbs and streets just to widen the ROW in the future.

[jlousa]

There is a widened ROW left in the rezoning which would more then allow for double tracking should money ever be found.

[city-dweller]

East Fraserlands: Phase Two Rezoning Open House Information Boards (http://vancouver.ca/commsvcs/currentplanning/current_projects/east_fraserlands/open2009.htm)

[wrenegade]

I will be now, thanks for posting the info.

[golog]

Construction has started at East Fraserlands!
(http://www.parklane.com/eastfraserlands/newsitem.asp?id=473&y=2010)
There's been so much activity since we last shared our news and photos from east Fraserlands. The best news is that construction has started on-site.

City of Vancouver, East Fraserlands, major project page (http://vancouver.ca/commsvcs/currentplanning/current_projects/east_fraserlands/index.htm)

126 acres to be developed in 6 phases over 25 years. Between Kerr and Boundary, below Marine Dr. Formerly industrial land, but the sawmill hasn't operated since 2001.

Area 1 is 52 acres and includes a variety of housing types, a neighbourhood retail district including a ‘high street’ and public riverfront, parks, walking, cycling, and transit facilities, two childcare facilities, a 30,000 square foot community centre, enhancements to the Fraser River foreshore, and public art.


I'm not certain the construction to which the news update is refers is phase 1, or something more preliminary. Nothing shows up when searching for construction / development updates for the permits.
City of Vancouver: Planning Update (http://vancouver.ca/planning_wa/index.cfm)

[SFUVancouver]

A sales centre doesn't count as project construction.

With that said, the first development parcel for the EFL sailed through the UDP with its complete application. It's the townhouse portion of the EFL project and Polygon is the developer.

[city-dweller]

I went with my wife to Market Crossing the commercial development on the Burnaby side of EF. As we drove along Marine Drive, we could see the amount of cleared land for the first stage. It really is massive the scale of this project. I don't go down that way often, but I will try and get a photo if I do.

[jlousa]

Fallen a bit behind on this one, Wesgroup/Parklane has offloaded a portion of the site to Polygon. Due to market conditions it's more profitable to build out the cheaper woodframe low rise buildings before advancing to the highrises on the eastern end of the site.

One project that is in process is

8498 Kerr st which will be 77 townhouses.
UDP minutes
3. 8498 Kerr Street DE: 414223
Use: To develop this site with a 77 unit multiple dwelling (townhouses).
Zoning: CD-1
Application Status: Complete
Review: First
Architect: Raymond Letkeman Architects
Delegation: Ray Letkeman, Raymond Letkeman Architects
Chris Sterry, PWL Landscape Architects
Kevin Shoemaker, Polygon
Norm Shearing, Parklane Homes
Staff: Pat St. Michel

EVALUATION: SUPPORT (10-0)

Introduction: Pat St. Michel, Planner, introduced the proposal for the first development parcel in the East Fraser Lands. The area is comprised of 126 acres of previous industrial land, much of which was the White Pines Sawmill that closed in 2001. Ms. Michel noted that the site extends from Kerr Street to Boundary Road and from S.E. Marine Drive to the riverfront.

The East Fraser Lands were undertaken by Parklane Homes in 2004 as a majority landowner and they have seen it through a major planning and public process from policy statement to the Official Development Plan to rezoning. The process included many public engagement events, open houses, workshops and meetings with staff and citizens of the East Fraser Lands Committee. James Cheng Architects and PWL Partnership were the key consultants through most of the process that resulted in the form of development and East Fraser Lands Guidelines that were part of the rezoning approved by Council.

The East Fraser Lands Official Development Plan was approved by Council in December 2006. East Fraser Lands is envisioned as a complete community that will ultimately have about 7,750,000 square feet of development consisting of:

* 7,225,000 square feet of residential;
* 250,000 square feet of neighbourhood serving shopping and restaurants;
* 270,000 square feet of ‘flex use’ including offices and live-work;
* 25.2 acres of park including a continuous riverfront walk and two major ecological corridors;
* a community centre;
* two schools, and
* childcare facilities, and other public amenities.

The Comprehensive Design Guidelines were approved as part of the rezoning of Area 1 and Area 2 of East Fraser Lands. The guidelines include:

* public realm plans for all streets and public spaces;
* site-wide sustainability strategies including rainwater management, shoreline biology, songbird strategy;
* illustrative built form and design characteristics for each development parcel;
* architectural and landscape guidelines;
* preliminary public art plan;
* heritage statement of significance and implementation plan;
* in advance of subsequent City rezoning policy changes, the East Fraser Lands committed site-wide to achieve LEED™ Gold and Built Green Gold in its buildings; and
* buildings in East Fraser Lands will ultimately be served by an neighbourhood energy utility, with provisions being made to link in to the system when it comes on line.

There are three neighbourhoods in East Fraser Lands; the western, the central, and the eastern neighbourhood. The three neighbourhoods are defined and separated by two eco-corridors that extend and connect from the Fraser River up to the existing communities to the north.

The intent was to build a complete community from day one starting with the shopping and higher density buildings of the central neighbourhood, Area 1, which was rezoned in September 2008. It is the densest, most mixed use neighbourhood with building forms ranging from 3 to 24 storeys. However, despite best intentions, subsequent to rezoning, the downturn in the economy made securing development financing challenging for the higher density concrete buildings and project scales of this neighbourhood.

The decision was made to proceed with rezoning Area 2, an area of more modestly scaled, largely wood-frame projects, for which market conditions are more favourable. Area 2 allows approximately 1,562,500 square feet of residential use. Buildings range from 3 to 12 storeys, with building heights increasing as they approach the Kinross Corridor and the central neighbourhood. Council approved the rezoning of Area 2 in January 2010. It is here that 8498 Kerr Street is located and consists of two parcels of about 3.5 acres in total with a 0.33 acre of public neighbourhood park running between the two parcels.

The neighbourhood park will be part of a public pedestrian corridor connecting to Marine Way and the existing Champlain Heights neighbourhood to the north with potentially a connection across the CP rail-line if a crossing agreement can be struck in the future.

Seventy-seven townhouse units are proposed in 15 buildings, with a floor space total of about 136,000 square feet. The townhouses are organized along mews that provide access to garages integrated into each unit. The southern mews also serves to provide maintenance and disabled access to the mid level terrace of the park.

It is a sloping site with approximately a 10m grade change north to south. It is bounded by Kent Avenue to the south, which runs parallel to the existing CPR rail-line, and steeply sloping Kerr Street to the west. Both Kerr Street and Kent Avenue will be significantly upgraded as part of the implementation of East Fraser Lands, and both will offer bike lanes fully separated from traffic, as well as be part of the future bus transit network.

Several properties fronting on Marine Drive and cutting into the development parcel were not acquired or rezoned as part of Area 2. As a result, future Road E to the north of the parcels will be configured with a turnabout dimensioned to accommodate turning fire-trucks.

The seventy-seven units proposed are three bedrooms, some with an additional flex room, ranging in size from about 1400 to 2000 square feet. The rezoning form of development for these parcels anticipated three to four storey townhomes described as a ‘low-scale hillside community, accentuating the sloping topography’. The preliminary building forms were flat-roofed with partial fourth floors and upper level roof decks.

Typically parking was provided in garages, in tandem and single configurations, with a few double car garages, all accessed from exterior private drives. Fundamental to the concept was that the private drives be ‘enlivened by dwelling entries and substantially planted to enhance livability and to create the feeling of a small scale, well treed street or mews.’

Key aspects of the guidelines that apply to this site include reference to the industrial past of the area, the working river, and northwest modernism, and the simple forms and structures common to all of these.

From a sustainability perspective, there is a rainwater management system along each mews. The songbird strategy has been recognized in the plantings north/south in the semi-public space, the park, and the spaces between buildings. The buildings will meet Built Green Gold.

Modifications from the preliminary form of development at rezoning include:

* A reduction in number of units from 82 to 77 and a slight reduction in floor space of about 5,000 square feet (from 140,243 square feet to 135,995 square feet). The rezoning allows for modest re-allocation of area between parcels.
* Change from flat roof form and partial 4th floor with roof decks to three level townhouses with a full upper level, and sawtooth roof forms. The sawtooth roof form draws upon the industrial mill buildings that previously occupied the site.
* Modification of typical unit design along the lower level mews, including a shift to primarily double car garages on the south side of the mews. However this results in most dwelling units not having direct access from the unit to the mews.
* An increase in effective park space by agreeing to statutory row on the sidewalks and steps serving the townhouses, thereby eliminating the need to duplicate the steps in the park.

Advice from the Panel on this application is sought with respect to the townhouses on the following:

* The architectural expression:
* Repetition across the site.
* Use of colour.
* The quality and experience of the lower level mews:
* Extensive double garages and lack of dwelling presence and connection to the mews.
* The relationship of double garage end units to Kerr, neighbourhood park, Road E
* The response to the topography of the cross-slope buildings 1, 9, and 10
* Building 10: overall height; height of unit terraces in relation to park and walkway; resolution of grade change in the last unit
* Building 1: all one level resulting in extensive grade change at Road E
* Building 9: all one level, single roof form
* Kent Avenue frontage: the effect on the public realm and sense of entry of all dwelling entry stairs parallel to Kent

Ms. St. Michel took questions from the Panel.

Applicant’s Introductory Comments: Kevin Shoemaker, Polygon, noted that the project will be Built Green Gold. Ray Letkeman, Architect, further described the proposal noting that one of the principles of the design guidelines was the reference to the history of the site. They decided to use a similar form that referenced the old industrial form in the buildings making and the units on Kent Street twenty feet wide. Originally they had a sawtooth expression on all the roofs but pulled them back to get more variety. Mr. Letkeman described the architectural details, materials and color palette for the townhouses noting that they attempted to do more with the architecture. He also noted that because of the grade change they have been able to add basements to the townhouses.

Chris Sterry, Landscape Architect, described the site planning and landscaping design noting that it had been developed to be consistent with the principles that were established at rezoning. Pedestrian permeability was one of the principles that were developed at the rezoning and it consists of a lower lane that will be connected to the park on a level grade. There are breaks in the buildings with a visual connection to the lane. As well there will be some urban agricultural components within the development along with a rainwater management system. There are rain gardens being planned with a continuous gravel trench along the mews. The songbird strategy was also something that came out at rezoning and there will be locations within the site that will have specially selected plants to attract birds. He noted that there were will be railings, layered plantings to define garden spaces and breaks in the mews with places to sit. There will also be continuous trees along the mews and plantings in front of the unit entries. The park is a narrow space and on a steep slope and will developed in three platforms. There are several amenities planned for the park including a children’s play area, gathering space with harvest table and urban agriculture components.

The applicant team took questions from the Panel.

Panel’s Consensus on Key Aspects Needing Improvement:

* Increase variety and intensity of colour with the intention of enhancing the visible unit differentiation.
* Design development to the south side of the mews to increase the visual quality including giving consideration to increased transparency, quality and variety in detailing of garage doors and revised roof forms.
* Design development to building 1 to improve the grade cut condition to the east.
* Design development to building 10 to improve grade relationship and resolution of south end of building.
* Consider increasing the number of roof decks to take advantage of the views and sun conditions.
* Design development to enhance private outdoor space for as many units as possible.

Related Commentary: The Panel supported the proposal and thought it was a very good example of row housing.

The Panel thought the architecture referenced the industrial history of the site but did it in a fresh and contemporary way. The panel supported the repetition of the roof forms, but encouraged the applicant to find opportunities to introduce some variety, or find ‘moments of particularity’. The Panel agreed that it was appropriate to turn the townhouses in the three blocks running cross-slope.

The Panel thought the overall the design vocabulary worked well but noted that some of the units would be more attractive if they there were decks on the south side. The south orientation and views should be take advantage of. The Panel supported the configuration of unit stairs parallel to Kent Street and thought it was an appropriate response to the grade and a reference to industrial loading docks.

The Panel liked the saw tooth theme noting that it speaks of the previous industrial area. The saw tooth roof forms could further reference historical sawtooth forms as a means of introducing light to the upper level. Several Panel members thought the flat roofs could be improved with the addition of skylights or roof decks to make for more variety of unit types.

The panel thought the cross-slope buildings were important counterpoint to the east-west buildings and were an appropriate orientation to the park and Kerr Street. Some of the Panel liked the Building 10 units but most felt it still needed further work. They did agree that the south end unit needed further resolution. One Panel member thought building 10 blocked access and light into the park. Most panel members thought the cross-slope buildings should step and terrace more with the slope. It was suggested that these buildings would be an appropriate place to depart from the sawtooth roof forms. One panel member suggested that revisiting the unit and parking configuration on these buildings would help free up ability to respond to slope.

The Panel felt the colour palette needed some work as they thought the colors were muddy and needed to be clearer and more vibrant. Colour could be used to counter the repetition, enhance variety and unit distinction. One Panel member thought the brick was unusual and didn’t seem industrial.

The Panel had some concerns with the livability in the south mews and thought the quality and experience could be improved. They noted that more design development could take place with the type and quality of garage doors or perhaps with the addition of windows. One Panel member noted that the garage doors gave a more suburban expression to the townhouses. Other Panel members thought single garages with some outside parking, or single garage doors would be an improvement, and that further work was needed to break up the extensive façade of double garages. Several panel members mentioned the long, low sloping roof forms over the garages and suggested that a different roof form should be explored. Several panel members suggested more use of pavers would enhance the mews, and that trees with large canopies are critical.

One panel member thought it was a lost opportunity to not provide lock-off suites, or some single level units. Another panel member suggested further consideration be given to passive solar design.

The Panel thought the landscaping was well done in breaking up the hard and soft surfaces. They also felt it responded well to the topography of the site. Several Panel member thought there needed to be more private outdoor space for the units. One panel member commented on the richness of experience provided by the cross-grain of the east/west mews and the north/south park and open space.

With respect to the park, the panel thought it was a good response to the topography. One member commented that the six outdoor rooms created in the terraces of the park were a very pleasurable way to address the slope.

Applicant’s Response: Mr. Shoemaker thanked the Panel noting there were a few things that they hadn’t considered with the design for the project.



The next one will be 3198 E Kent Ave which is going to the Development board on April 18th.

3198 East Kent Avenue DE414514 Polygon Properties

To develop this site with a new multiple dwelling (containing a total of 161 dwelling units) over one level of underground parking having vehicular access from the new road (Riverwalk Avenue) to the south of the site.
April 18, 2011

[Jebby]

Sounds very promising. Are there any renders or site plans of thr townhouses?

[allan_kuan]

Hmm... I wonder how much these will cost, given the pricey market conditions for buyers at the moment. =O

[jlousa]

Seems like things are going well as the next phase is 158townhouses in two buildings. The application is listed as 8600 Kerr St.

Notification Letter
http://vancouver.ca/commsvcs/developmentservices/devapps/8600kerr/notiltr.pdf

Site Context
http://vancouver.ca/commsvcs/developmentservices/devapps/8600kerr/context.pdf

Site Plan
http://vancouver.ca/commsvcs/developmentservices/devapps/8600kerr/siteplan.pdf

Colours and Materials
http://vancouver.ca/commsvcs/developmentservices/devapps/8600kerr/colourmat.pdf

Streetscape Elevations
http://vancouver.ca/commsvcs/developmentservices/devapps/8600kerr/streetscape.PDF

Planting Plans
http://vancouver.ca/commsvcs/developmentservices/devapps/8600kerr/planting.pdf

[SFUVancouver]

This squeaked through the UDP last night. The panel liked the general direction but was quite concerned about the permanently shaded courtyards and the deeply recessed units in the corners facing the courtyards. There was also some concern raised about the general absence of industrial vocabulary for the project, which is called for in the ODP for the East Fraser Lands. There were also some public realm concerns raised about the mid-block pedestrian walkway that has to climb up half a storey to cross the partly subterranian parking garage structure and then back down again. The single continuous parking structure simplifies the vehicle circulation plans but it is coming at the cost of an impediment to the pedestrian mews.

[vanman]

Looks like the title of this thread needs to be changed to "River District"

News release from Parklane Homes as of April 14th:

http://i.imgur.com/f1cEz.jpg

Vancouver's newest waterfront community has been officially launched today. River District Vancouver, the site formerly known as East Fraserlands, is sustainable, mixed-use community of over 7,000 homes, 250,000 square feet of retail and office space, a community centre, daycare space, and two school sites. ParkLane has partnered with veteran builder Polygon who will be responsible for the construction and sale of the first homes at River District. The new website is www.riverdistrict.ca and will launch its full version sometime next month. For now, you can sign up for our newsletter to receive all of the latest updates and news.
http://www.parklane.com/news-events/article/?id=485&y=2011

I gotta say I'm shocked by the level of density shown in the rendering. I was picturing something more along the lines of Port Royal, with compact townhouses and lowrise, wood framed condos. This looks as dense, if not more dense than the Olympic Village. Before this neighborhood is even close to being built out, rapid transit of some form wether it be B line, BRT, or LRT must be built along Marine Drive and connect with skytrain on both ends. Gone are the days when Marine Drive used to flow freely.....

[Zassk]

This new neighbourhood is conveniently located next to the future Boundary Road bridge and freeway connecting Hwys 1 and 91. :-)

And only 5 minutes from the box stores at Byrne Road! It's like being in the suburbs, without being in the suburbs!

So glad to see Vancouver City Hall endorsing such green and transit-oriented communities...

[LeftCoaster]

I believe the original plans called for an LRT/BRT ROW through the middle of the development, down what looks to be the central boulevard. Don't know what the status of that is but I assume it would link up to Canada line to the west and New West to the east if ever realized.

Thanks for the pic Vanman.

[SpongeG]

the eastern part is all offices right? to compete with the office parks and such that are on the burnaby side in that part... home to best buy head office etc.

[jlousa]

It's all residential with retail and there might be some token office space but not much, there is several very large office parks to the east in Burnaby. The project will have a ~20yr buildout, and yes there will be much improved transit by the time it's all done, and the tracks are being saved to allow for use of an lrt should demand/funds warrant.

All in all it should be similar is scope to the complete SEFC. It will also have it's own district heating courtesy of the existing incinerator down the road.

[SpongeG]

those buildings at the far east cannot be residential they look like office parks

[jlousa]

I think you are looking to much into these renders. They are just very rough massing renders and not indicative of the final product. Look to page 1 of this very thread and look at what is listed for section 4. All residential with some small retail and a high school.

[SpongeG]

yes well thats all we have to judge by is this render and i thought when this was proposed it would be offices, retail and resuidential

but apparently its changed since than

[golog]

how does it compare to Watts' Surrey centre project?

[SpongeG]

stopped down in the area - took a few pics

new community building and restaurant
http://img34.imageshack.us/img34/3287/dsc02750et.jpg

http://img219.imageshack.us/img219/5505/dsc02751v.jpg

http://img861.imageshack.us/img861/1376/dsc02752b.jpg

sales centre on the right
http://img856.imageshack.us/img856/997/dsc02753y.jpg

http://img808.imageshack.us/img808/7165/dsc02754h.jpg

http://img12.imageshack.us/img12/4030/dsc02756i.jpg

http://img835.imageshack.us/img835/3516/dsc02758r.jpg

the restaurant...
http://img222.imageshack.us/img222/1949/dsc02757z.jpg

http://img577.imageshack.us/img577/324/dsc02759e.jpg

http://img196.imageshack.us/img196/9527/dsc02761da.jpg

[hollywoodnorth]

is that a sales center under construction I see to the RIGHT of one of those photos?

or will they use the Community building for that short term?

[SpongeG]

yes that was the sales centre to the right

there is the restaurant and the space next to it - the sign said it was "community marketing space" or something like that I didn't take a picture of the sign but i guess its some kind of community use centre

[vanman]

Thanks for the pics. That restaurant is gonna be dead for a long while until the neighborhood is more established. Looks nice though.

[Alex Mackinnon]

It probably won't be too bad. Theres not a really a shortage of people living in that area and they're basically a captive market.

The Marine Pub in Burnaby is pretty similarly situated and is still quite busy. I'd imagine with those towers in the background there's probably a fair number more people near to that restaurant than the Marine Pub.

[hollywoodnorth]

It probably won't be too bad. Theres not a really a shortage of people living in that area and they're basically a captive market.

The Marine Pub in Burnaby is pretty similarly situated and is still quite busy. I'd imagine with those towers in the background there's probably a fair number more people near to that restaurant than the Marine Pub.

yup good call. that place will do well from the people located there now ... let alone in the future

[twism]

They had a press conference today at the River district centre. It was attended by Mayor Gregor Robinson.
http://twitpic.com/4yidu4
http://ow.ly/i/bEwf/original

Here's a new rendering of the area around the centre and Romers burger which is set to open very soon.
http://www.riverdistrict.ca/reasons-to-visit/the-centre/

[Zassk]

^^^ It's a nice render, but again I say, it is omitting the 8-lane cable stayed bridge towering in the background at Boundary Road, casting a shadow over the whole neighbourhood! :-)

Ok, ok, I just find it funny that Gregor/Meggs would promote a neighbourhood that is so car-oriented.

[SpongeG]

there is going to be a bridge there? for real? about time

[SpikePhanta]

They will open two new schools.

Definitely exciting project, but again what will they do with transit.

[twism]

River District on Global News today
http://www.globaltvbc.com/video/index.html?releasePID=S9_RFycoCP4hxMVelgS8vzs1KQq8d2bg

Vancouver Sun article today
http://www.vancouversun.com/business/Riverfront+project+launches+southeast+Vancouver/4794028/story.html

Another interesting article about developers buying up industrial land
http://www.vancouversun.com/business/Metro+Vancouver+battles+preserve+dwindling+supply+industrial+land/4794022/story.html

[squeezied]

It will include an urban village with a food and drugstore, a community centre, a high school, an elementary school, 25 acres of parkland, four daycares plus out-of-school care, and 20 per cent social housing

A highschool? I don't know how feasible is that. I think it's more a marketing scheme. This is such a small area in the edge of Vancouver; I don't know if it'll have the demand to warrant a new high school. Also combined with fact that in the future family sizes are getting smaller with less people having children, I'm sure Killarney will have enough capacity.

[SpikePhanta]

A highschool? I don't know how feasible is that. I think it's more a marketing scheme. This is such a small area in the edge of Vancouver; I don't know if it'll have the demand to warrant a new high school. Also combined with fact that in the future family sizes are getting smaller with less people having children, I'm sure Killarney will have enough capacity.

I doubt it will be a public high school.
But Killarney and Burnaby South, two public schools for the region surrounding south boundary are pretty far, I wouldn't be surprised if they do something similar to King george in dt, where they are special programmess such as "school within a school, music/arts programmes, IB&AP, french immersion, ect."

But it could be, as you said, marketing. Similar to the olympic village elementary school they were talking about.

[sacrifice333]

That community building and Romer's look great!

I do love Romer's on 4th. I'm sure this new locale will have no problem finding a loyal following.

[sacrifice333]

Got an email last week from Polygon. Linked to this page (http://polyhomes.com/newwater).
https://www.mylasso.com/FileWarehouse/Users/User_6119/Images/new%20water%20templateTOP.jpg

[officedweller]

Woah - "new" water - as opposed to "sewage".

[SpongeG]

Life begins anew on former industrial site

More than 7,000 homes will be constructed on 130 acres on former East Fraserlands

By Barbara Gunn, Vancouver Sun September 17, 2011

http://www.vancouversun.com/business/5418786.bin?size=620x400
The River District Centre offers visitors information on the vision and development plans for the new community.
Photograph by: Les Bazso, Png, Vancouver Sun

Stroll along the wooden boardwalk that fronts the north side of the Fraser River at the foot of Kerr Street, and you'd scarcely be reminded of the area's gritty, industrial past.

Dog-walkers pause to rest on the benches and to watch the tugs chug along the water. Cyclists and joggers appear, then disappear beyond the trees and fields of wildflowers. Children race out to the pier or gambol on the wooden climbing structure, while their parents unload picnic fare on the grass outside Romer's Burger Bar.

For many years - decades, in fact - this was no picnic destination. Rather, it was home to sawmills such as the Canadian White Pine Mill, which, at its peak in 1968, shipped finished lumber to four continents, enough to build 21,000 homes a year.

In the years ahead, this neighbourhood - formerly called the East Fraserlands - will also speak to homes. More than 7,000, in fact, will be constructed on some 130 acres along the Fraser River south of Marine Way and between Kerr and Boundary Road, an undertaking from the award-winning ParkLane Homes that will represent one of the largest development projects in Vancouver over the next two decades.

This is the River District. When complete, 15 or 20 years down the road, the area will be a community in the truest sense of the word. A mix of residential towers, townhouses and low-to midrise structures will dot the riverside landscape. (ParkLane has partnered with Polygon Homes to build New Water, the site's first apartments.)

The official development plan approved unanimously by the City of Vancouver also includes park and retail space, a community centre, daycares and sites for both elementary and secondary schools.

As such, says ParkLane's chief operating officer Ben Taddei, the River District will represent a prime example of new urbanism: walkable neighbourhoods that have a mix of uses and housing, and include parks and public spaces.

It will be a neighbourhood, emphasizes Taddei, sure to appeal to a vast array of residents.

"Like every neighbourhood in Vancouver, it's a mixed bag," he notes. "There are singles, couples, families, downsizers, you name it. We expect that future phases of the development, which will include townhomes, will attract more families, making the River District a very family-friendly neighbourhood in the city."

He adds some 20 per cent of the residences - or 1,300 units - will be designated as social housing, meaning "the homes can be seniors' housing, affordable family housing or even market rental homes."

When the River District vision is realized, it will represent the culmination of years of a collaborative effort that involved multiple participants.

"When the sawmill closed down in 2001, there was much talk in the city as to what would happen with this last 130-acre piece of land in Vancouver," Taddei explains. "For ParkLane, it meant undertaking a collaborative development process with the city, the local community and numerous other stakeholders. We worked through countless workshops, public information meetings and design plans to arrive at the plan we have today. After eight years of planning and process, we are very proud to see it start coming to life."

And coming to life, it is. The homes on the River District property may not yet be built, but the neighbourhood is already bustling with people. The 6,000-squarefoot waterfront River District Centre, home to both Romer's Burger Bar and a presentation centre for the future project, is also a community centre of sorts, offering such things as drop-in yoga, book clubs and programming for young children.

...

Read more: http://www.vancouversun.com/business/Life+begins+anew+former+industrial+site/5418783/story.html#ixzz1YNHCI5Mx

[worldwide]

from Marine it looks like there are about 12 beach volleyball courts set up down there. any idea what these are for?

[nova9]

from Marine it looks like there are about 12 beach volleyball courts set up down there. any idea what these are for?

exactly what it looks. it's for a volleyball rec league.

[webster]

from Marine it looks like there are about 12 beach volleyball courts set up down there. any idea what these are for?

uh, beach volleyball...

urbanrec runs a league down there

[twoNeurons]

from Marine it looks like there are about 12 beach volleyball courts set up down there. any idea what these are for?

Probably beach volleyball. (Sorry, I just couldn't resist)

[hummingbird]

Wow, 15-20 years, I'll be retired and many of us will be in walkers or dead by then.

Life begins anew on former industrial site

More than 7,000 homes will be constructed on 130 acres on former East Fraserlands

By Barbara Gunn, Vancouver Sun September 17, 2011

http://www.vancouversun.com/business/5418786.bin?size=620x400
The River District Centre offers visitors information on the vision and development plans for the new community.
Photograph by: Les Bazso, Png, Vancouver Sun

Stroll along the wooden boardwalk that fronts the north side of the Fraser River at the foot of Kerr Street, and you'd scarcely be reminded of the area's gritty, industrial past.

Dog-walkers pause to rest on the benches and to watch the tugs chug along the water. Cyclists and joggers appear, then disappear beyond the trees and fields of wildflowers. Children race out to the pier or gambol on the wooden climbing structure, while their parents unload picnic fare on the grass outside Romer's Burger Bar.

For many years - decades, in fact - this was no picnic destination. Rather, it was home to sawmills such as the Canadian White Pine Mill, which, at its peak in 1968, shipped finished lumber to four continents, enough to build 21,000 homes a year.

In the years ahead, this neighbourhood - formerly called the East Fraserlands - will also speak to homes. More than 7,000, in fact, will be constructed on some 130 acres along the Fraser River south of Marine Way and between Kerr and Boundary Road, an undertaking from the award-winning ParkLane Homes that will represent one of the largest development projects in Vancouver over the next two decades.

This is the River District. When complete, 15 or 20 years down the road, the area will be a community in the truest sense of the word. A mix of residential towers, townhouses and low-to midrise structures will dot the riverside landscape. (ParkLane has partnered with Polygon Homes to build New Water, the site's first apartments.)

The official development plan approved unanimously by the City of Vancouver also includes park and retail space, a community centre, daycares and sites for both elementary and secondary schools.

As such, says ParkLane's chief operating officer Ben Taddei, the River District will represent a prime example of new urbanism: walkable neighbourhoods that have a mix of uses and housing, and include parks and public spaces.

It will be a neighbourhood, emphasizes Taddei, sure to appeal to a vast array of residents.

"Like every neighbourhood in Vancouver, it's a mixed bag," he notes. "There are singles, couples, families, downsizers, you name it. We expect that future phases of the development, which will include townhomes, will attract more families, making the River District a very family-friendly neighbourhood in the city."

He adds some 20 per cent of the residences - or 1,300 units - will be designated as social housing, meaning "the homes can be seniors' housing, affordable family housing or even market rental homes."

When the River District vision is realized, it will represent the culmination of years of a collaborative effort that involved multiple participants.

"When the sawmill closed down in 2001, there was much talk in the city as to what would happen with this last 130-acre piece of land in Vancouver," Taddei explains. "For ParkLane, it meant undertaking a collaborative development process with the city, the local community and numerous other stakeholders. We worked through countless workshops, public information meetings and design plans to arrive at the plan we have today. After eight years of planning and process, we are very proud to see it start coming to life."

And coming to life, it is. The homes on the River District property may not yet be built, but the neighbourhood is already bustling with people. The 6,000-squarefoot waterfront River District Centre, home to both Romer's Burger Bar and a presentation centre for the future project, is also a community centre of sorts, offering such things as drop-in yoga, book clubs and programming for young children.

...

Read more: http://www.vancouversun.com/business/Life+begins+anew+former+industrial+site/5418783/story.html#ixzz1YNHCI5Mx

[jsbertram]

Wow, 15-20 years, I'll be retired and many of us will be in walkers or dead by then.

Lets remember that 20 years ago, the Expo 86 lands had been sold off to Hong Kong entrepreneur Li Ka-shing (Concord Pacific) for a song & everyone was wondering how many decades would it take to get all those condos built.

ParkLane Homes is expecting to take up to 20 years to finish all the phases, but if there is market demand the different phases can be started earlier.

[SpongeG]

drove past tonight - it was dark but i was amazed to see how many buildings are already built down there

one day will have to get some pics if i am ever in the area again

[Homeowner]

drove past tonight - it was dark but i was amazed to see how many buildings are already built down there

one day will have to get some pics if i am ever in the area again

Surprisingly they have started building the townhouses but are still selling the apartments. Prices are very reasonable, 2 bedroom around $400k in Vancouver.

[deasine]

As I was conducting my District Energy study, I found this recent news:

New District Energy System Approved in Vancouver
February 09 2011

Compass has been working with Parklane Homes since 2007 to develop a district energy utility for the company's River District development in southeast Vancouver. River District will include over 700,000 m2 of new floor space consisting mostly of residential buildings, with some smaller amounts of retail, office and community space. The energy utility, known as River District Energy, will provide full thermal energy service within River District (all heating and hot water).

On July 27th, 2011, River District Energy applied for a Certificate of Public Convenience and Necessity (CPCN) from the BC Utilities Commission.. RDE must receive a CPCN before it can begin operation of the utility. In addition to leading the initial and updated feasibility studies, Compass assisted RDE in the preparation of all facets of its CPCN Application, including financial analysis, and in the preparation of responses to Information Requests from Intervenors and the Commission.

On December 19th, 2011, the Commission granted RDE approval of the CPCN application. RDE will now complete the installation of the first phases of distribution piping. Service to the first set of developments will be provided initially from a temporary gas-fired energy plant. A permanent gas-fired energy centre will be constructed in three to four years. The CPCN only covers the first five years of the utility’s operation. Within five years, RDE will prepare another submission to the Commission to update rates and seek approval of an alternative energy source. The timing for an alternative energy source is contingent on the development timelines for River District. This is the third in a series of new regulated district energy utilities in B.C., following Dockside Green in Victoria and UniverCity in Burnaby. Vancouver’s Neighbourhood Energy Utility in Southeast False Creek is currently city-owned and exempt from regulation. Full text of the Commission's Decision can be found here

(via Compass Resource Management (http://www.compassrm.com/news/news21.php))

[JonLuke]

River District Update. Here is a re-post of deasine's image (original source JLousa) to give these images some context (Edit: vanman's image on the previous page provides a better illustration):

http://i127.photobucket.com/albums/p155/jlousa/EFLand.jpg

The following photos were taken yesterday by me. I believe they are of phase three, which is the top left corner of the above image.

From Kerr St. and East Kent Ave.:
http://img812.imageshack.us/img812/3291/img1890ru.jpg

http://img225.imageshack.us/img225/6866/img1938yp.jpg

http://img444.imageshack.us/img444/5073/img1936o.jpg

Townhomes stepping up to Marine Drive:
http://img339.imageshack.us/img339/814/img1934r.jpg

Terraced plaza/park/playground stepping up to Marine Drive:
http://img402.imageshack.us/img402/629/img1918a.jpg

Taken from the Kent Ave bikeway at Kerr (mid rise is on Kerr between the tracks and the river):
http://img684.imageshack.us/img684/7356/img1888ly.jpg

Looking up Kerr:
http://img96.imageshack.us/img96/8823/img1941g.jpg

River-facing side - from the 3D rendering, it looks like there will be another mid rise between this one and the river:
http://img825.imageshack.us/img825/1517/img1940r.jpg

Track-facing side:
http://img28.imageshack.us/img28/9770/img1937al.jpg

Looking back along the new bikeway:
http://img526.imageshack.us/img526/3823/img1927lg.jpg

In its context:
http://img59.imageshack.us/img59/1826/img1929ee.jpg

Construction beginning on the adjacent mid-rise:
http://img268.imageshack.us/img268/5259/img1926ga.jpg

Closeup of the bikeway along the river. It's nice to see signage similar to that along the seawall:
http://img31.imageshack.us/img31/1548/img1939z.jpg

[Metro-One]

I drive past this area often, and it is the most"middle of nowhere" location possible within the city of Vancouver.

It is going to need stronger commercial amenities and transit connections.

[SpongeG]

thanks for the pics - passed it a couple weeks ago and was surprised to see how much was already built

[hollywoodnorth]

thanks for the pics :)

[JonLuke]

My pleasure.

[dleung]

I honestly expected the architecture to be modern, even if a bit bland and spandrelly...

...instead of this shit:

http://img225.imageshack.us/img225/6866/img1938yp.jpg

Inferior architects and builders should not be allowed to use brick in this city

[easy as pie]

:dead:

i had to double check that i hadn't clicked on a maple ridge or chilliwack thread

[logan5]

Without going back and reading all the posts, is there going to be a retail strip - and which street would it be on? Matheson is centrally located, so that seems like the best spot.

[officedweller]

3100 River Walk - a couple of stepped mid-rises - were before the DPB last week (Dec 3rd):

http://vancouver.ca/files/cov/pdf/committees/DPB-report-3100_River_Walk-DE416120.pdf

To the far left in this render:

River District Update. Here is a re-post of deasine's image (original source JLousa) to give these images some context (Edit: vanman's image on the previous page provides a better illustration):

http://i127.photobucket.com/albums/p155/jlousa/EFLand.jpg

[mr.x]

3100 River Walk - a couple of stepped mid-rises - were before the DPB last week (Dec 3rd):

http://vancouver.ca/files/cov/pdf/committees/DPB-report-3100_River_Walk-DE416120.pdf

To the far left in this render:

Kind of unfortunate that this is being built, we should've left it as industrial.

[WarrenC12]

Kind of unfortunate that this is being built, we should've left it as industrial.

There's a bunch of land on the Vancouver and Richmond sides of the Fraser that continues to sit empty with "for lease" signs on it. Exactly how much land providing zero value do we need?

[TwoFace]

It's a pretty good use of land from what I can see, beats the trash dumping ground that it used to be. Although the density seems really high.
Not a bad place to live, as long as your on the riverfront side.

[cornholio]

.

[cornholio]

It's a pretty good use of land from what I can see, beats the trash dumping ground that it used to be. Although the density seems really high.
Not a bad place to live, as long as your on the riverfront side.

It was the site of a lumber mill and was not redeveloped to other industrial uses for obvious reasons...rezoning a large piece of industrial land like that to residential is rather profitable, and its pretty hard to do that if the land is actually being used and shows value to the city and nearby residents.

I will have to agree with Mr.X on this one as that piece of land is A) bounded to the east by industrial B) bounded to the north by Marine dr and a large forested buffer C) the Fraser river to the south D) is at the end of Boundary road, a major north south truck route, a future bridge to connect with the 91 (I hope) and a Marine dr, a major east west truck route. E) only has a thin patch of residential land to the west at its narrowest point.

Industrial land in this location would do well imo as its in a great strategic location and well buffered from any residential units.

HAVING said that this development is going to be absolutely beautiful and I doubt anyone will be complaining about it once its done...this should be the nicest development in the city imo, if done right....just a great area.

[cornholio]

.

[mr.x]

There's a bunch of land on the Vancouver and Richmond sides of the Fraser that continues to sit empty with "for lease" signs on it. Exactly how much land providing zero value do we need?

I think anyone on here would know that I'm certainly not against development, but this project is nowhere close to the city nor a high level of public transit service. It's out in the middle of nowhere.

It may have sit empty for awhile, but that's the whole point of having industrial land zoning - to plan for the future. What's the rush?

[SpongeG]

the city loses big time in taxes as industry will just move to richmond or burnaby, surrey etc.

[osirisboy]

the city loses big time in taxes as industry will just move to richmond or burnaby, surrey etc.

i agree so why does the city allow the rezoning to occur then? are they simply just shortsighted

[Homeowner]

Predelivery inspection happening now for units in the low rise 4 story apartments. Hearing that residents can start moving in Feb 15th

[twoNeurons]

I think anyone on here would know that I'm certainly not against development, but this project is nowhere close to the city nor a high level of public transit service. It's out in the middle of nowhere.

It may have sit empty for awhile, but that's the whole point of having industrial land zoning - to plan for the future. What's the rush?

This patch of land was turned into residential at the peak of a rising market. For the most part, residential was hot and very lucrative. It was one of the last undeveloped patches of land in the city and I'm sure that greed had a part in its conversion. It is a bit of a residential orphan, isn't it?

[logan5]

The web site says the first phase (new water) is sold out.

[Homeowner]

This patch of land was turned into residential at the peak of a rising market. For the most part, residential was hot and very lucrative. It was one of the last undeveloped patches of land in the city and I'm sure that greed had a part in its conversion. It is a bit of a residential orphan, isn't it?

At least POLYGON has deep pockets to build the townhomes first and they sell them after. Otherwise it would just be one big empty land.

[Homeowner]

The web site says the first phase (new water) is sold out.

First phase sold out, there might be several units left on the second building.