[jlousa]

This is the Wall Financial project designed by GBL mentioned in the downtown thread. The project has a working name of 900 E Hastings but the address is 955. I'm listing the height as from Hastings as that's the building address. It's a very interesting design and will help the area bridge the gap. Hastings is quickly moving eastward from D/T and westward from Nanaimo.

GBL Architects has applied to the City of Vancouver to rezone 955 East Hastings Street. The proposed rezoning would change the zoning from M-1 (Industrial) District to CD-1 (Comprehensive Development) District. The application proposes a mixed use development including commercial and light industrial uses at street level and below with residential in the upper floors. The form includes three mid-rise elements ranging from 10 to 12 storeys in height with a proposed density of 6.0 FSR. The residential component includes 282 market units and 70 non-market units.

Project Data
http://vancouver.ca/commsvcs/planning/rezoning/applications/955ehastings/documents/projectdata.pdf

Aerial Photo/Street View
http://vancouver.ca/commsvcs/planning/rezoning/applications/955ehastings/documents/aerial.pdf

Site Plan/Roof Plan
http://vancouver.ca/commsvcs/planning/rezoning/applications/955ehastings/documents/siteplan.pdf

Shadow Study
http://vancouver.ca/commsvcs/planning/rezoning/applications/955ehastings/documents/shadow.pdf

Parking Plans
http://vancouver.ca/commsvcs/planning/rezoning/applications/955ehastings/documents/parking.pdf

Floor Plans
http://vancouver.ca/commsvcs/planning/rezoning/applications/955ehastings/documents/floorplans.pdf

Building Elevation Drawings
http://vancouver.ca/commsvcs/planning/rezoning/applications/955ehastings/documents/elevations.pdf

Building Section Drawings
http://vancouver.ca/commsvcs/planning/rezoning/applications/955ehastings/documents/sections.pdf

Landscape Plans
http://vancouver.ca/commsvcs/planning/rezoning/applications/955ehastings/documents/landscape.pdf

[hollywoodnorth]

AMAZING! this has me really excited the 'PDR' space .... I take it that's PRODUCTION/DISTROBUTION/RETAIL is a model for the future and I think a lot of people will be watching to see how this is executed. I have to hand it to Wall they really have me hyped here!

[trofirhen]

Nice concept of space usage, etc. However,IMHO, it has sort of a "Soviet" look ... can"'t describe it really ... just sort of utilitarian and ugly. Sorry if this is politically incorrect, but I think Vancouver can use some more real imagination ... though I realize this is a relatively mid-size project, and that it needs to fit in with the East Hastings area architecturally.

[dreambrother808]

Quite interesting, and a huge improvement for the area.

[DKaz]

I think the industrial look suits that part of East Hastings just fine. I don't know how well the market housing units will do however, it'll have to be priced right.

[djmk]

since i was a kid, I felt that going over that overpass at raymur, was the beginning / end of downtown. This building is going to cement that.

what neighbourhood is this? it's not really stathcona nor china town.

[officedweller]

I like the staircase down to Raymur, massing looks good too - just don't like the colours - they look drab.
I think they are trying to mimic the look of the cargo containers - but I don't think it works.

[cornholio]

AMAZING! this has me really excited the 'PDR' space .... I take it that's PRODUCTION/DISTROBUTION/RETAIL is a model for the future and I think a lot of people will be watching to see how this is executed. I have to hand it to Wall they really have me hyped here!

It does look pretty cool, BUT, production/distribution space like that would be for a pretty niche market imo. It just wouldnt work cost wise for most businesses unless the costs are subsidized by the residential units, at which point your raising the cost of housing. But then again I guess the value of the land can take some of these costs in to account though I doubt the savings can offset the increased costs of building and maintaining these industrial spaces, and even then I would think they would only be viable for some businesses.

Just my opinion though, I am no expert, so take what I say with a grain of salt. All I know is that industrial space needs flexibility and simplicity to be competitive, unlike office space. But even if I am right and it would only be viable for a niche market I am sure there would still be demand for some spaces like this near the core, so in that sense its a win win and pretty cool.

[jsbertram]

since i was a kid, I felt that going over that overpass at raymur, was the beginning / end of downtown. This building is going to cement that.

what neighbourhood is this? it's not really stathcona nor china town.

Isn't the Ray Cam community centre across the street?
Not sure what "Ray Cam" actually stands for though ...

[giallo]

Now this could be an interesting development. I can't wait to see what comes to fruition. Hopefully, it's what's promised.

[flight_from_kamakura]

^^ total guess, but i'd wager the ray-cam center is just raymur/campbell, after the streets that surround that huge social housing project behind/anchoring it. i used to live in this grand old house on pender just around the corner, between campbell and hawks, and waiting for the bus on hastings, many a day i'd fantasize about a project like this one going in precisely where this one is set to rise. hope the level of design quality increases a couple notches, and i'd love to see the retail wrap around down north down campbell street, and i'd love it if these towers were 10-12 fl taller each. but i can't complain too too much.

also, one thing that people don't realize but that developers and city planners must - the entire stretch from the sugar refinery all the way to oppenheimer park and into "japantown" could easily become vancouver's meatpacking/chealsea. these sorts of projects on the margins just sharpen the point.

[jlousa]

This project will have it's first visit to the UDP next week. Should be interesting to see their take on it.

[hollywoodnorth]

This project will have it's first visit to the UDP next week. Should be interesting to see their take on it.

will be very interesting for sure :cheers:

[bc2mb]

any developer willing to take a risk in this neighbourhood should be applauded. I really hope this project goes through - would really be a catalyst for change in the DTES. I think as long as the units are priced well (ie. under 300k for a one bedroom), it will do well. The views to Burrard Inlet on the higher floors on the rear of the building will be amazing.

[Canadian Mind]

It does look pretty cool, BUT, production/distribution space like that would be for a pretty niche market imo. It just wouldnt work cost wise for most businesses unless the costs are subsidized by the residential units, at which point your raising the cost of housing. But then again I guess the value of the land can take some of these costs in to account though I doubt the savings can offset the increased costs of building and maintaining these industrial spaces, and even then I would think they would only be viable for some businesses.

Just my opinion though, I am no expert, so take what I say with a grain of salt. All I know is that industrial space needs flexibility and simplicity to be competitive, unlike office space. But even if I am right and it would only be viable for a niche market I am sure there would still be demand for some spaces like this near the core, so in that sense its a win win and pretty cool.

Really? I can think of several examples of businesses in the region who already use a form of the PDR model, or who would benefit from it. If you need examples, take a drive through some of the business/industrial areas in Richmond, Surrey, and Port Kells. There are a lot of small industries that operate out of spaces that are literally the size of a small garage, but it's all they need. It's inefficient for them to have to lease 2-3 different locations, when they could have 1 location specifically suited to their needs.

As for the look and feel of this project, it looks "grungy." But I'm a fan of the grungy look, so naturally I'm a fan of this. Gives some character that isn't bland... Well, not Vancouver-bland anyways. My only complaint is the FSR. Assuming there will be transit running down Hastings someday (fuck it, you know there will be either Skytrain or at least BRT by 2030), near a likely location for a station on Clark, 6.0 FSR seems low. And while I don't know if there is a viewcone or zoning limitation on this site that keeps it from going above 12 stories, the two 10 story towers seem like a waste of airspace.

[jlousa]

6.0FSR is large, very large. It's larger then most d/t developments in fact. Hopefully we see more developers willing to build dense midrises across the city instead of trying to shove high rises where they don't belong. (yes I know I might be on the wrong forum;))

I'm really looking forward to this one, as well as the others coming in the same area.

[Canadian Mind]

6.0FSR is large, very large. It's larger then most d/t developments in fact. Hopefully we see more developers willing to build dense midrises across the city instead of trying to shove high rises where they don't belong. (yes I know I might be on the wrong forum;))

I'm really looking forward to this one, as well as the others coming in the same area.

Sorry, guess I was becoming accustomed to the 12-24 FSR range on the peninsula and around False Creek.

[jlousa]

24FSR is a exemption not the norm, we can probably count them on one hand, none of which around False Creek. For instance Coal Harbour has a gross FSR of under 3.0, now it's not apples to oranges due to gross vs net, but the typical project would fall within the same ball park as this project.

[Canadian Mind]

24FSR is a exemption not the norm, we can probably count them on one hand, none of which around False Creek. For instance Coal Harbour has a gross FSR of under 3.0, now it's not apples to oranges due to gross vs net, but the typical project would fall within the same ball park as this project.

Oh really, I hadn't realised that. What makes up the difference, parks and open spaces?

[Built Form]

955 E. Hastings model. In the first pic you can see the permitted density on the lot directly west at the corner of Campbell Ave.

http://i45.photobucket.com/albums/f58/hirtus1/P1050758.jpg

http://i45.photobucket.com/albums/f58/hirtus1/P1050761.jpg

http://i45.photobucket.com/albums/f58/hirtus1/P1050763.jpg

http://i45.photobucket.com/albums/f58/hirtus1/P1050770.jpg

http://i45.photobucket.com/albums/f58/hirtus1/P1050771.jpg

http://i45.photobucket.com/albums/f58/hirtus1/P1050781.jpg

http://i45.photobucket.com/albums/f58/hirtus1/P1050782.jpg

http://i45.photobucket.com/albums/f58/hirtus1/P1050785.jpg

http://i45.photobucket.com/albums/f58/hirtus1/P1050786.jpg

http://i45.photobucket.com/albums/f58/hirtus1/P1050790.jpg

http://i45.photobucket.com/albums/f58/hirtus1/P1050772.jpg

http://i45.photobucket.com/albums/f58/hirtus1/P1050776.jpg
All pix by Built Form

[hollywoodnorth]

WOOOOOOOOOOOOOOW! I'm in love ... what a stellar project for this part of town!

thx for the pics!

[red-paladin]

Excellent!

[osirisboy]

I think it looks like a piece of shit! the only thing I like about it is the idustrial space in the podium, Id love to see more of that

[PaperTiger]

:previous: That's a bit of a strong reaction. I guess that means its good, or at least different. The biggest complaint people have is that our architecture is too boring. If you are going to push boundaries you are not going to make everyone happy.

This actually makes me really happy. I like how they are mimicking the containers and the ports industrial feel, while not being too literal about it.

[osirisboy]

strong reaction, really? thats nothing :) I thought Hollywoodnorth being in love with it was a strong reaction lol

you're right it is different which is good .... the models/pictures just didnt do anything for me, looks oddly disjointed

[David]

Amazing! This is EXACTLY the kind of thing that should be going up in that area. It is very exciting to be witnessing the eastward expansion of downtown already

[PaperTiger]

strong reaction, really? thats nothing :) I thought Hollywoodnorth being in love with it was a strong reaction lol


Touché. :)

[duener]

Wow looks great and appropriate for the area... it seems like architecture in Vancouver has gone up a notch lately.

[officedweller]

Looks a bit too haphazard for me (really just the colour blocking)

[SpongeG]

looks good - i saw it on my small phone screen and it sort of looked like stacked containers

nice to see that area picking up some developments

[Echowinds]

looks good - i saw it on my small phone screen and it sort of looked like stacked containers

nice to see that area picking up some developments

I thought it looks like stacked containers too. The glass front contrasts quite starkly with the red-toned walls.

It's nice to see mid-sized developments outside of the downtown core.

[Alex Mackinnon]

I have to say I can't wait to see this one going up in my neighbourhood.

For those of you who don't think that this fits in with the rest of the neighbourhood, I'd invite you to come down and take a walk around. Strathcona and the DTES is the most mix-mashy neighbourhood in Vancouver easily. Many of the buildings around here predate zoning in Vancouver, so most blocks are a very odd mix.

This will fit in just fine in no time whatsoever. It's pretty big, but Ray-Cam stands also out like a sore thumb around here and has all the architectural style of a North Korean knockoff of a Soviet tower block. This will at least give some massing to the Hastings streetscape and make up for the misguided attempt at a city in the park across the street.

[LeftCoaster]

I quite like it. Very interesting and respectful of the existing neighbourhood.

I'm very excited to see the next 5-10 years of mid-rise density spread out through the city, particularly the east side.

[Built Form]

The address is now listed as 933 E Hastings according to the UDP minutes.

The altered design cleaves off the northeast corner to allow for a future Raymur Ave right of way.

Old design behind...

http://i45.photobucket.com/albums/f58/hirtus1/DSCN1442_zpsd4444d24.jpg (http://s45.photobucket.com/user/hirtus1/media/DSCN1442_zpsd4444d24.jpg.html)

http://i45.photobucket.com/albums/f58/hirtus1/DSCN1444_zpscbf9d77b.jpg (http://s45.photobucket.com/user/hirtus1/media/DSCN1444_zpscbf9d77b.jpg.html)

New eastern facade

http://i45.photobucket.com/albums/f58/hirtus1/DSCN1449_zpsd9483fe9.jpg (http://s45.photobucket.com/user/hirtus1/media/DSCN1449_zpsd9483fe9.jpg.html)

Old eastern facade

http://i45.photobucket.com/albums/f58/hirtus1/DSCN1450_zps8ac15bb3.jpg (http://s45.photobucket.com/user/hirtus1/media/DSCN1450_zps8ac15bb3.jpg.html)

Side by side

http://i45.photobucket.com/albums/f58/hirtus1/DSCN1448_zps89ca3a22.jpg (http://s45.photobucket.com/user/hirtus1/media/DSCN1448_zps89ca3a22.jpg.html)

Alley looking east

http://i45.photobucket.com/albums/f58/hirtus1/DSCN1451_zps4ae62ef9.jpg (http://s45.photobucket.com/user/hirtus1/media/DSCN1451_zps4ae62ef9.jpg.html)

http://i45.photobucket.com/albums/f58/hirtus1/DSCN1455_zps70f2d8f0.jpg (http://s45.photobucket.com/user/hirtus1/media/DSCN1455_zps70f2d8f0.jpg.html)

Colour Palette

http://i45.photobucket.com/albums/f58/hirtus1/DSCN1453_zpscf61d6e0.jpg (http://s45.photobucket.com/user/hirtus1/media/DSCN1453_zpscf61d6e0.jpg.html)

Hastings to alley connection

http://i45.photobucket.com/albums/f58/hirtus1/DSCN1454_zps1f8a9ea1.jpg (http://s45.photobucket.com/user/hirtus1/media/DSCN1454_zps1f8a9ea1.jpg.html)
pix by Built Form

[Pinion]

Hmm I don't remember containers having angles like that.

Why is Raymur ave changing?

[hollywoodnorth]

website is >> http://900hastings.com/


WALL CENTRE 900 HASTINGS

Proudly Strathcona
from $249,900

15 Floors of Views
Sales Start Spring 2014

[phesto]

^I guess 'East' is a dirty word for marketing purposes...

[Alex Mackinnon]

Hmm I don't remember containers having angles like that.

Why is Raymur ave changing?

Containers are made of corrugated steel. That's what I think they're going for with the angles.

I'd assume Raymur is changing to go around the new railway overpass.