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  #41  
Old Posted Jul 15, 2011, 1:56 PM
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Quote:
Originally Posted by logan5 View Post
So reducing the height at 180 Kingsway really does nothing but shut out potential new residents. If the character of the building is strong then I don't think height matters.
How does it shut out potential new residents? The FSR will still be the same, the units will just be in the low rise portion of the structure not the highrise.

No developer is going to acively remove units they are allowed. They may shuffle them around but I can't imagine a scenario where a developer would underbuild a residential site intentionally.

Jlousa I dont quite understand one of your criticisims, you said you want the broadway side to have a flatiron appearance as well, which i read to mean a triangular tip, but the street does not form a triangle. Do you propose pulling the building away from Watson to form a point at Broadway and Kingsway?

Aside from that I think this project is fine, I don't mind the height at 19 stories, and I think that a change +/- 2 stories would be immaterial. If they wanted to drop a couple floors and keep the height the same, thereby increasing the ceiling height I think that could be a nice change. It seems so few buildings in Van are built without high ceilings, it could be a major selling feature.
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  #42  
Old Posted Jul 15, 2011, 2:00 PM
Millennium2002 Millennium2002 is offline
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I like the density, but overall this project does not meet my approval. Too many art installations all over the place makes the exterior look cluttered and messy like if someone tried to mix paints by splashing a whole pile of them randomly on a wall. Perhaps the artificial graffiti and the bubble gum should be put in the art gallery, but please not on the outside of one of the gateway buildings of Mount Pleasant, even if residents approve of it. =.="

In some ways you wonder if the feedback from the residents is designed to make this project fail...? Like the Marine Gateway debacle?

Otherwise the brown brick-imitating exterior looks like it will blend in easily with the rest of the neighborhood, and that I do support. Also agree that more emphasis than usual is being placed on 10th; having said that I don't think it's too bad to have an additional shopping row around there. My other reservations regarding the cluttered exterior still stand however.
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  #43  
Old Posted Jul 15, 2011, 2:34 PM
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Leftcoaster, yes what I'd do is create a second flat iron on the corner of Broadway and Kingsway (not at Watson) taking advantage of the angle the roads meet at.
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  #44  
Old Posted Jul 15, 2011, 6:16 PM
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Originally Posted by LeftCoaster View Post
How does it shut out potential new residents? The FSR will still be the same, the units will just be in the low rise portion of the structure not the highrise.
The density was reduced by 17%. I think it's time to redefine the boundaries of Downtown Vancouver to include the Metro Core, which this project falls within. The close proximity to 3 (1 future) RRT lines and 200 000 Metro Core jobs dictates higher densities.

Quote:
Too many art installations all over the place makes the exterior look cluttered and messy like if someone tried to mix paints by splashing a whole pile of them randomly on a wall.
The artwork is contained to Watson St., which is basically an alley. The quality of the art is a matter of opinion of course, but the genre fits.

Quote:
Also agree that more emphasis than usual is being placed on 10th
There's a lot of potential for 10th Ave. considering it's a busy cycling route. With further smart development there could be a really cool little stretch from Main St. to Prince Edward St.
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  #45  
Old Posted Jul 15, 2011, 6:56 PM
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The proposed arcade along Broadway is a horrible idea. That kind of arcade is a failed urban form. Recessed alcoves like that manage only to obscure and hide the retail within, alienating it from pedestrians and passers-by; create dark, hidden areas for homeless and panhandlers to loiter; eliminate useful retail floor space; and interupt a proper, appealing, engaged streetwall. Just look around the city. Almost every such arcade has low end businesses as tenants, or has commercial businesses that do not rely on or create animated pedestrian traffic. They are dead zones.
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  #46  
Old Posted Jul 15, 2011, 7:23 PM
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The arcade is only going to be half the width of the sidewalk, which itself will be dramatically widened through building setback to create a space comparable in width from storefront to curb to that of the east side of Cambie Street between 2nd Avenue and Eight Avenue. The arcade is also going to be double commercial retail height; far more lofty and deeper than the Lee building's. I was originally not keen on the arcade but I have come around to think that it could be an interesting element of the project and help break down the perception of mass for the Broadway-fronting seven storey elevation of the proposed building. I'm looking forward to seeing updated renderings when the project goes to Council some time this summer for its rezoning hearing.
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  #47  
Old Posted Jul 15, 2011, 7:23 PM
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My streak of agreeing with you ends at 1 post.

If you look at the Lee Building arcade, even though it is cramped and contained, it does have decent retail. And there are no homeless or panhandlers. In fact the one panhandler (a middle aged fat guy with a fake British accent) chooses to work on the opposite corner.

This new arcade will be much roomier and more pedestrian and retail friendly.
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  #48  
Old Posted Jul 15, 2011, 7:41 PM
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Quote:
Originally Posted by logan5 View Post
My streak of agreeing with you ends at 1 post.

If you look at the Lee Building arcade, even though it is cramped and contained, it does have decent retail. And there are no homeless or panhandlers. In fact the one panhandler (a middle aged fat guy with a fake British accent) chooses to work on the opposite corner.

This new arcade will be much roomier and more pedestrian and retail friendly.
I said "almost every such arcade." The fact still remains that quality retail tenants are the exception in buildings with this kind of architectural form.

And putting aside the issue of whether homeless really do tend to loiter in such places, the fact remains that such arcades unnecessarily create "cramped and contained" spaces that are not nearly as appealing, engaging, open and light as the classic streetwall which brings the retail window flush to the sidewalk. And since such arcades also unnecessarily eliminate valuable retail space, there is no rational reason to use this architectural form, when a more aesthetically pleasing, pedestrian friendly, and economically superior form exists.
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  #49  
Old Posted Jul 15, 2011, 9:10 PM
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The density was reduced by 17%. I think it's time to redefine the boundaries of Downtown Vancouver to include the Metro Core, which this project falls within. The close proximity to 3 (1 future) RRT lines and 200 000 Metro Core jobs dictates higher densities.
Just wanted to to correct this point, the density has not been reduced by 17% as it was never approved nor was it likely to (they could've asked for an fsr of 10 and gotten 5 and one couldn't state that density was cut is half when infact it was doubled). The fact is the developer was asking for over 2.5times the current outright allowed density and in the revised proposal is still asking for over 2 times the outright allowed.
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  #50  
Old Posted Jul 15, 2011, 10:00 PM
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This site has been approved by the city for higher densities, as well as Kingsgate Mall and IGA. If the 200 or so neighborhood activists hadn't mobilized, the original proposal would have gone through as the developer offered the city a fair exchange for density in the form of STIR and artist space and a building that is, IMO, of a much higher quality that is the norm for Vancouver.
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  #51  
Old Posted Jul 18, 2011, 3:44 AM
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So is this project going ahead as rendered here: http://www.rize.ca/files/kingsway-br...AL_low_res.pdf ?

Very colourful and interesting proposal for Vancouver! Any other newer renderings out there? RenderPornStar needs to be fed!
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  #52  
Old Posted Oct 16, 2011, 8:04 PM
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A 3rd revision has been submitted to the city. Have only skimmed the proposal but it doesn't appear much changed from the 2nd revision. I noted a reduction of STIR units from 20 to 15. Density is dropped very slightly from 5.48 to 5.38FSR. Anyone else note what's been changed?
My opinion is that it just isn't there yet, although I wouldn't be surprised to see it approved in it's current state.

Quote:
Acton Ostry Architects Inc. has submitted a revised application for this project, indicating the following:
-two-storey commercial podium, including artist's production space on the 10th Avenue frontage.
-241 dwelling units, including 15 units proposed under the Short Term Incentives for Rental (STIR) program.
-building heights of 5, 5, 9 and 19 storeys.
-floor space ratio (FSR) of 5.38.
-underground parking for 320 vehicles.
- increased sidewalk widths on portions of the Kingsway and 10th Avenue frontages.
Cover sheet
http://vancouver.ca/commsvcs/plannin...ents/cover.pdf

Project Stats
http://vancouver.ca/commsvcs/plannin...statistics.pdf

Site Plan
http://vancouver.ca/commsvcs/plannin...teplan_000.pdf

Grade Level
http://vancouver.ca/commsvcs/plannin...gradelevel.pdf

Level 3
http://vancouver.ca/commsvcs/plannin...nts/level3.pdf

Level 6
http://vancouver.ca/commsvcs/plannin...nts/level6.pdf

Building Elevation Drawings
http://vancouver.ca/commsvcs/plannin...ations_000.pdf

Building Section Drawings
http://vancouver.ca/commsvcs/plannin...ctions_000.pdf
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  #53  
Old Posted Oct 17, 2011, 5:09 AM
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I didn't see a provisional space for rapid transit station. Any insight?
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  #54  
Old Posted Oct 17, 2011, 5:38 AM
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Quote:
Originally Posted by Prometheus View Post
I said "almost every such arcade." The fact still remains that quality retail tenants are the exception in buildings with this kind of architectural form.

And putting aside the issue of whether homeless really do tend to loiter in such places, the fact remains that such arcades unnecessarily create "cramped and contained" spaces that are not nearly as appealing, engaging, open and light as the classic streetwall which brings the retail window flush to the sidewalk. And since such arcades also unnecessarily eliminate valuable retail space, there is no rational reason to use this architectural form, when a more aesthetically pleasing, pedestrian friendly, and economically superior form exists.
There are many examples of arcades that work very well around the world. For example, at our very own Olympic Village. The arcade at the liquor store and Terra Breads is done so well, I had been there several times before I even noticed it was an arcade. It is two stories high essential and the materials are light coloured. Much better than a lot of the crappy awnings around the city that get dirty and covered with leaves and just look horrible.

All this said, I'm not convinced north facing arcades are the best idea. Not sure why they didn't put it on 10th instead.
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  #55  
Old Posted Oct 17, 2011, 7:37 AM
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Quote:
Originally Posted by racc View Post
All this said, I'm not convinced north facing arcades are the best idea. Not sure why they didn't put it on 10th instead.
Is there a bus stop on Broadway there?
If so, the arcade would probably be to set back the retail frontage to provide more space for passengers to wait for the bus.
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  #56  
Old Posted Jan 7, 2012, 6:31 PM
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There will be a city-hosted open house for this project on January 17th at the Heritage Hall. I'll be there to express my support, hope some other SSPers can make it out too.

Quote:
Date: January 17, 2012
Time: 5:30 – 6:00pm (Open House), 6:00 – 8:00pm (Presentations + Discussions)
Location: Heritage Hall – 3102 Main Street
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  #57  
Old Posted Jan 10, 2012, 9:41 PM
incognism incognism is offline
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Haven't seen this posted...is it new?

http://blog.rize.ca/wordpress/wp-con.../KWY_night.jpg
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  #58  
Old Posted Jan 10, 2012, 10:36 PM
mr.sandbag mr.sandbag is offline
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i am in favor of this development however you have to chuckle at the attempt to make the low rise along Watson look smaller then the 4 story beside it.

overall it is a great addition to main street area. it's presence will be a bit bigger then shown either way can't wait for it get started.

went the last RAMP effort to influence city politicians so will try to go again to the upcoming meeting
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  #59  
Old Posted Jan 10, 2012, 10:43 PM
jsbertram jsbertram is offline
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Quote:
Originally Posted by officedweller View Post
Is there a bus stop on Broadway there?
If so, the arcade would probably be to set back the retail frontage to provide more space for passengers to wait for the bus.
I suspect the architect is borrowing the arcade idea from the Lee building across the street, although the Lee building arcade was necessary because of the quite narrow sidewalk in front of the Lee building.

Just like with the Lee Building, as long as the arcade space is kept active and busy with pedestrians and the bus stop, I wouldn't be too worried about the public space within the arcade.
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  #60  
Old Posted Jan 17, 2012, 9:21 PM
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A revised rezoning application was submitted yesterday. The would-be artist studio space is now retail.
Source
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