Looks like this one is going to go ahead this time around, now that Townline has weathered the recession and the Gardens in Richmond is well underway.
It will be located on the NW corner of Seymour and Nelson. Looks like a slight change from the original go around, the project is now 22 storeys instead of 21, although it will remain at the same overall height. Seems to be a common trend nowadays. Still going with the original design from Acton Ostry Architects. Looks like the number of residences will be between 140-150.
This project has already been rezoned, so it should be able to go ahead quite quickly if desired. ( I don't envision the extra floor requiring them to revisit the application).
If any of the forum members have pics, please post them.
Good news! 999 Seymour should be a good addition to that corner. Here's a render from Townline's website - nice looking curtain wall. I recall that these units had odd outside/inside balconies the first time around - I wonder if that's been changed?
Personally I think those floor plans are bizarre at best. They have taken over-sized balconies, thrown a fireplace outside and made available a sliding curtain that is open to the elements and are trying to pass it off as living space.
For one it's going to be way to cold 8 months out of 12 and if you want to fully utilize it, you gas bills are going to go through the roof as you heating the great outdoors. Very strange.
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Quote:
Originally Posted by TwoFace
Personally I think those floor plans are bizarre at best. They have taken over-sized balconies, thrown a fireplace outside and made available a sliding curtain that is open to the elements and are trying to pass it off as living space.
For one it's going to be way to cold 8 months out of 12 and if you want to fully utilize it, you gas bills are going to go through the roof as you heating the great outdoors. Very strange.
Kind of like the old "enclosed balcony" trick, except it's "kinda/semi-enclosed".
Agree about your observation. I'd rather see something like that for a waterfront or park-adjacent project, but not in that location. Not one bit.
Kind of like the old "enclosed balcony" trick, except it's "kinda/semi-enclosed".
I suspect the city wouldn't permit them to have the balcony/deck enclosed as that would ad to the total finished living area allowable, so they are trying the smoke and mirror approach.
It didn't work the first time, will be interesting to see if people bite the second time around.
It's worth noting that the balconies are south west-facing, so they should get a lot of light and a fair amount of warmth, though they will still be awfully windy.
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Noticed this posted yesterday. Don't think they'll have any issue.
Quote:
Acton Ostry Architects Inc. has applied to the City of Vancouver to amend an as-yet-unenacted CD-1 (Comprehensive Development) By-law at 999 Seymour Street. If approved, the amendment would change the balcony floor space ratio (FSR) exclusion from 8% to 12%.
The form of development originally approved for 999 Seymour Street, at a public hearing in January 2008, was for a 21-storey (62.64 m) mixed residential-office-retail building with a floor space ratio (FSR) of 9.65. Following the public hearing, a development permit application (DE411857) was made but the project was put on hold due to economic uncertainty. In May 2011 the applicants returned with a revised development application which responds to changes in the real estate market since the original approval. The project
now proposes 150 dwelling units, versus 115 in 2008. Included are some smaller, more affordable units.
Quote:
Balcony exclusion amendments
The 2008 form of development included a mix of open and enclosed balcony spaces on the residential floors. The balcony floor space exceeded the 8 percent exclusion allowed in the CD-1 By-law by about 5,100 sq. ft. This overage is permissible, but it is not excluded and would count in the FSR.
The revised building proposal of May 2011 reconfigures the residential floors with large open balconies along the south façade. Large balconies with a south exposure are a passive design feature because they provide shading for the dwelling units during the summer months. The new balcony configuration comprises 12 percent of the building residential floor area. The applicant has requested that the allowable balcony exclusion in the CD-1 By-law be increased from 8 to 12 percent to enable provision of this passive design feature. Staff support the use of large south-facing balconies in this building and at this location, noting that a 12 percent exclusion has been approved in other developments for the same reasons. The Rolston at 1336 Granville Street and some buildings at the Olympic Village include large south- and west-facing balconies as passive design features.
In order for deeper, larger balconies to provide a solar shading benefit, they must not be enclosed. Therefore it is further recommended that the by-law not allow enclosure of balconies. The balconies proposed in the revised application for 999 Seymour Street are all open balconies, although the applicant has proposed perforated movable screens which will provide a further shading benefit while allowing ventilation.
With a 12 percent balcony exclusion, the 5,100 sq. ft. of floor space that was previously counted in the FSR can now be relocated as additional interior space. It is proposed that the floor-to-floor dimension be reduced by about four inches on average. Cumulatively this allows for one additional floor to be added to the building. (The floor-to-ceiling dimension within
the dwelling units would reduce from 8'- 4½" to 8'- 0½".) The number of storeys in the tower would change from 21 to 22. However, because of the reduction in the floor-to-floor dimension, this change would be achieved within the CD-1 By-law maximum height of 62.64 m (205.5 ft.). Likewise, the revised building would conform to the CD-1 By-law density limit of 9.65 FSR, as the additional interior space would be the previously counted balcony space.
Ultimately, the changes to the form of development are largely interior changes and will not present any additional view or shadowing impacts than that approved in 2008. The proposed amendment to the CD-1 By-law is presented in Appendix A. It focuses solely on changing the provisions for balcony exclusions except for a housekeeping amendment to the parking section.
Thanx Jlo that means no changes to the commercial/office component which is welcome for the neighbourhood. The 2 floor 18K sq ft office component at Onni's Level complex was leased to Canada Revenue Agency and provides a wonderful buzz to the corner.
Any news on the eventual Penthouse development? I remember a few years back word came out that several lots had been assembled and the clubs days were numbered. I live across the street now at Metropolitan Towers and any future structure there will provide much needed shading relief to the stifling gym on the corner.
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